The following shall apply to all subdivision and land development proposals:
A. 
All portions of a tract shall be designated as to their use, such as lots, roads, open space, parking areas, etc.
B. 
Whenever possible, applicants shall preserve scenic areas, historic sites, other community assets and landmarks, and natural amenities such as trees and waterways.
C. 
Plans shall be designed to avoid excessive cut or fill.
D. 
Floodplain land areas shall be governed by additional standards contained in this chapter, Chapter 176, Zoning, and the Borough's Building Code.[1]
[1]
Editor's note: See Ch. 71, Construction Codes.
E. 
The applicant shall construct, install, and guarantee, at no expense to the Borough all improvements required as part of plan approval, including, but not limited to, streets, curbs, sidewalks, water and sewage facilities, stormwater management facilities, streetlights, fire hydrants, road signs, monuments, lot pins, utilities and shade trees.
F. 
The Borough Council may request that development features exceed these standards if conditions so warrant.
The Borough Council may grant a modification of the requirements of this chapter, through a waiver, if strict application of these requirements would be unreasonable, provided that such modification will not be contrary to the public interest and that the purpose and intent of the chapter is observed. All requests for modifications shall:
A. 
Be in writing and be part of an application for subdivision and/or land development;
B. 
State the grounds and facts of unreasonableness or hardship on which the request is based;
C. 
List the provision(s) of the chapter involved; and
D. 
State the minimum modification necessary.
All new streets and extensions and widenings of existing streets:
A. 
Shall be offered for dedication to the authority having jurisdiction over the street at the time of plan approval. The Borough may accept dedication of lands which are not accepted by other jurisdictions;
B. 
Shall conform with the circulation element of the Borough Comprehensive Plan, as amended, Borough Ultimate Right-of-Way Map, and county or state highway plans, and be coordinated with existing streets;
C. 
Shall provide appropriate access between abutting tracts of land for immediate or future use;
D. 
Shall create a road hierarchy among interior subdivision and land development streets and exterior streets to insure proper through-traffic flow, local access, and internal traffic distribution and flow;
E. 
Shall be related closely to existing topography to assure reasonable grades, alignment and drainage, appropriate access to lots, and to minimize regrading and removal of vegetation;
F. 
Shall be designed to continue existing streets at equal or greater right-of-way and cartway width, as recommended by the Borough Engineer and Planning Commission.
Every street within the Borough shall be classified by its function as one of the following and shall comply with the requirements for its classification as contained herein.
A. 
Primary streets are the major traffic routes which carry the highest volumes of traffic on an intercommunity, regional, or higher level. Route 29 (Main Street) and Route 73 are the primary streets in the Borough.
(1) 
Minimum right-of-way: 70 feet.
(2) 
Minimum cartway width: 40 feet.
(3) 
Construction requirements: PADOT standards. (See § 147-45.)
B. 
Local access streets are the minor streets which carry the lowest volumes of traffic and serve primarily to provide vehicular access and parking for adjacent land uses. All Borough streets that are not primary or collector are local access streets.
(1) 
Minimum right-of-way: 50 feet.
(2) 
Minimum cartway width: 30 feet.
(3) 
Construction requirements: PADOT standards. (See § 147-45.)
Sight distance, horizontal and vertical curvature, super-elevation, and maximum and minimum street grades shall be determined by the Borough Engineer in compliance with the standards contained in "A Policy on Geometric Design of Highways and Streets," published by the American Association of State Highway Transportation Officials, most recent edition, or PADOT standards and guidelines shall be complied with.
A. 
Horizontal curvature for all local access streets shall be not less than one-hundred-fifty-foot radius, measured along the street center line.
B. 
Long radius, gentle curves are encouraged rather than shorter radius curves connected by tangents.
C. 
Curve-tangent relationships shall follow accepted engineering guidelines for safety and efficiency. For example, minimum radius curves shall not be used at the ends of long tangents.
D. 
Street grades shall be measured along the center line in accordance with the following:
(1) 
Minimum for all streets shall be 1%;
(2) 
Maximum grades for local access streets shall be 10% for distances less than 1,500 feet;
(3) 
Street grades in excess of 5% should be avoided wherever possible;
(4) 
Curve-grade combinations shall follow accepted engineering guidelines for safety and efficiency. For example, minimum radius horizontal curves will not be permitted in combination with maximum grades;
(5) 
At all approaches to intersections, street grades shall not exceed 4% for a minimum distance of 50 feet.
All street intersections shall be governed by the standards of this section.
A. 
Number of streets. Not more than two streets shall intersect at the same point.
B. 
Three-way/four-way intersections. Three-way or "T" intersections should be used instead of four-way intersections unless the four-way intersection can be justified in terms of necessary and desirable traffic movements.
C. 
Angle of intersections.
(1) 
All intersection approaches shall be designed at right angles unless sufficient reason exists to justify a lesser angle. However, no angle shall be less than 75º for intersections with primary or secondary streets or 60º for intersections between local access streets, measured at the center-line intersections.
(2) 
Where angled intersections are used it is preferable to design them so that the heavier traffic flow will make the obliquely angled turn rather than the acutely angled turn.
D. 
Corrective changes to existing intersections. When existing streets intersect at odd angles or have more than four approaches, the applicant shall contribute to corrective changes to bring the intersection into compliance with this chapter, as required by the Borough Council, who shall first seek the advice of the Borough Engineer and Planning Commission and other technical advisors or agencies, as appropriate. For state and county highways, corrective changes shall comply with the requirements of the appropriate agency. The extent of contribution shall depend on the proposal's use of the intersection.
E. 
Waiver of corrective changes. The Borough Council may waive the above requirements for corrective changes under one or more of the following conditions:
(1) 
When changes made on the applicant's land will not improve the intersections deficiencies;
(2) 
When other road improvements are already planned which would correct the problem without changes required of the applicant;
(3) 
When not required by PADOT on state roads.
F. 
Cul-de-sac intersections.
(1) 
Intersections with permanent cul-de-sac streets shall be designed with the cul-de-sac street extending as a side street from the throughstreet, rather than have a throughstreet extend through an intersection to terminate as a cul-de-sac.
(2) 
Four-way intersections may be created using two permanent cul-de-sac streets intersecting directly opposite one another along a throughstreet, when the throughstreet is a local access street or a collector.
G. 
Approaches to intersections. Approaches to intersections shall follow a straight course for a minimum of 50 feet for local access streets. All other streets shall follow a straight course in accordance with accepted engineering standards, but in no case less than 50 feet.
Street intersection spacing shall be done in compliance with the regulations contained in this section, measured from center line to center line.
A. 
The spacings listed in this section shall be considered minimum spacings. Where greater spacing is required in compliance with AASHTO or PADOT standards, the greater spacing distances shall be applied, as determined by the Borough Engineer.
B. 
Primary streets.
(1) 
The following intersection spacings shall apply wherever practicable, whether on the same or opposite sides of the street:
(a) 
Primary streets: 400 feet.
(b) 
Collector streets: 400 feet.
(c) 
Local access streets: 300 feet.
(2) 
For intersections that would have to be spaced a lesser distance apart, first preference should be given to locating the streets opposite one another as a four-way intersection, otherwise the best solution should be sought in terms of accepted traffic safety standards.
C. 
Offset intersections. In any case where the center lines of street intersections are or would be within 150 feet of each other, they shall be made to coincide by relocating the street within the applicant's land, unless additional problems of sight-distance or other safety-related problems would be created. As an alternative, relocation further away from the offset intersection may be done in compliance with the intersection spacing requirements contained herein, when approved by the Borough Council.
Any street which is served by only one intersection with a throughstreet shall be considered a single-access street, regardless of the street's configuration within the proposed subdivision or land development. Included in this classification of streets are cul-de-sac streets (temporary and permanent); multiple cul-de-sac streets; single-access loop streets and stub streets.
A. 
Single-access streets shall be subject to the requirements for their classification of street, notwithstanding their single-access status.
B. 
Permanent cul-de-sac streets:
(1) 
Shall be permanently closed at one end;
(2) 
Shall be provided with a vehicular turnaround at the closed end with a right-of-way radius of at least 60 feet and a paving radius of at least 48 feet;
(3) 
Shall not exceed 500 feet in length unless approved by the Borough Council when warranted by special conditions:
(a) 
Measurement of the length shall be made from the edge of pavement of the throughstreet to the most distant point on the edge of pavement of the turnaround, measured along the cul-de-sac street's center line.
(b) 
Special conditions may include, but not be limited to:
[1] 
Extreme topographical restrictions (slopes, floodplains, etc.);
[2] 
Oddly shaped tract configuration.
[3] 
Lack of alternative outlets.
(4) 
Shall be served by an emergency accessway when required by the Borough Council, in compliance with § 147-26G herein.
C. 
Temporary cul-de-sac streets:
(1) 
May be temporarily closed at one end, with the intent to extend the street onto the abutting tract upon its development;
(2) 
Shall be built to the tract boundary line at a location and grade that are logical for extension onto the abutting tract, but shall not exceed 750 feet in length, unless approved by the Borough Council when warranted by special conditions, as in § 147-26B(3)(b) herein;
(3) 
Shall not be extended as a cul-de-sac street, but shall be connected to another throughstreet, unless approved by the Borough Council when warranted by special conditions, as in § 147-26B(3)(b) herein;
(4) 
Shall form a logical step in the circulation pattern of the superblock or area in which it is located;
(5) 
Shall be provided with a vehicular turnaround at the closed end, abutting the tract boundary, with a paving radius of at least 48 feet:
(a) 
Construction shall meet the same requirements as for a permanent cul-de-sac turnaround;
(b) 
Those portions of the turnaround extending beyond the street right-of-way shall be located on temporary access easements, valid only until the road is extended;
(c) 
Upon extension of the street, the full rights and responsibilities for the area of the temporary easements shall revert to the owners of the lots on which they were located.
(6) 
Shall be served by an emergency accessway when required by the Borough Council, in compliance with § 147-26G herein.
(7) 
The developer responsible for extension of the street shall also be responsible for the following:
(a) 
Removal of all curbing and paving of the temporary turnaround beyond the width of the street's cartway;
(b) 
Installation of new sidewalk, curbing, and cartway paving to complete the street connection;
(c) 
Extension of utilities as necessary;
(d) 
Repair of any improvements damaged in this process;
(e) 
Grading, installation, and/or restoration of lawn areas where affected by this removal and construction process.
(8) 
Temporary cul-de-sac streets shall be built to the standards for the classification of streets they will have when extended.
D. 
Multiple cul-de-sac streets:
(1) 
Are single-access streets which terminate in more than one vehicular turnaround;
(2) 
Shall be avoided in favor of more desirable street layouts;
(3) 
May be permitted where the length of cul-de-sac is less than 500 feet, measured from the throughstreet intersection to each turnaround;
(4) 
May be permitted to exceed the five hundred feet limit when approved by the Borough Council when warranted by special conditions, as in § 147-26B(3)(b) herein, or when qualified as a temporary cul-de-sac as regulated in § 147-26C herein;
(5) 
Shall be served by an emergency accessway when required by the Borough Council, in compliance with § 147-26G herein.
E. 
Single-access loop streets:
(1) 
Are single-access streets which do not terminate in a vehicular turnaround, but instead loop back to intersect with themselves;
(2) 
Shall be discouraged but may be permitted when no alternatives are determined to be feasible and preferable by the Borough Council upon advice of the Borough Planning Commission and Engineer;
(3) 
When permitted, shall meet the following requirements:
(a) 
Shall not under any circumstances exceed 2,000 feet in length, measured from the intersection with the throughstreet, along the entire center line around to its intersection with itself;
(b) 
Shall not contain or serve more than 45 residential lots or dwelling units;
(c) 
Shall be served by an emergency accessway when required by the Borough Council, in compliance with § 147-26G herein.
F. 
Stub streets:
(1) 
Shall be provided in appropriate locations for vehicular access to abutting undeveloped lands when required by the Borough Council, upon advice of the Borough Planning Commission and Engineer;
(2) 
Shall not be longer than:
(a) 
The depth of one building lot abutting the street, or;
(b) 
The width of two building lots abutting the street.
(3) 
Shall not be provided with a vehicular turnaround;
(4) 
Shall be constructed to the property line in accordance with the standards of this chapter applicable to the classification of street it will be upon extension.
G. 
Emergency accessways:
(1) 
Shall be constructed in compliance with the Borough's Engineering Standards so that emergency vehicles shall have an alternative access to a single-access street;
(2) 
Shall be constructed in a logical location in terms of:
(a) 
Topographic features;
(b) 
Relationship to normal access;
(c) 
Street, driveway, or parking lot used to get to the emergency accessway.
(3) 
Shall be marked by four-foot high posts, spaced 50 feet apart along one edge of the cartway.
Clear sight triangles shall be required to be maintained along all approaches to all street intersections, and all intersections of driveways with streets, in compliance with the standards herein.
A. 
Clear sight triangles shall be measured along street and driveway center lines, from their point of intersection;
B. 
Where differing classifications of streets intersect, the higher classification of street shall determine the dimensions used;
C. 
For driveways, the dimensions used shall be determined by the classification of street being intersected;
D. 
The clear sight triangle legs shall each measure as follows:
(1) 
Primary streets: 125 feet.
(2) 
Collector streets: 100 feet.
(3) 
Local access streets: 75 feet.
E. 
Within the area of clear sight triangles, obstructions to visibility shall not be permitted within the following ranges of height:
(1) 
For all streets, between 2 1/2 feet and 12 feet above the edge of paving;
(2) 
Any plant materials placed within clear sight triangles shall be properly maintained to continually comply with the height restrictions herein. If not properly maintained, the Borough reserves the right to trim or remove the plant materials, upon due notice to the property owner;
(3) 
Exceptions may be made by the Borough Council to permit the following items in a clear sight triangle:
(a) 
One private sign or lamp post, provided that the post does not exceed one foot square or diameter, and that the sign or lamp itself is above the top height limitation;
(b) 
One shade tree, provided that, as the tree matures, its lower branches will be removed within the restricted height ranges;
(c) 
Existing shade trees, provided that the lower branches are removed within the restricted height ranges, and that the size, number, and arrangement does not impede adequate visibility. The Borough Council may require removal of one or more trees as necessary to provide adequate visibility.
(4) 
Grading within a clear sight triangle shall not exceed a 6% increase measured from the elevation of the edge of paving. Existing grades in excess of 6% shall be regraded into compliance;
(5) 
Where street or driveway grades drop off from an intersection, the Borough Council may modify these requirements as necessary to improve visibility at the intersection.
Applicants shall submit tentative sketch plans to the Borough Planning Commission, for their evaluation and advice, in the following circumstances:
A. 
When five or more residential lots are proposed to be subdivided along an existing Primary or Collector street.
B. 
For all nonresidential proposals which require a new driveway or upgrading of an existing driveway to handle larger volumes of traffic than that which exists at the time of plan submission.
C. 
For all proposals whose driveways would generate 25 or more vehicular trips per day, based on I.T.E. trip generation standards.
D. 
Issuance of permits.
(1) 
The Borough Planning Commission shall review the proposal in accordance with the procedures of Article III of this chapter;
(2) 
Following evaluation by the Borough Planning Commission, the applicant may submit plans to the state or Borough for formal review and, as appropriate, approval and issuance of permits;
(3) 
No driveway location, classification, or design shall be considered finally approved by the Borough unless permits have been granted by the state and/or Borough and preliminary plan approval has been granted by the Borough Council for the subdivision and/or land development which the driveway(s) will serve.
Driveway intersections with streets shall be subject to the PADOT permit process for state roads, the Borough's permit process for Borough roads, and the additional requirements of this chapter.
A. 
Driveway intersections with streets:
(1) 
Shall provide adequate sight distance in compliance with AASHTO or PADOT standards;
(2) 
Shall not cause or contribute to:
(a) 
Hazards to the free movement of normal street traffic;
(b) 
Traffic congestion on the street;
(c) 
Interference with the design, maintenance, and/or drainage of the street.
(3) 
Shall be designed and constructed in compliance with PADOT standards when intersecting a state street;
(4) 
Shall be designed and constructed in compliance with the Borough's Engineering Standards when intersecting a Borough street.
B. 
In order to facilitate safe and efficient access between streets and driveways, the number of driveways permitted to serve individual parcels of land shall be kept to the minimum needed to adequately serve the parcel in question.
(1) 
Properties with frontages of 100 feet or less may be permitted not more than one driveway intersection with a street;
(2) 
Not more than two driveway intersections with the same street may be permitted for any parcel of land unless anticipated traffic volumes warrant more than two, and then only when supported by a traffic study prepared by a qualified engineer.
C. 
Driveway intersections serving individual parcels of land may be prohibited by the Borough Council where such intersections would create congestion, interference, and/or hazards to traffic flow and safety by reason of street grades, land forms, vegetation, frequency of driveway intersections, limited sight distances, and/or high speed traffic flow. In such cases, the Borough Council may permit reasonable alternative forms of vehicular access to the parcel of land by means of:
(1) 
Marginal access streets or driveways;
(2) 
Shared driveways;
(3) 
Reverse frontage lotting;
(4) 
Other means which are legally and technically suitable in the opinions of the Borough Solicitor and Engineer.
D. 
Where driveway intersections are prohibited by the Borough Council and alternative forms of vehicular access would cause an undue burden upon an applicant, the Borough Council may permit an alternative interim access solution in compliance with the following:
(1) 
It is the safest feasible alternative, acceptable to the Borough Engineer and/or PADOT;
(2) 
Suitable provisions are made for a preferable permanent access solution, consistent with Subsection C above, including legal agreements to enable implementation of the permanent solution.
E. 
Distance from street intersections. Driveways shall be located as far from street intersections as is reasonably possible, but not less than the following distances:
(1) 
Individual residential lots: 50 feet.
(2) 
Multifamily residential and nonresidential: 100 feet.
F. 
Choice of streets. When streets of different classes are involved, the driveway shall provide access to the street of lesser classification unless this requirement is waived by the Borough Council for reasons of sight distance, incompatibility of traffic, grading, drainage, or other major reasons.
G. 
Stopping areas. Regardless of the driveway classification, all driveways shall be provided with a stopping area within which the grade shall not exceed 6%. The stopping area shall be measured as follows:
(1) 
The length of stopping area shall be a minimum of 20 feet, or the length of the longest vehicles anticipated to use the driveway, whichever is greater.
(2) 
Stopping areas shall be measured from the ultimate right-of-way line for primary and collector streets, and from the edge of paving or curbline of local access streets.
H. 
Clear sight triangles. Clear sight triangles shall be provided where driveways intersect streets, in compliance with the standards of § 147-27, Clear sight triangles.
Sidewalks, curbs, and storm sewers shall be installed along all proposed streets, common driveways, and common parking areas except when this requirement is waived at the discretion of the Borough Council upon recommendation of the Borough Planning Commission and Engineer. Engineering design and construction standards shall be those contained in the Borough's Engineering Standards.
A. 
The Borough Council may waive the sidewalk requirement under one or more of the following conditions:
(1) 
Where proposed residential lot widths will be 125 feet or greater;
(2) 
There is clearly no destination to be reached by pedestrians (e.g., shopping center, bus stop, employment, schools), or none anticipated in the foreseeable future;
(3) 
The sidewalk(s) would not be an extension of an existing network which provides neighborhood or village circulation;
(4) 
An alternative pedestrian circulation concept can be shown to be more desirable, especially when using open space areas, provided that appropriate walks are provided between the open space walkways and the pedestrian origins and destinations;
(5) 
The character, density of the area and/or small size of the proposal preclude the purposeful use of sidewalks.
B. 
The Borough Council may waive the curb and/or storm sewer requirement under one or more of the following conditions:
(1) 
The curbs and storm sewer would not be an extension of existing curbs and storm sewers;
(2) 
When an alternative system of protecting the pavement edge, and collecting and handling stormwater can be shown to be equal or superior to the use of curbs and storm sewers;
(3) 
When topographic conditions and/or low intensity of development do not require their use.
C. 
Regardless of the small-size of a land development or subdivision proposal, sidewalks, curbs and storm sewers shall be required wherever they fill a gap in an existing network.
D. 
If for any reason an interim waiver of these requirements is made, a sufficient guarantee shall be posted for the eventual installation of these items, subject to approval by the Borough Council upon recommendation of the Borough Engineer and Solicitor, in accordance with § 147-49 of this chapter.
E. 
Sidewalks shall be not less than four feet in width, although the Borough Council may require additional width in commercial, industrial, office, or higher density residential areas where higher volumes of pedestrian traffic are anticipated.
F. 
The edge of sidewalks shall be located six inches from the right-of-way line, toward the street, with the sidewalk extending toward the streets.
G. 
Sidewalks shall be provided in appropriate locations to provide safe and efficient pedestrian access between parking areas and buildings.
H. 
Additional sidewalks shall be required where deemed necessary by the Borough Council to provide access to schools, churches, parks, community facilities, and commercial or employment centers, and to provide necessary pedestrian circulation within land development and/or subdivisions where otherwise required sidewalks would not be sufficient for public safety and convenience. Such additional sidewalks may be constructed of alternative materials, in compliance with the Borough's Engineering Standards.
I. 
Sidewalks shall be designed to facilitate access and use by the handicapped, in compliance with the Borough's Engineering Standards and the Americans with Disabilities Act.
J. 
Driveway crossings shall be designed in compliance with the Borough's Engineering Standards.
Parking and related internal driveways shall be governed by the following regulations:
A. 
General.
(1) 
Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 176, Zoning, and the regulations contained herein;
(2) 
Angled or perpendicular parking shall not be permitted along public or private streets, except where specifically permitted by this or other ordinances;
(3) 
The terms "parking lot," "parking area," and "parking" are interchangeable. "Parking" includes the driveway which provides direct access to the parking spaces.
B. 
All parking lots.
(1) 
Parking shall not be permitted along driveways which serve as the entrance(s) or exit(s) to parking areas with a capacity of 50 cars or more;
(2) 
Parking areas shall not be located closer than 20 feet from any tract boundary line, nor less than 15 feet from any ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 147-39, General planting requirements;
(3) 
Where the edge of a parking area is located close to a street, driveway, or other parking area, and the provisions of Subsection B(2) above do not apply, a minimum separation of 10 feet shall be provided between these features. This spacing shall consist of a raised landscaped area, preferably curbed, with planting in conformance with § 147-39C herein;
(4) 
Parking spaces shall not be located closer than 20 feet from a building to provide potential access space for fire fighters and equipment. Driveways providing access to parking spaces may be located within that twenty-foot setback, but shall not be closer than three feet from the edge of the building.
(5) 
Dead-ended parking areas shall be discouraged when the required parking capacity can be accommodated in a layout that permits more convenient vehicular movements. However, extraneous through-traffic flow should be avoided.
(a) 
Up to 30 parking spaces may be located in a dead-ended parking area if there is not a more desirable alternative feasible and sufficient backup areas are provided for the end stalls;
(b) 
More than 30 parking spaces may be located in a dead-ended parking area only if a turnaround area is provided at the closed end, suitable for passenger car turning. The turnaround area may be circular, "T" or "Y" shaped, or other configuration acceptable to the Borough Council.
C. 
Residential parking lots.
(1) 
Parallel rows of parking spaces, which are not separated by a driveway, shall be separated by a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 147-39C herein;
(2) 
A single row of parking spaces located parallel to and between two driveways, shall be separated from one of the driveways by a raised and/or curbed planting strip, a minimum of five feet wide, landscaped in accordance with § 147-39C herein;
(3) 
Parking lots shall be divided into sections of not more than 20 cars each, with the sections separated by raised and/or curbed planting strips, a minimum of 10 feet wide, landscaped in accordance with § 147-39C herein;
(4) 
The entire parking lot perimeter shall be landscaped in compliance with § 147-39C herein.
D. 
Nonresidential parking lots.
(1) 
Parking lots with a capacity of from 10 to 30 cars shall require a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 147-39C herein, around the entire perimeter;
(2) 
Parking lots with a capacity of from 31 to 100 cars shall require a perimeter planting strip as in Subsection D(1) above, and, within the perimeter of the lot, an additional planted area equal to 10% of the parking lot area, landscaped in accordance with § 147-39C herein. Minimum dimensions of any area used as part of the 10% shall be 10 feet by 20 feet, however, larger areas are encouraged;
(3) 
Parking lots for more than 100 cars shall require a perimeter planting strip as in Subsection D(1) above and shall be divided into sections by raised and/or curbed planting strips, a minimum of 10 feet wide, landscaped in accordance with § 147-39C herein:
(a) 
These planting strips shall be located parallel to the rows of parking, to serve the following purposes:
[1] 
To separate main access (entrance-exit) driveways from rows of parking spaces;
[2] 
To separate other major driveways from rows of parking spaces (service drives, general internal circulation);
[3] 
To separate large parking areas into smaller units at intervals of not more than four rows of parking stalls with each unit capacity not greater than 100 cars;
[4] 
To add visual character and improve the appearance of large parking areas by reducing their massiveness into smaller units;
[5] 
To provide shade for parked cars;
[6] 
To reduce random vehicular flow across parking area;.
[7] 
To permit a high level of visibility for those uses (stores, offices) for which visibility is an important factor;
[8] 
To facilitate snow removal and storm drainage, and to conserve energy in construction and resurfacing operations, by permitting relatively large units of paving surface, not obstructed by numerous, small, barrier island areas;
(b) 
The ends of rows of parking shall be marked as islands by means of painted lines or the use of different paving materials such as paving blocks, bricks, or round stones.
[1] 
Marked end islands shall be equal in size to one parking space for each row of spaces;
[2] 
Parking shall be prohibited on these islands;
[3] 
The first parking space abutting the end of each island shall be reserved and marked for handicapped parking, at the end of the row closest to the building. Ramps shall be provided at convenient intervals for access between parking surface and sidewalks.
The following requirements apply to driveways within sites proposed for land development as well as other sites proposed for development which will provide parking capacity for 50 or more cars:
A. 
A smooth transition in horizontal and vertical alignment shall be provided between the driveway section required for access to a public street and the driveway(s) required for internal site circulation;
B. 
Main access driveways (entrance-exit) and service driveways handling large trucks shall be a minimum paved width of 30 feet, with one lane in each direction;
C. 
Access driveways for cars and other small vehicles which are clearly secondary in importance may be reduced to 26 feet in paved width;
D. 
Storefront driveway in shopping centers shall be a minimum paved width of 35 feet, to allow one lane in each direction and a dropoff/pickup lane along the sidewalks;
E. 
Driveways along other nonresidential buildings shall be a minimum paved width of 26 feet, except where a dropoff/pickup lane is proposed the width shall be 35 feet;
F. 
Parking access driveways (as defined) shall be a minimum of 22 feet wide with two-way traffic flow for convenience and efficiency;
G. 
One-way driveways and/or parking at less than right angles may be permitted only when:
(1) 
Right-angled parking and two-way driveways are not feasible because of site characteristics; or
(2) 
They are proven by the applicant to be superior for the particular development proposal.
H. 
Wherever feasible, internal circulation driveways shall extend from access drives in locations which permit and encourage entering traffic to turn and enter the parking aisles without first traveling along a building-front driveway. This feature is intended to reduce the volume of vehicular traffic along a building-front driveway to make it safer for pedestrian traffic.
[Amended 4-11-2002 by Ord. No. 311; 4-8-2004 by Ord. No. 320]
Parking spaces shall be a minimum of nine feet by 18 feet, except that where vehicles may overhang a planting strip, a three-foot widening of the planting strip shall permit a three-foot reduction of parking space length to 15 feet. Parking lot dimensions shall be as shown in Figure 2, herein.[1]
[1]
Editor's Note: Figure 2 is on file in the Borough offices.
Rear lots, as defined herein, may be permitted by the Borough Council, in accordance with the following standards and criteria:
A. 
Purposes of rear lotting.
(1) 
To permit reasonable subdivision of land which is physically constrained by unusual configuration of the tract or limited road frontage and which could not be subdivided in a desirable manner using conventional streets and lotting patterns;
(2) 
To permit an alternative to the use of local access streets where such streets cannot be justified in terms of the number of lots served, volumes of traffic generated and/or the need to extend, supplement or otherwise support or reinforce an established road pattern or traffic circulation plan for the area surrounding the proposed subdivision:
(a) 
As an interim alternative where future subdivision will result in appropriate street construction.
(b) 
As a permanent alternative.
B. 
Parts of a rear lot. Rear lots shall be comprised of two parts, the access strip and the body of the lot, in compliance with the following standards:
(1) 
The access strip shall be a minimum of 25 feet wide for its entire length, including that portion which abuts a public street right-of-way for access;
(2) 
When necessary or desirable for grading, drainage, or preservation of natural features, such as trees, the access strip shall be widened beyond the 25 foot minimum as necessary. Fifty feet is suggested as a maximum width;
(3) 
When the body of the rear lot is capable of being further subdivided into additional lots, the minimum width for its access strip shall be 50 feet, for future use as a road right-of-way, unless further subdivision is prohibited by a deed restriction or other legal instrument approved by the Borough Solicitor;
(4) 
The access strip shall be a fee-simple part of the rear lot and shall not be a separate parcel or easement;
(5) 
The body of a rear lot shall comply with all the minimum dimensional requirements of the zoning district in which it is located. The area of the access strip shall not be counted toward the minimum lot area requirement.
C. 
Review factors. In reviewing applications for rear lots, the following factors will be considered by the Borough Council Planning Commission and Engineer:
(1) 
The amount of road frontage and configuration of the property being subdivided;
(2) 
The sizes and number of lots proposed, including both the total number of lots and the number of rear lots;
(3) 
The type and character of road which the tract abuts;
(4) 
The topography of the parcel being subdivided, with an emphasis on trees and slopes;
(5) 
The physical characteristics of the surrounding area, and whether or not the subdivision site is distinguishable from it;
(6) 
The development status of the surrounding sites;
(7) 
The visual character preferred for the tract; that is, whether it's better to see a lot of houses abutting the road, or to "hide" some in rear areas to reduce the perceivable density of development;
(8) 
Whether rear lots would set an undesirable precedent for nearby sites;
(9) 
The economic impact of requiring road construction as compared to using rear lots;
(10) 
The visual and physical impacts of road construction as compared to the use of access strips.
D. 
Design standards for rear lots.
(1) 
The length of the access strip shall be kept to a minimum, and, as a guide, the preferred length is approximately equal to the depth of one lot which complies with the minimum lot width and area requirements of the district in which it is located;
(2) 
The location of the access strip should be logical relative to the body of the rear lot, surrounding property configurations, and natural features of the land, and it shall intersect the public street at a safe, visible location;
(3) 
Turns greater than 60º should be avoided in access strips:
(a) 
It may be necessary to widen the access strip at such sharp turns to accommodate grading, drainage, or tree preservation;
(b) 
For access strips that may become roads, the Borough Council may require turns to be designed to accommodate horizontal curves required for roads.
(4) 
Driveways serving access strips shall comply with the Borough's Engineering Standards for drainage and cartways, from the edge of road pavement to a distance of 50 feet beyond the ultimate right-of-way line of the road;
(5) 
When two access strips abut, they should share a common access point and driveway from the edge of pavement to a distance of 50 feet beyond the ultimate right-of-way line of the road, from which point either one common driveway or two individual driveways may continue. The shared portion shall be a minimum of 18 feet wide;
(6) 
When more than two access strips would abut one another, the Borough Council may require, instead, the use of a public street, in accordance with the standards of this chapter.
E. 
Provisions for future roads. The Borough Council may permit the use of rear lots where one or more access strips are intended to serve as a right-of-way for a road which will serve future lotting. The following regulations shall apply:
(1) 
Legal guarantees shall be provided to assure future use of any access strip proposed for future use as a road, subject to approval of the Borough Solicitor;
(2) 
The road shall be constructed or financially guaranteed at the applicant's expense;
(3) 
Access strips legally and financially guaranteed for future use as roads may comprise the legal and physical access to otherwise landlocked residual parcels only if the access is irrevocably guaranteed;
(4) 
An overall tentative sketch plan shall be submitted as part of the proposed subdivision, to show how the rear lotting and reservation of access strips for future roads forms a logical and appropriate first phase in subdivision of the entire tract and/or how it will allow interconnection with adjacent tracts;
(5) 
When the road is constructed, any access strips which are no longer needed shall revert to the owners of the abutting lots, in accordance with the terms agreed to as part of the original preliminary plan approval which created the access strips.
The regulations contained herein shall apply in those areas identified as flood-prone in Chapter 176, Zoning. The Flood Boundary and Floodway Map shall be available in the Borough Office for inspection. In regard to the adopted Floodplain Conservation District, the regulations contained herein shall apply to those areas defined and established as floodplain and not in conflict with the information provided in the Flood Insurance Study.
A. 
The Regulations contained herein are intended to conform to the requirements of the National Flood Insurance Program, P.L. 93-234, and the Pennsylvania Flood Plain Management Act, P.L. 851, No. 166 of 1978,[1] and as either is amended. Furthermore, it is the purpose of these regulations to:
(1) 
Regulate the subdivision and development of floodplain areas in order to promote the general health, welfare, and safety of the community;
(2) 
Require that each subdivision lot or development site in floodplain areas be provided with a safe building site with adequate access; and that public facilities which serve such sites be designed and installed to preclude flood damage at the time of initial construction;
(3) 
Protect individuals from buying lands which are unsuitable for use because of flood hazards by prohibiting the subdivision and development of unprotected floodplain areas;
(4) 
Maintain the certification of Schwenksville Borough and the eligibility of the property owners in the Borough for the benefits of the National Flood Insurance Program, P.L. 93-234.
[1]
Editor's Note: See 32 P.S. § 679.101 et seq.
B. 
Prospective developers shall consult with the Zoning Officer to make a determination as to whether or not the proposed subdivision or land development is located within an identified floodplain.
C. 
Where not prohibited by this or any other codes or ordinances, land located in a floodplain may be subdivided or developed in accordance with this and any other codes or ordinances regulating such development.
D. 
The finished elevation of proposed streets within floodplain areas shall be a minimum of two feet above the base flood elevation. Drainage openings shall be sufficient to discharge flood flows without increasing flood heights onto lands of other property owners.
E. 
Storm drainage facilities shall be designed to convey the one-hundred-year flow without risk to persons or property. The drainage system shall ensure drainage at all points along streets, and ensure conveyance of drainage away from buildings.
F. 
The Borough Council may require in a floodplain an underground system to accommodate a one-hundred-year flood and a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designed to prevent the discharge of increased runoff onto adjacent properties.
G. 
All new or replacement sanitary sewer systems, whether public or private, located in floodplain areas shall be floodproofed, and all appurtenances thereto (including, but not limited to, pumping stations) shall be floodproofed up to a point 1 1/2 feet above the base flood elevation.
H. 
All new or replacement water systems, whether public or private, in floodplain areas shall be floodproofed up to a point 1 1/2 feet above the base flood elevation;
I. 
All other new or replacement public or private utilities and facilities in floodplain areas shall be elevated or floodproofed to a point 1 1/2 feet above the base flood elevation.
J. 
Waivers. Guidelines for relaxation from the requirements set forth in this section are as follows:
(1) 
A waiver shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result.
(2) 
A waiver shall only be issued if there is:
(a) 
A determination that failure to relax the requirements would result in exceptional hardship to the applicant;
(b) 
A determination that the relaxing of a requirement will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create nuisances, cause fraud on or victimization of the public, or conflict with existing local laws or ordinances;
(c) 
A determination that relaxing of a requirement will not result in any adverse impact on adjacent landowners either upstream or downstream.
(3) 
A waiver shall only be issued upon a determination that the waiver is the minimum necessary, considering the flood hazard, to afford relief.
(4) 
The Borough shall maintain a record of all waivers, including justification for their issuance, and report such decisions issued in its annual report submitted to the Federal Insurance Administrator.
K. 
Where the subdivision or land development lies partially or completely in a floodplain or where the subdivision or land development borders on a floodplain, the plan shall include detailed information identifying the following:
(1) 
Location and elevation of existing and proposed streets, water supply and sanitary facilities, and any other permitted improvements, soil types, and proposed floodproofing measures;
(2) 
Boundaries of the floodplain and the base flood elevation as defined in Chapter 176, Zoning.
The length, width, and shape of blocks shall be guided by the following:
A. 
Minimum dimensional requirements of the zoning ordinance;
B. 
Respect for existing natural features which may constrain subdivision or land development;
C. 
Need to provide efficient, convenient and safe pedestrian and vehicular circulation;
D. 
Suitability of lotting pattern and building sites created by the blocks.
A. 
Lots shall meet or exceed the minimum area and width requirements of Chapter 176, Zoning.
B. 
Deep, narrow lots are to be avoided, except that lots for attached dwelling units may receive special consideration.
C. 
Wide, shallow lots are to be avoided.
D. 
Every lot shall contain a building envelope suitable for the type(s) of development proposed.
E. 
Every lot shall have frontage along the right-of-way of a public street.
F. 
Lot lines shall be drawn parallel, concentric, at right angles, or radial to the right-of-way line whenever feasible and not otherwise justifiable by existing, permanent, natural or man-made features.
A. 
No proposal will be approved with a property line extending through any portion of an existing building, except where that property line follows a party wall separating semidetached or attached units, in accordance with Chapter 176, Zoning.
B. 
When existing buildings are retained:
(1) 
Minimum building setbacks shall be met or exceeded, in respect to all new lot lines created, for the district in which the buildings are located, even if this results in a lot area or dimensions in excess of the otherwise applicable minimums;
(2) 
Building setbacks in excess of the applicable minimums are encouraged, in respect to all new lot lines created, when the height and/or bulk of the existing building significantly exceeds that of proposed, abutting development. For tall buildings, a setback equal to the height of the building is suggested as a minimum. For proportionally wide or deep buildings, a setback equal to 1/2 of the width or depth of the building is suggested as a minimum;
(3) 
Run-down buildings shall be rehabilitated on the exterior to conform in quality with surrounding new development;
(4) 
Structurally deficient buildings shall be rehabilitated in conformance with the Borough Building Code[1] and BOCA Property Maintenance Code;
[1]
Editor's Note: See Ch. 71, Construction Codes.
(5) 
Additions to retained buildings shall conform in all respects to the requirements of the zoning ordinance applicable to the district in which the building is located and shall be in harmony with the character, design, building materials, and other architectural features of the building;
(6) 
Historical or culturally significant buildings shall retain their respective characters, to the greatest extent practical;
(7) 
New buildings abutting the retained building should reflect the character and architectural features of the retained building to the greatest extent practical;
(8) 
In nonresidential districts retained buildings shall be provided with adequate parking, service, and landscaped areas in accordance with the provisions of Chapter 176, Zoning, for the intended use. If the applicant cannot specify the intended use, then the most land consumptive provisions shall be applied, to ensure sufficient land area for uses permitted in that district;
(9) 
The building setback lines, existing and proposed buildings, driveways, parking areas, walks, and other similar information shall be shown on the plan, with a note added describing the buildings, and their intended purposes;
(10) 
No plan approval will be granted to a subdivision or a land development unless and until the above requirements are complied with to the satisfaction of the Borough Council upon recommendation of the Borough Planning Commission and Engineer.
C. 
When existing buildings will be removed:
(1) 
The plan must show the location and include a brief description of the building(s) to be removed;
(2) 
Plan approval will be granted upon written agreement to the expeditious removal of buildings intended for removal, in conformance with applicable Borough requirements and procedures regarding demolition of buildings and disposition of the reusable parts and/or disposal of the rubble. If the building will not be removed immediately, a financial guarantee must be posted for its removal, in compliance with § 147-49 herein.
[Amended 3-8-2007 by Ord. No. 340]
A. 
Applicability. All subdivisions and land developments shall comply with the standards of this article.
(1) 
A landscape plan shall be submitted as part of the preliminary plan submission. The landscape plan shall be prepared by a landscape architect licensed in the State of Pennsylvania.
(2) 
The landscape plan shall depict a planting design that mitigates the impacts of the proposed site activity, is coordinated with the proposed development and the surrounding community character and complies with at least the minimum planting requirements of this article.
B. 
Preservation and protection of existing vegetation.
(1) 
Preservation of existing vegetation.
(a) 
All subdivisions and land developments shall be laid out in such a manner as to minimize the removal and/or disturbance of healthy trees, shrubs and other vegetation on the site. Special consideration shall be given to mature specimen trees and ecologically significant woodlands.
(b) 
Removal or disturbance of vegetation in environmentally sensitive areas, including wetlands, floodplains, steep slopes, riparian corridors, Pennsylvania Natural Diversity Inventory (PNDI) wildlife habitats, and ecologically significant woodlands, shall be undertaken only as permitted in § 147-39B(4)(a)[1] to minimize the adverse effects of such actions.
(c) 
The applicant shall prove to the satisfaction of Borough Council that vegetation removal is minimized. If challenged by the municipality, the applicant shall produce evidence such as written documents or plans certified by a registered landscape architect or other qualified professional showing that no more desirable layouts are possible and no alternative clearing or grading plan would reduce the loss of mature trees, tree masses, and woodlands.
(d) 
Each freestanding mature tree, tree mass, or woodland on the site shall be designated "to remain" or "to be removed" in accordance with the following criteria:
[1] 
A mature tree, tree mass, or woodland shall be designated "to remain" only if it meets all of the following criteria:
[a] 
The outermost branches of the tree(s) are at least five feet or the trunk of the tree at least 20 feet, whichever is greater, from any limit of disturbance.
[b] 
The outermost branches of the tree(s) are at least five feet or the trunk of the tree is at least 20 feet, whichever is greater, from any proposed changes in grade or drainage such as excavations, mounding, or impoundments.
[c] 
The tree(s) are clear of any proposed sight triangles, do not, by their location or apparent health, pose any undue threat to the health, safety, and welfare of the community.
[d] 
Existing drainage patterns and water supply for the protected vegetation shall be maintained to the greatest degree feasible.
[2] 
Mature trees, tree masses, or woodlands that do not fit the above criteria shall be designated "to be removed."
(2) 
Protection of existing vegetation. Existing vegetation designated "to remain," in accordance with § 147-39B(1)(d) above, as part of the landscaping of a subdivision or land development shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary, sturdy physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline or a minimum of 20 feet from the tree's trunk, whichever is greater, on all sides of mature trees, tree masses, or woodlands prior to major clearing or construction. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the erosion and sedimentation control plan and the landscape plan. Reference to the installation of tree protection should be included in the sequence of construction notes to insure incorporation of tree protection before the earliest stages of site disturbance.
(3) 
Credit for preserved trees.
(a) 
Requirements for street trees and buffer plantings could be met, whenever possible, by preserving existing trees. Credit for existing trees which are "to remain," as determined in § 147-39B(1)(d)[1] to offset either the street tree or buffer planting requirements are to be calculated as follows:
Preserved Tree
(dbh in inches)
Number of Trees Credited
(2 1/2-inch caliper)
36 or greater
8
18 to 35
6
12 to 17
4
8 to 11
2
(4) 
Tree replacement planting requirements.
(a) 
Size requirements.
[1] 
Any permitted removals (those listed "to be removed") of mature trees with six up to eight inches diameter at breast height (dbh) must be replaced with one or more trees whose total trunk diameter (measured by caliper as nursery stock) equals the total inches in dbh of the tree(s) removed.
[2] 
Each mature tree of eight up to 18 inches dbh which is designated "to be removed," as outlined above, shall be replaced with one tree of not less than 2 1/2 inches in caliper at the time of planting. The total tree removal impact of woodland areas designated "to be removed" shall be measured by a forest density survey that calculates the approximate quantity of trees (with eight inches or greater dbh) per square foot area. Calculated woodland tree removals and individual mature tree removals shall be listed on the plan.
[3] 
Each mature tree of 18 inches or greater dbh designated "to be removed" shall be replaced with one or more trees whose total trunk diameter (measured by caliper as nursery stock) equals the total inches in dbh of the tree removed.
(b) 
Replacement trees shall be planted on the site to mitigate for the existing trees removed, in addition to other landscaping requirements. Proposed replacement tree plantings shall be listed on the plan in the form of a table. Replacement plantings shall be in addition to other required plantings.
(c) 
If the site does not reasonably contain enough room for the required replacement trees, Borough Council may allow the developer to locate some or all of the replacement trees on public lands or accept an equivalent fee in lieu of plantings, at its discretion.
(d) 
Calculation and estimation of existing trees shall be performed by the applicant and approved by the Borough before any clearing commences and shall be documented on the plan.
(e) 
Calculation and estimation of the existing trees remaining after construction shall be performed and compared with the calculations of the approved plan and trees shall be replaced as required by this section prior to the issuing of any occupancy permits.
C. 
Street trees.
(1) 
Street trees shall be required:
(a) 
Along all existing streets when they abut or lie within the proposed subdivision or land development except where existing trees serve to meet the planting requirement.
(b) 
Along all proposed streets.
(c) 
Along access driveways that serve five or more residential dwelling units.
(d) 
Along access driveways that serve nonresidential properties.
(e) 
Along walkways through parking lots and between nonresidential buildings.
(2) 
The street tree requirement may be waived by Borough Council to maintain scenic views of open space, natural features, or other valued features.
(3) 
Street trees shall be located between the ultimate right-of-way line and the building setback line and shall meet the following standards:
(a) 
Trees shall be planted a minimum distance of five feet and a maximum distance of 15 feet outside the ultimate right-of-way line. However, in certain cases, as follows, Borough Council may permit trees to be planted within the ultimate right-of-way:
[1] 
In areas, such as Main Street, where planting areas may be located within the ultimate right-of-way.
[2] 
In cases where closely spaced rows of street trees may be desirable and future street widening is considered unlikely.
(b) 
In nonresidential developments, trees shall be located within a planting area within the front yard setback, at least 10 feet in width, planted in grass or ground cover. In areas where wider sidewalks are desirable, or space is limited, tree planting pits may be used.
(c) 
Trees shall be located so as not to interfere with the installation and maintenance of sidewalks and utilities. Trees shall be planted such that their trunks are a minimum distance of three feet from curbs and sidewalks, 12 feet measured horizontal distance from overhead utilities, and six feet from underground utilities.
(d) 
Tree species shall be selected based on appropriate growth rates and mature heights for use beneath and adjacent to overhead utility lines.
(e) 
Trees shall be planted at a rate of at least one tree per 40 linear of street frontage or fraction thereof. Trees shall be distributed along the entire frontage of the property, although they need not be evenly spaced.
(f) 
Trees shall comply with the requirements of Subsection J herein. The use of tree species selected from the List of Recommended Plant Materials is encouraged; however, it is important to note that not all trees are applicable in all situations. Alternative species could be permitted subject to the recommendation of the Borough Engineer/Landscape Architect as directed by Borough Council (§ 147-40).
D. 
Buffering plantings.
(1) 
Use requirements. Buffer plantings shall be installed in subdivisions and land developments to integrate new development with its surroundings, to separate incompatible land uses by providing screening and to minimize or eliminate views to certain site elements in compliance with the following regulations:
(a) 
Buffer plantings shall be required for the following types of development and as otherwise specified in the Schwenksville Borough Zoning Ordinance:
[1] 
All nonresidential development.
[2] 
All single-family detached development over three units.
[3] 
All multifamily, single-family attached and semiattached development.
[4] 
Active recreational facilities.
[5] 
Construction of any of the following items:
[a] 
Public utility facilities or structures;
[b] 
Waste collection, storage and/or treatment facilities;
[c] 
Retaining walls;
[d] 
Any other structure of similar character or impact.
(b) 
An on-site investigation by the applicant shall determine the adjacent land uses along each property boundary. In the case of vacant land, the existing zoning shall be used. The existing or zoned uses shall be noted on the plan. In the case of several permitted uses on a site, the most restrictive landscaping requirements shall apply. The Borough Zoning Officer shall have final approval of interpretation of land uses or Zoning Map.
(2) 
Buffer area location and dimensions.
(a) 
A buffer planting area of not less than 15 feet in width measured from the property or right-of-way line shall be established along all property lines and external street boundaries of the tract proposed for subdivision or land development, unless otherwise specified in the Zoning Ordinance.[1] Where zoning regulations allow building setbacks less than 15 feet, the buffer area may be reduced to equal the width of the minimum building setback.
[1]
Editor's Note: See Ch. 176, Zoning.
(b) 
The buffer area may be included within the front, side, or rear yard setback.
(c) 
The buffer area shall be a continuous pervious planting area consisting of canopy trees, small understory trees and shrubs, with grass or ground cover. No paving shall be permitted within the buffer areas except for driveway crossing and/or walkways.
(d) 
Parking is not permitted in the buffer area.
(e) 
Stormwater basins are permitted in the buffer area, provided that the visual screening requirements of the buffer are met.
(3) 
Minimum buffer planting requirements. The minimum planting requirements shall be determined by the intensity of the proposed land use and the adjacent land use, vacant land, or zoning district, according to Table 1.
(4) 
Minimum plant material requirements. The following requirements are minimum standards; additional plant material, grading treatments, or architectural elements may be included in the plan, at the applicant's discretion. In accordance with Table 1, for every 100 linear feet of property line and external street boundaries of the tract proposed for subdivision or land development to be buffered, the following minimum quantities, types and sizes of plant material shall be required. (Size of plant material when planted. Height at maturity must provide a sufficient screen.)
(a) 
Softening buffer:
[1] 
One canopy trees (two to 2 1/2 inches caliper).
[2] 
Two understory trees (1 1/2 inches minimum caliper).
[3] 
Two evergreen trees (eight feet minimum height).
(b) 
Filtering buffer:
[1] 
Two canopy tree (two to 2 1/2 inches minimum caliper).
[2] 
Two understory trees (1 1/2 inches minimum caliper).
[3] 
Five evergreen trees (eight feet minimum height).
[4] 
Five (mixture of deciduous/coniferous) shrubs (24 inches minimum height).
(c) 
Screening buffer. (A screening buffer must be adequate to visually screen the proposed land use or development from off-site view. Several different planting options could be used to create an effective buffer. Grading treatments and architectural features, such as walls, fences and/or naturally undulating berms may be necessary in addition to the minimum planting quantities in order to effectively provide a visual screen. The sufficiency of the buffer shall be determined by Borough Council.)
[1] 
Eight evergreen trees (eight feet minimum height), two understory trees (1 1/2 inches minimum caliper), two tall canopy trees (two to 2 1/2 inches minimum caliper), 10 (mixture of deciduous/coniferous) shrubs (24 inches minimum height); or
[2] 
Thirty upright evergreen shrubs (six feet minimum height); or
[3] 
Fifteen upright evergreen shrubs (four feet minimum height), four ornamental trees (1 1/2 inches minimum caliper, or three canopy trees (two to 2 1/2 inches minimum caliper); or
[4] 
An alternative planting design that will result in at least an equivalent degree of visual screening to one of the above screening buffers.
(d) 
Limited area/buffer. (The limited area/buffer can be used in older developed areas where space for planting is severely restricted. The planting screen would be equivalent to an evergreen hedge planting. Alternative planting arrangements such as shade or flowering trees with deciduous shrubs, could be considered in conjunction with a fence or wall, at the discretion of the municipality. The sufficiency of the buffer shall be determined by Borough Council.)
[1] 
One upright evergreen shrub per three feet (four feet minimum height).
[2] 
Four- to six-foot solid fence or wall with landscaping.
(5) 
Mitigation of visual impacts.
(a) 
The use of a screening buffer planting shall be required to mitigate the adverse visual impacts that the proposed land uses or site elements have on the subject tract, adjoining properties and the community in general. In addition to the requirements for buffer plantings as listed in Table 1, the following proposed land uses and site elements shall be screened from off site with a screening buffer planting:
[1] 
Dumpsters, trash disposal, recycling areas, and mechanical equipment.
[2] 
Service and loading docks.
[3] 
Outdoor storage areas.
[4] 
Sewage treatment plants and pump stations.
[5] 
Retaining walls.
(b) 
Existing topographic conditions, such as embankments or berms, in conjunction with existing vegetation may be substituted for part or all of the required property line buffers at the discretion of Borough Council. The minimum visual effect shall be equal to or exceed that the of the required buffer or screen.
Table 1
Property Line Buffers
[See 147-39D(4) for the description of softening, filtering and screening buffers]
Adjacent Uses
Proposed use
Office/
Industrial and Public Recreation
Commercial/
Industrial
Multifamily, Single-family Attached, Mobile Home Park
Two-Family Single-family Detached
Office/IndustrialA
Softening
Softening
Filtering
Screening
Commercial/Industrial
Filtering
Softening
Screening
Screening
ResidentialB
SofteningC
Filtering
Softening
Softening
Active Recreation (playing fields, golf courses, swim clubs, etc.)
Softening
Filtering
Softening
Softening
A
All uses in office/limited industrial parks shall be considered Office/Institutional Uses.
B
All mixed uses that have a residential component shall be considered Residential.
C
All residential infill development adjacent to other residents shall be screened pursuant to this category.
E. 
Parking lot landscaping.
(1) 
Parking lots should be effectively landscaped with trees and shrubs to reduce the visual impact of glare, headlights, and parking lot lights; to delineate driving lanes and define rows of parking. Furthermore, parking lots should be adequately landscaped to provide shade in order to reduce the amount of reflected heat and to improve the aesthetics of parking lots.
(2) 
Planting regulations. All parking lots shall be landscaped according to the following regulations:
(a) 
Parking stall rows.
[1] 
One planting island shall be provided for every 15 stalls. There shall be no more than 15 contiguous parking stalls in row without a planting island.
[2] 
As an alternative to the previous planting island requirement (planting islands located every 15 contiguous parking spaces), the applicant must provide one canopy tree for every 10 parking spaces in other planting island areas and in perimeter parking planting areas, at the discretion of Borough Council.
(b) 
The ends of all parking rows shall be divided from drives by planting islands equivalent to at least the width of one parking space.
(c) 
In residential developments, large parking lots shall be divided by planting strips into smaller parking areas of no more than 40 stalls.
(d) 
In nonresidential developments, large parking lots shall be divided by planting strips into smaller parking areas of no more than 80 stalls.
(e) 
Planting islands shall be a minimum of one parking stall or nine feet by 18 feet in area, whichever is greater, underlain by soil (not base course material) and shall be protected by curbing, wheel stops, or bollards. Each planting island shall contain one shade tree plus low-growing shrubs and/or non-lawn ground cover to cover the entire area.
(f) 
All planting strips shall be a minimum of 10 feet wide. Strips shall run the length of the parking row, underlain by soil, and shall be protected by curbs, wheelstops, or bollards. Planting strips shall contain plantings of one canopy tree every 25 feet, plus shrubs and/or non-lawn ground cover to cover the entire area at maturity.
(g) 
The placement of light standards shall be coordinated with the landscape plan to avoid a conflict with the effectiveness of light fixtures.
(h) 
Plant materials shall comply with the requirements of Subsection J herein. The use of tree species selected from the List of Recommended Plant Materials is encouraged; however it is important to note that not all plant materials are applicable in all situations. Alternative species could be permitted subject to the recommendation of the Borough Engineer/Landscape Architect as directed by Borough Council (§ 147-40).
(3) 
Screening requirement. All parking lots shall be screened from public roads and from adjacent properties according to the following:
(a) 
The perimeter of all parking lots shall be planted with a filtering buffer as per § 147-39D(4).
(b) 
The perimeter planting area around all parking lots shall be a minimum of 10 feet in width.
F. 
Additional plantings.
(1) 
All proposed nonresidential structures shall incorporate the following minimum plant materials in the landscaping areas adjacent to the proposed structure:
(a) 
One canopy tree (two to 2 1/2 inches minimum caliper) or two understory (eight feet minimum height) shall be planted for every 50 feet of proposed building facade facing a public street.
(b) 
Five deciduous or evergreen shrubs (18 inches minimum height) shall be planted for every 20 feet of proposed building facade facing a public street.
(c) 
Planting areas shall be minimum 150 square feet with a minimum ten-foot width.
(d) 
A minimum of 25% of the area between the building facade and the property frontage shall consist of pervious planting areas.
(2) 
All proposed residential lots shall plant at least one canopy tree per 10,000 square feet, or a portion thereof, of lot area. Existing trees to remain may satisfy part of this entire planting requirement.
(3) 
All proposed attached residential units shall plant a minimum of one canopy tree for every two dwelling units.
(a) 
At the discretion of Borough Council, if sufficient planting space is not available immediately adjacent to the proposed structure, required building facade plantings may be located on the other areas of the tract.
G. 
Stormwater basins and associated facilities. Landscaping shall be required in and around all stormwater management basins according to the following:
(1) 
All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures, or other earth structures, shall be planted with suitable vegetation such as naturalized meadow plantings or lawn grass specifically suited for stormwater basins. (See § 147-40 for recommended plants for stormwater basins; however it is important to note that not all plant materials are applicable in all situations. Alternative species could be permitted subject to the recommendation of the Borough Engineer/Landscape Architect as directed by Borough Council.
(a) 
Trees and shrubs shall be planted in and around stormwater basins given they do not interfere in the proper function of the basin and no trees are planted within 30 feet of an outlet/drain structure, emergency spillway or dam. A minimum of two trees and 10 shrubs per 100 linear feet of basin perimeter shall be planted in and around the basin.
(b) 
Naturalized ground cover plant species, such as wildflowers and nonaggressive grasses specifically designed for the permanently wet, intermittently wet, and usually dry areas of stormwater basins, shall be seeded in the floors and slopes of the basin and meet the following requirements:
[1] 
The plantings provide a satisfactory continuous cover to all areas of the basin.
[2] 
The plantings do not interfere in the safe and efficient function of the basin as determined by the Municipal Engineer.
(c) 
Lawn grass areas may be sodded or hydroseeded to minimize erosion during the establishment period. Once established, these turfgrass areas shall be maintained at a height of not more than six inches.
(2) 
Basin shape shall incorporate curvilinear features to blend with the surrounding topography.
(3) 
Minimum grades inside stormwater basins shall be 2% and maximum side slopes of the basin shall be 33% (3:1 slope).
(4) 
Stormwater basins shall be screened from adjacent properties using the buffer plantings standards according to § 147-39D.
H. 
Riparian corridor planting requirements.
(1) 
Purpose and application. In areas within Schwenksville, the edge of water features and stream corridors should be in forest cover to further the ecological and environmental benefits. To promote reestablishment of forest cover and woodland habitat, new tree plantings shall be implemented within 25 feet from the top of the stream bank wherever existing trees do not meet the minimum tree planting requirements.
(2) 
Existing trees within 25 feet from the top of the stream bank shall be preserved and retained. Existing tree cover should be surveyed and inventoried to assess the need for any new plantings. Existing tree species included on the noxious/invasive plant species list, § 147-40K, should be removed and the disturbed area shall be immediately stabilized.
(3) 
Planting requirements.
(a) 
New trees shall be planted at a minimum rate of 15 feet on center or one tree per 225 square feet in staggered rows or an equivalent informal arrangement within 25 feet from the top of the stream bank.
(b) 
New trees shall be a variety of sizes ranging from a minimum four- to five-foot branched whip to an approximate one-and-one-half-inch balled and burlapped planting stock.
(c) 
New tree plantings shall be composed of native riparian tree species.
(d) 
Tree plantings shall be located along the stream bank to provide shade for the stream, soil erosion control and stormwater benefits, according to accepted stream bank restoration practices.
I. 
Landscape design criteria.
(1) 
Design criteria.
(a) 
Plantings shall be placed in arrangements and locations to best mitigate the adverse impacts of proposed site development. The required plant material shall be distributed over the entire length and width of any required buffer area.
(b) 
Plantings shall be spaced to comply with the visual mitigation requirements with consideration given to the provision for the future growth habits and mature sizes of selected plant species.
(c) 
Plant species selection shall be based on the following considerations:
[1] 
Existing site conditions and their suitability for the selected plants based on the site's soils, hydrology and microclimate.
[2] 
Specific functional objectives of the plantings which may include but not be limited to visual screening, noise abatement, energy conservation, wildlife habit, erosion control, stormwater management, and aesthetic value.
[3] 
Maintenance and replacement considerations such as hardiness, resistance to insects and disease, longevity, availability and costs of plant materials.
[4] 
A minimum variety of tree species is required as follows:
Number of Trees
Minimum Number of Tree Species
Maximum % of Any One Species
0-5
1
100%
6-15
2
50%
16-30
3
40%
31-50
4
30%
51+
6
20%
(d) 
Existing native noninvasive healthy trees, shrubs, or woodlands may be substituted for part or all of the required plant material at the discretion of Borough Council. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of the required buffer. In order for existing vegetation to qualify for required buffer plantings, proof must be demonstrated that adequate protection measures, particularly in the plant's root zone, are incorporated into the plan.
(e) 
Plant materials shall meet the specifications of Subsection J herein.
J. 
Plant materials specifications, maintenance and guarantee. The following standards shall apply to all plant materials or transplanted trees as required under this article.
(1) 
Plant specifications.
(a) 
All plants shall meet the minimum standards for health, form, and root condition as outlined in the American Nursery and Landscape Association (ANLA) Standards.
(b) 
All plant material shall be hardy and within the USDA Hardiness Zone 6 applicable to Montgomery County, Pennsylvania.
(c) 
Proposed plant materials shall meet or exceed the minimum planting size requirement for the intended landscape use. Use of plantings selected from the List of Recommended Plant Material (§ 147-40) is encouraged; however it is important to note that not all plant materials are applicable in all situations. Alternative species could be permitted subject to the recommendation of the Borough Engineer/Landscape Architect as directed by Borough Council.
(2) 
Maintenance.
(a) 
Required plant material shall be maintained for the life of the project to achieve the required visual effect of the buffer or screen. It shall be the ultimate responsibility of successive property owners to insure that the required plantings are properly maintained. Dead or diseased plant material shall be removed or treated promptly by the property owner and replaced at the next planting season.
(b) 
Safety. All sight triangles shall remain clear, and any plant material that could endanger safety, such as unstable limbs, shall be removed and the plant material replaced if necessary. It shall be the responsibility of the property owner to maintain all plantings and architectural elements to insure a safe environment.
(c) 
Maintenance guidelines for the plantings are encouraged to be published by the planting plan designer to be used by ground maintenance personnel to insure that the design's buffering and screening concepts are continued.
(3) 
Landscape bond.
(a) 
Any tree or shrub area that dies within 18 months of planting shall be replaced by the current landowner or developer. Any tree or shrub that within 18 months of planting or replanting is deemed, in the opinion of the municipality, not to have survived or not to have grown in a manner characteristic of its type shall be replaced. Substitutions for certain species of plants may be made only when approved by the municipality.
(b) 
The developer or landowner shall deposit with the municipality a sum of money equal to the amount necessary to cover the cost of purchasing, planting, maintaining, and replacing all vegetative materials for a period of 18 months.
K. 
Plan requirements.
(1) 
Preliminary landscape plan at scale shall show the following:
(a) 
Existing features. The location and character of existing buildings, mature trees standing alone; outer limits of tree masses and other existing vegetation; the location of floodplains, wetlands, and other natural features that may affect the location of proposed streets, buildings, and landscape plantings. These features should be differentiated by different line weights on the plan or be on a separate sheet.
(b) 
Proposed landscaping:
[1] 
Approximate location of all proposed landscaping required under this article.
[2] 
Demarcation of existing vegetation "to remain" or "to be removed" and the means of protecting existing vegetation during construction.
[3] 
Approximate location of proposed buildings, paving, utilities, or other improvements.
(2) 
Final landscape plan.
(a) 
Drafting standards. The same standards shall be required as for a preliminary plan.
(b) 
Information to be shown:
[1] 
Plan scale, date, North arrow, and location map with zoning district designations for the site and adjacent properties.
[2] 
Location of all existing and proposed buildings and structures.
[3] 
Location of all existing and proposed roads, parking, service areas, and other paved areas.
[4] 
Location of all outside storage and trash receptacle areas.
[5] 
Sidewalks, berms, fences, walls, freestanding signs, and site lighting.
[6] 
Existing and proposed underground and aboveground utilities such as site lighting, transformers, hydrants, manholes, valve boxes, etc. (Reference may be made to other submission drawings.)
[7] 
All existing and proposed contours at two-foot intervals to determine the relationship of planting and grading areas with slopes in excess of 3:1 shall be highlighted on the plan.
[8] 
Existing mature trees, woodland, and tree masses to remain.
[9] 
Existing mature trees, woodland, and tree masses to be removed.
[10] 
Location of all proposed landscape improvements and species at scale, including required street trees, stormwater basin landscaping, parking lot landscaping, property line buffer, and site element screen landscaping.
[11] 
A planting schedule listing the scientific and common name, size, quantity, and root condition of all proposed plant material.
[12] 
A schedule showing all landscape requirements and plantings proposed for each category.
[13] 
Planting details, including method of protecting existing vegetation, and landscape planting methods. Supporting calculations shall be included in the schedule.
[14] 
Information in the form of notes or specifications concerning seed mix, seeding methods, sodding, ground cover, mulching, and the like, etc.
[15] 
A detailed cost estimate shall be submitted with the public improvement escrow, showing the value of all proposed landscaping, including all labor, materials, and guarantee.
(c) 
This condition may be satisfied through a land development agreement with sufficient and appropriate financial guarantees.
(d) 
Certificates. When approved, the landscape plan must show:
[1] 
The signature and seal of the registered landscape architect responsible for preparing the landscape plan and details.
[2] 
The signature of the subdivider, developer, or builder.
[3] 
The signatures of the elected municipal officials, Engineer or Landscape Architect, and Planning Commission.
[Amended 3-8-2007 by Ord. No. 340]
The following lists shall be used for all planting required by this chapter. Alternative plant materials may be used only with the approval of Borough Council, after sufficient evidence is submitted regarding their suitability for their purposes and locations.
A. 
Shade or canopy trees.
(1) 
Suitable for street trees, parking lots, buffers and screens. (Minimum mature height, 30 feet or more.)
Scientific Name
Common Name
Acer rubrum
Red Maple (native)
Celtis occidentalis
Hackberry (native)
Cladastris lutea
Yellowood (native)
Fraxinus americana "Rosehill"
Rosehill White Ash
Fraxinus Pennsylvania
Marshall's Seedless Green Ash cv Marshall's Seedless
Ginkgo biloba "Princeton Sentry"
Ginkgo (male only)
Gleditsia triacanthos inermis
Thornless Honeylocust
Koelreuteria paniculata
Golden Rain Tree
Liquidamber styraciflua
Sweet Gum (native)
Platanus occidentalis
Sycamore (native)
Platanus x acerifolia "Bloodgood"
London Planetree
Quercus bicolor
Swamp White Oak (native)
Quercus borealis
North Red Oak (native)
Quercus coccinea
Scarlet Oak (native)
Quercus imbricaria
Shingle Oak (native)
Quercus phellos
Willow Oak (native)
Quercus rubra
Red Oak (native)
Quercus shumardii
Shumard Oak
Sophora japonica
Japanese Pagodatree
Tilia americana
American Linden (native)
Tilia cordata
Little Leaf Linden
Tilia tomentosa
Silver Linden
Ulmus parvifolia
Chinese Lacebark Elm
Zelkova serrata
Japanese Zelkova
(2) 
Suitable for property line buffers and nonvehicular use areas only. (Minimum mature height, 30 feet or more.)
Scientific Name
Common Name
Acer saccharinum
Silver Maple (native)
Acer saccharum
Sugar Maple (native)
Betula nigra
River Birch (native)
Fagus grandifolia
American Beech (native)
Fagus sylvatica
European Beech
Fraxinus americana
White Ash (native)
Liriodendron tulipifera
Tuliptree (native)
Metasequoia glypostroboides
Dawn Redwood
Ostrya virginiana
Hop Hornbeam (native)
Phellodendron amurense
Amur Cork Tree
Plantanus acerifolia
London Plane
Quercus alba
White Oak (native)
Quercus coccinea
Scarlet Oak (native)
Quercus palustris
Pin Oak (native)
Quercus vellutina
Black Oak (native)
Sassafras albidum
Sassafras (native)
B. 
Understory trees. Suitable as street trees beneath overhead utility lines. (Mature height, 15 to 35 feet.)
Scientific Name
Common Name
Amelanchier canadensis
Shadblow Serviceberry (native)
Amelanchier laevis
Allegheny Serviceberry (native)
Amelanchier X grandiflora
Hybrid Serviceberry (native)
Carpinus carolinia
Ironwood (native)
Cercis candensis
Redbud (native)
Chionanthus virginicus
Fringetree (native)
Cornus florida
Flowering Dogwood (native)
Cornus kousa chinensis
Chinese Kousa Dogwood
Cornus mas
Corneliancherry Dogwood
Crataegus cv. Toba
Toba Hawthorn
Crataegus phaenopyrum
Washington Hawthorn
Crataegus viridis "Winter King"
Winter King Hawthorn
Halesia carolinia
Silverbells (native)
Hammamelis virginiana
Witch Hazel (native)
Koelreuteria paniculata
Golden Raintree
Magnolia soulangeana
Saucer Magnolia
Magnolia virginiana
Sweetbay Magnolia (native)
Malus (cultivars)
Crabapple (disease resistant varieties)
Oxydendrum arboreum
Sourwood (native)
Prunus sargentii
Sargent Cherry
Prunus serrulata cv. Kwanzan
Kwanzan Cherry
Prunus yedoensis
Yoshino Cherry
Pyrus calleryana cv. Redspire
Redspire Pear
Styrax japonica
Japanese Snowbell
Syringa amurensis var. japonica
Japanese Tree Lilac
C. 
Large deciduous shrubs. Suitable for use in property line buffers or site element screen (not clipped hedges). (Minimum mature height, 15 feet or more.)
Scientific Name
Common Name
Aronia arbutifolia
Black Chokeberry (native)
Calycanthus floridus
Sweetshrub (native)
Cephalanthus occidentalis
Buttonbush (native)
Clethra alnifolia
Summersweet (native)
Cornus sericea
Redosier Dogwood (native)
Enkianthus campanulatus
Redvien Enkianthus
Euonymus alatus
Burning Bush
Forsythia sp.
Forsythia
Fothergilla major
Large Fothergilla (native)
Ilex verticilata
Winterberry (native)
Lindera benzoin
Spicebush (native)
Lonicera fragrantissima
Winter Honeysuckle
Myrica pennsylvanica
Bayberry (native)
Philadelphus coronaris
Mockorange
Physocarpus opulifolius
Common Ninebark
Rhus glabra
Smooth Sumac (native)
Rhus typhina
Staghorn Sumac (native)
Sambucus canadensis
Elderberry (native)
Spirea nipponica
Snow Mound Spirea
Vaccinium corymbosum
Blueberry (native)
Viburnum dentatum
Arrow Wood (native)
Viburnum lentago
Nannyberry (native)
Viburnum prunifolium
Black Haw (native)
Viburnum opulus
European Cranberrybush Viburnum
Viburnum trilobum
American Cranberry (native)
D. 
Deciduous or evergreen shrubs. Suitable for clipped hedges in property line buffers or site element screens. (Minimum mature height, four feet or more.)
Scientific Name
Common Name
Aronia arbutifolia
Black Chokeberry (native)
Cornus mas
Corneliancherry Dogwood
Cotoneaster salicifolia
Willowleaf Cotoneaster
Euonymus alatus
Winged Euonymus
Euonymus alatus campactus
Dwarf Winged Euonymus
Euonymus fortuneii vegetus sarcoxie
Big Leaf Wintercreeper
Ilex crenata
Japanese Holly
Ilex glabra
Inkberry (native)
Juniperus chinensis cv. glauca hetzi
Hetz Blue Juniper
Juniperus chinensis cv. pfitzeriana compacta
Compact Pfitzer Juniper
Ligustrum ibolium
Ibolium Privet
Lonicera fragrantissima
Winter Honeysuckle
Philadelphus lemoinei
Mockorange
Ribes alpinum
Currant
Taxus baccata
English Yew
Taxus x media
Hybrid Yew
Viburnum dentatum
Arrow Wood (native)
Viburnum lentago
Nannyberry (native)
Viburnum opulus
European Cranberry Bush
Viburnum prunifolium
Black Haw (native)
Thuja occidentalis
American Arborvitae (native)
E. 
Evergreen shrubs. Suitable for site element screens. (Minimum mature height, four feet.)
Scientific Name
Common Name
Azalea, evergreen varieties, must reach three-foot height
Azalea
Ilex crenata
Japanese Holly
Ilex glabra
Inkberry (native)
Ilex meserveae (varieties)
Blue Holly(s)
Juniperus chinensis "Hetzi Glauca"
Hetz Blue Juniper
Juniperus virginiana
Eastern Red Cedar (native)
Kalmia latifolia and cultivars
Mountain Laurel (native)
Leucothoe fontanessiana
Leucothoe
Pieris floribunda
Mountain Andromeda (native)
Pieris japonica
Japanese Andromeda
Rhododendron sp.
Various large Rhododendrums
Taxus sp.
Yew
Thuja sp.
Arborvitae
Viburnum rhytidophyllum
Leatherleaf Viburum
F. 
Evergreen trees. Suitable for property line buffers or site element screens. (Minimum mature height, 20 feet.)
Scientific Name
Common Name
Abies concolor
White Fir
Chamaecyparis obtusa
Hinoki Falsecypress
Chamaecyparis pisifera
Japanese Falsecypress
Ilex opaca
American Holly (native)
Picea abies
Norway Spruce
Picea glauca
White Spruce
Picea omorika
Siberian Spruce
Picea pungens
Colorado Spruce
Pinus strobus
White Pine (native)
Pinus thunbergii
Japanese Black Pine
Pseudotsuga menziesii
Douglas Fir
G. 
Canopy trees. Suitable for stormwater detention basins.
Scientific Name
Common Name
+
Acer rubrum
Red Maple
*
Acer saccharinum
Silver Maple
*
Betula nigra
River Birch
Celtis occidentalis
Common Hackberry
*
Fraxinus americana
White Ash
Fraxinus pennsylvanica
Green Ash
+
Liquidamber styraciflua
Sweet Gum
Liriodendron tulipifera
Tulip Poplar
*
Nyssa sylvatica
Black Gum
Platanus occidentalis
Sycamore
Platanus x acerifolia
London Planetree
Prunus serrotina
Black Cherry
Quercus alba
White Oak
*
Quercus phellos
Willow Oak
+
Quercus bicolor
Swamp White Oak
*
Quercus palustris
Pin Oak
Quercus shumardi
Shumard Oak
Sassafras albidum
Sassafras
+
Taxodium distichum
Bald Cypress
H. 
Deciduous/evergreen ornamental trees. Suitable for stormwater detention basins.
Scientific Name
Common Name
*
Amelanchir canadensis
Shadblow Serviceberry
*
Carpinus carolinia
Ironwood
Chamaecyparis thyoides
Atlantic Whitecedar
*
Chionanthus virginicus
Fringetree
*
Magnolia virginiana
Sweetbay
Ostrya virginiana
Hophornbeam
+
Salix caprea
Willow sp.
+
Salix discolor
Pussy Willow sp.
*
Thuja occidentalis cv. nigra
Arborvitae
I. 
Deciduous or evergreen shrubs. Suitable for stormwater detention basins.
Scientific Name
Common Name
Alnus serrulata
Smooth Alder
+
Aronia arbutifolia
Red Chokeberry
Aronia melanocarpa
Black Chokeberry
*
Caly canthus florida
Sweetshrub
+
Cephalanthus occidentalis
Buttonbush
+
Clethra alnifolia
Summersweet
+
Cornus amonum
Silky Dogwood
Cornus racemosa
Gray Dogwood
+
Cornus sericea
Redosier Dogwood
Ilex decidua
Possumhaw
+
Ilex glabra
Inkberry
+
Ilex verticilata
Winterberry
Itea virginiana
Virginia Sweetspire
Juniperus virginiana
Eastern Redcedar
*
Lindera benzoin
Spicebush
*
Myrica cerifera
Southern Bayberry
+
Myrica pennsylvanica
Northern Bayberry
Rhododendron atlanticum
Coast Azalea
+
Rhododendron nudiflorum
Pinxterbloom Azalea
+
Rhododendron viscosum
Swamp Azalea
*
Sambucus Canadensis
Elderberry
Sambucus racemosa
Red Elder
Spirea latifolia
Meadowsweet
*
Viburnum cassanoides
Witherod
*
Viburnum dentatum
Arrowwood
*
Viburnum lentago
Nannyberry
Viburnum prunifolium
Blackhaw
*
Viburnum tribolum
American Cranberrybush
J. 
Herbaceous perennials. Suitable for stormwater detention basins.
Scientific Name
Common Name
Acorus calamus
Sweetflag
Andropogon virginicus
Broomsedge
Aquilegia canadensis
Wild Columbine
Asclepias incarnata
Swamp Milkweed
Asclepias tuberosa
Butterflyweed
*
Aster novae angliae
New England Aster
Aster novae-belgii
New York Aster
Caltha palustris
Marsh Marigold
Chelone glabra
White Turtlehead
Chelone lyonii
Pink Turtlehead
*
Chrysanthemum lencanthemum
Ox-Eye Daisy
*
Echinacea purpurea
Purple Cornflower
+*
Eupatorium dubium
Joe Pye Weed
+*
Eupatorium fistulosum
Hollow Joe Pye Weed
Filipendula rubra
Queen of the Prairie
*
Hemerocallis sp.
Day Lily
*
Hesperis matronalis
Dames Rocket
+
Hibiscus moshentos
Rose Mallow
+*
Iris pseudocaris
Yellow Iris
+
Iris vericolor
Blue Flag
Lilium superbum
Meadow Lily
Liatris spicata
Blazing Star
+*
Lobelia cardinalis
Cardinal Flower
+*
Lobelia siphilitica
Blue Lobelia
*
Monarda didyma
Bee Balm
+*
Panicum virgatum
Switchgrass
*
Phalaris arundinacae
Canary Reed Grass
*
Rudbeckia sp.
Black-Eyed Susan
+
Scirpus acustus
Hard Stem Bullrush
+
Spartina alternifolia
Cordgrass
Tradescantia ohiensis
Spiderwort
+
Typha angustifolia
Narrowleaf Cattail
+
Typha latifolia
Common Cattail
+*
Vernonia noveboracensis
New York Iron Weed
NOTES: Applicable to tree lists in Subsections G through J:
* Suitable for usually well-drained areas that may be subject to occasional flooding.
+ Suitable for permanently wet areas.
K. 
Noxious/invasive tree species list. The following tree species may be considered as noxious, invasive exotic or undesirable in sensitive plant communities. Their removal may be warranted for ecological restoration purposes. Removals of these species should not require mitigation, as set forth in § 147-39B.
Scientific Name
Common Name
Acer platanoides
Norway maple
Acer pseudoplatanus
Sycamore maple
Ailanthus altissima
Tree of Heaven
Eleagnus angustifolia
Russian olive
Eleagnus umbellata
Autumn olive
Evodia daniellii
Korean evodia
Morus alba
Mulberry
Paulownia tomentosa
Empress tree
Phellodenron amurense
Amur cork tree (female)
Prunus avium
Sweet cherry
Robinia pseudoacacia
Black locust
Ulmus pumila
Siberian elm
The design of subdivisions and land developments should be done in a manner which would preserve desirable natural and/or historic features of a site wherever reasonably possible. Included in such features would be the following:
A. 
Scenic areas or views;
B. 
Historic structures or sites;
C. 
Trees six inches or more in caliper at chest height;
D. 
Woodlands, tree masses, hedgerows, or other significant plant materials.
No topsoil shall be removed from the site or used as spoil. Topsoil must be removed from the areas of construction and stored separately. Upon completion of the construction, the topsoil must be redistributed on the site uniformly. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% and shall be stabilized by sodding on slopes 10% or more and planted in ground cover on slopes 20% or more.
Items preserved under §§ 147-41 and 147-42 above shall be protected during all phases of construction by fencing or other means from the effects of construction equipment operation, grading, and any other activity which could endanger the preserved items.
Applicants are encouraged to provide open space for parks, playgrounds, recreational facilities, and other community spaces. In commercial areas, space for walkways, malls, sitting areas, or other community spaces are encouraged. Preservation of existing natural amenities as part of these spaces should be considered by the applicant.
The items listed below shall be designed, constructed, developed, installed, inspected, and/or maintained in compliance with the Borough's Engineering Standards, which standards are incorporated by reference as a part of this chapter.
A. 
Street, driveway, and parking area paving;
B. 
Radii of pavement and right-of-way at intersections;
C. 
Driveways and parking areas on a lot serving a single dwelling unit;
D. 
Construction inspection;
E. 
Sidewalks and curbs;
F. 
Stormwater runoff and other drainage facilities;
G. 
Utility locations, easements, and rights-of-way;
H. 
Sanitary sewers and on-site disposals;
I. 
Water supply;
J. 
Erosion and sediment control;
K. 
Bridges and culverts;
L. 
Survey monuments;
M. 
All other items related to subdivision and/or land development for which it is reasonable and prudent to be included.
Applicants shall provide a reliable, safe, and adequate water supply to support the intended uses approved as part of a development plan.
A. 
If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Borough Council that the subdivision or development is to be supplied by a certificated public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority, or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement, or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.
B. 
If private wells, owned and maintained by the individual owners of lots within the subdivision or development will be used, applicants shall certify their adequacy, in writing, to the Borough Council.
[Added 1-9-2003 by Ord. No. 316]
A. 
Purposes. In order to protect the health, safety, and general welfare of the Schwenksville Borough residents by protecting the surface and groundwater of Schwenksville Borough, the developer shall construct and install drainage and stormwater management practices, or shall modify the design of proposed improvements, to achieve the following purposes:
(1) 
Maintain the existing predevelopment water balance in watersheds and subwatersheds containing first-order streams and other sensitive streams in Schwenksville Borough, and to work to restore natural hydrologic functions and habitat wherever possible throughout the stream system.
(2) 
Maintain the predevelopment volume of groundwater recharge.
(3) 
Maintain predevelopment runoff volumes, and prevent a significant increase in surface runoff volumes, predevelopment to postdevelopment, which could worsen flooding downstream in the watershed, enlarge floodplains, erode streambanks, and create other flood-related health-welfare-property losses.
(4) 
Maintain or reduce predevelopment peak rates of discharge, site by site, for specified reference storms, so flooding at adjacent downstream sites does not worsen, and to work to reduce peak runoff rates to natural level.
(5) 
Manage stormwater impacts close to the source of runoff, requiring a minimum of structures and maximizing the use of natural processes.
(6) 
Minimize non-point source pollutant loadings to ground and surface waters throughout Schwenksville Borough.
(7) 
Minimize impacts on stream temperatures.
B. 
Stormwater management plan.
(1) 
All major and minor subdivisions and land developments that disturb greater than 1,000 square feet shall submit a stormwater management plan and report. The stormwater management plan and report shall contain, but not be limited to, the following:
(a) 
A suitable map of the total watershed (a united States Geological Survey quadrangle map is sufficient) with predevelopment (existing) and postdevelopment (proposed) areas outlined.
(b) 
Suitable maps and drawings showing all existing drainage facilities affecting the subject property.
(c) 
A plan of the proposed stormwater drainage system attributable to the subdivision or land development.
(d) 
The design computations for the stormwater drainage systems, including storm drainpipes, inlets, runoff-control measures and culverts, drainage channels, and other best management practices.
(e) 
A grading plan, including all areas of disturbance, of the subject subdivision or land development.
(f) 
A plan of the erosion and sedimentation procedures to be utilized.
(g) 
A plan of the storm-water drainage system, showing all pipes, swales, channels, structures, detention basins, and other best management practices shall be submitted as part of the stormwater management plan. The drainage areas into each inlet or structure must be delineated on the plan of the storm drainage system.
(h) 
A maintenance plan consistent with the requirements of Subsection G.
(i) 
Delineate the pathways of all concentrated flow (i.e., flow other than overland sheet flow).
C. 
Permanent stormwater management standards. All minor and major subdivisions and land developments shall provide stormwater controls designed and constructed to provide groundwater recharge, water-quality treatment, and peak-flow attenuation in conformance with the following:
(1) 
Recharge requirement. In order to preserve predevelopment levels of groundwater recharge and minimize the increased volumes of stormwater discharging into local streams, structural best management practices shall be implemented on site consistent with the following:
(a) 
Structural best management practices, including but not limited to permeable pavement, infiltration trenches, and seepage beds shall be used to mitigate for the decreased levels of groundwater recharge and the increased volumes of stormwater caused by land disturbance and the creation of impervious surface.
(b) 
Based upon the proposed area of land disturbance, including impervious areas, and the underlying hydrologic soil grouping, the following formula shall be used to determine the minimum volume of water (acre-feet) to be intercepted and retained to infiltrate on site:
Recharge Volume (acre-feet)=[(A*0.38)+(B*0.25)+C*0.13)+(D*0.06)]/12
Where:
A = disturbed acreage underlain by hydrologic soil group "A"
B = disturbed acreage underlain by hydrologic soil group "B"
C = disturbed acreage underlain by hydrologic soil group "C"
D = disturbed acreage underlain by hydrologic soil group "D"
Example: Existing 15 acre parcel with 6 acres of disturbance on "B" soils and 3 acres of disturbance on "C" soils.
Recharge Volume =
[(0*0.38)+(6*0.25)+(3*0.13)+(0*0.06)]/12=0.158 acre feet
Therefore structural best management practices need to be designed and constructed on site to intercept and retain a minimum of 0.158 acre-feet of stormwater.
(2) 
Recharge alternatives.
(a) 
The Borough Council may determine, upon recommendation of the Borough Engineer, that use of best management practices to satisfy the recharge requirement is not possible due to site configuration, existing soil, bedrock, water table, or other site conditions, or may result in groundwater contamination due to existing or proposed site activities.
(b) 
In place of the recharge requirement, the peak rate standards of Subsection C(4), below, shall be modified so that the postdevelopment peak rate of discharge from the site must be equal to or less than 75% of the predevelopment peak rate for all storms up to and including the ten-year storm.
(3) 
Water quality requirement. In order to reduce the water quality impacts of stormwater on receiving streams, nonstructural (vegetative) best management practices and dry basin discharge controls shall be utilized on site consistent with both of the following:
(a) 
Nonstructural (vegetated) best management practices, including but not limited to bioretention areas, filter strips, grass swales, and riparian buffers, shall be used to mitigate the impacts of stormwater from impervious areas on water quality. Based upon the total site area and the underlying hydrologic soil grouping, the following formula shall be used to determine the minimum percentage of impervious area to be directed to and/or drained by nonstructural best management practices:
Percent Area = (A * 38) + (B * 25) + (C * 13) + (D * 6)
Where:
A = percentage of site underlain by hydrologic soil group "A"
B = percentage of site underlain by hydrologic soil group "B"
C = percentage of site underlain by hydrologic soil group "C"
D = percentage of site underlain by hydrologic soil group "D"
Example: Existing 15-acre parcel with 40% of the site underlain by "B" soils, 20% underlain by "C" soils, and 20% of the site underlain by "D" soils.
Percent Area = (0 * 38)+(0.40 * 25)+(0.20 * 13)+(0.40 * 6) = 15%
Therefore a minimum of 15% of the site's proposed impervious area shall be directed to and/or drained by nonstructural best management practices.
(b) 
The volume of stormwater for the one-year, twenty-four-hour design storm (rainfall depth equals 2.7 inches), generated by areas of impervious surface not directed to structural or nonstructural best management practices, shall be controlled so that the one-year storm takes 24 hours to drain from the facility from a point where the maximum volume of water captured by the facility for the one-year storm is achieved (i.e., the maximum water surface elevation achieved in the facility).
(4) 
Peak flow attenuation. Following compliance with the recharge and water quality requirements, peak flow from the proposed development shall be attenuated consistent with the following requirements:
(a) 
The peak rate of stormwater discharge from the site for the following design storms shall not exceed the peak discharge from the site of the same storm before proposed development:
Design Storm
Inches of Precipitation
2-year, 24-hour storm
3.3
5-year, 24-hour storm
4.2
10-year, 24-hour storm
5.0
25-year, 24-hour storm
5.8
50-year, 24-hour storm
6.4
100-year, 24-hour storm
7.2
(b) 
To reduce the need for large wet and/or dry ponds to satisfy the peak-flow attenuation requirements, the impact of structural and nonstructural best management practices implemented to meet the requirements of Subsection C(1), (2) and (3) and is may be considered when designing the facility(s) to satisfy the peak flow attenuation requirement to reflect the volume of runoff being infiltrated and/or increased times of concentration.
D. 
Stormwater management calculation methods.
(1) 
The following assumptions shall apply for runoff calculations:
(a) 
Average antecedent moisture conditions.
(b) 
A Type II distribution storm.
(c) 
Meadow in good condition shall be used in predevelopment runoff calculations for all areas, including areas of existing cultivation and/or impervious surface, except woodlands. Woodland in good condition may be used for all wooded areas.
(d) 
In performing the stormwater calculations, all those areas to be disturbed during construction and subsequently returned to open space will be assumed to be reduced one hydrologic soil group category level for postdevelopment runoff calculations (i.e., Hydrologic Soil Group B is reduced to Hydrologic Soil Group C and so forth).
(e) 
Where applicable, postdevelopment time of concentration to a dry basin shall be the time of concentration to the point of discharge into the basin. Overland flow from the discharge point to the outlet structure shall not be included in the time of concentration.
(f) 
The postdevelopment sheet flow length shall be 150 feet, unless a shorter length is required. The maximum postdevelopment sheet flow length for unpaved surfaces shall be 100 feet for most situations (150 feet for areas which will remain undisturbed). Use of maximum flow lengths shall be justified and all flow lengths are subject to approval by the Borough.
(2) 
In all plans and designs for stormwater management systems and facilities submitted to the Borough Engineer for approval, stormwater peak discharge and runoff shall be determined through the use of the Soil Cover Complex Method as set forth in Urban Hydrology for Small Watersheds, Technical Release No. 55, with specific attention given to antecedent moisture conditions, flood routing, time of concentration, and peak discharge specifications included therein and in Hydrology National Engineering Handbook, Section 4, both by the United States Department of Agriculture, Natural Resources Conservation Service. Note that use of TR-55 with many of the natural system-based approaches and practices encouraged herein requires that calculations be performed on a detailed small subarea basis. The Borough Engineer may permit the use of the Rational Method for calculation of runoff on land developments of 10 acres or less and for the design of stormwater conveyance structures.
E. 
Design standards for best management practices. The Pennsylvania Handbook of Best Management Practices for Developing Areas (1998) shall serve as a design guide for structural and nonstructural best management practices. Additional design guidance may also be obtained from other related references prepared by the U.S. Environmental Protection Agency, the Washington Metropolitan Council of Governments, the Natural Resource Conservation Service, and the Pennsylvania Department of Environmental Protection. In addition to the design requirements included in the above documents, the following minimum design standards shall be required for the following best management practices:
(1) 
Infiltration trenches and dry wells shall meet the following minimum design standards:
(a) 
The lowest elevation of the infiltration area shall be at least two feet above the seasonal high water table and bedrock.
(b) 
The infiltration system shall have positive overflow controls to prevent storage within one foot of the finished surface or grade.
(c) 
The infiltration system shall be set back at least 15 feet from all structures with subgrade elements (i.e., basements).
(d) 
Infiltration systems shall be designed to infiltrate the stored volume in 24 hours or less.
(e) 
Infiltration rates shall not be used in computing the storage volume of the infiltration system.
(f) 
Surface inflows shall be designed to prevent direct discharge of sediment into the infiltration system.
(2) 
Dry basins shall be naturalized consistent with the following minimum design standards:
(a) 
Minimum grades inside the basin shall be 2%, and the maximum side slopes shall be 25% (four units horizontal to one unit vertical).
(b) 
Inlet structures and outlet structures shall be separated to the greatest extent possible in order to maximize the flow path through the basin. The minimum flow path length for at least half (50%) the volume of water directed through the basin shall be calculated using the following formula:
where:
L = Minimum flow path length
a = Surface area of the basin in square feet at the lowest orifice
(c) 
To create a more free-form and curvilinear basin so that from most edges of the basin the whole basin will not be in view, the total perimeter length of the basin shall be increased so that it is greater than or equal to the length derived by the following formula:
where:
P = Minimum basin perimeter length required
a = Surface area of the basin in square feet at the lowest orifice
The Borough Council, upon recommendation of the Borough Engineer, may permit a more traditionally shaped (oval or rectangular) basin(s) when conditions, such as topography, parcel size, or other site conditions warrant. When permitted, the basin(s) shall be designed in consultation with the Borough Engineer to include a landscaped island or peninsula large enough and appropriately placed to reduce the perceived size of the basin.
(d) 
Basins shall be landscaped in accordance with the requirements of § 147-39.
(e) 
Inlet structures. The invert of the inlet pipe into a basin shall be six inches above the basin floor or lining so that the pipe can adequately drain after rain storms. Inlets shall discharge into areas of the basin that slope toward the outlet structure.
(f) 
Outlet structures. To minimize clogging and to facilitate cleaning, outlet pipes shall have an internal diameter of at least 18 inches and a minimum grade of 1%. Anti-seep collars shall be located on all outlet pipes. All principal outlet structures shall be built with reinforced concrete with watertight construction joints. The use of architecturally treated concrete, stucco, painted surface or stone facade treatment for enhancing the outlet structure shall be required. Outlet pipes shall be constructed of reinforced concrete with rubber gaskets in conformance with AASHTO M170, M198 and M207. Childproof trash racks or antivortex devices should be constructed at all outlets and designed to facilitate cleaning and avoid clogging caused by debris.
(g) 
Emergency spillways shall be sized and located to permit the safe passage of the postdevelopment peak discharge from the one-hundred-year-frequency storm flowing into the basin. The maximum velocities in vegetated spillways excavated in undisturbed soil shall be checked, based upon the velocity of peak flow in the emergency spillway during an assumed clogged primary outlet condition. Where maximum velocities exceed design standards contained in the Engineering Field Manual for Conservation Practices, (U.S. Natural Resource Conservation Service) suitable lining shall be provided. All emergency spillways placed on fill materials shall be lined. Lining for emergency spillways shall incorporate native colors and materials where possible, including mono-slab revetments, grass pavers and native stone.
(h) 
Freeboard. Freeboard is the difference between the design flow elevations in the emergency spillway and the top of the settled basin embankment. The minimum, freeboard shall be two feet.
(i) 
A key trench shall be provided for the basin berm which extends two feet into undisturbed soil, has top width of six feet and side slopes of one to one.
(j) 
A clay core shall be provided for the basin berm which has a top elevation at the twenty-five-year water surface elevation, a minimum of four feet wide with one-to-one side slopes.
(k) 
Energy dissipators and level spreaders. Energy dissipators and/or level spreaders shall be installed to prevent erosion and/or initiate sheet flow at points where pipes or drainageways discharge to or from basins. Energy dissipators shall comply with criteria in Hydraulic Engineering Circular No. 15-Design for Stable Channels with Flexible Linings, published by the Federal Highway Administration of the U.S. Department of Transportation, or the Engineering Field Manual for Conservation Practices, Natural Resource Conservation Service. Native rock should be used in constructing dissipators where practical.
(l) 
Stabilization. Proper stabilization structures, including stilling basins, energy dissipators, and channel lining, shall be constructed at the outlets of all basins and emergency spillways. The stabilization structures should control water to avoid erosion, reduce velocities of released water and direct water so that it does not interfere with downstream activities.
(m) 
Basin setback. All basins shall be constructed in conformance with the setback requirements of the underlying zoning district for principal structures, as measured from the top of the berm elevation, provided the basin is set back a minimum of 20 feet from all existing and proposed structures, including porches, stairs, and decks. The setback distance may be adjusted at the discretion of the Borough Engineer based upon factors such as topography, soil conditions, and the location of structures.
(3) 
Wet basins. Existing ponds or permanent pool basins can be used, provided they meet the following requirements:
(a) 
A report, prepared by a biologist, ecologist, or similarly qualified professional, shall be submitted to the Borough for review that evaluates the design of the proposed wet basin's ability to meet the following criteria:
[1] 
The minimum permanent pool level to be maintained shall allow sufficient depth throughout the year to reduce the growth of unwanted vegetation and mosquitoes.
[2] 
The pond is of sufficient size to allow the appropriate aquatic community needed to maintain a healthy pond ecology.
[3] 
The design of a wet basin shall include the determination of the proposed site's ability to support a viable permanent pool. The design should take into account such factors as the required rate and quality of dry weather inflow, the quality of stormwater inflow, seasonal and longer-term variations in groundwater table, and effects of suspected pollutant loadings. The Pennsylvania Fish Commission and Natural Resource Conservation Service should be consulted during the design of these facilities.
(b) 
Emergency spillways shall be sized and located to permit the safe passage of stormwater flows from a one-hundred-year storm. The maximum velocities in vegetated spillways excavated in undisturbed soil shall be checked based upon the velocity of peak flow in the emergency spillway during an assumed clogged primary outlet condition. Where maximum velocities exceed design standards contained in the Engineering Field Manual for Conservation Practices (U.S. Natural Resource Conservation Service), suitable lining shall be provided. All emergency spillways placed on fill materials shall be lined. Lining for emergency spillways shall incorporate native colors and materials where possible, including mono-slab revetments, grass pavers and native stone.
(c) 
An outlet structure shall be designed to allow complete drainage of the pond for maintenance.
(4) 
Underground detention facilities shall meet the following minimum design standards:
(a) 
Underground detention facilities shall only be placed below traffic and parking areas and designed to be heavy duty and structurally capable of withstanding highway H-20 loading or the heaviest Fire Department vehicle, whichever is greater.
(b) 
Underground chambers or pipes shall be aligned parallel to the contours.
(c) 
The water quality requirements of Subsection C(3) shall apply to underground detention facilities.
(d) 
Access to the underground detention facilities shall be provided for maintenance personnel.
(e) 
The underground detention facilities shall be designed to include overflow controls that either divert runoff via a flow splitter placed at the facility entrance or an overflow weir/orifice system designed in conjunction with the outlet of the facility.
(5) 
Grass swales shall meet the following minimum design standards:
(a) 
Swales shall be designed in accordance with the requirements of Subsection F(4)(a).
(b) 
The bottom of the grass swale shall be two feet minimum and six feet maximum with side slopes of three to one or flatter.
(c) 
Swales within and outside street rights-of-way shall be designed to carry the design storm with three inches of freeboard.
(d) 
Swales to be used to convey runoff outside of the street right-of-way shall be the trapezoidal type.
(e) 
Swales shall not be used in street rights-of-way where curbing is to be installed. Stormwater conveyance shall be via storm sewer in these cases.
(f) 
Swages shall not be used to convey stormwater within a street right-of-way on slopes exceeding 8%. In these cases, storm sewer shall be used.
(g) 
Grass swages proposed to satisfy the water quality requirements of Subsection C(3) shall be designed consistent with the following:
[1] 
The maximum flow velocity in the grass swale for runoff from the water quality design storm (one-year, twenty-four-hour) shall not exceed 1.5 feet per second (fps).
[2] 
The average slope of the grass swale shall not exceed 4%.
F. 
Storm sewers and drainageways.
(1) 
General provisions. All storm drains and drainage facilities, such as gutters, catch basins, bridges, inlets, and culverts, shall be installed and the land graded for adequate drainage as shown on the grading plan submitted and approved with the final plan. Construction of these facilities shall generally conform with PennDOT Specifications Publication 408, latest version.
(2) 
When required. Storm drains and appurtenances shall be required to be constructed by the subdivider to take surface water from the bottom of vertical grades to lead water away from springs, and to avoid excessive use of cross gutters at street intersections and elsewhere.
(a) 
Natural watercourses shall not be disturbed.
(b) 
Surface water shall be conveyed to the nearest adequate storm drain, detention basin, natural watercourse, or drainage facility.
(c) 
Stormwater runoff shall discharge to an existing watercourse with defined bed and bank or an existing storm drain system. It shall not be concentrated onto adjacent properties nor shall the velocity of flow be increased beyond that existing prior to subdivision, land development or the commencement of land disturbance activities unless written approval is given by the adjacent property owners to the proposed discharge of surface runoff and the written agreements are approved by the Borough.
(d) 
Open watercourses will be permitted where they exist naturally and where, in the opinion of the Borough Engineer, they will not interfere with public convenience or safety but in fact will provide comparable or superior drainage capabilities of piped drainage. Where necessary, stream corridor improvements, including rock stabilization and gabions, shall be performed.
(e) 
When submitting a plan for approval involving the construction of storm drainage facilities, the designer's computations shall be submitted in duplicate to facilitate the checking of design.
(f) 
Design of storm drainage facilities shall be completed in accordance with accepted engineering practices, subject to approval by the Borough Engineer.
(g) 
where practical, inlets shall be situated in grassed swales or depressions.
(h) 
Inlets in road curbs shall incorporate grit chambers.
(3) 
Location. Wherever practicable, storm sewers shall be located within the right-of-way of the street. They shall be protected by a cover of at least 18 inches.
(4) 
Size and grade.
(a) 
Storm sewer system shall be designed to carry the one-hundred-year stormwater runoff, which shall be determined using the Rational Method. The following coefficients are to be used for design.
Ground Cover
Coefficient (C)
Impervious
0.95
Lawn/Grass/Open Space
0.35*
* This coefficient may be reduced to 0.25 for a ground cover of woods located off site or within reserved open space only.
All other design criteria shall be in accordance with the Pennsylvania Department of Transportation Design Manual 2, Chapter 10.
(b) 
Storm sewers shall have a minimum internal diameter of 15 inches and a minimum grade of 0.5% (1/2 of 1%) unless otherwise approved by the Borough Engineer. Maximum internal pipe diameter shall be 60 inches. Special box culverts or open channels shall be used when a sixty-inch pipe is not capable of carrying the design storm. Open channels will not be permitted where a conduit equal to or less than 60 inches in diameter can be constructed.
(5) 
Storm drainage pipe materials. All storm drainage pipes up to but not including 42 inches in equivalent diameter shall be constructed of the following materials:
(a) 
Reinforced concrete, rubber gasketed, conforming to AASHTO M170, M198 and M207.
(b) 
Reinforced concrete, tongue and groove, conforming to AASHTO M170 and M207.
(c) 
Corrugated polyethylene (PE) N12, smooth interior only, conforming to ASTM D1248, ASTM D2412, AASHTO M252 and 294. A PE pipe shall be placed on a minimum of six inches of AASHTO #57 stone and backfilled with same to a foot above the crown of the pipe.
(d) 
Corrugated polyethylene (PE) perforated underdrain shall conform to AASHTO M252.
(6) 
All storm drainage pipe and/or culverts 42 inches in equivalent diameter and above shall be constructed of any of the following materials:
(a) 
Reinforced concrete, tongue and groove, conforming to AASHTO M170 and M207.
(b) 
Reinforced concrete piping, rubber gasketed, shall conform to AASHTO M170, M198 and M207.
(c) 
Precasted reinforced concrete box sections in accordance with AASHTO M259.
(d) 
Cement concrete, cast in place, mix design strength of 4,000 psi
(7) 
All storm sewer is to be installed in straight alignments. Curved storm sewer sections are not acceptable.
(8) 
Roof drainage from all multifamily and nonresidential buildings shall be conveyed from roof downspouts through an underground roof drain, which shall outlet into a storm sewer system, stormwater management basin or natural watercourse.
(9) 
Underdrains shall be used at all areas as directed by the Borough Engineer for the purpose of eliminating soft spots and springs within the roadway.
(10) 
Manholes. Manholes shall be constructed at all changes in horizontal or vertical alignment; shall be spaced not more than 300 feet apart on pipe of 24 inches internal diameter or less, and not more than 450 feet apart where larger sizes are installed. Inlets may be substituted for manholes where they will serve a useful purpose. Manhole frames and covers shall be good quality cast iron; covers shall be marked "STORM" and have a minimum weight of 220 pounds.
(11) 
Inlets. Inlet spacing shall be so arranged that 95% of the gutter flow associated with the ten-year, twenty-four-hour storm will be captured. No inlet smaller than PennDOT Type 4 Foot Special Inlet shall be used. Double four-foot or six-foot inlets separated by 20 linear feet of pipe shall be required if adequate efficiency is not realized with the PennDOT Type 4 Foot Special Inlet. Inlets at street intersections shall be placed on the tangent and not on the curved portions. The gutter adjacent to and immediately upgrade from the inlet shall be so warped as to direct the water into the inlet.
(12) 
Headwalls, endwalls, flared endsections and similar structures.
(a) 
Such structures shall conform to PennDOT standards.
(b) 
A11 stormwater pipe discharge locations shall be fitted with one of the structures.
(13) 
Castings. Manhole and inlet castings, together with their covers or gratings, shall conform to PennDOT or Borough standards as may be in effect at the time the design of the sewer is submitted.
(14) 
Unnatural drainage. Wherever construction stops or concentrates the natural flow of storm drainage in such a way to adjoining properties, approval of the owners shall be obtained in writing and a copy filed with the Borough. Approval of plans by the Borough Council does not authorize or sanction drainage affecting adjoining properties.
(15) 
Drainage from non-natural sources. Water originating from other than natural sources, such as air-conditioning units, sump pumps, or other dry weather flow, wherever practicable, shall be discharged into natural watercourses on the property. The discharge of water under the sidewalk through the curb into the gutter is prohibited.
(16) 
Design criteria:
(a) 
Minimum internal pipe diameter shall be 15 inches.
(b) 
Permissible channel velocities, slopes, and cover shall be in accordance with the Natural Resource Conservation Service Engineering Field Manual, Chapter 7, "Grassed Waterways and Outlets."
(c) 
Existing stream channels shall be maintained in their natural state. Only under unusual circumstances will it be permitted to line, straighten, or relocate an existing stream, with approval of the Department of Environmental Protection (DEP) and the Montgomery County Conservation District.
(d) 
Acceptable energy-dissipation devices shall be installed to bring discharge velocities down to limits specified in the Natural Resource Conservation Service Engineering Field Manual, Chapter 7. Rip-rapping and/or gabions may be required by the Borough Engineer where erosion potential is great.
(e) 
Where open-ended influent pipes cannot be avoided, safety facilities shall be constructed, acceptable to the Borough Engineer, such as a debris structure utilizing a six-inch-by-six-inch rebar grid.
G. 
Maintenance responsibilities.
(1) 
General responsibilities:
(a) 
The owner of stormwater management facilities shall be responsible for their proper maintenance during and after development. A maintenance plan shall be prepared for review and approval by the Borough Engineer and shall be executed and signed by the Borough Engineer and applicant.
(b) 
On or before completion of subdivision or land development improvements, the permanent stormwater management system for a tract shall be fully installed and functional in accordance with the approved stormwater management plan. Temporary sediment-trapping facilities in detention basins upon inspection and approval by the Borough Engineer shall be converted into permanent stormwater management basins; additional facilities designed to serve more than an individual lot shall begin operation. All such work shall be specified in the approved stormwater management plan.
(2) 
Stormwater management facilities ownership and maintenance. All stormwater management facilities identified within an approved stormwater management plan shall be owned and maintained by one, or a combination, of the following entities:
(a) 
Individual lot stormwater facilities. Stormwater management facilities and systems that are located on an individual lot are the responsibility of that landowner to maintain. All deeds shall incorporate the maintenance responsibilities specified in the approved maintenance plan, making explicit individual owners' responsibilities for stormwater management measures and for the common property.
(b) 
Homeowners' or condominium association ownership (other than stormwater facilities located on individually owned lots). A single entity taking the form of a private corporation, partnership firm, estate or other legal entity empowered to own real estate exclusive of individual lot owners shall be set up to manage stormwater management facilities that are suitable for such management and perform other functions defined in this section. Maintenance responsibilities specified in the approved maintenance plan should be referenced on the plan and recorded into lot deeds, homeowners' or condominium association articles of incorporation, or some other permanent legal document.
(c) 
Municipal ownership. Where Schwenksville Borough has accepted an offer of dedication of the permanent stormwater management facilities, the Borough shall be responsible for maintenance. Borough ownership notwithstanding, the applicant is required to prepare a stormwater management plan including a maintenance component, as defined above. Upon approval of the stormwater management facilities by the Borough Council, the applicant shall provide a financial security, in a form approved by the Borough Solicitor, for maintenance guarantees, as follows:
[1] 
Long-term maintenance bond. The long-term maintenance bond shall be in any amount equal to the present worth of maintenance cost for the facilities for a ten-year period. The estimated annual maintenance cost for the facilities shall be based on a reasonable fee schedule provided by the Borough Engineer and adopted by the Borough Council.
[2] 
Documentation. The terms of the maintenance guarantees shall be documented as part of the stormwater management plan and the maintenance plan subpart.
(3) 
Maintenance plan. A maintenance plan shall be prepared to identify the ownership and maintenance responsibilities for all stormwater management facilities. At a minimum the maintenance plan shall include the following:
(a) 
Any obligations concerning perpetuation and/or maintenance of natural drainage or infiltration facilities, and other facilities identified within the stormwater management plan.
(b) 
A description of the facilities and systems on the lot, as called for above, setting forth in deed restrictions binding on the landowner's successors in interest.
(c) 
Assurances that no action will be taken by any lot owner to disrupt or in any way impair the effectiveness of any stormwater management system, setting forth in deed restrictions the ability of the Borough to take corrective measures if it is determined at any time that stipulated permanent stormwater management facilities have been eliminated, altered, or improperly maintained, including the ability of the Borough to cause the work to be done and lien all costs against the property should the required corrective measures not be taken by the lot owner within a period of time set by the Borough Engineer.