1234.09 NATURAL FEATURES PRESERVATION.

(a)     General Requirements. The design and development of all subdivisions and land developments shall preserve, whenever possible, natural features such as site terrain, woodlands, specimen trees, natural watercourses and bodies of water, wetlands, rock outcroppings and scenic views.

(b)     Topography. The natural terrain of the proposed subdivision or land development shall be retained whenever possible. Cut and fill shall be kept to a minimum. Cut and fill operations shall be used either to achieve acceptable minimum standards (for street grades, parking areas, building sites) or to enhance the quality of site design (e.g. berms or swales which add visual interest and perform functions such as screening or drainage).

(c)     Vegetation and Planted Screens.

(1)    Significant tree masses and specimen trees shall be preserved wherever possible. The buildings should be located within the allowable building area in such a manner as to minimize damage to vegetation. Where possible, existing open areas should be developed instead of wooded areas. Areas in which trees are retained should remain undisturbed out to the canopy drip line and at the original grade level wherever possible.

2)    Effective planted visual screens shall be provided along the rear of reverse frontage lots and along side and/or rear property lines of lots traversed by zoning boundary lines which separate a residential district from a nonresidential district.

(3)    Screening and buffering shall comply with the requirements of Chapter 1292 of the Township Zoning Code.

(4)    Existing wooded areas shall be protected to prevent unnecessary destruction. Trees with a minimum trunk caliper of six inches, measured eighteen inches above ground, shall be maintained or replaced immediately following construction. Replacement trees shall be a minimum trunk caliper of two inches at a height of eighteen inches above finished grade.

(5)   Trees shall be required in all new subdivisions and land developments and shall be provided in accordance with the following standards:

  A.     No tree shall be planted within the street right-of-way.

  B.       At least one tree shall be planted on each lot in a subdivision.

  C.       Such tree shall be planted in the front yard.

  D.       All such trees shall be sound, healthy, and vigorous and shall be free of insects, insect  eggs, and larvae.

  E.       The trunk caliper, measured at the height of eighteen inches, shall be a minimum of two inches.

 

(d)     Aquatic Features. Aquatic features such as natural watercourses, bodies of water and wetlands shall be protected wherever possible. Where practicable, stream and river frontage shall contain an access point to the water. Maintenance easement areas shall be provided at intervals of no more than one-half mile. These access points shall be not less than twenty-five feet in width.

(e)     Wetlands. See Section 404 of the Federal Clean Water Act (1977) and Chapter 105 of the Pennsylvania Dam Safety and Encroachment Act (1978), as amended December, 1989, for requirements relating to development of wetland areas.

(f)      Floodplain Protection. See Chapter 1286 of the Township Zoning Code. (Ord. 668. Passed 10-17-90.)

 

1234.10 MISCELLANEOUS PROVISIONS.

(a)     Sidewalks and Curbs.

(1)   All property owners shall install, construct and maintain sidewalk and curbing along such property abutting any street, in accordance with the specifications of the Township Engineer, the BOCA National Building Code, Section 1420.03 of the Building and Housing Code and these Subdivision Regulations under the following circumstances:

                            A.  Whenever a building is newly constructed and erected within the Township

    B.   Whenever an alteration is made to an existing building.

                             C.   Whenever subdivision approval is granted pursuant to these Subdivision Regulations.

(2)   At the time of transfer or resale of any premises within the Township and as part of the inspection conducted prior to the issuance of the required certificate of occupancy, the Building Inspector shall inspect all sidewalks, curbs and driveway aprons; and any and all sidewalks, curbs and driveway aprons in a state of disrepair shall be maintained, repaired and/or replaced prior to the issuance of the certificate.

(3)    All sidewalks and curbs required to be installed, constructed and maintained pursuant to the above subsections shall be installed according to the specifications of the Township Engineer, including, but not limited to, the following:

  A.     Curbs shall be installed sixteen feet back from the centerline of a local street and eighteen feet back from the centerline of a collector street.

  B.     There shall be a four-foot grass strip between all sidewalks and curbs.

  C.      All sidewalks shall be a minimum of four inches thick with a four-inch stone sub-base. With respect to the installation of curbing and sidewalks, on all property which abuts a State highway, the property owner must first request and receive Penn DOT approval for the installation of said curbing and sidewalk and the location thereof.

(4)    All construction, installation, maintenance and repair of all sidewalks and curbing, as required above, shall be at the expense and cost of the property owner, plus any such widening of the street deemed necessary is to be at the expense and cost of the property owner.

(5)    Any waiver sought by the property owner of the aforementioned requirements of curbing and sidewalks must be submitted, in writing, setting forth the reasons and justification for the requested waiver, to the New Construction Committee, which shall review and decide all waiver requests. Appeals therefrom shall be governed by Section 1420.18 of the Building and Housing Code.

(b)     Fire Fighting Access Easements and Fire Hydrants.

(1)   In areas where, in the opinion of the Township Fire Marshal, there exist any fire hazards, unobstructed fire protection access easements shall be provided. The size, location, design and grading of such easements shall be recommended by the Fire Marshal.

(2)    The need, location, design and related features of fire hydrants shall be determined by the Fire Marshal in accordance with applicable laws and regulations.

(c)   Street Names and Address Numbering.

(1)   Proposed streets which are in alignment with existing, named streets shall bear the name of the existing streets.

(2)   In no case shall the name of a proposed street duplicate or substantially approximate an existing street name in the Township, in order to avoid confusion and delay in the operations of the postal service, the Police Department or emergency vehicles.

(3)   All proposed street names shall be subject to the approval of the Board of Commissioners after consultation with the local Postmaster, Fire Marshal and Police Chief.

(4)   Streets shall be identified by signs approved by the Township Secretary or Township Engineer.

(5)   In all subdivisions and land developments commenced after the effective date of these Subdivision Regulations, the address numbers shall be assigned by the Township Engineer and shall be clearly visible from the street.

(d)     Street Lighting. Street lights shall be installed in all subdivision and land developments in accordance with the Township Engineer and the appropriate utility company. The exact location of all street lights shall be indicated on the final plan, after consultation with the Township Engineer.

(Ord. 668. Passed 10-17-90.)

1991 Replacement