1. Development of Existing Resources and Site Analysis Plan (ER/SA Plan). For all required subdivisions, an ER/SA plan shall be prepared to provide the applicant and the municipality with a comprehensive analysis of existing conditions, both on the proposed development site and within 500 feet of the site. Conditions beyond the parcel boundaries may be described based on existing published data available from governmental agencies, and from aerial photographs. The following information shall be shown:
A. Existing Natural Features.
(1) A tract boundary survey, including bearings and distances of all boundary lines, drawn at a scale of 1"=100', showing adjacent streets, property owners and property lines.
(2) A vertical aerial photograph at a scale that matches the scale of the ER/SA plan, with tract boundary lines shown.
(3) Topography. Contour line intervals shall be not more than 2 feet, determined by photogrammetry, for land and average natural slope of 10% or less, and at intervals of not more than 5 feet for land with average slope exceeding 10%. Ten foot intervals interpolated from U.S.G.S. published maps are permissible beyond the parcel boundaries. Slopes between 15 and 25% and exceeding 25% shall be clearly indicated. Slope shall be measured over three or more 2-foot contour intervals. Topography shall be prepared by a profes sional land surveyor or professional engineer from an actual field survey of the site or from stereoscopic aerial photography and shall be coordinated with official U.S.G.S. benchmarks. Datum to which contour elevations refer shall be noted.
(4) The location and delineation of wetlands, ponds, streams, ditches, drains, and natural drainage swales, as well as the 100-year floodplains.
(5) Vegetative cover conditions on the property according to general cover type including cultivated land, permanent grass land, meadow, pasture, old field, hedgerow, woodland and wetland, specimen trees, the actual canopy line of existing trees and woodlands. Vegetative types shall be described by plant community, relative age and condition.
(6) Soil series, types and phases, as mapped by the U.S.D.A. Natural Resources Conservation Service in the published soil survey for York County, and accompanying data tabulated for each soil relating to its suitability for construction (and, in unsewered areas, for septic suitability). The following soil types shall be specifically identified:
(a) Alluvial soils.
(b) Seasonal high water table soils.
(c) Hydric soils.
(d) Class I and II agricultural soils.
(e) Soil hydrologic group (i.e., Group A, B, C, or D).
(7) Ridge lines and watershed boundaries.
(8) Geologic formations, including rock outcropppings, cliffs, sinkholes, thrust faults and fracture traces, based on available published information or more detailed data obtained by the applicant.
(9) Any portion of the tract identified as a Pennsylvania Natural Diversity Inventory (PNDI) site or that is included on a country or local Natural Areas Inventory.
(10) A viewshed analysis showing the location and extent of views into the property from public roads and from public parks, public forests, and State game lands. Significant scenic views from the property shall also be delineated.
B. Existing man-made features, including:
(1) Location, dimensions, and use of existing buildings, driveways and any other man-made features on the site.
(2) Location, names, widths, centerline courses, paving widths, identifica tion numbers, and rights-of-way, of existing streets and alleys.
(3) Locations of trails that have been in public use (pedestrian, eques trian, bicycle) or are proposed on a municipal or county open space or greenway plan.
(4) Location and size of existing utilities.
(5) Any easement, deed restrictions, rights-of-way, or any other encumbrances upon the land, including location, size and ownership.
(6) Site features or conditions such as hazardous waste, dumps, underground tanks, active and abandoned wells, quarries, landfills, sand mounds, and artificial land conditions.
(7) Locations of historically significant sites or structures on the tract, including, but not limited to foundations, cellar holes, stone walls, earthworks, and burial sites. Any portion of the site located within a historic district, and historical resources identified in the municipal comprehensive plan.
C. Planned or Proposed Features. Streets, trails, utility corridors and other public infrastructure planned or proposed in local, regional or county plans or official maps shall be delineated.
2. Open space areas shall include all environmentally sensitive areas plus enough other open area to meet or exceed the minimum acreage requirement for open space areas set forth in the Zoning Ordinance [Chapter 27].
A. The applicant shall prioritize natural and cultural resources in terms of their highest to least suitability.
B. The locations and boundaries of environmentally sensitive areas shall follow the actual boundaries of floodplains, wetlands, and steep slopes over 25%.
C. The locations and boundaries of the following secondary conservation area:
(1) Significant habitat and species listed as endangered, threatened or of special concern. Steep slopes 15–25%.
(2) Healthy woodlands.
(3) Hedgerows, groups of trees or other unique or significant vegetation features.
(4) High quality agricultural soils.
shall be based on the priorities established above, practical considerations given to the tract’s configuration, its context in relation to resources on adjoining properties, and the applicant’s subdivision objectives. Secondary resources with the highest significance shall be included in the open space areas.
D. Greenway land shall be delineated in a manner clearly indicating greenway land boundaries as well as the types of resources included within them.
3. Preferred locations for stormwater and wastewater management facilities shall be identified using the ER/SA plan as a base map.
A. The design of these facilities should strive to use the natural capacity and features of the site to facilitate the management of stormwater and wastewater generated by the proposal.
B. Opportunities to use these facilities as a buffer between the proposed open space areas and greenway land and development areas are encouraged.
C. Stormwater management facilities should be located in areas identified as groundwater recharges areas.
D. Wastewater facilities shall comply with the requirements of the Zoning Ordinance [Chapter 27] and the municipal sewerage facilities plan update.
E. These facilities located within the greenway land may be counted toward the minimum common open space requirement only if they meet the requirements of § 27-618.4.B of the Zoning Ordinance [Chapter 27].
A. All subdivisions and land developments shall avoid or minimize adverse impacts on the municipality’s natural, cultural and historic resources, as defined below and shall incorporate the following site planning and design standards:
(1) Groundwater Resources. This Section is intended to ensure that the municipality’s limited groundwater resources are protected for purposes of providing water supplies for its residents and businesses, and to protect the base flow of the municipality’s surface waters. These regulations shall be applied in conjunction with those provided for in other sections of this ordinance, dealing with groundwater conservation and replenishment.
(a) The proposed subdivision and land development of any tract shall be designed to cause the least practicable disturbance to natural infiltra tion and percolation of precipitation to the groundwater table, through careful planning of vegetation and land disturbance activities, and the placement of streets, buildings and other impervious surfaces in locations other than those identified on the existing resources and site analysis plan as having the greatest permeability where precipitation is most likely to infiltrate and recharge the groundwater.
(2) Stream Valleys, Swales, Springs, and Other Lowland Areas. The municipality’s open space plan describes and maps stream valleys (which include stream channels and floodplains), swales, springs and other lowland areas as resources that warrant restrictive land use controls because of flooding hazards to human life and property, their ground water recharge functions, their importance to water quality and the health of aquatic communities, and their wildlife habitats. They are generally poorly suited for on-site subsurface sewage disposal systems.
(a) The following activities shall be minimized:
1) Disturbance to streams and drainage swales.
2) Disturbance to year-round wetlands, areas with seasonally high water tables, and areas of surface water concentration.
3) Because of their extreme limitations, stream valleys, swales and other lowland areas warrant designation as greenway lands. They may also require adjoining buffer lands to be included in the green way, to be determined by an analysis of the protection requirements of such areas on a case-by-case basis. In certain instances, seasonal high water table soils may be excluded from the greenway where it can be demonstrated that they are suitable for low density residential uses and conventional on-site sewage systems.
(3) Woodlands. Woodlands occur extensively throughout the municipality, often in association with stream valleys and wet areas, poor and erodible agricultural soils, and moderate to steep slopes.
(a) Woodland conditions within the municipality vary with respect to species composition, age, stocking, and health. They range from relatively recent post-agricultural young stands to mature mixed-age forests. Most woodlands in the municipality represent one or more of the following resource values:
1) As soil stabilizers, particularly on moderate to steep slopes, thereby controlling erosion into nearby streams, ponds, impound ments and roads. A closely related function is their enhancement of groundwater recharge.
2) As a means of ameliorating harsh microclimatic conditions, in both summer and winter.
3) As a source of wood products, i.e., poles, sawtimber, veneer and firewood.
4) As habitats for woodland birds, mammals and other wildlife.
5) As recreation resources for walkers, equestrians, picnickers and other related outdoor activities.
6) As visual buffers between areas of development and adjacent roads and properties.
(b) Because of their resource values, all woodlands on any tract proposed for subdivision or land development shall be evaluated by the applicant to determine the extent to which such woodlands should be designated partly or entirely as greenway or development lands. Evalua tion criteria shall include:
1) Configuration and size.
2) Present conditions, i.e., stocking, health and species composi tion.
3) Site potential, i.e., the site’s capabilities to support wood lands, based upon its topographic, soil and hydrologic characteristics.
4) Ecological functions: i.e., in protecting steep slopes, erodible soils, maintaining stream quality and providing for wildlife habitats.
5) Relationship to woodlands on adjoining and nearby properties and the potential for maintaining continuous woodland areas.
(c) The evaluation of the tract’s woodlands shall be undertaken by a forester, landscape architect, horticulturist or another qualified profes sional acceptable to the municipality. This evaluation shall be submitted as a report and made a part of the application for a preliminary plan. At a minimum, that report shall include one or more maps indicating boundaries and conditions of woodland areas accompanied by a report addressing the criteria in subparagraph (1) above.
(d) In designing a subdivision and land development plan for any tract, the applicant shall be guided by the following standards:
1) Healthy woodlands exceeding 1 acre shall be preserved and designated as greenway areas, to the maximum extent possible. Proposed site improvements shall be located, designed and con structed to minimize the loss or degradation of woodland areas.
2) Subdivisions shall be designed to preserve woodlands along roadways, property lines and lines occurring within a site such as streams, swales, stone fences and hedgerows. Such lines and the native vegetation associated with them shall be preserved as buffers between adjacent properties and between areas being subdivided within a property. Preservation shall include ground, shrub, under story and canopy vegetation.
3) Disturbance or removal of woodlands occupying environmen tally sensitive areas shall be undertaken only when approved by the Board and on a limited, selective basis to minimize the adverse impacts of such actions. This shall include but not necessarily be limited to, vegetation performing important soil stabilizing functions on wet soils, stream banks and sloping lands.
4) No clearing or earth disturbance (except for soil analysis for proposed sewage disposal systems) shall be permitted on a site before the completion of subdivision and land development agreements. The determination of sight distance clearances along roadways shall be made graphically and not by clearing on-site prior to final plan approval.
(4) Upland Rural-Agricultural Areas. These areas comprise fields, pastures, meadows, and former agricultural areas in early stages of woodlands succession, with fences, stone walls, tree copses and hedgerows, typically bordered by stream valleys and upland woodlands. These comprise the municipality’s historic working landscape, dotted with historic houses, barns and other structures. They give the municipality much of its rural character. They also contain the greatest concentration of prime agricultural soils. Because of their openness and high visibility, development in these areas is likely to be most readily seen and disruptive to the historic landscape. They sometimes provide habitat for wildlife, in conjunction with nearby woodlands and stream valleys. However, it is recognized that these areas also frequently offer the fewest constraints for development.
(a) Several elements of these working landscapes lend themselves to incorporation into the municipality’s greenway network. These include prime agricultural soils and natural features which visually punctuate the landscape, such as hedgerows, tree copses, stone walls, and visually prominent places such as knolls and hilltops.
(b) These areas can also accommodate development, with preferred locations being the non-prime agricultural soils and lower topographic settings where development will be visually less obtrusive. Compact clustered residential designs, with coordinated architectural and landscape architectural themes, are encouraged in highly visible locations where future development cannot be avoided (such as at the far edge of open fields).
(5) Slopes. Moderately sloping lands (15 to 25%) and steeply sloping lands (over 25%) are prone to severe erosion if disturbed. Erosion and the resulting overland flow of soil sediments into streams, ponds and public roads, are detrimental to water quality and aquatic life, and a potential hazard to public safety.
(a) Areas of steep slope shall be preserved in accordance with § 22-712 of this Chapter and as required below.
(b) All grading and earthmoving on slopes exceeding 15% shall be minimized.
(c) No site disturbance shall be allowed on slopes exceeding 25% except grading for a portion of a driveway accessing a single-family dwelling when it can be demonstrated that no other routing which avoids slopes exceeding 25% is feasible.
(e) On slopes of 15 to 25%, the only permitted grading beyond the terms described above, shall be in conjunction with the siting of a single- family dwelling, its access driveway and the septic system (which should typically be designed with a long, narrow drainage field following the land contours).
(f) Grading or earthmoving on all sloping lands of 15% or greater shall not result in earth cuts or fills whose highest vertical dimension exceeds 6 feet, except where in the judgment of the Board no reasonable alternatives exist for construction of roads, drainage structures and other public improvements, in which case such vertical dimensions shall not exceed 12 feet. Roads and driveways shall follow the line of existing topography to minimize the required cut and fill. Finished slopes of all cuts and fills shall be as required to minimize disturbance of natural grades.
(6) Significant Natural Areas and Features. Natural areas containing rare or endangered plants and animals, as well as other features of natural significance exist throughout the municipality. Some of these have been carefully documented, e.g., by the Statewide Natural Diversity Inventory, whereas for others, only their general locations are known. Subdivision applicants shall take all reasonable measures to protect significant natural areas and features by incorporating them into proposed greenway areas or avoiding their disturbance in areas proposed for development.
(7) Historic Structures and Sites. The municipality’s documented historical resources begin with native Indians in the early 18th century and extend through its colonial agricultural, residential and industrial develop ment in the late 18th and 19th centuries. Many of the municipality’s historic structures and sites have been extensively researched and remain intact. The municipality’s extensive historic records are maintained by its Historical Commission.
(a) Plans requiring subdivision and land development approval shall be designed to protect existing historic resources of all classes. The protection of an existing historic resource shall include the conservation of the landscape immediately associated with and significant to that resource, to preserve its historic context. Where, in the opinion of the Board, a plan will have an impact upon an historic resource, the developer shall mitigate that impact to the satisfaction of the Board by modifying the design, relocating proposed lot lines, providing landscape buffers, or other approved means.
(b) Municipal participation, review and approval of the applicant’s interaction with the State Historical and Museum Commission with regard to the preservation of historic resources, as required for DEP approval of proposed sewage disposal systems, shall be required prior to detailed final plan approval.
(8) Historic Rural Road Corridors and Scenic Viewsheds. The municipal ity’s open space plan identifies a number of historic rural roads in various parts of the municipality. All applications for subdivision and land develop ment shall attempt to preserve the scenic visual corridors along such roads by incorporating them into greenway areas or otherwise providing for building setbacks and architectural designs to minimize their intrusion. In instances, where such designs fail to satisfactorily protect corridors, applicants will be required to provide naturalistic landscape buffers to minimize their adverse visual impacts. The species specified for such buffers shall be selected on the basis of an inventory of tree and shrub species found in existing hedgerows and along wooded roadside edges in the vicinity of the development proposal.
(9) Trails.
(a) When a subdivision or land development proposal is traversed by or abuts an existing trail customarily used by pedestrians and/or equestrians, the governing body may require the applicant to make provisions for continued recreational use of the trail.
(b) The applicant may alter the course of the trail within the tract for which development is proposed under the following conditions:
1) The points at which the trail enters and exits the tract remain unchanged.
2) The proposed alteration exhibits quality trail design accord ing to generally accepted principles of landscape architecture (for example: Bureau of State Parks publication, “Non-Motorized Trails”).
3) The proposed alteration does not coincide with a paved road intended for use by motorized vehicles.
(c) When trails are intended for public or private use, they shall be protected by a permanent conservation easement on the properties on which they are located. The width of the protected area in which the trail is located should be a minimum of 10 feet. The language of the conserva tion easement shall be to the satisfaction of the governing body upon recommendation of the municipal solicitor.
(d) An applicant may propose and develop a new trail. If said trail is available for use by the general public and connects with an existing trail, the land area protected for said trail may be credited toward the open space requirement described in § 27-618.4.B of the Zoning Ordinance [Chapter 27].
(e) Trail improvements shall demonstrate adherence to principles of quality trail design.
(f) Trails shall have a vertical clearance of no less than 10 feet.
(g) Width of the trail surface may vary depending upon type of use to be accommodated, but in no case shall be less than 3 feet or greater than 6 feet.
(h) No trail shall be designed with the intent to accommodate motorized vehicles.
5. The applicant shall schedule a meeting with the Township staff and Township Engineer upon completion of Step 1 and prior to beginning Steps 2, 3, and 4 to discuss:
A. Prioritization of natural and cultural resources.
B. Proposed layout of open space areas.
C. Proposed location of stormwater management facilities.
D. Proposed location of wastewater management facilities.
E. Layout of dwelling units, streets, trails, and lots.
(Ord. 2011-05, 3/14/2011, § 402)