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1. The locations, dimensions and spacing of required plantings should be adequate for their proper growth and maintenance, taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as wind, moisture and sunlight.
2. The type(s) of plantings shall be limited to species that will not disturb or contribute to conditions hazardous to the public safety within critical locations. Such locations include, but shall not be limited to:
A. Public street rights-of-way.
B. Underground and above-ground utilities.
C. Sight triangle areas required for unobstructed views at street intersec tions.
3. Obstructions to Vision. No bushes or shrubs which, when mature would obstruct the vision of motorists, shall be permitted within any required clear sight triangle nor within 10 feet of the right-of-way line adjacent to access drives; and all street trees shall be kept free of branches and foliage from the ground level to a height of at least 8 feet.
4. All plant materials used shall, at the time of planting, meet minimum size requirements as stated in §§ 22-1104 and 1105.
5. Street Trees.
A. Street trees shall be planted for any subdivision or land development where suitable street trees do not exist, as part of the design and construction of:
(1) New streets.
(2) New sidewalks or pedestrian ways.
(3) Existing streets, sidewalks, pedestrian ways, highways, bike trails or path when they abut or lie within the subdivision or land development.
B. Spacing. Street trees in residential developments shall be provided at one per lot frontage or an equivalent number may be planted in an informal arrange ment approved by the Board of Supervisors. In nonresidential developments, street trees shall be placed at 60-foot intervals on each side of the street.
C. Setback. Street trees shall be planted a minimum distance of 5 feet outside and parallel to the right-of-way line, unless otherwise approved by the Board of Supervisors. Trees located at intersections shall respect the clear sight triangles.
D. Existing trees along a street which would be suitable as street trees and can be counted toward the street tree requirement shall be over 4 inches in caliper (see Figure 4) and shall be within 25 feet of the curb or road edge.
6. Plants shall not be placed where they might interfere with the construction, use, or maintenance of any public or private sewage disposal system, water supply or other utility/facility including sidewalks. Trees shall maintain a 10-foot separation from all sanitary or storm sewers and water lines.
7. All shrubbery and plants shall have a normal habit of growth, and shall be sound, healthy, vigorous and free of disease, insects of any form, and any other pests and problems.
8. All street and shade trees shall have a minimum trunk diameter of 2½ inches at a height of 6 inches above finished grade.
9. All plantings shall be performed in conformance with good nursery and landscape practices and to other standards that are established by the Township.
10. Requirements for the measurement, branching, grading, quality and burlapping of all shrubbery shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard Nursery Stock, ANSIZ60, 1-1973, as amended.
11. Screen Buffer. Wherever vegetative screening is being provided to meet a screening requirement of the Township Zoning Ordinance [Chapter 27], the following landscape requirements must be adhered to:
A. Buffer yard shall be the minimum width required by the Dover Township Zoning Ordinance [Chapter 27] or greater if required to adequately accommodate the level of screening required.
B. Screening between zones shall be as required in Table 22-1103.11-1 below.
Proposed Use
| ADJACENT ZONING USE | ||||||||
Cv | A | V | R-1 | R-3 | R-4 | C | BP | I | |
Proposed Use
| ADJACENT ZONING USE | ||||||||
Cv | A | V | R-1 | R-3 | R-4 | C | BP | I | |
Cv | |||||||||
A | |||||||||
R-1 | |||||||||
*R-3 | 1 | 1 | 1 | 1 | |||||
*R-4 | 1 | 1 | 1 | 1 | 1 | ||||
C | 2 | 2 | 2 | 2 | 2 | 2 | |||
BP | 3 | 3 | 3 | 3 | 3 | 3 | |||
I | 3 | 3 | 3 | 3 | 3 | 3 | 2 | 2 | |
* Multi-Family Development Only
The type of buffer planting strips shown in the above table have been designed to provide different levels of screening and are illustrated on the following pages. The intent of each type of strip is as follows:
(1) Buffer Planting Strip #1 shall be utilized as a conceptual buffer. The buffer will not provide full screening but will restrict the view from the adjoining use.
(2) Buffer Planting Strip #2 shall block 50% of the view at eye level through use of trees and shrubs at the time of planting.
(3) Buffer Planting Strip #3 shall provide 100% opaqueness of the adjoining use at a height of 8 feet (measured from the outside edge of the berm) through the use of dense planting of trees and shrubs or other structural elements. A minimum 3-foot high earthen berm with maximum 3 to 1 slopes shall be utilized.
The minimum number of plant units required per 100 linear feet of planting strip area specified. The required plant material shall be distributed over the entire length and width of the buffer area. Buffer plant material may be arranged symmetrically (formal) or asymmetrically (informal) and may be grouped to form plant clusters. However, informal grouping that reflect the natural character of the region are encouraged. Plants shall be spaced to provide optimum growing conditions. Additional plants may be required, at the Township Engineer’s discretion, to fulfill the intent of the required visual screening.
C. Walls, ornamental structures, fences and berms, appropriate vegetative material or a combination of these, not less than 6 feet in height may be used with respect to a specific land use, or as approved by the Township Board of Supervisors. When a fence or wall is used, 50% of the required vegetative material may be eliminated. The remaining vegetative material shall be divided equally with one- half placed on each side of the wall or fence.
D. Innovative means of screening are encouraged; however, as a guideline to quantity of materials required, a minimum of one plant shall be provided 12 feet on center along the property line. Straight rows of trees are discouraged.
E. Windbreaks. The use of planting rows to serve as windbreaks to control the drifting of snow across public and private thoroughfares is encouraged.
12. Off-Street Parking Areas.
A. Off-street parking lots shall be screened in accordance with the above regulations relating to buffers. Further, any parking lot within 100 feet of a public street or intersection shall be screened with a hedge, berm or other measure to prevent distraction or confusion from parking cars’ headlights.
B. No parking lot shall be located closer to a building than 6 feet to allow adequate room for landscaping.
C. No more than 20 parking spaces shall be placed in a continuous row without an intervening planting island of at least 10 feet in width and the length of the parking stall.
D. A minimum of 10% of any parking lot facility over 2,000 square feet in gross area (measured as a rectangular area formed by the intersection of the outermost edges of the paving) shall be devoted to landscaping. This landscaping shall include a minimum of one tree per 20 parking spaces and all planting beds within a parking lot shall be surfaced in lawn or ground cover planting.
E. For any land use where the total number of parking spaces exceeds 100 stalls, the parking area shall be divided by continuous islands perpendicular to the spaces every 128 feet (128 feet assumes four rows of parking at 20 foot length and two aisles at 24-foot width). These divider islands shall be a minimum of 10 feet wide.
F. All areas between the street right-of-way line and parking lot shall be planted.
13. Pedestrian Spaces. The objectives of landscape architectural treatment of pedestrian access shall be to promote free and safe movement of pedestrians and bicycles into, in between, and through the proposed and existing facilities and to provide pedestrian spaces at building entrances and nodes. The following guidelines should be considered:
A. Pedestrian and bicycle access should be provided from public roadways, parking lots, and adjacent land uses where appropriate.
B. The layout of pedestrian walkways should be consistent with the overall design. In natural landscapes, walkways should meander through plantings and berms. Formal landscapes may require long straight walkways. The views for the pedestrian should be visually pleasing.
C. Plantings along pathways should maximize, orient and exploit desirable views as well as provide shade.
D. Benches and sitting areas along pathways should be placed where appropriate and particularly where they can incorporate or provide views of a significant landscape feature, recreational facility, or interesting site design of the project.
E. Connections to common open space areas and facilities on adjacent properties should be provided. Pedestrian easements between lots with a paved walkway may be required.
F. Pedestrian bridges over streams, ravines, or drainage swales are encouraged and should be required when necessary to make connections in pedestrian systems if they can be reasonably constructed without impeding flood waters and other anticipated flows. They are subject to all regulatory agency permit requirements.
G. Other pedestrian amenities such as kiosks, water fountains, pedestrian scale lighting, and gazebos should be provided where appropriate.
14. Service, Loading and Trash Disposal Areas.
A. All service, delivery, loading and outdoor storage and trash disposal areas shall be screened from all residential districts, public streets, parking lots and pedestrian walkways.
B. These areas shall be totally screened from the above listed places by the use of fences, walls, berms, evergreen plant material, or a combination of these, not less than 6 feet in height.
(Ord. 2011-05, 3/14/2011, § 1103)
1. All subdivisions and land developments shall be laid out in such a manner so as to preserve the healthy vegetative stands whenever possible.
2. During construction, vegetation that has been identified to be preserved will be protected to insure there is no damage done to the vegetation.
(Ord. 2011-05, 3/14/2011, § 1104)
1. Species selection shall be based upon the existing site conditions including the site geology, hydrology, soils and microclimate, as well as functional considerations of screening, energy conservation and architectural compatibility.
2. The following is a recommended list of street trees for use in Dover Township. The use of Pennsylvania native trees is encouraged. However, the Township may permit other planting types if they are hardy to the area, are not subject to blight or disease and are of the same general character and growth habit as those listed below. Street trees shall have a minimum 2½ inch caliper.
Scientific Name | Common Name |
Scientific Name | Common Name |
Acer rubrum | Red Maple |
Fraxinus Pennsylvania - “Mar shall’s Seedless” | Marshall’s Seedless Green Ash |
Pyrus calleryana - “Aristocrat” | Aristocrat Pear |
Quercus borealis | Northern Red Oak |
Tilia Tomentosa | Sulver Linden |
Tilia cordata | Silver Linden |
Zelkova serrata | Japanese Zelkova |
3. The following is a recommended list of street trees for use within areas limited in space by overhead power lines and sidewalks:
Scientific Name | Common Name |
Acer campestre | Hedge Maple |
Crataequs crusqalli inermis | Thornless Cockspur Hawthorn |
Crataequs x lavallei | Lavalle Hawthorn |
Malus - “Centurion” | Centurion Crabapple |
Malus - “Harvest Gold” | Harvest Gold Crabapple |
Malus x zumi - “Calocarpa” | Redbud Crabapple |
4. In no circumstances will any of the following trees be permitted to be planted as street trees:
Poplars - all varieties. |
Willows - all varieties. |
White or Silver Maple (Acer saccharinum). |
Aspen - all varieties. |
Common Black Locust. |
Callery Pear. |
(Ord. 2011-05, 3/14/2011, § 1105)
Part 12
Improvement and Construction Assurances
Improvement and Construction Assurances
1. No plan shall be finally approved unless the streets shown on such plan have been improved to a mud-free or otherwise permanently passable condition, or improved as may be required by this Chapter, and any walkways, curbs, gutters, street lights, fire hydrants, shade trees, water mains, sanitary sewers, storm sewers and other improvements as required by this Chapter have been installed in accordance with this Chapter. In lieu of the completion of any improvements required as a condition for the final approval of a plan, the developer shall provide for the deposit with the Township of financial security in an amount sufficient to cover the costs of such improvements or common amenities including, but not limited to, roads, stormwater detention and/or retention basins and other related drainage facilities, recreational facilities, open space improvements, or buffer or screen plantings which may be required.
2. When requested by the developer, in order to facilitate financing, the Board of Township Supervisors shall furnish the developer with a signed copy of a resolution indicating approval of the final plan contingent upon the developer obtaining a satisfactory financial security. The final plan or record plan shall not be signed nor recorded until the financial improvements agreement is executed. The resolution or letter of contingent approval shall expire and be deemed to be revoked if the financial security agreement is not executed within 90 days unless a written extension is granted by the Board of Township Supervisors; such extension shall not be unreasonably withheld and shall be placed in writing at the request of the developer.
3. Without limitation as to other types of financial security which the Township may approve, which approval shall not be unreasonably withheld, Federal or Commonwealth chartered lending institution irrevocable letters of credit and restrictive or escrow accounts in such lending institutions shall be deemed acceptable financial security for the purposes of this Section.
4. Such financial security shall be posted with a bonding company or Federal or Commonwealth chartered lending institution chosen by the party posting the financial security, provided said bonding company or lending institution is authorized to conduct such business within the Commonwealth.
5. Such bond, or other security shall provide for, and secure to the public, the completion of any improvements which may be required on or before the date fixed in the formal action of approval or accompanying agreement for completion of the improvements.
6. The amount of financial security to be posted for the completion of the required improvements shall be equal to 110% of the cost of completion estimated as of 90 days following the date scheduled for completion by the developer. Annually, the Township may adjust the amount of financial security by comparing the actual cost of the improvements which have been completed and the estimated cost for completion of the remaining improvements as of the expiration of the ninetieth day after either the original date scheduled for completion or a rescheduled date of completion. Subsequent to said adjustment, the Township may require the developer to post additional security in order to assure that the financial security equals said 110%.
7. The amount of financial security shall be based upon an estimate of the cost of completion of the required improvements, submitted by an applicant or developer and prepared by a professional engineer licensed as such by the Commonwealth of Pennsylvania. The engineer shall certify the amount of security to be a fair and reasonable estimate of such cost. The Board of Township Supervisors, upon the recommendation of the Township Engineer, may refuse to accept such estimate for good cause shown. If the applicant or developer and the Township are unable to agree upon an estimate, then the estimate shall be recalculated and recertified by another professional engineer licensed as such in the Commonwealth and chosen mutually by the Township and the applicant or developer. The estimate certified by the third engineer shall be presumed fair and reasonable, and shall be the final estimate. In the event a third engineer is so chosen, fees for the services of said engineer shall be paid equally by the Township and the applicant or developer.
8. If the party posting the financial security requires more than one year from the date of posting of the financial security to complete the required improvements, the amount of financial security may be increased by an additional 10% for each one year period beyond the first anniversary date from posting of financial security or to an amount not exceeding 110% of the cost of completing the required improvements as re- established on or about the expiration of the preceding 1-year period by using the above procedure.
9. In the case where development is projected over a period of years, the Board of Township Supervisors may authorize submission of final plan by section or stages of development subject to such requirements or guarantees as to improvements in future sections or stages of development as it finds essential for the protection of any finally approved section of the development.
10. As the work of installing the required improvements proceeds, the party posting the financial security may request the Board of Township Supervisors to release or authorize the release, from time to time, such portions of the financial security necessary for payment to the contractor or contractors performing the work. Any such requests shall be in writing addressed to the Board of Township Supervisors, and the Board of Township Supervisors shall have 45 days from receipt of such request within which to allow the Township Engineer to certify, in writing, to the Board of Township Supervisors that such portion of the work upon the improvements has been completed in accordance with the approved plan. Upon receipt of such certification the Board of Township Supervisors shall authorize release by the bonding company or lending institution of an amount as estimated by the Township Engineer fairly representing the value of the improvements completed or, if the Board of Township Supervisors fails to act within said 45-day period, the Board of Township Supervisors shall be deemed to have approved the release of funds as requested. The Board of Township Supervisors may, prior to final release at the time of completion and certification by its engineer, require retention of 10% of the estimated cost of the aforesaid improvements.
11. Where the Board of Township Supervisors accepts dedication of all or some of the requirements following completion, the Board of Township Supervisors may require the posting of financial security to secure structural integrity of said improvements as well as the functioning of said improvements in accordance with the design and specifications as depicted on the final plan for a term not to exceed 18 months from the date of acceptance of dedication. Said financial security shall be of the same type as otherwise required in this Section with regard to installation of such improvements, and the amount of the financial security shall not exceed 15% of the actual cost of installation of said improvements.
12. If financial security has been provided in lieu of the completion of improve ments required as a condition for the final approval of a plan as set forth in this Section, the Township shall not condition the issuance of building, grading or other permits relating to the erection or placement of improvements, including buildings, upon the lots or land as depicted upon the final plan upon actual completion of the improvements depicted upon the approved final plan. Moreover, if said financial security has been provided, occupancy permits for any building or buildings to be erected shall not be withheld following the improvement of the streets providing access to and from existing public roads to such building or buildings to a mud-free or otherwise permanently passable condition, as well as the completion of all other improvements as depicted upon the approved plan, either upon the lot or lots or beyond the lot or lots in question if such improvements are necessary for the reasonable use of or occupancy of the building or buildings.
(Ord. 2011-05, 3/14/2011, § 1201)
The Board of Township Supervisors shall authorize and direct the Township Engineer to cooperate with the applicant in arranging for the Engineer’s periodic presence at the site of the work and construction of the required facilities and improvements during such phases thereof as in the judgment of the Engineer will enable him to determine whether or not such construction is in general conformity with the final plan and all Township requirements.
A. No construction shall begin until after the preconstruction meeting between the developer, the contractor, the Township Engineer/Inspector, and others as may be requested to attend. The preconstruction meeting will be scheduled upon request of the developer, and will only be held if all of the above named participants are represented.
B. Notice shall be given to the Township at least 48 hours in advance of commencement of any construction operation to provide for required inspection. If construction is intermittent, separate notice will be required each time the contractor restarts work. If scheduled work is not canceled 24 hours prior to the scheduled time or if the work is otherwise not performed, the Engineer will be compensated for 4 hours.
C. There will be full-time inspection for the installation of sanitary sewer, water, storm sewer and roadway paving. General site work will be inspected on a part-time basis, except when additional inspection is directed by the Township.
D. No underground pipes, structures, subgrades, binders or base courses shall be covered until inspected and approved by the duly authorized official of the Township. Failure in compliance with this regulation shall provide cause for uncovering of such work, at the applicant’s expense, to permit the required inspection.
E. In those cases where the Township Engineer deems necessary, the developer, through his contractor, shall retain the services of a certified soils engineer to perform moisture and density testing in order to determine compaction or the extent thereof as related to the requirements of such Township construction and materials specifications as have been or may be adopted by the Board of Township Supervisors.
F. The wearing course on all streets proposed to be dedicated to the Township shall not be placed until at least 90% of the lots within the development or a phase of the development have been built upon, or upon the expressed desire of the Board of Township Supervisors.
G. Whenever any work or materials are found to be not in compliance with the final approved preliminary plan, final plan and/or applicable Township requirements, the Township Engineer or any other duly authorized Township representative, will as such non-compliance becomes known notify the contractor. If the work in question is not corrected, a written non-compliance report will be issued to the contractor and the developer. A “non-compliance report” will serve as official notice that the work in question will not be accepted by the Township. Upon correction of the non-complying work a “compliance report” will be issued to the contractor and the developer.
H. When a contractor or developer wishes to make a change to the approved drawings, a request shall be submitted in writing to the Township Engineer. The Township Engineer will review the request and submit their recommendation to the Township. The Township Supervisors will act on the request and determine whether or not a plan revision is necessary.
I. Whether or not such construction or work shall have been accomplished in accordance with Township requirements shall be determined by the Township Engineer upon the basis of his onsite inspections during such phases thereof as in his judgment will enable him to make such determination. The Engineer shall submit a written report to the Board of Township Supervisors in regard thereto.
(Ord. 2011-05, 3/14/2011, § 1202)
1. After final preliminary plan approval and upon the completion of all required improvements, the applicant shall submit an as-built plan prepared by a professional engineer or professional land surveyor. Said plan shall indicate that the constructed improvements are in conformance with the previously approved drawings and specifications. Said plan shall also note any and all deviations from the previously approved drawings and specifications. The plans, if prepared electronically, shall be so developed to be transmittable in a format compatible with the Township GIS system the owner shall provide a shape file, NAD 1983 datum Southcentral Pennsylvania, and a .PDF or .TIFF file. Also, one reproducible and two copies of the as-built plan shall be filed with the Township.
2. The as-built plan set shall include an overall site plan and shall be drawn to the same scale as the final plan, certified to by the designer of the plan, and approved by the Township Engineer. Said plan shall indicate the actual location, dimensions, type of material and elevations of all completed improvements, including but not limited to:
A. Concrete monuments and other survey markers.
B. The edge of the cartway and top of the curb for both sides of each street.
C. Sanitary sewer mains, manholes and laterals (manhole inlet, outlet and top elevations).
D. Storm sewers, inlets and culverts.
E. Water mains, valves, fire hydrants and appurtenances.
F. Street lights.
G. Permanent sedimentation, erosion control and stormwater management structures and stormwater BMP’s.
H. All easements.
(Ord. 2011-05, 3/14/2011, § 1203)
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