A. Ground disturbance during construction shall be kept to a minimum so as to preserve natural vegetation. All ground surfaces not covered by paving or structures shall be protected with vegetative growth.
B. All streets shall be provided with shade trees planted within the right-of-way not more than three (3) feet from the edge of the right-of-way. Trees shall be planted on each side of the street with a minimum of one (1) tree per fifty (50) linear feet except that no trees shall be planted within the clear sight triangles of intersections. [Amended 5/8/87]
C. Shade trees shall be at least eight (8) feet in height and one and one-half (1.5) inches in caliper, measured four and one-half (4.5) feet from the ground. [Amended 5/8/87]
D. No portion of tree masses having a caliper of four (4) inches or greater, measured four and one-half (4.5) feet from the ground, shall be removed, unless diseased or aged, or clearly necessary for completion of a subdivision or land development. Applicants shall make all reasonable efforts to protect and preserve existing trees and desirable vegetation. [Amended 5/8/87]
See Appendix G for acceptable landscaping materials. [Amended 5/8/87]
FLOOD HAZARD AREA
[Amended 6/11/84]
The specific purposes of these provision are:
A. To regulate the subdivision and/or development of land within any designated flood plain district in order to promote the general health, welfare and safety of the community.
B. To require that each subdivision lot in flood-prone areas include a safe building site with adequate access and that public facilities which serve such uses be designed and installed to minimize flood damage.
C. To protect individuals from buying lands which are unsuitable for use because of flooding by prohibiting the improper subdivision and/or development of unprotected lands within the designated flood plain districts.
[Amended 6/11/84]
This Ordinance supersedes any ordinances currently in effect in flood areas. However, any other applicable ordinances shall remain in full force and effect to the extent that those provisions are more restrictive.
[Amended 6/11/84]
The grant of a permit or approval of a plan for any proposed subdivision and/or land development to be located within any identified flood plain area or district shall not constitute a representation, guarantee, or warranty of any kind by the municipality or by any official or employee thereof the practicability or safety of the proposed use, and shall create no liability upon the municipality, its officials or employees.
[Amended 6/11/84]
A. Prior to the preparation of any plans, it is suggested that prospective developers consult with the Pennsylvania Department of Environmental Resources concerning soil suitability when on-site sewage disposal facilities are proposed.
B. A map showing the location of the proposed subdivision and/or land development with respect to any identified flood plain area or district, including information on the one- hundred (100) year flood elevations.
C. Where the subdivision and/or land development lies partially or completely within any identified flood plain area or district or where such activities border on any identified flood plain area or district, the preliminary plan map shall include the following information:
1. The location and elevation of proposed roads, utilities and building site, fills, flood or erosion protection facilities.
2. The one hundred (100) year flood elevations.
3. Areas subject to special restrictions.
All such maps shall show contours at intervals of two (2) or five (5) feet depending upon the slope of the land and identify accurately the boundaries of the identified flood plain areas or districts.
[Amended 6/11/84]
The following information shall be required as part of the Preliminary Plan and shall be prepared by a registered engineer or surveyor:
A. Name of engineer, surveyor or other qualified person responsible for providing the information required in this section.
B. A map showing the location of the proposed subdivision and/or land development with respect to any identified flood plain area or district including information on the one- hundred (100) year flood elevations.
C. Where the subdivision and/or land development lies partially or completely within any identified flood plain area or district or where such activities border on any identified flood plain area or district, the preliminary plan map shall include the following information:
1. The location and elevation of proposed roads, utilities and building sites, fills, flood or erosion protection facilities.
2. The one-hundred (100) year flood elevations.
3. Areas subject to special deed restrictions.
All such maps shall show contours at intervals of two (2) or five (5) feet depending upon the slope of the land and identify accurately the boundaries of the identified flood plain areas or districts.
[Amended 6/11/84]
The following information shall be required as part of the Final Plan and shall be prepared by a registered engineer or surveyor: I
A. All information required for the submission of the Preliminary Plan incorporating any changes requested by London Britain Township.
B. A map showing the exact locations and elevation of all proposed buildings, structures, roads and public utilities to be constructed within any identified flood plain area or district. All such maps shall show contours at intervals of two (2) feet and identify accurately the boundaries of the flood plain areas.
Submission of the Final Plan shall also be accompanied by all required permits and related documentation from the Department of Environmental Resources, and any other Commonwealth agency, or local municipality where any alteration or relocation of a stream or watercourse is proposed. In addition, documentation shall be submitted indicating that all affected adjacent municipalities have been notified of the proposed alteration or relocation. The Department of Community Affairs and the Federal Insurance Administrator shall also be notified whenever any such activity is proposed.
FLOODPLAIN DISTRICTS
[Amended 6/11/84]
A. Where not prohibited by this or any other laws or ordinances, land located in any identified flood plain area or district may be platted for development with the provision that the developer construct all buildings and structures to preclude flood damage in accordance with this and any other laws and ordinances regulating such development.
B. Building sites for residences or any other type of dwelling or accommodation shall not be permitted in any identified flood plain area or district. Sites for these uses may be permitted outside the flood plain if the sites or dwelling units are elevated up to the Regulatory Flood Elevation. If fill is used to raise the elevation of a site, the fill areas shall extend out laterally for a distance of at least fifteen (15) feet beyond the limits of the proposed structure. Any structure constructed upon a site elevated by fill must also meet the requirements of the Zoning Ordinance Section 604.02(A), (B), (C) and (D).
C. Building sites for structures or buildings other than for residential uses shall also not be permitted in any flood plain area or district. Also, such sites for structures or building outside the flood plain shall be protected as provided for in "B" above. However, the governing body may allow the subdivision and/or development of areas or sites for commercial and industrial uses at an elevation below the regulatory Flood Elevation if the developer otherwise protects the area to that height or assures that the building or structures will be floodproofed at least up to that height. Any structure constructed upon a site elevated by fill must also meet the requirements of the Zoning Ordinance Section 604.02(A), (B), (C) and (D).
D. If London Britain Township determines that only a part of proposed plat can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.
E. When a developer does not intend to develop the plat himself and London Britain Township determines that additional controls are required to insure safe development, it may require the developer to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on every recorded plat.
[Amended 6/11/84]
Where any excavation or grading is proposed or where any existing tree, shrubs or other vegetative cover will be removed, the developer shall consult the County Conservation District representative concerning plans for erosion and sediment control and also obtain a report on the soil characteristics of the site so that a determination can be made as to the type and degree of development the site may accommodate. Before undertaking any excavation or grading, the developer shall obtain a Grading and Excavation Permit if such is required by the municipality.
[Amended 6/11/84]
Storm drainage facilities shall be designed to convey the flow of storm water runoff in a safe and efficient manner. The system shall insure proper drainage along streets, and provide positive drainage away from buildings.
Plans shall be subject to the approval of the Township. The Township may require a primarily underground system to accommodate frequent floods 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 excess runoff onto adjacent properties.
[Amended 6/11/84]
The finished elevation of proposed streets shall not be more than the one (1) foot below the Regulatory Flood Elevation. The Township may require profiles and elevations of streets to determine compliance with the requirements. Drainage openings shall be sufficient to discharge floodflows without unduly increasing flood heights.
[Amended 6/11/84]
All sanitary sewer systems, whether public or private, shall be flood-proofed up to the Regulatory Flood Elevation.
A. The installation of sewage disposal facilities requiring soil absorption systems shall be prohibited where such systems will not function due to high ground water, flooding, or unsuitable soil characteristics or within designated flood plain areas or districts. The Township may require that the developer note on the face of the plat and in any deed of conveyance, that soil absorption fields are prohibited in any such area or district.
B. The Township may prescribe adequate methods for waste disposal. If a sanitary sewer system is located on or near the proposed subdivision and/or land development, the Township shall require the developer to provide sewage facilities to connect to this system where practical, and shall prescribe the procedures to be followed by the developer in connecting to the system.
[Amended 6/11/84]
All water systems, whether public or private, shall be flood-proofed up to the Flood Elevation. If there is an existing public water supply system on or near the subdivision, the Township shall require the developer to connect to this system where practical, and shall prescribe the procedures to be followed by the developer in connecting to the system.
[Amended 6/11/84]
All other public and private utilities and facilities, including gas and electric, shall be elevated or floodproofed up to the Regulatory Flood Elevation,
END FLOOD HAZARD AREA OTHER DESIGN STANDARDS
[Amended 6/24/96]
A. When a subdivision or land development proposal is traversed by or abuts an existing trail customarily used by pedestrians and/or equestrians, the applicant shall make provision for the continued recreational use of the trail.
B. When a property proposed for subdivision or land development is shown on the Recommendations Map in the Open Space Plan as being a possible trail corridor or a desirable trail connection the applicant shall be requested to provide an easement dedicated to the Township with connections to abutting properties that will enable the future continuation of the trail and greenway system. [Amended 6/24/96]
C. The applicant may alter the course of the trail within the tract for which development is proposed provided the proposed alteration exhibits quality trail design according to generally accepted principles of landscape architecture. The Township recommends the Department of Environmental Resources publication Non-motorized Trails, prepared by the Pennsylvania Trails Program of The Bureau of State Parks as a guide for the development of high-quality trails.
D. An applicant may propose and develop a now trail if said trail is available for use by the general public.
E. Improvements to trails shall demonstrate adherence to principles of quality trail design, enhancing the enjoyment of the rural qualities of the Township.
F. Trails shall have a vertical clearance of no less than ten (10) feet.
G. Trails shall be located in an easement or right-of-way with a minimum width of ten (10) feet.
H. Width of the trail surface may vary depending upon type of use to be accommodated, but in no case shall be less than three (3) feet or greater than six (6) feet.
I. No trail shall be designed with the intent to accommodate motorized vehicles.
J. Trails and their easements shall be dedicated to the public sector, donated to a private conservation organization, or placed under the care of a community association in order to assure continuing maintenance of the trail and trail easement.
The following review and design criteria shall apply to all new projects, land developments and construction proposing to cross, or approach within twenty-five feet of an existing or intermittent stream in London Britain Township.
Review Criteria
All construction and subdivision and land development activities shall be designed to protect the White Clay Creek and Christina watersheds through application of the following:
I. Assessment of.,
A. Impacts on the free flowing character of the watershed.
B. Effect on related environmental factors and ecological systems involved, including adjacent lands, waters, aesthetics, fisheries, recreational, floodplain, wildlife, vegetation, and historic and archeological-values, and use as a wildlife corridor.
C. Cumulative impacts
D. Alternatives available to the applicant.
E. Secondary effects likely to be caused or encouraged by the project.
F. Economic factors, including the need for resource protection measures in the area in the future.
G. Other relevant factors.
II. In addition to the general assessments described above, the following specific items need to be considered:
A. For all projects:
a. The project shall be located to take advantage of existing topography and vegetation.
b. The project shall be located, constructed and maintained so that it does not lead to accelerated bank erosion or degradation of streams and related resources.
c. Removal of trees, shrubs, and other vegetation shall be kept to a minimum, for the protection of water quality, fish and wildlife habitat visual quality and related values.
d. Wetlands shall not be filled.
e. Construction shall incorporate the use of materials that blend with the natural setting.
f. During construction, strict erosion control measures shall be taken to prevent sediment from reaching the river. Only minimal clearing of existing vegetation, clearing, grubbing and grading shall be performed.
g. The construction area shall be restored to as natural a condition as possible immediately following construction.
h. Following construction, whatever special measures needed to restore the natural appearance of the area, stabilize river banks, discourage damaging off-road vehicle or other recreational use, and enhance fish and wildlife habitat shall be taken.
i. Materials used for bank stabilization following construction shall maintain and enhance the natural and aesthetic qualities of the area.
j. Biodegradable materials such as burlap, jute netting or blankets made from coconut fiber shall be used to hold vegetative plantings in conjunction with slope stabilization and other erosion and sedimentation control measures,
k. Specifications regarding stabilization efforts and re-vegetation shall be consistent with the goals of maintaining stream width as near as possible to the original width, and to provide early re-vegetation of the area.
l. When re-vegetation is required within the riparian buffer, plant materials commonly found in that area shall be used.
m. The time and method of planting vegetation shall occur in a manner that ensures maximum survival and growth of plant species.
n. Work shall be performed at the time of year when the stream is experiencing low flow conditions to minimize impacts to fish and macroinvertebrate populations based upon recommendations from the Fish and Boat Commission.
o. Filling of floodplains shall present no restriction to flood water flow and shall only comprise 5% of the project flood plain area.
B. For corridors and rights-of-way:
a. Planning for new rights-of-way shall identify existing nearby rights-of-way which the proposed facility might share or be located adjacent to,
b. Establishment of new corridors shall anticipate future needs in that area, and attempt to accommodate those needs, so that additional future intrusions into designated areas will be minimized.
c. The narrowest width right-of-way necessary to facilitate construction and maintenance of the facility shall be used.
d. The low points of approach on the corridor shall be far enough landward of the water's edge to direct runoff to a vegetated area away from any stream.
e. Upon reaching the riparian forest buffer during clearing operations for overhead transmission or communication lines, tall-growing tree species may selectively be removed. Shrubs, low- growing tree species with a mature height of less than 20 feet, and other vegetation shall be left as natural as possible.
f. Management of trees, shrubs, and other vegetation for maintenance of all rights-of-way shall be done manually in the riparian forest buffer. However, appropriate herbicides may be applied by hand to stumps of selectively cut trees, where establishing and maintaining a low growing shrub community. Selective hand application of certain pesticides to control insect or disease infestations is acceptable.
C. Stream Crossings
a. Bridge and culvert structures. In order to safe guard the free-flowing character of streams and protect scenic, recreational and fish and wildlife values, and maintain wildlife corridors:
1) Bridges shall be: a) Clear-span structures (means spanning the entire width of the waterway, and having no piers, piles, abutments or other structures located below the ordinary high water mark). b) Low profile, and constructed of materials which blend with the natural surroundings as much as feasible. c) Where watercraft and/or fisherman passage is required, a vertical clearance of 5 feet between the ordinary high watermark and the bottom of the bridge is desired.
2) Culverts shall provide for a natural streambed under the structure, either by using a bottomless structure or by recessing the culvert bottom a minimum of 12 inches below the stream bottom. Multiple culverts may be used to accommodate stormwater. One culvert shall maintain the natural streambed as described above. Additional culverts shall be above the stream bottom and do not need to maintain the streambed.
3) There shall be no reduction of the total water way area passing through the bridge or culvert.
b. The stream shall be crossed by a method which minimizes disruption to the streambed. Streams shall be crossed at the point and time least damaging to fishery resources and aquatic organisms and generally at right angles.
c. If aerial crossings are used, they shall be designed to accommodate safe recreational use of the river in addition to protection of the streambanks.
d. A single-span stream crossing is preferred wherever possible, maintaining proper vertical clearance over the waterway and proper structure height for minimal adverse visual impact.
e. Underground installation is preferred for all new utility lines except: power lines of greater than 35 KV; where new lines are to be placed on existing poles, towers or bridges; or where burying is proven to be infeasible because of geologic constraints.
f. Directional boring will be the preferred method of crossing stream channels. Open cut construction across the stream is discouraged, except for large diameter installations such as a sewer or water main.
g. Towers and poles shall be removed when elimination of existing above-ground facilities occurs.
h. The width of the streambed shall not be altered.
D. Other Structures
Except as provided for in B and C above structures associated with water resource projects shall be located in such a manner as to protect the watershed and follow the provisions outlined in A above.
