East Bradford Township
City Zoning Code
City Zoning Code
ARTICLE XXIII
PU Planned University District
[Added 4-8-2003 by Ord. No. 4-2003]
§ 115-144 Purpose; intent.
It is the intent of the PU Planned University District to recognize that substantial contiguous lands are currently owned and used by the university and the Commonwealth of Pennsylvania and that such lands are appropriate for campus uses and are planned for further development by the university as part of its educational mission. Provision of a zoning district with regulations based upon principles of sound campus planning will permit the university to pursue its mission and remain a vital institution while providing for future development that is compatible with established adjacent land uses and districts, as well as with environmental features within and adjacent to the PU Planned University District. Development within the PU Planned University District shall provide a sound balance between environmental considerations and campus design principles with particular emphasis on landscaping to provide visual linkages within the campus, to define unique spaces, and to provide a buffer for adjacent zoning districts; preservation of existing woodlands; and provision of stormwater management to prevent degradation of water quality in watercourses both within and below the PU Planned University District.
§ 115-145 Qualifying conditions.
A.
In order that the university and the Township can be assured that the development of campus facilities within East Bradford Township adheres to the principles of sound campus development and to permit the Township to evaluate proposals for specific development of parts of the proposed campus in the context of the total use of the land within the PU Planned University District, the university shall prepare and present to the Township comprehensive plans for the future development of the university campus (campus development plans). Such plans shall be reviewed by the Planning Commission and approved by the Board of Supervisors. Such plans shall include:
[Amended 11-8-2005 by Ord. No. 9-2005; 12-13-2006 by Ord. No. 8-2006]
(1)
A plan showing those areas of the university campus proposed to be the subject of a development area plan or plans within a six-year period. Such a six-year plan shall show the location of the proposed development area or areas in relation to other developed areas of the campus, existing or proposed, the allocation of spaces for anticipated buildings, provisions for access, allocation of land for parking areas and the provision of areas for stormwater management, property line buffers and specific areas for open space.
(2)
A plan showing the general allocation of space, including adequate room for open spaces, for uses proposed to be developed in a five- to ten-year period or beyond.
(3)
As open spaces are designated with the planning of development areas, care shall be taken to provide a coherent arrangement of open spaces taking into account the need for pedestrian travel between the various campus activities as well as the need to consolidate the open spaces into permanently reserved areas within and on the exterior of the portions of the campus developed in buildings.
(4)
All editions of the campus development plan shall show the arrangement, boundaries (described by metes and bounds) and areas of open spaces. The open spaces to be shown shall include all open spaces, including those associated with past development (i.e., the first section of dormitories on the south campus) that are required to be set aside in connection with campus development within the PU Planned University District.
B.
Upon the final decision to develop a specific area in conformity with the above campus development plan or plans, the development area proposed to be developed as part of a university campus shall be shown in sufficient detail to meet the requirements of a land development plan, including details required by Article IV, Chapter 95, the Subdivision and Land Development Ordinance for East Bradford Township.
C.
After submission of the initial campus development plan, the plan shall be revised and updated upon the completion of any development area and further revised before the submission of any additional development area plan. If no revisions have occurred in accordance with the above, the plan shall be revised and updated after a period of two years from the last revision. In making such revisions, as-built conditions shall be shown for completed development areas and the reservation of open spaces shall be clearly shown and carried forward from plan to plan. No applications for development of a specific development area will be accepted until the Township has reviewed and approved the applicable campus development plan.
[Amended 11-8-2005 by Ord. No. 9-2005]
D.
Land proposed for development shall be owned by the university or the Commonwealth of Pennsylvania and held by the commonwealth for university purposes.
E.
No subdivision of lots shall be required for separate buildings or uses within the PU Planned University District, provided the lots are owned by the same entity.
F.
Once a development area within the PU Planned University District has been developed pursuant to the terms of this chapter, no land may be conveyed.
§ 115-146 Use regulations.
Land and buildings within this district may be used for any of the following purposes:
A.
Buildings for classrooms, laboratories, administration, maintenance, musical performance or practice, or other similar purposes. Such buildings shall be reserved for the exclusive use of students, faculty, staff, visitors and guests of the university.
B.
Parking lots serving permitted uses located in the PU Planned University District.
C.
Student housing, including dormitories or apartment buildings but not including housing for fraternities or sororities.
D.
Dining halls, including commercial kitchens for the exclusive use of the residents of the student housing located in the PU Planned University District and in adjacent university property by faculty and staff of the university.
E.
Warehouses or other interior storage facilities of sufficient capacity to provide for the storage of supplies to meet current operating needs and for the storage of equipment for which there is a recurrent need, but these facilities shall be limited in capacity and extent to that required to service and maintain the buildings and grounds within this PU Planned University District and which are shown on and developed as a consequence of the now-current and future campus development plans. No outside storage of supplies and equipment will be permitted.
F.
Athletic and practice fields and facilities for the use of university students, faculty, guests and visiting teams, designed for the conduct of sports, including, but not limited to, soccer, field hockey, lacrosse and tennis.
G.
Recreational centers and facilities for the use by university students, employees and guests.
H.
Auditoriums and small conference centers, designed to accommodate not more than 200 conferees and staff, or buildings for similar uses.
I.
Uses or buildings accessory to a university campus; such accessory uses may include, but are not limited to, retail sales activities for the convenience and use of students, faculty, staff and visitors of the university, and parking lots, provided, however, that any accessory use that would constitute an independent use in another zoning district shall be contained in campus buildings and not in independent buildings.
J.
Special events and programs. Buildings, recreational facilities, and parking lots or structures may be used for special events and programs open to persons who are neither students nor employed by the university (either together with students and employees or where students and employees will not participate). All such events and programs shall be conducted in a reasonable manner so as not to unduly interfere with the use of properties in any zoning district adjoining the PU Planned University District. Such usage shall be limited to the duration of the special event or program.
K.
Forestry (subject to the provisions of § 115-11E of this chapter).
[Added 1-11-2005 by Ord. No. 1-2005]
L.
Solar energy systems, as an accessory use, subject to the provisions of § 115-151 of this chapter.
[Added 8-10-2010 by Ord. No. 2-2010]
M.
Telecommunication antennas affixed to existing electrical transmission structures, as an accessory use, may be permitted by conditional use.
[Added 8-10-2010 by Ord. No. 2-2010]
§ 115-147 Area and bulk regulations.
A.
Setback from property lines, zoning district lines and public roads. A setback of at least 200 feet in width shall be provided along any boundary between any portion of the PU Planned University District submitted for actual development and any adjoining property not under the ownership or control of the university or the commonwealth or their agencies, or a zoning district line. Setback from the right-of-way line of an adjoining public street shall be 100 feet. The setback area shall, where appropriate, include a buffer area consisting of landscaping, fencing, or a combination, to filter views from the adjoining properties or zoning district. Wherever possible, existing vegetation shall be incorporated in the buffering. Buffers are further regulated in § 115-148C.
B.
Impervious coverage. The total impervious coverage within the PU Planned University District including, but not limited to, coverage attributed to buildings, paving for any purpose or concrete or masonry work shall not at any time exceed 40% of the area of the district as a whole. Land development plans shall show the limits and area of total impervious coverage with respect to the development area proposed. Each edition of the campus development plan required by § 115-145A of this chapter shall include a summary of impervious coverage to date and a calculation of the percentage of total area of impervious coverage with respect to the overall area of the district.
C.
Building and accessory building or structure height: three stories above grade plane or 40 feet maximum.
[Amended 9-13-2011 by Ord. No. 3-2011]
§ 115-148 Design standards.
The following design standards shall apply:
A.
Minimum required open space: An area equal to 20% of any proposed development area shall be set aside and the future use of such area shall be limited as outlined below. Open space shall be provided in accordance with the following:
(1)
Open space shall be restricted against further subdivision or development through establishment of a conservation easement recorded in the office of the Chester County Recorder of Deeds, a deed restriction or other means acceptable to the Township. The university shall be responsible to pay all costs related to the preparation of documents related to said conservation easement.
(2)
Open space shall be configured in accordance with the findings of the environmental impact assessment (EIA), required as set forth in § 115-51, so as to:
(a)
Minimize negative impacts of development on the tract.
(b)
Maximize conservation of site features identified as having particular conservation value or historical significance, including steep slopes, floodplains, watercourses, wetlands, high groundwater areas and mature trees, paths and trails and other noted landscape features.
(c)
Minimize intrusion upon public and private views, on and off site.
(d)
Provide that all parcels of open space set aside shall be contiguous (that is, the open space shall have a significant common boundary which shall not be a street) unless safe and proper access across the street is provided to enable use of the parcel by the residents of the PU District and possibly the general public. Safe and proper access shall include the use of appropriate traffic calming devices to slow traffic in the area of the crossings and warn motorists of the oncoming crossing to that portion of the tract being developed and shall be accessible to the students and faculty as well as the general public.
[Amended 6-12-2012 by Ord. No. 1-2012]
(3)
The use of open space shall be limited to passive recreation.
(4)
Areas comprising 50% of the area within a required setback as determined by § 115-147A may be included in open space but in no case shall individual open space parcels be less than two acres in area and 100 feet in width or length, except to provide for common or public recreational trail access.
(5)
No more than 50% of the minimum open space area shall comprise areas within the floodplain districts, wetlands and slopes in excess of 20%, as defined herein. Open space areas provided in excess of the applicable minimum requirement shall not be subject to this restriction.
(6)
None of the following portions of the designated open space shall be measured as contributing to the minimum required open space area:
(a)
Areas within 35 feet of any structure, except structures devoted to permitted open space uses.
(b)
Areas occupied by overhead electric transmission lines with an operating voltage in excess of 34 KV.
(c)
Areas occupied by stormwater management facilities, except as provided in Subsection A(7)(c), below.
(7)
Use of open space area may include the following:
(a)
Woodland, meadow, wetland, game preserve or similar conservation-oriented area.
(b)
Passive recreation areas.
[Amended 12-13-2006 by Ord. No. 8-2006]
(c)
Stormwater management facilities.
[1]
Stormwater management facilities, which shall not be counted towards required minimum open space area, except that areas devoted to stormwater management facilities may be included within the minimum required open space area where the applicant can demonstrate to the satisfaction of the Board that such facilities are designed to:
[a]
Promote recharge of the groundwater system in accordance with the provisions for stormwater management and infiltration techniques set forth in Subsection J of this section or be designed to be used in combination with a bona fide wetlands creation project, designed and constructed in accordance with the standards and specifications for a constructed treatment wetland listed in the Pennsylvania Best Management Practices Manual, latest edition, or in its successor, and approved by the Township Engineer.
[b]
Be located completely under the surface of the ground with the aboveground plan area of the facility planted with turf grasses; or if any portion of any facility is located above ground, the design of any earthen berms created to impound the runoff shall emulate natural rolling topography or man-made landscaped berms created to enhance aesthetics, rather than uniformly sloped and shaped earthen dikes. Facilities utilizing berms constructed of any materials other than earth shall not be permitted for inclusion in the open space unless advised by the Township Engineer where inclusion of such materials results in a more aesthetically pleasing configuration than an earthen berm. Embankment slopes of earthen berms shall be no steeper than four horizontal to one vertical (25% gradient). Any other cut or fill slopes within the impoundment area (the total area graded to create the impoundment) shall also emulate natural topography or aesthetically pleasing landscaping as described above. Outlet structures shall be concealed from view by landscaping or other means, or shall be rendered undetectable as outlet structures by use of facades or providing a multiuse for the structure, or other means acceptable to the Board of Supervisors. In the case of combination facilities where a portion of the facility is located below ground, with impoundment of runoff above ground planned, the entire facility must be approved for inclusion in the open space for any portion to be approved.
[c]
Be available for active or passive recreation, and scenic enjoyment.
[d]
Otherwise conform to the purposes, standards and criteria for open space set forth in this chapter.
[2]
The Board of Supervisors shall have final discretion over the stormwater management/infiltration facilities inclusion in the open space area proposed for the project. The Board shall consider the recommendations of the Planning Commission and Environmental Advisory Council in making their decision.
(8)
Open space shall be managed and maintained by the university.
B.
Landscaping.
(1)
For each proposed development area within the PU Planned University District, a landscape plan shall be presented as part of the application for land development plan approval.
(2)
In preparing landscape plans, particular attention shall be given to the requirement that landscaping shall be designed to lessen the visual impact of structures and paving as it applies to adjacent public streets and properties, to defining vehicular, pedestrian and arrival spaces and to enhance the aesthetic appearance of a development area and provide shade and the preservation of existing vegetation, reduce soil erosion, improve air and water quality and provide wildlife habitats.
(3)
Every effort shall be made to preserve viable trees, significant existing vegetation and other natural features in a development area and to incorporate these existing natural features into an overall planting design. Wooded areas shall be retained to the extent possible in a size and configuration which will promote natural growth and regeneration.
(4)
All portions of a property not utilized by buildings or paved surfaces shall be landscaped utilizing combinations of existing vegetations, trees, shrubs, lawns, ground cover, mulch, fencing rock formations, art works and grading. All parts of a development area being redeveloped, renovated, or improved as part of an application shall be brought into compliance with the requirements of this section to the extent possible.
(5)
The following factors shall be considered in the selection of species by the landscape architect.:
(a)
Suitability of the plant materials, based upon the site's geology, hydrology, soils and microclimate.
(b)
Functional objectives of the plantings, which may include, but not necessarily be limited to visual screening, noise abatement, energy conservation and wildlife habitat enhancement, rooting pattern and leafing properties.
(c)
Plantings should be proportional to the height of buildings or structures on the site.
(d)
Maintenance and replacement considerations such as hardiness, longevity and availability of plant materials, as well as resistance to insects and disease.
(6)
Planting shall not be installed that will:
(a)
Block, impede or interfere with the construction, maintenance or operation of roadways, drainage facilities, sanitary sewers or other aboveground or below ground utilities.
(b)
Diminish sight distances along roadways.
(c)
Cast dense winter shadow on roadways or public sidewalks (in the case of evergreen plantings).
(d)
Be of an invasive nature (such as bamboo or honeysuckle), placed within 10 feet of a property line, unless a physical root barrier, approved by the Township, is authorized.
(7)
Minimum planting size shall be as follows:
(a)
Deciduous tree; 2 1/2 inch caliper.
(b)
Evergreen trees: eight feet in height.
(c)
Shrubs: two feet in height.
C.
Buffering.
(1)
Vegetative buffers shall be used to minimize or eliminate views of development and site elements and to provide landscaping that will soften the development and provide opportunities for green links between properties.
(2)
The following requirements are minimum. Additional plant material, berms or architectural elements may be included in the plan at the applicant's discretion.
(a)
Perimeter buffers shall be 25 feet in width, placed at the property or zoning line.
(b)
Any of the following elements may be used in buffers and screens, provided that the minimum standards prescribed herein are met:
[1]
Existing vegetation and natural features.
[2]
Proposed new or transplanted vegetation.
[3]
Existing or proposed fences or walls.
[4]
Existing or proposed grading, including berms.
[5]
Preserved existing natural features.
[6]
Fences, walls and berms may be used in conjunction with required landscaping, not to replace it.
(c)
If berms are proposed, they shall conform to the following standards:
[1]
Berms shall be a minimum of two feet in height and shall not exceed a ratio of three foot horizontal distance to one foot vertical distance.
[2]
The length of any berm segment shall not exceed 200 feet.
[3]
Berms should be located to work in conjunction with vegetation, fences and/or natural features to provide an effective buffer. They shall be laid out in a curvilinear manner, whenever space allows, replicating soft, natural landforms. Their locations shall not impede or dam the flow of surface water runoff.
(d)
Proposed landscaping shall conform to the requirements of § 115-48B.
D.
Access and traffic control shall be as established by § 115-55 of this chapter.
E.
Interior circulation shall be as established by § 115-56 of this chapter.
F.
Lighting shall be as established by § 115-57 of this chapter.
G.
Parking. The following criteria shall govern the requirement for additional parking in the PU Planned University District.
[Amended 11-8-2005 by Ord. No. 9-2005]
(1)
Student housing: One parking space for each resident student.
(2)
Auditoriums, conference center, or classroom buildings: One parking space for each three seats.
(3)
Other buildings and structures: One parking space per employee on the largest shift.
(4)
The Board of Supervisors may waive required parking spaces if the applicant can demonstrate that such spaces are not necessary for the proposed use, or that sufficient spaces are provided in another location or by shared parking to satisfy any additional parking demand created by the proposed use. In planning the campus, shared parking shall be provided to the maximum extent possible.
(5)
In designing parking lots, the standards contained in § 115-58A and B(1) of this chapter shall apply.
H.
Off-street loading shall be provided as established by the provisions of § 115-59 of this chapter.
I.
Emission of smoke, fumes or odors shall be controlled as provided by § 115-60 of this chapter.
J.
Stormwater management.
(1)
In addition to the design standards established in § 95-26 of the Subdivision and Land Development Ordinance for stormwater management, the following standards for infiltration techniques and best management practices shall apply to any project within the Planned University District. The overall stormwater management plan to control the rate of runoff exiting the site shall be prepared per the requirements of § 95-26 of the Subdivision and Land Development ordinance and this chapter, assuming that the required at-source infiltration techniques listed below have failed (i.e., the impervious surfaces remain impervious and the volumes of stone and/or pipe beds do not exist). However, the volume required for the techniques listed below can be applied to the total volume required for infiltration as defined below.
(2)
All designs for rate and volume analysis shall be completed using the soil cover complex methodology, assuming the predeveloped or existing ground cover is meadow, unless the actual coverage is woods. If the actual existing coverage is wooded, it shall be assumed to be in good condition, as defined by "Urban Hydrology For Small Watersheds," latest edition, or its successor. Unless the time of concentration for all postdevelopment drainage areas is assumed to be 0.1 hours, drainage areas for postdeveloped ground cover shall be segregated between impervious and pervious coverage. The runoff curve number for impervious coverage shall be assumed to be 98, and the time of concentration for the impervious areas shall be assumed to be 0.1 hours. The impervious area hydrograph shall be combined with the pervious areas hydrograph to obtain a total hydrograph to the proposed stormwater management rate control facility. In the event of any conflict between the design standards established in this chapter and § 95-26, the more stringent standard shall apply, as determined by the Township Engineer.
(3)
At-source infiltration techniques. Stormwater runoff shall be infiltrated into the ground at its source (i.e., the runoff must be disconnected from the remainder of the runoff generated by the project and infiltrated into the ground immediately), unless it can be clearly demonstrated to the Township Engineer that adequate percolation rates do not exist in the area of the development to allow infiltration techniques to be utilized for stormwater management and best management practices, or other existing site-specific situations render such techniques unfeasible. A professional geotechnical engineer registered in the Commonwealth of Pennsylvania shall prepare percolation rate data substantiating any claim of inadequate soils. A professional civil engineer experienced in the field of land development engineering (and in responsible charge of the project) registered in the Commonwealth of Pennsylvania shall prepare a report substantiating any claims of existing site-specific situations that render at-source infiltration techniques unfeasible. The report shall contain (but not be limited to) information regarding the qualifications of the person preparing the plan, and where applicable, excerpts from published documentation generally accepted in the engineering community supporting claims that render at-source infiltration techniques unfeasible. If the claim is based solely upon the previous experiences of the design engineers that are not necessarily documented elsewhere, the report shall contain detailed information with regard to specific site characteristics where the devices failed and detailed explanations of the failure. The proposed layout of the project shall not be an acceptable reason to render at-source infiltration techniques unfeasible. The Township Engineer shall make the final determination of the ability to utilize at-source infiltration techniques as a method of stormwater management. If at-source techniques are determined to be unfeasible, centralized infiltration techniques, as further outlined in Subsection J(4) below, shall be used to provide the total required infiltration. When determined to be feasible, the following techniques shall be the mandatory means of at-source infiltration:
(a)
Runoff from rooftop areas shall be downspouted to roof drain drywells at each downspout, or collected in a piping system and conveyed to a centrally located drywell for each individual building. Each building shall have a minimum of one drywell to infiltrate roof runoff. Projects proposing multiple buildings shall be arranged with ample distance between buildings to allow for the construction of the drywells, even though there are no specific building separation standards set forth in this chapter. Each drywell shall be sized to infiltrate (at a minimum) the difference in volume between predeveloped and postdeveloped conditions from the two-year return frequency design storm from the rooftop area. The design of the drywells shall be as recommended by the State of Maryland, Department of the Environment, Sediment and Stormwater Administration's "Standards and Specifications for Infiltration Practices," latest edition, or other methods approved by the Township Engineer. Each downspout shall contain an overflow mechanism to convey high-intensity storms to the centralized best management practice (stormwater management) facilities.
(b)
Runoff from paved parking areas shall be infiltrated into the ground by means of porous pavement techniques as recommended by Cahill Associates "Stormwater Management Systems - Porous Pavement System With Underground Recharge Beds - Engineering Design Report," latest edition, or other manuals approved by the Township Engineer. In cases where porous pavement is not feasible, other acceptable means of pavement infiltration shall be by providing a recharge bed consisting of perforated piping and stone located directly under the contributing parking areas. These recharge beds shall (at a minimum) be sized to infiltrate the difference in volume between predeveloped and postdeveloped conditions from the two-year return frequency design storm. The total volume provided shall consist of a minimum of 50% within the perforated piping, and a maximum of 50% within the void areas of the stone bedding.
(c)
Patios constructed of impervious materials shall be prohibited. Decking designed to allow runoff to infiltrate the ground underneath is encouraged in lieu of patios.
(4)
Centralized infiltration techniques. The total volume of infiltration required for the Planned University Zoning District provided within a centralized facility located as closely as possible to the source of the runoff shall be as follows:
(a)
The difference in volume between predeveloped and postdeveloped conditions from a two-year return frequency design storm shall be infiltrated by means of subsurface percolation beds consisting of perforated piping and stone. A minimum of 50% of this volume shall be provided within the perforated piping, and no more than 50% within the void areas of the stone bedding. The volume of the at-source infiltration techniques mentioned above may be credited toward satisfying this requirement. However, when completing the rate analysis required for the overall stormwater management plan, neither the volume of the at-source techniques, nor the volume of voids within the stone in the centralized bed, may be utilized for the design. Each piping network shall provide a means of entry for stormwater via multiple inlets capable of supporting heavy equipment used for clean-out and maintenance of the basin.
(b)
In cases where at-source infiltration techniques are determined to be unfeasible by the Township Engineer, the difference in volume between predeveloped and postdeveloped conditions from a five-year return frequency design storm shall be infiltrated by surface depressions or subsurface techniques as described in Subsection J(4)(a) above. The volumes infiltrated for the two-year return frequency design storm shall be credited toward this total amount. If surface depressions are chosen as the technique of infiltration, their bottoms shall be flat areas sloped no greater than 1%, that pond runoff no greater than one foot in depth. The side slopes of any berms created to impound the runoff shall be no greater than four horizontal to one vertical (25% gradient). Any other slopes within the depression area (the area graded to create the depression) shall also be no greater than 4 horizontal to 1 vertical (25% gradient). To control temperature, all supply channels shall be shaded with canopy trees. Maintenance of these areas should be stipulated in the maintenance plan described in Subsection J(6) below. Surface infiltration areas shall also be planted with vegetation suitable for removing contaminants from the runoff before infiltration into the ground, and techniques for creating a complete ecosystem in the infiltration area to control problems associated with mosquito breeding shall be employed in the design and approved by the Township Engineer. Any infiltration areas located within 100 feet of any structure shall be segregated by post and rail fencing, or an equivalent approved by the Township Engineer.
(c)
The total impervious area to total infiltration area ratio for any project shall not exceed 6:1.
(5)
Additional water quality improvement techniques. The following techniques shall apply to every project within the Planned University Zoning District:
(a)
All inlets capturing overland stormwater runoff from impervious surfaces shall be equipped with a filter insert to remove toxins from the pavement areas for the water quality storm as defined by the Pennsylvania Best Management Practices Manual, or other methods as approved by the Township Engineer. The chosen device shall also provide an overflow mechanism to convey storms of higher intensity than the water quality storm.
(b)
When discharging directly to a subsurface infiltration facility or drywell, all roof drain downspouts shall be equipped with a filter insert to remove toxins from the rooftop areas for the water quality storm as defined by the Pennsylvania Best Management Practices Manual, or other methods as approved by the Township Engineer. The chosen device shall also provide an overflow mechanism to convey storms of higher intensity than the water quality storm.
(c)
All points of concentrated flow shall discharge to a forebay area planted with materials to further remove contaminants from the runoff, and be designed in accordance with the "Pennsylvania Best Management Practices For Developing Areas," latest edition. The forebay area shall be created by an earthen berm, and the total volume of runoff contained within the forebay area shall be a minimum of 0.3 inches per square foot of impervious surface contributing to the forebay area, unless the referenced design standard requires additional. No subsurface infiltration shall be permitted within the forebay area.
(d)
All infiltration techniques shall be designed to dewater in no greater than 48 hours.
(6)
Maintenance of infiltration and water quality techniques.
(a)
A maintenance plan prepared by a professional civil engineer versed in the area of hydrology and hydraulics, registered in the Commonwealth of Pennsylvania and experienced in land development in the southeastern Pennsylvania region shall be prepared for the infiltration techniques chosen and overall stormwater management plan. This plan shall be submitted and approved by the Township Engineer. The maintenance plan shall address the proper inspection scheduling and recommended maintenance techniques for each method utilized in the design. The plan shall address (but not be limited to) the following topics:
[1]
Qualifications of the person preparing the plan.
[2]
Scheduling of inspection of the rooftop drywells and proper maintenance or replacement techniques if warranted.
[3]
Scheduling of inspection of any porous paving systems and vacuuming other maintenance techniques (including pavement overlays and winter maintenance).
[4]
Scheduling of inspection of any underground percolation beds and recommended cleaning or replacement techniques.
[5]
Scheduling of inspection of any aboveground infiltration methods, forebay areas and stormwater management basins and identification of maintenance techniques to remove invasive vegetation, desilting the storage area, maintaining the planned ecosystem, etc.
[6]
Scheduling of replacement of inlet and downspout filtering devices.
[7]
Outline of inspection procedures and reports to be filed with the Township after inspections are completed.
[8]
Outline of testing procedures to be taken at each outfall from a best management practice system that leads to a water of the Commonwealth of Pennsylvania. At a minimum, the outfall shall be tested every six months for the substances as required by the municipal separate storm sewer system (MS-4) permit for East Bradford Township.
(b)
The engineer who prepares the maintenance plan shall seal the plan. The plan shall be recorded with the final plan and associated documents. An inspection report shall be submitted to the Township after each inspection, outlining the particular items inspected, the result of the inspection, any course of action necessary to maintain the facility, the schedule of the maintenance, and the tentative schedule of the next inspection. The Township Engineer's inspection representative shall be present at the performance of the maintenance procedures, and shall supply the Township with an inspection report of the maintenance. The owner of the facilities shall compensate the Township for the cost of the inspection and associated administration time.
(7)
Infiltration requirements mitigation. In the event any site proposed for development cannot adequately meet the requirements for infiltration set forth in this chapter and/or the Subdivision and Land Development Ordinance[1] for any reason, the required infiltration (utilizing the same techniques) must be provided elsewhere in the Planned University District, or on other properties in East Bradford Township (regardless of the zoning) located within the same watershed as the proposed development, preferably upstream of the proposed development. Each area shall mitigate only one development area (providing one large area for several developments is not allowed). Also, the mitigation design shall be submitted and approved with the proposed land development submission, and shall be constructed prior to the completion of the proposed development.
[1]
Editor's Note: See Ch. 95, Subdivision and Land Development.
