West Cocalico Township
City Zoning Code

To promote the public health, safety and welfare by the protection of steep slope areas, which are subject to erosion when disturbed and which exacerbate stormwater run-off problems during and following construction.

To permit only those uses of steep slope areas which are compatible with the conservation of natural conditions and which maintain stable soil conditions by:

To limit soil erosion, siltation of streams, and damage to private and public property.

To provide and maintain safe means of ingress and egress.

To protect low-lying areas from flooding by limiting the increase in stormwater runoff caused by grading of sloped areas, changes of ground cover, or the erection of structures.

To maintain the ecological integrity of steeply sloped areas which could be adversely affected by disturbances.

To foster the continuing replenishment of groundwater resources and the maintenance of springs.

The Steep Slope Overlay District established hereby shall be an overlay on any zoning district(s) now or hereafter enacted to regulate the use of land in West Cocalico Township.

Any determination that a proposed use complies with the provisions of the Steep Slope Overlay District, or any approval of a subdivision or land development plan, or any issuance of a zoning and use permit within or near the Steep Slope Overlay District shall not constitute a representation, guarantee, or warranty of any kind by the Township, or by any official or employee thereof, of the practicability or safety of the proposed use and shall create no liability upon the Township, its officials or employees. The provisions relating to the Steep Slope Overlay District do not imply that areas outside the Steep Slope Overlay District boundaries or land uses permitted within said district will be free from the adverse effects of erosion.

Prohibitive Slope. Prohibitive slopes are those of greater than or equal to 25% slope.

Precautionary Slope. Precautionary slopes are those between 15 to 24.99% slope.

Whenever there is a difference between any Zoning Map and the applicable United States Geological Survey Topographic Map, the Topographic Map shall determine the boundaries of the Steep Slope Overlay District.

Each application for construction, land disturbance or subdivision containing land within the Steep Slope Overlay District shall be submitted in accordance with such other provisions of the ordinances of West Cocalico Township as are applicable thereto. Any area of the Steep Slope Overlay District that falls within the subject lot or lots shall be shown on the site plan through shading of such area or areas.

Any party seeking zoning, land development and/or subdivision approval in what might be a Steep Slope Overlay District shall have the burden to present evidence to the reviewing body of the boundaries of the district in the area in question. This presentation must include applicable topographic data with respect to the property and any other pertinent documentation for consideration.

Parks and outdoor recreational uses, consistent with the goals of an adopted Act 167 Plan or other watershed protection adopted by the Township.

Timber harvesting where such activity is performed in accordance with an approved erosion and sedimentation control plan. Precautions shall be taken to minimize destruction of or injury to understory brush and trees.

Grading for the minimum portion of a driveway necessary to access a single-family detached dwelling when it can be demonstrated that no other routing which avoids slopes equal to or greater than 25% is feasible.

Yard areas of a building not within the Steep Slope Overlay District, so long as no building other than a single-family detached dwelling is within the precautionary slope area.

Any use permitted in the area of prohibitive slope.

Tree farming, forestry, and other agricultural uses when conducted in conformity with conservation practices, including minimum tillage methods, approved by USDA Natural Resource Conservation Service or the Lancaster County Conservation District.

Single-family detached dwellings.

Yard areas of a building not within the Steep Slope Overlay District, so long as no building other than that permitted in this subsection is permitted within the precautionary slope area.

Sealed municipal water supply wells, where approved by all regulatory agencies.

Access drives and driveways that shall be suitable for the passage of emergency vehicles in the event of fire or accident. Such access drives and driveways shall be constructed only when no viable alternative for emergency access exists.

An engineered site plan of the property, consistent with the applicable requirements of the West Cocalico Township Subdivision, Land Development and Stormwater Management Ordinance [Chapter 22], indicating existing grades and proposed grades within the area of the proposed construction. All areas of prohibitive and/or precautionary slope as defined above shall be shaded accordingly. Additionally, the percent of the total site covered by steep slopes of 15% or more shall be provided.

Landscaping plan indicating proposed impervious surfaces, storm drainage facilities, retaining walls, and ground cover, as well as, trees and ornamental shrub locations. Additionally, the extent and proposed disturbance of the existing vegetative cover on the site shall be provided.

A statement, signed and sealed by a registered architect or engineer, explaining the building methods to be used in overcoming foundation and other structural problems created by any slope conditions, to protect and stabilize areas that have a high potential for soil erosion, and to protect steep slopes on adjoining properties. Additionally, the soil types and underlying geology of the site shall be provided.

Location and slopes of sides of all proposed cuts and fills.

Plan, profile, and typical cross-sections of any proposed driveway, with the seal of a registered professional engineer thereon.

Plan for on-site sewage disposal facilities if use of a public sanitary sewer system is not feasible according to the Township.

If a prohibitive and/or precautionary steep slope area extends to the boundary of a proposed site, the slopes on adjacent sites for a distance of 200 feet in all directions from the boundaries of the site in question shall be additionally presented.

Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause an increase in the rate of runoff and/or related environmental problems on or off the site.

All required minimum lot sizes shall be met on the slope(s) that are less than 24.99% slope.

Evidence shall be submitted indicating that all grading has been minimized.

Finished slopes of all cuts and fills shall not exceed a 3:1 slope, unless the applicant can demonstrate that steeper slopes can be stabilized and maintained adequately.

No change in existing topography, which results in any slopes greater than the pre-development condition, may be located within 25 feet of an adjoining property or street right-of-way line, excluding driveways when no alternative for driveway access exists.

Based on the average slope of a lot or parcel, the following standards shall be observed:

Lots shall be configured to provided undisturbed buffer areas along the contour above and below any area which is cleared, cut or filled in front and rear yards as follows: