The subdivider shall, at his own expense, provide the following
public improvements which shall meet the minimum design standards
of this chapter, and shall be shown on his final subdivision plan.
[Added 5-27-1992 by Ord. No. 917]
In any areas of the Township where maps or data prepared by the U.S. Department of Housing and Urban Development, Flood Insurance Administration (Flood Hazard Area Maps) indicate a floodplain exists, development of any kind proposed to take place within such floodplain shall not be approved, and no building permits for construction shall be issued, unless requirements of Chapter
149, Floodplain Management, of the Code of the Township of White have been met.
[Added 12-7-2016 by Ord.
No. 1076]
A. Areas of development including but not limited to a multifamily or
commercial and industrial development that are not paved or covered
by buildings shall be landscaped and maintained. In those areas that
are visible from a nearby public road, single-family dwellings or
any residentially used property, the developer shall provide a screen
along the common property line. The screen may consist of fencing,
deciduous trees, evergreen trees, dense evergreen hedges, shrubs,
continuous landscaped earth mounding, natural vegetation, natural
change of grade, or any combination with an average height of at least
four feet. If chain link fencing is selected, it shall be used in
combination with landscaping materials. Trees must be at a minimum
four-foot height when planted. If deciduous trees are used for screening,
they shall be planted in combination with lower dense growing trees
or shrubs to maintain the screen. Trees that tend to thin out at the
bottom as they mature, such as scotch pine and red pine, should be
avoided. Mature tree height and the necessary fall zone of the tree
should be considered when planting to protect neighboring properties.
The developer shall agree to replace trees that die. An existing tree
line or wooded area may be used and can remain in its natural state
if located on developer's property.
B. The length, size, positioning and materials used for the screen and
landscape buffer shall be subject to review by the Planning Commission.
C. Screening and buffering and landscaping plans.
(1)
Minimum screening requirements The Township shall review the
adequacy of the material chosen for screening and buffering based
upon Table 275-28.1. Where a proposed buffer is nonwooded, the governing
body may require vegetative screening to be planted, or that it be
managed to encourage natural forest succession through restricted
mowing policies and the periodic removal of invasive plant species.
The Township may require an increase in buffering or screening as
a condition of approval.
Table 275-28.1
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Screening or Buffering Type
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When Required
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Permitted Screening or Buffering Choices
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Total screening average at least six feet in height from grade
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Required for all commercial and industrial developments containing
more than 15,000 square feet of new impervious surface, outdoor material
storage yards, heavy industrial uses, salvage yards
Any and all other uses at the discretion of the Planning Commission
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•
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Six-foot opaque fence
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|
•
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Row of evergreen trees at least six feet high at grade; planted
in a staggered row and spaced to create a continuous hedge within
five years
|
|
•
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Earthen mound at least four feet in height with single row of
evergreen trees planted at the crest
|
|
•
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Natural wooded buffer or no-mow area at least 60 feet in width
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Total screening average at least six feet in height from grade
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Required for all commercial and industrial developments including
but not limited to professional offices, nursing homes, churches,
hospital, educational and institutional buildings, daycare and senior
care facilities, retail stores, restaurants, light industry, parking
lots of at least 5,000 square feet
Large multifamily developments and apartment complexes containing
five or more dwelling units
Any and all other uses at the discretion of the Planning Commission
|
•
|
Six-foot opaque fence
|
|
•
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Row of evergreen trees at least six feet high at grade, planted
in a staggered row and spaced to create a continuous hedge within
5 years.
|
|
•
|
Earthen mound at least four feet in height with single row of
evergreen trees planted at the crest
|
|
•
|
Natural wooded buffer or no-mow area at least 40 feet in width.
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Regular screening at least four feet in height from grade
|
Multiple-family dwellings containing fewer than five dwelling
units
Any and all other uses at the discretion of the Planning Commission
|
•
|
Four-foot opaque fence
|
|
•
|
Row of evergreen trees at least four feet high at grade, planted
in a staggered row and spaced to create a continuous hedge
|
|
•
|
Earthen mound at least four feet in height with single row of
evergreen trees planted at the crest
|
|
•
|
Natural wooded buffer or no-mow area at least 30 feet in width.
|
Buffer
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Home-based business
Any and all other uses at the discretion of the Planning Commission
|
•
|
Mix of evergreen and deciduous trees at least four feet in height
|
|
•
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Any mix of shrubbery, grass, evergreen or deciduous trees at
least four feet in height
|
|
•
|
Wooded buffer or no-mow area at least 25 feet in width
|
(2)
Landscape plans shall be provided as part of site plan design
for all land developments. It shall be conceived in a total pattern
throughout the site, integrating the various elements of the site
design, preserving and enhancing the particular identity of the site,
promoting water quality through groundwater recharge, and minimizing
stormwater runoff and creating a pleasing site character. Areas proposed
for landscaping shall clearly indicate their use as screening (as
required), bufferyards (when required by § 275-18.6), open
space or other purposes. Any proposed change to a landscaped area
for other improvements shall require an amendment to the approved
site plan.
(3)
Requirements for landscaping plan. Plan must show proposed and
adjacent land uses per categories in Table 275-28.1.
(a)
The location, general type, and quality of existing vegetation.
Any existing vegetation to be removed shall be noted on the plan,
as well as retained wooded buffers or no-mow areas.
(b)
A plant list or schedule, indicating scientific and common names,
required and proposed quantities, spacing, and size of all proposed
landscape materials at the time of planting and at maturity and any
plant symbols used on the plan.
(c)
Location of areas proposed to be planted with the selected species.
(d)
Location and description of other landscape improvements such
as earth berms, walls, fences, walkways, raised beds, sculptures,
fountains, lights, and courtyard areas.
(e)
Buffers and screening as required in this section.
(f)
A note stating; "The applicant guarantees that all required
landscape improvements shall be maintained in a healthy and sound
condition, or otherwise be replaced by equivalent improvements, for
a period of 24 months following Township inspection/approval."
(g)
Solid waste storage areas must be screened with an opaque fence
or wall, for all proposed subdivisions or land developments, if they
include greater than 100 gallons solid waste storage capacity.
(h)
If chain link fencing is selected, it shall be used in combination
with landscaping materials, placed outside of the area to be fenced,
utilizing a bufferyard of at least four feet in width. Trees must
be at the required four-foot height when planted. The Planning Commission
may require chain link to be made opaque to serve as screening.
(i)
The Township may require the removal of turf grass within areas
designated as no-mow areas to speed ecological succession. In some
cases, initial planting of desired species may be required to avoid
exposed soils and accelerate natural succession.