[Amended 8-12-2008 by Ord. No. 3777; 3-27-2013 by Ord. No.
4008-13]
The following area and yard requirements shall
apply to single-family dwellings in the Canal Preservation District:
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Requirements
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Standard Lot
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Lot Size Averaging
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|---|---|---|
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Principal building minimum:
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Lot area
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6 acres
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3 acres
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Lot frontage
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400 feet
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250 feet
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Lot frontage on Canal Road
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400 feet
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400 feet
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Lot width
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400 feet
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250 feet
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Lot depth
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400 feet
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350 feet
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Front yard
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100 feet
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75 feet
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Rear yard
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200 feet
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75 feet
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Side yard (each)
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75 feet
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75 feet
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Accessory building minimum:
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Distance to side line
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50 feet
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25 feet
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Distance to rear line
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150 feet
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75 feet
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Maximum:
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Building coverage of principal building
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3%
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5%
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Building coverage of accessory building(s)
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1%
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2%
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Building height
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2 1/2 stories/35 feet
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Density
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1 unit per 6 acres
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Impervious coverage
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10%
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15%
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NOTE: Every lot created shall be capable of containing an "effective square" as indicated in § 112-33.4 for a "standard lot" or "lot size averaging" in the CP District.
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The minimum lot size may be reduced to three acres, provided that the average lot size throughout the development shall be at least six acres. Any lots larger than six acres shall be permanently deed restricted from further subdivision and development in the future other than use for either agriculture or a combination of agriculture and one dwelling unit. In addition, any land area in excess of the minimum lot size may be donated or transferred to the Township or its designee for the purposes outlined in § 112-8 and provided further that the Township shall have the right of first refusal for any such land that is offered. The proposed lots shall meet all requirements for safe septic system operation established by applicable Township, county, and state regulations.
The following general requirements shall apply
to all structures in the Canal Preservation District:
A.
Setbacks.
(1)
The following minimum setbacks shall be maintained
for all structures: 250 feet from the D&R Canal Park.
(2)
Exceptions to the above setbacks may only be granted
upon a demonstration that existing, adjacent development is within
the required setback areas and the proposed development is architecturally
consistent with the 19th Century architecture that is prevalent in
the area, as approved by the Historic Preservation Commission. No
development may be any closer to the Canal and Canal Road than the
average setback of development on the adjoining lots.
B.
Street alignment. The following standards shall apply
to the construction of new streets in the Canal Preservation District:
(1)
Linear streets are incompatible with the topography
and landscape of the District and are discouraged, except in situations
where they are appropriate or necessary so that adjoining lots can
share a street.
(2)
Curvilinear streets are more suitable to minimize
the topographic modification associated with their construction and
to visually shield the street cut from view from the Canal. Curvilinear
streets shall be incorporated into the design of the subdivision where
possible.
(3)
Where it is impossible to shield the new street from
view through the use of existing topography, the applicant shall provide
sufficient landscaping and/or berming to completely screen the new
street from the Canal.
C.
Access. The following standards shall apply to subdivisions
in the Canal Preservation District:
(1)
Street design and location shall include provisions
for street access to adjoining properties where required by the Planning
Board.
(2)
Where a tract is subdivided into larger parcels than
ordinary building lots, such parcels, unless deed restricted against
further subdivision, shall be arranged to allow the opening of future
streets and logical subdivisions.
(3)
No cul-de-sac shall provide access to more than 10
lots. Any cul-de-sac in excess of 1,000 feet shall provide a midpoint
turnaround as determined by the Planning Board, and shall incorporate
provisions for street access to adjoining properties.
(4)
Where a tract has access to a street other than Canal
Road, the proposed subdivision shall utilize such alternative access
for its primary access.
(5)
Adjacent lots shall share access wherever feasible,
and shall incorporate provisions for street access to adjoining properties.
D.
Vegetation removal. No more than 15% of the wooded
area of a proposed lot shall be cleared for development.
E.
Landscaping. The following landscaping standards shall
apply to all new development in the Canal Preservation District.
(1)
General. Landscape plans shall conform to the following
general principles:
(a)
Use landscaping to accent and compliment dwellings
and garages. For example, groupings of tall trees to break up long,
low buildings and lower plantings for taller buildings.
(b)
Locate landscaping to provide for climate control.
For example, shade trees on the south to shield the hot summer sun
and evergreens on the north side for windbreaks.
(c)
Provide for a variety and mixture of landscaping.
The variety shall consider susceptibility to disease, colors, season,
textures, shapes, blossoms, and foliage.
(d)
Local soil conditions and water availability
shall be considered in the choice of landscaping.
(e)
Consider the impact of any proposed landscaping
plan at various time intervals so that, for example, shrubs do not
grow and eventually block sight distances or encroach upon roads or
sidewalks.
(f)
All landscape plants shall be typical full specimens
conforming to the American Association of Nurserymen Standards and/or
Landscape Plans and Specifications for quality and installation.
(g)
Assure that no aspect of the landscape design
inhibits access to the development by emergency vehicles.
(2)
Street trees. Street trees shall be provided for all
streets and shall be in accordance with the following standards for
location, species selection and spacing:
(a)
Vary street varieties, with spacing two feet
to three feet from the right-of-way and sizes two inches to three
inches caliper.
(b)
The total number of street trees shall average
one for every 35 linear feet measured at the street or curbline.
(c)
Planting design shall accentuate views and integrate
contrasting landscape elements.
(d)
No street trees shall be located within a sight
triangle.
(3)
Culs-de-sac. Landscaped islands shall be provided
on each cul-de-sac. Cul-de-sac islands provide an opportunity to create
visual interest, soften the harshness of a large paved area, increase
groundwater recharge, screen headlight glare into residences, and
preserve existing vegetation.
(a)
The following general standards shall apply
to the landscape treatment of culs-de-sac:
(b)
One of the following cul-de-sac planting concepts,
or an alternative concept complying with the standards set forth above,
shall be used:
[1]
The preferred alternative is to use cul-de-sac islands to preserve existing stands or groves of trees. Assure protection during construction. Indicate ground cover treatment. If the existing trees do not merit preservation, then the concepts in Subsection E(3)(b)[2] or [3] may be utilized.
[2]
Use a specimen tree of five inches to six inches
caliper with low shrub or ground cover planting.
[3]
Use three or more trees of varying size (2 1/2
inches to six inches caliper) with low shrub, or ground cover and
gentle berming.
[4]
Stormwater management areas include drainage
ditches and swales, retention and detention basins, and wetland areas.
Sensitively designed swales and basins can benefit the health, welfare,
and safety of Franklin Township residents. This may involve integration
of these areas as aesthetic landscape features, naturalized wetland
areas, or active and passive recreation areas, in addition to their
stormwater management function.
(4)
Stormwater.
(a)
Stormwater management by use of roadside swales
and ditches shall be the preferred alternative where established by
drainage calculations. Such channels shall follow the general design
detail of two feet of stone surrounded by permeable filter fabric,
overlain with six inches of sand and soil.
(b)
The following landscape concept for stormwater
detention areas, or an alternative and equivalent concept complying
with these standards, shall be used if swales are found to be ineffective,
and the stormwater detention area cannot be put to agricultural or
horticultural use:
[1]
The area shall be graded creatively to blend
into the surrounding landscape and imitate a natural depression with
an irregular edge. This shall include gentle berming. Linear, geometric
basins are unacceptable.
[2]
The quantity of trees to be planted on the interior
of the basins shall be equal to the number of trees that would be
necessary to cover the entire area, based upon a grid, 20 feet by
20 feet, to the high-waterline or outflow elevation. Of this number,
10% shall be 2 1/2 inches to three inches caliper, 20% shall
be one inch to two inches caliper, and 70% shall be six feet to eight
feet height whips.
[3]
The trees shall be planted in groves and spaced
five feet to 15 feet on center.
[4]
The ground plane shall be seeded with a naturalization,
wildflower, and/or meadow grass mix. The specific blend shall be approved
by the Township Landscape Architect.
[5]
All woody and herbaceous plants shall be species
indigenous to the area and/or tolerant of typical wet/dry floodplain
conditions.
[6]
Plantings shall not be located within 20 feet
of low-flow channels to allow for maintenance.
[7]
The perimeter area (slopes above the high-waterline)
shall include shade trees (approximately 80 per 1,000 linear feet),
evergreen trees (approximately 40 per 1,000 linear feet), ornamental
trees, and shrubs screening drainage structures and creating visual
interest.
[8]
Provision for emergency access as well as general
maintenance of the basins shall be reviewed by the Township Engineer.
Plantings shall be designed to disguise yet not hinder vehicular access.
[9]
Plantings are not permitted upon any dikes associated
with a detention basin unless approved by the Township Engineer.
F.
Screening. Screening shall be required around the
perimeter of structures visible from the D&R Canal Park.
(1)
The following standards shall apply:
(a)
Provide landscape buffer area of 25 feet in
width. The buffer area shall be planted in a double row of four feet
to five feet evergreens planted 10 feet on center, or an equivalent.
(b)
Preserve existing trees within the landscape
buffer area. If existing vegetation is insufficient, the landscape
strip shall be supplemented with new understory plantings of shade-tolerant
coniferous and ornamental trees in naturalistic groupings.
(c)
In areas of necessary disturbance, existing
quality vegetation shall be relocated for use in other areas. Detailed
plans for tree removal and relocation must be made on plans and in
the field (tag trees) for review and inspection.
(2)
In areas devoid of existing vegetation, the following
standards shall apply:
(a)
Provide gentle berming with masses and groupings
of evergreen shade, and ornamental trees and shrubs. The planting
may be predominantly mixed varieties of shade trees and evergreen
shrubs. Parked cars shall be screened from view from the D&R Canal
Park and Canal Road. Shrubs used to screen headlight glare shall be
spaced a minimum of two feet on center as a double row.
(b)
The landscape design shall provide shade for
parking areas and evergreen and ornamental trees to screen nuisances
and emphasize appropriate views.
(c)
All plants shall be tolerant of harsh roadside
conditions.
(d)
If a landscaped strip of 25 feet cannot be provided,
a row of evergreen trees or a combination of a low wall and berm with
planting may be required.
(e)
Minimum plant sizes shall be shade trees two
inches to 2 1/2 inches caliper, evergreen and ornamental trees
four feet to five feet in height and shrubs two feet in height.
G.
Steep slopes. The following standards shall apply
to areas with slopes in excess of 12% and 25%, respectively.
(1)
In areas with slopes of 12% to 25%, no more than 15%
of such areas shall be developed and/or regraded or stripped of vegetation
and, for purposes of subdivision or the issuance of a building permit
for a new dwelling, each lot must include a minimum of one contiguous
acre of land with less than 15% slope on which all development shall
occur.
(2)
In areas with slopes of 25% or more, no development,
regrading or stripping of vegetation will be permitted.
H.
Viewsheds. The following standards shall apply to
new structures in order to protect the view into the proposed lot
from the D&R Canal Park and Canal Road:
(1)
New structures should be sited behind visual barriers,
such as trees, rock outcroppings, vertical cliff faces and ridge lines.
(2)
On sloping hills new structures should be located
at any point in the foreground to midground of the hill to not create
a barrier which will be visible from the D&R Canal Park or Canal
Road, or will block the view of distant hills.
