The following principles of subdivision and land development,
general requirements and minimum standards of design shall be observed
by the applicant in all instances:
A.
All portions of a tract being subdivided shall be taken up in lots,
streets, public lands or other proposed uses so that remnants and
landlocked areas shall not be created.
B.
Whenever possible, applicants shall preserve trees, groves, waterways,
scenic points, historic spots and other community assets and landmarks.
C.
Subdivisions and land developments should be laid out so as to avoid
the necessity for excessive cut or fill unless specifically warranted
by terrain or location.
D.
Applicants shall observe the ultimate rights-of-way for contiguous
existing streets as prescribed by the Official Street Map for the
Borough. Additional portions of the corridors for such streets shall
be offered to the government agency having jurisdiction at the time
the subdivision or land development is consummated. Applicable building
setback lines, as defined by the Borough Zoning Ordinance[1] of current adoption, shall be delineated as measured from
the street line or ultimate right-of-way.
E.
The standards of design in this chapter will be used to judge the
adequacy of subdivision and land development proposals. The standards
included in these regulations are minimum design requirements. The
Borough Council reserves the right in any case to request that development
features exceed these standards if conditions so warrant.
F.
The Borough Council may modify or adjust the standards to permit
reasonable utilization of property while securing substantial conformance
with the objectives of the regulations.
G.
Developers and subdividers shall, if deemed necessary by the Borough
Council, provide areas and easements for schools and other public
buildings, parks, playgrounds and playfields and rights-of-way and
easements for storm and sanitary sewer facilities in any area that
cannot immediately be joined to the existing storm and sanitary sewer
systems of the Borough.
H.
Areas provided or reserved for such community facilities should be
adequate to provide for building sites, landscaping and off-street
parking as appropriate for the proposed use. The Borough Council reserves
the right to accept or refuse offers of dedication for public uses.
In reviewing subdivision or land development plans, the governing
body may refer such plans to the Borough Planning Commission for recommendations
concerning the adequacy of existing and proposed community facilities
to serve the additional dwellings proposed by the subdivision or land
development.
In accordance with the Borough Code, all new streets and culs-de-sac and widened portions of all existing rights-of-way intended for public use shall be dedicated to the Borough subject to final acceptance based on compliance with the following requirements and § 102-54 of these regulations:
A.
Street system.
(1)
Conformance with adopted plans. The proposed street pattern shall
conform to existing streets, to any Borough Official Street Map and
to such county and state road and highway plans as have been duly
adopted by said agencies.
(2)
Arrangement. Streets shall be arranged in a manner which is consistent
with both existing and planned streets and shall be located so as
to allow proper development of surrounding properties. Collector streets
and primary arterials shall be connected with such existing streets
and highways to form continuations thereof. Residential streets shall
be laid out so as to discourage their use as collector streets or
primary arterials. Where, in the opinion of the Borough Council, it
is desirable to provide for street access to adjoining property, streets
shall be extended by dedication to the boundary of such property.
(3)
Conformity with topography. Streets shall be adjusted to the contour
of the land so as to produce usable lots and streets of reasonable
grade, alignment and drainage.
(4)
Grading. The street shall be graded to the full width of the right-of-way,
and provision shall be made for slopes beyond the right-of-way in
conformance with Borough specifications.
(5)
Provisions of streets for future development. Access shall be given
to all lots and portions of the tract in the subdivision and to adjacent
unsubdivided territory. Streets giving such access shall be improved
to the limits of the subdivision. Remnants, reserve strips and landlocked
areas shall not be created.
(6)
New streets. New streets shall be designed to continue existing streets
at equal or greater right-of-way and cartway width, where practical.
(7)
Dead-end streets. Dead-end streets are prohibited, unless designed
as culs-de-sac or designed for access exclusively to neighboring tracts.
(8)
Street names. Continuations of existing streets shall be known by
the same name. Names for new streets shall not duplicate or closely
resemble names of existing streets. All street names are subject to
the approval of the Borough Council.
(9)
Half-streets. The dedication of half-streets at the edges of a new
subdivision is prohibited. If circumstances render this impracticable,
adequate provision for the concurrent dedication of the remaining
half of the street must be furnished by the subdivider, developer
or builder. When there exists a half-street in an adjoining subdivision,
the remaining half shall be provided by the proposed development.
(10)
Private streets. Whenever a subdivider or developer proposes
to establish a street which is not offered for dedication to public
use, the Borough Council shall require the applicant to submit and
also to record with the plan a copy of the agreement made with the
Borough on behalf of his heirs and assigns. This agreement must be
signed by the Borough Solicitor and shall establish the conditions
under which the street may later be offered for dedication. The agreement
should stipulate that:
(a)
The street shall conform to the Borough's specifications or
that the owners of the abutting lot shall include with the offer of
dedication sufficient money, as estimated by the Borough Engineer,
to restore the street to conformance with Borough specifications.
(b)
An offer to dedicate the street shall be made only for the street
as a whole.
(c)
Agreement by the owners of 51% of the front footage shall be
binding on the owners of the remaining lots. Such condition shall
be noted in the deeds for these properties.
B.
Street alignment.
(1)
Sight distance. For all streets, a sight distance of 200 feet should
be maintained. Sight distance should be measured at the center line
of the street and at a driver's eye height of four feet.
(2)
Street grades.
(a)
There shall be a minimum grade of at least 1% on all streets.
(b)
Grades in excess of 5% shall be avoided where possible, and
no grade shall exceed 10% without approval of the Borough Council.
The grade shall be measured along the center line.
(c)
All streets shall be graded to the grades shown on the street
profile and cross-section plan submitted and approved with the preliminary
plan of the subdivision or land development. They shall be inspected
and checked for accuracy by the Borough Engineer.
C.
Right-of-way width, paving width and curbing.
(1)
Street. The minimum widths of the right-of-way and the paving and
the requirements for curbing shall not be less than those of an existing
street of which the new street is to be a continuation, nor less than
the following:
|
Type of Street
|
Right-of-Way Width
(feet)
|
Paving Width
(feet)
|
Curbing
| |
|---|---|---|---|---|
|
Primary arterial
|
80
|
50
|
Required
| |
|
Collector
|
60
|
40
|
Required
| |
|
Residential
|
50
|
30
|
Required
| |
|
Cul-de-sac
|
50
|
30
|
Required
|
(3)
Minimum right-of-way width for development along existing streets
shall correspond with the Official Street Map.
(4)
The area between an existing right-of-way line and the ultimate right-of-way
line should be offered for dedication to the authority having jurisdiction
over the road when land is subdivided or developed along an existing
right-of-way.
(5)
Islands, medial strips and channelization may be required in any
area where traffic volumes warrant their use for safety and efficiency
and may be permitted in any area at the discretion of the Borough
Council. Such devices on state roads must meet or exceed the requirements
of the Pennsylvania Department of Transportation.
(6)
Culs-de-sac.
(a)
A cul-de-sac will not be approved when a through street is practicable.
The developer or subdivider shall have the burden of showing the impracticability
of the through street in order to justify a cul-de-sac.
(b)
A cul-de-sac shall not be more than 500 feet in length except
in cases approved by the Borough Council where conditions of the land
so warrant the increase in length. A cul-de-sac shall have a right-of-way
of 50 feet and shall have a circular turnaround with a minimum right-of-way
radius of 50 feet and an outer paving radius of 40 feet.
(7)
Where it is proposed that a street be constructed to an abutting
property line with the intention that such street will be extended
onto the property at a future date, a temporary circular turnabout
shall be built, wholly within the right-of-way. The right-of-way,
whether permanent or temporary, shall have a minimum radius of 50
feet, and the cartway of the turnabout shall have a radius of 40 feet.
(8)
No fences, hedges, trees, shrubbery, walls, plantings or other obstructions
shall be located or permitted within the right-of-way except for ground
covers such as grass, ivy, crown vetch or horizontally spreading shrubs
less than one foot high or retaining walls necessitated by street
widening and constructed by the authority having jurisdiction over
the street.
D.
Street intersections.
(1)
Number of intersections. No more than two streets shall cross at
the same point. Four-way intersections are to be avoided in the layout
of minor streets in residential areas when three-way or T-intersections
can be utilized. When existing streets intersect at odd angles or
have more than four approaches, the subdivider, developer or builder
shall be required to make corrective changes to eliminate the odd
angle or reduce the number of approaches to the intersection by curving
the lesser street.
(2)
Minimum angle of intersection. Right angle of intersections shall
be used whenever practicable. There shall be no intersection angle,
measured at the center line, of less than 60% minimum.
(3)
Center line. Where the center lines of streets open into opposite
sides of a major artery within 100 feet of each other, they shall
be made to coincide by curving the minor street or streets.
(4)
Sight distance. Proper sight lines should be maintained at all intersections
of streets. There shall be measured along the center line a minimum
clear sight triangle of 75 feet from the point of intersection. No
building, trees, hedge, shrubbery or other obstruction whatsoever
will be permitted in this area. Any obstruction to sight shall be
removed at the time a building or structure is erected, whichever
shall first occur.
(5)
Maximum grade. Maximum grade within any intersection shall not exceed
1%, and approaches to an intersection shall follow a straight horizontal
course for 100 feet.
(6)
Approach grades. All approaches to an intersection shall not exceed
3% for a distance of 50 feet measured from the nearest right-of-way
line of the intersecting street.
(7)
Radii of pavement and right-of-way at intersections. Street intersections
shall be rounded with tangential arcs at pavement edge (curbline)
and right-of-way lines as listed below. Where two streets of different
right-of-way widths intersect, the radii of curvature for the wider
street shall apply.
|
Type of Street
|
Minimum Radius of Arc at Intersection of Pavement Edge
or Curbline
(feet)
|
Minimum Radius of Arc at Intersection of Right-of-Way
Line
(feet)
| |
|---|---|---|---|
|
Primary arterial
|
40 (or more as may be required)
|
20
| |
|
Collector
|
30
|
20
| |
|
Residential
|
25
|
15
| |
|
Cul-de-sac
|
25
|
15
|
E.
Street paving. All street paving must conform to the specifications
incorporated in this section and the West Conshohocken Borough Construction
Details (C-1)[1] and be approved by the Borough Engineer prior to acceptance
by the Council. All grades, horizontal curves, vertical curves, intersections,
sight distances and tangents shall conform to the requirements established
by this chapter and shall be subject to the approval of the Borough
Engineer.
(1)
Subgrade.
(a)
The bottom of the excavation and the top of the fill between
the outer limits of the paving or base course, when completed, will
be known as the "subgrade" and shall conform to the lines, grades
and cross sections given. The subgrade for macadam paving shall conform
to the established line, grade and cross section as approved by the
Council. The subgrade shall be solidly compacted to a firm and unyielding
state by rolling with a power roller which is a minimum of 10 tons.
Unstable areas shall be removed and replaced with suitable fill and
then removed as required to provide a uniform even surface.
(b)
Construction methods. After the excavation or rough grading
has been performed and all drains have been constructed, the subgrade
will be fine-graded and shaped to the proper cross section. It shall
be brought to a firm unyielding surface by rolling the entire area
with an approved three-wheel power roller having a metal weight of
not less than 10 tons. Solid rock, boulders, soft clay and all spongy
materials which will not consolidate under the roller shall be removed
from the subgrade to a depth to be determined by the Borough Engineer
or other person designated by the Council. The space shall be filled
with suitable material from the excavation and the subgrade rerolled
until it presents a smooth and firm surface of the proper shape and
cross section. Crown board and straight edge shall be used for checking
road and street construction. Maximum deviation shall not exceed 1/4
of an inch.
(2)
Shoulder.
(a)
Supporting shoulder shall be constructed on all sections of
projects where a base course or pavement is to be constructed without
other permanent support along the sides. All shoulder shall be thoroughly
compacted and graded to provide drainage from the macadam surface.
(b)
Construction methods. Where concrete curbing is not to be constructed,
shoulders are to be constructed adjacent to the paving of the proposed
road. The width and type of construction, grade and construction methods
of these shoulders are to be determined by or must meet the approval
of the Borough Engineer or other person designated by the Council.
(3)
Paving base course. The base course shall be either crushed aggregate
base course or bituminous concrete base course.
(a)
Crushed aggregate base course.
[1]
When crushed aggregate base course is used, it shall have a
compressed thickness after compaction of eight inches. Construction
for the crushed aggregate base course will conform to the Pennsylvania
Department of Transportation Specifications Form 408, latest edition.
[2]
Materials. The materials used and the construction methods shall
meet the requirements of this specification. Type A stone meeting
the requirements as specified in Section 310 of the Pennsylvania Department
of Transportation Specification 408 shall be used.
(b)
Construction methods. The construction methods for the base
course shall comply with the following:
[1]
Before spreading any of the coarse material, the contractor
or owner shall furnish a sufficient number of grade stakes to represent
the finished grade of the proposed roadway as shown on the drawings.
This shall be done to the satisfaction of the Borough Engineer or
other person designated by the Council.
[2]
Fine material for initial layer. Prior to placing the coarse
material, a layer of fine material, as specified, shall be spread
uniformly over the subgrade as a bed and filler at a minimum thickness
of one inch.
(c)
Spreading the coarse material. The crushed stone shall be placed
in two four-inch layers and spread uniformly on the prepared subgrade
so as to distribute the material to the required depth for the full
width of the base, unless otherwise specified for part-width construction.
Each course shall be thoroughly screened and rolled. This material
shall not be placed in a wet or frozen subgrade. No material shall
be placed without first obtaining the consent of the Borough Engineer
or other person designated by the Council. Not more than an average
day's work shall be placed in advance of filling or rolling.
(d)
Rolling coarse material. The coarse material shall be compacted
by rolling with a three-wheel power roller having a metal weight of
not less than 10 tons. The rolling shall begin at the sides and progress
to the center, except on superelevated curves where the rolling shall
begin on the low side and progress to the high side. The rolling shall
be parallel to the center line of the roadway, uniformly lapping each
preceding track and covering the entire surface with the rear wheels,
and continuing until the material does not creep or wave ahead of
the roller wheels. Areas of the base inaccessible to the roller shall
be satisfactorily compacted by means of approved tampers. The base
course shall be compacted to ensure no movement in the base.
(e)
Application of fine material. The fine material generally shall
be cast or spread in a series of thin applications, parallel to the
roadway. If spread by hand, the spreading shall be performed with
a sweeping motion of a square-pointed shovel alternately in opposite
directions, this process being continued until no more material can
be forced into the voids. Hand brooms shall be used to spread the
material over the surface, to ensure even distribution and filling
of all voids in the coarse material. All excess filler materials forming
in piles or cakes upon the surface shall be loosened and scattered.
The rolling of the surface shall be continued during the process of
spreading the filler material and shall be as specified for rolling
the coarse material. Additional filler shall be applied where necessary
to fill the voids and the rolling continued until the base course
is thoroughly compacted and firmly set. The quantity of filler material
that is necessary shall be determined by the Borough Engineer or other
person designated by the Council. After the completion of the application
and rolling of dryscreening, the surface shall be sprinkled with water
and rolled. If at any time subgrade material should become churned
up or mixed with the base course materials, the contractor shall dig
out and remove the mixture, reshape and compact the subgrade and replace
the materials removed with clean materials, which shall be filled
and rolled until compacted satisfactorily.
(f)
Bituminous concrete base course.
[1]
When bituminous concrete base course is used, it shall have
a compressed thickness after compaction of 4 1/2 inches. Construction
for the bituminous concrete base course will conform to the Pennsylvania
Department of Transportation Specifications Form 408, latest edition.
[2]
Materials. Materials meeting the requirements as specified in
Section 305.2 of the Pennsylvania Department of Transportation Specifications
Form 408 shall be used.
(4)
Bituminous surface course ID-2A. This surface course shall consist
of two courses (one wearing course for bituminous concrete base course),
the binder course or special binder course and the wearing course,
of hot-mixed, hot-laid asphaltic concrete, constructed on a prepared
base course. The bituminous surface course shall have a total thickness,
after final compaction, as specified by the Borough Engineer or other
person designated by the Council, but in no case shall it be less
than 2 1/2 inches [or 1 1/2 inches for bituminous concrete
base course] after compression. All street pavement cross sections,
except where superelevated for curves, will be a minimum slope from
the center of the road to the gutter of a minimum of 1/4 inch per
foot to a maximum of 1/2 inch per foot.
(a)
Materials. The materials shall conform to the requirements as
given in Section 420 of the Pennsylvania Department of Transportation
Specifications 408, latest edition.
(b)
Construction methods.
[1]
The surface course shall be Type ID-2A as specified in Pennsylvania
Department of Transportation Specifications Form 408, latest edition,
and shall be applied in strict accordance therewith.
[2]
No visible moisture shall be present prior to the laying of
each course. Road surface temperature shall be 50° F. or greater
prior to laying of the bituminous surface. The air temperature shall
be rising. All bituminous surface courses shall have a total thickness
after compression of 2 1/2 inches for 1 1/2 inches for bituminous
concrete base course] after compression. All street pavement cross
sections, except where superelevated for curves, will be a minimum
slope from the center of the road to the gutter of 1/4 inch per foot
to a maximum of 1/2 inch per foot.
(5)
West Conshohocken Borough will require delivery slips for all materials
used in the construction of streets.
[1]
Editor's Note: The Construction Details (C-1) are included as an attachment to this chapter.
A.
Alleys. Alleys are prohibited in residential developments except
as the completion or extension of one in existence. In commercial
or industrial districts without expressly designed loading areas,
alleys with a minimum width of 25 feet shall be required. Where such
alleys dead end, they shall be provided with a cul-de-sac having a
radius of not less than 25 feet. The cartway shall be a minimum of
20 feet.
B.
Driveways.
(1)
Location. Driveways shall be so located as to provide reasonable
sight distance at intersections with streets. A stopping area measured
20 feet behind the street line shall be provided.
(2)
Intersections. Driveways shall be located not less than 40 feet from
the street intersection, whenever practicable, and shall provide access
to the street of a lesser classification when there are streets of
different classes involved.
(3)
All driveways shall be located, designed and constructed in such
a manner as not to interfere or be inconsistent with the design, maintenance
and drainage of the highway.
(5)
Frontages of 50 feet or less shall be limited to one driveway. No
more than two driveways shall be provided to any single property tract
or commercial/business establishment, except where the frontage exceeds
300 feet in length.
(6)
The Borough Council shall have the authority to approve driveways
intended for the use of two or more families, multifamily developments
and commercial and industrial projects where usage by the occupants
constitutes essentially a private street. Driveways constituting private
streets are those accessways used by two or more families daily or
10 or more workers daily for vehicular circulation. Driveways serving
as private streets shall not be dedicated to the Borough, nor does
the Borough assume any responsibility for their maintenance.
(7)
Location and placement of driveways serving as private streets shall comply with § 102-19B. Additionally, provisions for drainage and stormwater runoff shall be approved by the Borough Engineer.
(8)
The Borough Council shall evaluate the location, placement and alignment
of driveways serving as private streets based upon the ease of accessibility
to and efficient maneuverability through the development for protective
services of fire and police.
(9)
Construction of driveways to be used as private streets shall conform
to the minimum design standards for public streets other than those
applicable to rights-of-way, width, curbing and shoulder grading;
provided, however, that the width of the cartway shall not be in any
event less than 20 feet.
(10)
The owner and all successors of any property which is to abut
any driveway serving as a private street shall be fully responsible
for the permanent improvement of the driveway(s) and for the maintenance
thereof in a good and safe condition.
(11)
Two off-street automobile parking spaces shall be required for
each dwelling unit, excluding the garage. Parking shall not be stacked
in such a manner that one car will need to be moved in order to allow
the other car to move into the space. One additional overflow parking
space shall be provided for each unit. All driveways shall be designed
in such a manner to have all parking spaces accessible for ingress
and egress without the necessity of having to move any vehicle.
[Added 5-9-2006 by Ord. No. 06-05, approved 5-9-2006]
C.
Parking areas.
(2)
At no time shall angle or perpendicular parking along the curbs of
local, public or private access roads or streets be permitted except
where permitted by Borough ordinance. All parking lots and bays allowing
any parking other than parallel shall be physically separated from
the cartway by a minimum of seven feet and confined by barrier curbing.
(a)
Perpendicular parking will be permitted along Spring Garden
Street between its intersection with the municipal boundary separating
the Borough of West Conshohocken from Lower Merion Township and its
intersection with the existing Airy Street right-of-way. Such perpendicular
parking will utilize the ground between the right-of-way line of Spring
Garden Street and its existing cartway, but no parking space will
extend into the existing cartway, so long as the property owner has
agreed to maintain the roadway right-of-way, including roadway structures.
[Added 12-18-1991 by Ord. No. 417]
(3)
Parking lot landscaping shall be provided according to the requirements of § 102-36 herein.
[Amended 8-8-1995 by Ord. No. 95-434, approved 8-8-1995]
(4)
No less than 20 feet of open space shall be provided between the
curbline of any parking area and the outside wall of the dwelling
unit in residential areas.
(5)
[2] In commercial and industrial districts, provision of common
parking facilities is hereby encouraged in recognition of their increased
flexibility and efficiency. Subject to formal arrangements between
the proposed users of the common parking facilities satisfactory to
the Borough, the Zoning Hearing Board may reduce the aggregate amount
of required parking space upon determination that greater efficiency
is effected by joint use of the common parking area. When common parking
facilities are approved, side and/or rear yard parking requirements
may be waived in order to establish unified and continuous parking
areas. In such cases, access drives and sidewalks shall be so aligned
as to maximize parking efficiency and minimize traffic congestion.
Entrances and exits must have good visibility so that, both going
in and coming out, drivers can see and cars can be seen.
[2]
Editor's Note: Former Subsection C(5), which prohibited parking
near any property line, and former Subsection C(8), which provided
screen planting requirements, were repealed 8-8-1995 by Ord. No. 95-434,
approved 8-8-1995. Said ordinance also provided for the redesignation
of former Subsection C(6) and (7) as Subsection C(5) and (6) and former
Subsection C(9) through (11) as Subsection C(7) through (9).
(6)
Parking staff dimensions shall be not less than 10 feet in width
and 20 feet in depth. Ten percent of the total stall area may be maintained
in grass, provided that such grass area shall be separated from the
paved area by a suitable car wheel stop or bumper, the same to be
approved by the Borough Engineer.
(7)
All dead-end parking lots shall be designed to provide sufficient
backup area for the end stalls.
(8)
[3] No less than a five-foot radius of curvature shall be
permitted for all curblines in all parking areas.
[3]
Editor's Note: Former Subsection C(5), which prohibited parking
near any property line, and former Subsection C(8), which provided
screen planting requirements, were repealed 8-8-1995 by Ord. No. 95-434,
approved 8-8-1995. Said ordinance also provided for the redesignation
of former Subsection C(6) and (7) as Subsection C(5) and (6) and former
Subsection C(9) through (11) as Subsection C(7) through (9).
(9)
Parking lot dimensions shall be no less than those listed in the
following table:
|
Parking Stall
|
Aisle Width
(feet)
| ||||
|---|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Depth
(feet)
|
Width
(feet)
|
One-Way
|
Two-Way
| |
|
90
|
20
|
10
|
25
|
25
| |
|
60
|
21
|
10
|
18
|
20
| |
|
45
|
19
|
10
|
15
|
18
| |
A.
Sidewalks.
(1)
Sidewalks shall be provided along all streets except where, in the
opinion of the Borough Council, they are unnecessary for the public
safety and convenience.
(2)
In land developments with common areas, sidewalks should be located
appropriately to serve as access between parking areas and buildings
and in common areas to serve as internal site circulation.
(3)
Sidewalks shall not be less than five feet in width in residential
areas. A greater width may be required in areas in which multifamily
developments, commercial/business or industrial buildings are located
or where it is deemed necessary at the discretion of the Borough Council.
(4)
Sidewalks shall be located between the curb and public street right-of-way
line four feet from the curbline. The grade and paving of the sidewalk
shall be continuous across driveways except in certain cases where
heavy traffic volume dictates special treatment.
(5)
Crosswalks not less than 10 feet wide and with concrete or asphalt
paving not less than four feet wide may be required where necessary
to provide access to schools, churches, parks and commercial areas.
They shall be maintained by the abutting property owners in the same
manner as sidewalks on public streets.
(6)
Sidewalks shall be constructed so as to discharge drainage to the
street, the grade of which shall not be less than 1/4 inch per foot.
All concrete sidewalks shall be constructed on a four-inch crushed
stone or gravel base to ensure proper drainage and shall have a minimum
thickness of four inches, except under driveways, where they shall
have a minimum thickness of six inches. All concrete shall be Pennsylvania
Department of Transportation Class A (3,300 pounds per square inch
twenty-eight-day strength). All sidewalk improvements must be approved
by the Borough Engineer.
(7)
All construction and materials shall be in conformance with Pennsylvania
Department of Transportation Form 408 and West Conshohocken Borough
Construction Detail C-1.[1]
[1]
Editor's Note: The Construction Details (C-1) are included as an attachment to this chapter.
B.
Curbs.
(1)
Concrete curbs shall be installed along each side of every residential,
primary arterial or collector street or road. Concrete curbs shall
be 18 inches deep, seven inches wide at the top and eight inches wide
at the base. The normal distance from the top of the curb to the flow
line of the gutter shall be eight inches.
(2)
Curbing shall be built in ten-foot lengths, and an approved expansion
joint of 1/4 inch minimum thickness shall be used at each joint. A
combination curb and gutter may be used at the option of the developer
when approved by the Borough Engineer. Where combination curb and
gutter is used, it must be placed on a minimum of four inches of crushed
stone or gravel to provide adequate drainage beneath the curb.
(3)
Concrete.
(a)
All concrete used in the construction of improvements shall
be certified to develop a compressive stress of at least 3,300 pounds
per square inch at 28 days with certification of the mix furnished
to the Borough Engineer.
(b)
Concrete shall be placed in forms that are straight and securely
braced. Care shall be taken to control the water content to prevent
separation of the aggregates. All concrete shall be thoroughly tamped
into the forms. After the concrete has set sufficiently, the form
shall be removed, and the exposed surface shall be rubbed to provide
an even finish. All edges shall be finished with an approved edging
tool.
(c)
To provide for driveways, depressions in the curbing may be
constructed and finished during the time of pouring.
(4)
All construction and materials shall be in accordance with Pennsylvania
Department of Transportation Form 408 and West Conshohocken Borough
Construction Detail C-1.
A.
General. The length, width and shape of blocks shall be determined
with due regard to:
B.
Size. Block length and width or acreage within bounding roads shall
be such as to accommodate the size of lot required in the area by
the Zoning Ordinance[1] and to provide for convenient access, circulation control
and vehicular and pedestrian safety. Whenever practicable, blocks
shall be of such width as to provide two tiers of lots of the minimum
size permitted under the applicable zoning classification.
C.
Through lots. Double-frontage lots are to be avoided and generally
will not be permitted except where reversed frontage is desired away
from a major thoroughfare to a street of lesser traffic volume.
D.
Commercial and industrial blocks. For commercial or industrial use,
the block size shall be sufficient in the judgment of the Borough
Council to meet all area and yard requirements for such use. Adequate
provision shall be made for off-street parking and loading areas as
well as for the flow of pedestrian and vehicular traffic so as not
to inhibit the flow of such traffic on public rights-of-way.
A.
Area. All lots shall be no smaller than the minimum lot area requirements
of the applicable zoning classification.
B.
Depth. Lots excessively deep in relation to width are to be avoided.
C.
Width. The minimum width of a lot shall be that width which is specified
for the applicable zoning district. Said width shall extend for the
entire depth of the lot.
[Amended 6-12-2001 by Ord. No. 01-9(c), approved 6-12-2001]
D.
Corner lots. All corner lots shall be of sufficient size to comply
with all yard requirements of the zoning district.
E.
Rear lotting.
(1)
Rear lotting shall be allowed only when it is demonstrated by the
applicant that no other method of subdivision is practical or desirable
on the subject tract and that the result is clearly superior to the
conventional approach.
(2)
Rear lotting shall generally be permitted only in residential subdivision,
and preferably shall be limited to the lower density areas.
(3)
When it is determined that utilization of a rear-lotting technique
is justifiable, certain criteria shall be established:
(a)
Access to the rear lot shall be through an access strip held
in fee simple ownership, not through easement over adjacent property.
(b)
The access leg shall not be included in the calculations of
net lot area required by the minimum standards of the applicable zoning
district.
(c)
The minimum width of the access strip for a single lot should
be 15 feet. When three or more lots are proposed using a common access
strip or when the lot area of the one lot is more than twice the minimum,
a minimum twenty-foot accessway should be provided.
(d)
When the tract is located in an area where public sanitary sewers
exist or are proposed for the near future, rear lotting shall be permitted
only if the dwelling to be constructed on the rear lot is connected
to the sewer system.
G.
Side lines. Whenever practicable, the side lines of a lot shall be
set at right angles or radial to the right-of-way line.
H.
Building lines. Building lines for all lots shall be in conformance
with the minimum front, side and rear yard requirements of the applicable
zoning district.
I.
Lot numbers. For the purpose of development, each subdivision may
have an overall system of lot numbers, the number one being assigned
to a lot in the first section to be developed. (Such system of lot
numbers shall not be confused with the regular house or building numbering
system based on a Borough-wide plan.)
J.
Building numbers. House or building numbers shall be assigned by
the municipality based on an overall street plan. Numbers will be
assigned in such a way as to allow for vacant parcels and future development.
Except where a structure was obviously built to house more than
one family, but where heretofore that structure and the surrounding
property was held in single and separate ownership, and further where
such subdivision is proposed for the purpose of separating such structure
into two or more ownership parcels, no subdivision or land development
will be approved with the property line extending through any portion
of any existing structure.
A.
If structure(s) is to remain:
(1)
In residential zoning districts of the Borough, the lot and lot dimensions
of the newly created lot containing the structures must be in scale
with the height and bulk of the structure, even if this requires a
lot area and/or dimensions exceeding the minimum zoning requirement
for that district.
B.
If existing structure(s) is to be removed. Subdivision or land development
approval will be issued upon the condition of the expeditious removal
of existing structures in complete conformity with all other Borough
procedural requirements. In commercial and industrial areas, plots
of land that have been cleared, as well as the existing vacant portions
of such lands, should be developed in conformity with the long-range
needs of the area to the extent possible, and all developmental requirements
embodied in the Building Code and zoning regulations shall be adhered
to.
C.
If existing structure is to be replaced or is to be added on to.
Demolition plans and/or construction plans must be detailed as part
of the subdivision or land development plan review, and subsequent
plan approval will be conditional upon compliance with said proposed
details. Renovation work to the remaining portion of a structure following
partial demolition must be completed promptly and expeditiously.
A.
Excavation. No permanent excavation shall be made with a cut face
steeper in slope than 1 1/2 horizontal to one vertical [66.7%],
except under one or more of the following conditions:
(1)
The excavation is located so that a line having a slope of 1 1/2
horizontal to one vertical and passing through any portion of the
face will be entirely inside of the property lines of the property
on which the excavation or fill is made.
(2)
The material in which the excavation is made is sufficiently stable
to sustain a slope of steeper than 1 1/2 horizontal to one vertical,
and a written statement of a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Borough Engineer and approved by him. The statement
shall state that the site has been inspected and that the deviation
from the slope specified hereinbefore will not result in injury to
persons or damage to property.
(3)
A concrete or stone masonry wall constructed according to present
or future designs of the Borough is provided to support the face of
the excavation or fill.
B.
Slopes and fences. The top or bottom edge of slopes shall be a minimum
of three feet from property or right-of-way lines of streets or alleys
in order to permit the normal rounding of the edge without encroaching
on the abutting property. All property lines (where walls or slopes
are steeper than one horizontal to one vertical and five feet or more
in height) shall be protected by a chain-link fence four feet in height
approved by the Borough. The fence shall be an integral part of the
wall.
C.
Site grading plan. The Borough Engineer shall require a grading plan
in conjunction with the plan of subdivision or land development in
order to ensure compliance with the above standards.
D.
Retaining walls. All retaining walls shall be designed and approved
in accordance with the following requirements:
[Added 9-14-2010 by Ord. No. 2010-13; approved 9-14-2010]
(1)
In accordance with Section 403.42 of the Uniform Construction Code,
as amended, no permit shall be required for any retaining wall which
is less than four feet in height measured from the lowest level of
grade to the top of the wall, unless it is supporting a surcharge
or impounding Class I, II or III-A liquids.
(2)
Retaining walls shall be designed by a structural engineer, whose
seal shall appear on the plans.
(3)
Such walls shall be constructed to have a batter, depth of footing,
anchoring, drainage and materials to provide for maximum safety. Special
safety precautions shall be taken whenever such walls are constructed
in or near areas of steep slope and very steep slope.
(4)
All grading above and below such walls shall comply with this article.
(5)
Pressure-treated timber retaining walls shall not exceed a height
of four feet above grade.
(6)
All construction details for such walls shall be reviewed by the
Borough Engineer.
(7)
Safety rails shall be provided where appropriate for retaining walls.
(9)
The erection solely of a retaining wall on a property shall not require an applicant to comply with the submission standards detailed in Article III of Chapter 102, but the applicant must comply with all requirements detailed in this article and shall require the submission of a grading permit application for those retaining walls four feet or higher.
A.
Blocks and lots. Blocks and lots shall be graded to secure proper
drainage away from buildings and to prevent the collection of stormwater
in pools. A minimum of two-percent slopes away from structures shall
be required.
B.
Design. All drainage provisions shall be of such design as to carry
surface water to the nearest practical street, storm drain or natural
watercourse. Where drainage swales are used to deliver surface waters
away from buildings, they shall not be less than one-percent grade
and not more than four-percent grade. The swales shall be sodded,
planted or provided with other erosion control measures as determined
by the Borough Engineer and shall be of such shape and size as to
conform to specifications of the Borough Engineer.
C.
Concentration. Concentration of surface water runoff shall be permitted
only in designed and maintained swales, watercourses or detention
basins.
D.
Construction. The subdivider or developer shall construct and/or
install such drainage structures and/or pipes which are necessary
to prevent erosion damage and to satisfactorily carry off such surface
waters to the nearest practical street, storm drain or natural watercourse,
in accordance with current state erosion control and sedimentation
regulations.
E.
Multifamily or nonresidential areas. To minimize the effects of increased
runoff, roof drainage shall be conveyed by downspouts and other drainage
facilities constructed under the sidewalk and through the curb or
to a storm sewer, stormwater detention and control structure or natural
watercourse, if available, as determined by the Borough Engineer.
F.
Open watercourses will be permitted where they exist naturally and
where they will not interfere with public convenience or safety.
G.
When submitting a plan for approval involving the construction of
storm drains, the designer's computations shall be submitted in duplicate
to facilitate the checking of design. The following tables and charts
shall be used for all computations:
(1)
Rational formula for amount of runoff:
|
Q = CIA
|
|
Where:
| ||||
|
Q
|
=
|
Runoff from district in cubic feet per second.
| ||
|
C
|
=
|
Runoff coefficient.
| ||
|
I
|
=
|
The average intensity of rainfall, in inches per hour, for a
period of maximum rainfall of a given frequency of occurrence and
having a duration equal to the time required for runoff from the furthest
point in the drainage area to the point considered in the design.
| ||
|
A
|
=
|
Drainage area of district in acres.
| ||
(3)
Types of construction and "n" values:
|
Velocity
(feet per second)
| ||||
|---|---|---|---|---|
|
Type of Channel
|
Manning's "n" Value
|
Maximum
|
Minimum
| |
|
Earth
|
0.035
|
5
|
3.5
| |
|
Rubble lines
|
0.020
|
10
|
3.5
| |
|
Poured concrete
|
0.015
|
15
|
3.5
| |
|
Reinforced concrete pipe
|
0.013
|
15
|
3.5
| |
|
Corrugated metal pipe
|
0.025
|
10
|
3.5
| |
|
If other types or materials of construction are proposed to
be used, and approved, the Borough Engineer will furnish upon request
appropriate "n" values to be used.
|
H.
Easements. Drainage easements may be required along natural watercourses
to a maximum width of 15 feet from the center line and may be used
for storm and sanitary sewers and as open space. Where conditions
warrant, such as in floodplains, additional width may be required
in such cases where runoff treatment requires a wider easement. Runoff
studies must prove such requirements beyond the floodplain.
I.
Dedication. Where stormwater or surface water will be gathered within
the subdivision or land development and discharged or drained in volume
over lands within or beyond the boundaries of the subdivision or land
development, the subdivider, developer or builder shall reserve or
obtain easements over all lands affected. The easements shall be adequate
for such discharge of drainage and for carrying off of such water
and for the maintenance, repair and reconstruction of the same, including
the right of passage by vehicles, machinery and other equipment for
such purposes, and which shall be of sufficient width for such passage
and work. The subdivider, developer or builder shall convey, at no
cost, the easements to the Borough upon demand.
J.
Requirements.
(1)
Storm drains and storm and surface drainage. All storm drains and
drainage facilities, such as gutters, catch basins, bridges and culverts,
shall be installed and the land graded for adequate drainage as shown
on the grading plan submitted and approved with the preliminary plan
and shall conform to applicable Borough standards.
(2)
When required. Storm drains and appurtenances shall be required to
be constructed by the subdivider or developer to take surface water
from the bottom of vertical grades (the grades of which slope on both
sides toward the bottom), to lead water away from springs and to avoid
excessive use of cross gutters at street intersections and elsewhere.
All surface waters shall be enclosed in a storm drain.
(3)
Location. Wherever practicable, storm drains shall be located behind
the curb and within the right-of-way of the street. They shall be
protected by a cover of at least 12 inches.
(4)
Size and grade. Storm drains shall be adequate for the anticipated
runoff when the area is fully developed as permitted by zoning. They
shall have a minimum internal diameter of 18 inches and a minimum
grade of 1/2 of 1% unless otherwise approved by the Borough Engineer.
The rainfall frequency shall be 50 years, provided that frequency
of up to 100 years may be required in low-lying areas and floodplains.
(5)
Change in direction. Special curved storm drain sections may be used
where abrupt changes are made in alignment in lieu of constructing
manholes if the circumstances so warrant.
(6)
Manholes. Manholes shall be constructed at all changes in horizontal
or vertical alignment and shall be spaced not more than 300 feet apart
on pipe of 24 inches internal diameter or less, and not more than
500 feet apart where larger sizes are installed. Inlets may be substituted
for manholes where they will serve a useful purpose.
(7)
Inlets. Inlet spacing shall be so arranged that 95% of the gutter
flow will be captured. No inlet smaller than a Pennsylvania Department
of Transportation Type C (four-foot) shall be used on streets with
grades of 4% or less. Pennsylvania Department of Transportation Type
C (six-foot) inlets shall be used on streets with grades of more than
4%. Inlets at street intersections shall be placed on the tangent
and not on the curved portions. The gutter adjacent to and immediately
up grade from the inlet shall be so warped as to direct the water
into the inlet.
(8)
Castings. Manhole and inlet castings, together with their covers
or gratings, shall conform to Borough standards as may be in effect
at the time the design of the sewer is submitted. All storm sewer
manhole castings shall have the word "storm" cast into the lid. All
manhole castings shall be of the type capable of accommodating highway
loadings.
(9)
Stormwater roof drains. Stormwater roof drains and pipes shall not
discharge water over a sidewalk, but shall extend under the sidewalk
to the gutter. Where storm drains are accessible, the roof drain shall
be connected thereto.
(10)
Unnatural drainage. Wherever construction stops or concentrates
the natural flow of storm drainage in such a way as to affect adjoining
properties, approval of the owners should be obtained in writing and
a copy filed with the Borough Secretary. Approval of plans by the
Borough does not authorize or sanction drainage affecting adjoining
properties.
(11)
Drainage from nonnatural sources. Water originating from other
than natural sources, such as air-conditioning units, sump pumps or
other dry-weather flow, wherever practicable shall be discharged into
natural watercourses on the property. These facilities shall not discharge
water under the sidewalk through the curb into the gutter.
K.
Design submission.
(1)
All plans showing the proposed storm sewer construction must be accompanied
by a complete design submitted by the registered engineer or surveyor.
(2)
When subdivisions or land developments are submitted to the Borough
for approval in sections, a complete storm sewer design for the proposed
subdivision and land development shall be submitted. The proposed
design must include the entire tract and not a portion.
(3)
If only a section of a subdivision or land development is contemplated
for construction, the engineer shall show how he proposes to handle
stormwater from this section in order to prevent damage to adjacent
properties. If temporary construction is required, the engineer shall
include such structures in the plan submitted.
(4)
In the event that such temporary measures cannot ensure protection
to adjacent properties, then the main outfall line of the storm sewer
shall be included as part of the construction for the proposed section.
A.
Reserve strips controlling access to streets, alleys, subdivisions
or adjacent areas are prohibited.
B.
Rights-of-way and/or easements for sanitary utilities, road construction
or maintenance or for drainage purposes, public utilities or for any
specific purpose shall be required by the Borough Council as needed.
The location and width in each case shall be determined by that body.
(1)
Building setback lines shall be measured from the nearest side of
the right-of-way or easement to the proposed building.
(2)
Nothing shall be permitted to be placed, planted, set or put within
the areas of an easement. The area shall be kept as lawn.
(3)
The owner of any lot, upon written request by the Borough and at
the owner's sole expense, shall remove anything placed, planted, set
or put, with or without knowledge of this regulation, within the area
of any easement.
(4)
To the fullest extent possible, easements shall be adjacent to rear
or side lot lines.
C.
No right-of-way or easement for any purpose whatsoever shall be recited
or described in any deed unless the same has been shown on the approved
plan. Any error found in a deed shall be immediately corrected and
rerecorded in the office of the Recorder of Deeds for Montgomery County
at Norristown, Pennsylvania, at the sole expense of the subdivider.
D.
Utility easements. A minimum width of 20 feet shall be provided for
common utilities and drainage when provided in undedicated land. Nothing
shall be permitted to be placed, planted, set or put within the area
of an easement, but shall be maintained as lawn.
A.
All water and gas mains and other underground facilities shall be
installed prior to street paving at locations approved by the Borough
for the full width of the right-of-way.
B.
All gas and water mains shall be installed underground. All electric,
telephone and communication services, both main and service lines,
shall be provided by underground cables, installed in accordance with
the prevailing standards and practices of the utility or other companies
providing such services. All main underground cables which are within
the right-of-way of a street shall be located as specified to the
satisfaction of the Borough Engineer.
(1)
In order to promote and facilitate the undergrounding of utility
distribution lines, a letter of endorsement shall be required from
the suppliers of utility service (not limited to electrical, telephone
or cable television) of the developer's choice wherein the applicant
acknowledges that underground utilities are feasible and shall be
consummated as part of the improvement plan. A statement relative
to the intent of the developer to provide underground utility service
shall be placed on the final plan requisite to final approval of such
plan.
(2)
The provisions in this chapter shall not be construed as to limit
or interfere with the construction, installation, operation and maintenance
of public utility structures or facilities which may hereafter be
located with public easements or rights-of-way designated for such
purposes.
(3)
Light standards are to be placed as required by ordinance. Power
source for such standards shall be placed underground as required.
(4)
Along collector roads and major highways, all new electrical service
should be placed underground.
A.
Sanitary sewers shall be installed and connected to the Borough sanitary
sewer system, whenever accessible. When on-site facilities are required,
such facilities shall be constructed in accordance with Pennsylvania
Department of Environmental Resources regulations.
B.
When private streets are utilized, the subdivider or the applicant
shall execute a recordable covenant with the Borough and/or the Borough
Sewer Authority that, for the purposes of sewer connections, assessments
and rentals, the rights and liabilities of himself and his grantees,
heirs, successors and assigns shall be the same as if his property
abutted a public street.
C.
Size and grade. Sanitary sewers shall have a minimum inside diameter
of eight inches and a minimum grade of 0.5%.
D.
Manholes. Manholes shall be located at intervals of 250 feet and
at each change of line or grade. In exceptional cases, the interval
may be extended to not more than 300 feet. Manhole appurtenances shall
conform to current Borough standards.
E.
Laterals. Lateral connections to each lot shown on the final plan
shall be installed to the right-of-way line of the street. Each building
shall have a separate connection to the Borough sanitary sewer system,
when accessible.
A.
Each lot shall connect to an approved water system, with the connection
to a public water service being required whenever practical.
B.
The location of any existing or proposed well shall be shown on the
preliminary plan for each lot and adjoining lot, where applicable.
C.
Hydrants. Fire hydrants shall be located at accessible points throughout
the subdivision when central water supply is available and shall be
sufficient in number to ensure adequate fire protection.
A.
The regulations contained herein shall apply in those areas identified
as flood-prone in the Flood Insurance Study, Borough of West Conshohocken,
prepared by the Federal Insurance Administration of the United States
Department of Housing and Urban Development. The Flood Boundary and
Floodway Map, included as Exhibit B of this chapter, shall be available
in the West Conshohocken Municipal Building for inspection.[1] In the case of an adopted Floodplain Conservation District,
the regulations contained herein shall apply to those areas defined
and established as flood-prone and not in conflict with the information
provided in the Flood Insurance Study.
[1]
Editor's Note: The Flood Boundary and Floodway Map is on file
in the Borough offices.
B.
The regulations contained herein are intended to conform to the requirements
of Section 1910.3d of the National Flood Insurance Program, P.L. 93-234.
Furthermore, it is the purpose of these regulations to:
(1)
Regulate the subdivision and development of flood-prone land areas
in order to promote the general health, welfare and safety of the
community.
(2)
Require that each subdivision lot or development site in flood-prone
areas be provided with a safe building site with adequate access and
that public facilities which serve such sites be designed and installed
to preclude flood damage at the time of initial construction.
(3)
Protect individuals from buying lands which are unsuitable for use
because of flood hazards by prohibiting the subdivision and development
of unprotected flood-prone areas.
(4)
Maintain the certification of West Conshohocken Borough and the eligibility
of the property owners in West Conshohocken for the benefits of the
National Flood Insurance Program, P.L. 93-234.
C.
Prospective developers shall consult with the Zoning Officer and,
if necessary, the Borough Planning Commission to make a determination
as to whether or not the proposed subdivision or land development
is located within an identified flood-prone area.
D.
Where not prohibited by this chapter or any other codes or ordinances,
land located in flood-prone area(s) may be subdivided or developed
with the provision that the developer construct all buildings and
structures to preclude flood damage in accordance with this chapter
and any other codes or ordinances regulating such development.
E.
The Borough Council may, when it is deemed necessary for the health,
comfort, safety or welfare of the present and future population of
the area and necessary facilities, restrict subdivision or development
of any portion of the property which lies within the floodplain of
any stream or drainage course.
F.
The finished elevation of proposed streets within flood-prone areas
shall be no more than two feet below the regulatory flood elevation.
Drainage openings shall be sufficient to discharge flood flows without
unduly increasing flood heights.
G.
Storm drainage facilities shall be designed to convey the flow of
surface waters without risk to persons or property. The drainage system
shall ensure drainage at all points along streets and ensure conveyance
of drainage away from buildings. The Borough Council may require an
underground system to accommodate a one-hundred-year flood 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.
H.
All new or replacement sanitary sewer systems, whether public or
private, located in flood-prone areas shall be floodproofed up to
a point one foot above the regulatory flood elevation.
I.
All new or replacement water systems, whether public or private,
in flood-prone areas shall be floodproofed to a point one foot above
the regulatory flood elevation.
J.
All other new or replacement public or private utilities and facilities
in flood-prone areas shall be elevated or floodproofed to a point
one foot above the regulatory flood elevation.
K.
Waivers. Guidelines for relaxation from the requirements set forth
in this section are as follows:
(1)
A waiver shall not be issued within any designated regulatory floodway
if any increase in flood levels during the base flood discharge would
result.
(2)
A waiver shall only be issued if there is:
(a)
A showing of good and sufficient cause;
(b)
A determination that failure to relax the requirements would
result in exceptional hardship to the applicant; and
(c)
A determination that the relaxing of a requirement will not
result in increased flood heights, additional threats to public safety
or extraordinary public expense; create nuisances; cause fraud on
or victimization of the public; or conflict with existing local laws
or ordinances.
(3)
A waiver shall only be issued upon a determination that the waiver
is the minimum necessary, considering the flood hazard, to afford
relief.
(4)
The Borough shall maintain a record of all waivers, including justification
for their issuance, and report such decisions issued in its annual
report submitted to the Federal Insurance Administrator.
A.
Any development which creates a significant change in the characteristics
of the watershed, thus increasing volume and velocity of surface water
runoff due to the decrease in retention and infiltration of stormwater,
shall not be permitted until guaranties are made of improvements that
will reduce the likelihood of erosion, sedimentation, inundation and
water drainage from peak periods of precipitation and provide for
controlled disposal of excess surface water. Such improvements must
satisfy the requirements and regulations of the Pennsylvania Department
of Environmental Resources, Bureaus of Water Quality Management and
Dams and Encroachments.
B.
All continuously flowing natural watercourses shall be maintained
at their natural alignments and gradients.
C.
Intermittent watercourses shall be maintained essentially at their
existing alignments and gradients. Paving of such watercourses shall
not be allowed, nor shall piping, except under roads, driveways and
walkways.
A.
Where any excavation or grading is proposed or where any existing
trees, shrubs or other vegetative cover will be removed, the developer
shall consult the Montgomery County Conservation District representative
concerning plans for erosion and sediment control and the geologic
conditions of the site in order to determine the type and magnitude
of development the site may safely accommodate. Before undertaking
any excavation or grading, the developer shall conform to all pertinent
laws, regulations and ordinances of the Commonwealth of Pennsylvania
and West Conshohocken Borough.
B.
No subdivision or land development plan shall be approved unless
there has been a plan approved by the Borough Council that provides
for minimizing erosion and sedimentation consistent with this section
and an improvement bond or other acceptable securities are deposited
with the Borough which will insure installation and completion of
the required improvements; or there has been a determination by the
Borough Council that a plan for minimizing erosion and sedimentation
is not necessary.
C.
The Borough Council, in its approval of any preliminary plan of subdivision
and land development, shall condition its approval upon the execution
of measures designed to prevent accelerated soil erosion and resulting
sedimentation, as required by the Pennsylvania Department of Environmental
Resources. All applicable regulations and permit requirements of said
Department as stipulated in its Soil Erosion and Sedimentation Control
Manual shall be followed by all parties engaged in earth-moving activities.
The manual is available at the office of the Montgomery County Conservation
District, Norristown, Pennsylvania. The Borough Engineer shall assure
compliance with the appropriate specifications and requirements.
D.
Performance principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
(1)
Stripping of vegetation, regrading or other development shall be
done in such a way that will minimize erosion.
(2)
Development plans shall preserve salient natural features, keep cut
and fill operations to a minimum and ensure conformity with topography
so as to create the least erosion potential and adequately handle
the volume and velocity of surface water runoff.
(3)
All subdivisions and land developments shall be laid out in such a manner as to minimize the removal of healthy trees and shrubs on the site, according to the provisions of § 102-36 herein.
[Amended 8-8-1995 by Ord. No. 95-434, approved 8-8-1995]
(4)
The disturbed area and the duration of exposure shall be kept to
a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as practicable.
(6)
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
(7)
The permanent (final) vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
(8)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the rate of surface water runoff will
be structurally retarded.
(9)
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps or similar measures.
E.
Excavations and fills.
(1)
Cut and fill slopes shall not be steeper than to 1 1/2:1 unless
stabilized by a retaining wall or cribbing, except as approved by
the Borough Council when handled under special conditions.
(2)
Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavations or the sloping surfaces of fills.
(3)
Cut and fills shall not endanger adjoining property.
(4)
No increased surface runoff will be permitted to leave the property
being subdivided or developed by way of natural watercourses or storm
drainage pipes without first being suitably retained in such a way
as to maintain runoff volume existing on the site previous to subdivision
or development.
(5)
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
(6)
Fills shall not encroach on natural watercourses or constructed channels.
(7)
Fills placed adjacent to natural watercourses or constructed channels
shall have suitable protection against erosion during periods of flooding.
(8)
Grading will not be done in such a way so as to divert water onto
the property of another landowner without the written consent of that
landowner and the approval of the Borough Council.
(9)
During grading operations, necessary measures for dust control will
be exercised.
(10)
Grading equipment will not be allowed to cross live streams.
Provision will be made for the installation of temporary culverts
or bridges, if necessary.
F.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation, regrading
or other development, it shall be the responsibility of the person,
corporation or other entity causing such sedimentation to remove it
from all adjoining surfaces, drainage systems and watercourses and
to repair any damage at his expense as quickly as possible.
(2)
Maintenance of all drainage facilities and watercourses within any
subdivision or land development is the responsibility of the developer
until they are accepted by the Borough or some other official agency,
after which they become the responsibility of the accepting agency.
(3)
It is the responsibility of any person, corporation or other entity
doing any act on or across a communal stream, watercourse or swale,
or upon the floodplain or right-of-way thereof, to maintain, as nearly
as possible, in its present state the stream, watercourse, swale,
floodplain or right-of-way during the activity and to return it to
its original or equal condition after such activity is completed.
(4)
Maintenance of drainage facilities or watercourses originating and
completely on private property is the responsibility of the owner
to their point of open discharge at the property line or at a communal
watercourse within the property.
(5)
No person, corporation or other entity shall block, impede the flow
of, alter, construct any structure in, deposit any material or thing
in or commit any act which will affect normal or flood flow in any
communal stream or watercourse without having obtained prior approval
from the Borough or the Pennsylvania Department of Environmental Resources,
whichever is applicable.
(6)
Each person, corporation or other entity which makes any surfaces
changes shall be required to handle existing and potential off-site
runoff through his development be designing to adequately handle storm
runoff from a fully developed area upstream.
G.
Compliance with regulations and procedures.
(1)
Stream channel construction on watersheds with drainage areas in
excess of 320 acres, or in those cases where downstream hazards exist,
will conform to criteria established by the Pennsylvania Department
of Environmental Resources.
(2)
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required under Article V of this chapter.
(3)
The approval of plans and specifications for the control of erosion
and sedimentation shall be concurrent with the approval of the final
plats of subdivision or land development and shall become a part thereof.
(4)
In the event that the developer proceeds to clear and grade prior
to recording plats, the Borough Council may revoke the approval of
the preliminary plan.
A.
Bridges and culverts shall be designed to meet current Pennsylvania
Department of Transportation standards to support expected loads and
to carry expected flows. They shall be constructed to the full width
of the right-of-way.
B.
Approval of the Department of Environmental Resources is required
when the area drained upstream of the point under consideration exceeds
an area of 1/2 square mile.
A.
Monuments shall be of stone or concrete and located on the right-of-way
lines at corners, angle points, beginning and end of curves and as
otherwise required. Monuments shall be indicated on all plans. They
shall be placed after a new street has been completed. The center
line of all new streets shall be marked with spikes and referenced
to permanent monuments or structures. A certified copy of this referenced
information shall be given to the Borough Engineer. Permanent reference
monuments of case concrete or durable stone 20 by four by four inches
with 45° beveled edges shall be set by the subdivider, developer
or builder at all corners and angle points of the boundaries of the
original tract to be subdivided and at all street intersections and
intermediate points as may be required.
B.
Bench marks. The Borough elevations are based on the Borough sanitary
sewer system datum. Location and elevation are available to all engineers
and surveyors upon request to the Borough Engineer's office. All contours
and elevations shown on plans must be based on this system.
C.
Staking requirements. All lots shall be staked by the registered
engineer or surveyor for the subdivider, builder or developer when
final grading has been completed. This stake out shall be visible
and completed before an owner or occupant moves into the property.
All lot corner markers shall be permanently located and shall be at
least 5/8 inch metal pin with a minimum length of 24 inches located
in the ground to existing grade.
A.
Limit of contract. Where the applicant is offering for dedication
or is required to establish a reservation of open spaces or preserve
an area of scenic or historic importance, a limit of contract which
will confine excavation, earthmoving procedures and other changes
to the landscape may be required to ensure preservation and prevent
destruction of the character of the area.
B.
[1]Topsoil preservation. No topsoil shall be removed from
the site or used as spoil. Topsoil must be removed from the areas
of construction and stored separately. Upon completion of the construction,
the topsoil must be redistributed on the site uniformly. All areas
of the site shall be stabilized by seeding or planting on slopes of
less than 10% and shall be stabilized by sodding on slopes 10% or
more and planted in ground cover on slopes 20%.
[1]
Editor's Note: Former Subsection B, Tree preservation, was
repealed 8-8-1995 by Ord. No. 95-434, approved 8-8-1995. This ordinance
also provided for the redesignation of former Subsection C as Subsection
B. Said Ord. No. 95-434 also repealed former Subsection D, Preserved
landscaping, which immediately followed this subsection.
A.
Parking lot landscaping.
(1)
Parking lots should be effectively landscaped with trees and shrubs
to reduce the visual impact of glare, headlights and parking lot lights,
to delineate driving lanes and to define rows of parking. Furthermore,
parking lots should be adequately shaded in order to reduce the amount
of reflected heat.
(2)
All parking lots with 10 or more stalls shall be landscaped according
to the following regulations:
(a)
One planting island shall be provided for every 10 parking stalls.
There shall be no more than 15 contiguous parking stalls in a row
without a planting island.
(b)
The ends of all parking rows shall be divided from drives by
planting islands.
(c)
In residential developments, large parking lots shall be divided
into smaller parking areas of no more than 40 stalls by planting strips.
(d)
In nonresidential developments, large parking lots shall be
divided into smaller parking areas of no more than 100 stalls by planting
strips.
(e)
Planting islands shall be a minimum of nine by 18 feet in area,
underlain by soil (not base course material), mounded at no more than
a slope of 4:1, nor less than a slope of 12:1, and shall be protected
by curbs, wheel stops or bollards. Each planting island shall contain
one shade tree plus shrubs and/or groundcover to cover the entire
area.
(f)
All planting strips shall be a minimum of eight feet wide. Strips
shall run the length of the parking row, underlain by soil (not base
course material), mounded at no more than a slope of 4:1, nor less
than a slope of 12:1 and shall be protected by curbs, wheel stops
or bollards. Planting strips shall contain plantings of street-type
shade trees at intervals of 30 to 40 feet, plus shrubs and groundcover
to cover the entire area.
(g)
The placement of light standards shall be coordinated with the
landscape design to avoid a conflict with the operation of light fixtures.
(h)
Plant materials shall comply with the requirements of § 102-36F herein. The use of plantings selected from the List of Recommended Plant Materials[1] is encouraged.
[1]
Editor's Note: The Recommended Plant Materials List is included as an attachment to this chapter.
(3)
All parking lots shall be screened from public roads and from adjacent properties as required in § 102-36D(4) herein.
B.
Preservation and protection of existing vegetation.
(1)
Preservation of existing vegetation. Each mature tree, tree mass
or woodland on the site shall be designated "to remain" or "to be
removed" depending on the following criteria:
(a)
All subdivisions and land developments shall be laid out in
such a manner as to minimize the removal of healthy trees and shrubs
on the site. Special consideration shall be given to major specimen
trees.
(b)
A mature tree, tree mass or woodland shall be considered "to
remain" only if it meets all of the following criteria:
[1]
The outermost branches of the tree(s) are at least five feet
from any proposed buildings, structures, paving, parking or utilities
(overhead or underground).
[2]
The outermost branches of the tree(s) are at least five feet
from any proposed changes in grade or drainage, such as excavations,
mounding or impoundments.
[3]
The tree(s) are clear of any proposed sight triangles and do
not, by their location or apparent health, pose any undue threat to
the health, safety and welfare of the community.
(c)
Mature trees, tree masses or woodlands which do not meet the
above criteria shall be designated "to be removed."
(d)
It shall be incumbent on the applicant to prove that vegetation
loss is minimized by showing that no alternative layouts are possible,
and that no alternative clearing or grading plan would reduce the
loss of mature trees, tree masses and woodlands.
(2)
Protection of existing vegetation. Existing vegetation intended to
remain as part of the landscaping of a subdivision or land development
shall be identified in the field prior to any clearing and physically
protected throughout the construction process. A temporary physical
barrier, such as a snow fence, shall be erected a minimum of one foot
outside the dripline on all sides of individual trees, tree masses
or woodlands prior to major clearing, grading or construction. The
barrier shall be placed to prevent disturbance to or compaction of
soil inside the barrier and shall remain until construction is complete.
The barrier shall be shown on the landscape plan.
C.
Street trees.
(1)
Street trees shall be required:
(a)
Along all existing streets when they abut or lie within the
proposed subdivision or land development.
(b)
Along all proposed streets.
(c)
Along access driveways which serve five or more residential
dwelling units.
(d)
Along access driveways which serve two or more nonresidential
properties.
(e)
Along major walkways through parking lots and between nonresidential
buildings, as recommended by Borough Council.
(2)
The street tree requirement may be waived by Borough Council where
existing vegetation is considered sufficient or to maintain scenic
views of open space or natural features.
(3)
Street trees shall be provided by the subdivider or developer between
the ultimate right-of-way line and the building setback line and shall
meet the following standards:
(a)
Trees shall be planted a minimum distance of five feet and a
maximum distance of 15 feet from the ultimate right-of-way line. However,
in certain cases, as follows, Borough Council may permit trees to
be planted within the ultimate right-of-way:
(b)
In nonresidential developments, trees shall be located within
a planting bed within the front yard setback, at least 10 feet in
width, planted in grass or groundcover. In areas where wider sidewalks
are desirable or space is limited, tree planting pits may be used.
(c)
Trees shall be located so as not to interfere with the installation
and maintenance of sidewalks and utilities. Trees shall be planted
a minimum distance of three feet from curbs and sidewalks, 15 feet
from overhead utilities and six feet from underground utilities.
(d)
Trees shall be planted at a ratio of one tree per 40 linear
feet of frontage or fraction thereof. Trees shall be distributed along
the entire frontage of the property, although they need not be evenly
spaced.
(e)
Trees shall comply with the requirements of § 102-36F herein. The use of tree species selected from the List of Recommended Plant Materials[2] is encouraged.
[2]
Editor's Note: The Recommended Plan Materials List is included as an attachment to this chapter.
D.
Buffers and screens.
(1)
All subdivisions and land developments shall be landscaped with the
following two components:
(a)
Property line buffers which act to integrate new development
with its surroundings and to separate incompatible land uses.
(b)
Site element screens which act to minimize or eliminate views
to certain site elements located within 100 feet of property lines
or road rights-of-way (either public or private).
(2)
The following requirements are minimum standards, and additional
plant material, berms or architectural elements may be included in
the plan at the applicant's discretion.
(3)
Property line buffer requirements.
(a)
Property line buffers shall be required for the following types of development, and as otherwise specified in Chapter 113, Zoning:
[1]
All nonresidential development.
[2]
All development containing dwelling types other than single-family
detached and townhouses. Buffers for townhouse developments shall
be governed by § 113-39H(12)(c) of the Borough Zoning Ordinance.
[Amended 12-13-2005 by Ord. No. 05-11, approved 12-13-2005]
[3]
All mobile home parks.
(b)
An on-site investigation by the applicant shall determine the
adjacent land uses along each property boundary. In the case of adjacent
vacant land, the future land use shall be determined according to
the existing zoning district. These existing or zoned uses shall be
noted on the plan. In the case of several permitted uses on a site,
the most restrictive requirements shall apply.
(c)
The amount and type of plant material required shall be determined
by the intensity of the proposed land use and the adjacent existing
land use or zoning district for vacant land, according to Table 1
herein.[3]
[3]
Editor's Note: Table 1, Property Line Buffers, is included as an attachment to this chapter.
(d)
Buffer area location and dimensions.
[1]
A buffer area of not less than 25 feet nor more than 50 feet in width shall be established along all property lines, unless otherwise specified in Chapter 113, Zoning. If a high-intensity buffer is required in Table 1 and the available setback is less than 15 feet, or if a medium-intensity buffer is required in Table 1[4] and the available setback is less than 10 feet, then the
Borough, at its discretion, may require an alternative buffer consisting
of an evergreen hedge (such as arborvitae or Chamaecyparis), minimum
height at planting of six feet, three feet on center maximum.
[4]
Editor's Note: Table 1, Property Line Buffers, is included as an attachment to this chapter.
[2]
The buffer area may be included within the front, side or rear
yard setback.
[3]
The buffer area shall be a continuous pervious planting bed
consisting of trees and shrubs and grass or groundcover.
[4]
Parking is not permitted in the buffer area.
[5]
Site element screens are permitted within the buffer area.
[6]
Stormwater basins are permitted within the buffer area.
(e)
(f)
Design criteria.
[1]
The required plant material shall be distributed over the entire
length and width of the buffer area.
[2]
Buffer plant material may be arranged symmetrically (in a formal
pattern) or asymmetrically (in an informal pattern) and may be grouped
to form plant clusters. However, informal groupings which reflect
the natural character of the region are encouraged.
[3]
Plants shall be spaced to provide optimum growing conditions.
[4]
A variety of tree species is required according to the following
table:
|
Number of Trees
|
Minimum Number of Tree Species
|
Maximum Percent of Any One Species
| |
|---|---|---|---|
|
0 to 5
|
1
|
100%
| |
|
6 to 15
|
2
|
50%
| |
|
16 to 30
|
3
|
40%
| |
|
31 to 50
|
4
|
30%
| |
|
51+
|
6
|
20%
|
[5]
All plant materials shall meet the specifications of § 102-36F herein. Use of plantings selected from the Recommended Plant Material List[5] is encouraged.
[5]
Editor's Note: Said Recommended Plant Materials List is included as an attachment to this chapter.
(g)
Existing healthy trees, shrubs or woodlands may be substituted
for part or all of the required plant material at the discretion of
Borough Council. The minimum quantities and/or visual effect of the
existing vegetation shall be equal to or exceed that of the required
buffer.
(h)
Existing topographic conditions, such as embankments or berms,
may be substituted for part or all of the required property line buffers,
at the discretion of Borough Council. The minimum visual effect shall
be equal to or exceed that of the required buffer or screen.
(4)
Site element screens.
(a)
Site element screens shall be required in all proposed land
developments around the following site elements, when these are located
partially or fully within 100 feet of a property line or existing
road right-of-way:
[1]
Parking lots.
[2]
Dumpsters, trash disposal or recycling areas.
[3]
Service or loading docks.
[4]
Outdoor storage or sales yard.
[5]
Vehicle storage or sales area.
[6]
Rear yards of all dwelling types other than single-family detached,
single-family semidetached (twin) and two-family detached (duplex)
dwellings.
[7]
Active recreation facilities.
[8]
Detention basins.
[9]
Sewage treatment plants and pump stations.
(b)
An on-site investigation by the applicant shall determine the
adjacent land uses along each property boundary. In the case of adjacent
vacant land, the future land use shall be determined according to
the existing zoning district. These existing or zoned uses shall be
noted on the plan. In the case of several permitted uses on a site,
the most restrictive requirements shall apply.
(c)
The type of site element screen shall be determined by the site
element and the adjacent existing land use or zoning district for
vacant land, according to Table 2[6] herein.
[6]
Editor's Note: Table 2, Site Element Screening, is included as an attachment to this chapter.
(d)
Site elements not included in the above list but with similar
visual impact shall be screened according to the requirements for
the most similar elements as determined by Borough Council.
(e)
Screen location. The site element screen shall be placed between
the site element and the property line and shall be designed to block
views to the maximum extent possible. The screen shall be located
as close as possible to the site element and shall surround the element
without impeding function or encroaching on sight triangles.
(f)
Screen types and design criteria. The following types of screens
shall be used where specified in Table 2.[7]
[1]
Screen Type No. 1, Evergreen or deciduous shrubs. Shrubs shall
be placed three feet on center in a minimum five-foot-wide bed surrounding
the site element and arranged to provide a continuous hedge-like screen
at a minimum height of 3 1/2 feet at maturity. Shrubs may be
clipped to form a hedge or left in natural habit.
[2]
Screen Type No. 2, Double row of evergreen trees. A double row
of evergreen trees shall be placed 10 feet on center and offset 10
feet to provide a continuous screen at a minimum height of 12 feet
at maturity.
[3]
Screen Type No. 3, Opaque fence. A six-foot opaque fence surrounding
site element on at least three sides.
[4]
Screen Type No. 4, Opaque fence with ornamental trees and shrubs.
A six-foot opaque fence surrounding site element on at least three
sides with additional plantings at the minimum rate of three shrubs
and two ornamental trees or large shrubs for each 10 linear feet of
proposed fence, arranged formally or informally next to fence.
[5]
Screen Type No. 5, Architectural extension of the building.
An eight-foot minimum height architectural extension of the building
(such as a wing wall) shall enclose the service or loading dock. The
extension shall be consistent in building materials and style with
the main building.
[6]
Screen Type No. 6, Berm with ornamental trees. A two- to three-foot
high continuous curvilinear berm with ornamental trees at the rate
of one tree for every 20 feet clustered or arranged informally. The
maximum slope shall be 3:1.
[7]
Screen Type No. 7, Berm. A two- to three-foot high continuous
curvilinear berm with grass alone. The maximum slope shall be 3:1.
[8]
Screen Type No. 8, Evergreen hedge. An evergreen hedge (such
as arborvitae, chionanthus, etc.) with a minimum height at planting
of six feet, three feet on center maximum.
[9]
Screen Type No. 9, Low wall. A wall of brick or stone (not cement
blocks), at least 50% opaque, no less than three and no more than
four feet in height.
[7]
Editor's Note: Table 2, Site Element Screening, is included as an attachment to this chapter.
(g)
Existing healthy trees, shrubs or woodlands may be substituted
for part or all of the required plant material at the discretion of
Borough Council. The minimum quantities and/or visual effect of the
existing vegetation shall be equal to or exceed that of the required
buffer.
(h)
Existing topographic conditions, such as embankments or berms,
may be substituted for part or all of the required property line buffers
at the discretion of Borough Council. The minimum visual effect shall
be equal to or exceed that of the required buffer or screen.
(i)
The applicant may propose the use of alternative screen types
or changes in plant materials or designs which fulfill the intent
of this chapter, with the approval of Borough Council.
(j)
Plant materials shall meet the specifications of § 102-36F herein. Use of plantings selected from the Recommended Plant Material List is encouraged.[8]
[8]
Editor's Note: The Recommended Plant Materials List is included as an attachment to this chapter.
E.
Landscaping of stormwater basins and associated facilities. In order
to minimize erosion and runoff problems, reduce maintenance and reduce
the visual impact of stormwater basins and associated facilities,
landscaping shall be required in and around all stormwater management
facilities with a minimum surface area of 1,000 square feet. The Borough
may recommend that basins may be naturalized or maintained as described
below. The use of plantings selected from the Recommended Plant Material
List is encouraged.[9]
(1)
Naturalized basins.
(a)
Basin floors. Basin floors shall be planted with wildflowers
and nonaggressive grasses, with the intent of creating a mixed meadow
of such plantings, where appropriate. Selection of plantings should
be based on whether the area in question is usually well-drained or
permanently wet. (See Recommended Plant Material List.)[10]
[10]
Editor's Note: The Recommended Plant Materials List is included as an attachment to this chapter.
(b)
Wet edges. Wet edges which remain wet all or most of the year
shall be planted with wildflowers and grasses tolerant of wet conditions.
Plants to be located on rims or banks which remain dry most of the
year should be planted with species tolerant of dry soil conditions.
(d)
Slopes.
[1]
Where slopes are 30% or less, a mixture of wildflowers and/or
grasses or groundcovers shall be planted.
[2]
No woody plant materials or trees shall be located on that portion
of a berm acting as the impoundment structure of a detention/retention
basin. Trees shall be located on the downstream side of the berm a
sufficient distance from the toe of the slope to assure that the toe
of the slope is outside the dripline of the mature species planted.
(2)
Maintained basins.
(a)
Basin floors and slopes. Basin floors and slopes shall be planted
with lawn grass and maintained as a lawn with a height of not more
than six inches.
(b)
Wet areas. Low areas subject to prolonged wet conditions, such
as low flow channels or areas with poor drainage, shall be stabilized
to allow mowing and prevent erosion. Such stabilization may include
geotextile fabrics or other porous materials, such as grass pavers
or PVC stabilizers.
(c)
Drainage structures in residential districts. Embankments surrounding
drainage structures, such as head or end walls, are encouraged to
be planted with shrubs or ornamental trees along the top of the structure.
No plantings shall be permitted which will weaken the embankment or
impede the function of the basin.
[9]
Editor's Note: The Recommended Plant Materials List is included as an attachment to this chapter.
F.
Plant materials, specifications, maintenance and guaranty. The following
standards shall apply to all landscaping materials required under
this chapter.
(1)
General requirements.
(a)
The location, dimensions and spacing of required plantings should
be adequate for their proper growth and maintenance, taking into account
the sizes of such plantings at maturity and their present and future
environmental requirements, such as wind, soil, moisture and sunlight.
(b)
Plantings should be selected and located where they will not
contribute to conditions hazardous to public safety. Such locations
that would contribute to conditions hazardous to public safety include,
but are not limited to, public street rights-of-way, underground and
aboveground utilities, and sight triangle areas required for unobstructed
views at street intersections.
(2)
Plant specifications.
(a)
All plants shall meet the minimum standards for health, form
and root condition as outlined in the most current American Association
of Nurserymen (AAN) standards.
(b)
All plant material shall be hardy within the USDA Hardiness
Zone 6 applicable to West Conshohocken Borough.
(c)
Canopy trees shall reach a minimum height and spread of 30 feet
at maturity as determined by the AAN standards and shall be deciduous.
New trees shall have a minimum caliper of 2 1/2 inches at planting.
(d)
Ornamental trees or large shrubs shall reach a typical minimum
height of 10 feet at maturity based on AAN standards. Trees and shrubs
may be deciduous or evergreen and shall have a distinctive ornamental
character, such as showy flowers, fruit, habit, foliage or bark. New
ornamental trees shall have a minimum height of six feet or a caliper
of 1 1/2 inches. New large shrubs shall have a minimum size of
2 1/2 to three feet at time of planting.
(e)
Small shrubs may be evergreen or deciduous and shall have a
minimum height at maturity of four feet based on AAN standards for
that species. New shrubs shall have a minimum size of 18 inches at
time of planting.
(f)
Evergreen trees shall reach a typical minimum height of 20 feet
at maturity based on AAN standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height at planting of six feet.
(3)
Maintenance.
(a)
Required plant material shall be maintained for the life of
the project to achieve the required visual effect of the buffer or
screen. It shall be the ultimate responsibility of successive property
owners to ensure that the required plantings are properly maintained.
Dead or diseased plant material shall be removed promptly by the property
owner and replaced at the next growing season.
(b)
Safety. All sight triangles shall remain clear, and any plant
material which could endanger safety, such as unstable limbs, are
to be removed and the plant material replaced. It shall be the responsibility
of the property owner to ensure all plantings and architectural elements
are maintained to provide a safe environment.
(c)
Maintenance guidelines for the plantings are encouraged to be
published by the planting plan designer to be used by grounds maintenance
personnel to ensure the design's visual buffering and screening concepts
are continued.
(4)
Landscape bond.
(a)
Any tree or shrub which dies within 18 months of planting shall
be replaced. Any tree or shrub shall be replaced if, within 18 months
of planting or replanting, the Borough deems it not to have survived
or to have grown in a manner uncharacteristic of its type. Substitutions
for certain species of plants may be made only when approved by the
Borough.
(b)
The developer or landowner shall deposit with the Borough a
sum of money equal to the amount necessary to cover the cost of purchasing,
planting, maintaining and replacing all vegetative materials for a
period of 18 months.
(c)
This condition may be satisfied through a land development agreement
with sufficient and appropriate financial guaranties.
[Amended 5-12-1987 by Ord. No. 382, approved 5-12-1987]
A.
Community assets. In commercial, industrial and business/professional
areas, provisions shall be made for suitable areas for walkways connecting
parking facilities with the respective structures, malls, sitting
areas, bus stops and other amenities. Due consideration shall be given
to the preservation of natural features, including large trees, groves,
waterways, scenic points, historical spots and other community assets.
B.
Parks and recreation areas.
(1)
In order to ensure adequate recreation to serve the future residents
of the Borough, all developers submitting subdivision or land development
plans after the effective date of this section shall provide funds
for the acquisition, development, improvement or maintenance of park
areas in the Borough.
(2)
For each residential subdivision or land development, a contribution
of $300 per dwelling unit shall be made. In the case of nonresidential
subdivisions or land developments, a contribution shall be made on
the basis of $300 for each equivalent dwelling unit. (The number of
equivalent dwelling units shall be determined by dividing the total
sanitary sewer design flow of the development in gallons per day by
350 gallons per day.) Such funds shall be kept in a Parks and Recreation
Capital Reserve Fund and shall be authorized by the Borough Council
for the acquisition, development, capital improvement or maintenance
for parks and recreation purposes.
(3)
The contribution shall be made at the time that the final subdivision
or land development plans are executed by the Borough.
(4)
Two-lot subdivisions, where the transfer of title is to an immediate
family member, shall be exempt from this provision of this chapter.
