The standards of design in this article should be used to judge
the adequacy of subdivision or land development proposals. Where,
in the opinion of the Planning Commission, the literal application
for these standards in certain cases would work undue hardship or
be plainly unreasonable, the Planning Commission may recommend to
the Supervisors such reasonable exceptions as will not be contrary
to the public interest.
The developer shall construct and install, with no expense to
the Township, the streets, curbs, sidewalks, water mains, sanitary
and storm sewers, streetlights, fire hydrants, street signs, shade
trees, monuments, lot pins and other facilities and utilities specified
in this article. Construction and installation of such facilities
and utilities shall be subject to inspection by appropriate Township
officials during the progress of the work. The developer shall pay
for all inspections.
The following principles of subdivision and land development,
general requirements and the minimum standards of design shall be
observed by the developer in all instances.
A.
Floodplain areas shall not be subdivided or developed except in strict compliance with the standards and requirements of § 129-31 of this article.
B.
Where no public water supply is available to the subdivision or land
development, the Township Well Ordinance[1] shall apply. It shall be unlawful for any person to locate,
drill or have drilled any well or to install or have installed any
related pumping equipment until a permit for such location, drilling,
installation or alteration shall have been issued by the Montgomery
County Health Department and/or other applicable regulatory agencies.
C.
Proposed subdivisions and land developments shall be coordinated
with the existing nearby neighborhood so that the community as a whole
may develop harmoniously.
D.
Improvement construction requirements will be completed under specifications
of the Pennsylvania Department of Transportation, the Pennsylvania
Department of Environmental Protection or other appropriate agencies
or the specifications included herein, whichever specifications shall
result in the more favorable interpretation of this section.
In accordance with Article XI of the Second Class Township Code,[1] 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 Township, county or state, subject to final acceptance based
on compliance with the following requirements:
A.
Arrangements. Streets shall be arranged and considered in relation
to both existing and planned streets and located so as to allow proper
development of surrounding properties. Collector streets and through
highways shall be connected with such existing streets and highways
so as to form continuations thereof. Residential streets shall be
laid out so as to discourage their use as collectors streets or through
highways.
B.
Conformity with topography. Streets shall be adjusted to the contour
of the land so as to produce usable lots and streets of reasonable
grade.
C.
Grading. The shoulders shall be graded to the full width of the right-of-way
and provisions made for slopes beyond the right-of-way in accordance
with Township specifications.
D.
Street width. The minimum widths of the right-of-way and the paving
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
(feet)
|
Paving
(feet)
| |
|---|---|---|---|
|
Arterial street
|
80
|
50
| |
|
Collector street
|
60
|
36
| |
|
Dedicated local street and rural street
|
50
|
26
| |
|
Private street (with curbing)
|
40
|
22
| |
|
Private street (no curbing)
|
40
|
18
|
E.
Additional width requirements. Additional widths may be required
by the Township:
(1)
Where necessary for public safety and convenience.
(2)
For parking and acceleration and deceleration lanes in commercial,
industrial, A-R, R-E, SC,VC, AR1, IN, R3, R3A, R3B, C1 or multiple-family
residential areas.
(3)
Where old streets do not provide the proper widths and additional
dedication is necessary in accordance with the Whitpain Township Street
Map.
F.
Temporary turnabout. Where it is proposed that a street be constructed
to an abutting property line with the intention that such a street
will be extended onto the adjoining property at a future date, a temporary
circular turnabout shall be built wholly within the right-of-way.
The right-of-way width will be a minimum of 50 feet, and the radius
of the turnabout shall be at least 25 feet.
G.
Intersections.
(1)
Right-of-way. Wherever practicable, right-of-way lines shall intersect
at right angles and shall be rounded by a tangential arc having a
minimum radius of 13 feet.
(2)
Safe sight distances at intersections. Safe sight distances at all
intersections of streets and driveways intersecting streets shall
be established in accordance with PA DOT standards and regulations
for the posted speed limits per 67 Pa. Code Chapter 441. No obstructions
such as fences, hedges, walls, plantings or other obstructions shall
be located within the right-of-way.
(3)
Clear sight triangle at intersections. Proper sight lines shall be
maintained at all intersections of streets. Measured along the center
lines, there shall be a clear sight triangle of 75 feet from the point
of intersection. No building or present or future obstruction will
be permitted in this area.
(4)
Curb. Curblines shall be rounded by a tangential arc, the minimum
radius of which shall be 25 feet. The grade lines of the curbs at
intersections shall intersect if the tangents are extended. In the
case of street intersections with arterial streets, the curb radius
shall be 55 feet.
(5)
Minimum angle of intersection. Right angle intersections shall be
used whenever practicable, especially when local streets empty arterial
or collector streets. There shall be no intersection angle, measured
at the center line, of less than 60°.
(6)
Intersections with arterial streets. Intersections with arterial
streets shall be permitted in accordance with PennDOT standards and
regulations.
(7)
Multiple intersections. Multiple intersections involving the junction
of more than four streets shall be prohibited.
(8)
Intersections along arterial streets.
(a)
Where the center lines of minor streets opening into opposite
sides of an arterial street are within 200 feet of each other, they
shall be made to coincide by curving or angling the minor streets.
(b)
Intersecting local and collector streets shall not empty into
the same side of an arterial street at intervals of less than 800
feet.
H.
Crown. All pavements shall have a minimum cross slope of 2%.
I.
Curbs. Curbs shall be required for all new dedicated streets and
culs-de-sac intended for public use. To promote the installation of
stormwater BMPs, openings in the curb may be permitted upon review
and approval by the Township Engineer. Curbing shall be required in
a golf course residential community unless waived by the Board of
Supervisors. Where curbs are required in a golf course residential
community, cobblestone or Belgian block curbing may be permitted by
the Board of Supervisors.
J.
Street grading. All streets shall be graded to the grades shown on
the street profile and cross-section plan submitted and approved with
the preliminary plan. They shall be inspected and checked for accuracy
by the Township Engineer.
K.
Paving and curbing. All pavement and curbing shall be installed as
shown on the approved plan.
L.
Pavement thickness. Bituminous concrete paving shall have a minimum
total compacted depth of 13 1/2 inches, consisting of a six-inch
subbase 2A Type C stone and four inches compacted depth of bituminous
concrete base course (25 millimeter size) conforming to Pennsylvania
Department of Transportation Specification Form 408 and 3 1/2
inches compacted depth of ID-2 or ID-2A bituminous concrete (two-inch
binder, 19 millimeter size, and one-and-one-half-inch wearing, 9.5
millimeter size) conforming to Pennsylvania Department of Transportation
Specification Form 408. All wearing surface courses shall be sealed
to the concrete curb with a one-foot-wide bituminous gutter seal.
M.
Alignment.
(1)
Horizontal sight distance. On all curves a sight distance at the
center line of at least 400 feet on arterial streets and 150 feet
on local and collector streets at driver's eye height of five
feet shall be provided with respect to horizontal alignment.
(2)
Horizontal curves. Horizontal curves shall have a minimum radius
on the center line of 300 feet on secondary streets and 150 feet on
local streets. A long radius curve shall be used rather than a series
of curves connected by short tangents. Reverse curves shall be separated
by tangents of 100 feet or more. Minimum radius curves at the end
of long tangents are to be avoided.
(3)
Vertical curves. Vertical curves shall be used at changes in grade
of more than 1%. The length of the curve shall approximate 50 feet
on collector streets and 25 feet for local streets for each 1% of
change in grade. Over summits or in sumps, vertical curves shall not
produce excessive flatness in grade.
N.
Grade.
(1)
Maximum; minimum. The maximum grade shall be 7% for local streets
and 7% for collector streets. The minimum grade shall be 1%. Grades
in excess of 5% are to be avoided.
(2)
Street intersections. The grade within 50 feet of any side of an
intersection shall not exceed 3%.
(3)
Where measured. The grade shall be measured along the center line.
O.
Curve/grade combinations. A combination of minimum radius horizontal
curves and maximum grades will not be approved.
P.
Provisions of streets for future development. If the lots resulting
from the original development are large enough for resubdivision or
land development or if a portion of the tract is not subdivided or
developed, suitable access and street openings for such an eventuality
shall be provided.
Q.
Half street. The dedication of half streets at the edges of a new
subdivision or land development 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 developer.
When there exists a half street in an adjoining subdivision or land
development, the remaining half shall be provided by the proposed
development.
R.
Street names and signs. Street names must be approved by the Township
Board of Supervisors. Signposts and nameplates approved by the Township
authorities shall be placed at street intersections at the expense
of the developer.
S.
Reserve strips. Reserve strips controlling access or egress are prohibited.
New streets shall be provided through to the boundary lines of the
development, especially if it adjoins acreage suitable for future
development.
T.
Streetlights. The location of poles or standards for streetlights
shall be located on the plan, and, when required by the Township authorities,
said poles or standards of a type approved by the Township authorities
shall be erected.
U.
Private streets. When private streets, as distinct from private driveways,
are permitted, they shall be built to Township specifications, except
that the following standards and specifications shall apply to private
streets within a golf course residential community:
(1)
Number of lots served. All dwellings in or facilities incidental
to the golf course residential community may be served with private
streets.
(2)
Design standards. Where private streets are provided, they shall
be planned and constructed in accordance with the following standards:
(a)
Private residential loop/cul-de-sac shall connect private minor
culs-de-sac to the private residential collector streets. The minimum
allowable right-of-way shall be 40 feet and the minimum allowable
cartway shall be 22 feet. Where a cul-de-sac is provided, it shall
have a minimum one-hundred-foot radius to the edge of the right-of-way
and a minimum sixty-foot radius to the outside of a center island
within a private residential cul-de-sac. The inside island shall be
landscaped and maintained as open space. Where private residential
culs-de-sac are utilized, a stabilized emergency access driveway shall
be provided.
(b)
Private minor culs-de-sac/courts shall be no greater than 800
feet in length and shall be designed with a center island having a
minimum outside radius of 22 feet. The right-of-way shall be a minimum
of 40 feet and the cartway shall be a minimum of 22 feet. The end
turnaround shall have a minimum fifty-foot right-of-way radius and
a minimum forty-foot radius to the outside edge of the cartway. The
cartway shall consist of a one-way turning lane of at least 18 feet.
The island area shall be landscaped and maintained as open space.
(c)
Parking. Parking on private streets shall be prohibited in a
golf course residential community.
(3)
Emergency access. Private streets in a golf course residential community
shall be designed to provide access suitable for fire, ambulance and
other emergency vehicles.
[1]
Editor's Note: See 53 P.S. § 65101 et seq.
The minimum widths of the right-of-way and the paving shall
not be less than the following: 50 feet in width, 26 of feet paving
for a dedicated residential cul-de-sac, and 60 feet in width, 40 feet
of paving for a dedicated nonresidential cul-de-sac. A dedicated residential
cul-de-sac or a dedicated nonresidential cul-de-sac shall have a circular
turnabout with a minimum right-of-way radius of 50 feet and an outer
paving radius of 40 feet of paved full area. If a dedicated cul-de-sac
is approved, sidewalks shall be constructed at a minimum of one side
and around the turnaround. A dedicated cul-de-sac will not be approved
when a through street is practicable.
If any easements are used in any subdivision or land development
of any lot, tract or parcel of land within the Township to access
any structure for sanitary sewer, such easements shall be a minimum
of 20 feet in width for sewers that are less than 10 feet deep, and
shall be a minimum of 30 feet for depths greater than 10 feet. Said
easements shall be free and clear of any plant materials, trees or
other landscaping, the root structure of which may grow in such a
fashion as to cause the risk of intrusion or dislodgment of the underground
facilities or be of such size or grow to such size that it could impede
immediate access to the underground piping or any other portions of
the sanitary sewer equipment or installation, and no building, structure
or other man-made facility shall be permitted within the easement
area of such size or potential size that it would impede the immediate
access to the easement area and its installations.
An alley shall not be accepted except under special conditions.
All driveways shall be constructed in accordance with PennDOT
Chapter 441 regulations or current PennDOT standards. Driveways that
access state or county streets shall be subject to any other conditions
imposed as part of the street occupancy permit of the applicable regulatory
agency.
A.
Residential driveways.
A.
Where required. Sidewalks shall be provided at any location where
the Board of Supervisors shall determine that sidewalks are necessary
for public safety or convenience.
B.
Width. Sidewalks shall not be less than four feet in width in residential
areas, five feet in width in all other areas.
C.
Location. Sidewalks shall be located in the shoulder strip and six
feet from the curb to the near edge of the sidewalk. The grade and
paving of the sidewalks shall be continuous across driveways.
D.
Construction requirements. Sidewalks shall be constructed to Township
specifications. Sidewalks shall be constructed of the same type of
concrete as required for curbs and shall have a thickness of at least
four inches for non-driveways and eight inches for driveway aprons.
The sidewalk shall have six inches of 2A Type C stone as a base course.
E.
Sidewalks shall be required in a golf course residential community
unless waived by the Board of Supervisors.
Curbs shall be constructed to conform to Class A concrete curb
in accordance, except as noted below, with specifications set forth
in Pennsylvania Department of Transportation Specification 408. Curbing
shall be eight inches wide, tapered to seven inches at the top, and
18 inches deep, formed front and back for the full depth. One-quarter-inch
expansion joints of premolded neoprene shall be placed at intervals
not exceeding 30 feet and at all changes in grade at ends of curved
sections. Curbs to be placed in uniform lengths of blocks of 10 feet.
The upper edge of the curbing shall be finished with a round nosing
with a radius of one inch. Curbing shall have an eight-inch reveal
for public streets and a six-inch reveal for parking lots and internal
driveways.
A.
Depth. Lots excessively deep in relation to width are to be avoided.
A proportion of 2 1/2 to one is generally regarded as a proper
maximum for lots 60 feet or more in width.
B.
Width. The width of a lot shall be that width in feet specified for
the applicable zoning district.
C.
Side lines. Wherever practicable, the side lines of a lot shall be
at right angles or radial to the right-of-way line.
D.
House numbers. House numbers shall be assigned by the Township Engineer.
E.
Lot numbers. For purposes of development, each subdivision or land
development may have an overall system of lot numbers, the number
one being assigned to a lot in the first section to be developed.
(Such systems of lot numbers shall not be confused with the regular
house or building numbering system based on a Township-wide plan.)
F.
Lot pins. All lot corner markers shall be permanently located and
shall be at least a three-fourths-inch metal pin with a minimum length
of 30 inches, located in the ground to existing grade.
G.
Monuments. Monuments of stone or concrete shall be placed by the
developer at locations designated by the Township Engineer.
In each subdivision, provisions shall be made for open spaces,
acceptable to the Township Supervisors, suitable for parks, playgrounds
and recreational areas. Due consideration shall be given to the preservation
of natural features, including large trees, groves, waterways, scenic
points, historic spots and other community assets.
A.
The Township Supervisors shall require a developer to do either of
the following:
(1)
Dedicate to the Township at least one acre of park and recreation
area for each 25 houses planned.
(2)
Contribute to the Township Reserve for Open Space a sum of money equivalent to the market value of the land which would be dedicated to the Township pursuant to the provisions of Subsection A(1). The Township Supervisors shall, from time to time, determine by resolution, the market value of such land and publish same in their fee schedule.
B.
In the event that fewer than 25 houses are built, the amount of land to be dedicated for parks and recreational areas or the amount of the contribution to be made in lieu thereof shall be an amount determined by multiplying the one acre of land to be dedicated pursuant to Subsection A(l) or the sum per acre set by resolution pursuant to Subsection A(2) by a fraction, the numerator of which is the number of houses to be built and the denominator of which is 25. In the event that more than 25 houses are built, the same formula is to apply for any number of houses not an even multiple of 25.
A.
Planting options. The following requirements are minimum standards;
additional plant material, grading treatments, or architectural elements
may be included in the plan, at the applicant's discretion. In
addition to the plant material list contained in this section, the
applicant shall refer to the Pennsylvania Department of Conservation
and Natural Resources Bureau of Forestry's latest publication
of the tree species for a listing of acceptable selections. Every
100 linear feet of property line or external street boundaries of
the tract proposed for subdivision or land development shall be buffered
with the following minimum quantities, types and sizes of plant material:
[Amended 10-17-2017 by Ord. No. 360]
(1)
Screen buffer.
(a)
Evergreen trees.
[1]
Screening shall consist of double staggered rows, staggered
10 to 15 feet on center, informally arranged. Tree spacing shall be
based upon the species of trees used: pine, 15 feet; spruce, 12 feet;
fir, 12 feet; hemlock, 12 feet; American holly, 12 feet; cypress,
12 feet.
[2]
Minimum tree quantity per 100 linear feet shall be 13 to 16
based on species used and spacing as noted above.
[3]
Note: Arborvitae of suitable screen variety may be used at five-foot
spacing, where space for planting is limited.
(b)
Shrubs. In addition to evergreen trees, a minimum of 20 deciduous
and/or semi-evergreen shrubs shall be installed per 100 linear feet
of buffer length.
(3)
Credit for preservation of existing trees.
(a)
The requirements for softening buffer trees can be met by preserving
existing trees and, to that end, the number of trees required in those
sections may be reduced by a credit for approved preserved trees computed
as follows:
|
Diameter* of Tree Trunk of Approved Preserved Trees
(inches)
|
Number of Three-Inch Caliper Tree Credits
|
|---|---|
|
36 or greater
|
6
|
|
30 to 35
|
5
|
|
26 to 29
|
4
|
|
20 to 25
|
3
|
|
13 to 19
|
2
|
|
6 to 12
|
1
|
|
NOTE:
| |
|
*
|
Diameter breast height (dbh) measured at a height of 4 1/2
feet above natural grade
|
(b)
A tree shall be deemed to be preserved when the plan provides
for it to be maintained in such manner that 3/4 of the ground area
within the drip line of the tree shall be maintained at the existing
grade level in either vegetative landscape material or pervious surface
cover.
(c)
Trees designated for approval as preserved trees shall be preserved,
as specified in the guidelines for tree preservation and protection
by the Association of Consulting Arborists. At the direction of the
Township representative, existing trees that have not been adequately
protected during construction are to be removed and replaced.
(d)
Trees to be considered for credit must be located in the specific
area of the required landscape plantings.
(e)
In determining trees to be protected, consideration shall be
given to maintaining a clear zone between new buildings and preserved
woodland edges. The following guidelines are suggested: buildings,
20 to 30 feet; pavement/walks, 10 feet.
(4)
Calculation and estimation of existing trees shall be performed before
any clearing commences and shall be performed in the presence of the
Township representative, and shall be based on the following procedure:
(a)
Trees 24 inches and larger, as measured at diameter breast height
(dbh), will be documented individually and noted on the landscape
plan and the existing conditions plan.
(b)
The quantity of all trees, eight inches up to 24 inches, measured
at diameter breast height (dbh) standing in masses of over 20 trees
shall be estimated by the following method:
[1]
Three one-hundred-foot-by-one-hundred-foot-square areas will
be staked out in locations acceptable to the owner/developer and the
Township representative.
[2]
The quantity of trees in each area will be counted and the totals
averaged to determine the average number of trees per 10,000 square
feet of wooded area.
[3]
This average quantity per area will be used to determine both
the quantity of trees being removed and the quantity of trees to remain
in large masses.
(5)
Calculation and estimation of existing trees remaining after construction
shall be performed by the Township representative, based on a procedure
similar to that noted above.
B.
Selection of plant materials.
(1)
Each planting option may utilize any of the plant materials set forth
below. Minimum plant size at installation, given either in height
or in caliper, is indicated below. The Board of Supervisors may permit
other planting types if they are hardy to the area, are not subject
to blight and disease and are of the same general character and growth
habit as those listed below. All plant material shall meet the standards
of the American Nursery and Landscape Association, as last revised.
(2)
The owner shall not be required to provide a buffer yard if the existing
planting, topography or man-made structures are acceptable for screening
purposes by the Board of Supervisors and the existing features are
to be saved and preserved, with precautions to ensure continuous vigorous
growth shown on the plans.
(3)
Buffers are not intended to be a monocultural planting. No more than
25 trees of the same species shall be permitted in a row.
(4)
A variety of tree and shrub species must be used in each schedule
of new plant materials proposed for planting, using the following
scale:
|
Number of Trees
(or Shrubs)
|
Minimum Number of Tree (or Shrub) Species
|
Maximum Number of Any One Tree (or Shrub) Species
| |
|---|---|---|---|
|
0 to 5
|
1
|
100%
| |
|
6 to 15
|
2
|
50%
| |
|
16 to 30
|
3
|
40%
| |
|
31 to 50
|
4
|
30%
| |
|
51+
|
6
|
20%
|
C.
Plant material list.
(1)
Canopy trees: minimum two-and-one-half- to three-inch caliper,* 13
feet to 15 feet high, seven-foot minimum spread, clear trunk to six
feet eight inches above the ground and full branching structure.
|
Botanical Name
|
Common Name
|
Condition Tolerance
| |
|---|---|---|---|
|
Acer rubrum
|
Red maple and cultivar varieties
|
W
| |
|
Acer saccharum
|
Sugar maple
|
D
| |
|
Betula nigra
|
River birch
|
W (multistem)
| |
|
Carya species
|
Hickory
| ||
|
Carpinus betulus
|
European hornbeam
|
D
| |
|
Celtis occidentalis
|
Common nackberry
| ||
|
Cercidiphyllum japonica
|
Katsura tree
| ||
|
Cladastris lutea
|
Yellowwood
| ||
|
Fagus grandifolia — American beech
|
D
| ||
|
Fagus sylvatica
|
European beech
|
D
| |
|
Ginkgo biloba 'Golden Colonnade'
|
Golden Colonnade® Ginkgo
| ||
|
Gleditsia triacanthos inermis
|
Thornless honeylocust and cultivar varieties
|
D
| |
|
Koelreuteria paniculata
|
Golden rain tree
| ||
|
Liquidambar styraciflua
|
Sweet gum
|
W
| |
|
Liriodendron tulipifera
|
Tulip tree
| ||
|
Liriodendron tulipifera 'Emerald City'
|
Emerald City® tulip tree
| ||
|
Metasequoia glypostroboides
|
Dawn redwood
| ||
|
Nyssa sylvatica
|
Black gum
|
W
| |
|
Nyssa sylvatica 'Haymanred'
|
Red Rage® Tupelo
| ||
|
Ostrya virginiana
|
Hop-hornbeam
| ||
|
Platanus acerifolia
|
London planetree
| ||
|
Quercus alba
|
White oak
| ||
|
Quercus bicolor
|
Swamp white oak
| ||
|
Quercus borealis
|
Northern red oak
|
D
| |
|
Quercus coccinea
|
Scarlet oak
|
D
| |
|
Quercus imbricaris
|
Shingle oak
| ||
|
Quercus palustris
|
Pin oak
|
W (nonvehicular and pedestrian areas only)
| |
|
Quercus phellos
|
Willow oak
| ||
|
Quercus robar
|
English oak
| ||
|
Quercus velutina
|
Black oak
|
D
| |
|
Salix babylonica
|
Weeping willow
|
W
| |
|
Sophora japonica
|
Japanese scholar tree
| ||
|
Tilia tomentosa
|
Silver linden
| ||
|
Tilia cordata
|
Littleleaf linden
| ||
|
Ulmus
|
Hybrid elms (disease-resistant selections)
| ||
|
Zelkova serrata
|
Japanese zelkova
|
|
NOTES:
| ||
|
*Trees of four-inch caliper and less are the measurement of
the trunk diameter at six inches above ground level as defined in
the American Standard for Nursery Stock by the American Nursery and
Landscape Association. Nursery-grown trees of greater than four-inch
caliper are measured at 12 inches above the ground level. Spread may
be less than eight feet for upright varieties.
| ||
|
W = Trees known to tolerate wet conditions.
| ||
|
D = Trees known to tolerate dry conditions.
| ||
(2)
Flowering trees: minimum six feet high, four-foot minimum spread,
symmetrically branched to within four feet from the ground.
|
Botanical Name
|
Common Name
|
Condition Tolerance
| |
|---|---|---|---|
|
Amelanchier canadensis
|
Shadblow serviceberry
|
W (multi-stem)
| |
|
Cercis canadensis
|
Eastern redbud
| ||
|
Chionanthus virginicus
|
White fringetree
| ||
|
Cladrastis lutea
|
American yellowood
| ||
|
Cornus species
|
Tree-form dogwoods
| ||
|
Crataegus species
|
Hawthorns
|
D
| |
|
Magnolia stellata
|
Star magnolia
| ||
|
Magnolia soulangeana
|
Saucer magnolia
| ||
|
Magnolia virginiana
|
Sweetbay magnolia
|
W
| |
|
Malus species
|
Crabapples
| ||
|
Oxydendrum arboreum
|
Sourwood
| ||
|
Prunus incisa x campanulata
|
Okame flowering cherry
| ||
|
Prunus sargentii 'Pink Flair'
|
Pink Flair® cherry
| ||
|
Prunus subhirtella 'Pendula'
|
Weeping Japanese cherry
| ||
|
Prunus subhirtella 'Autumnalis'
|
Autumn flowering cherry
| ||
|
Prunus yedoensis
|
Yoshino cherry
| ||
|
Styrax japonicus 'Snow Charm'
|
Snow Charm® Japanese snowbell
| ||
|
Syringa amurensis
|
Japanese tree lilac
|
|
NOTES:
| ||
|
W = Trees known to tolerate wet conditions.
| ||
|
D = Trees known to tolerate dry conditions.
| ||
(3)
Evergreen trees: minimum seven to eight feet high, four-foot minimum
spread,* single leader, symmetrically branching to the ground.
|
Botanical Name
|
Common Name
|
Condition Tolerance
| |
|---|---|---|---|
|
Abies species
|
Fir
| ||
|
Ilex opaca
|
American holly
| ||
|
Picea species
|
Spruce
| ||
|
Pinus species
|
Pine (excluding Austrian pine)
|
D
| |
|
Thuja species
|
Arborvitae*
| ||
|
Tsuga species
|
Hemlock
| ||
|
Chamaecyparis species
|
Cypress
|
|
NOTES:
| ||
|
Spread may be less than four feet for upright or columnar varieties.
| ||
|
W = Trees known to tolerate wet conditions.
| ||
|
D = Trees known to tolerate dry conditions.
| ||
(4)
Evergreen shrubs: thirty-inch minimum height, twenty-four-inch minimum
spread and symmetrically branched to the ground.
|
Name
|
Condition Tolerance
| |
|---|---|---|
|
Evergreen azalea species
| ||
|
Evergreen rhododendron species
| ||
|
Ilex crenata species — Japanese holly species and other
evergreen shrub hollies
| ||
|
Juniper species
|
D
| |
|
Leucothoe species*
| ||
|
Picea mariana (shrub form black spruce varieties)
|
W
| |
|
Taxus species — yew species*
| ||
|
Vaccinium species
|
W
| |
|
Viburnum (evergreen varieties)
|
|
NOTES:
| ||
|
*Height and spread requirements may be reversed for spreading
varieties of evergreen shrubs.
| ||
|
W = Shrubs known to tolerate wet conditions.
| ||
|
D = Shrubs known to tolerate dry conditions.
| ||
(5)
Deciduous shrubs: thirty-six-inch minimum height, twenty-four-inch
minimum spread and symmetrically branched to the ground.
|
Name
|
Condition Tolerance
| |
|---|---|---|
|
Aronia species — Chokeberry
| ||
|
Cotoneaster species
| ||
|
Daphne species
| ||
|
Deciduous azalea species
| ||
|
Deutzia species
| ||
|
Elaeagnus species
|
D
| |
|
Enkianthus species
| ||
|
Erica species
| ||
|
Forsythia species
|
W
| |
|
Hamamelis vernalis — Vernal witchhazel
| ||
|
Hamamelis virginiana — Common witchhazel
| ||
|
Ilex verticillata — Winterberry holly and other deciduous
hollies
|
W
| |
|
Myrica pensylvanica — Northern bayberry
| ||
|
Potentilla species
|
D
| |
|
Pyracantha species
|
D
| |
|
Sambucus Canadensis — Elderberry
| ||
|
Spiraea species (not including Spiraea japonica)
| ||
|
Viburnum species
|
Some D, some W
|
|
NOTES:
| ||
|
W = Shrubs known to tolerate wet conditions.
| ||
|
D = Shrubs known to tolerate dry conditions.
| ||
(6)
Trees under or near overhead utility lines (unless otherwise specified
by the utility company).
|
Botanical Name
|
Common Name
|
Condition Tolerance
| |
|---|---|---|---|
|
Acer campestre*
|
Hedge maple
|
D
| |
|
Acer ginnala*
|
Amur maple
| ||
|
Acer rubrum 'Bowhall'**
|
Bowhall maple
| ||
|
Acer rubrum 'Armstrong'**
|
Armstrong maple
| ||
|
Amelanchier arborea 'Robin Hill'*
|
Robin Hill Serviceberry
| ||
|
Carpinus caroliniana 'Native Flame'
|
Native Flame® American Hornbeam**
| ||
|
Hawthorn varieties (not in areas where driver visibility is
an issue)*
|
D
| ||
|
Hornbeam**
| |||
|
Prunus varieties*
| |||
|
Syringa reticulata
|
Japanese tree lilac*
| ||
|
Zelkova serrata `City Sprite'
|
City Sprite® Zelkova*
| ||
|
Zelkova serrata 'Schmidtlow'
|
Wireless® Zelkova*
|
|
NOTES:
| ||
|
*These trees, or similar species, are acceptable under utility
lines.
| ||
|
**These trees, or similar species, are acceptable near above
ground utility lines.
| ||
|
W = Trees known to tolerate wet conditions.
| ||
|
D = Trees known to tolerate dry conditions.
| ||
D.
Landscape requirements for off-street parking.
(1)
Within the parking facility, there shall be planted at least one
tree of 2 1/2 inches caliper minimum for every five parking spaces
in single bays and one tree of 2 1/2 inches caliper minimum for
every 10 parking spaces in double bays. Trees shall be planted in
such a manner as to afford maximum protection from the sun for parked
vehicles. The following trees are particularly recommended for off-street
parking areas:
|
Botanical Name
|
Common Name
|
Condition Tolerance
| |
|---|---|---|---|
|
Acer rubrum
|
Red maple and cultivar varieties
|
W (only when planted in 300 square feet minimum greenspace/tree)
| |
|
Cladastris lutea
|
Yellowwood
| ||
|
Ginkgo biloba
|
Ginkgo
| ||
|
Gleditsia triacanthos inermis
|
Thornless honeylocust and cultivar varieties
|
D
| |
|
Liriodendron tulipifera
|
Tulip tree
| ||
|
Nyssa sylvatica
|
Black gum
|
W
| |
|
Platanus acerifolia
|
London planetree
| ||
|
Tilia cordata
|
Littleleaf linden
| ||
|
Ulmus
|
Hybrid elms (disease-resistant selections)
| ||
|
Zelkova serrata
|
Japanese zelkova
|
|
NOTES
| ||
|
*Trees of four-inch caliper and less are the measurement of
the trunk diameter at six inches above ground level as defined in
the American Standard for Nursery Stock by the American Nursery and
Landscape Association. Nursery-grown trees of greater than four-inch
caliper are measured at 12 inches above the ground level. Spread shall
be at least eight feet except for upright varieties.
| ||
|
W = Trees known to tolerate wet conditions.
| ||
|
D = Trees known to tolerate dry conditions.
| ||
(2)
A minimum of 10% of any parking lot facility over 2,000 square feet
in gross area, whether constructed immediately or reserved for future
needs, shall be devoted to landscaping, inclusive of required trees.
(3)
Where property screen and/or softening buffers do not essentially
duplicate these requirements, the perimeter of all parking facilities
shall be landscaped with one or any combination of the following buffers
in order to visually screen the motor vehicles from adjoining streets
and property boundaries:
(a)
One twenty-four- to thirty-inch-tall evergreen shrub per each three feet of buffer [species from § 129-19C(4) above.]
(b)
One four- to four-and-one-half-foot-high berm.
(c)
One five-foot-high wooden or stockade-type fence (only in situations
where space constraints do not permit sufficient space for planting
and/or a berm as noted above).
(4)
All plantings shall be able to survive soot, gas fumes and salt.
Trees which have low-growing branches, gum or moisture which may drop
on vehicles or blossoms, thorns, seeds or pods which may clog drainage
facilities shall be avoided. The plantings chosen should be of sufficient
size to be effective the first year they are planted.
(5)
All landscaping planting areas shall be raised in order to prevent
road salts from seeping into the planting area.
(6)
Parking garages or covered parking structures shall be landscaped
and buffered so that they are concealed from view from adjoining tracts
of residential or institutional districts or existing perimeter public
streets. Parking areas located beneath any such garage or structure
which is located above surrounding grade shall be screened by screen-walls
and landscaping.
[Amended 10-17-2017 by Ord. No. 360]
A.
Landscaping provides essential ecosystem services such as stormwater
and runoff mitigation, natural resource protection, as well as other
important social, cultural, and educational benefits.
B.
Final grading plan. A final grading plan is required for each subdivision
of three or more contiguous lots and for each land development. This
plan shall show, in addition to the location and outline of buildings,
walks and streets, the original contours and the final contours of
the land.
C.
Existing trees.
(1)
Existing trees shall not be indiscriminately leveled to facilitate
the construction of buildings, streets and utilities. The burden shall
be on the developer to demonstrate that he is unable to plan the land
without destroying existing identified trees.
(2)
Existing trees to remain shall be carefully protected from construction
equipment, building materials and stockpiled earth by the erection
of protective barricades. When the final grade is 18 inches or more
above the original grade, existing trees shall be protected by tree
wells.
(3)
Existing trees which are identified as individual specimens listed
in the 2009 Heritage Tree Registry, as amended, shall be protected
and not removed or damaged and shall not have the existing land contour
within the canopy of the individual tree altered without approval
of the Township Shade Tree Commission.
(4)
Existing trees contained within the woodland canopy shall be preserved
to the greatest extent practical, but in no event shall more than
40% of the land area within the designated woodland canopy be altered,
graded, or paved. Dead or diseased trees shall not be included in
the calculation of the woodland canopy to be preserved and may be
removed, upon approval of a certified arborist or landscape architect,
subject to approval of the Township Engineer. Trees to be preserved
in order to meet ordinance requirements, including required buffers
or woodland canopy preservation, shall be permanently preserved by
means of a conservation easement to be held by the Township and which
shall require the preservation of trees on private property in perpetuity.
The easement shall be in the form acceptable to the Township Board
of Supervisors.
D.
New trees.
(1)
Trees shall be spaced not to exceed 50 feet on center along street
frontage. In the absence of existing trees, new trees shall be planted.
New trees shall be at least 2 1/2 inches' caliper measured
at six inches above the ground, be of a species approved by the Township
and be adequately supported by guy wires until firmly rooted.
(2)
Trees in parking lots shall be guarded from vehicular damage by the
erection of guardrails or bumpers. No blacktop shall be placed within
three feet of the tree trunk.
(3)
No trees shall be planted within the street right-of-way nor within
easements or rights-of-way required for municipal facilities or access.
(4)
Parking areas in land developments shall include properly designed
tree islands in order to blend the project with the natural surroundings.
Large open blacktop areas will not be permitted.
E.
Topsoil protection. No topsoil shall be removed from the development
site nor used as spoil. Topsoil shall be removed from the point of
construction and stored separate from other excavated material. Upon
completion of the construction, the topsoil must be redistributed
on the site uniformly.
F.
Final grades.
(1)
Site grading shall be held to a minimum unless such grading is corrective
in nature or required in order to minimize street slopes. Grading
that changes the natural drainage pattern, causes steep grades or
otherwise induces erosion problems shall be prohibited.
(2)
Site grading or site disturbances shall not occur within five feet
of the parcel boundary line.
(3)
In general, land should slope upward from the street curb to the
face of the building at a minimum slope of 1/4 vertical to 12 horizontal.
Floors shall be a minimum of eight inches above the finished grade
at the face of buildings. In any event, the ground shall slope away
from all buildings at a minimum grade of 1/4 vertical to 12 horizontal
for a minimum distance of 10 feet and greater distance if necessary
to control surface water.
(4)
Grades exceeding one vertical to one horizontal are forbidden except
in the case of bedrock. When earth grades will exceed that slope,
terraces held by retaining walls or cribbing shall be used. The design
of the retaining wall or cribbing shall be approved by the Township
Engineer.
(5)
When the slope of ground exceeds one vertical to four horizontal,
the slope shall be sodded or planted with plants a minimum of six
inches in length in conformance with the specifications of the Pennsylvania
Department of Transportation Form 408. Such slopes shall not be seeded.
(6)
Ground slopes of one vertical to four horizontal or lesser slope may be seeded in order to control erosion. Such seeding shall conform to the specifications of Subsection F(5).
(8)
The grading of the golf course in a golf course residential community
shall be consistent with standard golf course design practices. Any
planting of slopes in a ratio greater than four to one shall be consistent
with standard golf course landscaping practices.
G.
Erosion control during construction.
(1)
The developer shall protect streets and public and private areas
adjacent to his project during the construction period from stormwater
runoff, springs or water from any other source which may be burdened
with sediment or debris and/or which may cause erosion. He shall construct
diversion channels, sediment control basins or other devices to so
control the water.
(2)
The planting of temporary vegetation on stock piles and bared areas
is required to control erosion. Dust shall be kept within tolerable
limits by sprinkling with water regularly or the use of dust-suppressing
chemicals not harmful to future plant growth.
(3)
The developer shall place stone drives and take whatever other steps
are necessary to avoid tracking mud out onto the existing street.
In areas where there are no curbs, pipe shall be placed in the gutter
line to prevent diversion of gutter water onto the street.
H.
Permits. The developer shall comply with all applicable governmental
regulations and obtain the following permits as required:
I.
Replacing trees destroyed by development or determined by the Township
to be dead or diseased.
(1)
Every tree being 24 inches or greater in diameter breast height (dbh)
which is irreparably damaged, removed or destroyed because of street
alignment, building placement, parking area location, grading or other
construction activities shall be replaced with new shade trees of
a similar variety recommended by the Township Engineer or Shade Tree
Commission with a caliper of not less than four inches measured at
six inches above natural grade. The quantity of replacement trees
shall be calculated such that the total caliper inches of replacement
trees is equal to or greater than the total diameter breast height
(dbh) inches of existing tree(s) removed.
(2)
Where it has been determined by the Township Engineer or Landscape Architect that woodland removal during construction has exceeded allowed woodland removal, shown on the approved landscape plan or woodland canopy preservation plan, additional replacement trees will be required to be planted. When deemed acceptable to the Whitpain Township Board of Supervisors, a mixture of replacement trees sizes between 1 1/2 inches and five inches caliper may be incorporated into the woodland canopy replacement design. The caliper inches of required replacement trees for excess existing tree removals within woodland areas shall be double that required in Subsection I(1) above.
(3)
Such new trees as required above shall be planted in addition to
the trees otherwise required by the planting requirements of the Subdivision
and Land Development Ordinance or the approved subdivision/land development
plan.
(a)
Where such planting is deemed impracticable, at the discretion
of the Township, the required replacement trees may be planted on
lands owned by the Township or within the Township as it directs.
(b)
Replacement trees shall be planted in common areas between lots
or in the woodland canopy preservation area rather than as foundation
plantings at individual homes.
(c)
Refer to § 129-19C for sizes and types of shade trees, evergreen trees, flowering trees and shrubs recommended. However, the Township may permit other planting types and sizes if they are hardy to the area, not subject to blight or disease and of the same general character and growth habit as those listed. Native species trees are encouraged. A mix of native and adapted species is permissible. However, no more than 35% of the total quantity shall be nonnative species.
(4)
Procedure for replacing trees that are removed from within the preserved
area previously approved by the Township.
(a)
Before proceeding, calculation and estimation of existing trees
shall be performed by an independent certified arborist or landscape
architect at the expense of the landowner and submitted on a plan
to the Township Engineer.
(b)
The area identified for tree removal shall be surveyed and inspected
by the Township. Modifications required to previously approved plans
and any conservation easement that may have been approved shall be
provided at the expense of the landowner.
(c)
A plant schedule of replacement trees shall be shown on a revised landscape plan pursuant to the steps required under Subsection I(1), (2), and (3). Native trees shall be required unless otherwise approved by the Shade Tree Commission or if listed on an acceptable species list. Dead or diseased trees, as determined by a certified arborist or landscape architect, may be removed without replacement upon approval of the Township Engineer.
(5)
All replacement trees shall have deer protection applied to the tree
trunks at a minimum of 4 1/2 feet from the ground up to prevent
bark damage without the use of chemicals. Said deer protection shall
remain in place at least 18 months post-installation.
The developer shall comply with all applicable regulations included in Chapter 125, Stormwater Management, of the Code of the Township of Whitpain. All storm drains shall be run in a pipe or a culvert that complies with standards and specifications in PennDOT Publication 408.
A.
When required. Storm drains and appurtenances shall be required to
be constructed by the developer to take surface water from the bottom
of vertical grades, the grades of which slope on both sides toward
the bottom. 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. Such computation
shall include a complete analysis of the hydrology of the area contributing
runoff to the proposed storm drainage system. The following tables
shall be used for all computations.
|
Rational Formula for Amount of Runoff
| ||
|---|---|---|
|
Q=CIA
| ||
|
In which
| ||
|
Q = Runoff from district in cubic feet per second.
| ||
|
C = Coefficient.
| ||
|
I = Intensity of rainfall, in inches per hour.
| ||
|
A = Area of district, in acres.
| ||
|
Ratio of Runoff to Rainfall for Various Surfaces
| ||
|---|---|---|
|
Surface
|
Percent
| |
|
Roofs
|
95
| |
|
Street pavement
|
90
| |
|
Parking lots and driveways
|
90
| |
|
Lawns, 1/2 acre or larger lot in residential zoning
|
45
| |
|
Lawns, less than 1/2 acre lot in residential zoning
|
55
| |
|
Parks and golf courses
|
30
| |
B.
Location. When installed within the right-of-way, storm drain locations
shall be as approved by the Township Engineer.
C.
Size and grade. Storm drains shall have a minimum diameter of 18
inches and a minimum grade of 1/2% and be designed to carry expected
flow based on a twenty-five-year return period runoff event and as
approved by the Township Engineer.
D.
Manholes.
(1)
Distance apart. Manholes shall not be more than 400 feet apart where
pipe sizes of 24 inches or less are used, and not more than 500 feet
apart where larger sizes are installed. When approved by the Township
Engineer, inlets may be substituted for manholes.
(2)
Castings. Manhole frames and covers shall conform to Township specifications
and be not less than 24 inches in diameter.
E.
Inlets. Properly located and sized Pennsylvania Department of Transportation
special inlets shall normally be used. Other type inlets conforming
to Pennsylvania Department of Transportation standards may be used
when authorized by the Township Engineer. Inlets at street intersections
shall be placed on the tangent and not on the curved portions of the
curb. Inlet construction shall conform to latest Pennsylvania Department
of Transportation standards and specifications.
F.
Stormwater roof drains. Stormwater roof drains and pipes shall not
discharge water over a sidewalk. If directed to by the Township Engineer,
the roof drain shall be connected with the storm drain.
G.
(Reserved)
H.
Stormwater. Stormwater shall follow natural drainage conditions within
the subdivision or land development and be carried in pipes or culverts
as determined by the Township Engineer. When, in the opinion of the
Township Engineer, the volume is too great for the street surface
to carry such volume, it shall be carried in properly designed pipes
to a stream or other natural drainage area.
I.
Unnatural drainage. Whenever drainage affects adjoining or nearby
properties, approval of the owners, in writing, should be obtained
by the developer and a copy filed with the Township Engineer. Approval
of plans by the Township does not authorize or sanction drainage adversely
affecting adjoining or nearby properties.
J.
Surface water. The ground surface in all parts of the development
shall be graded and equipped to drain all surface water in a safe,
efficient manner. The velocity of runoff during and after development
shall not exceed the values as required by the 25 Pa. Code Chapter
102 Erosion and Sediment Control Requirements
K.
Release. Where stormwater from the development is to be carried onto
lands not owned by the developer, the Supervisors shall require the
developer to obtain a release of future damages from such landowner
or landowners as a condition of approval of the plan.
L.
Outfall structures. All pipe termini shall be furnished with a properly
designed endwall and appurtenances to retard velocity as required
by the regulations of the Pennsylvania Department of Environmental
Protection.
Bridges and culverts shall be designed to meet all current Township,
state and federal regulatory agency requirements.
A.
Where required. Sanitary sewers approved by the State Department
of Environmental Protection shall be installed and connected to the
Township sanitary sewer system. Where connection with the Township
sanitary sewer system is practicable or where, in the opinion of the
Township Supervisors, Township sanitary sewers will be available for
connection within a reasonable length of time, sanitary sewers and
sewer laterals shall be installed and capped where appropriate before
streets shown on the plans are constructed.
B.
Size and grade. Sanitary sewers and laterals shall conform to Township
specifications. Sanitary sewers must meet design requirements of the
Pennsylvania Department of Environmental Protection. Construction
of sanitary sewers must conform to Township standards and specifications.
C.
Manholes. Manholes shall be located at intervals of 400 feet and
at each change of line or grade. In exceptional cases, the interval
may be extended to not more than 500 feet, provided that prior approval
is obtained from the Township Engineer. Manhole frames, covers, buckets
and stops shall conform to Township specifications.
D.
Laterals. Lateral connections shall be extended to the legal street
side line whenever their need can be anticipated. Each building shall
have a separate connection to the sewer, except that garages accessory
to dwellings may be connected to the dwelling line.
E.
Plans and specifications. Plans and specifications for sanitary sewers
shall be reviewed and approved by the Township.
F.
Designs and construction. All sanitary sewers shall be designed and
constructed in accordance with the specifications of the Township.
G.
Permits. The developer shall obtain a permit to construct sanitary
sewers from the Pennsylvania Department of Environmental Protection.
H.
Inspection. All sanitary sewer construction shall be inspected and
approved by the Township prior to backfilling at the developer's
expense.
I.
Final inspection and testing. Final inspection and testing shall
be done at the developer's expense.
J.
As-built plans. Three sets of paper as-built plans of the installed
system showing horizontal and vertical dimensions and locations of
all sanitary sewers and laterals shall be filed with the Township
on sheets approximately 24 inches by 36 inches after the construction
is completed and approved. An electronic file in a specified format
of as-built plans shall be submitted.
K.
All sanitary sewer installations which will be maintained by Whitpain Township shall be designed for and installed upon any property situate in Whitpain Township and shall be installed in sanitary sewer easements in accordance with the dimensional requirements specified in § 129-12, which easement areas are to remain free and clear of any plant material, trees or landscaping the root structure of which may grow in such a fashion as to cause the risk of intrusion or dislodgment of the underground facilities or be of such size or grow to such size that it could impede immediate access to the underground piping or any other portions of the sanitary sewer equipment or installation, and no building, structure or other man-made facility shall be permitted within the easement area of such size or potential size that it would impede the immediate access to the easement area and its installations.
When connection with the Township sewer system is impossible
or impracticable, on-site sewage disposal facilities may be permitted.
The system shall be built in accordance with all local, state and
federal regulations.
A.
When connection with public water is impossible or impracticable,
driven wells will be permitted. The adequacy of such well is to be
determined by the Montgomery County Health Department and/or other
applicable regulatory agencies.
B.
Necessary tests and inspection, certificate of approval and proximity
to wells shall comply with Montgomery County Health Department regulations
and all other regulations from applicable regulatory authorities.
All water mains and lines, as indicated on the preliminary plan
shall be installed from each lot or land development to the public
supply. Where no public supply is available it must be furnished by
the developer on a project or individual lot basis in accordance with
the Township Well Ordinance.[1]
Fire hydrants, in accordance with Township specifications, shall
be located not more than 600 feet apart at accessible points throughout
the subdivision or land development when public water supply is available.
All electric, telephone and communication service facilities,
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, except
where it is demonstrated to the satisfaction of the Board of Supervisors
that the underground installation herein required is not feasible
because of the physical condition of the lands involved. All main
underground cables which are within the right-of-way of a street shall
be located as specified by the Board of Supervisors.
No part of any parking space shall be less than 12 feet to the
face, side or rear of any building, main or accessory, except for
single-family dwellings and their accessory buildings on individual
lots and except as may be otherwise required by the Township.
The developer shall prepare applications to and obtain permits,
at his cost, from the Department of Environmental Protection for extensions
to the Township sewerage system; and for stream encroachments; and
to all other commonwealth agencies where such permits are mandated,
except that applications to the Pennsylvania Department of Transportation
shall be made by the Township. The developer shall furnish the requisite
copies of the appropriate plans and pay any applicable fees established
by the Township.
A.
For the purposes of complying with the minimum number of parking spaces required by Chapter 160, Zoning, for any nonresidential use any parking space which requires the removal or reparking of another vehicle in order to gain access to the space will not be counted towards the minimum number of spaces required pursuant to Chapter 160, Zoning.
B.
Parking spaces in parking lots serving multifamily developments or
nonresidential development shall be accessible by distinct aisle ways
separated between rows of parking spaces by a width of not less than
25 feet.
C.
Parking lots for multifamily developments and all nonresidential
developments shall be provided with a painted striping outline of
each parking space, having a minimum line width of four inches, which
shall be visibly maintained at all times.
A.
The regulation contained herein shall apply in those areas identified
as floodplain in Article XXV of the Whitpain Township Zoning Ordinance.[1] The Whitpain Township Floodplain Conservation District
Map shall be available in the Whitpain Township Building for inspection.
In regard to the adopted Floodplain Conservation District, the regulations
contained herein shall apply to those areas defined and established
as floodplain and not in conflict with the information provided in
the Flood Insurance Study.
B.
The regulations contained herein are intended to conform to the requirements
of the National Flood Insurance Program. Furthermore, it is the purpose
of these regulations to:
(1)
Regulate the subdivision and development of floodplain areas in order
to promote the general health, welfare and safety of the community.
(2)
Require that each subdivision lot or development site in floodplain
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 developments
of unprotected floodplain areas.
(4)
Maintain the certification of Whitpain Township and the eligibility
of the property owners in the Township for the benefits of the National
Flood Insurance Program.
C.
Prospective developments shall consult with the Community Floodplain
Administrator for Whitpain Township to make a determination as to
whether or not the proposed subdivision or land development is located
within an identified floodplain.
D.
Where not prohibited by this article or any other codes or ordinances,
land located in the floodplain may be subdivided or developed with
the provision that the developer construct all buildings and structures
to preclude flood damage in accordance with this and any other codes
or ordinances regulating such development.
E.
Drainage openings shall be sufficient to discharge flood flows without
unduly increasing flood heights.
F.
Storm drainage facilities. 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.
G.
All new or replacement sanitary sewer systems whether public or private,
located in floodplain areas shall be floodproofed up to a point 1 1/2
feet above the base flood elevation.
H.
All new or replacement water systems, whether public or private,
in floodplain areas, shall be floodproofed to a point 1 1/2 feet
above the base flood elevation.
I.
All other new or replacement public or private utilities and facilities
in floodplain areas shall be elevated or floodproofed to a point 1 1/2
feet above the base flood elevation.
J.
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.
(c)
A determination that the relaxing of a requirement will not
result in increased flood heights, additional threats to public safety,
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 Township shall maintain a record of all waivers, including justification
for their issuance.
K.
Permit required for change in drainage conditions. It shall be unlawful
for the owner of any land to stop, fill up, confine, pave or otherwise
interfere with or change the course of any sheet flow, drain, ditch,
stream or watercourse in the Township of Whitpain without first obtaining
from the Township Engineer a permit authorizing such work to be performed;
and no sheet flow, drain, ditch, stream or watercourse shall be stopped,
filled up, confined, paved or otherwise interfered with or the course
thereof changed except in strict accordance with the terms and conditions
of such permit and the plans and specifications submitted therewith.
L.
All subdivision proposals and development proposals containing at
least 50 lots or at least five acres, whichever is the lesser, in
flood hazard areas where BFE data are not available, shall be supported
by hydrologic and hydraulic engineering analyses that determine BFEs
and floodway information. The analyses shall be prepared by a licensed
professional engineer in a format required by FEMA for a conditional
letter of map revision or letter of map revision.
[Added 2-16-2016 by Ord.
No. 4-242]
