[Amended 5-3-1994 by Ord. No. 191]
A. Individual driveways shall be provided to furnish access on any lot, unless shared driveways are utilized in accordance with Subsection
J.
B. Driveways serving more than two single-family dwellings
shall be prohibited. A driveway shall lie in a strip of land as part
of the lot it serves. For one lot, the driveway shall not be less
than 10 feet wide in cartway and 16 feet in right-of-way. For two
lots, the driveway shall be not less than 16 feet wide in cartway
and 25 feet in right-of-way.
C. The width of a driveway in a nonresidential district
shall be 11 feet in cartway and 18 feet in right-of-way for individual
driveways and 22 feet in cartway and 30 feet in right-of-way for shared
driveways. Such driveways shall have a radius at the curbline so that
the driveway width shall be a minimum of 14 feet in cartway for individual
driveways and a minimum of 25 feet in cartway for shared driveways.
D. A minimum grade of 1% shall be provided on all driveways.
A maximum grade of any driveway within the right-of-way of any street
shall be 4%. Within the property line, exclusive of the right-of-way,
the maximum grade of a driveway shall be not greater than 15% percent.
Grades adjacent to garages shall not exceed 7%.
E. Nonresidential entrance and exit driveways crossing
the right-of-way of a street shall be limited to two per lot along
the frontage of any single street, and their center lines shall be
spaced at least 100 feet apart. On all corner properties, there shall
be a minimum spacing of 100 feet, measured at the curbline, between
the center line of any entrance or exit drive and the nearest curbline
of the street parallel to said access drive.
F. The center line of all residential driveways shall
be located not less than 40 feet from the nearest curbline of the
street parallel to said access drive.
G. All driveways shall be paved with a hard surface material,
approved by the Township Engineer, from the edge of the street cartway
to a point in the lot 30 feet from the edge of the cartway. The remainder
of the cartway shall be surfaced with erosion-resistant materials
approved by the Township Engineer. Nonsurfaced dirt driveways are
prohibited.
H. A clear sight distance, as defined in Article
II, shall be provided in accordance with §
160-39C(14).
I. No private driveway shall have access to a principal
arterial highway if access onto another street is possible.
J. Shared driveways shall be designed to serve no more than two dwellings or other principal buildings. A shared driveway must be located on a single lot and the right of passage by easement shall be provided to the other lot. Unless approved otherwise by the Board of Supervisors, a shared driveway will be located on land belonging to the lot which has its dwelling unit located farthest from the street. Any approvals by the Board of Supervisors shall be pursuant to and in accordance with §
160-81, Modification of site and plan requirements, of this chapter.
K. Access and maintenance easements and/or agreements
must be provided for the shared portion of any shared driveway and
recorded with the plan.
L. For new or improved driveways accessing a Township
road, a Township driveway permit is required. All pertinent provisions
of this section shall apply. Said permit will be applied for and issued
prior to accepting an application for a building permit for either
new construction or substantial additions to existing structures.
Upon the filing of an application for a Township driveway permit,
the landowner or developer shall pay, to the use of the Township,
such fee as the Board of Supervisors shall from time to time provide
by resolution.
[Amended 5-3-1994 by Ord. No. 191]
A. Insofar as practical, side lot lines shall be at right
angles to straight street lines and radial to curved street lines
and cul-de-sac turnarounds.
B. Where feasible, lot lines shall follow municipal boundaries,
rather than cross them, in order to avoid jurisdictional problems.
C. No lots below the minimum lot area, as required in Chapter
210, Zoning, shall be permitted for any use including any principal permitted use or any community on-lot sewage disposal system.
D. Every lot shall have access to a street.
E. In general, the depths of lots should not be less
than one nor more than three times their width.
F. Odd-shaped lots.
(1) Odd-shaped lots shall not be created. The preliminary
determination of when a lot is odd-shaped shall be made by the Planning
Commission and shall be based in part on whether or not there is any
other practical way to design the lot.
(2) When presented with a lot design that appears to be
odd-shaped, the Planning Commission will communicate its opinion to
the applicant and may recommend revision of the lot layout to the
Board of Supervisors.
(3) Examples of odd-shaped lots are those which are extremely
narrow, extremely angular, or contain an unusual number of abrupt
changes in direction.
G. Lot lines shall not cross any surface water body,
such as a lake or pond. To the extent possible, lot lines shall run
parallel to or in the center of watercourses.
H. Interior lots.
[Amended 1-12-1999 by Ord. No. 234]
(1) See §
160-8, Definitions, and Appendix N.
(2) This design is limited to a maximum of three interior
lots on any private streets.
(3) A minimum of 60 feet of frontage on the private street
is required for all interior lots; provided, however, that a minimum
of 40 feet of frontage on a private street is required for all interior
lots located in an adult residential community mobile home development;
and provided further the minimum of 40 feet of frontage may be reduced
to a minimum of 25 feet of frontage on a private street along curves
and/or culs-de-sac.
(4) Private streets (which serve as the only means of
access for interior lots) are prohibited on any public cul-de-sac
road.
(5) Interior lot design is limited to use in residential
zones only.
(6) Under no circumstances shall the developer be permitted
to use private streets and interior lot design to avoid constructing
or extending public streets.
I. Rear lots.
(1) See §
160-8, Definitions, and Appendix N.
(2) This design is restricted to use on parcels of five
acres or fewer.
(3) This design is restricted to use in residential zones
only.
(4) Only one lot using this design may be created on each
parcel.
(5) The lot area which provides for accessway shall be
a minimum of 16 feet in width at the curbline and along its entire
length.
(6) No rear lots shall be created to access a principal
arterial highway.
(7) No more than two lots in depths (i.e., one tier of
rear lots) shall be created along a new or existing street. Access
to any other lots shall be directly from a new street.
(8) Rear lots, regardless of lot area, must be deed restricted
against further subdivision.
(9) Buffer landscaping may be required along both sides
of the accessway and along the front property line.
(10)
On a cul-de-sac street, no more than four lots
may have frontage on the circumference of the turnaround or its reverse
radius. Rear lots are prohibited on the turnaround of a cul-de-sac
or its reverse radius.
[Amended 5-3-1994 by Ord. No. 191; 12-15-1998 by Ord. No.
230; 6-8-2004 by Ord. No. 279]
A. All parking areas and parking lots shall be in accordance with the requirements of Article
XXII, Off-Street Parking and Loading Requirements, as set forth in Chapter
210, Zoning, and the following:
(1) The accepted parking stall size and configuration
must conform to Figures No. 1 and No. 2 except the stall size for those spaces designated for
handicapped use, for which the net interior line area shall be as
required by the Americans with Disabilities Act (ADA) of 1990, P.L.
101-336, as it may be amended from time to time, which spaces shall
be located as close as possible to the entrance of the building.
(2) The minimum dimensions of stalls and aisles shall
be as follows:
(a)
Stall width measured from the center of the
double side stripes shall be at least nine feet, except that all handicapped
stalls shall meet the minimum requirements established by the Americans
with Disabilities Act (ADA).
(b)
Stall depth shall be at least 18 feet, with
said dimensions measured on the angle for all angle parking, and 22
feet for parallel parking.
(c)
Minimum width of aisles providing access to
stalls for one-way traffic only, varying with the angle of the parking,
shall be:
|
Angle of Parking
|
Minimum Aisle Width
|
---|
|
Parallel
|
12
|
|
30°
|
12
|
|
45°
|
14
|
|
60°
|
18
|
|
90°
|
20
|
(d)
Minimum width of aisles providing access to
stalls for two-way traffic shall be 25 feet.
(3) All parking areas shall be landscaped in accordance with §
210-201, Landscaping, of Chapter
210, Zoning.
(4) All parking shall be paved in accordance with PennDOT
408, Specifications. Conventional parking lots for cars shall be paved
with minimum of three inches asphalt on a six-inch stone base course,
or equivalent pavement section approved by the Township Engineer.
For parking lots with truck traffic and industrial uses, a paving
design shall be prepared and submitted by the applicant for review
and approval by the Township.
(5) All parking areas shall be illuminated in accordance with §
210-200, Lighting, of Chapter
210, Zoning.
All stormwater management practices shall be in accordance with the applicable sections of Chapter
148, Stormwater Management (refer to the Appendixes).
All soil erosion and sedimentation control practices shall be in accordance with the applicable sections of Chapter
148, Stormwater Management (refer to the Appendixes).
[Amended 12-22-2015 by Ord. No. 371]
All uses and activities established after the effective date of this chapter shall comply with these standards, except for a minor subdivision involving three or fewer residential dwelling units. Site alterations, regrading, filling or clearing of vegetation prior to the approval of plans for subdivision or land development shall be a violation of this chapter. In addition to the standards set forth in §
160-50 and §
160-81B, the following shall apply:
A. Consideration shall be shown for all natural features, such as notable
trees, heritage trees, watercourses, wetlands, rock outcroppings and
similar community assets which, if preserved, will add attractiveness
and value to the remainder of the subdivision or land development.
No property may be altered in a way that will reduce the aggregate
acreage required to be protected under this section. If any area is
subject to restriction with respect to two or more resources under
this section, the more restrictive regulation shall control.
B. Tree masses, notable trees, and heritage trees shall be preserved
to the maximum extent possible, and in no event shall more than 20%
of a tree mass be graded, cleared or built upon, except for approved
agricultural, historical, and/or recreational uses. All structures
should be located in such a manner as to minimize damage to vegetation.
Existing open areas should be developed instead of wooded areas. Areas
in which trees are retained should remain undisturbed out to the canopy
drip line and at the original grade level to the maximum extent possible.
"Notable trees" are trees located outside of a tree mass having a
twenty-four-inch DBH or greater.
C. No more than 20% of the notable trees and heritage trees on any property
shall be removed, and notable trees and heritage trees shall not be
removed unless they are located within the proposed cartway or sidewalk
portion of a street right-of-way, within 15 feet of the foundation
area of a new building, within a utility easement, within a proposed
parking area or within an area where regrading necessary to achieve
land development may endanger the trees. The Board of Supervisors
may require the landowner or developer to plant one tree of not less
than three inches in caliper for each tree of 12 inches DBH or more
to be removed, and two trees of not less than three inches in caliper
for each tree of 24 inches DBH or more to be removed.
D. Where a proposed subdivision or land development necessitates the clearing of notable trees, heritage trees, or portions of tree masses within the limits permitted by §
160-49B and
C, landowners or developers shall be guided by the following criteria in selecting trees for clearing:
(1) The existence of disease, rot, dieback or other damage to the tree;
(2) Susceptibility of the tree to insect and disease attack;
(4) Wind-throw potential and characteristic of the soil to hold trees;
and
(5) Protection of buildings (e.g., dead and large limbs hanging over
a building should be removed).
E. Landowners or developers shall exercise care to protect trees from damage during construction in accordance with §
160-50B(2). Tree removal shall be limited to the actual construction site necessary to build and move construction equipment.
F. Streams, watercourses, wetlands, wetland margins and ponds.
(1) Such areas shall not be altered, regraded, developed, filled, piped,
diverted or built upon except:
(a)
Roads may cross streams, watercourses, and wetlands or wetland
margins where design approval is obtained from the Township, the Pennsylvania
Department of Environmental Protection and/or other applicable agency
and where no other reasonable access is available.
(b)
Stormwater management facilities and fire ponds may be placed in conjunction with a pond in accordance with this chapter and Chapter
210, Zoning, when approved by the Township.
(c)
"Wetland margins." For wetlands of 5,000 square feet or larger
located upon a site, a wetland margin shall be provided. The wetlands
margin shall extend from the wetlands to the limit of hydric soils
or 75 feet, whichever is greater.
(2) In the event that a wetlands delineation, validated by the United States Army Corps of Engineers, is shown to vary from the wetlands boundary derived from the definition in Article
II of this chapter, the Corps' delineation will govern. The wetlands margin will then be measured from the Corps' delineated boundary.
(3) Wetlands margins shall not be altered, regraded, filled or built
upon.
(4) Federal and state wetlands regulations. Whenever activities or improvements
would entail the regrading or placement of fill in wetlands, the applicant
shall provide the Township with proof that the Pennsylvania Department
of Environmental Protection (Bureau of Dams and Waterway Management)
and the United States Army Corps of Engineers have been contacted
to determine the applicability of state and federal wetland regulations
for areas identified as wetlands on the National Wetland Inventory
(NWI) Maps, United States Fish and Wildlife Service; which meet the
agencies' definitions of wetlands; or which are in accordance
with the Unified Federal Method.
(5) Land subject to flooding.
(a)
Land subject to flooding or other hazards to life, health or
property and land deemed to be topographically unsuitable shall not
be platted for residential occupancy or for such other uses as may
increase danger to health, life or property or aggravate soil erosion
or flood hazard until all such hazards have been eliminated or unless
adequate safeguards against such hazards are provided by the subdivision
or land development plans.
(b)
Such land within the subdivision or land development shall be
set aside on the plat for uses as shall not be endangered by periodic
or occasional inundation or shall not produce unsatisfactory living
conditions.
(c)
Where flooding is known to have occurred within an area shown on the plat, such area shall be clearly marked "subject to periodic flooding" and shall not be platted in streets and lots unless approved otherwise in accordance with Chapter
210, Zoning.
(d)
Floodplain elevations shall be as established in Chapter
210, Zoning, Article
XX, entitled "Floodplain Conservation District."
(6) Streams. Riparian buffers, extending at least 35 feet outward from
the top-of-bank of a watercourse, shall be established on each side
of each stream. These buffers shall not be altered, removed, regraded,
filled, piped, or built upon, except that roads may cross a riparian
buffer where design approval is obtained from the Township and any
other applicable governmental agency and where no other reasonable
access is available.
G. Steep and very steep slopes.
(1) The intent of these regulations is as follows:
(a)
To conserve and protect steep and very steep slopes from inappropriate
development, such as excessive grading, landform alteration and extensive
vegetation removal.
(b)
To avoid potential hazards to property and the disruption of
ecological balance which may be caused by increased runoff, flooding,
soil erosion and sedimentation, blasting and ripping of rock and landslide
and soil failure.
(c)
To encourage the use of steep and very steep slopes for conservation
and other uses which are compatible with the preservation of natural
resources and protection of areas of environmental concern.
(2) The following uses are permitted in a Natural Features Protection
Area within areas of very steep slope and steep slope:
(a)
In areas of very steep slope, provided that they are also in
compliance with all other provisions of this Code:
[1]
Parks and outdoor recreational uses.
[2]
Logging and woodcutting approved by the Board of Supervisors.
[3]
Grading for the minimum portion of a driveway necessary to access
a single-family dwelling when it can be demonstrated that no other
alignment which avoids very steep slopes is feasible.
[4]
Yard areas of any permitted building so long as such building
is itself not within the very steep slope area, unless permitted as
a conditional use.
[5]
Public sewer and public water lines.
(b)
In areas of steep slope, provided that they are also in compliance
with all other provisions of this Code:
[1]
Parks and other outdoor recreational uses.
[2]
Tree farming, forestry and other agricultural uses conducted
in conformity with good conservation practices as approved by the
Board of Supervisors.
[3]
Any road necessary to provide primary access to a use listed in §
160-49G(2) when no practical alternative exists in an area of lesser slope.
[4]
Accessory uses (other than swimming pools) necessary for the
operation and maintenance of the above uses.
[5]
Yard area of any permitted building or use.
[6]
Public sewer and public water lines.
(3) It is not intended by this section to repeal, abrogate or impair any regulations set forth in any other articles herein, any regulations of Chapter
210, Zoning, or any easements, covenants or deed restrictions, except that where this section imposes greater restrictions, its provisions shall prevail. Further, nothing contained in this section shall diminish in any way the provisions of the Clean Streams Law and/or Chapter 102 of the Department of Environmental
Protection's rules and regulations or any other applicable state,
federal, county or Township regulations, codes, ordinances and the
like.
(4) Areas of steep and very steep slopes are depicted on Figure A-3 of
the Comprehensive Plan (refer to the Topography: Slope map in the Appendixes) and constitute only a general representation, based on the analysis of the contours displayed on the United States Geological Survey (USGS) Quadrangles. As such, refined mapping will be required to more accurately define the district, as specified in Subsection
G(5) below.
(5) Interpretation of steep and very steep slope areas.
(a)
In any application for subdivision and/or land development where
the lot includes areas of steep and very steep slopes, the applicant
shall, using two-foot contours, delineate slopes from 15% to 25% (steep
slopes) and greater than or equal to 25% (very steep slopes). Further,
the applicant shall use an actual field topographic survey or aerial
survey as the source of contour information and the basis for depicting
such slope categories.
(b)
This section shall apply only to those steep or very steep slopes which exist for three consecutive two-foot contour intervals (six cumulative vertical feet of slope). All steep and very steep slope areas shall be shown for the purpose of Township review and verification, but only those occurring over three consecutive two-foot contour intervals will invoke the standards of Subsection
G(7).
(c)
Once delineated, the mapping provided by the applicant will
be reviewed by the Planning Commission and the Township Engineer.
The applicant will be required to follow all regulations of this section
for those areas which reflect steep slope and very steep slope conditions
as determined in accordance with this section through the Planning
Commission's and Township Engineer's review.
(6) Application procedures. Before a permit is issued for any construction
or land disturbance activity on land within or affecting steep and
very steep slope areas, the following material shall be submitted
for review by the Township Engineer:
(a)
Plans drawn to a scale of at least one inch equals 50 feet,
sealed by a registered professional engineer, depicting the following:
[1]
The location, dimensions and elevation of the property.
[2]
Existing and proposed uses and development.
[3]
An earth-moving plan of the property which indicates existing
grades with contour lines at two-foot intervals and proposed grades
within the area of any proposed activity, disturbance or construction.
All areas of steep and/or very steep slope shall be graphically distinguished.
[4]
A site plan indicating existing and proposed structures, other
impervious surfaces, storm drainage facilities and retaining walls.
The site plan also shall locate and identify existing vegetation,
including woodlands, open areas and their ground-cover type within
areas of steep and very steep slopes, as well as proposed landscaping
material to be installed.
[5]
Typical cross sections and elevations of the property and proposed
structures at intervals prescribed by the Township Engineer, as well
as architectural plans, elevations and sections.
[6]
Photographs showing existing uses, vegetation and topography
within the steep and very steep slope areas.
[7]
A statement, signed and sealed by a registered architect or
professional engineer, explaining the building methods to be used
in overcoming foundation and other structural problems created by
slope conditions, preserving the natural drainage, preventing soil
erosion and excessive surface-water runoff to neighboring properties
and/or streets and the type of sewage disposal and water supply.
[8]
Plan, profile and typical cross sections of any proposed street,
emergency access or driveway within areas of steep and very steep
slopes, with the seal of a registered professional engineer thereon.
[9]
A statement, signed by the owner or future occupant at the time
of subdivision, land development or building permit application, that
there is a full understanding of any difficulties associated with
access stemming from such slopes. No plan shall be approved and no
conditional use shall be granted by the Board of Supervisors without
the Township Engineer's review of this material and his recommendation
thereon.
(7) Standards and criteria for applications. In evaluating any application
for subdivision, land development, building permit or conditional
use permit approval within steep slope areas and very steep slope
areas, the Board of Supervisors shall determine consistency of the
proposal with the following:
(a)
Disturbance to particularly sensitive features of the site shall
be minimized; special emphasis in planning for the site shall be given
to the protection of:
[1]
The steepest areas of steep slopes, i.e., those in the 20% to
25% range.
[2]
Soils on the edge of steep and very steep slopes with seasonal
high-water table.
[3]
Underlying geology which comprises or contributes to a major
groundwater resource, including the flow of existing springs.
(b)
Disturbances shall be minimized where the length or area of
steep and very steep slope is extensive both on the site and on adjacent
lands within 200 feet of the site. The area which is regraded and/or
stripped of vegetation shall not exceed 30% of each steep and very
steep slope area.
(c)
The proposed development, any impervious ground cover and their
resultant disturbance to the land and existing vegetative cover will
not cause surface water runoff and/or related environmental problems
off the site.
(d)
Removal of or disturbance to existing vegetation in steep and
very steep slope areas shall be minimized. The proposed impacts on
existing vegetation shall be evaluated in terms of the potentially
detrimental effects on slope stability, conveyance and recharge of
stormwater, aesthetic characteristics of the landscape and existing
drainage patterns. Further, it shall be demonstrated that any and
all reasonable mitigation techniques and procedures will be utilized
or have been considered in the preparation of the subdivision and/or
land development plan, such as revegetation measures, control of soil
erosion and sedimentation, stormwater management and the like.
(e)
Important visual qualities of the site shall, to the maximum
extent feasible, be retained. In addition to vegetation, these may
include hilltops/ridgelines, rock outcroppings and the natural terrain
and contours of the site.
(f)
Road construction shall follow the natural topography, with
cuts and grading minimized.
(g)
Innovative, imaginative building techniques that are well-suited
to slope conditions shall be encouraged, consistent with other applicable
codes and regulations.
(h)
The stability of the slope, as characterized by the existing
interrelationships among the soil, vegetation and rock, shall be disturbed
as little as possible.
(i)
Proposed buildings and structures are of sound engineering design
and footings are designed in response to the site's slope, soil
and bedrock characteristics, and footings shall extend to stable soil
and/or bedrock.
[Amended 5-3-1994 by Ord. No. 191; 1-5-1998 by Ord. No.
221; 12-15-1998 by Ord. No. 230; 2-6-2001 by Ord. No. 256]
A. Landscaping shall be in accordance with the standards set forth in Chapter
210, Zoning, related to landscaping in general (Article XXI), screening and buffering (§
210-193), and Appendixes D-1 to D-8b, inclusive, of this chapter. In addition, all required
landscaping shall be installed and maintained in accordance with a
landscape plan approved by the Board of Supervisors. The landscape
plan shall depict all proposed plantings required to compliment, screen
or accentuate buildings, roads, parking areas, sidewalks, walkways,
sitting areas, service or maintenance structures, courtyards and other
site features.
B. Street trees/shade trees shall be provided along all
streets where there are no existing street trees/shade trees. When
planted, street trees/shade trees shall be located at least five feet
within the right-of-way line, unless they conflict with sidewalks,
in which case they shall be installed to minimize conflicts. No less
than one three-inch-caliper deciduous tree shall be planted for each
30 feet of street length. Such trees shall be planted in alternating
rows, whereby trees on one side of the street are placed at intervals
of 60 feet, and shall be subject to the following:
(1) A list of approved street trees/shade trees for planting
in Concord Township is included in the appendixes, according to their botanical and common names.
(2) Naturalistic tree groupings may be proposed in lieu of regularly spaced street trees/shade tree plantings subject to the approval of the Board of Supervisors. Size and quantity requirements shall be at a minimum of those illustrated in Subsection
B above.
(3) Where existing trees are retained along street rights-of-way,
street trees/shade trees do not need to be planted other than to replace
diseased or undesirable varieties.
(4) At intersections, such trees shall be located no closer
than 50 feet to the intersection of the street right-of-way.
C. Landscaping of parking and loading areas.
(1) Parking lots are to be landscaped to ensure the good
appearance of vehicular parking areas in Concord Township and to protect
and preserve the appearance, character and value of surrounding neighborhoods
and thereby promote the general welfare by providing for the installation
and maintenance of landscaping for screening and aesthetic qualities.
The Board of Supervisors finds that the particular characteristics
and qualities of Concord Township justify regulations for parking
lot landscaping to perpetuate its aesthetic appeal on a Township-wide
basis.
(2) Landscape plan and review. The landscape plan for parking lots shall be prepared as part of the landscape plan for the overall development. Reference to reviewing the plan is made under site plan review requirements at the end of the requirements for the particular zoning district in Chapter
210, Zoning.
(3) Parking lot landscaping requirements.
(a)
Off-street parking areas and parking lots shall
be landscaped to reduce wind and air turbulence, heat and noise, and
the glare of automobile lights; to reduce the level of carbon dioxide;
to provide shade; to ameliorate stormwater drainage problems; to replenish
the groundwater table; and to provide for a more attractive setting.
(b)
Perimeter buffering. The outer perimeter of
all parking areas shall be screened. Effective screens shall be accomplished
through the use of plant materials, fencing or walls and/or mounding
through the use of earthen berms.
[1]
Buffering along public road frontage. See Appendix
D-5.
[2]
Buffering from residential uses. A screen five
feet wide (minimum), six feet high (minimum) must be planted to buffer
all residential uses from parking areas for over five vehicles and
from all service areas, and must be protected by a two-and-one-half-foot
space between the edge of the planting and curbing or wheelstops.
The screen should consist of evergreen shrubs, planted on four-foot
centers, or evergreen trees planted on ten-foot centers. Where proposed
plantings are less than six feet in height, berms, walls, or fencing
may be used to provide the required height.
[3]
Buffering between zoning districts. A screen
of at least five feet wide and 4 1/2 feet high shall separate
parking lots from any property which is in a different zoning district.
Passageways for vehicles from one lot to the other may be kept free
from planting. The screen should consist of evergreen trees or shrubs
planted on eight-foot centers, or deciduous shrubs placed on five-foot
centers.
(c)
All parking areas shall be landscaped. Each
parking lot shall have one three-inch-minimum-caliper shade tree for
every five parking spaces. The size and location of existing trees
to be preserved within 15 feet, or proposed trees within 10 feet,
of the edge of any proposed parking lot shall be considered in satisfying
this requirement.
(d)
Shrubs, groundcovers and other plant materials
are encouraged to be used to complement the required shade trees,
but shall not be the sole contribution to the landscaping.
(e)
The type of plant materials to be used shall be subject to review and approval by the Board of Supervisors upon the recommendation of the Planning Commission and shall be of a quality as specified in this §
160-50.
(f)
The landscaping and planting areas shall be
reasonably dispersed throughout the parking lot, except where there
are 20 or more parking spaces, in which case the following shall apply:
[1]
Landscaped islands shall be provided at the
end of each parking bay of no more than 20 contiguous spaces accessed
from a single aisle. Such islands shall be a minimum of eight feet
in width and 20 feet in length. Such islands shall be provided to
enhance the appearance of the parking area and to control access and
movement within the parking area.
[2]
All planting islands and planting beds within
a parking lot shall be surfaced with groundcovers and/or dwarf shrubs
and shall not be grassed. Stone mulch may be used in conjunction with
groundcovers and shrubs. Shredded hardwood mulch shall only be used
to form the plant saucers.
(4) Loading areas shall be screened from any adjacent
property or use. The screen shall be a minimum of 8 feet in height
and shall be a complete and effective visual barrier at the time of
installation. Screening may be provided by plantings, fencing, walls,
berms, or combinations thereof. Where existing vegetation sufficiently
buffers loading areas, the Board of Supervisors may waive the requirement
for additional screening.
D. All buildings for which landscaping is required shall
be landscaped in accordance with the following criteria:
(1) A combination of evergreen and deciduous trees and
shrubs shall be used as foundation plantings, i.e., plantings to be
installed in reasonably close proximity to the facades.
(2) One three-inch to three-and-one-half-inch caliper
specimen deciduous tree shall be planted for every one-hundred-foot
length of building perimeter, measured from end to end, of buildings,
without regard to indentations and the like in the buildings, and
excluding any enclosed walkway connectors and elevator cores. In addition,
two eight- to ten-foot high flowering trees or evergreen trees must
be provided for every one-hundred-foot length of building perimeter.
(3) Three evergreen and/or deciduous shrubs shall be planted
for every 20 feet of length of building perimeter.
(4) In calculating building perimeter for planting requirements,
the length of the building perimeter occupied by loading bays may
be deducted from the total building perimeter.
(5) Trees and shrubs shall be grouped in accordance with
specific needs and objectives.
E. Tree protection and replacement. No trees shall be removed except in compliance with the requirements of §
160-49 of this Code. To the extent that the provisions of §
160-49 are more restrictive than the provisions of this section, §
160-49 shall control. The landowner or developer shall protect trees to be retained from damage during construction. The following procedures shall be followed in order to so protect such trees:
[Amended 12-22-2015 by Ord. No. 371]
(1) Removal and replacement.
(a)
Shade trees of twelve-inch DBH or more shall not be removed unless authorization is granted by the Township and except in complying with the requirements of §
160-49. The Board of Supervisors may require the landowner or developer to plant one tree of not less than three-inch caliper for each tree of twelve-inch DBH or more to be removed, and two trees of not less than three inches in caliper for each tree of 24 inches DBH or more to be removed.
(b)
On large, densely wooded parcels, the Board of Supervisors may, at its discretion, allow a forest density survey to determine the extent of large tree loss in the course of proposed development. Tree replacement requirements will be calculated using the procedure set forth in Subsection
E(1)(c), in conjunction with the loss estimate as prepared by a qualified forester.
(c)
Prior to construction, the following shall occur relative to
tree replacement plantings:
[1]
The landowner or developer shall stake in the field the limits
of construction including the location of the building foundation,
driveway, proposed grading and any utility easements to be constructed
and cleared in the course of the said construction and more than 10
feet from the edges of same.
[2]
Following the placement of stakes, the landowner or developer
shall conduct an inventory of trees of twelve-inch DBH or greater,
located within the limits of construction on the lot.
[3]
The landowner or developer shall depict the location of replacement
plantings on the landscape plan.
[4]
Prior to construction, the landowner or developer shall attend
a preconstruction meeting with the Township Engineer and the Township
Landscaping Consultant to review all procedures for tree removal and
tree replacement.
[5]
Following construction, the developer shall plant, and warrant
for a period of 18 months following installation, a tree of appropriate
species as shown in the approved landscape plan, and in accordance
with all parts of Appendix D. Any tree which dies within the eighteen-month period shall
be replaced immediately.
[6]
Prior to the issuance of a use and occupancy permit, the Township
shall inspect the lot to determine if all required plantings have
been installed.
[7]
The required plantings shall be shown on an as-built/as-installed
landscape plan.
(2) No more than three inches of soil shall be placed around the trunks
of trees which are to remain. For those trees which are to remain,
where more than five inches of soil are to be placed, tree wells shall
be constructed to preserve such trees.
(3) Trees to remain shall be protected in accordance with the tree protection
details in Appendix D-8a.
(4) No boards or other material shall be nailed to trees during construction,
and no trees shall be sprayed with paint.
(5) Heavy-equipment operators shall avoid damaging existing tree trunks
and roots. Feeder roots shall not be cut closer than 25 feet to tree
trunks.
(6) Tree trunks and exposed roots damaged during construction shall be
protected from further damage by being pruned flush, and if trunks
are scarred, they shall be traced out for proper healing.
(7) Tree limbs damaged during construction shall be sawed flush to tree
trunks.
(8) The operation of heavy equipment over root systems of such trees
shall be minimized in order to prevent soil compaction.
(9) Deciduous trees shall be given a heavy application of rooting fertilizer
to aid in their recovery from possible damage caused by construction
operations.
(10)
Construction debris shall not be disposed of near or around
the bases of such trees.
F. All screening and buffering as required in §
210-193 of Chapter
210, Zoning, shall comply with Appendixes D-3, D-4, D-5, D-6, D-8a and D-8b.
G. All landscaping shall comply with all parts of Appendix
D.
H. All required landscape plans shall be submitted at
the time when all other required applications and/or plans are submitted.
Plans shall be based on and reflect the following:
(1) The functional and aesthetic factors which relate
to the tract and to the principal and accessory buildings and other
structures.
(2) Concealing views to the tract.
(3) Enhancing views from and within the tract.
(4) Screening and complimenting proposed buildings and
other structures.
(5) Creating visual interest for the users and/or residents
of the proposed project.
(6) Using plant materials which are hardy and acclimated
to the conditions at the tract and within the Township.
I. A landscaping plan shall include notes, diagrams,
sketches or other depictions to present the consideration and analysis
of the following:
(1) An analysis of the site in terms of the existing views
to and from the areas which are proposed for development, existing
topography and vegetation conditions, and other existing conditions
which are relevant to the site.
(2) An analysis of proposed planting and other landscaping
needs as related to screening views of buildings, screening buildings
and sections of buildings, screening parking areas and other areas
where vehicles are parked, screening storage areas, screening site
utilities, and other appropriate types of screening.
(3) The consideration of locations where plantings and
other landscaping is needed to provide visual interest, define outdoor
spaces, compliment the proposed architectural style and achieve other
functional and aesthetic requirements for buffer areas, buffer planting
strips and other landscaped areas.
J. A preliminary and/or final landscape plan shall reflect
the following detailed criteria:
(1) Buffer planting strips shall be installed and maintained in the buffer areas at the width required in Article
XXI of Chapter
210, Zoning, to form a continuous visual buffer. In addition to groundcovers and evergreen shrubs, the buffer planting strip shall be comprised of evergreen trees which are a minimum of eight feet in height at the time of planting and which shall be spaced at ten-foot centers. The combined evergreen shrub and tree plantings shall constitute a continuous visual screen at the time of occupancy of any buildings and/or at the time of initiation of any use.
(2) Street trees/shade trees, as required in Subsection
B.
(3) The outer perimeter of all parking areas shall be
screened. Effective screens shall be accomplished through the use
of plant materials, fencing or walls and/or mounding through the use
of earthen berms.
(4) Other landscaping, including trees, shrubs and groundcovers,
shall be provided along walkways, in courtyards, around sitting areas,
at the entrance to the site and in other highly visible locations,
especially on the outer side of any internal access roads which are
visible from a public street which may adjoin a tract, at the entrance
to buildings, around structures used for service, storage or maintenance
purposes, and around dumpsters and trash storage areas.
(5) Requirements and standards for landscaping, in addition
to the specified above, shall be as determined by the Board of Supervisors.
The Board may require plantings to reduce glare, to abate other nuisances,
to enhance the planting area in conjunction with streets, and to fulfill
screening and other functional purposes.
(6) The location, type, size, height and other characteristics
of landscaping shall be subject to the review and approval of the
Board of Supervisors.
K. The preliminary landscape plan shall be drawn at a
scale of at least one inch equals 50 feet. It shall be totally coordinated
with the overall site plan in terms of its relationship to proposed
buildings, roads, parking areas, walks, fencing, benches, signs, lighting
and other like structures. It shall contain the following:
(1) A delineation of existing and proposed plant materials,
including scalloped tree lines to indicate existing woods or trees
to remain.
(2) A plant list wherein the botanical and common name
of proposed plants are tabulated, along with the quantity, caliper,
height, spread and other dimensions and characteristics.
(3) A delineation of other landscaping features, such
as berms, planting beds to be used for herbaceous plants, areas to
be devoted to lawns and other elements of the proposed improvements,
such as fences, walls, berms, retaining walls, lighting, benches,
signs, paving, stone, tree wells and the like.
(4) One color rendering of the preliminary landscape plan
shall be submitted for review by the Township, in addition to the
number of prints which are otherwise required. The color rendering
shall reflect total coordination with the overall site plan in terms
of its relationship to proposed buildings, roads, parking areas, walks,
walls, fencing, benches, signs, lighting and other like structures.
(5) A written narrative of the analysis and objectives for plantings, as required under Subsection
I above.
L. A final landscape plan shall be submitted after the
Township has reviewed the preliminary landscape plan and submitted
comments on the plan to the applicant. The final landscape plan shall
be drawn at a scale of at least one inch equals 50 feet. It shall
be totally coordinated with the overall site plan and shall contain
the following:
(1) A final version of all of the plan requirements stated in Subsection
J for a preliminary landscape plan.
(2) Details for the planting and staking of trees and
the planting of shrubs and any other details which depict other related
installation or protection, such as groundcover spacing, tree fencing,
tree grates and guards, tree wells and the like. Refer to Appendix
D-8b for tree planting details.
(3) Information regarding the continued maintenance of
all plantings and notes indicating that all plantings will be installed,
maintained and replaced, if dead or diseased, in locations as shown
on the approved landscape plan.
(4) Details, specifications, and maintenance instructions
pertaining to specialized plantings, such as wildflower meadows, wetland
plantings, stream bank stabilization plantings, or any other landscape
plantings which may have unique and specific requirements.
(5) All final landscape plans shall be accompanied by
a cost estimate prepared by the landowner or developer. The cost estimate
shall be evaluated by the Township and revised if necessary. The cost
estimate shall serve as a basis of establishing an escrow account
related to landscaping.
M. Planting specifications.
(1) Refer to Appendices D-4 and D-8b for additional requirements.
[Amended 7-7-1998 by Ord. No. 223]
A. The public dedication of suitable land shall be provided
for the use intended; and, upon agreement with the applicant or developer,
the construction of recreational facilities, the payment of fees-in-lieu
thereof, the private reservation of the land, or a combination, for
park or recreation purposes as a condition precedent to final plan
approval shall be required in accordance with the provisions of this
section.
B. The following general provisions shall apply:
(1) Each residential subdivision and/or land development
shall set aside 2,200 square feet of land for each residential dwelling
unit in the proposed development for park or recreational purposes,
and each commercial, industrial or other nonresidential subdivision
or land development shall set aside 5% of the land in the tract proposed
to be developed for park or recreational purposes.
(2) The developer of land in the R-A and R-AH Districts shall receive a credit for any land reserved for park or recreational purposes and accepted by the Township under this chapter towards the requirements of any provisions within Chapter
210, Zoning, requiring recreational facilities.
(3) The provisions of this section shall not apply to a development plan approved and developed pursuant to the planned residential development provisions of Article
X,
XI or
XII of Chapter
210, Zoning, or to subdivision or land developments creating two or less additional residential lots making use of all contiguous land then owned. In addition, the provisions of this §
160-52 shall not apply to any plan application, whether preliminary or final, pending at the time of enactment of this Chapter
160 and to which Township Ordinance No. 163 or 174 is applicable.
C. If it is determined that the land proposed to be dedicated is not suitable for the use intended by reason of its size, shape and/or location and if park or recreational lands are already available and accessible to the proposed development, the applicant or developer shall make payment of a fee-in-lieu of dedication of land. Such determination shall also be made in accordance with Subsections
I,
J and
K of §
160-52.
D. The amount of the fee-in-lieu shall be based upon the Open Space and Recreational Plan of Concord Township, dated July 24, 1995, adopted August 1, 1995, and as determined from time to time by resolution of the Board of Supervisors. Payment shall be due and payable at the time of final plan approval of the application for subdivision and/or land development or, if as a condition of final plan approval, shall be included in the required development agreement in accordance with §
160-14 of this chapter, together with posting of financial security in accordance with Section 509 of the Pennsylvania Municipalities Planning Code.However, all such payments shall be made by the time of
application for the first building permit.
[Amended 12-4-2001 by Ord. No. 265]
E. A combination of dedicated land and fee-in-lieu shall be provided if it is determined that suitable park or recreational land is available in a particular subdivision and/or land development which is bisected by or divided by a service area boundary, relative to criteria set forth in Subsections
I and
J of §
160-52 of this chapter. In such cases, the fee-in-lieu shall be applied only to the number of lots or units which are within the Service Areas for Selected Recreational Sites, Figure 2, of the Concord Township Open Space and Recreation Plan of July 24, 1995.
F. The amount and location of land to be dedicated or
the fees to be paid are to be used for the purpose of providing park
or recreational purposes, including facilities accessible to the subdivision
and/or land development and shall bear a reasonable relationship to
the use of the park or recreational facilities by future inhabitants
of the subdivision and/or land development. Fees collected for park
or recreational purposes shall be utilized for the recreational sites
and within the service areas depicted on Figure 2, Service Areas for
Selected Recreational Sites, from the Concord Township Open Space
and Recreation Plan of July 1995.
G. All moneys paid to the Township pursuant to the provisions
of this section shall be placed in a Neighborhood Park and Recreation
Development Fund to be established by the Board of Supervisors clearly
identifying the specific recreational facilities for which the fee
was received. Said fund shall be used by the Township for the acquisition
and improvement of park or recreational sites and land in accordance
with the Township Open Space and Recreation Plan, recognizing that
funds shall be expended only on properly allocated portions of the
cost incurred to acquire land or construct the specific recreational
facilities for which the funds were collected.
H. Land to be publicly dedicated to the Township shall
be by fee-simple deed, free and clear of all encumbrances. The executed
deed shall be delivered to the Township for recording at the time
of final plan approval and prior to signing of the approved plan by
the Township Supervisors, subject to the following:
(1) If public dedication of the land is rejected by the
Township, the land may alternatively be conveyed to a legally constituted
homeowners' association or retained by and managed by such private
ownership as the Board of Supervisors may approve so long as its use
remains open to the residents of the proposed development. In the
event that the recreational land is to be privately owned, adequate
provision shall be made for its maintenance and the posting of adequate
financial security in accordance with Section 509 of the Pennsylvania
Municipalities Planning Code.
(2) All criteria of Subsections
I,
J and
K of §
160-52 shall apply.
I. In the event that the applicant or developer of land
located within any service area shown in Figure 2, Service Areas for
Selected Recreational Sites, in the Concord Township Open Space and
Recreation Plan, dated July 24, 1995, proposes to dedicate land and/or
construct recreational facilities, the applicant or developer shall
submit a recreational study prepared by a recreational planner or
a certified planner to verify that:
(1) All criteria of Subsection
J(1) through
(11), inclusive of §
160-52 have been met, as well as all criteria of Subsection
B(1) of §
160-52.
(2) The proposed recreational facilities and/or improvements
are not available within the service areas shown in Figure 2.
(3) The proposed recreational facilities and/or improvements
will be properly owned, managed and maintained by a responsible entity
such as a homeowners' association, the governing documents for which
shall be approved by the Township Solicitor.
(4) The proposed recreational facilities shall be subject
to a declaration of covenants, easements and restrictions which shall
be approved by the Township Solicitor.
(5) The proposed park or recreational area shall be suitably landscaped as depicted on a landscape plan in accordance with the provisions of §
160-50 of the Township Code (Subdivision and Land Development, Landscaping requirements) and which is approved by the Township.
J. The determination of the suitability of land which
is acceptable for dedication or use for park or recreational purposes
shall be based on the following additional criteria:
(1) The land must be readily accessible to all residents
or expected users of the development by virtue of at least one side
of each site abutting a public street for a minimum distance of 50
feet.
(2) The land shall be located so that it equally serves
all residents or expected users of the subdivision and/or land development.
(3) The shape of the land shall be suitable to accommodate
those park or recreational activities appropriate to the location
and needs of the residents or expected users of the development.
(4) Any parcel of the land shall be at least one acre
in size and no less than 50 feet in width.
(5) Soil and drainage shall be suitable for the intended
park or recreational uses.
(6) The intended land shall be contiguous.
(7) Such land shall have an average slope of less than
7% and shall have no more than 30% of the land contained within the
boundaries of a floodplain, or steep slope area greater than 15%,
or a combination of floodplain and steep slope.
(8) Provisions shall be made for vehicular parking so that any site can be adequately served and accessed pursuant to the provisions of §
160-44 of the Township Code (Subdivision and Land Development, Parking areas and parking lots).
(9) Provisions shall be made for trails, footpaths, bicycle paths, crosswalks and other pedestrian circulation systems and accessways pursuant to the provisions of §
160-42 of the Township Code (Subdivision and Land Development, Sidewalks, crosswalks and pedestrian paths).
(10)
Such land shall be consistent with the findings
and recommendations set forth in the Concord Township Open Space and
Recreation Plan, dated July 24, 1995, adopted August 1, 1995.
(11)
The overall design of all park or recreational
land shall be in accordance with the Guidelines of the National Recreation
and Park Association (NRPA) in their Park, Recreation, Open Space
and Greenway Guidelines, dated 1995, as may be amended from time to
time.
K. If the recreational study and related documents are
not approved by the Township, then the Board of Supervisors shall
require the payment of a fee in lieu of the dedication of land and/or
the construction of recreational facilities.
All grading practices shall be in accordance with the applicable sections of Chapter
148, Stormwater Management (refer to the Appendixes).
[Added 12-15-1998 by Ord. No. 230]
A. Whenever the total gross floor area of a building,
on a lot in the C-1 District, exceeds 30,000 square feet, the following
shall apply:
(1)
If more than 30,000 square feet of building
footprint/floor area is proposed, then separate buildings shall be
constructed. Each separate building shall be 60 feet from any other
building.
(2)
If separate buildings are constructed, the sixty-foot
space between them shall have twelve-foot sidewalks adjoining each
building; eight-foot parking/drop-off/ loading-unloading space adjoining
each sidewalk; and ten-foot accessways straddling the center of the
sixty-foot space.
(3)
The "Main Street" environment to be created under §
160-56.1A(2) shall be landscaped with shade trees of at least three-inch caliper at thirty-foot intervals, within the required twelve-foot wide sidewalk area.
(4)
At least one centrally located pedestrian plaza
area, comprising an area of at least 6,500 square feet shall be provided.
The pedestrian plaza shall include shade trees, planters, benches
and plaza surfacing of brick, flagstone or other similar unit pavers.
(5)
The building shall have vertical treatments
to reduce the mass of an otherwise horizontal, windowless big box.
The vertical treatments shall include such items as windows, columns,
archways, porticos and a vertical bay form of gabled roof with bays
of 24 feet in width.
(6)
All of the requirements of this Article
VIII shall be presented in drawings at the time of application for conditional use approval or other plan approval.
B. Whenever the total gross floor area of a building
on a lot in the C-2 District exceeds 65,000 square feet, the following
shall apply:
(1)
If more than 65,000 square feet of building
footprint/floor area is proposed, then separate buildings shall be
constructed. Each separate building shall be 60 feet from any other
building.
(2)
If separate buildings are constructed, the sixty-foot
space between them shall have twelve-foot sidewalks adjoining each
building; eight-foot parking/drop-off/ loading-unloading space adjoining
each sidewalk; and ten-foot accessways straddling the center of the
sixty-foot space.
(3)
The "Main Street" environment to be created under §
160-56.1B(2) shall be landscaped with shade trees of at least three-inch caliper at thirty-foot intervals, within the required twelve-foot wide sidewalk area.
(4)
At least one centrally located pedestrian plaza
area comprising an area of at least 6,500 square feet shall be provided.
The pedestrian plaza shall include shade trees, planters, benches
and plaza surfacing of brick, flagstone or other similar unit pavers.
(5)
The building shall have vertical treatments
to reduce the mass of an otherwise horizontal, windowless big box.
The vertical treatments shall include such items as windows, columns,
archways, porticos and a vertical bay form of gabled roof with bays
of 24 feet in width.
(6)
All of the requirements of this Article
VIII shall be presented in drawings at the time of application for conditional use approval or other plan approval.