The following principles of subdivision and
land development, general requirements and minimum standards of design
shall be observed by the applicant in all instances:
A.
All portions of a tract being subdivided shall be
included in lots, streets, public lands or other proposed areas of
use so that remnants and landlocked areas shall not be created.
B.
When only a portion of a tract is being reviewed relative
to subdivision and land development, but where future subdivision
or development is imminent, the applicant shall demonstrate, subject
to approval of his plan, that the remainder of the tract or parcel
may be subdivided or developed in conformance with the existing zoning
classification of land use in a logical and satisfactory manner.
C.
Whenever possible, applicants shall preserve trees,
groves, waterways, scenic points, historic spots and other community
assets and landmarks.
D.
Subdivisions and land developments should be laid
out so as to avoid the necessity for excessive cut or fill unless
specifically warranted by terrain or location.
E.
Low-lying land subject to period flooding or land
located in the identified floodplain area shall be developed or subdivided
in accordance with the Flood Damage Prevention Ordinance.[1]
[Amended 4-4-1989 by Ord. No. 109; 3-15-2016 by Ord. No. 365]
F.
Where no public water supply is available for the
proposed subdivision or land development, the Supervisors shall require
the subdivider, developer or builder to obtain from the District Sanitarian
of the Pennsylvania Department of Environmental Protection certificates
of approval of the quality and adequacy of the water supply proposed
to be utilized by the subdivider, developer or builder and approval
of the type and construction methods to be employed in the installation
of the individual water supply system.[2]
G.
Where the subdivision or land development is inaccessible
to sanitary sewers, the Supervisors shall require the subdivider,
developer or builder to obtain from the District Sanitarian of the
Pennsylvania Department of Environmental Protection certificates of
approval of the sewage disposal facilities to be provided by the subdivider,
developer or builder.[3]
H.
Applicants shall observe the ultimate rights-of-way
for contiguous existing streets as prescribed by the Official Map
Summary for the Township. Additional portions of the corridors for
such streets shall be offered to the state, county or Township agency
having jurisdiction at the time the subdivision or land development
is consummated. Applicable building setback lines, as defined by the
Limerick Township Zoning Ordinance of current adoption,[4] shall be delineated as measured from the center line of
the street.
I.
Proposed subdivision and land development shall be
coordinated with existing nearby neighborhoods so that the community
as a whole may develop harmoniously.
J.
Improvement construction requirements will be completed
in accordance with specifications consistent with all other requirements
of this chapter and the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Protection, the Montgomery
County Conservation District or other appropriate agencies or the
specifications included herein, whichever specifications shall result
in the more stringent requirements being applied to the applicant.
K.
Construction of facilities. The subdivider, developer
or builder shall, where specified by the governing body, construct
and install, at no expense to the Township, the streets, curbs, sidewalks,
water mains, sanitary and storm sewers, streetlights, fire hydrants,
street signs, shade trees, monuments 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, and the subdivider shall
pay for inspection.
A.
The standards of design in this article should be
used to judge the adequacy of subdivision proposals. Wherever, in
the opinion of the Planning Commission, the literal application of
these standards in certain cases would serve to create an undue hardship
or be plainly unreasonable to the applicant, the Township Planning
Commission may recommend to the Supervisors such reasonable exceptions
as will not be contrary to the public interest. The Supervisors may
modify or adjust the standards to permit reasonable utilization of
property while securing substantial conformance with the objectives
of these regulations.
B.
The standards included in these regulations are minimum
design requirements; however, the Supervisors of Limerick Township
reserve the right in any case to request that development features
exceed these standards if conditions so warrant.
C.
In reviewing subdivision plans, the Supervisors shall
refer such plans to the Planning Commission for recommendations concerning
the adequacy of existing and proposed community facilities to serve
the additional dwellings proposed by the subdivision.
D.
Subdividers are required to provide adequate rights-of-way
and paving on existing streets, reserving areas and easements for
facilities normally required in residential sections, including churches,
libraries, schools and shopping and local business centers, as well
as rights-of-way and easements for storm and sanitary sewer facilities
in those areas that cannot immediately be joined to the existing and
proposed storm and sanitary sewer systems of Limerick Township.
E.
Areas provided or served for such community facilities
should be adequate to provide for such building sites, landscaping
and off-street parking as are appropriate to the use proposed. The
Supervisors reserve the right to accept or refuse offers of dedication
for public uses.
[Amended 1-19-1988 by Ord. No. 67-4; 4-4-1989 by Ord. No.
109; 7-17-1990 by Ord. No. 117; 12-17-1991 by Ord. No. 141]
A.
General principle.
(1)
Proposed streets shall conform to the Township Comprehensive
Plan or to other adopted street plans.
(2)
Proposed streets shall further conform to county and
state street and highway plans as prescribed by law.
(3)
Streets shall be logically related to topography so
as to produce reasonable grades, satisfactory drainage and suitable
building sites.
(4)
Residential streets shall discourage through traffic
but shall provide for continuation of existing streets and provide
access to nearby tracts.
(5)
If a portion of a tract is not subdivided or if lots
are large enough to permit future subdivision, adequate street right-of-way
shall be provided.
(6)
Dead-end streets shall be prohibited, except when
designed as culs-de-sac or as stubs. Stub streets may be permitted
only to provide future street extension into adjoining tracts and
shall not exceed one lot in depth or width unless a temporary cul-de-sac
is provided.
(7)
Streets that are extensions of or in alignment with
existing streets shall bear the street names of such streets. All
street names and address numbers shall be subject to the approval
of the Board of Supervisors.
(8)
Half streets are prohibited.
(9)
Private streets shall be developed according to the
same standards as public streets, unless these requirements are waived
by the Board of Supervisors.
(10)
Existing streets are classified on Table 3.[1] New streets shall be classified by the Planning Commission
during sketch plan review according to function, design and use. For
example, a street within a subdivision may be designated as a collector
if it serves that function.
[1]
Editor's Note: Table 3 is included at the end of this chapter.
(11)
The minimum right-of-way width for development
along existing streets shall correspond to the ultimate right-of-way
for these streets, as defined herein.
(a)
The area between an existing right-of-way line
and the ultimate right-of-way line shall be offered for dedication
to the authority having jurisdiction over the road when land is subdivided
or developed along an existing right-of-way.
(b)
No new fences, trees, shrubbery, walls, plantings
or other obstructions shall be permitted within the right-of-way,
except in village areas where front yards may fall within the right-of-way
or in areas where future street widening is considered unlikely and
sight distance is not obstructed.
[1]
The Township Supervisors may require removal
of any such right-of-way obstructions to improve sight distance or
as necessary for road improvements.
B.
Street hierarchy and standards. The following standards
are intended as minimum standards and may be altered based on site
or traffic conditions. Cartway widths do not include additional turning
lanes at intersections or entrances. For a more detailed view of each
type of road, including shoulders, curbs, buffer area and turning
lanes, refer to Table 3 and the schematics in the appendix.[2]
(1)
Limited access freeway. A limited access freeway is
an expressway with fully controlled access, intended to provide safe
and efficient movement of high volumes of traffic at relatively high
speeds. Through traffic is given preference, with access permitted
only at interchanges with selected public roads. The Pottstown Expressway,
Route 422, is the only highway in Limerick classified as a limited
access freeway. Standards are as specified by the Pennsylvania Department
of Transportation.
(2)
Principal arterial. A principal arterial is a street
designed to provide a relatively high-speed, high-volume network for
travel between major points. Direct access from adjacent properties
should be kept to a minimum, and grade level intersections should
be spaced at large enough intervals to facilitate the safe and convenient
flow of traffic. The characteristics of principal arterials will change
depending on surrounding land uses and their densities.
[Amended 6-17-1997 by Ord. No. 189]
|
Specification
|
Village
|
Rural
| |
|---|---|---|---|
|
Minimum right-of-way
|
72 feet
|
100 feet
| |
|
Minimum cartway curb required
|
40 feet
|
52 feet
| |
|
Parking
|
Not permitted
|
Not permitted
| |
|
Sidewalks
|
8 feet
|
4 feet
|
(3)
A minor arterial interconnects with and augments principal
arterials. They accommodate trips of moderate length and emphasize
access to services. Minor arterials within the Township are classified
into Class One and Class Two, in order to deal with different traffic
volumes and land uses.
[Amended 6-17-1997 by Ord. No. 189]
(4)
Major collector. A major collector collects traffic
from local streets and channels it to arterials. They carry moderate
traffic volumes at moderate speeds and connect roads to a higher classification.
Major collectors also connect Limerick and nearby communities, such
as the Boroughs of Schwenksville and Royersford.
[Amended 6-17-1997 by Ord. No. 189]
(5)
Minor collector. A minor collector connects major
residential and commercial developments within the Township. They
are spaced at regular intervals to collect traffic from local roads.
[Amended 6-17-1997 by Ord. No. 189]
(6)
Local road. A local road carries predominantly local
traffic and provides access to most properties in the Township by
linking residential streets to the collector road network.
[Amended 6-17-1997 by Ord. No. 189]
(7)
Residential street. A residential street provides
individual access to lots in residential subdivisions and connects
these with streets of higher classifications. Street standards vary
depending on whether on-street parking is permitted.
[Amended 6-17-1997 by Ord. No. 189]
|
Specification
|
No On-Street Parking
|
Parking One Side
|
Parking Both Sides
| |
|---|---|---|---|---|
|
Minimum right-of-way
|
50 feet (right-of-way widens approaching intersections
to provide turning lanes as required)
|
52 feet (right-of-way widens approaching intersections
to provide turning lanes as required)
|
58 feet (right-of-way widens approaching intersection
to provide turning lanes as required)
| |
|
Minimum cartway
|
30 feet
|
32 feet
|
38 feet
| |
|
Parking
|
Not permitted
|
1 side only
|
Both sides
| |
|
Sidewalks
|
4 feet
|
4 feet
|
4 feet
|
(8)
Nonresidential street. Nonresidential streets provide
individual access to one or more lots in office or industrial parks
or other nonresidential subdivisions.
C.
Curbs and shoulders.
[Amended 6-17-1997 by Ord. No. 189]
(1)
Curbing shall be required for the purposes of drainage,
safety and delineation and protection of pavement edge.
(2)
A waiver may be requested to use shoulders when it
can be shown that:
(3)
Shoulder requirements shall vary according to road
classification as set forth in Table 3.[3]
[3]
Editor's Note: Table 3 is included at the end of this chapter.
(4)
Curbing and shoulders shall be constructed according
to requirements of the Pennsylvania Department of Transportation or
the Township Improvements Construction Manual, whichever governs.
D.
Sidewalks.
[Amended 6-17-1997 by Ord. No. 189]
(1)
Sidewalks and/or graded areas shall be required along
all roads, in accordance with Table 3.[4] Table 3 at the end of this chapter shall serve as a general
guide regarding where sidewalks should be provided. However, the Board
of Supervisors shall have the authority to require sidewalks along
any street where they are deemed to be needed, regardless of the provisions
of Table 3.
[Amended 11-4-1998 by Ord. No. 197]
(a)
Sidewalks shall be required, as deemed appropriate
by the Board of Supervisor, to connect commercial centers, schools
and parks towards residential areas, among other situations. The Board
of Supervisors may require the construction of a pedestrian pathway
into and through a commercial development to provide connections with
residential areas, regardless of whether a street is involved.
(b)
Where public pedestrian access is provided outside
of the public right-of-way, the Township may require the establishment
of a pedestrian easement.
(c)
The Board of Supervisors may approve alternative
materials and placements of pedestrian pathways in place of traditional
concrete sidewalks within the street right-of-way. This may include,
but is not limited to, pathways of asphalt that also allow use by
bicycles. Surfaces that are not wheelchair accessible shall only be
approved in unusual circumstances, such as where necessary to protect
important natural areas.
(d)
Where a paved path or sidewalk is not required,
the Township may require the improvement of a graded grass area along
the cartway that is suitable for and required to be kept clear for
pedestrian use.
[4]
Editor's Note: Table 3 is included at the end of this chapter.
(2)
In conventional developments, sidewalks shall be placed
in the right-of-way, parallel to the street. Exceptions may be made
to preserve topographic or natural features or to provide visual interest
or if the applicant shows that an alternative pedestrian system provides
safe and convenient circulation.
(3)
In planned developments, sidewalks may be located
away from the road system to link groups of dwelling units with other
dwelling units, the street, parking areas, recreation areas and other
activity centers. Sidewalks may also be required parallel to the street
for safety reasons.
(4)
Pedestrian easements 10 feet in width may be required
through the center of blocks more than 600 feet long to provide circulation
or access to schools, playgrounds, shopping or other community facilities.
(5)
Sidewalks shall be constructed according to the Township
Improvements Construction Manual.
(6)
The sidewalk widths listed in this article shall be
considered minimums. The Board of Supervisors may require greater
widths in areas subject to heavy pedestrian traffic, i.e., close to
schools and parks.
E.
Special purpose streets.
(1)
Cul-de-sac streets. Cul-de-sac streets are streets
that terminate in a vehicular turnaround, either permanent or temporary.
Temporary culs-de-sac are those constructed to an abutting property
line with the intention that such road will be extended onto the adjoining
property at a future date as a logical step in the circulation network
of the area. Temporary culs-de-sac shall be required by the Board
of Supervisors when conditions so warrant. Permanent culs-de-sac provide
access only to abutting lots within the tract being subdivided or
developed. Both temporary and permanent culs-de-sac:
(a)
Shall be constructed to the specifications for
residential streets herein.
(b)
Shall have a turnaround with a minimum right-of-way
radius of 60 feet (at which frontage requirements shall be measured)
and an outer paving radius of 40 feet. In the case of a temporary
cul-de-sac, the cul-de-sac area outside of the required street right-of-way
width shall be provided as an easement to the Township and shall be
returned to the abutting property owners at such time as the street
is extended. Frontage requirements for lots fronting a temporary cul-de-sac
shall be based upon the frontage of the extended street.
(c)
Will not be approved when a through street is
practicable.
(d)
Shall not exceed 1,200 feet in length or serve
more than 12 units, unless special conditions warrant approval by
the Supervisors.
(2)
Alleys. Alleys are public or private streets which
provide secondary rear access to lots with narrow widths (for example
in village districts) in order to avoid excessive numbers of curb
cuts on residential streets.
(a)
Frontage on an alley shall not be construed as satisfying the requirements of this chapter or Chapter 184, Zoning, regarding frontage on an approved street.
(b)
No parking shall be provided for or permitted
within the right-of-way of the alley.
(c)
Street systems of which alleys are a part shall
be designed not to encourage through traffic on alleyways.
(d)
Alleys may only intersect minor collectors,
local roads or subdivision streets. All alleys must intersect with
streets at both ends unless the alley terminates in a common parking
lot or other service area properly designed for maneuvering service
vehicles.
(e)
Alley length from intersection to intersection
may not exceed 600 feet.
(f)
Minimum right-of-way width: 16 feet.
(g)
Minimum cartway width: 12 feet.
(h)
All alleys shall be furnished with some type
of rigid edge stabilization, such as dish curbs, flush curbs and precast
pavers, to prevent pavement edge unraveling.
(i)
Building setback. Garages or parking stalls
shall be set back a minimum of 15 feet from the center line of any
alley.
F.
Street intersections.
(1)
Number of intersections. No more than two streets
shall cross at the same point. Four-way intersections are to be avoided
when three-way or T-intersection can be utilized. When existing streets
intersect at odd angles or have more than four approaches, the subdivider,
developer or builder shall be required to make corrective changes.
(2)
Minimum angle of intersections. Right-angle intersections
shall be used whenever practicable, especially when local streets
empty into arterial or collector streets. No intersection angle may
be less than 75°, measured at the center line.
(3)
Center lines. Where center lines of local streets
are located on opposite sides of an arterial or collector street within
100 feet of each other, they shall be made to coincide by curving
one of the local streets.
(4)
Intersection spacing. Street intersections are to
be spaced minimum distances apart as specified below, whether on the
same or opposite sides of the street. The minimum distance between
intersections shall be measured along the higher classification street
between the center lines of the intersecting streets:
(5)
Sight triangles.
(a)
Proper sight lines as provided by current PennDOT
regulations shall be maintained at all street intersections. Clear-sight
triangles shall be maintained along all approaches to intersections
and shall be measured along street center lines from their point of
intersection, as listed below:
(b)
Where streets of different classifications intersect,
the dimension for the higher classification street shall be used.
(6)
Obstructions within sight triangles. Within the sight
triangle area, no building, tree, hedge or other obstruction to visibility
shall be permitted, from curb to height to a minimum height of 12
feet, with the following exceptions:
(a)
One private sign post, provided that the post
does not exceed one foot square or diameter and the sign itself is
above the minimum height limit.
(b)
One shade tree, provided that as the tree grows,
the lower branches are kept pruned to the minimum height limit.
(c)
Existing shade trees, provided that the lower
branches are kept pruned up to the minimum height limit and the arrangement
of trees does not impede adequate visibility.
(7)
Radii of pavement and right-of-way at intersections.
The appropriate radii for intersecting streets will depend upon many
factors: traffic volume, traffic speeds, the angle of the intersection,
the width and the number of lanes on the intersecting streets and
the type of traffic to be accommodated. The following table presents
minimum standards for ninety-degree intersections. The Board of Supervisors
may require greater radii when warranted by any of the above factors.
See A Policy on Geometric Design of Highways and Streets by the American
Association of State Highway and Transportation Officials (AASHTO)
for more detailed specifications. Road intersections shall be rounded
with tangential arcs at pavement edges (curblines) and right-of-way
lines as listed below. Where two streets of different right-of-way
widths intersect, the radii of curvature for the widest street shall
apply.
|
Type of Street
|
Minimum Radius of Arc at Intersection
of Pavement Edge or Curbline
(feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way Line
(feet)
| |
|---|---|---|---|
|
Principal Arterial
|
40
|
20
| |
|
Minor Arterial
|
30
|
20
| |
|
Collector
|
25
|
15
| |
|
Local, Residential
|
25
|
15
| |
|
Nonresidential
|
*
|
*
|
|
*NOTE: See AASHTO standards.
|
G.
Street alignment. Sight distance, horizontal and vertical
curvature and maximum and minimum street grades shall be provided
on all streets in compliance with the standards contained in this
section.
(1)
Sight distance. Proper sight distance shall be provided
with respect to both horizontal and vertical alignments. Sight distances
shall be determined in accordance with PennDOT's Title 67, Transportation
Publication, Chapter 441, as appendixed in the Township Improvements
Construction Manual.
(2)
Horizontal curvature. Horizontal curves shall be used
at all changes in direction in excess of 2° and shall consider
distance, change in grade and alignment. The following standards shall
be used:
(a)
Minimum curve radius at center line:
[1]
Arterial streets: 300 feet.
[2]
Collector and local streets: 200 feet.
[3]
Residential streets:* 150 feet.
|
*NOTE: This requirement may be waived for residential
streets in cases where small lot sizes or other constraints make a
rectilinear street layout preferable. In these cases, sharper curves
may be used if the street does not exceed 200 feet in length. A stop
sign may be required in cases where the street turns at a right angle
[approximately 90°].
|
(b)
Curves and tangents.
[1]
Long radius curves shall be used rather than
a series of shorter radius curves connected by tangents.
[2]
On all arterial and collector streets, reverse
curves shall be separated by a tangent of at least 100 feet in length.
[3]
Curve-tangent relationships shall follow accepted
engineering guidelines for safety and efficiency.
(c)
Super-elevation. Arterial and collector streets
shall be super-elevated in compliance with accepted engineering standards
when a curve radius of less than 600 feet is used.
(d)
Approaches to intersections. Approaches to intersections
shall follow a straight course for a minimum of 50 feet for local
streets. All other streets shall follow a straight course for a minimum
of 100 feet.
(3)
Vertical curvature. Vertical curves shall be used
at changes in grade of more than 1%, in compliance with the following
requirements:
(4)
Street grades. All streets shall be graded as shown
on the street profile and cross-section plans submitted and approved
with the preliminary plan for the subdivision or land development.
Street grades shall comply with the following:
(a)
Minimum grade for all streets shall be 1%.
(c)
Street grades in excess of 5% shall be avoided
wherever possible.
(d)
Street grades shall be measured along the center
line.
(e)
Curve-grade combinations shall follow accepted
engineering guidelines for safety and efficiency. For example, minimum
radius horizontal curves will not be permitted in combination with
maximum grades.
(f)
At all approaches to intersections, street grades
shall not exceed 3% for a minimum distance of 50 feet from intersecting
curb or shoulder lines.
H.
Access management along major streets.
[Added 11-4-1998 by Ord. No. 197]
(1)
This Subsection H applies to subdivisions and land developments that will have motor vehicle access onto major streets. For the purposes of this Subsection H, "major streets" shall be the following:
(a)
Ridge Pike.
(b)
Swamp Pike.
(c)
Lewis Road.
(d)
Township Line Road.
[Amended 5-1-2001 by Ord. No. 226]
(e)
Linfield-Trappe Road/Main Street (in Linfield)
south of Lewis Road.
(f)
Tenth Avenue.
[Added 5-1-2001 by Ord. No. 226]
(g)
Buckwalter Road.
[Added 5-1-2001 by Ord. No. 226]
(h)
Lightcap Road and any future extension of Lightcap
Road.
[Added 5-1-2001 by Ord. No. 226]
(i)
Evergreen Road.
[Added 5-1-2001 by Ord. No. 226]
(2)
This Subsection H is to be administered by the Board of Supervisors, after considering any recommendations provided by the Pennsylvania Department of Transportation, the Town Engineer, the Planning Commission and any professional traffic studies.
(3)
This Subsection H shall not apply where a different access system is specifically required along a state road, in writing, by the Pennsylvania Department of Transportation and there is evidence that regulation on the matter by Limerick Township is specifically preempted.
(4)
The number of driveway access points entering and
exiting existing major roads shall be held to an absolute minimum,
as determined by the Board of Supervisors, on each lot and each tract
of land. The distances between the center lines of the entrances of
subdivisions and land developments and any existing street intersections
shall be maximized.
(5)
Each lot shall provide for fully coordinated traffic
access with adjacent lots zoned for compatible development, in a manner
that minimizes the number of access points onto major roads and minimizes
the need for customers to enter and exit arterial streets when visiting
more than one use. To the maximum extent feasible, as determined by
the Board of Supervisors, each commercial lot shall include a driveway
connection with adjacent commercial lots. An access easement shall
be provided for traffic from the adjacent use to cross the lot to
reach a driveway or intersection.
(a)
Where the adjacent property owner will not cooperate
to permit the connection, provisions for the cross-connection may
still be required by the Board of Supervisors in case the adjacent
property is changed in use or expanded in the future.
(b)
This requirement shall not apply where the lots
already share a coordinated interior access system or where the applicant
proves to the satisfaction of the Board of Supervisors that such connection
is not feasible.
(6)
All entrances and exits shall be designed and constructed
by the applicant in accordance with accepted traffic engineering principles,
including appropriate widening, turning lanes, acceleration/deceleration
areas and traffic control devices, in order to minimize interference
with other traffic on the street and provide safe and efficient access
to the site.
(7)
The Board of Supervisors shall require one or more
of the following methods of layout and site design if the Board determines
such method will be reasonable, feasible and necessary to control
increased traffic congestion and improve traffic safety.
(a)
The use of a frontage service road, a new street
within the interior of a subdivision or a street to the rear of lots
to minimize the number of or avoid driveways entering and exiting
onto a major street.
(b)
The placement of traffic access onto a side
street.
(c)
The use of shared driveways among adjacent uses
and lots.
(d)
The restriction of vehicle access involving
left-hand turns from a use onto a major street.
[Amended 12-3-1985 by Ord. No. 672; 4-4-1989 by Ord. No.
109; 5-7-1991 by Ord. No. 130; 12-17-1991 by Ord. No. 141]
A.
Driveways. The requirements for driveways shall be
the standards of PennDOT regarding access to and occupancy of highways
by driveways and local roads (Pennsylvania Code, Title 67, Chapter
441, as amended). (Refer to Township Improvements Construction Manual.)
Driveway access to state highways shall be subject to the permit process
of that department. All driveways shall be subject to the standards,
requirements and processing of this section.
(1)
Location.
(a)
Driveways shall be located so as to provide
reasonable sight distance at intersections with streets.
(b)
Driveways shall be located, designed and constructed
in a manner which will not cause interference to the traveling public,
a hazard to the free movement of normal highway traffic or areas of
traffic congestion.
(d)
Distance from property line. Driveways shall
be located a minimum of five feet from side or rear property lines.
(2)
Number of driveways.
(a)
All residential properties shall be limited
to one curb cut. The following standards shall apply to nonresidential
properties:
[1]
Properties with frontages of 100 feet or less
shall be limited to one curb cut.
[2]
Not more than two curb cuts may be permitted
for any single property, tract or lot, for each street frontage. More
than two curb cuts per frontage may be permitted only when anticipated
traffic volumes warrant more than two and when supported by a traffic
study prepared by a qualified traffic engineer.
(3)
Access to arterial and collector streets.
(a)
No more than five lots may have direct access
to an arterial or collector street. All the road frontage shall be
considered a part of this requirement for lands held in single ownership.
(b)
Driveway access shall be at least 200 feet apart
wherever possible. Driveways shall be located to provide the greatest
possible sight distance in accordance with PennDOT standards.
(4)
Choice of streets. When streets of different classes
are involved, the driveway shall provide access to the street of lesser
classification.
B.
Parking areas.
(1)
Automobile parking facilities shall be provided off street in accordance with requirements of Chapter 184, Zoning, of the Code of the Township of Limerick and this chapter.
(2)
At no time shall angle or perpendicular parking along
the curbs of local, public or private access roads or streets be permitted.
All parking lots and bays allowing any parking other than parallel
shall be physically separated from the cartway by a minimum of seven
feet and confined to barrier curbing.
(3)
No less than 20 feet of open space shall be provided
between the curbline of any parking area and the outside wall of the
dwelling unit in residential areas.
(4)
Parking may be permitted within side and/or rear yards
when the side and/or rear yards abut a district zoned industrial and/or
commercial; however, no parking shall be permitted within five feet
of a side or rear property line unless formal arrangements, satisfactory
to the Township, have been made for the establishment of common parking
facilities.
(5)
In commercial and industrial districts, provisions
for common parking facilities are hereby encouraged in recognition
of their increased flexibility and efficiency. Subject to formal arrangements
between the proposed users of the common parking facilities, satisfactory
to the Township, the Zoning Hearing Board may reduce the aggregate
amount of required parking space upon determination that greater efficiency
is effected by joint use of the common parking area. When common parking
facilities are approved, side and/or rear yard parking requirements
may be waived in order to establish unified and continuous parking
areas. In such cases, access drives and sidewalks shall be so aligned
as to maximize parking efficiency and minimize traffic congestion.
Entrances and exits must have clear site lines and good visibility
so that, both going in and coming out, drivers can see and cars can
be seen.
(6)
Each parking stall shall include a rectangle with a width of 9.5 feet and a length of 18 feet, unless a larger size is required by Subsection B(9) below.
[Amended 11-4-1998 by Ord. No. 197]
(7)
All dead-end parking lots shall be designed to provide
sufficient backup area for the end stalls.
(8)
No less than a five-foot radius of curvature shall
be permitted for all curblines in all parking areas.
(9)
Parking lot dimensions shall be no less than those
listed in the following table:
[Amended 11-4-1998 by Ord. No. 197]
|
Parking Stall
(feet)
|
Aisle Width
(feet)
| ||||
|---|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Depth
|
Width
|
One-Way
|
Two-Way
| |
|
90
|
18
|
9.5
|
25
|
25
| |
|
60
|
21
|
10
|
18
|
20
| |
|
45
|
19
|
10
|
15
|
18
| |
(10)
Pavement markings, curbing and landscaped parking
islands shall be placed within parking areas to force vehicles to
use designated routes. To the maximum extent feasible, the majority
of traffic shall be directed to an outer loop which then filters traffic
to parking aisles, as opposed to directing traffic to the front entrances
of businesses, in order to reduce traffic conflicts with major pedestrian
crossings.
[Added 11-4-1998 by Ord. No. 197]
C.
Parking lot landscaping.
(1)
Parking lots should be effectively landscaped with
trees and shrubs to reduce the visual impact of glare, headlights
and parking lot lights, to delineate driving lanes and to define rows
of parking. Furthermore, parking lots should be adequately shaded
in order to reduce the amount of reflected heat.
(2)
All parking lots with 10 or more stalls shall be landscaped
according to the following regulations:
(a)
One planting island shall be provided for every
10 parking stalls. There shall be no more than 10 contiguous parking
stalls in a row without a planting island.
(b)
The ends of all parking rows shall be divided
from drives by planting islands.
(c)
In residential developments, large parking lots
shall be divided into smaller parking areas of no more than 40 stalls
by planting strips.
(d)
In nonresidential developments, large parking
lots shall be divided into smaller parking areas of no more than 100
stalls by planting strips.
(e)
Planting islands shall be a minimum of nine by 18 feet in area, underlain by soil, not base course material, mounded at no more than a four-to-one slope nor less than a twelve-to-one slope and shall be protected by curbing or bollards. Each planting island shall contain one shade tree plus shrubs and/or ground cover to cover the entire area. (See Figure 1.[1])
[1]
Editor's Note: Figure 1 is included at the end of this chapter.
(f)
All planting strips shall be a minimum of eight feet wide. Strips shall run the length of the parking row (see Figure 1[2]), underlain by soil, mounded at no more than a four-to-one
slope nor less than a twelve-to-one slope and shall be protected by
curbs, wheel stops or bollards. Planting strips shall contain plantings
of street-type shade trees at intervals of 30 to 40 feet, plus shrubs
and ground cover to cover the entire area.
[2]
Editor's Note: Figure 1 is included at the end of this chapter.
(g)
The placement of light standards shall be coordinated
with the landscape design to avoid a conflict with the operation of
light fixtures.
(h)
Plant materials shall comply with the requirements of § 155-27.3 herein. The use of plantings selected from the List of Recommended Plant Material[3] is encouraged.
[3]
Editor's Note: The List of Recommended Plant Material is included at the end of this chapter.
[Added 5-3-2005 by Ord. No. 250[1]]
Sstreetlighting, where required by this section
or otherwise required by the Board of Supervisors or proposed by an
applicant, shall have intensities and uniformities in accordance with
the current recommended practices of the Illuminating Engineering
Society of North America (IESNA) as contained in the IESNA Lighting
Handbook and applicable Recommended Practices, except as may otherwise
be required by the Board of Supervisors. When streetlighting is to
be installed by a Developer to be dedicated to the Township, the Developer
shall be responsible for all costs involved prior to acceptance of
the dedication of such improvements by the Board of Supervisors.
A.
Plan submission. All proposed development plans shall,
at the time of preliminary plan submission, include lighting plans
indicating the proposed placement of all lighting fixtures. Such plans
shall include all necessary information relating to the design, placement
and engineering details of the fixtures as shall be required by the
Supervisors.
B.
Fixture location/placement in residential areas. In
all residential developments, streetlighting fixtures shall be required
at the following locations:
(1)
All entrance roads entering the proposed development
and intersecting any public road.
(2)
All intersections involving proposed public roads
within the proposed development.
(3)
All proposed public roads within the proposed development
with said road having a minimum three-hundred-foot horizontal curve.
In this case, the fixture shall be placed on the apex of the horizontal
curve or as required by the Township Engineer.
(4)
In multifamily unit parking areas, one fixture for
every 10 contiguous parking spaces.
(5)
All cul-de-sac bulb radii.
(6)
All terminal ends of center median islands having
concrete structure curbing, tree and/or other fixed objects not having
a breakaway design for speeds of 25 miles per hour or greater.
(7)
All defined pedestrian crossings located within the
development or along existing roads abutting the development when
said crossings are located in an area other than a lighted intersection.
(8)
All signalized intersections abutting the proposed
development.
(9)
Any new traffic signal installation required by the
development.
C.
Fixture location/placement in nonresidential areas.
In all nonresidential developments, streetlighting fixtures shall
be required at the following locations:
D.
Prohibitions. No streetlight shall be aimed, located,
designed, fitted and maintained in any way which creates a disabling
glare hazard to drivers, pedestrians or neighboring properties. No
street light be located so as to interfere with the function of any
traffic control signal.
[Added 5-3-2005 by Ord. No. 250]
A.
Purpose. The purpose of this section is to require
and set minimum standards for outdoor lighting to:
(1)
Provide for and control lighting in outdoor
public places where safety and security are concerns.
(2)
Protect drivers and pedestrians from the glare
of nonvehicular light sources.
(3)
Protect neighbors and the night sky from nuisance
glare and light trespass from improperly selected or poorly placed,
aimed, applied, maintained or shielded light sources.
(4)
Promote energy-efficient lighting design and
operation.
B.
Applicability. Outdoor lighting shall be required
for safety and personal security in areas of public assembly and traverse,
including but not limited to single-family and multifamily dwelling
unit developments, commercial, industrial, recreational and institutional
uses, as well as sign, billboard, architectural and landscape lighting
applications. The Board of Supervisors may require lighting to be
incorporated for other uses or locations, as it deems necessary. The
glare-control requirements herein shall apply to lighting in all uses,
applications and locations.
C.
FOOTCANDLE
FULL CUTOFF
GLARE
ILLUMINANCE
LIGHT TRESPASS
LUMEN
Definitions. As used in this section, the following
terms shall have the meanings indicated:
Unit of light intensity stated in lumens per square foot
and measurable with an illuminance meter (light meter).
Attribute of a lighting fixture from which no light is emitted
at or above a horizontal plane drawn through the bottom of the fixture
and no more than 10% of the lamp's intensity is emitted at or above
an angle 10° below that horizontal plane, at all lateral angles
around the fixture.
Excessive brightness in the field of view that causes loss
in visual performance or annoyance, to jeopardize health, safety or
welfare.
Quantity of light, measure in footcandles.
Light emitted by a lighting fixture or installation, which
is cast beyond the boundaries of the property on which the lighting
installation is sited.
The light-output rating of a lamp (light bulb), as used in
the context of this section.
D.
Illumination levels. When required by this section
or otherwise by the Board of Supervisors, lighting shall have intensities
and uniformities in accordance with the current recommended practices
of the Illuminating Engineering Society of North America (IESNA) as
contained in the IESNA lighting Handbook and with applicable Recommended
Practices, except as may otherwise be required by the Board of Supervisors.
E.
Fixture design.
(1)
Fixtures shall be of a type and design appropriate
to the lighting application and aesthetically acceptable.
(2)
For the lighting of predominantly horizontal
surfaces such as roadways, vehicular and pedestrian passage areas,
merchandising and storage areas, automotive fuel-dispensing facilities,
automotive sales areas, loading docks, recreation areas, building
entrances, sidewalks, parking areas, etc., fixtures shall be aimed
straight down and shall meet IESNA full-cutoff or cutoff criteria.
(3)
For the lighting of nonhorizontal surfaces such
as signs, billboards, facades, landscaping, displays, flags, etc.,
the use of lighting fixtures that are installed and aimed so as to
project their output into the windows of neighboring residences, adjacent
uses, past the object being illuminated, skyward or onto a public
roadway shall not be permitted.
(4)
Fixtures with an aggregate wattage per-fixture
that does not exceed the output of a standard 60-watt incandescent
lamp, i.e., 1,000 lumens, are exempt from the requirements of this
subsection.
G.
Installation.
(1)
Outdoor lighting fixtures attached to a building
may not exceed the height of the building to which they are attached.
Freestanding lighting fixtures shall not exceed 10 feet in height
for residential uses or 20 feet in height for nonresidential uses.
(2)
Electrical feeds for lighting poles shall be
run underground and not overhead.
(3)
Lighting fixtures shall be maintained so as
to always meet the requirements of this section.
H.
Plan submission. All proposed development plans shall,
at the time of preliminary plan submission, include lighting plans
indicating the proposed placement of all lighting fixtures. Such plans
shall include all necessary information relating to the design, placement
and engineering details of the fixtures as shall be required by the
Supervisors.
A.
Length. In general, all blocks in a subdivision shall
have a minimum length of 500 feet and a maximum length of 1,200 feet
unless special conditions warrant a variance.
B.
Width.
(1)
Whenever practicable, blocks shall be of such width
as to provide two tiers of lots of the minimum size permitted under
the applicable zoning classification, except in the case of lots along
a major thoroughfare where the lots front on an interior street.
(2)
Through lots. Double-frontage lots are to be avoided
and generally will not be permitted except where reversed frontage
is desired away from a major thoroughfare to a street of lesser traffic
volume.
C.
Crosswalks. Crosswalks not less than 10 feet wide
and with concrete paving not less than four feet wide may be required
where necessary to provide access to schools, churches, parks and
commercial areas. They shall be maintained by the abutting property
owners in the same manner as sidewalks on public streets.
D.
Nonresidential blocks. Blocks for commercial and industrial
areas may vary from the elements of design contained in this section
if the nature of the use requires other treatment. In such cases,
off-street parking for employees and customers may be required, along
with safe and convenient limited access to the street system. Space
for off-street loading may also be required with similar access. Space
for the extension of streets, railroad access rights-of-way, and utilities
shall be provided. The amount of parking space shall be as required
by the Zoning Ordinance.[1]
A.
Subdivisions or land developments with existing structures
on land. No subdivision of land will be approved with the property
line extending through any portion of any existing structure.
(1)
If structure(s) is to remain.
(a)
In residential zoning districts of the Township,
the lot size and the lot dimensions of the newly created lot containing
the structure(s) must be in scale with the height and bulk of the
existing structure, even if this requires a lot area and/or dimensions
exceeding the minimum zoning requirement for that district. Structures
proposed on the vacant portions of lands being subdivided shall conform,
to the extent possible, to the height, bulk, building material and
architectural character of the existing structures in the immediate
vicinity, and the subdivision plan shall show building plans in suitable
detail.
(b)
In other zoning districts of the Township (especially
commercial and industrial districts), the subdivision of the land
must provide adequate service and parking facilities, etc., in keeping
with the minimum requirements of the Zoning Ordinance for each lot
and cumulatively for all lots in the subdivision. No subdivision will
be approved in such instances if the servicing and/or parking facilities,
etc., appurtenant to the existing structure are deemed inadequate
or would be considered to become inadequate with the development of
the now-vacant lands. Any new structures contemplated on the newly
subdivided parcels shall be in conformity with the existing structures
in the immediate vicinity, to the extent possible, in regard to height,
bulk, building material and architectural character, and the subdivision
plans shall show building plans in suitable detail.
(c)
Alterations and replacements will be permitted
within the existing structure, but exterior extensions of the building
must conform to the requirements of the Limerick Township Zoning Ordinance,
as amended.
(2)
If existing structure(s) is to be removed. Subdivision
approval will be issued, conditional to the expeditious removal of
existing structures in complete conformity to all other pertinent
Township procedural requirements. The subdivision plans shall furthermore
show in detail the proposed development of each parcel of ground,
and the proposed development shall not provide fewer service and parking
facilities, etc., than now exist. In commercial and industrial areas,
plots of land that have been cleared, as well as the existing vacant
portions of such lands, should be developed in conformity with the
long-range needs of the area to the extent possible, and all developmental
requirements embodied in this chapter and the Zoning Ordinance shall
be adhered to. If roadway realignments and other similar requirements
are deemed necessary in the immediate vicinity of the plot being subdivided,
they shall be corrected as part of the subdivision design to the utmost
of the subdivider's ability.
(3)
If existing structure(s) is to be partly replaced
or is to be added to. Demolition plans and/or construction plans must
be detailed as part of the subdivision plan review, and subsequent
subdivision approval will be conditional upon compliance with said
proposed details. Additions to existing structures shall be in harmony
with existing structures in the immediate vicinity, especially in
respect to height, bulk, building materials and architectural characteristics.
In the case of partial demolition of an existing structure, the remaining
structure must be in keeping with the existing buildings in the immediate
vicinity in relation to type, bulk, building material and architectural
characteristics. Renovation work on the remaining portion of a structure
following partial demolition must be completed promptly and expeditiously.
B.
Lot grading for subdivisions and land developments.
(1)
Blocks and lots. Blocks and lots shall be graded to
secure proper drainage away from buildings and to prevent the collection
of stormwater in pools. Two-percent-minimum slopes away from structures
shall be required.
(2)
Design. All drainage provisions shall be of such design
as to carry surface waters to the nearest practical street, storm
drain or natural watercourse. Where drainage swales are used to deliver
surface waters away from buildings, they shall not be less than 1%
nor more than 4%. The swales shall be sodded or planted as required
and shall be of such shape and size as to conform with specifications
of the Township Engineer.
(3)
Concentration. The concentration of storm drainage
in a swale along the rear or side lot lines is encouraged.
(4)
Construction. The subdivider shall construct and/or
install such drainage structures and/or pipes which are necessary
to prevent erosion damage and to satisfactorily carry off such surface
waters to the nearest practical street, storm drain or natural watercourse.
(5)
Excavation.[2] No excavation shall be made with a cut face steeper in
slope than 1 1/2 horizontal to one vertical (66.6%) except under
one or more of the following conditions:
(a)
The excavation is located so that a line having
a slope of 1 1/2 horizontal to one vertical and passing through
any portion of the cut face will be entirely inside of the property
lines of the property on which the excavation is made.
(b)
The material in which the excavation is made
is sufficiently stable to sustain a slope of steeper than 1 1/2
horizontal to one vertical, and a written statement of a civil engineer,
licensed by the Commonwealth of Pennsylvania and experienced in erosion
control, to that effect is submitted to the Township Engineer and
approved by him. The statement shall state that the site has been
inspected and that the deviation from the slope specified hereinbefore
will not result in injury to persons or damage to property.
(c)
A concrete or stone masonry wall, constructed
according to present or future designs of the Township of Limerick,
is provided to support the face of the excavation.
[2]
Editor's Note: See also Ch. 147, Soil Erosion
and Sediment Control.
(6)
Fill. No fill shall be made which creates any exposed
surface steeper in slope than 1 1/2 horizontal to one vertical
except under one or more of the following conditions:
(a)
The fill is located so that settlement, sliding
or erosion will not result in property damage or create a hazard to
adjoining property, streets, alleys or buildings.
(b)
A written statement from a civil engineer, licensed
by the Commonwealth of Pennsylvania and experienced in erosion control,
certifying that he has inspected the site and that the proposed deviation
from the slope specified above will not endanger any property or result
in property damage is submitted to and approved by the Township Engineer.
(c)
A concrete or stone masonry wall constructed
according to present or future designs of the Township of Limerick
is provided to support the face of the excavation.
(7)
Slopes and fences. The top or bottom edge of slopes
shall be a minimum of three feet from abutting property or right-of-way
lines of streets or alleys in order to permit the normal rounding
of the edge without encroaching on the abutting property.
(8)
Cleanup. All lots must be kept free of any debris
or nuisances whatsoever.
(9)
Multifamily or nonresidential areas. Roof drainage
shall be conveyed by downspouts and other drainage facilities to a
stormwater detention and control structure to minimize the effects
of increased runoff.
(10)
Site grading plan. The Township Engineer may
require a grading plan in conjunction with the plan of a subdivision
or land development in order to ensure compliance with the above standards.
C.
Lot siting, planting and beautification for subdivisions
and land developments. In order to promote the highest environmental
quality possible, the success to which the applicant of a subdivision
or land development plan has preserved existing salient natural features
and land forms intrinsic to the site shall be assessed. Terms of approval
of a plat may depend upon the manner in which the layout or design
of the plan has preserved existing natural features.
(1)
Limit of contract. Where the applicant is offering
for dedication or is required by ordinance to establish a reservation
of open space or to preserve an area of scenic or historic importance,
a limit of contract, which will restrict excavation, earthmoving procedures
and other alterations of the landscape, may be required to ensure
preservation and prevent despoliation of the character of the area
or open space.
(2)
Preservation of existing vegetation. Each mature tree,
tree mass or woodland on the site shall be designated "to remain"
or "to be removed," depending on the following criteria:
[Amended 5-7-1991 by Ord. No. 130]
(a)
All subdivisions and land developments shall
be laid out in such a manner as to preserve the healthy trees and
shrubs on the site. Special consideration shall be given to major
specimen trees.
(b)
A mature tree, tree mass or woodland shall be
considered "to remain" only if it meets all of the following criteria:
[1]
The outermost branches of the tree(s) are at
least five feet from any proposed buildings, structures, paving, parking
or utilities (overhead or underground).
[2]
The outermost branches of the tree(s) are at
least five feet from any proposed changes in grade or drainage, such
as excavations, mounding or impoundments.
[3]
The tree(s) are clear of any proposed sight
triangles and do not, by their location or apparent health, pose any
undue threat to the health, safety and welfare of the community.
(c)
Mature trees, tree masses or woodlands which
do not fit the above criteria shall be designated "to be removed."
(d)
It shall be incumbent on the applicant to prove
that vegetation loss is minimized by showing that no alternative layouts
are possible and that no alternative clearing or grading plan would
reduce the loss of mature trees, tree masses and woodlands.
(3)
Topsoil preservation. No topsoil shall be removed
from the site or used as spoil. Topsoil must be removed from the areas
of construction and stored separately. Upon a completion of the construction,
the topsoil must be uniformly redistributed on the site. All areas
of the site shall be stabilized by seeding or planting on the slopes
of less than 7% and shall be stabilized by sodding on slope of 7%
or more and planted in ground cover on slopes of 20%, provided that
riprap shall be utilized for banks exceeding 25%.
(4)
Protection of existing vegetation. Existing vegetation
intended to remain as part of the landscaping of a subdivision or
land development shall be identified in the field prior to any clearing
and physically protected throughout the construction process. A temporary
physical barrier, such as a snow fence, shall be erected a minimum
of one foot outside the drip line on all sides of individual trees,
tree masses or woodlands prior to major clearing or construction.
The barrier shall be placed to prevent disturbance to or compaction
of soil inside the barrier and shall remain until construction is
complete. The barrier shall be shown on the landscape plan.
[Amended 5-7-1991 by Ord. No. 130[3]]
[3]
Editor's Note: This ordinance also repealed
former Subsection C(5), Buffer planting requirements, and C(6), Preserved
landscaping, which immediately followed this subsection.
[Added 7-17-1990 by Ord. No. 117]
Flag lots, as defined herein, may be permitted
by the Board of Supervisors in the R-1 and R-2 Districts, in accordance
with the following standards and criteria:
A.
Purpose of flag lotting.
(1)
To preserve farmland, woodland, scenic views,
historic sites or other environmental amenities by locating building
lots away from existing roads.
(2)
To permit the reasonable subdivision of land
which is physically constrained by its irregular shape or limited
road frontage.
(3)
To provide an alternative to the construction
of new streets, where the number of lots and the volume of traffic
generated are insufficient to warrant a new street.
(4)
To provide for future road construction at suitable
locations, where future subdivision of interior lots or tracts is
possible.
B.
Design standards.
(1)
In a subdivision of five or more lots, flag
lots may comprise no more than 15% of the total number of lots, rounded
to the nearest whole number.
(2)
A flag lot shall be connected to a public street
by an access strip held in fee simple ownership as part of the flag
lot.
(3)
The access strip shall be a minimum of 25 feet
wide for its entire length, shall not exceed a vertical grade of 10%
and should contain no horizontal turn greater than 45°, where
practical.
(4)
The body of the flag lot shall comply with all
the minimum dimensional requirements of the zoning district in which
it is located. The area of the access strip shall not be counted toward
the minimum lot area requirement.
(5)
Flag lots shall not be used as a means of avoiding
the construction of public roads where warranted.
(6)
No more than one tier of flag lots shall be
permitted on a tract; in other words, a flag lot may not be located
behind another flag lot.
(7)
Flag lots shall not be permitted to access the
turnaround portion of a cul-de-sac.
(8)
Where the body of the flag lot is capable of
being further subdivided, the access strip shall be a minimum of 50
feet wide and suitably located for future use as a road, unless further
subdivision of the tract is prohibited by deed restriction or other
legal instrument. The applicant shall submit a tentative sketch plan
for the entire tract, showing how the use of flag lots is a logical
first step in the subdivision of the tract.
(9)
The length of the access strip shall be kept
to a minimum.
(a)
As a guide, the preferred length is approximately
equal to the depth of one lot which complies with the area requirements
of the zoning district where it is located.
(10)
The access strip shall intersect the public
street at a safe, visible location.
(11)
No more than two access strips may abut each
other. Each pair of abutting access strips must share a common access
point and driveway from the edge of the pavement to a distance of
50 feet beyond the ultimate right-of-way line of the road.
(12)
An access point for a flag lot should be located
at least 100 feet from an access point to a street frontage lot, unless
traffic safety considerations, topography or sensitive environmental
features require another location.
(13)
Access points to flag lots, whether single or
paired, shall be separated by at least 300 feet, measured along the
right-of-way of the public road.
[Amended 2-2-1993 by Ord. No. 151]
Residential subdivisions and land developments,
as well as commercial and industrial developments, shall set aside
land suitable for park, recreation and open space purposes as a condition
precedent to final plan approval, according to the objectives of the
Limerick Township Comprehensive Park, Recreation and Open Space Plan
and the following requirements:
A.
Amount of land to be dedicated; waiver of requirements.
(1)
Amount of land to be dedicated.
(a)
Land shall be dedicated according to the provisions contained in Chapter 184, Zoning, of the Code of the Township of Limerick regarding minimum open space requirements, of which the following may be utilized for parks and/or recreational purposes:
(b)
Should the amount of land required to be utilized
for parks and/or recreation purposes exceed the required land for
dedication regarding minimum open space requirements, the lesser amount
shall apply.
(2)
Nothing herein shall be construed as limiting the
ability of the Board of Supervisors, based upon the recommendation
of the Planning Commission, to waive all or a portion of the open
space requirement for traditional lotting or lot averaging in the
R-1, R-2 and R-3 Zoning Districts.
B.
Location and criteria for dedicated land. Land to
be dedicated shall:
(2)
Upon the recommendation of the Planning Commission and at the discretion of the Board of Supervisors, provide for open space uses as defined in § 184-82B(1) through (6), or a combination thereof, in accordance with furthering the objectives of the Limerick Township Comprehensive Park, Recreation and Open Space Plan.
[Amended 6-17-1997 by Ord. No. 188]
C.
Acceptance and use of dedicated land.
(1)
Any land dedicated to the Township shall be used only
for the purpose of providing park and recreation facilities and for
the preservation of open space and shall be available for use by all
residents of the Township.
(2)
When land is dedicated, acceptance by the Township
shall be by means of a signed resolution to which a property description
of the dedicated area shall be attached. A fee simple warranty deed
conveying the property shall be delivered to the Township with title
free and clear of all liens, encumbrances and conditions, except public
utility easements.
D.
Alternatives to dedication of park or recreational
land. Upon the agreement of both the Township Supervisors and the
applicant, the applicant may pursue the following alternatives:
(1)
The applicant may pay a fee in lieu of dedication of park or recreational land. The amount of the fee shall be established by resolution of the Board of Supervisors and modified from time to time, based on the estimated market value of land meeting the standards of Subsection B hereof with regard to suitability for active recreation.
(2)
Improvements to other recreational sites. The applicant may, through an agreement with the Township, construct recreational facilities on existing or proposed park land that is readily accessible to residents of the proposed development, as defined in Subsection E. The value of such improvements shall be comparable to the fee in lieu of dedication that would otherwise be applied, based on the applicant's estimates, as reviewed by the Township Engineer.
(3)
Private reservation of land. The applicant may reserve land in the amount required under this section. Said land shall meet all the standards of Subsection B above and shall be managed and maintained according to the requirements of Subsection B of § 184-67, Private ownership and maintenance of common elements, of Chapter 184, Zoning.
[Amended 6-17-1997 by Ord. No. 188]
(4)
A combination of land dedication and/or the alternative
approaches listed herein may be pursued, based upon an agreement between
the applicant and the Township Supervisors.
E.
Use of Fees.
[Amended 5-3-2005 by Ord. No. 250]
(1)
Fees in lieu of payments shall be used to expand and
improve existing public parks or to acquire land and develop new recreational
facilities reasonably accessible to all residents of the Township.
If practical, fees received for a particular development shall be
expended on sites or facilities closest in proximity to the residents
of that development.
(2)
A fee authorized by this section shall, upon its receipt
by the Township, be deposited in an interest-bearing account designated
as the "Limerick Township Parks and Recreation Fund." Interest earned
on such account shall become funds on that account shall be expended
only upon the design, construction or acquisition of specific recreation
facilities approved by the Board of Supervisors.
F.
Witness posts. Witness posts shall be used to delineate
the land set aside for park, recreation and open space purposes.
[Added 5-10-2007 by Ord. No. 274]
(1)
The witness post shall be readily visible at a height
of three feet and shall be set at the intersection of all lines forming
angles in the boundary of the park, recreation or open space area
and at each corner and at each five-hundred-foot interval, whichever
is less.
(2)
The applicant shall use witness posts that blend with
the surroundings and pose no safety problems.
(3)
Witness posts shall be placed by a registered professional
land surveyor.
(4)
With the filing of a request for final approval, the
applicant shall provide as part of its financial security the cost
to install the witness posts.
(5)
It shall be unlawful for any person, individual, partnership, corporation or other entity to remove a witness post which has been set and established as herein required. Any person, individual, partnership, corporation or other entity which shall violate the prohibition set forth herein shall be subject to fines and penalties as set forth in § 155-38B.
A.
Reserve strips controlling access to streets, alleys,
subdivisions or adjacent areas are prohibited.
B.
Rights-of-way and/or easements for sanitary utilities,
road construction or maintenance, drainage purposes or public utilities
or for any specific purpose shall be required by the Township Supervisors
as needed, the location and width in each case to be determined by
the Supervisors.
(1)
Building setback lines shall be measured from the
center line of the abutting street or easement to the proposed building.
(2)
Nothing shall be placed, planted, set or put within
the area of an easement. The area shall be kept as a lawn.
(3)
The owner of any lot, upon written request of the
Township and at the owner's sole expense, shall remove anything placed,
planted, set or put, with or without knowledge of this regulation,
within the area of any easement.
(4)
To the fullest extent possible, easements shall be
adjacent to the rear or side lot lines.
C.
Deeds.
(1)
No right-of-way or easement for any purpose whatsoever
shall be recited or described in any deed unless the same has been
shown on the approved plan.
(2)
Any error found in a deed shall be immediately corrected
and rerecorded in the office of the Recorder of Deeds for Montgomery
County at Norristown, Pennsylvania, at the sole expense of the subdivider.
D.
Easements.
(1)
Utility. Easements with a minimum width of 20 feet
shall be provided for common utilities and drainage when provided
in unwanted dedicated land. Nothing shall be placed, planted, set
or put within the area of an easement, but the area shall be maintained
as lawn.
(2)
Identified floodplain areas. Where an identified floodplain
area is located on a site, there shall be provided an easement conforming
substantially to the lines of such floodplain and of such width as
will be adequate to preserve the identified floodplain area.
[Amended 3-15-2016 by Ord. No. 365]
(3)
Dedication. Where stormwater or surface water will
be gathered within the subdivision or land development and discharged
or drained in volume over lands within or beyond he boundaries of
the subdivision or land development, the subdivider, developer or
builder shall reserve or obtain easements over all lands affected.
The easements shall be adequate for such discharge of drainage and
for carrying off such water and for the maintenance, repair and reconstruction
of the same, including the right of passage over by vehicles, machinery
and other equipment for such purposes, and shall be of sufficient
width for such passage and work. The subdivider, developer or builder
shall convey, at no cost, the easements to the Township upon demand.
A.
Bench marks. The Township elevations are based on
the Township sanitary sewer system datum and/or United States Geodetic
Survey Map. Location and elevation is available to all engineers and
surveyors upon application to the Township Engineer's office. All
contours and elevations shown on plans must be based on this system.
B.
Staking requirements. All lots shall be staked by
the registered engineer or surveyor for the subdivider when final
grading has been completed. This stakeout shall be visible and shall
be completed before an owner or occupant moves into the property.
All lot corner markers shall be permanently located and shall be metal
pins at least 5/8 inch in diameter and at least 24 inches in length,
located in the ground to the existing grade. Corner markers shall
be set to a horizontal control of not less than one part in 10,000.
C.
Permanent reference monuments constructed of concrete
or stone shall be set at points determined by the Township Engineer
or a designated person, shall be not less than four inches square
on top and 24 inches in depth and shall be set in the ground at the
existing grade.
All storm drains and drainage facilities, such
as gutters, catch basins, bridges and culverts, shall be installed
and the land graded for adequate drainage as shown on the improvement
construction plan and approved with the preliminary plan.
A.
When required. Storm drains and appurtenances shall
be constructed by the subdivider to take surface water from the bottom
of vertical grades, the grades of which slope on both sides toward
the bottom. To lead water away from springs and to avoid excessive
use of cross gutters at street intersections and elsewhere, all surface
waters shall be enclosed in a storm drain. Open watercourses will
be permitted where they exist naturally and where, in the opinion
of the department or agencies affected, they will not interfere with
public convenience or safety but in fact will provide comparable or
superior drainage capabilities to piped drainage. When submitting
for approval a plan involving the construction of storm drains, the
designer's computations shall be submitted in duplicate to facilitate
the checking of the design. The following tables and charts shall
be used for all computations:
|
Rational Formula for Amount of Runoff
| ||
|
Q = C x i x A
| ||
|
In which:
| ||
|
Q = The runoff from the district in cubic feet
per second.
| ||
|
C = The runoff coefficient.
| ||
|
i = The average intensity of rainfall, in inches
per hour, for a period of maximum rainfall of a given frequency of
occurrence and having a duration equal to the time required for runoff
from the farthest point in the drainage area to the point considered
in the design.
| ||
|
A = The drainage area of the district in acres.
| ||
|
Ratio of Runoff to Rainfall for Various
Surfaces
| ||
|---|---|---|
|
Surface
|
Percentage
| |
|
Roofs and all paved surfaces
|
90%
| |
|
All other surfaces except permanent wooded areas
|
35%
| |
|
Permanent wooded areas
|
20%
| |
|
Velocity
(feet per second)
| ||||
|---|---|---|---|---|
|
Type of Channel*
|
Manning's "n" Valve
|
Maximum
|
Minimum
| |
|
Earth
|
0.035
|
5
|
3.5
| |
|
Rubble lines
|
0.020
|
10
|
3.5
| |
|
Poured concrete
|
0.015
|
15
|
3.5
| |
|
Reinforced concrete pipe
|
0.013
|
15
|
3.5
| |
|
Corrugated metal pipe
|
0.025
|
10
|
3.5
| |
|
* If other types or materials of construction
are proposed to be used and approved, the Township Engineer will furnish,
on request, appropriate "n" values to be used.
|
B.
Location. Wherever practicable, storm drains shall
be located behind the curb and within the right-of-way of the street.
They shall be protected by a cover of at least 18 inches when necessary,
as determined by the Township Engineer or his designee.
C.
Size and grade. Storm drains shall be adequate for
the anticipated runoff when the area is fully developed as permitted
by zoning. They shall have a minimum internal diameter of 12 inches
and a minimum grade of 1/2 of 1% unless otherwise approved by the
Township Engineer. The rainfall frequency shall be 25 years.
D.
Change in direction. Special curved storm drain sections
may be used where abrupt changes are made in alignment in lieu of
constructing manholes if the circumstances so warrant.
E.
Manholes. Manholes shall be constructed at all changes
in horizontal or vertical alignment and shall be spaced not more than
300 feet apart on pipe of 24 inches internal diameter or less and
not more than 500 feet apart where pipes of greater size are installed.
Inlets may be substituted for manholes where they will serve a useful
purpose.
F.
Inlets. Inlet spacing shall be so arranged that 95%
of the gutter flow will be captured. No inlet smaller than the Pennsylvania
Department of Transportation's Type 4 Foot Special inlet shall be
used on streets with grades of 4% or less. The Pennsylvania Department
of Transportation's Type 6 foot special inlets shall be used on streets
with grades of more than 4%. Inlets at street intersections shall
be placed on the tangent and not on the curved portions. The gutter
adjacent to and immediately upgrade from the inlet shall be so warped
as to direct the water into the inlet.
G.
Castings. Manhole and inlet castings, together with
their covers or gratings, shall conform to such Township standards
as may be in effect at the time the design of the sewer is submitted.
H.
Stormwater roof drains. Stormwater roof drains and
pipes shall not discharge water over a sidewalk but shall extend under
the sidewalk to the gutter. Where storm drains are accessible, the
roof drain shall be connected thereto.
I.
Unnatural drainage. Wherever construction stops or
concentrates the natural flow of storm drainage in such a way as to
affect adjoining properties, approval of the owners shall be obtained
in writing and a copy filed with the Township Secretary. Approval
of plans by the Township does not authorize or sanction drainage affecting
adjoining properties.
J.
Design submission.
(1)
All plans showing the proposed storm sewer construction
must be accompanied by a complete design submitted by the registered
engineer or surveyor.
(2)
When subdivisions or land developments are submitted
to the Township for approval in sections, a complete storm sewer design
for the proposed subdivision and land development shall be submitted.
The proposed design must include the entire tract and not just a portion
of it.
(3)
If construction is contemplated for only a section
of a subdivision or land development, the engineer shall show how
he proposes to handle stormwater from this section in order to prevent
damage to adjacent properties. If temporary construction is required,
the engineer shall include the designs for such structures in the
plan submitted.
(4)
In the event that such temporary measures cannot ensure
protection to adjacent properties, then the main outfall line of the
storm sewer shall be included as part of the construction for the
proposed section.
A.
Bridges and culverts shall be designed to meet the
current Pennsylvania Department of Transportation standards to support
expected loads and to carry expected traffic flows. They shall be
constructed to the full width of the right-of-way.
B.
Approval of the Water and Power Resources Board of
the commonwealth or its successor is required when the area drained
upstream of the point under consideration exceeds an area of 1/2 square
mile.
A.
Sewers. Wherever practicable, sanitary sewers shall
be installed and connected to the Township sanitary sewer system.
In areas not presently served by public sanitary sewers, the Township
may require, according to Act No. 537 passed by the General Assembly
of Pennsylvania (1965),[2] in addition to installation of temporary individual on-site
sewage disposal facilities, the installation and capping of sanitary
sewer mains and house connections if studies by the Township Supervisors
indicate that extension of public sanitary sewer trunks or laterals
to serve the property subdivided appears probable or necessary to
protect the public health.
(1)
When a feasibility analysis, conducted by the Township
Engineer, Local Enforcer and District Sanitarian, has ascertained
that sanitary sewers are practicable, then sanitary sewers, with connection
to each building in a subdivision or land development, shall be installed
at the expense of the applicant or subdivider and connected to the
Township sanitary sewer system.
(2)
If outfall sewers are not available in the vicinity
but are considered reasonably necessary in the near future by the
Township or the Pennsylvania Department of Environmental Protection
for the area in question, a system of sewers, together with all necessary
laterals extending from mains to the street right-of-way line, shall
be installed at the expense of the subdivider or applicant. The sewer
lines shall be suitably capped at the limits of the subdivision or
land development, and the laterals shall be capped at the right-of-way
line. The sewer installation shall include the construction within
rights-of-way or easements to bring the sewer to the future connection
with the Township sanitary sewer system.
(3)
If sanitary sewers are not to be installed at the
time of subdivision and development, subdividers shall grant, reserve
and set aside easements in the streets and roads for the installation
and maintenance of sewer lines at such time that the subdivision or
land development shall be a part of the Township sanitary sewer system.
(4)
A sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related
studies have been completed and the construction of facilities adequate
to serve the area containing the subdivision has been programmed for
completion within a reasonable time.
(5)
When capped sewers are provided, on-site disposal
facilities shall also be provided.
(6)
The size, grade, location of manholes and other details
of sanitary sewers shall meet Township Authority specifications.
(7)
Laterals. Lateral connections to each lot shown on
the final plan shall be installed to the right-of-way line of the
street prior to paving. Each building shall have a separate connection
to the Township sanitary sewer system.
(9)
This section shall be applicable to all subdivisions
and land developments, whether utilizing public or private streets,
and, in the case of a subdivision or land development utilizing private
streets, the subdivider or the applicant shall execute a recordable
covenant with the Township and/or Township Authority that, for the
purposes of sewer connections, assessments and rentals, his rights
and liabilities and those of his grantees, heirs, successors and assigns
shall be the same as if his property abutted a public street.
[2]
Editor's Note: See 35 P.S. § 750.1
et seq.
B.
On-lot disposal systems. If public sewage disposal
is not available and the sewage treatment is on a project or individual-lot
basis, such private facilities must be installed by the subdivider,
developer or builder under the direct supervision of the local sewage
enforcement officer ("local officer").
(1)
Necessary tests and inspection. Such officer shall
require percolation tests and other data from the developer to determine
the size and extent of facilities needed. During installation of such
facilities and before final coverage, the local officer shall make
inspections and checks to assure that all requirements and specifications
have been met. He shall be granted free access to the development
area at all times during this period.
(2)
Certificate of approval. After assuring that all requirements
and specifications have been met, the appropriate local officer will
then issue review comments regarding sewage disposal to the Secretary
of the Township as a prerequisite to final plan approval.
(a)
The type of on-site sewage disposal system to
be installed shall be determined on the basis of location, topography,
available area, soil characteristics, permeability and groundwater
elevation. The disposal area to be provided shall be determined by
the results of percolation tests, soil classification, depth of the
water table and such other tests as may be deemed necessary. Proof
of the adequacy of such facilities shall be furnished by the registered
professional engineer or other person whose qualifications are deemed
satisfactory by the Township Supervisors. The reports of such tests
shall be required at each disposal area. one percolation tests per
lot shall be required when the subdivider is dividing ground into
lots and is not building immediately.
(b)
All percolation tests shall conform to the standards
of the Commonwealth of Pennsylvania.
(c)
The usable area for sewage disposal shall be
shown on the preliminary plan for each lot. The usable area shall
be situated beyond the radius of the water supply well and shall conform
to all rules and regulations or future amendments thereto of the Pennsylvania
Department of Environmental Protection and the Township of Limerick.
All water and gas mains and other underground
facilities shall be installed prior to street paving at locations
approved by the Township for the full width of the right-of-way.
A.
Underground utilities. All gas and water mains shall
be installed underground. All electric, telephone and communication
services, both main and service lines, shall be provided by underground
cables installed in accordance with the prevailing standards and practices
of the utility or other companies providing such services, except
where it is demonstrated to the satisfaction of the Township Supervisors
that underground installations herein required are not feasible because
of physical conditions of the land involved. All main underground
cables which are within the right-of-way of a street shall be located
as specified by the Township Supervisors or their designated agent.
B.
In order to promote and facilitate the placement underground
of utility distribution lines, a letter of endorsement shall be required
from the suppliers of utility service (including but not limited to
electrical, telephone or cable television) of the developer's choice,
wherein the applicant acknowledges that underground utilities are
feasible and shall be consummated as part of the improvement plan.
A statement relative to the intent of the developer to provide underground
utility service shall be placed and marked on the final plan requisite
to final approval of such plan.
C.
The provisions in this chapter shall not be construed
as to limit or interfere with the construction, installation, operation
and maintenance of public utility structures or facilities which may
hereafter be located within public easements or rights-of-way designated
for such purposes.
D.
Light standards are to be placed as required by any
such ordinance which refers to or regulates said light standards.
Power sources for such standards shall be placed underground as required.
E.
Along arterial roads and major highways, all new electrical
service shall be placed underground.
[Amended 5-7-1991 by Ord. No. 130]
A.
Street trees shall be required:
(1)
Along all existing streets when they abut or lie within
the proposed subdivision or land development.
(2)
Along all proposed streets.
(3)
Along access driveways which serve five or more residential
dwelling units.
(4)
Along access driveways which serve two or more nonresidential
properties.
(5)
Along major walkways through parking lots and between
nonresidential buildings, as recommended by the Township Planning
Commission.
B.
The street tree requirement may be waived by the Board
of Supervisors where existing vegetation is considered sufficient
or to maintain scenic views of open space, farmland or natural features.
C.
Street trees shall be provided by the subdivider or
developer between the ultimate right-of-way line and the building
setback line and shall meet the following standards:
(1)
Trees shall be planted a minimum distance of five
feet and a maximum distance of 15 feet from the ultimate right-of-way
line. However, in certain cases, as follows, the Board of Supervisors
may permit trees to be planted within the ultimate right-of-way:
(2)
In nonresidential developments, trees shall be located
within a planting bed within the front yard setback, at least 10 feet
in width, planted in grass or ground cover. In areas where wider sidewalks
are desirable or space is limited, tree planting pits may be used.
(3)
Trees shall be located so as not to interfere with
the installation and maintenance of sidewalks and utilities. Trees
shall be planted a minimum distance of three feet from curbs and sidewalks,
15 feet from overhead utilities and six feet from underground utilities.
(4)
Trees shall be planted at a ratio of one tree per
50 linear feet of frontage or fraction thereof. Trees shall be distributed
along the entire frontage of the property, although they need not
be evenly spaced.
(5)
Trees shall comply with the requirements of § 155-27.3 herein. The use of tree species selected from the List of Recommended Plant Materials[1] is encouraged.
[1]
Editor's Note: The List of Recommended Plant Material is included at the end of this chapter.
D.
In addition to landscaping required by other sections
of Township ordinances, within nonagricultural, nonresidential subdivisions
and land developments and multifamily developments, a minimum of one
additional tree shall be planted for each 10,000 square feet of added
impervious coverage.
[Added 11-4-1998 by Ord. No. 197]
E.
Vehicle entrances to new residential developments containing over
10 dwelling units shall provide a minimum ten-foot-wide by one-hundred-foot-long
planted median containing a combination of shade and ornamental trees
at 30 feet on center and hardy groundcover, turf and perennials.
[Added 6-3-2014 by Ord. No. 351]
[Added 5-7-1991 by Ord. No. 130]
A.
All subdivisions and land developments shall be landscaped
with the following two components:
(1)
Property line buffers which act to integrate
new development with its surroundings and to separate incompatible
land uses.
(2)
Site element screens which act to minimize or
eliminate views to certain site elements located within 100 feet of
property lines or road rights-of-way (either public or private).
B.
The following requirements are minimum standards,
and additional plant material, berms or architectural elements may
be included in the plan at the applicant's discretion.
C.
Property line buffer requirements.
(1)
Property line buffers shall be required for the following types of development and as otherwise specified in Chapter 184, Zoning:
(2)
All on-site investigation by the applicant shall
determine the adjacent land uses along each property boundary. In
the case of vacant land, the existing zoning district shall be used.
These existing or zoned uses shall be noted on the plan. In the case
of several permitted uses on a site, the most restrictive requirements
shall apply.
(3)
The amount and type of plant material required
shall be determined by the intensity of the proposed land use and
the adjacent use or zoning district for vacant land, according to
Table 1.[1]
[1]
Editor's Note: Table 1 is included at the end of this chapter.
(4)
Buffer area location and dimensions.
(a)
A buffer area of not less than 25 feet shall be established along all property lines, unless otherwise specified in Chapter 184, Zoning.
[Amended 11-4-1998 by Ord. No. 197]
(b)
The buffer area may be included within the front,
side or rear yard setback.
(c)
The buffer area shall be a continuous previous
planting bed consisting of trees and shrubs and grass or ground cover.
(d)
Parking is not permitted in the buffer area.
(e)
Site element screens are permitted within the
buffer area.
(f)
Stormwater basins are permitted within the buffer
area.
(5)
Plant material quantities and types. For every 100 linear feet
of property line to be buffered, the following minimum quantities
and types of plant material shall be required:
[Amended 6-3-2014 by Ord. No. 351]
(a)
Low intensity: one canopy tree; two ornamental trees. (In the
low-intensity buffer, one evergreen tree may be substituted for one
of the required ornamental trees, at the applicant's discretion).
(b)
Medium intensity: one canopy tree; two ornamental trees; two
evergreen trees; and a combination of 15 shrubs or 500 square feet
of perennial plantings/ornamental grasses. One shrub may be substituted
for every 33 square feet of perennials/grasses and vice versa.
(c)
High intensity: an average of one evergreen tree shall be placed
for each eight feet of length of the area being buffered, with the
trees being staggered so that the center of each tree is at least
12 feet diagonally away from each other tree to provide room for future
growth. In addition, two ornamental trees and one canopy tree are
required. Fifteen shrubs or 750 square feet of perennial plantings/ornamental
grasses shall be provided for every 100 feet of property line length
to be buffered. One shrub may be substituted for every 50 square feet
of perennials/grasses and vice versa.
[1]
Such landscaping shall be combined with an earth
berm with an average minimum height of five feet and maximum side
slopes of 2.5:1.
[2]
The majority of landscaping shall be placed on
the outside slope of the berm. Landscaping may be placed on the top
of the berm if there will be proper moisture at the top of the berm.
Any other required landscaping shall be placed between the berm and
the adjacent street or lot line.
(d)
For buffers containing 10 or more plants in a single category
of canopy tree, ornamental tree, evergreen tree, shrub and perennial/ornamental
grasses, no one species shall comprise more than 40% of the species
in that category.
(6)
Design criteria.
(a)
The required plant material shall be distributed
over the entire length and width of the buffer area.
(b)
Buffer plant material may be arranged symmetrically
(formal) or asymmetrically (informal) and may be grouped to form plant
clusters. However, informal groupings which reflect the natural character
of the region are encouraged.
(c)
Plants shall be spaced to provide optimum growing
conditions.
(d)
A variety of tree species is required according
to the following:
|
Number of Trees
|
Minimum Number of Tree Species
|
Maximum Percent of Any One Species
| |
|---|---|---|---|
|
0 to 5
|
1
|
100
| |
|
6 to 15
|
2
|
50
| |
|
16 to 30
|
3
|
40
| |
|
31 to 50
|
4
|
30
| |
|
51 plus
|
6
|
20
|
(7)
Existing healthy trees, shrubs or woodlands
may be substituted for part or all of the required plant material
at the discretion of the Board of Supervisors. The minimum quantities
and/or visual effect of the existing vegetation shall be equal to
or exceed that of the required buffer.
(8)
Existing topographic conditions such as embankments
or berms may be substituted for parts or all of the required property
line buffers at the discretion of the Board of Supervisors. The minimum
visual effect shall be equal to or exceed that of the required buffer
or screen.
(9)
Where screening is required to be provided by
more than one section of the Township ordinances, and such provisions
differ, then the requirements that are the most extensive shall apply.
[Added 11-4-1998 by Ord. No. 197]
D.
Site element screens.
(1)
Site element screens shall be required in all
proposed land developments around the site elements, when these are
located partially or fully within 100 feet of the property line or
existing road right-of-way.
(a)
Parking lots.
(b)
Dumpsters, trash disposal or recycling areas.
(c)
Service or loading docks.
(d)
Outdoor storage or sales yard.
(e)
Vehicle storage or sales area.
(f)
Single-family attached rear yards.
(g)
Multifamily rear yards.
(h)
Active recreation facilities.
(i)
Detention basins.
(j)
Sewage treatment plants and pump stations.
(2)
An on-site investigation by the applicant shall
determine the adjacent land uses along each property boundary. In
the case of vacant land, the existing zoning district shall be used.
These existing or zoned uses shall be noted on the plan. In the case
of several permitted uses on a site, the most restrictive requirements
shall apply.
(3)
The type of site element screen shall be determined
by the site element and the adjacent land use or zoning district for
vacant land, according to Table 2.[2]
[2]
Editor's Note: Table 2 is included at the end of this chapter.
(4)
Site elements not included in the above list,
but with similar visual impact, shall be screened according to the
requirements for the most similar elements as determined by the Township.
(5)
Screen location. The site element screen shall
be placed between the site element and the property line and shall
be designed to block views to the maximum extent possible. The screen
shall be located as close as possible to the site element and shall
surround the element without impeding function or encroaching on sight
triangles.
(6)
Screen types and design criteria. The following
types of screens shall be used where specified in Table 2:[3]
[Amended 11-4-1998 by Ord. No. 197; 6-3-2014 by Ord. No. 351]
(a)
Screen Type No. 1: Evergreen or deciduous shrubs. Shrubs shall
be placed three feet on center in a minimum five-foot-wide bed surrounding
the site element and arranged to provide a continuous hedge-like screen
up to a minimum height of 3 1/2 feet at maturity. Shrubs may
be clipped to form a hedge or left in natural habit.
(b)
Screen Type No. 2: An average of one evergreen tree shall be
placed for each eight feet of length of the area being buffered, with
the trees being staggered so that the center of each tree is at least
12 feet diagonally away from each other tree to provide room for future
growth. In addition, two ornamental trees and one canopy tree is required.
Fifteen shrubs or 750 square feet of perennial plantings/ornamental
grasses shall be provided for every 100 feet of property line length
to be buffered. One shrub may be substituted for every 50 square feet
of perennials/grasses and vice versa.
[1]
Such landscaping shall be combined with an earth
berm with an average minimum height of five feet and maximum side
slopes of 2:5:1.
[2]
The majority of landscaping shall be placed on
the outside slope of the berm. Landscaping may be placed on the top
of the berm if there will be proper moisture at the top of the berm.
Any other required landscaping shall be placed between the berm and
the adjacent street or lot line.
(c)
Screen Type No. 3: Opaque fence. A six-foot opaque fence surrounding
the site element on at least three sides shall be provided.
(d)
Screen Type No. 4: Opaque fence with ornamental trees and shrubs.
A six-foot opaque fence surrounding site element on at least three
sides with additional plantings at the minimum rate of three shrubs
and two ornamental trees or large shrubs for each 10 linear feet of
proposed fence, arranged formally or informally next to fence, shall
be provided.
(e)
Screen Type No. 5: Architectural extension of the building.
An eight-foot minimum-height architectural extension of the building
(such as a wing wall), opaque fence or combination thereof shall enclose
the service or loading dock. The extension and/or opaque fence shall
be consistent in building materials and style with main building.
(f)
Screen Type No. 6: Berm with ornamental trees. A two- to three-foot-height
continuous curvilinear berm with ornamental trees at the rate of one
tree for every 20 feet clustered or arranged informally shall be provided.
The maximum slope is three to one.
(g)
Screen Type No. 7: A two- to three-foot-height continuous curvilinear
berm with grass alone shall be provided. The maximum slope is three
to one.
(h)
Screen Type No. 8: Evergreen hedge. An evergreen hedge (such
as arborvitae, juniperus virginiana, etc.) with a minimum height at
planting of six feet, three feet on center maximum, shall be provided.
(i)
Screen Type No. 9: Low wall. A wall of brick or stone (not cement
blocks), at least 50% opaque, no less than three and no more than
four feet in height, shall be provided.
(j)
Screen Type No. 10: One canopy tree; two ornamental trees for
every 100 feet of property line length being buffered. In Screen Type
No. 10, one evergreen tree may be substituted for one of the required
ornamental trees, at the applicant's discretion.
(k)
Screen Type No. 11: One canopy tree; two ornamental trees; two
evergreen trees; 15 shrubs or 500 square feet of perennials/ornamental
grasses for every 100 feet of site element length being buffered.
One shrub may be substituted for every 33 square feet of perennials/grasses
and vice versa.
[3]
Editor's Note: Table 2 is included at the end of this chapter.
(7)
Existing healthy trees, shrubs or woodlands may be substituted
for part or all of the required plant material at the discretion of
the Board of Supervisors. The minimum quantities and/or visual effect
of the existing vegetation shall be equal to or exceed that of the
required buffer.
(8)
Existing topographic conditions, such as embankments or berms,
may be substituted for part or all of the required property line buffers
at the discretion of the Board of Supervisors. The minimum visual
effect shall be equal to or exceed that of the required buffer or
screen.
(9)
The applicant may propose the use of alternative screen types
or changes in plant materials or designs which fulfill the intent
of this chapter, with the approval of the Board of Supervisors.
(11)
For screens containing 10 or more plants in a single category
of canopy tree, ornamental tree, evergreen tree, shrub and perennial/ornamental
grasses, no one species shall comprise more than 40% of the species
in that category. This requirement does not apply to Screen Type No.
8.
[Added 5-7-1991 by Ord. No. 130]
In order to minimize erosion and runoff problems,
reduce maintenance and reduce the visual impact of stormwater basins
and associated facilities, landscaping shall be required in and around
all stormwater management facilities with a minimum surface area of
1,000 square feet. The Township may recommend that basins may be naturalized
or maintained as described below. The use of plantings selected from
the List of Recommended Plant Materials[1] is encouraged.
A.
Naturalized basins.
(1)
Basin floors. Basin floors shall be planted
with wildflowers and nonaggressive grasses, the intent being to create
a mixed meadow of such plantings, where appropriate. Selection of
plantings should be based on whether the area in question is usually
well drained or permanently wet. (See the List of Recommended Plant
Materials.[2])
[2]
Editor's Note: The List of Recommended Plant Material is included at the end of this chapter.
(2)
Wet edges. Wet edges which remain wet all or
most of the year shall be planted with wildflowers and grasses tolerant
of wet conditions. Plants to be located on rims or banks which remain
dry most of the year should be planted with species tolerant of dry
soil conditions.
(4)
Slopes.
(a)
Where slopes are 30% or less, a mixture of wildflowers
and/or grasses or ground covers shall be planted.
(b)
No woody plant materials or trees shall be located
on that portion of a berm acting as the impoundment structure of a
detention/retention basin. Trees shall be located on the downstream
side of the berm a sufficient distance from the toe of the slope to
assure that the toe of the slope is outside the drip line of the mature
species planted.
B.
Maintained basins.
(1)
Basin floors and slopes. Basin floors and slopes
shall be planted with lawn grass and maintained as a lawn with a height
of not more than six inches.
(2)
Wet areas. Low areas subject to prolonged wet
conditions, such as low flow channels or areas with poor drainage,
shall be stabilized to allow mowing and prevent erosion. Such stabilization
may include geotextile fabrics or other porous materials such as grass
pavers or PVC stabilizers.
(3)
Drainage structures in residential districts.
Embankments surrounding drainage structures, such as head or end walls,
are encouraged to be planted with shrubs or ornamental trees along
the top of the structure.
[1]
Editor's Note: The List of Recommended Plant Material is included at the end of this chapter.
[Added 5-7-1991 by Ord. No. 130]
The following standards shall apply to all landscaping
materials required under this chapter:
A.
General requirements.
(1)
The location, dimensions and spacing of required
plantings should be adequate for their proper growth and maintenance,
taking into account the sizes of such plantings at maturity and their
present and future environmental requirements, such as wind, soil,
moisture and sunlight.
(2)
Plantings should be selected and located where
they will not contribute to conditions hazardous to public safety.
Such locations include but are not limited to public street rights-of-way,
underground and aboveground utilities and sight triangle areas required
for unobstructed views at street intersections.
B.
Plant specifications.
(1)
All plants shall meet the minimum standards
for health, form and root condition as outlined in the American Association
of Nurserymen (AAN) standards.
(2)
All plant material shall be hardy within the
United States Department of Agriculture (USDA) Hardiness Zone 6, applicable
to Limerick Township.
(3)
Canopy trees shall reach a minimum height and
spread of 30 feet at maturity as determined by the AAN standards and
shall be deciduous. New trees shall have a minimum caliper of 2 1/2
inches at planting.
(4)
Ornamental trees or large shrubs shall reach
a typical minimum height of 10 feet at maturity based on AAN standards.
Trees and shrubs may be deciduous or evergreen and shall have a distinctive
ornamental character such as showy flowers, fruit, habit, foliage
or bark. New ornamental trees shall have a minimum height of six feet
or a one-and-one-half-inch caliper. New large shrubs shall have a
minimum size of 2 1/2 to three feet at time of planting.
(5)
Small shrubs may be evergreen or deciduous and
shall have a minimum height at maturity of four feet based on AAN
standards for that species. New shrubs shall have a minimum size of
18 inches at time of planting.
(6)
Evergreen trees shall reach a typical minimum
height of 20 feet at maturity based on AAN standards for that species
and shall remain evergreen throughout the year. New evergreens shall
have a minimum height at planting of six feet.
(7)
Plant species listed in the List of Recommended
Plant Species at the end of this chapter shall be permitted to be
used to meet the requirements of this chapter.
[Added 11-4-1998 by Ord. No. 197]
(a)
Other plant species may be permitted by the
Township to be used to meet Township requirements if the applicant
provides written information that describes the suitability of such
species, considering local conditions. The applicant shall note in
writing which proposed species are not listed in the List of Recommended
Plant Species.
(b)
This chapter does not regulate plant species
for landscaping that is not required by this chapter and which is
not within the public right-of-way.
C.
Maintenance.
(1)
Required plant material shall be maintained
for the life of the project to achieve the required visual effect
of the buffer or screen. It shall be the ultimate responsibility of
successive property owners to ensure that the required plantings are
properly maintained. Dead or diseased plant material shall be removed
promptly by the property owner and replaced at the next growing season.
(2)
Safety. All sight triangles shall remain clear,
and any plant which could endanger safety such as material unstable
limbs shall be removed and the plant material replaced. It shall be
the responsibility of the property owner to ensure all plantings and
architectural elements are maintained to provide a safe environment.
(3)
Maintenance guidelines for the plantings are
encouraged to be published by the planting plan designer, to be used
by grounds maintenance personnel to ensure the design's visual buffering
and screening concepts are continued.
D.
Landscape bond.
(1)
Any tree or shrub which dies within 18 months
of planting shall be replaced. Any tree or shrub which, within 18
months of planting or replanting, is deemed, in the opinion of the
Township, not to have survived or to have grown in a manner uncharacteristic
of its type shall be replaced. Substitutions for certain species of
plants may be made only when approved by the Township.
(2)
The developer or landowner shall deposit with
the Township a sum of money equal to the amount necessary to cover
the cost of purchasing, planting, maintaining and replacing all vegetative
materials for a period of 18 months.
(3)
This condition may be satisfied through a land
development agreement with sufficient and appropriate financial guaranties.
[Added 12-21-2010 by Ord. No. 319]
A.
It is the intent of this section to provide that properties that
are zoned and developed under the R-3, O/LI, R-5 Zoning Districts
and are within the boundaries of the Lewis Road Conditional Use District
and between Linfield-Trappe Road and Country Club Road and front on
Lewis Road shall be subject to the following streetscape design standards
as a part of the land development process.
(1)
Sidewalk requirements. The following design standards shall apply to construction or modification of streetscape elements, including curbs, plantings, sidewalks, paving, lighting; and similar aspects and as further specified in §§ 153-7 through 153-18, Sidewalks and Curbs;[1] § 155-15, Streets, § 155-17, Streetlighting, and § 155-27, Street trees and other landscaping, except where noted as superseded.
(a)
Location of sidewalks. Sidewalks shall be installed along both
sides of Lewis Road. Land development applicants shall only install
sidewalks within their property lines.
(b)
Design of sidewalks. Sidewalks shall be at least five feet wide
and constructed of concrete that shall have a compression strength
of 4,000 PSI and minimum four inches of thickness.
(c)
Curbs. Curbs shall be required at the edges of the Lewis Road
cartway as specified in Table 3, Highway Functional Classifications,[2] and Standards of § 155-15, Streets. Further, curbing and shoulders shall be constructed according to requirements of the Pennsylvania Department of Transportation and the Township Improvements Construction Manual.
[2]
Editor's Note: Table 3 is included at the end of this chapter.
(d)
Pedestrian crosswalks. Pedestrian crosswalks shall be marked
with a textured paving treatment where sidewalks cross driveways.
Design, textures and colors as approved by the Township.
(e)
Planting strips. A planting area that is at least four feet
wide shall be required between the curb and the sidewalk along Lewis
Road. The area shall be planted with turf, or other hardy plant material
ground cover as approved by the Township.
(f)
Street trees. Street trees shall be planted in accordance with § 155-27 using the list of shade or canopy trees suitable for street trees or parking lots in 155 Attachment 3[3] except that trees shall be planted at a ratio of one tree per 40 linear feet of frontage or fraction thereof. Trees shall be planted in the planting strip as defined above or in other areas along the street as approved by the Township. This requirement shall supersede § 153-13[4] prohibiting planting of trees between the curb and sidewalk.
Street trees may be planted at regular intervals or clusters as approved
by the Township.
[3]
Editor's Note: The attachment is included at the end of this chapter.
[4]
Editor's Note: The text of § 153-13 is set forth in a note to this subsection as adopted by Ord. No. 319, as follows: "It shall hereafter be unlawful to plant and maintain any trees between the curb and corresponding sidewalk. This shall not apply to any trees presently so growing. All new trees shall be planted on the residence side of the sidewalk at a distance which will not interfere with the sidewalk at any time in the future."
(2)
Pedestrian level lighting. Pedestrian lighting shall be installed
at regular intervals along sidewalks and shall conform to the following
standards.
(a)
Illumination Level. The average footcandle level of sidewalks
shall be 0.5.
(b)
The maximum height of a light fixture shall be 14 feet zero
inches.
(c)
The lighting fixture shall be "The Washington Steel Post and
Borough Luminaire" manufactured by Spring City Electrical Manufacturing
Co. or approved equal by the Township.
(3)
Streetscape site amenities. Additional amenities and design
elements shall be added to the streetscape. These amenities shall
be located outside of the legal right-of-way. These include but are
not limited to the following:
(a)
Benches (one per lot or one per 200 linear feet of lot frontage)
as per the approved Township standard as approved by the Board of
Supervisors.
(b)
Low (thirty-six-inch height maximum) picket fences, natural
stone walls, and evergreen or deciduous hedges.
(c)
Planted areas of flowering perennials that provide four seasons
of interest and color.
[Added 6-3-2014 by Ord. No. 351]
A.
The purpose of this section is to:
(2)
Promote high-quality development by utilizing appropriate building
materials to create highly articulated architecture with a fully integrated
streetscape.
(3)
Provide for safe convenient, direct pedestrian access to buildings
and to and from public sidewalks, bus stops, crosswalks, pedestrian/bicycle
paths and between various buildings in the district.
(4)
Promote the use of alternative modes of transportation such
as bicycle and pedestrian paths and bus transit and provide and maintain
high-quality bus stop waiting areas.
(5)
Provide a pedestrian-friendly character and atmosphere throughout
the district with public gardens, courtyards, plazas, pedestrian/bicycle
paths, street trees, seating areas, coordinated street furnishings,
ornamental lighting and pedestrianscale signage and wayfinding.
B.
Applicability.
(1)
The building and streetscape design standards shall apply to
any land development application for all lots located along Ridge
Pike except for lots located in the VC Village Commercial District.
The building and streetscape design standards shall also apply to
any lot located in the MS Main Street Zoning District.
(2)
Chain architecture. If a proposed use has standard architectural
styles, materials and motifs, the proposed architecture shall be subject
to the architectural design standards.
C.
Compliance.
(1)
A design manual shall be submitted to demonstrate how the development
will comply with the design standards in conjunction with any land
development. The design manual shall include the following items:
(a)
Site plan, drawn to scale, showing the plan elements as contained
within this section;
(b)
Photographs of existing buildings that illustrate the design
intent of the proposal; or building elevations drawn to scale; or
photorealistic illustrations depicting proposed scale, proportions,
design elements, materials and color;
(c)
Colored rendering of the plan(s);
(d)
Landscape plan;
(e)
Current photographs of site.
(2)
Once these preliminary styles are reviewed by the Board of Supervisors,
and the Township provides the applicant with verbal and/or written
comments, additional and more detailed architectural renderings, prepared
by a registered architect, shall be submitted for all proposed buildings,
together with a list and samples of types of exterior building materials
that will be visible from any public street near or adjacent to the
site. Similarly, a rendered landscape plan, prepared by a registered
landscape architect shall also be submitted for review.
D.
Site design standards.
(1)
Overall site coordination. Each site shall be designed as a
unified development, with a coordinated site design and landscape
plan with coordinated signage, way finding, lighting, site amenities,
paving and other similar site features that create a high-quality
environment.
(2)
Location of parking. Each site shall be designed to minimize
the negative impact and appearance of the parking lots. The amount
of parking shall be minimized between the building(s) and the street.
Parking shall be concentrated to the side and rear of the building(s)
and behind the front yard setback line whenever possible.
(3)
Vehicle access. In order to facilitate efficient internal traffic
circulation and minimize road traffic for short trips, all parking
areas shall connect directly to parking areas on adjacent lots. If
a connection is not possible at the time of land development, site
design provisions shall be made for a future connection to adjacent
properties. Permanent cross-access easements between properties should
be enacted whenever possible. Shared or common driveways shall be
designed whenever feasible.
(a)
If a lot is developed or redeveloped, any new vehicular access
point shall be located along a side lot line in order to create a
shared driveway with the adjacent lot, whenever feasible.
(4)
Pedestrian circulation. A safe and direct pedestrian access
shall be provided from all sidewalks to the building entrances and
exits.
E.
Buildings and streetscape design standards. Treatment between any
building and the street edge shall utilize the following design standards:
(1)
Building orientation and access: Buildings shall be designed
with windows, public access points and signage facing streets, sidewalks
and pedestrian ways.
(2)
Building orientation and access: Grade-level exterior doors
that swing onto a public walkway that is less than six feet wide shall
be set into the building to avoid conflicts with pedestrians. Doors
swinging out that project into a public walkway shall include a barrier
to prohibit doors from swinging into pedestrians.
F.
Primary building entrance.
(1)
A primary pedestrian building entrance shall be located on one
or more primary front facades facing the street and pedestrian way,
rather than the rear or sides of the building, and shall be well articulated
and visible from the street as described herein. Secondary access
points may be located along other facades.
(a)
In multiuse buildings, each building use and street floor tenant
space shall have at least one functional entrance directly visible
and accessible from the street. Where tenant entrances are via common
lobbies, lobby entrances shall create architectural emphasis through
design features such as changes in plane, step backs, fenestration
patterns, balconies, towers, bays, or similar features.
(2)
If the primarily building entrance is not located along the
primary front facade then the applicant must demonstrate that the
primary building entrance may not feasibly be located along the primary
front facade, and the primary building entrance shall be located to
the side of the building in accordance with the following:
(a)
Buildings with the primary building entrance on the side shall
be visually emphasized to make the entry visible from adjacent and
nearby public roadways. Architectural emphasis shall be achieved through
design features such as changes in plane, step backs, fenestration
patterns, balconies, towers, building entries, bays, or similar features.
(b)
Buildings with the main entry on the side shall be accessible
by a public walkway connecting the sidewalk along the site's street
frontage to the parking areas.
G.
Building architectural design standards. The architectural design
standards are incorporated into the MS Main Street District to ensure
that the size, proportions and design of new or substantially improved
buildings create a pedestrian-friendly environment, that is highly
articulated as described herein. The visual mass of all buildings
shall be deemphasized through the use of architectural elements including
form, architectural features and materials, in order to reduce their
apparent bulk and volume, to enhance visual quality and contribute
to human scale development in accordance with the following:
(1)
All structures proposed under the same application or development
application shall consist of a unified and coordinated architectural
theme.
(2)
Exterior building materials. The predominant material of all
facades facing public streets shall be brick, stone native to the
region, highly textured masonry block, curtain wall, metal panel systems
with concealed fasteners, glazed panels, cement-board siding or wood.
Stucco or dryvit may be utilized, provided that it is no more than
20% of non-window facades at the street floor level and no more than
50% of the non-window facades above the street floor level.
(a)
All sides of a building shall be architecturally designed to
be consistent with regard to style, materials, colors and details.
The architectural treatment of the front facade shall be continuous
in its major features around all visibly exposed sides of a building
with the exception of parking structures or that portion of a building
containing a parking structure. Blank wall or service area treatment
of side and/or rear elevations visible from public view shall be prohibited.
(b)
If approved by the Board of Supervisors, simulated brick or
simulated stone may be used as the predominant material of all facades
facing public streets.
(3)
Vertical articulation. Buildings are required to provide articulation
on the exterior of any wall surface in order to provide architectural
interest and variety to the massing of a building and to relieve the
effect of a single, long monotonous wall or roof. Blank facades, without
windows or architectural elements to create interest, are prohibited.
(a)
The massing of any one building wall shall not exceed 50 feet
(horizontal dimension) without a vertical articulation along its entire
height. Vertical articulation may include a vertical change of facade
plane or material. The depth of change in facade plane for vertical
wall articulations shall be a minimum of two feet for every 50 feet
of building facade length. Such articulation may consist of building
wall offsets, recesses and projections such as bays, balconies, canopies,
awnings, pilasters, columns and other similar features.
(b)
Building corners located at the intersections of public streets
shall incorporate the following:
[1]
Building corners shall be chamfered at least 10
feet from the corner setback or a minimum of five feet from both street
frontages. The chamfer shall extend from the ground to the top of
the building. If the chamfers cannot extend above the ground floor
to the top of the building, then the portion of building corners above
the street level story shall be visually emphasized through design
features, such as step backs, fenestration patterns, balconies, towers,
bays or similar features.
(4)
Horizontal articulation. Horizontal articulation of the building
facade, including changes to the horizontal building plane and/or
materials, shall be used to break up the scale of the building facade.
Such horizontal articulation may be provided by roof terraces, setbacks
or other devices. Horizontal articulation shall emphasize the building
base, body and roof/parapet edge.
(a)
Buildings greater than 35 feet in height shall be designed utilizing
a definition of the base, body and roof or parapet edge as the primary
method of defining and relating buildings to one another.
(b)
The base shall generally be considered the first story of the
facade facing a public street, but can vary depending on the overall
building height and range from ground plane to the floor line of the
third floor in buildings of at least four stories in height. The design
of the base should be emphasized through the design, quality and durability
of its materials to create visual interest. The transition from the
base of a building to the body may be expressed either horizontally,
through a shift in the horizontal plane and/or through a change in
building materials.
(c)
The top of a building greater than 35 feet in height shall be
architecturally distinguished by providing a visual termination to
the facade and interest at the skyline by incorporation of a projecting
element such as a cornice, eave or roofline overhang sufficient in
depth to create a shadow line visible from street level. On buildings
taller than four stories in height, the top of the building could
encompass the last floor of a building.
(d)
Any building measuring taller than 50 feet in height shall provide
an expression line on the wall plane, continuing around all sides
of a building above the first or second floor. The expression line
may consist of a projecting element, a minimum four inches in depth,
such as a belt course or cornice as well as a terrace that sets back
the walls of the building above the expression line.
(5)
Roofs.
(a)
All buildings that are three stories or less in height shall
have pitched roofs and/or roofs that appear to be pitched when viewed
from the public right of way that meets the approval of the Board
of Supervisors.
(b)
Rooflines shall be articulated vertically with a change in roofline
every 50 feet.
(c)
Flat roofs may be permitted in buildings over three stories
and due to other instances where flat roofs cannot be avoided, provided
that they include appropriate architectural elements to provide architectural
interest. On buildings with flat roofs, all visibly exposed walls
shall have an articulated cornice that projects a minimum of four
inches horizontally form the vertical building wall. The applicant
is required to present compelling functional and aesthetic reasons
to the Board of Supervisors to demonstrate why a flat roof cannot
be avoided.
(d)
Fixed or retractable awnings are permitted at street floor level
and on upper levels where appropriate, if they complement a building's
architectural features. Metal or internally lit awnings are prohibited.
In buildings with multiple storefronts, or on adjacent buildings,
compatible awnings should be used as a means of unifying the structures.
(e)
All rooftop mechanical equipment, including antennas, shall
be visually and acoustically screened from both the public right-of-way
and adjacent properties. Screening may be accomplished by using parapets,
walls or roof elements. Such screening shall be integral to the architectural
design of the building.
(6)
Proportions of walls to openings.
(a)
A wall to clear window/door ratio of between two to one and
four to one is required. For street floor-level commercial and retail
uses, a wall to clear window ratio between one to one and two to one
is required.
(b)
The maximum length of a blank wall between clear window/door
openings shall be 15 feet.
(c)
Elements such as pent eaves, pediments, or sills and lintels
above and below windows and doors are required.
(7)
Windows.
(a)
Smoked, reflective, tinted or black glass in windows is discouraged,
especially at street level. Glazing shall have a minimum visible transmittance
of 0.75.
(8)
Parking structures. The following shall apply to parking structures
located within 300 feet of Ridge Pike and visible to public view:
(a)
The facade shall contain active uses or be designed to screen
vehicles in the parking garage from view of the street. Screening
shall be compatible with the character of the surrounding buildings
and meet architectural design guidelines of this section.
(b)
If architectural screening cannot be provided, a minimum twenty-five-foot wide Type 2 screen shall be provided in accordance with § 155-27.1D(6)(b).
H.
Requirements for sidewalks.
(1)
Pedestrian crosswalks.
(2)
Streetscape site amenities along Ridge Pike. Additional amenities
and design elements shall be added to the streetscape. These include
but are not limited to the following:
(b)
Fifteen-foot-wide planted areas of flowering perennials, ornamental
grasses, flowering and evergreen shrubs, flowering bulbs that provide
four seasons of interest and color shall be provided along the length
of site's frontage on Ridge Pike exclusive of driveways or utility
rights-of-way. Site element screens required for roads adjacent to
the front yard of a proposed use may be used to partially meet this
requirement.
(c)
Planting areas shall be located adjacent to the roadway. The area between the curb and sidewalk shall be planted either with turf grass and required street trees and site-required element screens, or this area may be combined with the required fifteen-foot planting area of perennials/ornamental grasses as required under Subsection H(2)(b) above.
(d)
Plantings shall be generally 24 to 30 inches or less in mature
height and shall not obstruct sight lines/sight triangles.
(e)
Planting areas may be an integral component of bioswales installed
as a part of the site's stormwater management plan. These planting
beds/areas shall be no less than 15 feet in width or the width of
the bioswale, whichever is greater.
(f)
Sidewalks may meander roughly parallel to Ridge Pike. In no
case shall the sidewalk be located less than five feet from the Ridge
Pike curbline/edge of pavement.
(g)
The installation of site furniture, including benches, trash
receptacles and bike racks, is encouraged by individual property owners.
When installed, site furniture shall be located on the property side
of the sidewalk, parallel to the street/sidewalk. Site furniture shall
have a black finish and be of the SteelsitesTM RB model series manufactured by Victor Stanley or as otherwise approved
by the Township.
(h)
Site furniture shall be permanently installed with footings/concrete
pad or other means acceptable to the Township.
(i)
Bus passenger accommodations. Existing or proposed bus passenger
facilities within or abutting a proposed development shall provide
pedestrian connections between the bus passenger facilities, existing
sidewalks and the proposed development. Adequate paving shall be provided
to accommodate curbside passenger facilities in accordance with the
latest version of the SEPTA Bus Stop Design Guidelines with the following
minimum requirements:
[1]
Curbside passenger accommodations shall comply
with the minimum dimensional standards in accordance with Table 4:
Dimensional Specific Standards, Type 6: Stop with Standard Shelter,
except that an eight-foot-wide multipurpose path shall be provided
outside the passenger waiting area.
[2]
Developments with internal SEPTA bus circulation
or those which propose new or relocated bus stops shall comply with
the standards established in Table 5, Development Review Checklist
for Consideration of SEPTA.
I.
Signs. For any proposed use in the MS Main Street District, signs shall be an integral part of the architectural design for the building(s). Sign materials shall utilize the same, similar or complementary materials as utilized for the buildings and are subject to the review and approval of the Board of Supervisors. Sign dimensions and other standards shall be regulated in accordance with use and with Article XII, Signs, of the Limerick Township Zoning Ordinance[2] except to the extent specifically modified or limited
by the following:
The minimum requirements for improvements shall
be those contained in the Pennsylvania Department of Transportation
Specifications (Form 408), as most lately revised.
[Amended 3-3-1981 by Ord.
No. 67-1; 4-4-1989 by Ord. No. 109; 12-17-1996 by Ord. No. 184; 3-15-2016 by Ord. No. 365]
A.
Those areas defined as identified floodplain areas in the Flood Damage
Prevention Ordinance[1] and as shown as the Floodplain Conservation District of
the Township Zoning Ordinance[2] shall be subject to the requirements and restrictions
contained therein.
(1)
In addition, the following regulations shall apply:
(a)
Compliance. No person, partnership, business or corporation
shall undertake, or cause to be undertaken, any construction, development,
or conduct any activity anywhere within the identified floodplain
area unless a permit has been obtained from the Floodplain Administrator
per the Flood Damage Prevention Ordinance.[3]
B.
Any natural watercourses not governed by Subsection A above shall be governed by the following:
(1)
All continuously flowing watercourses (as indicated on the United
States Geological Survey 7.5 Minimum Quadrangles) shall be maintained
in their natural state, except that removal of debris and correction
of severe erosion shall be required.
(2)
Intermittent watercourses.
(a)
Intermittent watercourses shall be maintained essentially at
their existing alignments and gradients, except that they may be improved
by minor regarding and shall either be planted in grass or provided
with erosion-preventive improvements such as riprap. Paving of such
watercourses shall not be allowed, nor shall piping, except under
roads, driveways and walkways.
(b)
Intermittent watercourses often are significant elements at
the headwaters of larger streams and are usually small in size. Therefore,
developers should be encouraged to design and build around and with
respect for these drainageways, and the Supervisors may allow rechanneling
of these drainageways only when serious considerations so warrant
or when the site drainage will be improved by such proposed alignment
changes.
C.
(Reserved)
D.
(Reserved)
E.
(Reserved)
F.
(Reserved)
G.
(Reserved)
H.
Definitions. As used in this section, the following terms shall have
the meanings indicated:
(1)
FEMA AND FIA — The Federal Emergency Management Agency and
the Federal Insurance Administration who have jurisdiction over the
National Flood Insurance Program and its related studies and regulations.
FEMA is the parent agency of the FIA.
(2)
FLOOD INSURANCE RATE MAP (FIRM) — The official map on which
the Federal Emergency Management Agency has delineated both the areas
of special flood hazards and the risk premium zones applicable to
the community.
(3)
FLOOD INSURANCE STUDY (FIS) — The official report provided
by the Federal Emergency Management Agency that includes flood profiles,
the Flood Insurance Rate Map, the Flood Boundary and Floodway Map,
and the water surface elevation of the base flood.
(4)
FLOODPLAIN — The identified floodplain area as determined by
the Floodplain Administrator.
(5)
FLOODPLAIN ADMINISTRATOR — The appointed Limerick Township
Official designated to administer and enforce the Limerick Township's
Flood Damage Prevention Ordinance.
(6)
FLOODPLAIN CONSERVATION DISTRICT — The identified floodplain
area as shown on the Limerick Township Zoning Map.
(7)
IDENTIFIED FLOODPLAIN AREA — Any areas of the Township, classified
as special flood hazard areas (SFHAs) in the Flood Insurance Study
(FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) dated
March 2, 2016, and issued by the FEMA, or the most recent official
version thereof adopted by FEMA, including all digital data developed
as part of the FIS and the above-referenced FIS and FIRMs, and any
subsequent revisions and amendments, are hereby adopted by the Township
and declared to be a part of the Flood Damage Prevention Ordinance.
[Amended 2-17-1994 by Ord. No. 162]
A.
In order to ensure adequate water supply without adverse
impact on water resources, applicants for all subdivisions and/or
land developments shall identify the source of water proposed to be
used and comply with the corresponding requirements for that source
as follows:
(1)
Source is regulated by Public Utility Commission (PUC).
(a)
If the source is regulated by the Pennsylvania
Public Utility Commission, then the applicant shall provide the Township
with written statements from that source as evidence of the following:
[1]
The source's commitment to provide sufficient
water supply for the applicant's proposal per requirements provided
by the applicant's design professional, or requirements provided
below, whichever is greater.
[Amended 4-18-2023 by Ord. No. 419]
[a]
Residential developments.
[i]
] For purposes of fire protection in residential
uses, the system shall be demonstrably capable of providing fireflow
water requirements for a minimum duration of two hours of not less
than 1,000 gallons per minute at a residual pressure on 20 psi.
[b]
All non-residential and mixed-use developments.
[i]
For purposes of fire protection in all nonresidential
and mixed-use developments the system shall be demonstrably capable
of providing fire-flow water requirements for a minimum duration of
two hours of not less than 1,250 gallons per minute at a residual
pressure on 20 psi.
[2]
That the source has sufficient capacity within
its existing system or will seek appropriate approvals to expand its
system to provide sufficient capacity for the applicant's proposal.
[3]
That any expansion of the source's system for
the applicant's proposal will be an interconnected extension of its
existing lines and service area and will not constitute a satellite
system.
(2)
If the source is not regulated by the PUC, then the applicant shall conduct a water resources impact study, as specified in § 155-30.1 herein, except in the following circumstances:
(a)
Residential subdivisions with fewer than five
dwelling units proposed or a gross density lower than one dwelling
unit per two acres, excluding residual lands capable of further subdivision.
(b)
Nonresidential units, such as commercial, industrial, recreational, institutional, etc., may be excluded from providing a water resources impact study if the applicant can demonstrate, to the satisfaction of the Township, that the proposed water supply demand is no greater than the average daily demand required by residential subdivisions excluded under Subsection A(2)(a) above.
(c)
When required to obtain a permit from the Pennsylvania
Department of Environmental Protection (DEP) or the Delaware River
Basin Commission (DRBC) in compliance with DEP and DRBC requirements.
Permits from DRBC are currently required for all projects with an
average withdrawal of more than 10,000 gallons per day (gpd) from
a well or group of wells operated as a system.
[1]
Copies of all submissions to DRBC and all related
submissions to the Department of Environmental Protection (DEP) shall
be submitted by the applicant to the Township at the time of submission
to DRBC and/or DEP.
[2]
Copies of all correspondence received by the
applicant from DRBC and/or DEP shall be submitted by the applicant
to the Township at the time of receipt by the applicant.
B.
For any subdivision or land development where public sewers and individual wells are proposed, a water resources impact study, as specified in § 155-30.1, shall be provided. The water resources impact study may be waived by the Board of Supervisors based upon a recommendation from the Planning Commission.
C.
When individual wells are proposed, the location of
the wells shall be shown on the preliminary plan for each lot. Where
there are existing wells on the property or adjoining lots, they must
also be shown when practical.
D.
A circular area with a radius conforming to the rules
and regulations, or future amendments thereto, of the State Department
of Environmental Protection, the County Health Department and the
Township of Limerick shall be shown around each well to denote clear
space in which no sewage system is to be located.
E.
Where public water is furnished, the circular areas
around the wells are not necessary, with the exception of those wells
lying immediately adjacent to the subdivision; however, the usable
area is limited by a clear zone surrounding the water service line
to each house as required by the Pennsylvania Department of Environmental
Protection, the Montgomery County Health Department and the Township
of Limerick.
F.
Hydrants. Fire hydrants shall be located at accessible
points throughout the subdivision when public water supply is available
and shall be located within 600 feet of all existing and proposed
structures. Location of all fire hydrants shall be reviewed and approved
by the Fire Marshal. The developer shall provide documentation to
the Township confirming that the public water company tested and certifies
the fire hydrant meets the minimum standards of this chapter prior
to the Fire Marshal authorizing the system for use.
[Amended 9-14-2006 by Ord. No. 267; 4-18-2023 by Ord. No. 419]
[Added 2-17-1994 by Ord. No. 162]
When a water resources impact study is required
by this chapter, the applicant shall submit the study to the Township
and provide the study in compliance with the following:
A.
Water resources impact studies are intended to show
if there is an adequate supply of water for a proposed use and to
estimate the impact of additional water withdrawals on existing nearby
wells, underlying aquifers and streams.
B.
The Township will not approve any subdivision or land
development where the water resources impact study shows that the
proposed water system:
C.
The study shall be prepared by a registered or certified
hydrologist/geologist or a professional engineer deemed acceptable
by the Township, qualified to conduct groundwater investigations,
and shall be at the expense of the applicant.
D.
A Phase I study shall be conducted for all projects
required to do a water resources impact study. The Phase I study shall
be based upon available literature and appropriate professional judgment
and shall include the following information:
(1)
Calculations of the projected water needs using
the criteria set forth in the following references:
(a)
Public Water Supply Manual, Bureau of Water
Quality Management Publication No. 15, by the Pennsylvania Department
of Environmental Protection, Harrisburg, Pennsylvania.
(b)
Guide for Determination of Required Fire Flow
by the Insurance Services Office (ISO), as modified.
(c)
American Water Works Association, Standards
and Manuals for the American Water Works Association, Denver, Colorado.
(2)
A geologic map of the area within a one-mile
radius of the site boundary.
(3)
The location of all faults, lineaments and fracture
traces within 1/4 mile of the site boundary.
(4)
The locations of all existing and proposed wells
within 1/4 mile of the site boundary and all large withdrawal wells
(10,000 plus gallons per day) within one mile of the site.
(5)
The location of all existing and proposed on-lot
septic systems within 1/4 mile of the site boundary.
(6)
The location of all streams, perennial and intermittent,
within 1/4 mile of the site boundary.
(7)
A discussion of the aquifers underlying the
site and their long-term drought recharge capability based on accepted
published data or detailed site specific investigations for both the
pre- and post-developed condition.
(8)
Based on the drought recharge capability of
the underlying aquifer and the calculated daily groundwater withdrawals
of the project, a hydrologic budget shall be calculated for the site
property itself and for the area within 1/4 mile of the site boundary,
including the total volume of water lost to this site as the result
of the creation of new impervious surfaces or modified land cover
conditions of the site. Pumping of groundwater and wastewater disposal
methods must also be evaluated within the hydrologic budget.
(9)
Based on the results of the hydrologic budget,
a determination shall be made on whether or not the potential exists
for adverse effects on the hydrologic environment caused by the project.
(10)
Water quality information for area groundwater
based upon tests of area wells and any special groundwater quality
issues.
(11)
Potential sources of water quality impact, such
as wastewater treatment systems, landfills, underground fuel tanks,
surface water infiltration, industrial sites, agricultural chemicals
or solid waste disposal facilities existing within 1/4 mile of the
site boundary, should be analyzed. All potential source impacts should
include pollutant loading analysis using an accepted methodology to
address metals/inorganics, hydrocarbons, suspended solids, nutrients,
biological/chemical oxygen demand, volatile organics and fecal coliform.
(12)
An estimation of the effects upon the base flow
of the nearby streams, with special attention given to critical low
flow periods.
(13)
Average rainfall and storm patterns.
(14)
The study shall include a brief statement of
the qualifications of the person(s) preparing the study.
(15)
The study shall consider data and conclusions
within the following studies:
(a)
Special Groundwater Study of the Delaware River
Basin — Study Area II (Delaware River Basin Commission, 1982).
(b)
Groundwater Resources of the Brunswick Formation
in Montgomery and Berks Counties, Pennsylvania, Bureau of Topographic
and Geologic Survey, 1965.
(c)
Groundwater Resources of Montgomery County,
Bureau of Topographic and Geologic Survey, 1971.
(d)
Previous reports prepared by other developers
in the Township which are determined to be relevant by the Township.
(16)
A Phase I study shall be prepared and submitted
to the Township by the applicant, at the expense of the applicant,
in compliance with the following technical criteria:
(a)
The text of studies shall contain pertinent
data, analyses and methods used to arrive at the studies' conclusions.
Appendices shall contain raw and summary data.
(b)
All figures contained within studies shall contain
complete legends, titles and scales.
(c)
All numerical parameters within the studies
shall be presented with appropriate units, and all data shall be referenced
by sources, date, location and time, where appropriate.
(17)
The Phase I study should be certified by the
registered/certified hydrologist/geologist or sealed by the professional
engineer, whomever prepared the study.
E.
A Phase II water resources impact study shall be conducted
when the results of the Phase I study identify potential quantity/quality
water supply problems or if the total amount of water to be withdrawn
for the proposed development is greater than 10,000 gallons per day
and the development is not required to obtain a permit from DRBC.
The Phase II study shall develop conclusions regarding groundwater
impact based upon site investigations. Specific requirements for a
Phase II study shall include:
(1)
A pumping test which shall be performed in the
following manner:
(a)
A step drawdown test shall be conducted in accordance
with AWWA Standard A100 Section 10, latest revision. Upon completion
of the step drawdown test, a forty-eight-hour continuous pump test
shall be conducted in accordance with DEP and AWWA A100 standards.
(b)
The test shall be conducted during a period
when no significant recharge has occurred, unless the influence of
recharge can be factored out.
(c)
During construction of the test well, the hydrologist/geologist
shall keep an accurate geologic log of the type and thickness of rocks
encountered, the depth and thickness of all water-bearing zones encountered
and the yield from each zone, as well as any information required
by DEP in the latest edition of their Public Water Supply Manual.
(d)
The test shall include one pumping well (roughly
centered on site) and at least two observation wells. The pumping
and observation wells shall be located on the same fracture based
upon a fracture trace analysis conducted at the site.
(e)
Analyses shall include all pumping and recovery
calculations of hydraulic conductivity (directional) and specific
yield, specific capacity and long-term sustainable well yield (tabulated),
as well as all analyses and information required by DEP and AWWA A100
Section 10 standards.
(f)
The test shall be conducted with a pumping rate
of 1 1/2 times the anticipated yield of the well.
(g)
one pumping test (done separately) shall be
required for each 160 acres of the proposed subdivision or land development.
(h)
All residents of properties within 1/2 mile
of the site boundary should be canvassed to determine if there are
any adverse impacts on their wells caused by the pump test.
(2)
Samples of water shall be drawn from all test
wells on the site prior to the termination of the pump test and shall
be tested for all parameters as required by DEP for new sources in
their publication, "Public Water Supply Manual, Part II, Chapter 3,
Table II-2," latest edition, in addition to odor, bacteria-total plate
count, total coliform per 100 milliliters and hardness.
(3)
A Phase II study shall be prepared and submitted
to the Township by the applicant at the applicant's expense. In addition
to the information required for the Phase I study, the Phase II study
shall include the following information:
(a)
Samples and records as required by DEP in Public
Water Supply Manual Part II, Chapter 3.
(b)
The static water level immediately prior to
yield testing.
(c)
A hydrograph of the depth to water surface during
test pumping and recovery period at the test well or wells showing
corresponding pump and discharge rate in gallons per minute and the
time readings were taken.
(d)
A log of depth to water surfaces of existing
and monitoring wells during the test pumping period showing the time
readings were taken.
(e)
A map illustrating the drawdown effects upon
off-site wells and springs located within 1/2 mile distance from the
site boundary, indicating drawdowns of one foot or more, occurring
during a year with a natural recharge rate of a one-year-in-ten frequency.
(f)
An analysis and interpretation of the impact
of a proposed water supply and distribution system on the groundwater
supply and existing wells.
A.
General.
(1)
CUT
EROSION
EXCAVATION
FILL
LAND DEVELOPMENT
RUNOFF
RUNOFF FROM A FULLY DEVELOPED AREA UPSTREAM
SEDIMENTATION
SLOPE
SOIL STABILIZATION
SUBDIVISION
SWALE
TOPSOIL
WATERCOURSE
Definitions. Unless otherwise expressly stated, the
following words shall, for the purposes of this section, have the
meanings herein stated. Words in the singular number include the plural,
and words in the plural number include the singular. The present tense
includes the future. The word "building" shall be deemed to include
the word "structure."
An excavation; the difference between a point on the original
ground and a designated point of lower elevation on the final grade;
also, the material removed in excavation.
The removal of surface materials by the action of natural
elements.
Any act by which earth, sand, gravel, rock or any other similar
material is dug into, quarried, uncovered, removed, displaced, relocated
or bulldozed, including the conditions resulting therefrom.
Any act by which earth, sand, gravel, rock or any other material
is placed, pushed, dumped, pulled, transported or moved to a new location
above the natural surface of the ground or on top of the stripped
surface, and shall include the conditions resulting therefrom; the
difference in elevation between a point on the original ground and
a designated point of higher elevation on the final grade; the material
used to make a fill.[2]
As defined in § 155-6 hereof.
[Amended 4-4-1989 by Ord. No. 109]
The surface water discharge or rate of discharge of a given
watershed after a fall of rain or snow that does not enter the soil
but runs off the surface of the land.
The surface water runoff that can be reasonably anticipated
upon maximum development of that area of the watershed located upstream
from the subject tract, as permitted by prevailing zoning or the Township
Comprehensive Plan.
The process by which mineral or organic matter is accumulated
or deposited by the movement of wind or water or by gravity. Once
this matter is deposited or remains suspended in water, it is usually
referred to as "sediment."
The face of an embankment or cut section; any ground whose
surface makes an angle with the plane of the horizon. Slopes are usually
expressed in percentages based upon the vertical difference in feet
per 100 feet of horizontal distance.
Chemical or structural treatment of a mass of soil to increase
or maintain its stability or otherwise improve its engineering properties.
As defined in § 155-6 hereof.
[Amended 4-4-1989 by Ord. No. 109]
A low-lying stretch of land which gathers or carries surface
water runoff.
Surface soils and subsurface soils which presumably are fertile
soils and soil material, ordinarily rich in the organic matter of
humus debris. "Topsoil" is usually found in the uppermost soil layer
called the "A Horizon."
A permanent stream, intermittent stream, river, brook, creek,
channel or ditch for water, whether natural or man-made.
[2]
Editor’s Note: The former definition of “floodplain,”
which immediately followed, was repealed 3-15-2016 by Ord. No. 365.
(2)
For all tracts proposed for subdivision, no changes
shall be made in the contour of the land; no grading, excavating,
removal or destruction of the topsoil, trees or other vegetative cover
of the land shall be commenced until such time that a plan for minimizing
erosion and sedimentation has been processed with and reviewed by
the Township Planning Commission or there has been a determination
by the Commission that such plans are not necessary.
(3)
No subdivision or land development plan shall be approved
unless:
(a)
There has been a plan approved by the Township
Supervisors that provides for minimizing erosion and sedimentation
consistent with this section, and an improvement bond or other acceptable
securities are deposited with the Township in the form of an escrow
guaranty which will ensure installation and completion of the required
improvements; or
(b)
There has been a determination by the Township
Supervisors that a plan for minimizing erosion and sedimentation is
not necessary.
(4)
The Board of Township Supervisors, in its consideration
of any preliminary plan of subdivision and land development, shall
condition its approval upon the execution of measures designed to
prevent accelerated soil erosion and resulting sedimentation, as required
by the Pennsylvania Department of Environmental Protection. All applicable
regulations and permit requirements of said Department, as stipulated
in its soil Erosion and Sedimentation Control Manual, shall be followed
by all parties engaged in earthmoving activities. The manual is available
at the office of the Montgomery County Conservation District, Norristown,
Pennsylvania. The Township Engineer shall assure compliance with the
appropriate specifications and requirements.
B.
Performance principles. The following measures are
effective in minimizing erosion and sedimentation and shall be included
where applicable in the control plan:
(1)
Stripping of vegetation, regrading or other development
shall be done in such a way as will minimize erosion.
(2)
Development plans shall preserve salient natural features,
keep cut-fill operations to a minimum and ensure conformity with topography
so as to create the least erosion potential and adequately handle
the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained,
protected and supplemented.
(4)
The disturbed area and the duration of exposure shall
be kept to a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as
practicable.
(6)
Temporary vegetation and/or mulching shall be used
to protect exposed critical areas during development.
(7)
The permanent (final) vegetation and structural erosion
control and drainage measures shall be installed in the development
as soon as is practicable.
(8)
Provisions shall be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after development. Where necessary, the rate of surface
water runoff will be structurally retarded.
(9)
Sediment in the runoff water shall be trapped until
the disturbed area is stabilized by the use of debris basins, sediment
basins, silt traps or similar measures.
C.
Grading and drainage. In order to provide more suitable
sites for building and other uses, improve surface drainage and control
erosion, the following requirements shall be met:
(1)
All lots, tracts or parcels shall be graded to provide
proper drainage away from buildings and to dispose of it without ponding,
and all land within a development shall be graded to drain and dispose
of surface water without ponding, except where approved by the Township
Supervisors.
(2)
All drainage facilities shall be of such design as
to adequately control the surface runoff and to carry it to the nearest
suitable outlet, such as a curbed street, storm drain, natural watercourse
or properly designed swale. Where drainage swales are used to divert
surface waters away from buildings, they shall be sodded or planted
as required and shall be of such slope, shape and size as may be required
by the Township.
(3)
Concentration of surface water runoff shall be permitted
only in properly designed and maintained swales, watercourses or retention
basins.
(4)
Excavations and fills.
(a)
Cut and fill slopes shall not be steeper than
2:1 unless stabilized by a retaining wall or cribbing, except as approved
by the Township Supervisors because of special conditions.
(b)
Adequate provisions shall be made to prevent
surface water from damaging the cut face of excavation on the sloping
surface of fills.
(c)
Cuts and fills shall not endanger adjoining
property.
(d)
Fill shall be placed and compacted so as to
minimize sliding or erosion of the soil.
(e)
Fills shall not encroach on natural watercourses
or constructed channels.
(f)
No increased surface runoff will be permitted
to leave the property being subdivided or developed, by way of natural
watercourses or storm drainage pipes, without first being suitably
restrained in such a way as to maintain runoff volume as it existed
on the site previous to subdivision or development.
(g)
Fills placed adjacent to natural watercourses
or constructed channels shall have suitable protection against erosion
during periods of flooding.
(h)
Grading will not be done in such a way as to
divert water onto the property of another landowner without the express
consent of the Township Supervisors.
(i)
During grading operations, necessary measures
for dust control will be exercised.
(j)
Grading equipment will not be allowed to cross
live streams. Provisions will be made for the installation of culverts
or bridges.
D.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation,
regrading or other development, it shall be the responsibility of
the person, corporation or other entity causing such sedimentation
to remove it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
(2)
Maintenance of all drainage facilities and watercourses
within any subdivision or land development is the responsibility of
the developer until it is accepted by the Township or some other official
agency, after which it becomes the responsibility of the accepting
agency.
(3)
It is the responsibility of any person, corporation
or other entity doing any act on or across a communal stream, watercourse
or swale or upon the floodplain or right-of-way thereof to maintain,
as nearly as possible, in its present state, the stream, watercourse,
swale, floodplain or right-of-way for the duration of the activity
and to return it to its original condition or the equivalent after
such activity is completed.
(4)
Maintenance of drainage facilities or watercourses
originating and terminating on private property is the responsibility
of the owner, up to the point of open discharge at the property line
or at a communal watercourse within the property.
(5)
No person, corporation or other entity shall block,
impede the flow of, alter, construct any structure or deposit any
material or thing in or commit any act which will affect the normal
or flood flow in any communal stream or watercourse without having
obtained prior approval from the Township Engineer or Township’s
designee, Floodplain Administrator, or the Pennsylvania Department
of Environmental Protection, whichever is appropriate.
[Amended 3-15-2016 by Ord. No. 365]
(7)
Each person, corporation or other entity which makes
any surface changes shall be required to:
(a)
Collect on-site surface runoff and dispose of
it at the point of discharge into the common natural watercourse of
the drainage area;
(b)
Handle existing and potential off-site runoff
through the development by designing it so as to adequately handle
storm runoff from a fully developed area upstream;
(c)
Pay a proportionate share of the total cost
of off-site improvements to the common natural watercourse, based
on a fully developed drainage area; and
(d)
Obtain and install, at his or its own expense,
in accordance with Township requirements, all drainage and erosion
control improvements (temporary and permanent) as required by the
Erosion and Sediment Control Handbook.
(8)
It is the responsibility of the Township to keep all
major streams not under the jurisdiction of any other official agency
open and free-flowing.
(9)
The Township will assume the responsibility for maintaining
an open and free-flowing condition in all minor streams, watercourses
and drainage systems, constructed or improved in accordance with Township
design criteria, which are necessary for proper drainage in the discretion
of the Township if an adequate right-of-way exists or can be acquired.
(10)
The Township shall be required to:
(a)
Assess and collect the cost of off-site improvements
to the common natural watercourses, except those required to existing
state roads. Collection may be delayed until the assessed land is
approved for development.
(b)
Acquire easements for such common natural watercourse
improvements.
(c)
Supervise such improvements to completion.
E.
Compliance with regulations and procedures.
(2)
Standards and criteria.
(a)
The installation and design of the required
erosion and sediment control measures shall be in accordance with
the standards and specifications on file with the Township and found
in the Erosion and Sediment Control Handbook, including:
[1]
Temporary Cover on Critical Areas, pages 9-10.
[2]
Permanent Grass and Legume Cover on Critical
Areas on Prepared Seedbed, pages 13-18.
[3]
Permanent Grass and Legume Cover on Critical
Areas on Unprepared Seedbed, pages 19-22.
[4]
Sodding, pages 23-25.
[5]
Mulching, pages 26-36.
[6]
Temporary Diversion, pages 37-41.
[7]
Permanent Diversion, pages 42-51.
[8]
Grassed Waterway or Outlet, pages 47-51.
[9]
Grade Stabilization Structure, pages 52-55.
[10]
Debris Basin, pages 56-70.
[11]
Drain, pages 71-83.
[12]
Drainage — Main or Lateral,
pages 84-87.
(b)
Stream channel construction on watersheds with
drainage areas in excess of 320 acres, or in those cases where downstream
hazards exist, will conform to criteria established by the Power and
Water Resource Board, Pennsylvania Department of Environmental Protection.
(3)
Final plans for minimizing erosion and sedimentation, as approved, will be incorporated into the agreement and bond requirements as required under Subsection A(3) of this section.
(4)
The approval plans and specifications for the control
of erosion and sedimentation shall be concurrent with the approval
of the final plats of subdivision or land development and shall become
a part thereof.
(5)
At the time that a building permit is applied for,
a review shall be conducted by the Township Engineer to ensure conformance
with the plan as approved. During the construction, further consultative
technical assistance will be furnished, if necessary, by the Township
Engineer and the Montgomery County Conservation District. During this
development phase, the Township Engineer shall inspect the development
site and enforce compliance with the approved plans.
(6)
Permission for clearing and grading prior to the recording
of plats may be obtained under temporary easements or other conditions
satisfactory to the Township.
[1]
Editor's Note: See also Ch. 147, Soil Erosion
and Sediment Control.
