Article V Design Standards

§ 155-13 General standards.

The following principles of subdivision and land development, general requirements and minimum standards of design shall be observed by the applicant in all instances:

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.

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.

Whenever possible, applicants shall preserve trees, groves, waterways, scenic points, historic spots and other community assets and landmarks.

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.

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]

[1]

Editor’s Note: See Ch. 89, Flood Damage Prevention.

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]

[2]

Editor's Note: See also Ch. 181, Wells and Well Drilling.

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]

[3]

Editor's Note: See also Ch. 140, Sewers and Sewage Disposal.

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.

[4]

Editor's Note: See Ch. 184, Zoning.

Proposed subdivision and land development shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.

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.

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.

§ 155-14 Application of standards; recommendations of Planning Commission.

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.

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.

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.

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.

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.

§ 155-15 Streets.

[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]

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.

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]

(a)

Minor arterial, Class One:

[1]

Minimum right-of-way: 80 feet (right-of-way will widen approaching intersections to provide turning lanes).

[2]

Minimum cartway: 52 feet; curb required.

[3]

Parking: not permitted.

[4]

Sidewalks: four feet.

(b)

Minor arterial, Class Two:

[1]

Minimum right-of-way: 60 feet (right-of-way widens approaching intersections to provide turning lanes).

[2]

Minimum cartway: 32 feet; curb required.

[3]

Parking: not permitted.

[4]

Sidewalks: four feet.

(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]

(a)

Minimum right-of-way: 60 feet (right-of-way widens approaching intersections to provide turning lanes).

(b)

Minimum cartway: 32 feet; curb required.

(c)

Parking: not permitted.

(d)

Sidewalks: four feet.

(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]

(a)

Minimum right-of-way: 50 feet (right-of-way widens approaching intersections to provide turning lanes).

(b)

Minimum cartway: 30 feet; curb required.

(c)

Parking: not permitted.

(d)

Sidewalks: four feet.

(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]

(a)

Minimum right-of-way: 50 feet (right-of-way widens approaching intersections to provide turning lanes as required).

(b)

Minimum cartway: 30 feet; curb required.

(c)

Parking: not permitted.

(d)

Sidewalks: four feet.

(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.

(a)

Minimum right-of-way: 50 feet (right-of-way widens approaching intersections to provide turning lanes as required).

(b)

Minimum cartway: 30 feet; curb required.

(c)

Parking: not permitted.

(d)

Sidewalks: four feet.

[2]

Editor's Note: Table 3 and the schematics, labeled Figure 1 and Figure 1a, are included at the end of this chapter.

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:

(a)

Shoulders are required by state regulations.

(b)

Soils or topography make the use of shoulders and/or drainage swales preferable.

(c)

It is appropriate in this part of the Township to preserve rural character by using shoulders and/or drainage swales instead of curbs.

(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.

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.

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.

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:

(a)

Principal arterial: 1,200 feet.

(b)

Minor arterial: 600 feet.

(c)

Major collector: 600 feet.

(d)

Minor collector: 400 feet.

(e)

Local streets: 200 feet.

(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:

[1]

Arterial streets: 125 feet.

[2]

Collector streets: 100 feet.

[3]

Local streets: 75 feet.

(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.

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:

(a)

Curve length shall approximate the following for each 1% change:

[1]

Arterial streets: 250 feet or as required by PennDOT.

[2]

Collector streets: 50 feet.

[3]

Local streets: 25 feet.

(b)

The high point or low point on a vertical curve shall be clearly identified on plans and profiles, as appropriate.

(c)

Over summits or in sumps, vertical curves shall not produce excessive flatness in grade.

(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%.

(b)

Maximum grades for streets shall be:

[1]

Arterial and collector streets: 7% or as required by PennDOT.

[2]

Local streets: 10% for distances of not more than 500 feet.

(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.

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:

Ridge Pike.

Swamp Pike.

Lewis Road.

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.

§ 155-16 Driveways and parking areas.

[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]

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.

(c)

Distance from street intersection. Driveways shall be located as far from street intersections as is reasonably possible but not less than the following:

[1]

Individual residential lots: 50 feet.

[2]

Multifamily residential and nonresidential lots: 100 feet.

(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.

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]

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.

(3)

All parking lots shall be screened from public roads and from adjacent properties as required in § 155-27.1 herein.

§ 155-17 Streetlighting.

[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.

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.

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.

Fixture location/placement in nonresidential areas. In all nonresidential developments, streetlighting fixtures shall be required at the following locations:

(1)

All requirements listed in Subsection B above.

(2)

All nonpublic roads which are designed as major thoroughfares through the proposed development. Such roads shall be considered a public road for the purpose of this section.

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.

[1]

Editor's Note: Former § 155-17, Sidewalks and curbs, was repealed 12-17-1991 by Ord. No. 141. See Ch. 153, Streets and Sidewalks, Art. II.

§ 155-17.1 Outdoor lighting other than streetlighting.

[Added 5-3-2005 by Ord. No. 250]

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.

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.

Definitions. As used in this section, the following terms shall have the meanings indicated:

FOOTCANDLE

Unit of light intensity stated in lumens per square foot and measurable with an illuminance meter (light meter).

FULL CUTOFF

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.

GLARE

Excessive brightness in the field of view that causes loss in visual performance or annoyance, to jeopardize health, safety or welfare.

ILLUMINANCE

Quantity of light, measure in footcandles.

LIGHT TRESPASS

Light emitted by a lighting fixture or installation, which is cast beyond the boundaries of the property on which the lighting installation is sited.

LUMEN

The light-output rating of a lamp (light bulb), as used in the context of this section.

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.

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.

(Reserved)[1]

[1]

Editor’s Note: Former Subsection F, Control of nuisance and disabling glare, was repealed 11-15-2011 by Ord. No. 326. See now § 184-62D.

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.

§ 155-18 Blocks.

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.

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.

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.

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]

[1]

Editor's Note: See Ch. 184, Zoning.

§ 155-19 Lots.

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.

(d)

Conversions. In cases where the principal building use has not been as a dwelling, its conversion to a dwelling shall comply with all of the requirements of the Zoning Ordinance and the Building Code of Limerick Township.[1]

[1]

Editor's Note: See Ch. 184, Zoning, and Ch. 60, Building Construction.

(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.

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.

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.

§ 155-19.1 Flag lots.

[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:

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.

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.

(b)

No access strip should exceed a length of three times the lot depth described in Subsection B(9)(a) above, unless the additional length is necessary to preserve farmland or other environmental amenities.

(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.

§ 155-20 Dedication of land for park, recreation and open space uses.

[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:

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:

[1]

Single-family detached: 4,000 square feet per unit.

[2]

Two-family and single-family attached: 3,000 square feet per unit.

[3]

Multifamily units: 2,000 square feet per unit.

[4]

Nonresidential: 1% of gross acreage.

(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.

Location and criteria for dedicated land. Land to be dedicated shall:

(1)

Comply with the criteria as set forth in § 184-82 of the Code of the Township of Limerick.

(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]

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.

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.

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.

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.

§ 155-21 Reserve strips, rights-of-way and/or easements; deeds.

Reserve strips controlling access to streets, alleys, subdivisions or adjacent areas are prohibited.

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.

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.

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.

§ 155-22 Survey monuments.

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.

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.

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.

§ 155-23 Storm and surface drainage.

All storm drains and drainage facilities, such as gutters, catch basins, bridges and culverts, shall be installed and the land graded for adequate drainage as shown on the improvement construction plan and approved with the preliminary plan.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

§ 155-24 Bridges and culverts.

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.

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.

§ 155-25 Sewers and sewage disposal. [1]

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.

(8)

Work shall be completed in conformance with the current edition of the Standard Specifications of Limerick Township Municipal Authority.[3]

[3]

Editor's Note: The specifications are on file in the office of the Municipal Authority.

(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.

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.

(d)

Proximity to wells. In no instance shall a septic tank, tile field or other effluent disseminating system be located uphill from a drilled well and shall not be closer to it than those distances specified by the Sewage Facilities Act.[4]

[4]

Editor's Note: See 35 P.S. § 750.1 et seq.

[1]

Editor's Note: See also Ch. 140, Sewers and Sewage Disposal.

§ 155-26 Public utilities.

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.

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.

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.

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.

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.

Along arterial roads and major highways, all new electrical service shall be placed underground.

§ 155-27 Street trees and other landscaping.

[Amended 5-7-1991 by Ord. No. 130]

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.

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.

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:

(a)

In areas such as existing villages, where front yards may be located within the ultimate right-of-way.

(b)

In cases where closely spaced rows of street trees may be desirable and future street widening is considered unlikely.

(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.

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]

(1)

Such trees shall comply with § 155-27.3.

(2)

Such trees may be clustered on the most visible portions of the lot.

(3)

Such additional trees shall not be required if substantial areas of existing healthy trees that will serve the same purposes, in the determination of the Township, will be preserved and protected.

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]

§ 155-27.1 Buffers and screens.

[Added 5-7-1991 by Ord. No. 130]

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).

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.

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:

(a)

All nonresidential development.

(b)

All multifamily and single-family attached development.

(c)

All single-family detached cluster development.

(d)

All manufactured home parks.

[Amended 12-17-1996 by Ord. No. 184]

(e)

All developments in the R-4 District.

(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

(e)

All plant materials shall meet the requirements of § 155-27.3.

(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]

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]

(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)

(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.

(10)

Plant materials shall meet the specifications of § 155-27.3.

(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.

§ 155-27.2 Stormwater basins and associated facilities.

[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.

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.

(3)

Wooded areas.

(a)

Where stormwater management facilities adjoin wooded areas, trees and shrubs shall be selected and planted so as to blend with existing surroundings.

(b)

Plantings in such areas shall be of sufficient density to eliminate the need for mowing.

(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.

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.

§ 155-27.3 Plant materials specifications; maintenance; guaranty.

[Added 5-7-1991 by Ord. No. 130]

The following standards shall apply to all landscaping materials required under this chapter:

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.

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.

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.

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.

§ 155-27.4 Properties fronting on Lewis Road in Lewis Road Conditional Use Overlay District.

[Added 12-21-2010 by Ord. No. 319]

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."

(g)

A detailed landscaping plan for the entire property, prepared in accordance with § 155-34C and sealed by a registered landscape architect, shall be submitted to the Township for review and approval to determine compliance with Township ordinances.[5]

[5]

Editor's Note: Former Subsection A(2) and (3), which immediately followed this subsection, was repealed 7-16-2024 by Ord. No. 430.

[1]

Editor's Note: See Ch. 153, Art. II, Sidewalks and Curbs.

§ 155-27.5 Building and streetscape design standards for Ridge Pike and Main Street District.

[Added 6-3-2014 by Ord. No. 351]

The purpose of this section is to:

(1)

Support the intent of the MS Main Street (Ridge Pike) District as contained in the Limerick Township Zoning Ordinance.[1]

[1]

Editor's Note: See Ch. 184, Zoning.

(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.

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.

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.

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.

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.

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.

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.

(b)

Any street-level walls with less than 50% of clear windows shall be articulated by two or more of the following:

[1]

Articulation of facade plane, and/or changes in materials;

[2]

If the building is occupied by a commercial use, recessed or projecting display window cases or simulated windows.

(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).

Requirements for sidewalks.

(1)

Pedestrian crosswalks.

(a)

Pedestrian crosswalks where approved by PennDOT shall be marked with a textured and colored paving treatment. Design, textures and colors shall be as approved by PennDOT and the Township.

(b)

Pedestrian crosswalks shall be installed where sidewalks intersect driveways and roadways.

(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:

(a)

Sidewalks as per § 155-15D, except that a minimum width of five feet shall be provided.

(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 Steelsites^TM 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.

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:

[2]

Editor's Note: See Ch. 184, Zoning.

§ 155-28 Minimum requirements for improvements.

The minimum requirements for improvements shall be those contained in the Pennsylvania Department of Transportation Specifications (Form 408), as most lately revised.

§ 155-29 Identified floodplain area and natural watercourses.

[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]

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]

[3]

Editor's Note: See Ch. 89, Flood Damage Prevention.

[1]

Editor's Note: See Ch. 89, Flood Damage Prevention.

[2]

Editor's Note: See Ch. 184, Zoning, XXVII, Floodplain Conservation District.

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.

(Reserved)

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.

§ 155-30 Water supply.

[Amended 2-17-1994 by Ord. No. 162]

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.

[c]

Exceptions.

[i]

Exceptions to these minimum requirements may be made due to unique physical circumstances or conditions on the subject property at the discretion of the Fire Marshal.

[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.

(b)

Evidence provided to satisfy Subsection A(1)(a) above shall be subject to acceptance by the Board of Supervisors, upon recommendation of the Township Solicitor and Engineer.

(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.

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.

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.

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.

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.

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]

§ 155-30.1 Phase I and Phase II water resources impact studies.

[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:

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.

The Township will not approve any subdivision or land development where the water resources impact study shows that the proposed water system:

(1)

Does not provide an adequate supply of water for the proposed use, considering both quality and quantity.

(2)

Adversely affects nearby wells and streams.

(3)

Does not provide for adequate groundwater recharge, considering withdrawals.

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.

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.

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.

§ 155-31 Erosion and sediment control. [1]

General.

(1)

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."

CUT

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.

EROSION

The removal of surface materials by the action of natural elements.

EXCAVATION

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.

FILL

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]

LAND DEVELOPMENT

As defined in § 155-6 hereof.

[Amended 4-4-1989 by Ord. No. 109]

RUNOFF

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.

RUNOFF FROM A FULLY DEVELOPED AREA UPSTREAM

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.

SEDIMENTATION

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."

SLOPE

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.

SOIL STABILIZATION

Chemical or structural treatment of a mass of soil to increase or maintain its stability or otherwise improve its engineering properties.

SUBDIVISION

As defined in § 155-6 hereof.

[Amended 4-4-1989 by Ord. No. 109]

SWALE

A low-lying stretch of land which gathers or carries surface water runoff.

TOPSOIL

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."

WATERCOURSE

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.

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.

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.

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]

(6)

(Reserved)[3]

[3]

Editor’s Note: Former Subsection D(6), regarding a subdivision traversed by a watercourse, was repealed 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.

Compliance with regulations and procedures.

(1)

The Township Supervisors, in their consideration of all preliminary plans of subdivision and land development, shall condition their approval upon the execution of erosion and sediment control measures as contained in Subsections B, C and D of this section.

(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.

(7)

In the event that the developer proceeds to clear and grade prior to recording plats without satisfying the conditions specified under Subsection E(6) above, the Supervisors may revoke the approval of the preliminary plan.

[1]

Editor's Note: See also Ch. 147, Soil Erosion and Sediment Control.