The following shall apply to all subdivision
and land development proposals:
A.
All portions of a tract shall be designated as to
their use, such as lots, roads, open space, parking areas, etc. No
remnants and landlocked areas should be created.
B.
Whenever possible, applicants shall preserve scenic
areas, historic sites, other community assets and landmarks, and natural
amenities such as trees and waterways.
C.
Plans shall be designed to avoid excessive cut or
fill.
D.
Floodplain and wetland areas shall not be subdivided or developed except in strict compliance with the standards and requirements of this chapter, Chapter 170, Zoning, the Lower Frederick Township Floodplain Conservation District Ordinance No. 85-3,[1] the Township's building code,[2] and federal and state regulations.
E.
The applicant shall construct, install, and guarantee,
at no expense to the Township, all improvements required as part of
plan approval, including, but not limited to, streets, curbs, sidewalks,
water and sewage facilities, stormwater management facilities, streetlights,
fire hydrants, road signs, monuments, lot pins, utilities and shade
trees. 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.
F.
When only a portion of a tract is being reviewed,
relative to subdivision or land development, but where future subdivision
and or land development is imminent, the applicant shall, at the discretion
of the Board of Supervisors, demonstrate 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.
G.
Where the subdivision or land development is inaccessible
to sanitary sewers, the governing body shall require the subdivider,
developer, or builder to obtain from the Sewage Enforcement Officer
or Planning Commission, certificates of approval of the sewage disposal
facilities to be provided by the subdivider, developer, or builder.
H.
The Board of Supervisors may request that development
features exceed these standards if conditions so warrant.
The standards in this article are the minimum
requirements used to judge the adequacy of subdivision and land development
proposals.
A.
If strict application of these requirements would
be unreasonable, the applicant may request a waiver be granted by
the Board of Supervisors.
B.
The Township Planning Commission may, in such cases,
recommend reasonable modifications to the Board of Supervisors.
C.
The Board of Supervisors may modify or adjust the
standards of this chapter to permit reasonable utilization of property
in substantial conformance with the objectives of the regulations
and the public interest. All requests for a modification shall:
All new streets and extensions and widenings
of existing streets:
A.
Shall be offered for dedication to the authority having
jurisdiction over the street at the time of plan approval. The Township
may accept or refuse dedication of lands which are not accepted by
other jurisdictions.
B.
Shall conform with the circulation element of the
Township Comprehensive Plan, as amended, Township Ultimate Right-of-Way
Map, and county or state highway plans, and be coordinated with existing
streets.
C.
Shall provide appropriate access between abutting
tracts of land for immediate or future use.
D.
Shall create a road hierarchy among interior subdivision
and land development streets and exterior streets to insure proper
through traffic flow, local access, and internal traffic distribution
and flow.
E.
Shall be related closely to existing topography to
assure reasonable grades, alignment and drainage, appropriate access
to lots, and to minimize regrading and removal of vegetation.
F.
Shall be designed to continue existing streets at
equal or greater right-of-way and cartway width, as recommended by
the Township Engineer and Planning Commission.
G.
Shall be assigned street names and numbers by the
developer to correspond with existing house numbering and street name
system, subject to approval of the Township.
In its design manual, PADOT classifies streets
according to standards established by AASHTO. The Township is using
the same classification system in order to coordinate highway improvements
with neighboring municipalities, the region, and the state. Every
street, road, or highway within the Township shall be classified by
its function as one of the following, and shall be subject to the
requirements for its classification as contained in this article:
A.
Freeways and limited access highways are expressways
with fully controlled access. Through traffic is given preference,
with access permitted only at interchanges with selected public roads;
at grade crossing; and direct private driveway access are prohibited.
The Pottstown Expressway is the only highway in the area under this
classification, and there are no such highways within the Township.
B.
Arterials provide a relatively high-speed, high-volume
network for travel between major points. They are further classified
into the following subclassifications, and are regulated as explained
therein:
(1)
Principal arterials carry most trips entering or leaving
an area. Right-of-way width is 100 feet with a forty-foot cartway
being typical, widening to 64 feet to accommodate intersection, through,
and turning movements. In constricted areas, such as Zieglerville,
the right-of-way is reduced and may vary between 50 and 60 feet. Routes
29 and 73 are principal arterials.
(2)
Minor arterials interconnect with and augment principal
arterials. They accommodate trips of moderate length and emphasize
access to services. Right-of-way width is 80 feet with a fifty-two-
to sixty-four-foot cartway width. No roads in the Township are classified
as minor arterials.
C.
Collectors serve mainly to collect traffic from local
streets and channel it to arterials. They carry moderate traffic volumes
at moderate speeds. They are further divided into major and minor
collector roads, but both have the same right-of-way and cartway width
requirements. Their required right-of-way width is 60 feet with a
varying cartway between 24 and 36 feet.
(1)
Major collectors serve the more important intracounty
travel corridors. State Game Farm Road is the only major collector
in the Township.
(2)
Minor collectors provide service to the remaining
small communities. Delphi Road, Hendricks Road, Little Road, Main
Street, Meng Road, Neiffer Road, Salford Station Road, Smith Road,
Spring Mount Road, and Zieglerville Road are all classified as minor
collectors.
D.
Local roads and streets provide access to most properties
within the Township, linking them to the collector road network. They
provide for travel over relatively short distances and have relatively
low traffic volumes. Through traffic movement is discouraged on local
roads. Local streets in the Township are all other streets not listed
in one of the higher classifications. They can be further classified
as follows:
(1)
Residential subdivision streets provide vehicular
access and street frontage to lots and dwellings within a residential
subdivision. The right-of-way width is 50 feet, but the cartway width
varies. When there is no on-street parking and lot sizes are half
an acre or more, or when townhouse/apartment developments need spillover
parking, cartway width is 24 feet, enough to accommodate two traffic
lanes and enough additional width for emergency stopping, without
the need to accommodate on-street parking. Residential subdivisions
with on-street parking and lot sizes less than half an acre have a
cartway of 28 feet to accommodate on-street parking on one side, or
even in a "staggered" pattern on both sides.
(2)
Nonresidential subdivisions provide vehicular access
and street frontage for industrial or commercial lots and land uses.
The right-of-way width is 50 feet with a cartway of 30 to 38 feet,
enough to handle frequent truck traffic.
[1]
Editor's Note: The Functional Road Classifications
Map and the Street Functional Classification and Standards are included
at the end of this chapter.
Sight distance, horizontal and vertical curvature,
super-elevation, and maximum and minimum street grades shall be determined
by the Township Engineer in compliance with the standards contained
in "A Policy on Geometric Design of Highways and Streets," published
by the American Association of State Highway Transportation Officials,
most recent edition, or PADOT standards, whichever is more restrictive.
In addition, the following standards and guidelines shall be complied
with:
A.
Horizontal curvature for all local access streets
shall be not less than 150 foot radius, measured along the street
center line.
B.
Long radius, gentle curves are encouraged rather than
shorter radius curves connected by tangents.
C.
Curve-tangent relationships shall follow accepted
engineering guidelines for safety and efficiency. For example, minimum
radius curves shall not be used at the ends of long tangents.
D.
Street grades shall be measured along the center line
in accordance with the following:
(1)
Minimum grade for all streets shall be 1%.
(2)
Maximum grades for arterials and collectors shall
be 7% and for residential streets shall be 10% for distances of not
more than 1,500 feet.
(3)
Street grades in excess of 5% should be avoided wherever
possible.
(4)
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.
(5)
At all approaches to intersections, street grades
shall not exceed 3% for a minimum distance of 50 feet from the intersection
of curblines or edges of cartways.
All street intersections shall be governed by
the standards of this section and the Township's Engineering Standards.[1]
A.
Number of streets. Not more than two streets shall
intersect at the same point.
B.
Three-way/four-way intersections. Three-way or "T"
intersections should be used instead of four-way intersections unless
the four-way intersection can be justified in terms of necessary and
desirable traffic movements.
C.
Angle of intersections.
(1)
All intersection approaches shall be designed at right
angles unless sufficient reason exists to justify a lesser angle.
However, no angle shall be less than 75° for intersections with
principal or minor arterials or 60° for intersections between
local roads, measured at the center line intersections.
(2)
Where angled intersections are used it is preferable
to design them so that the heavier traffic flow will make the obliquely
angled turn rather than the acutely angled turn.
D.
Improvements to existing intersections. When existing
streets intersect at odd angles or have more than four approaches,
the applicant shall improve the intersection, to bring it into compliance
with this chapter, as required by the Supervisors, who shall first
seek the advice of the Township Engineer and Planning Commission and
other technical advisors or agencies, as appropriate. For state and
county highways, improvements shall comply with the requirements of
the appropriate agency.
E.
Waiver of improvements. The Supervisors may waive
the above requirements for improvements under one or more of the following
conditions:
(1)
When changes made on the applicant's land will not
improve the intersection's deficiencies.
(2)
When other road improvements are already planned which
would correct the problem without changes required of the applicant.
(3)
When not required by PADOT where the intersections
are under their jurisdiction.
F.
Cul-de-sac intersections.
(1)
Intersections with permanent cul-de-sac streets shall
be designed with the cul-de-sac street extending as a side street
from the through street, rather than have a through street extend
through an intersection to terminate as a cul-de-sac.
(2)
Four-way intersections may be created using two permanent
cul-de-sac streets intersecting directly opposite one another along
a through street, when the through street is a local access street.
G.
Approaches to intersections. Approaches to intersections
shall follow a straight course for a minimum of 50 feet for local
roads. All other streets shall follow a straight course in accordance
with accepted engineering standards, but in no case less than 50 feet.
[1]
Editor's Note: The Engineering Standards are
included at the end of this chapter.
Street intersection spacing shall be done in
compliance with the regulations contained in this section, measured
from center line to center line.
A.
The spacings listed in this section shall be considered
minimum spacings. Where greater spacing is required in compliance
with AASHTO or PADOT standards, the greater spacing distances shall
be applied, as determined by the Township Engineer.
B.
Principal arterials.
(1)
Street intersections with principal arterials shall
be spaced a minimum of 800 feet apart when located on the same side
of the street.
(2)
When located on opposite sides of the streets, street
intersections with principal arterials should be located a minimum
of 800 feet apart where practicable, but may be spaced as close as
400 feet apart if necessary and/or preferable in terms of sight distance
and other safety related factors.
(3)
For intersections that would have to be less than
400 feet apart, first preference should be given to locating the streets
opposite one another as a four-way intersection, otherwise the best
solution should be sought in terms of accepted traffic safety standards.
(4)
Street intersections within a village on principal
arterials shall be located a minimum of 400 feet apart wherever practicable,
whether on the same or opposite sides of the street.
(5)
For intersections within a village that would have
to be less than 400 feet apart, first preference should be given to
locating the streets opposite one another as a four-way intersection;
otherwise the best solution should be sought in terms of accepted
traffic safety standards.
C.
All other streets. Street intersections with all other
streets shall be spaced the minimum distances apart as specified for
the classifications listed below, whether on the same or opposite
side of the street:
D.
Offset intersections. In any case where center line
of street intersections are or would be within 150 feet of each other,
they shall be made to coincide by relocating the street within the
applicant's land, unless additional problems of sight distance or
other safety-related problems would be created. As an alternative,
relocation further away from the offset intersection may be done in
compliance with the intersection spacing requirements contained herein,
when approved by the Board of Supervisors.
A.
Any street which is served by only one intersection
with a through street shall be considered a single-access street,
regardless of the street's configuration within the proposed subdivision
or land development. Included in this classification of streets are:
B.
Single-access streets shall be subject to the requirements
for their classification of street, notwithstanding their single-access
status.
C.
Permanent cul-de-sac streets:
(1)
Shall be permanently closed at one end.
(2)
Shall be provided with a vehicular turnaround at the
closed end with a right-of-way radius of at least 50 feet, and a paving
radius of at least 40 feet.
(3)
Shall not exceed 800 feet or 32 dwelling units, whichever
comes first.
(a)
Measurement of the length shall be made from
the edge of pavement of the through street to the most distant point
on the edge of pavement of the turnaround, measured along the cul-de-sac
street's center line.
(c)
Shall be served by an appropriately located
emergency accessway when required by the Supervisors.
(d)
The Township may request the applicant to provide
a permanent easement for snow removal from the cul-de-sac bulb. The
location of this easement shall be determined by the Township. The
easement shall have a minimum length along the right-of-way line of
40 feet and a depth of 15 feet. When curbing is required, a curb depression
shall also be placed in this easement area. No shrubbery, fence, mailbox,
or any other obstruction shall be placed within the easement to hinder
the placement of the snow. In addition, parking is prohibited on the
cul-de-sac by order of the Fire Marshal.
D.
Temporary cul-de-sac streets:
(1)
May be temporarily closed at one end, with the intent
to extend the street onto the abutting tract upon its development.
(3)
Shall not be extended as a cul-de-sac street, but shall be connected to another through street, unless approved by the Supervisors when warranted by special conditions as in Subsection C(3)(b), herein.
(4)
Shall form a logical step in the circulation pattern
of the super block or area in which it is located.
(5)
Shall be provided with a vehicular turnaround at the
closed end, abutting the tract boundary, with a paving radius of at
least 40 feet.
(a)
Construction shall meet the same requirements
as for a permanent cul-de-sac turnaround.
(b)
Those portions of the turnaround extending beyond
the street right-of-way shall be located on temporary access easements,
valid only until the road is extended.
(c)
Upon extension of the street, the full rights
and responsibilities for the area of the temporary easements shall
revert to the owners of the lots on which they were located.
(6)
The developer responsible for extension of the street
shall also be responsible for the following:
(a)
Removal of all curbing and paving of the temporary
turnaround beyond the width of the street's cartway.
(b)
Installation of new sidewalk, curbing, and cartway
paving to complete the street connection.
(c)
Extension of utilities as necessary.
(d)
Repair of any improvements damaged in this process.
(e)
Grading, installation, and/or restoration of
lawn areas where affected by this removal and construction process.
E.
Multiple cul-de-sac streets:
(1)
Are single-access streets which terminate in more
than one vehicular turnaround.
(2)
Shall be avoided in favor of more desirable street
layouts.
(3)
May be permitted where the length of cul-de-sac is
less than 800 feet, measured from the through street intersection
to each turnaround.
(5)
Shall be served by an appropriately located and designed
emergency accessway when required by the Supervisors.
F.
Single-access loop streets:
(1)
Are single-access streets which encircle back to intersect
with themselves.
(2)
Shall be discouraged but may be permitted when no
alternatives are determined to be feasible and preferable by the Supervisors,
upon advice of the Township Planning Commission and Engineer.
(3)
When permitted, shall meet the following requirements:
(a)
Shall not under any circumstances exceed 2,000
feet in length, measured from the intersection with the through street,
along the entire center line around to its intersection with itself.
(b)
Shall not contain or serve more than 45 residential
lots or dwelling units.
(c)
Shall be required to be served by an appropriately
located and designed emergency accessway when required by the Supervisors.
G.
Stub streets:
(1)
Shall be provided in appropriate locations for vehicular
access to abutting undeveloped lands when required by the Supervisors,
upon advice of the Township Planning Commission and Engineer.
(3)
Shall not be provided with a vehicular turnaround.
(4)
Shall be constructed to the property line in accordance
with the standards of this chapter applicable to the classification
of streets it will be upon extension.
Clear sight triangles shall be required to be
maintained along all approaches to all street intersections, and all
intersections of driveways with streets, in compliance with the standards
herein.
A.
Clear sight triangles shall be measured along street
and driveway center lines, from their point of intersection.
B.
Where differing classifications of streets intersect,
the higher classification of street shall determine the dimensions
used.
C.
For driveways, the dimensions used shall be determined
by the classification of street being intersected.
E.
Within the area of clear sight triangles, obstructions
to visibility shall not be permitted within the following ranges of
height:
(1)
For all streets, between 2 1/2 feet and 12 feet
above the edge of paving.
(2)
Any plant materials placed within clear sight triangles
shall be properly maintained to continually comply with the height
restrictions herein. If not properly maintained, the Township reserves
the right to trim or remove the plant materials, upon due notice to
the property owner.
(3)
Exceptions may be made by the Board of Supervisors
to permit the following items in a clear sight triangle:
(a)
One private sign or lamp post, provided that
the post does not exceed one foot square or diameter, and that the
sign or lamp itself is above the top height limitation.
(b)
One shade tree, provided that, as the tree matures,
its lower branches will be removed within the restricted height ranges.
(c)
Existing shade trees, provided that the lower
branches are removed within the restricted height ranges, and that
the size, number, and arrangement do not impede adequate visibility.
The Board of Supervisors may require removal of one or more trees
as necessary to provide adequate visibility.
(4)
Grading within a clear sight triangle shall not exceed
a six-percent increase measured from the elevation of the edge of
paving. Existing grades in excess of 6% shall be regraded into compliance.
(5)
Where street or driveway grades drop off from an intersection,
the Supervisors may modify these requirements as necessary to improve
visibility at the intersection.
F.
Minimum safe stopping sight distance.
(1)
The intersection design should provide adequate sight
distances for all vehicular maneuvers allowed at the intersection.
(2)
These maneuvers include crossing the intersection
roadway, performing a left turn onto the intersecting roadway, or
performing a right turn onto the intersecting roadway.
(3)
The required sight distance is different from each
of the four types of controls that apply to at-grade intersections:
(a)
No control.
(b)
Yield control, where vehicles on the minor intersecting
roadway must yield to vehicles on the major intersecting roadway.
(c)
Stop control at two-way stop signs where traffic
on the minor roadway must stop prior to entering the major roadway
and at four-way stop signs where all movement on both streets must
stop.
(d)
Signal control.
(4)
A Policy on Geometric Design of Highways and Streets
(1984), by the American Association of State Highway and Transportation
Officials, is the standard by which minimum safe stopping sight distance
is to be evaluated.
A.
Applicants shall submit tentative sketch plans to
the Township Planning Commission, for their evaluation and advice,
in the following circumstances:
(1)
When five or more residential lots are proposed to
be subdivided along an existing arterial or collector street.
(2)
For all nonresidential proposals which require a new
driveway or upgrading of an existing driveway to handle larger volumes
of traffic than that which exists at the time of plan submission.
(3)
For all proposals whose driveways would generate 25
or more vehicular trips per day, based on I.T.E. trip generation standards.
B.
The Township Planning Commission shall review the proposal in accordance with the procedures of Article III of this chapter
C.
Following evaluation by the Township Planning Commission,
the applicant may submit plans to the state or Township for formal
review and, as appropriate, approval and issuance of permits.
D.
No driveway location, classification, or design shall
be considered finally approved by the Township unless permits have
been granted by the state and/or Township and preliminary plan approval
has been granted by the Board of Supervisors for the subdivision and/or
land development which the driveway(s) will serve.
A.
Driveway intersections with streets:
B.
In order to facilitate safe and efficient access between
streets and driveways, the number of driveways permitted to serve
individual parcels of land shall be kept to the minimum needed to
adequately serve the parcel in question.
(1)
Properties with frontages of 100 feet or less may
be permitted not more than one driveway intersection with a street.
Exceptions may be made when adjacent property owners share parking,
or when the need is determined in a traffic study prepared by a qualified
traffic engineer.
(2)
Not more than two driveway intersections with the
same street may be permitted for any parcel of land unless anticipated
traffic volumes warrant more than two, and then only when supported
by a traffic study prepared by a qualified engineer.
C.
Driveway intersections serving individual parcels
of land may be prohibited by the Board of Supervisors where such intersections
would create congestion, interference, and/or hazards to traffic flow
and safety by reason of street grades, land forms, vegetation, frequency
of driveway intersections, limited sight distances, and/or high speed
traffic flow. In such cases, the Board of Supervisors may permit reasonable
alternative forms of vehicular access to the parcel of land by means
of:
D.
Where driveway intersections are prohibited by the
Board of Supervisors and alternative forms of vehicular access would
cause an undue burden upon an applicant, the Board of Supervisors
may permit an alternative interim access solution in compliance with
the following:
E.
Distance from street intersections. Driveways shall
be located as far from street intersections as is reasonably possible.
F.
Choice of streets. When streets of different classes
are involved, the driveway shall provide access to the street of lesser
classification unless this requirement is waived by the Board of Supervisors
for reasons of sight distance, incompatibility of traffic, grading,
drainage, or other major reasons.
G.
Stopping areas. Regardless of the driveway classification,
all driveways shall be provided with a stopping area within which
the grade shall not exceed 6%. The stopping area shall be measured
as follows:
H.
Clear sight triangles. Clear sight triangles shall be provided where driveways intersect streets in compliance with the standards of § 145-27, Clear sight triangles.
I.
Rural residential driveways. Driveways intersecting
rural roads shall comply with the following standards:
(1)
All driveways shall be constructed so as not to impair
drainage within the right-of-way, alter the stability of the improved
areas, or change the drainage of adjacent areas.
(2)
Where a drainage ditch or swale exists, the applicant
shall install an adequate pipe under the driveway. The drainage pipe
installed under driveways shall be at least 15 inches or equivalent
cross section in diameter.
(3)
All driveway surfaces shall be paved with asphalt
for a distance of at least 15 feet from the edge of the roadway to
the interior of the lot.
A.
Parking shall not be permitted along driveways which
serve as the entrance(s) or exit(s) to parking areas with a capacity
of 50 cars or more, or along driveways serving parking areas of less
than 50 cars when considered dangerous to public safety, upon advice
of the Township Engineer and Planning Commission and at the discretion
of the Board of Supervisors.
B.
Parking areas shall not be located closer than 15 feet from any tract boundary line, nor less than 15 feet from any ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 145-42.
C.
Where the edge of a parking area is located close to a street, driveway, or other parking area, and the provisions of Subsection B above do not apply, a minimum separation of 10 feet shall be provided between these features. This spacing shall consist of a raised landscaped area, preferably curbed, with planting in conformance with § 145-42, herein.
D.
Dead-ended parking areas shall be discouraged when
the required parking capacity can be accommodated in a layout that
permits more convenient vehicular movements. However, extraneous through
traffic flow should be avoided.
(1)
Up to 30 parking spaces may also be located in a dead-ended
parking area if there is no more desirable alternative feasible, and
sufficient back-up areas provided for the end stalls.
(2)
More than 30 parking spaces may be located in a dead-ended
parking area only if a turnaround area is provided at the closed end,
suitable for passenger car turning. The turnaround area may be circular,
"T" or "Y" shaped, or other configuration acceptable to the Board
of Supervisors.
Parking, related internal driveways, and parking
aisles shall be governed by the following regulations:
A.
General.
(2)
Angled or perpendicular parking shall not be permitted
along public or private streets, except where specifically permitted
by this or other ordinances.
(3)
The terms "parking lot," "parking area," and "parking"
are interchangeable. "Internal driveways" serve the parking aisles,
and "parking aisles" provide direct access to the parking spaces.
B.
All parking lots.
(1)
Parking shall not be permitted along driveways which
serve as the entrance(s) or exit(s) to parking areas with a capacity
of 50 cars or more.
(2)
Parking areas shall be set back from tract boundary lines and ultimate right-of-way lines in compliance with the requirements of Chapter 170, Zoning. In any case not regulated by zoning, parking areas shall not be located closer than 15 feet from any tract boundary line or ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 145-42, Landscape requirements.
(3)
Where the edge of an existing parking area is located close to a street, driveway, or other parking area and the property is proposed for subdivision and/or land development, a minimum separation of 10 feet shall be provided between these features where feasible. This spacing shall consist of a raised landscaped area, preferably curbed, with planting in conformance with § 145-42, herein.
(4)
Dead-ended parking areas shall be discouraged when
the required parking capacity can be accommodated in a layout that
permits more convenient vehicular movements. However, extraneous through
traffic flow should be avoided.
(a)
Up to 30 parking spaces may also be located
in a dead-ended parking area if there is no more desirable alternative
feasible, and sufficient back-up areas provided for the end stalls.
(b)
More than 30 parking spaces may be located in
a dead-ended parking area only if a turnaround area is provided at
the closed end, suitable for passenger car turning. The turnaround
area may be circular, "T" or "Y" shaped, or other configuration acceptable
to the Board of Supervisors.
(5)
Handicapped parking stalls shall be installed in all
parking lots as close and convenient to building entrances as is reasonable.
The specific number and locations of handicapped stalls shall be determined
by the Board of Supervisors in accord with current standards and with
the advice of the Township Planning Commission and Engineer.
C.
Residential parking lots.
(1)
Parallel rows of parking spaces, which are not separated by an aisle, shall be separated by a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 145-42, herein.
(2)
A single row of parking spaces located parallel to and between two aisles, shall be separated from one of the aisles by a raised and/or curbed planting strip, a minimum of five feet wide, landscaped in accordance with § 145-42, herein.
D.
Nonresidential parking lots.
(1)
Parking lots with a capacity of from 15 to 40 cars shall require a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 145-42, herein, around the entire perimeter except where buildings, aisles, and walkways are located.
(3)
The ends of the rows of parking shall be designated
by raised planted islands with painted lines or the use of different
paving materials such as paving blocks or bricks as an alternative
at the discretion of the Board of Supervisors.
(a)
These planting strips shall be located parallel
to the rows of parking, to serve the following purposes:
[1]
To separate main access (entrance-exit) driveways
from rows of parking spaces.
[2]
To separate other major interior driveways from
rows of parking spaces (service drives, general internal circulation).
[3]
To separate large parking areas into smaller
units at intervals of not more than four rows of parking stalls with
each unit capacity not greater than 100 cars.
(b)
The ends of rows of parking shall be designated
as such by raised planted islands or the use of different paving materials
such as paving blocks, bricks, or round stones, or some other alternative,
at the discretion of the Board of Supervisors.
(4)
The primary plant materials used shall be shade or canopy trees, chosen from the list of plant materials in § 145-43 or alternative plant materials approved by the Board of Supervisors. These trees shall be planted in the planting strips at a spacing equal to the minimum spacing recommended for the type of tree. Only canopy trees shall be planted in end islands for better visibility.
(5)
Additional planting is encouraged and may include a variety of ornamental trees, shrubs, and ground covers, chosen from the list of plant materials in § 145-43, provided that:
(a)
At the ends of planting strips at aisle and
interior driveway intersections, drivers' visibility shall be maintained
by limited planting for the end 35 feet.
(b)
At the ends of planting strips between rows
of parking spaces, visibility shall be maintained by limited planting
for the end 20 feet.
(6)
The specific purposes to be served by these requirements
are:
(a)
To add visual character and improve the appearance
of large parking areas by reducing their massiveness into smaller
units.
(b)
To provide shade for parked cars.
(c)
To reduce random vehicular flow across parking
areas.
(d)
To permit a high level of visibility for those
uses (stores, offices) for which visibility is an important factor.
(e)
To facilitate snow removal and storm drainage,
and to conserve energy in construction and resurfacing operations,
by permitting relatively large units of paving surface, not obstructed
by numerous, small, barrier island areas.
The following requirements apply to all driveways
within all sites proposed for land development as well as to other
sites proposed for development which will provide parking capacity
for 50 or more cars:
A.
Main access driveways (entrance-exit), and service
driveways handling large trucks shall be a minimum paved width of
30 feet, with one lane in each direction, unless otherwise required
by PADOT standards governing the volume of traffic anticipated.
B.
Access driveways for cars and other small vehicles
which are clearly secondary in importance may be reduced to 26 feet
in paved width, unless otherwise required by PADOT standards governing
the volume of traffic anticipated.
C.
Interior storefront driveways in shopping centers
shall be a minimum paved width of 35 feet, to allow one lane in each
direction and a drop-off/pick-up lane along the sidewalks.
D.
Interior driveways along other nonresidential buildings
shall be a minimum paved width of 26 feet, except, where a drop-off/pick-up
lane is proposed, the width shall be 35 feet.
E.
Parking aisles (as defined) shall be a minimum of
24 feet wide with two-way traffic flow for convenience and efficiency.
F.
One-way aisles and/or parking at less than right angles
may be permitted only when:
G.
Wherever feasible, internal circulation driveways
shall extend from main access drives in locations which permit and
encourage entering traffic to turn and enter the parking aisles without
first traveling along a building-front driveway. This feature is intended
to reduce the volume of vehicular traffic along building front driveways
to make it safer for pedestrian traffic.
A.
Parking spaces shall be a minimum of nine feet by
18 feet in low turnover residential and employee office/industrial
parking lots, and a minimum of 10 feet by 20 feet in higher turnover
commercial lots and office/industrial visitor area lots. Handicapped
parking stalls shall be 12 feet wide by 20 feet, provided at the rate
of one space per 50 spaces or total capacity.
B.
Parking lot dimensions shall be no less than those
listed in the following table:
|
Parking Stall
|
Aisle Width
| ||||
|---|---|---|---|---|---|
|
Angle of Parking
|
Depth
(feet)
|
Width
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
| |
|
90°
|
18
|
9
|
25
|
25
| |
|
60°
|
18
|
9
|
18
|
20
| |
|
45°
|
18
|
9
|
15
|
18
| |
Rear lots or flag lots, as defined herein, may
be permitted by the Board of Supervisors, in accordance with the following
standards and criteria:
A.
Purposes of rear lotting.
(1)
To permit reasonable subdivision of land which is
physically constrained by unusual configuration of the tract or limited
road frontage, and which could not be subdivided in a desirable manner
using conventional streets and lotting patterns.
(2)
Shall not be used as a means to avoid building a road.
B.
Parts of a rear lot. Rear lots shall be comprised
of two parts, the access strip and the body of the lot, in compliance
with the following standards:
(1)
The access strip shall be a minimum of 50 feet wide
for its entire length.
(2)
The access strip shall be a fee simple part of the
rear lot, and shall not be a separate parcel or easement.
(3)
The body of a rear 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.
C.
Review factors. In reviewing applications for rear
lots, the following factors will be considered by the Board of Supervisors,
Planning Commission, and Engineer:
(1)
The amount of road frontage and configuration of the
property being subdivided.
(2)
The sizes and number of lots proposed, including both
the total number of lots and the number of rear lots.
(3)
The type and character of road which the tract abuts.
(4)
The topography of the parcel being subdivided, with
an emphasis on saving trees and avoiding steep slopes.
(5)
The economic impact on the Township of maintaining
a road as compared to using rear lots.
(6)
The visual and physical impacts of road construction
from excessive regrading, for example, as compared to the use of access
strips.
D.
Design standards for rear lots.
(1)
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 minimum lot
width and area requirements of the district in which it is located.
(b)
No access strip should exceed three times the
lot depth described above, unless the primary purposes of the additional
length are to preserve farmland or other land for preservation of
agriculture or rural character, by locating new development remote
from road frontage.
(2)
The location of the access strip should be logical
relative to the body of the rear lot, surrounding lot configurations,
and natural features of the land, and it shall intersect the public
street at a safe, visible location.
(3)
Turns greater than 60° should be avoided in access
strips.
(a)
It may be necessary to widen the access strip
at such sharp turns to accommodate grading, drainage, tree preservation,
or emergency vehicles.
(b)
For access strips that may become roads, the
Board of Supervisors shall require turns to be designed to accommodate
horizontal curves required for roads.
(5)
When two access strips abut, they should share a common
access point and driveway from the edge of pavement to a distance
of at least 50 feet beyond the ultimate right-of-way line of the road,
from which point either one common driveway or two individual driveways
may continue. The shared portion shall be a minimum of 18 feet wide.
(6)
When more than two access strips abut one another,
the Board of Supervisors shall require, instead, the use of a public
street, in accordance with the standards of this chapter.
The regulations contained herein shall apply in those areas identified as flood-prone in Chapter 170, Zoning. The Flood Boundary and Floodway Map shall be available in the Township Building for inspection. In regard to the adopted Floodplain Conservation District, the regulations contained herein shall apply to those areas defined and established as floodplain and not in conflict with the information provided in the Flood Insurance Study.
A.
The regulations contained herein are intended to conform
to the requirements of the National Flood Insurance Program, P.L.
93-234, and the Pennsylvania Flood Plain Management Act, P.L. 851,
No. 166 of 1978,[1] and as either is amended. Furthermore, it is the purpose
of these regulations to:
(1)
Regulate the subdivision and development of floodplain
areas in order to promote the general health, welfare, and safety
of the community.
(2)
Require that each subdivision lot or development site
in floodplain areas be provided with a safe building site with adequate
access; and that public facilities which serve such sites be designed
and installed to preclude flood damage at the time of initial construction.
(3)
Protect individuals from buying lands which are unsuitable
for use because of flood hazards by prohibiting the subdivision and
development of unprotected flood plain areas.
(4)
Maintain the certification of Lower Frederick Township
and the eligibility of the property owners in the Township for the
benefits of the National Flood Insurance Program, P.L. 93-234.
[1]
Editor's Note: See 32 P.S. § 679.101
et seq.
B.
Prospective developers shall consult with the Zoning
Officer to make a determination as to whether or not the proposed
subdivision or land development is located within an identified floodplain.
C.
Where not prohibited by this or any other codes or
ordinances, land located in floodplain may be subdivided or developed
in accordance with this and any other codes or ordinances regulating
such development.
D.
The finished elevation of proposed streets within
floodplain areas shall be a minimum of two feet above the base flood
elevation. Drainage openings shall be sufficient to discharge flood
flows without increasing flood heights onto lands of other property
owners.
E.
Storm drainage facilities shall be designed to convey
the one-hundred-year flow without risk to persons or property. The
drainage system shall ensure drainage at all points along streets,
and ensure conveyance of drainage away from buildings.
F.
The Board of Supervisors may require in a floodplain
an underground system to accommodate a one-hundred-year flood and
a secondary surface system to accommodate large, less frequent floods.
Drainage plans shall be consistent with local and regional drainage
plans. The facilities shall be designed to prevent the discharge of
increased runoff onto adjacent properties.
G.
All new or replacement sanitary sewer systems, whether
public or private, located in floodplain areas shall be floodproofed,
and all appurtenances thereto (including, but not limited to, pumping
stations) shall be floodproofed up to a point two feet above the base
flood elevation.
H.
All new or replacement water systems, whether public
or private, in floodplain areas shall be floodproofed up to a point
two feet above the base flood elevation.
I.
All other new or replacement public or private utilities
and facilities in floodplain areas shall be elevated or flood proofed
to a point two feet above the base flood elevation.
J.
Waivers. Guidelines for relaxation from the requirements
set forth in this section are as follows:
(1)
A waiver shall not be issued within any designated
regulatory floodway if any increase in flood levels during the base
flood discharge would result.
(2)
A waiver shall only be issued if there is:
(a)
A determination that failure to relax the requirements
would result in exceptional hardship to the applicant;
(b)
A determination that the relaxing of a requirement
will not result in increased flood heights, additional threats to
public safety, extraordinary public expense, create nuisances, cause
fraud on or victimization of the public, or conflict with existing
local laws or ordinances.
(c)
A determination that relaxing of a requirement
will not result in any adverse impact on adjacent landowners either
upstream or downstream.
(3)
A waiver shall only be issued upon a determination
that the waiver is the minimum necessary, considering the flood hazard
to afford relief.
K.
Where the subdivision or land development lies partially
or completely in a floodplain, or where the subdivision or land development
borders on a floodplain, the plan shall include detailed information
identifying the following:
The length, width, and shape of blocks shall
be guided by the following:
B.
Respect for existing natural features which may constrain
subdivision or land development.
C.
Need to provide efficient, convenient and safe pedestrian
and vehicular circulation, including the reduction of intersections
with arterial streets.
D.
Suitability of lotting pattern and building sites
created by the blocks.
B.
Deep, narrow lots are to be avoided, except that lots
for attached dwelling units may receive special consideration.
C.
Wide, shallow lots are to be avoided.
D.
Every lot shall contain a building envelope suitable
for the type(s) of development proposed.
E.
Every lot shall have usable frontage along the right-of-way of a public street, in compliance with Chapter 170, Zoning.
F.
Lot lines shall be drawn parallel, concentric, at
right angles, or radial to the right-of-way line whenever feasible
and not otherwise justifiable by existing, permanent, natural or man-made
features.
[Amended 4-6-2004 by Ord. No. 04-02]
All permanent and temporary cutting, filling, grading, regrading, and/or other forms of earth-moving activities shall be known as "grading" and shall be conducted only in compliance with Chapter 77, Grading and Excavations, of this Code; the Township Engineering Standards;[1] and the following requirements:
A.
All grading shall be set back from property lines
a sufficient distance to prevent any adverse effects on adjacent properties.
At a minimum this distance shall be five feet.
B.
Wherever grading will increase the volume or velocity
of stormwater flow toward a property line the applicant shall install
and maintain drainage facilities sufficient to prevent adverse effects
on the adjoining property, in compliance with the Township's Engineering
Standards. The construction and operation of these drainage facilities
shall not cause any adverse effects on abutting properties.
C.
Along property lines, where grading creates an abrupt
drop-off from the abutting property, in contrast to a previously existing
gradual change, the applicant shall be required to install a fence
or other suitable protective barrier, at the discretion of the Board
of Supervisors.
D.
A permit shall be required for grading operations.
Permits shall be issued by the Code Enforcement Officer upon recommendation
of the Township Engineer for each tract, lot, parcel, or site which
comprises a separate operation, unrelated to or not contiguous with
nearby grading proposed or performed by the applicant. However, a
permit shall not be required in the following situations:
(1)
For grading activities less than 5,000 square feet
in area.
E.
A site grading plan shall be required for all major
subdivision and/or land development plans as part of the preliminary
plan application. The Township Engineer may require a site grading
plan for other proposals where the effects of grading may be a concern.
F.
Finished grade shall not contain slopes in excess
of 3:1 or 33% incline, except where preexisting. Continuous slopes,
created by site grading, of 25% or steeper shall not exceed eight
feet in height unless terraced to direct and control stormwater runoff.
Terraces shall be graded at every eight-foot raise in elevation. Terraces
shall be a minimum of five feet in width and shall be designed to
convey stormwater away from the downhill slope face, thereby preventing
erosion and excessive velocities. This requirement does not apply
to temporary stockpiles.
[Added 6-6-2006 by Ord. No. 06-04]
[1]
Editor's Note: The Engineering Standards are
included at the end of this chapter.
The items listed below shall be designed, constructed,
developed, installed, and/or maintained in conformance with the Township
Engineering Standards[1] which have been adopted separately by resolution of the
Board of Supervisors:
A.
Street and driveway paving.
B.
Curbing, sidewalks, and storm drainage related to
or needed for streets and driveways.
C.
Intersection radii for both curbs and rights-of-way.
D.
Erosion and sediment control.
E.
Stormwater runoff and other drainage facilities.
F.
Utilities.
G.
Sanitary sewer facilities.
H.
Public or centralized water supply.
I.
Fire hydrants.
J.
Bridges, culverts, dams, and/or other structures related
to watercourses.
K.
All other items related to subdivision and/or land
development for which it is reasonable and prudent to require compliance
with accepted engineering principles and practices.
[1]
Editor's Note: The Engineering Standards are
included at the end of this chapter.
Private roads are prohibited in the Township.
All roads must meet Township requirements and be dedicated to the
Township.
Sidewalks, curbs, and storm sewers shall be
installed along all proposed public streets, common driveways, and
common parking areas except when this requirement is waived at the
discretion of the Supervisors, upon recommendation of the Township
Planning Commission and Engineer. Engineering design and construction
standards shall be those contained in the Township Engineering Standards.[1]
A.
The Supervisors may waive the sidewalk requirements
under one or more of the following conditions:
(1)
Where proposed residential lot widths will be 125
feet or greater.
(2)
The sidewalk(s) would not be an extension of an existing
network which provides neighborhood or village circulation.
(3)
An alternative pedestrian circulation concept can
be shown to be more desirable, especially when using open space areas,
provided that appropriate walks are provided between the open space
walkways and the pedestrian origins and destinations.
(4)
The rural character, low density of the area and/or
small size of the proposal preclude the purposeful use of sidewalks.
B.
The Supervisors may waive the curb and/or storm sewer
requirement under one or more of the following conditions:
(1)
The curbs and storm sewer would not be an extension
of existing curbs and storm sewers.
(2)
When an alternative system of protecting the pavement
edge, and collecting and handling stormwater can be shown to be equal
or superior to the use of curbs and storm sewers.
(3)
When topographic conditions and/or low intensity of
development do not require their use.
C.
Regardless of the small size of a land development
or subdivision proposal, sidewalks, curbs, and storm sewers shall
be required wherever they fill a gap in an existing network.
D.
If for any reason an interim waiver of these requirements is made, a sufficient guaranty shall be posted for the eventual installation of these items, subject to approval by the Supervisors, upon recommendation of the Township Engineer and Solicitor, in accordance with § 145-54 of this chapter.
E.
Sidewalks shall not be less than four feet in width,
although the Supervisors may require additional width in commercial,
industrial, office, or higher-density residential areas where higher
volumes of pedestrian traffic are anticipated.
F.
Sidewalks shall be located a minimum of three feet
from the curbline or edge of cartway, but shall not extend beyond
the right-of-way line of public streets and shall not interfere with
monuments or pins at lot corners.
G.
Sidewalks shall be provided in appropriate locations
to provide safe and efficient pedestrian access between parking areas
and buildings.
H.
Additional sidewalks shall be required where deemed
necessary by the Supervisors to provide access to schools, churches,
parks, community facilities, and commercial or employment centers,
and to provide necessary pedestrian circulation within land development
and/or subdivisions where otherwise required sidewalks would not be
sufficient for public safety and convenience. Such additional sidewalks
may be constructed of alternative materials, in compliance with the
Township Engineering Standards.
I.
Sidewalks shall be designed to facilitate access and
use by the handicapped, in compliance with the Township Engineering
Standards.
J.
Driveway crossings shall be designed in compliance
with the Township Engineering Standards.
[1]
Editor's Note: The Engineering Standards are
included at the end of this chapter.
[Amended 6-10-2020 by Ord. No. 2020-01]
All land developments shall be required to install, maintain,
and guarantee plant materials as required herein for the visual and
other environmental benefits these plants will provide, as well as
for the specific benefits of buffering or screening, or otherwise
dividing spaces. A landscape plan prepared by a qualified horticultural
professional shall be submitted as part of the preliminary plan submission.
All trees must be planted in conformance with Appendix A,[1] Tree Planting Procedures. See 145 Attachment 4.[2]
A.
Conservation of existing vegetation. All land developments shall
be designed so as to minimize loss of mature trees (over six inches
in caliper) or trees less than six inches in caliper of species that
are listed as rare, threatened or endangered plants in Title 17, Pennsylvania
Code Chapter 45, tree masses and woodlands to buildings, clearings,
and/or grading. It shall be incumbent on the applicant to prove that
the plan minimizes disturbance of these trees and woodlands, given
the permitted development proposed.
(1)
As determined by the Board of Supervisors and Planning Commission,
the preservation of existing desirable mature trees, tree masses and
woodlands may be counted in lieu of the landscape requirements herein,
thereby reducing the amount of new plant material that would otherwise
be required to be planted.
(2)
Existing vegetation shown to remain as part of the landscape plan
for a land development shall be identified in the field prior to any
clearing and shall be physically protected throughout the construction
process. A temporary physical barrier, such as a snow fence, shall
be erected a minimum of one foot from the dripline on all sides of
stands of vegetation or individual trees shown to remain 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 specific method of preserving
existing vegetation shall be noted on the landscape plan and is subject
to approval by the Township Engineer or other Township-designated
professional.
B.
Street trees.
(1)
Street trees shall be required:
(a)
Along all existing streets when they abut or lie within the
proposed subdivision or land development;
(b)
Along all proposed streets;
(c)
Along access driveways which serve five or more residential
dwelling units;
(d)
Along major walkways through parking lots and between nonresidential
buildings, as recommended by the Township Planning Commission.
(2)
The street tree requirement may be waived by the Board of Supervisors,
upon the recommendation of the Township Planning Commission, where
existing vegetation is considered sufficient or to maintain scenic
views of open space, farmland, or natural features.
(3)
Street trees shall be provided by the subdivider or developer and
shall meet the following standards:
(a)
Trees shall be planted a minimum distance of five feet and a
maximum distance of 15 feet from the ultimate right-of-way line on
private land, toward the proposed development. However, in certain
cases, as follows, the Board of Supervisors may permit trees to be
planted within the ultimate right-of-way, upon the recommendation
of the Planning Commission:
(b)
Trees shall be so 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 and six feet from underground utilities. Plantings near overhead utilities should use tree species with low mature heights (see § 145-43, Lists of plant materials).
(c)
Trees shall be planted at a ratio of one tree per 50 linear
feet of frontage. Street trees shall be spaced not less than 10 feet
or more than 50 feet apart and may be clustered together to promote
better growth and allow for flexibility in landscaped design.
(d)
Trees shall be a minimum of 2 1/2 inches in caliper when
planted.
(4)
Tree planting procedures. Tree planting shall comply with the standards
detailed in Attachment 145d, Tree Planting Procedures.
(5)
Inspection by Township-designated professional shall be made to ensure that the requirements of § 145-42B(3) and (4) are met.
C.
Buffer and screen planting. All nonresidential proposals abutting
existing residential uses or residential zones shall provide landscaped
buffers along adjacent property lines for the purposes of visually
and functionally separating the nonresidential area from the residential
area.
(1)
Along all property lines adjacent to residential uses or zones a
twenty-five-foot buffer yard shall be set aside for planting purposes
only and shall not contain buildings, parking, utilities, or other
accessory uses.
(2)
A minimum planting quantity of one evergreen tree (see § 145-43, Lists of plant materials) for every 10 feet of affected property line shall be required within the buffer yard. Plantings are encouraged to be informally grouped within the entire length and width of the buffer yard. No tree shall be less than 10 feet or more than 35 feet from any other tree in the buffer yard.
(3)
Large evergreen shrubs (see § 145-43, Lists of plant materials) may be substituted for evergreen trees at the rate of two shrubs for each required tree upon the recommendation of the Planning Commission and approval of the Board of Supervisors.
(4)
Earth berms may be used in conjunction with the required plant material
and may substitute for some required plant material at the discretion
of the Board of Supervisors. Berms shall have a maximum slope of 4:1.
(5)
Any existing plant material within the proposed buffer yard suitable
for buffering purposes as determined by the Township shall remain
and may substitute for required new plantings, at the discretion of
the Board of Supervisors.
(6)
A variety of tree and shrub species is encouraged. No species should
comprise more than 25% of planted trees and shrubs. The use of species
native to Pennsylvania (as identified by the Pennsylvania Department
of Conservation and Natural Resources) is encouraged.
D.
Light buffer planting. All multifamily residential or single-family
attached residential shall have landscaping buffer areas according
to the following:
(1)
Along all property lines of the development, a twenty-five-foot buffer
yard shall be set aside for planting purposes only and shall not contain
buildings, parking, utilities, or other accessory uses.
(2)
A minimum planting quantity of one canopy tree and two flowering
or evergreen trees for each 100 feet of property line. Plantings are
encouraged to be informally grouped within the entire length and width
of the buffer yard.
(3)
Large flowering shrubs may be substituted for flowering trees or
evergreen trees at a rate of two for one.
(4)
Any existing plant material within the proposed buffer yard suitable
for buffering purposes, as determined by the Township, shall remain
and may substitute for required new plantings, at the discretion of
the Board of Supervisors.
[Amended 6-10-2020 by Ord. No. 2020-01]
The lists in this section are recommended for all planting required
by this chapter. This list of plants is not to be considered exclusive.
Other species may be appropriate for purposes of aesthetics, environmental
conditions, or species diversity. Alternative plant materials may
be used with the approval of the Board of Supervisors upon advice
from a horticultural professional regarding their suitability for
their purposes and locations.
A.
Shade or canopy trees suitable for street trees or parking lots as
well as for buffers and screens. Trees should be spaced at least 20
feet apart.
|
Acer rubrum
|
Red maple
|
|
Carpinus caroliniana
|
Ironwood
|
|
Fraxinus pennsylvanica lanceolata,* "Marshall's seedless"
|
Marshall's seedless ash
|
|
Corylus colurna
|
Turkish filbert
|
|
Gleditsia triacanthos, inermis
|
Thornless honeylocust
|
|
Koelreuteria paniculata
|
Golden rain tree
|
|
Nyssa sylvatica
|
Black gum
|
|
Ostrya virginiana
|
Hop hornbeam
|
|
Oxydendrum arboretum
|
Sourwood
|
|
Platanus occidentalus
|
Sycamore
|
|
Quercus bicolor
|
Swamp white oak
|
|
Quercus borealis
|
Scarlet oak
|
|
Quercus imbricaria
|
Shingle oak
|
|
Quercus marcrocarpa
|
Bur oak
|
|
Quercus phellos
|
Willow oak
|
|
Quercus pinus
|
Chestnut oak
|
|
Quercus rubra
|
Red oak
|
|
Robinia pseudoacacia
|
Black locust
|
|
Sophora japonica
|
Japanese pagodatree
|
|
Taxodium distichum
|
Bald cypress
|
|
Tilia americana
|
American linden
|
|
Tilia cordata
|
Little leaf linden
|
|
Tilia tomentosa
|
Silver linden
|
|
Ulmus parvifolia
|
Chinese lacebark elm
|
|
Zelkova serrata
|
Japanese zelkova
|
|
NOTE:
| |
|
*
|
Avoid all Fraxinus species, with the exception of Fraxinus augustfolia
and Fraxinus quadrangulata, until emerald ash borer status changes.
|
B.
Shade or canopy trees suitable for property line buffers and nonvehicular
use areas only. Minimum mature height: 30 feet or more. Trees should
be spaced at least 30 feet apart and should be planted in a minimum
eight-foot planting strip.
|
Acer saccharum
|
Sugar maple
|
|
Betula alleghaniensis
|
Yellow birch
|
|
Betula lenta
|
Sweet birch
|
|
Betula nigra
|
River birch
|
|
Carya ovata
|
Shagbark hickory
|
|
Cercidiphylum japonicum
|
Katsura
|
|
Fagus grandifolia
|
American beech
|
|
Fagus sylvatica
|
European beech
|
|
Fraxinus americana*
|
White ash
|
|
Ginkgo biloba
|
Ginkgo (male only)
|
|
Liquidamber styraciflua
|
Sweet gum
|
|
Liriodendron tulipifera
|
Tuliptree
|
|
Magnolia acuminata
|
Cucumbertree magnolia
|
|
Phellodendron amurense
|
Yellow wood
|
|
Plantanus acerifolia
|
London planetree
|
|
Quercus alba
|
White oak
|
|
Quercus coccinea
|
Scarlet oak
|
|
Quercus palustris
|
Pin oak
|
|
Quercus velutina
|
Black oak
|
|
Sassafras albidum
|
Sassafras
|
|
NOTE:
| |
|
*
|
Avoid all Fraxinus species, with the exception of Fraxinus augustfolia
and Fraxinus quadrangulata, until emerald ash borer status changes.
|
C.
Trees having a moderate mature height, suitable for planting in proximity
to overhead utilities:
|
Acer griseum
|
Paperbark maple
|
|
Acer pensylvanicum
|
Striped maple
|
|
Acer spicatum
|
Mountain maple
|
|
Amalanchier arborea, 15 ft. to 25 ft., maximum 40 ft.
|
Serviceberry
|
|
Amalanchier canadensis
| |
|
Amalanchier laevis
| |
|
Aralia spinosa
|
Hercules club
|
|
Asimina triloba
|
Pawpaw
|
|
Betula populifolia
|
Gray birch
|
|
Carpinus caroliniana
|
American hornbeam
|
|
Cercis canadensis
|
Eastern redbud
|
|
Chionanthus virginicus
|
White fringe tree
|
|
Cladrastis lutea
|
American yellowwood
|
|
Cornus florida
|
Flowering dogwood
|
|
Cornus kousa
|
Kousa dogwood
|
|
Cornus x
|
Rutgers hybrid dogwoods
|
|
Cornus mas
|
Cornelian cherry dogwood
|
|
Cotinus coggygria
|
Smoketree
|
|
Crataegus phaenopyrum etc.
|
Hawthorn
|
|
Davidin involucrata
|
Dovetree
|
|
Evodia daniellii
|
Korean evodia
|
|
Franklinia alatamaha
|
Franklinia
|
|
Halesia carolina
|
Carolina silverbell
|
|
Juniperus virginiana
|
Eastern red cedar
|
|
Koelreuteria paniculata
|
Golden raintree
|
|
Laegerstromeria indica
|
Crape myrtle
|
|
Maclura pomifera
|
Osage orange
|
|
Magnolia soulangeana
|
Saucer magnolia
|
|
Magnolia stellata
|
Star magnolia
|
|
Magnolia virginiana
|
Sweetbay magnolia
|
|
Malus spp.
|
Flowering crabapple
|
|
Ostrya virginiana
|
Hop hornbeam
|
|
Oxydendrun arboretum
|
Sourwood
|
|
Parrotia persica
|
Persian perrotia
|
|
Phellodendron amurensi
|
Amur corktree
|
|
Pinus bungeana
|
Lacebark pine
|
|
Pinus cembra
|
Swiss stone pine
|
|
Poncirus trifoliata
|
Hardy orange
|
|
Prunus pensylvanica
|
Pin cherry
|
|
Prunus serrulata
|
Flowering cherry
|
|
Prunus subhirtella
|
Higan cherry
|
|
Rhus aromatica
|
Fragrant sumac
|
|
Rhus typhinia
|
Staghorn sumac
|
|
Sassafras albidium
|
Sassafras
|
|
Sciadopitys verticillata
|
Japanese umbrella pine
|
|
Stewartia pseudocamellia
|
Japanese stewartia
|
|
Styrax japonicus
|
Japanese snowbell
|
|
Viburnum prunifolium
|
Blackhaw viburnum
|
|
Zanthoxylum amercanum
|
Prickly ash
|
|
The factors which render these trees suitable for this application
include slow growth rate, moderate mature overall size potential,
and decurrent vs. excurrent growth habit. An excurrent tree is characterized
by a dominant central leader and pyramidal crown shape, whereas a
decurrent tree has a broad, spreading form. Decurrent form trees,
while often having less height potential than excurrent trees, may
be less suitable in confined settings where room is limited for branch
spread.
|
D.
Evergreen shrubs suitable for site element screens:
|
Azalea - evergreen species must reach three-foot height
|
Azalea
|
|
Chamaecyparis obtusa
|
Chamaecyparis
|
|
Chamaecyparis pisifera
|
Chamaecyparis
|
|
Ilex crenata "Hetzi"
|
Japanese holly
|
|
Ilex glabra
|
Inkberry
|
|
Ilex meserveae
|
Blue holly series
|
|
Ilex verticillata
|
Winterberry
|
|
Juniperus chinensis "Hetzii glaucas"
|
Hetz blue juniper
|
|
Juniperus virginiana
|
Eastern red cedar
|
|
Kalmia latifolia and cvs
|
Mountain laurel
|
|
Leucothoe fontanesiana
|
Leucothoe
|
|
Pieris floribunda
|
Mountain Andromeda
|
|
Pieris japonica
|
Japanese Andromeda
|
|
Rhododendron sp.
|
Various large rhododendrons
|
|
Taxus sp.
|
Yew
|
|
Thuja sp.
|
Arborvitae
|
E.
Evergreen trees suitable for property line buffers or site element
screens:
|
Abies balsamea var. phanaerolepsis
|
Canaan fir
|
|
Abies concolor
|
White fir
|
|
Chamaecyparis pisifera
|
Sawara falsecypress
|
|
Ilex opaca
|
American holly
|
|
Magnolia grandiflora
|
Southern magnolia
|
|
Picea abies
|
Norway spruce
|
|
Picea omorika
|
Siberian spruce
|
|
Picea pungens
|
Colorado spruce
|
|
Pinus strobus
|
White pine
|
|
Pinus thunbergii
|
Japanese black pine
|
|
Tsuga canadensis
|
Canadian hemlock
|
|
Tsuga caroliniana
|
Carolina hemlock
|
F.
Deciduous or evergreen shrubs suitable for clipped hedges in property
line buffers or site element screens:
|
Acanthopanax pentaphyllus1
|
Five leaf aralia1
|
|
Aronia arbutifolia
|
Chokeberry
|
|
Buxus microphylla and vars.
|
Korean boxwood
|
|
Cornus mas
|
Cornelian cherry
|
|
Cotoneaster salicifolia
|
Willowleaf cotoneaster
|
|
Euonymus fortuneii 'Vegetus'
|
Big leaf wintercreeper
|
|
Ilex crenata compacta
|
Compact Japanese holly
|
|
Ilex crenata glabra
|
Inkberry
|
|
Ilex crenata hetzii
|
Hetz holly
|
|
Juniperus chinensis glauca hetzi
|
Hetz blue juniper
|
|
Juniperus chinensis pfitzeriana compacta
|
Compact Pfitzer juniper
|
|
Ligustrum ibolium
|
Ibolium privet
|
|
Philadelphus lemoinei
|
Mock orange
|
|
Ribes alpinum
|
Currant
|
|
Taxus baccata
|
English yew
|
|
Taxus brownii
|
Brown's yew
|
|
Taxus canadensis
|
Canada yew
|
|
Taxus densiformis
|
Dense yew
|
|
Taxus media hatfieldi
|
Hatfield yew
|
|
Viburnum dentatum
|
Arrowwood
|
|
Viburnum lentago
|
Nannyberry
|
|
Viburnum opulus
|
European cranberry bush
|
|
Viburnum prunifolium
|
Blackhaw
|
|
NOTE:
| |
|
1
|
These plants have thorns and may not be suitable for areas near
pedestrians or where blowing trash may be a problem.
|
G.
Ornamental trees suitable for property line buffers or site element
screens:
|
Amelanchier canadensis
|
Shadbush serviceberry
|
|
Cercis candensis
|
Red bud
|
|
Chionanthus virginicus
|
Fringetree
|
|
Cornus florida
|
Flowering dogwood
|
|
Cornus kousa
|
Japanese dogwood
|
|
Cornus mas
|
Cornelian cherry
|
|
Crataegus cv. Toba
|
Toba hawthorn
|
|
Crataegus mollis
|
Downy hawthorn
|
|
Crataegus oxycantha
|
English hawthorn
|
|
Crataegus phaenopyrum
|
Washington hawthorn
|
|
Hammamelis virginiana
|
Witch hazel
|
|
Koelreuteria paniculata
|
Golden raintree
|
|
Laburnum vossi
|
Goldenchain
|
|
Magnolia soulangeana
|
Saucer magnolia
|
|
Magnolia virginiana
|
Sweetbay magnolia
|
|
Malus sp.
|
Crab apple species - preferably disease-resistant cultivated
varieties
|
|
Oxydendrum arboreum
|
Sourwood
|
|
Prunus sargentii
|
Sargent cherry
|
|
Prunus serrulata 'Kwanzan'
|
Kwanzan cherry
|
|
Rhus glabra
|
Smooth sumac
|
|
Rhus typhina
|
Staghorn sumac
|
|
Sorbus aucuparia
|
European mountain ash
|
|
Styrax japonica
|
Japanese snowbell
|
|
Syringa amurensis var. japonica
|
Japanese tree lilac
|
H.
Large deciduous shrubs suitable for use in property line buffers
or site element screen (not clipped hedges) (mature height between
five and 15 feet):
|
Aronia arbutifolia
|
Black chokeberry
|
|
Calycanthus floridus
|
Sweet shrub
|
|
Cephalanthus occidentalis
|
Buttonbush
|
|
Clethra acuminata
|
Summersweet
|
|
Cornus sericea
|
Red osier dogwood
|
|
Enkianthus campanulatus
|
Redvien enkianthus
|
|
Forsythia sp.
|
Forsythia
|
|
Philadelphus spp.
|
Mock orange
|
|
Physocarpus opulifolius
|
Common ninebark
|
|
Sambucus canadensis
|
Elderberry
|
|
Spirea nipponica
|
Snow mound spirea
|
|
Vaccinium corymbosum
|
Blueberry
|
|
Viburnum acerifolium
|
Maple leaf virburnum
|
|
Viburnum dentatum
|
Arrow wood
|
|
Viburnum prunifolium
|
Black haw
|
|
Viburnum spp.
|
Other large viburnum
|
|
Viburnum trilobum
|
American cranberry
|
I.
Ground cover plant material suitable for naturalized detention basins
(source: Brandywine Conservancy):
(1)
Wildflowers for wet meadows:
|
Asclepias incarnata
|
Swamp milkweed
|
|
Aster novae-angliae
|
New England aster
|
|
Aster puniceus
|
Purple-stemmed aster
|
|
Aster laevis
|
Smooth aster
|
|
Bidens aristosa
|
Bidens or tickseed sunflower
|
|
Bidens polylepsis
|
Bidens or tickseed sunflower
|
|
Eupatorium coelestinum
|
Mistflower
|
|
Eupatorium dubium
|
Joe-Pye weed
|
|
Eupatorium fistulosum
|
Holly Joe-Pye weed
|
|
Helenium nudiflorum
|
Purple-headed sneezeweed
|
|
Helianthus giganteus
|
Giant sunflower
|
|
Hesperis matronalis
|
Dame's rocket
|
|
Hibiscus palustris
|
Swamp rose mallow
|
|
Impatiens capensis
|
Jewelweed
|
|
Impatiens pallida
|
Jewelweed
|
|
Iris pseudacorus
|
Yellow iris
|
|
Lilium canadense
|
Canada lily
|
|
Lobelia cardinalis
|
Cardinal flower
|
|
Lobelia siphilitica
|
Blue lobelia
|
|
Ludwigia alternifolia
|
Seedbox
|
|
Monarda didyma
|
Bee-balm
|
|
Penstemon digitalis
|
Beardtongue
|
|
Pycnanthemum virginianum
|
Mountain mint
|
|
Rudbeckia laciniata
|
Green-headed coneflower
|
|
Rudbeckia triloba
|
Black-eyed susan
|
|
Senecio aureus
|
Golden ragwort
|
|
Solidago gigantea
|
Late goldenrod
|
|
S. graminifolia
|
Lane-leaved goldenrod
|
|
Zizia aurea
|
Golden Alexanders
|
(2)
Wildflowers for wet edges:
|
Bidens aristosa
|
Bidens or tickseed sunflower
|
|
Bidens polylepsis
|
Bidens or tickseed sunflower
|
|
Hibiscus palustris
|
Swamp rose mallow
|
|
Iris pseudacorus
|
Yellow iris
|
|
Iris versicolor
|
Blue flag
|
|
Lobelia cardinalis
|
Cardinal flower
|
|
Lobelia siphilitica
|
Blue lobelia
|
|
Monarda didyma
|
Bee-balm
|
|
Scirpus acustus
|
Hardstem bulrush
|
|
Typha angustifolia
|
Narrow-leaf cattail
|
|
Typha latifolia
|
Common cattail
|
(3)
Grasses for wet meadows:
|
Panicum virgatum
|
Switch grass
|
|
Phalaris arundinacae
|
Reed canary grass
|
|
Sorghastrum nutans
|
Indian grass
|
|
Tridens flavus
|
Red top
|
(4)
Wildflowers and grasses for dry meadows:
|
Andropogon gerardi
|
Big bluestem grass
|
|
Andropogon scoparius
|
Little bluestem grass
|
|
Asclepias tuberose
|
Butterfly weed
|
|
Aster pilosus
|
Aster
|
|
Aster simplex
|
White aster
|
|
Elymus canadensis
|
Canada wild rye
|
|
Monarda fistulosa
|
Wild bergamot
|
|
Panicum virgatum
|
Switch grass
|
|
Pycnanthemum tenuifolium
|
Slender mountain mint
|
|
Rudbeckia hirta
|
Black-eyed susan
|
|
Solidago nemoralis
|
Old field goldenrod
|
|
Solidago speciosa
|
Showy goldenrod
|
|
Sorghastrum nutans
|
Indian grass
|
|
Tridens flavus
|
Red top
|
|
Veronicastrum virginicum
|
Culver's root
|
The design of subdivisions and land developments
should preserve the desirable natural and/or historic features of
a site wherever reasonably possible. Included in such features are
the following:
A.
No topsoil shall be removed from the site or used
as spoil without a permit issued by the Township.
B.
Applicants shall be required to stockpile the top
six inches of soil that existed naturally in the site prior to subdivision
or land development.
C.
The stockpile of soil shall be redistributed uniformly
on the site following construction, to a minimum depth of six inches.
D.
All disturbed areas of the site shall be stabilized
and protected against erosion in compliance with the standard practices
acceptable to the Montgomery County Conservation District.
E.
Any topsoil in excess of the six-inch depth that existed
prior to subdivision or land development may be stockpiled separately
for other uses by the applicant.
A.
No proposal will be approved with a property line extending through any portion of an existing building, except where that property line follows a party wall separating semidetached or attached units, in accordance with Chapter 170, Zoning.
B.
When existing buildings are retained:
(1)
Minimum building setbacks shall be met or exceeded,
in respect to all new lot lines created, for the district in which
the buildings are located, even if this results in a lot area or dimensions
in excess of the otherwise applicable minimums.
(2)
Building setbacks in excess of the applicable minimums
are encouraged, in respect to all new lot lines created, when the
height and/or bulk of the existing building significantly exceeds
that of proposed, abutting development. For tall buildings, a setback
equal to the height of the building is suggested as a minimum. For
proportionally wide or deep buildings, a setback equal to 1/2 the
width or depth of the building is suggested as a minimum.
(3)
Run-down buildings shall be rehabilitated on the exterior
to conform in quality with surrounding new development.
(5)
Additions to retained buildings shall conform in all respects to the requirements of Chapter 170, Zoning, applicable to the district in which the building is located, and shall be in harmony with the character, design, building materials, and other architectural features of the building.
(6)
Historical or culturally significant buildings shall
retain their respective characters, to the greatest extent practical.
(7)
New buildings abutting the retained building should
reflect their respective characters, to the greatest extent practical.
(8)
In nonresidential districts, retained buildings shall be provided with adequate parking, service, and landscaped areas in accordance with provisions of Chapter 170, Zoning, for the intended use. If the applicant cannot specify the intended use, then the most land consumptive provisions shall be applied, to ensure sufficient land area for uses permitted in that district.
(9)
No plan approval will be granted to a subdivision
or a land development unless the above requirements are complied with,
and meets the satisfaction of the Township Board of Supervisors, upon
recommendation of the Township Planning Commission and Engineer.
C.
When existing buildings will be removed:
(1)
The plan must show the location and include a brief
description of the building(s) to be removed.
(2)
Plan approval will be granted upon written agreement to the expeditious removal of buildings intended for removal, in conformance with applicable Township requirements and procedures regarding demolition of buildings and disposition of the reusable parts and/or disposal of the rubble. If the building will not be removed immediately, a financial guarantee must be posed for its removal, in compliance with § 145-54, herein.
Applicants shall provide a reliable, safe, and
adequate water supply to support the intended uses approved as part
of a development plan.
A.
If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, applicants shall present evidence
to the Board of Supervisors that the subdivision or development is
to be supplied by a certified public utility, a bona fide cooperative
association of lot owners, or by a municipal corporation, authority,
or utility. A copy of a certificate of public convenience from the
Pennsylvania Public Utility Commission or an application for such
certificate, a cooperative agreement, or a commitment or agreement
to serve the area in question, whichever is appropriate, shall be
acceptable evidence.
B.
If private wells, owned and maintained by the individual
owners of lots within the subdivision or development will be used,
applicants shall certify their adequacy, in writing, to the Board
of Supervisors.
When required by Chapter 170, Zoning, applicants shall provide common open space in conformance with the standards of this section.
A.
BASKETBALL COURT
COMMON OPEN SPACE
PLAYFIELD
SWIMMING POOL
TENNIS COURT
TOT LOT
VIEWSHED
Definitions. The following definitions apply to the
common open space required in this section of the chapter:
A basketball facility including paved, striped court area
of at least high school standard size, with posts, backboards, and
baskets at both ends of the court.
An area of land and/or water used for recreation, resource protection, and buffers and restricted for such uses for residents of a development and possibly for the general public. Common open space does not include land occupied by buildings, roads, or road right-of-way; nor does it include the yards or lots of residential dwelling units or parking areas as required by Chapter 170, Zoning. Common open space shall be left in a natural state except in the case of recreation uses, which may contain impervious surface. Also referred to as "open space."
A common area within a subdivision or land development for
neighborhood residents and possibly the general public to use for
informal, active recreation purposes such as ball games and other
activities requiring a large lawn area, away from homes or other buildings.
A swimming facility including, at a minimum, a pool, surrounding
paved deck, lawn area, lifeguard and restroom facilities, and applicable
mechanical equipment.
A tennis facility including paved, standard sized and striped
court area, posts, net and fencing around its perimeter.
A confined, developed, neighborhood play area primarily for
use by preschool children under the supervision of parents or guardians.
The viewing area readily perceived by the observer from a
certain location or series of locations, commonly delineated by visual
accents such as, but not limited to, treelines or ridges, geologic
features, historic structures, stone walls, and watercourses.
B.
Common open space design requirements. Permanently
preserved open space shall:
(1)
Be designed as a continuous system of usable areas,
interspersed among groupings of residential dwelling units, wherever
practicable.
(2)
Be interconnected with common open space areas on
abutting parcels wherever possible.
(3)
Be provided with safe and convenient access by adjoining
public road frontage, other rights-of-way, or easements, and be capable
of accommodating pedestrian, bicycle, and maintenance vehicle traffic
where necessary.
(4)
Preserve scenic viewsheds along roads and from residential
dwelling units whenever possible.
(5)
Provide land suitable and appropriate for the type
and amount of recreation facilities required.
C.
Recreation facility requirements. The following table
lists the recreation facilities required by this section:
|
Total Number of Lots/Dwelling Units
|
Number of Playfields
|
Number of Tot Lots
|
Number of Basketball or Tennis Courts
| |
|---|---|---|---|---|
|
15 to 49
|
1
|
1
|
0
| |
|
50 to 99
|
1
|
2
|
0
| |
|
100 to 149
|
2
|
3
|
1
| |
|
150 to 199
|
2
|
4
|
2
| |
|
200 to 249
|
3
|
5
|
2
| |
|
250 to 299
|
3
|
5
|
3
| |
|
300 to 349
|
4
|
6
|
3
| |
|
350 to 400
|
4
|
6
|
4
|
D.
In addition, for over 300 lots/dwelling units, the
applicant shall install one swimming pool.
E.
Tot lot requirements.
(1)
Use of tot lots shall be limited to daylight hours
only; no lighting shall be installed.
(2)
Low-maintenance play equipment and structures shall
be included and confined by a gated fence, a minimum of three feet
high. The gate shall be self-closing and self-latching.
(3)
Sitting areas, including benches, shall be provided
for the convenience of persons supervising the children.
(4)
Shade trees shall be provided for sitting and play
areas; gazebo or picnic type shelters may be used in addition to shade
trees.
(5)
When a tot lot is placed adjacent to the playfield,
practical measures, such as fencing and orientation of facilities,
shall be used to reduce hazards, especially from balls or other flying
objects.
(6)
(7)
Locations: at convenient, centralized intervals, requiring
not longer than a one-thousand-foot walk from any dwelling unit.
F.
Playfield requirements.
(1)
Playfields shall be used only during daylight hours;
no lighting shall be installed.
(2)
Playfields are intended for informal, neighborhood
use. Playfields shall not be used for formalized programs such as
Little League Baseball or Midget Football which should be conducted
on larger, more appropriate fields, located, designed, and intended
for use by the extended community.
(3)
Playfields shall consist of a lawn area, unobstructed
by trees, shrubs, benches, playground equipment and other obstacles.
Applicants are encouraged to locate trees and shrubs along the perimeter
of a playfield in order to define its limits, enhance its appearance,
and filter noise generated by activities.
(4)
Playfields shall be sloped for proper drainage, not
less than 1% nor more than 3% grade, and shall be well drained so
that they are suitable for use in most weather.
(5)
Playfields shall be fenced at the discretion of the
Board of Supervisors.
(6)
(7)
Playfields shall have at least one backstop, facing
south.
(8)
Locations: at convenient, centralized intervals.
G.
Basketball and tennis court requirements.
(1)
These courts shall be constructed in accordance with
specifications approved by the Township Engineer, and shall be oriented
in a north/northeast-south/southwest direction.
(2)
Minimum dimensional standards shall be as follows:
(a)
Tennis court areas shall be of standard size;
basketball court areas shall be at least high school standard size.
(3)
Tennis courts shall be fenced around the entire perimeter
with minimum ten-foot-high fencing.
(4)
Basketball courts shall be fenced with minimum six-foot-high
fencing under the following conditions:
(5)
Lighting may be provided for nighttime use of courts,
so arranged that no glare affects abutting residences or streets,
on a demand-activated basis, until not later than 10:00 p.m.
(6)
Locations: at convenient, centralized intervals.
H.
Swimming pool requirements.
(1)
Minimum pool surface area shall be 3,000 square feet
(e.g., 40 feet by 75 feet).
(2)
A toddlers' pool may be provided in addition.
(3)
The pool(s) shall be surrounded by a paved, nonslip
surface, a minimum of eight feet wide.
(4)
Lawn area shall be provided adjacent to and around
the pool, a minimum of 4,000 square feet, at a slope not exceeding
5%.
(5)
A permanent building shall be provided for restrooms
and a lifeguard/supervisor room.
(6)
The entire facility shall be surrounded by a fence,
a minimum of six feet high, with a lockable gate.
(7)
Minimum setbacks shall be as follows:
(a)
The edge of paving around the pool and the pool
building shall not be less than 125 feet from any residence.
(8)
Lighting may be provided for nighttime use, so arranged
that no glare affects abutting residences or streets.
I.
Consolidation of facilities. Applicants are required
to provide the numbers and types of facilities as required in this
section, spaced for convenient access by the residents. However, applicants
are encouraged to consolidate several facilities in fewer locations
to better serve the residents' needs in the following possible ways:
(1)
By locating all required tennis or basketball courts
in one area, thereby restricting noise and light to one area, and
precluding the need to search the neighborhood for a free court.
(2)
By combining two 25,000 square foot playfields into
one 50,000 square foot area to permit larger fields for softball,
football, soccer, or other field sports, while maintaining the neighborhood
use character.
(3)
By creating one or more park-like facilities rather
than several sets of scattered facilities.
(4)
Tot lots may be adjacent to other types of recreation
facilities but not to other tot lots so that they may be dispersed
throughout the development and only require short walking distances
from all homes.
The applicant shall, at the time of preliminary
plan submission, provide a plan for ownership, maintenance and operation
of common open space. Said plan shall:
A.
Define ownership of common facilities;
B.
Establish necessary regular and periodic operation
and maintenance responsibilities;
C.
Estimate staffing needs, insurance requirements and
associated costs, and define the means for funding same on an ongoing
basis; and
D.
At the Township's discretion, the applicant may be
required to escrow sufficient funds for the maintenance and operation
of common facilities for a period of up to one year.
A.
Any of the following methods may be used to own, maintain,
or preserve common facilities, whether they be open space or built
recreation facilities. Common facilities shall, however, be initially
offered for dedication to the Township after a Township recreation
plan has been adopted by the Board of Supervisors.
(1)
Condominium. The common facilities may be controlled
through the use of condominium agreements. Such agreements shall be
in conformance with the Pennsylvania Uniform Condominium Act.[1] All open space and recreation facilities land shall be
held as "common element." Such land shall not be eligible for sale
to another party except for transfer to another method of ownership
permitted under this section, and then only where there is no change
in the open space ratio of the overall development.
[1]
Editor's Note: See 68 Pa.C.S.A. § 3101
et seq.
(2)
Homeowners' association. The common facilities may
be held in common ownership by a homeowners' association, subject
to all of the provisions set forth in Section 705(f) of the Pennsylvania
Municipalities Planning Code.[2] In addition, the homeowners' association shall be governed
according to the following:
(a)
The owner or applicant shall provide to the
Township a description of the organization, including its bylaws and
documents governing maintenance requirements and use restrictions
for common facilities.
(b)
The organization shall be established by the
owner or applicant and shall be in existence (with financial subsidization
by the owner or applicant, if necessary) at the time of sale of any
dwelling units within the development.
(c)
Membership in the organization is mandatory
for all purchasers of dwelling units therein and their successors.
(d)
The organization shall be responsible for maintenance
of and insurance on common facilities.
(e)
The members of the organization shall share
equitably the cost of maintaining, insuring, and operating common
facilities.
(f)
The owner or applicant for any tract proposed
to contain any common facilities shall arrange with the County Board
of Assessment a method of assessment of the common facilities which
will either allocate to each tax parcel in the development a share
of the total assessment for such common facilities, or, alternatively,
the organization shall be responsible for applicable real estate taxes
on common facilities.
(g)
The organization shall have or hire adequate
staff, as necessary, to administer, maintain, and operate common facilities.
[2]
Editor's Note: See 53 P.S. § 10705(f).
(3)
Fee simple dedication. The Township may, but shall
not be required to, accept any portion or portions of the common facilities
provided:
(a)
Such land shall be freely accessible to the
public;
(b)
There shall be no cost to the Township involved;
(c)
The Township agrees to and has access to maintain
such lands; and
(d)
The open space shall be in an acceptable condition
to the Township at the time of transfer with regard to size, shape,
location and improvements.
(4)
Dedication of easements. The municipality or county
may accept, but shall not be required to accept, easements to any
portion or portions of the open space. In such cases, the land remains
in the ownership of the individual, condominium, or homeowners' association
while the easements are held in public ownership. In either case,
there shall be no cost to the county or municipality for acquisition
or maintenance. The municipality may require this method where it
seems this is the most appropriate way of preserving land in open
space, and after a recreation plan has been adopted by the Township.
(5)
Transfer to a private conservation organization. With
permission of the Township, an owner may transfer either the fee simple
title, or easements, to a private, nonprofit organization, among whose
purposes is to conserve open space land and/or natural resources provided
that:
(a)
The organization is acceptable to the Township
and is a bona fide conservation organization with perpetual existence;
(b)
The conveyance contains appropriate provisions
for proper reverter or retransfer in the event that the organization
becomes unwilling or unable to continue carrying out its functions;
and
(c)
A maintenance agreement acceptable to the Township
is entered into by the developer and the organization.
B.
Costs. Unless otherwise agreed to by the municipality
or county, the cost and responsibility of maintaining common facilities
shall be borne by the property owner, condominium association, or
homeowners' association. If the common facilities are not properly
maintained, the Township may assume responsibility of maintenance
and charge the property owner, condominium association, or homeowners'
association a fee which covers maintenance costs, administrative costs,
and penalties as stipulated in this chapter.
C.
Fee in lieu of recreation land. Where the Board of Supervisors determines, after a hearing pursuant to public notice, that, because of the size, shape, location, access, topography or other features of the land or any other need of the Township, it is impractical to set aside common open space as required by Chapter 170, Zoning, and § 145-49 of this chapter, the Supervisors shall require a payment of a fee-in-lieu of such land. The developer shall pay such fee to the Township prior to final approval of each section of the overall plan by the Board. Such fee shall be calculated by multiplying the number of dwelling units in each section by the fee per dwelling unit. The amount of the fee shall be specified in the schedule of fees adopted by resolution by the Board of Supervisors. All fees paid to the Township, pursuant to this section of the chapter, shall be kept in a capital reserve fund. Such fund shall be used only for the acquisition of land or capital improvements for park and recreation purposes. The provisions of this section shall be applicable only after a Township recreation plan has been adopted by the Board of Supervisors.
