The standards of design in this Article should
be used to judge the adequacy of land development and/or subdivision
proposals. Where, after application by the developer, it is proven
that a literal application of these standards in certain cases would
work undue hardship or be plainly unreasonable, the Board of Supervisors
may, in its sole discretion, grant such reasonable exceptions as will
not be contrary to the public interest. In reviewing applications
for exception, the Board of Supervisors shall be guided by the standards
set forth in the Pennsylvania Municipalities Planning Code[1] for zoning hearing boards to follow in the granting of
variances.
[1]
Editor's Note: See 53 P.S. § 10101
et seq.
[Amended 6-15-1987 by Ord. No. 87-517]
The developer shall construct and install with
no expense to the Township all streets, curbs, sidewalks, water mains,
sanitary sewers, stormwater sewers and basins, streetlights, fire
hydrants, street signs and other facilities and utilities specified
in this Article. Construction and installation of such facilities
shall be subject to inspection by appropriate officials during the
progress of the work.
[Amended 6-15-1987 by Ord. No. 87-517]
The following principles of land development
and/or subdivision, general requirements and minimum standards of
design shall be observed by the developer in all instances:
B.
Where no public water supply is available to the developer,
the Board of Supervisors may require the developer to obtain from
the appropriate official of the Pennsylvania Department of Environmental
Resources certificates of approval as to the adequacy and quality
of the water supply the developer proposes to utilize and approval
of the type and construction methods to be employed in the installation
of the individual water supply systems.
C.
Where the land development and/or subdivision is inaccessible
to the public wastewater system, the developer shall obtain from the
appropriate official of the Pennsylvania Department of Environmental
Resources certificates of approval of the sewage disposal facilities
that the developer proposes to provide. Such sewage disposal facilities
shall comply with the provisions of all applicable Township ordinances.
D.
The proposed land development and/or subdivision shall
be coordinated with the existing nearby neighborhood so that the community
as a whole may develop harmoniously.
E.
All electric, telephone and communication utility
services shall be provided by underground cables installed in accordance
with the prevailing standards or practices of the utility or other
company providing such services. Where it is demonstrated to the satisfaction
of the Board of Supervisors that the underground installation of utility
services is not feasible because of physical conditions of the lands
involved, all utility service facilities which are within the right-of-way
of a street shall be located as specified by the Board of Supervisors.
[Amended 6-15-1987 by Ord. No. 87-517]
A.
General standards.
(1)
The location and width of all public streets shall
conform to the Official Highway Classification Map of the Township.
(2)
The proposed public street system shall extend existing
public streets at the same or greater width, but in no case less than
the required width.
(3)
When the development abuts an existing public street
of improper width or alignment, the Township may require the dedication
of sufficient land to widen the street or correct the alignment.
B.
Grading. The shoulders shall be graded to the full
width of the right-of-way, and provisions shall be made for slopes
beyond the right-of-way unless adequate permanent drainage is provided.
C.
Right-of-way width and paving width.
(1)
Streets. The minimum widths of the rights-of-way and paving of streets which shall be continuations of existing streets shall be equal to that of the existing street or shall conform to the requirements of Subsection E herein, whichever requirement is greater. The minimum widths of the rights-of-way and paving of streets which shall not be continuations of existing streets shall be in accordance with the requirements of Subsection E herein.
(2)
Cul-de-sac. A cul-de-sac shall not be approved when
a through street is practicable. A cul-de-sac shall not be more than
500 feet in length. A cul-de-sac having a right-of-way of 50 feet
or greater in width shall have a circular turnabout with a minimum
right-of-way radius of 50 feet and an outer paving radius of 40 feet.
D.
Intersections.
(1)
Right-of-way. Whenever practicable, right-of-way lines
shall intersect at right angles and shall be rounded by a tangential
arc having a minimum radius of eight feet.
(2)
Curb. Whenever practicable, curblines shall be rounded
by a tangential arc, the minimum radius of which shall be 20 feet.
The grade lines of the curbs at intersections shall intersect if the
tangents are extended.
(3)
Primary arterial streets. Whenever practicable, intersections
with primary arterial streets shall be kept to a minimum and shall
be located at least 1,000 feet apart.
E.
Alignment and design guidelines. Alignment and design
shall be as follows:
[Amended 10-15-2020 by Ord. No. 2020-866]
|
Alignment and Design Guidelines
| ||||||
|---|---|---|---|---|---|---|
|
Roadway Classification
| ||||||
|
Criteria
|
Primary Arterial
|
Arterial and Primary Collector
|
Collector and Feeder
|
Local
| ||
|
Design speed (mph)
|
60
|
50
|
40
|
30
| ||
|
Number of travel lanes
|
4 (minimum)
|
4
|
2
|
2
| ||
|
Lane widths (feet)
| ||||||
|
Through lanes
|
12
|
12
|
11
|
10
| ||
|
Turning lanes
|
12
|
11
|
10
|
—
| ||
|
Curb lanes
|
14
|
14
|
11
|
10
| ||
|
Roadway width (minimum)
| ||||||
|
No parking (feet)
|
52
|
52
|
32
|
28
| ||
|
Parking, 1 side (feet)
|
—
|
58
|
34
|
32
| ||
|
Parking, 2 sides (feet)
|
—
|
64
|
40
|
36
| ||
|
Median width (feet)
|
16 (minimum)
|
—
|
—
|
—
| ||
|
Shoulder width, paved (feet)
|
10
|
10
|
5, striped
|
4, striped
| ||
|
Cross slope (feet per foot)
|
.02/.06
|
.02/.06
|
.02/.06
|
.02/.06
| ||
|
Horizontal clearance, beyond edge
of road (feet)
|
14
|
14
|
2
|
2
| ||
|
Horizontal curvature
| ||||||
|
Desirable
|
4° 30'
|
4° 30'
|
11° 30'
|
21° 00'
| ||
|
Maximum
|
11° 30'
|
11° 30'
|
21° 00'
|
30° 00'
| ||
|
Vertical grade
| ||||||
|
Desirable (percent)
|
5
|
6
|
4
|
4
| ||
|
Range (percent)
|
0.75
|
0.75
|
0.75
|
0.75
| ||
|
Sight distance (minimum)
| ||||||
|
Stopping (feet)
|
475
|
350
|
275
|
200
| ||
|
Passing (feet)
|
2,100
|
1,800
|
1,500
|
1,100
| ||
|
Intersection for passenger cars (feet)
|
875
|
570
|
440
|
250
| ||
|
Intersection curb radii, minimum (feet)
|
50
|
35
|
25
|
20
| ||
|
Right-of-way width
| ||||||
|
Typical (feet)
|
100
|
80
|
60
|
50
| ||
|
At intersection, within 300 (feet)
|
120-140
|
100
|
80
|
50
| ||
F.
Street names and signs. No street name shall be used
which duplicates or will be confused with the name of an existing
street. Existing street names shall be projected whenever possible.
Signposts and nameplates approved by the Township shall be placed
at street intersections.
G.
Obstructions. No fences, hedges, walks, planting or
other obstruction shall be located within the right-of-way.
H.
Streetlights. Poles or standards for streetlights
shall be of a type meeting utility company standards and approved
by the Township. Poles or standards shall be erected in a manner approved
by the Township.
[Amended 6-15-1987 by Ord. No. 87-517; 5-6-2004 by Ord. No.
2004-735]
A.
Where applicable. Private streets may be provided
in residential, commercial and industrial zoning districts.
B.
Alignment and design standards. Private streets shall conform to the same standards as public streets, including right-of-way width and paved width, as set forth in Article III of this chapter.
C.
Turning area. A dead-end private street shall not
be approved unless adequate turning area at the dead end is provided.
A.
Where required. Sidewalks shall be provided along
heavily traveled streets, in the vicinity of schools, where lot widths
are less than 90 feet and at any other location where the Board of
Supervisors shall determine that sidewalks are necessary for public
safety or convenience.
B.
Construction. Sidewalks shall not be less than four
feet in width and four inches in thickness and not less than eight
inches thick at driveways. Concrete shall conform to Pennsylvania
Department of Transportation Specification Form 408, dated 1970, and
all supplements thereto for Class A cement concrete using air-entraining
cement and shall have a minimum ultimate twenty-eight-day compressive
strength of 3,500 pounds per square inch. All concrete shall be cured
by the use of an approved white pigmented curing compound. See Drawing
L-1 approved.[1]
[1]
Editor's Note: Drawing L-1, Standard Details
for Concrete Curb, Roadway, Sidewalk and Driveway, is on file in the
office of the Township Manager.
C.
Location. Sidewalks shall be located in the shoulder
strip and as far from the curb as practicable. The grade and paving
of the sidewalk shall be continuous across driveways.
A.
Length. Blocks in excess of 1,320 feet in length will
not be approved in absence of special conditions requiring a greater
length.
B.
Width. Whenever practicable, blocks shall be of such
width as will provide two tiers of lots of the minimum size permitted
under the applicable zoning classification.
C.
Crosswalk. In blocks over 800 feet long, a crosswalk
not less than 10 feet wide and with paving not less than four feet
may be required at or near the middle of the block. Crosswalks may
also be required where necessary to provide access to schools, churches
and business sections.
A.
Depth. Lots excessively deep in relation to width
are to be avoided. A proportion of two and one-half to one (2 1/2:1)
is generally regarded as a proper maximum for lots 60 feet or more
in width.
C.
Frontage. Every lot shall have a front lot line of
at least 50 feet along the right-of-way line of a street.
D.
Sidelines. Whenever practicable, the side lines of
a lot shall be at right angles or radial to the right-of-way line.
E.
House numbers. House numbers shall be assigned by
the Township.
[Amended 6-15-1987 by Ord. No. 87-517]
Common open space shall be provided as required
in the Upper Merion Zoning Ordinance.[1] ln addition, the developer shall give consideration to
the provision of suitable recreational areas and the preservation
of natural features, including notable trees, groves, waterways, wetlands,
scenic points, historic spots and other community assets.
Reserve strips controlling access to streets
or alleys will not be approved.
A.
Monuments. Monuments of stone or concrete shall be
placed at street intersections, angle points, beginning and ending
of all curves and at such other locations along the right-of-way lines
as the Township Engineer shall designate, and all such monuments shall
be shown on the record plan.
B.
Lot pins. Lot pins of three-fourths-inch iron rod
shall be placed at all lot corners.
[Amended 6-15-1987 by Ord. No. 87-517; 12-17-1998 by Ord. No.
98-678]
All subdivisions and land developments shall
comply with the stormwater management requirements in Chapter 140
of the Township Code, the Stormwater, Grading and Erosion Control
Ordinance.
Bridges and culverts shall be designed to support
expected loads, to carry expected flows and to be constructed to the
full width of the right-of-way.
A.
General. All street paving, concrete curbing and sidewalks
shall be constructed both as to materials and methods in accordance
with the specifications set forth in Drawing L-1, Revision A, attached
hereto and made a part hereof.[1] Sizes and dimensions shall be as set forth in these regulations.
All materials shall be approved by the Township Engineer.
[Amended 6-15-1987 by Ord. No. 87-517]
[1]
Editor's Note: Drawing L-1, Standard Details
for Concrete Curb, Roadway, Sidewalk and Driveway, is on file in the
office of the Township Manager.
B.
Paving.
(1)
Bituminous concrete paving shall have a minimum total
compacted depth of 10 inches, consisting of a two-inch subbase of
two-inch 2A Type C stone and five inches compacted depth of bituminous
concrete base course conforming to Pennsylvania Department of Transportation
Specification Form 408, dated 1970, and all supplements thereto, and
three inches compacted depth of ID-2A or ID-2 bituminous concrete
(two-inch binder and one-inch wearing) conforming to Pennsylvania
Department of Transportation Specification Form 408, dated 1970, Sections
420 and 421, and all supplements thereto.
(2)
Subgrade shall be shaped according to lines, grades
and widths shown on drawings and cross sections or as otherwise directed.
Subgrade shall be compacted to not less than 100% of the determined
dry weight density, determined in accordance with AASHO Designation
T-99 Method C. In-place density or compaction will be determined in
accordance with AASHO Designation T-191. If material used for subgrade
is too coarse to determine density by the above means, density will
be determined by the Engineer based on nonmovement of material under
specified compaction equipment. Subgrade shall be checked by the Engineer
for lines, grade, crown and contour before any succeeding courses
are placed.
(3)
Bituminous concrete base course shall be mixed, delivered,
placed and protected as per Pennsylvania Department of Transportation
Specification Form 408, dated 1970, Section 305, and all supplements
thereto. The base shall be primed with 1/4 gallon to 1/2 gallon per
square yard of Pennsylvania DL-2 bituminous material. The amount of
priming required shall be determined by Upper Merion Township officials.
The priming of the base shall be allowed to cure for a minimum of
48 hours (weather permitting) before the surface course is applied.
No traffic shall be permitted to travel over the street or road under
construction during the curing period.
(4)
ID-2A or ID-2 bituminous concrete shall be placed
in two courses, two-inch binder compacted depth and one-inch wearing
compacted depth. All material shall be placed with a mechanical paving
machine, such as Barber Greene or an approved equal. All wearing surface
courses shall be sealed to the concrete curb with a one-foot-wide
Grade BM-1 or A-1 bituminous gutter seal.
(5)
Crown board and straightedge shall be used for checking
during paving operation.
(6)
Duplicate delivery slips for all materials will be
required. These slips will become the property of the Township.
A.
Where required. Whenever practicable sanitary sewers
shall be installed and connected to the Township sanitary sewer system.
B.
Size and grade. Sanitary sewers shall have a minimum
inside diameter of eight inches and a minimum grade of 0.5%.
C.
Manholes. Manholes shall be located at intervals of
250 feet and at each change of line or grade. In exceptional cases,
the interval may be extended to not more than 300 feet. Manhole frames,
covers, buckets and steps shall be according to the Township requirements.
D.
Laterals. Lateral connections shall be extended to
the right-of-way line whenever their need can be anticipated. Each
building shall have a separate connection to the sewer, except that
garages accessory to dwellings may be connected to the dwelling line.
E.
Capped sewers. Where connection with an existing sanitary
sewer is not possible or where connection with an existing sanitary
sewer is not practicable but a sanitary sewer system in the area will
be necessary or desirable within a reasonable time, due to either
existing conditions or improvements proposed for the district, sanitary
sewers and sewer laterals shall be installed in accordance with an
agreement between the developer and the Upper Merion Township Authority,
said agreement to include but not to be limited to the following:
[Amended 5-11-1964 by Ord. No. 138]
(1)
Approval of a plan showing all sanitary sewers proposed
with point of intended connection to the sewer system.
(2)
Provision for payment of costs of approving plans
as well as field inspection costs of the Authority and/or Township.
(3)
Provision for dedication of sewer mains, laterals,
easements, etc., to the Authority.
(4)
Provision for submission of as-built drawings of sewers
to the Authority and Township.
F.
Draining easement. A right-of-way easement of not
less than 40 feet wide shall be provided along natural watercourses,
where required by the Board of Supervisors, in order to enable the
Township to construct and maintain sanitary and storm sewers.
[Amended 11-14-1977 by Res. No. 77-36; 6-15-1987 by Ord. No.
87-517[1]; 12-17-1998 by Ord. No. 98-678]
All subdivisions and land developments shall
comply with the grading and erosion and sedimentation control requirements
in Chapter 140 of the Township Code, the Stormwater, Grading and Erosion
Control Ordinance.
[1]
Editor's Note: This ordinance also repealed
original Subsections (d) through (h), regarding additional sedimentation
and soil erosion control requirements, which immediately followed
this subsection.
A.
The regulations contained herein shall apply in those
areas identified as flood-prone in the Flood Insurance Study and accompanying
Flood Insurance Rate Map, dated December 19, 1996, for Upper Merion
Township, Montgomery County, Pennsylvania, as prepared by the Federal
Emergency Management Agency, and any other area designated as such
by the Township. The Flood Boundary-Floodway Map shall be available
in the Upper Merion 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 flood-prone.
[Amended 12-19-1996 by Ord. No. 96-656]
B.
The regulations contained herein are intended to conform
to the requirements of Section 1910.3d of the National Flood Insurance
Program, P.L. 93-234. Furthermore, it is the purpose of these regulations
to:
(1)
Regulate the subdivision and development of flood-prone
land areas in order to promote the general health, welfare and safety
of the community.
(2)
Require that each subdivision lot or development site
in flood-prone 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-prone areas.
(4)
Maintain the certification of Upper Merion Township
and the eligibility of the property owners in the Township for the
benefits of the National Flood Insurance Program, P.L. 93-234.
C.
Prospective developers shall consult with the Township
Engineer to make a determination as to whether or not the proposed
subdivision or land development is located within an identified flood-prone
area.
D.
Where not prohibited by this chapter or any other
codes or ordinances, land located in flood-prone area(s) may be subdivided
or developed with the provision that the developer construct all buildings
and structures to preclude flood damage in accordance with this chapter
and any other codes or ordinances regulating such development.
E.
The Township Supervisors may, when it is deemed necessary
for the health, comfort, safety or welfare of the present and future
population of the area and necessary facilities, restrict subdivision
or development of any portion of the property which lies within the
floodplain of any stream or drainage course.
F.
The finished elevation of proposed streets within
flood-prone areas shall be no more than two feet below the base flood
elevation. Drainage openings shall be sufficient to discharge flood
flows without unduly increasing flood heights.
G.
Storm drainage facilities shall be designed to convey
the flow of surface waters without risk to persons or property. The
drainage system shall ensure drainage at all points along streets
and ensure conveyance of drainage away from buildings. The Township
Supervisors may require an underground system to accommodate a one-hundred-year
flood and a secondary surface system to accommodate larger, less frequent
floods. Drainage plans shall be consistent with local and regional
drainage plans. The facilities shall be designed to prevent the discharge
of excess runoff onto adjacent properties.
H.
All new or replacement sanitary sewer systems, whether
public or private, located in flood-prone areas shall be floodproofed
up to a point 1 1/2 feet above the base flood elevation.
I.
All new or replacement water systems, whether public
or private, in flood-prone areas shall be floodproofed to a point
1 1/2 feet above the base flood elevation.
J.
All other new or replacement public or private utilities
and facilities in flood-prone areas shall be elevated or floodproofed
to a point 1 1/2 feet above the base flood elevation.
K.
Waivers. Guidelines for relaxation from the requirements
set forth in this section are as follows:
(1)
A waiver shall not be issued within any designated
regulatory floodway if any increase in flood levels during the base
flood discharge would result.
(2)
A waiver shall only be issued if there is:
(a)
A showing of good and sufficient cause.
(b)
A determination that failure to relax the requirements
would result in exceptional hardship to the applicant.
(c)
A determination that the relaxing of a requirement
will not result in increased flood heights, additional threats to
public safety, extraordinary public expense, create nuisances, cause
fraud on or victimization of the public or conflict with existing
local laws or ordinances.
(3)
A waiver shall only be issued upon a determination
that the waiver is the minimum necessary, considering the flood hazard,
to afford relief.
(4)
The Township shall maintain a record of all waivers,
including justification for their issuance, and report such decisions
issued in its annual report submitted to the Federal Insurance Administrator.
[Added 6-1-1987 by Ord. No. 87-509]
A.
Parking areas within which four or more required parking
spaces are provided shall be designed, laid out and clearly marked
with four-inch-wide double paint lines, spaced one foot clear between
lines. The stall width shall be measured from the center line of the
double lines. The following angles and dimensions shall be complied
with, and no angle of parking shall be less than 45° unless parallel
to the curbline.
(1)
General requirements.
[Amended 8-12-1993 by Ord. No. 93-617]
|
Center to Center Width of 2-Row Bin With
Access Road Between (-)
| |||||||
|---|---|---|---|---|---|---|---|
|
Parking Angle
|
Stall Width
|
Stall to Curb 19- Foot Stall
(feet)
|
Aisle Width
(feet)
|
Curb Length
(feet)
|
Curb to Curb
(feet)
|
Overlap Curb to Curb
(feet)
| |
|
A
|
B
|
C
|
D
|
E
|
F
|
G
| |
|
0°
Parallel
|
8 feet
0 inches
|
8.0
|
12.0 per lane
|
23.0
|
—
|
—
| |
|
45°
One-way
|
9 feet
6 inches
|
20.1
|
15.0
|
13.4
|
55.2
|
48.5
| |
|
60°
One-way
|
9 feet
6 inches
|
21.2
|
18.0
|
11.0
|
60.4
|
55.6
| |
|
90°
|
9 feet
6 inches
|
19.0
|
24.0
|
9.5
|
62.0
|
—
| |
|
All angles and dimensions shall be measured
as indicated in the accompanying Figure A.
| |||||||
(2)
Regional shopping center parking space dimensions, subject to § 165-124 of Ch. 165, Zoning.
[Added 8-12-1993 by Ord. No. 93-617]
|
Center to Center Width of 2-Row Bin With
Access Road Between
| |||||||
|---|---|---|---|---|---|---|---|
|
Parking Angle
|
Stall Width
(feet)
|
17.5-Foot Stall
(feet)
|
Aisle Width
(feet)
|
Curb Length
(feet)
|
Curb to Curb
(feet)
|
Overlap Curb to Curb
(feet)
| |
|
A
|
B
|
C
|
D
|
E
|
F
|
G
| |
|
45°
One-way
|
9
8.5
|
16.5
16.5
|
15
15
|
12.7
12.0
|
48
48
|
44
44
| |
|
60°
One-way
|
9
8.5
|
18
18
|
18
18
|
10.4
9.8
|
54
54
|
51
51
| |
|
75°
One-way
|
9
8.5
|
18.5
18.5
|
21
21
|
9.3
8.8
|
58
58
|
56
56
| |
|
90°
|
9
8.5
|
17.5
17.5
|
25
25
|
9.0
8.5
|
60
60
|
60
60
| |
 | |||||||
B.
Design criteria.
[Amended 6-6-1996 by Ord. No. 96-646A]
(1)
Parking areas designated to be accessible to the physically
handicapped are required to meet the design criteria contained in
Figure B of this section and additional requirements of a minimum
of a five-foot-wide rectangle for ninety-degree parking stalls or
a five-foot-wide trapezoid corresponding to the parking angles provided
for in this section. Each rectangle or trapezoid shall contain four-inch
diagonal striping on center lines of 36 inches.
 | |||
|
Legend
| |||
|
A.
|
Stall length = 19 feet 6 inches.
| ||
|
B.
|
Stall width = 9 feet 6 inches.
| ||
|
C.
|
Handicap access zone = 5 feet 0 inches.
| ||
|
D.
|
Total per vehicle width = 14 feet 6 inches.
| ||
(2)
Each parking space reserved for the physically handicapped
shall be identified by signs complying with Section 3354 of the Pennsylvania
Motor Vehicle Code.
C.
Parking areas will have a minimum grade of 1% to prevent
pooling of stormwater runoff. No parking areas shall have a grade
in excess of 3% in areas longitudinal to parking stalls and 5% in
cross slope areas and circulation lanes. In areas of excessive slope,
terraced parking with stabilized front slopes are required.
D.
For all parking areas of four or more required parking
spaces and all loading areas provided on any single lot or premises,
there shall be no more than two access drives crossing the street
right-of-way line along any single street. The center lines of such
drives shall be at least 80 feet apart. On all corner properties,
the center lines of such drives shall be at least 60 feet from the
street right-of-way of the parallel intersecting street. The width
of such access drives shall be a minimum of 12 feet for one-way use
only, a minimum of 20 feet for two-way use and a maximum of 40 feet
at the street right-of-way line.
E.
Except within 10 feet of the street right-of-way,
all such parking areas and all loading areas shall also be screened
from adjacent areas which are zoned or used for residential purposes
by a landscaped area of at least eight feet in width, with plant suitable
to attain a minimum height of six feet within three growing seasons,
or an opaque fence of at least six feet in height. Such screening
shall be provided in such a way that a clear view is continuously
restricted from the adjacent areas. Within 10 feet of street rights-of-way,
any screening provided shall not be greater than two feet in height.
G.
All such parking areas and all loading areas shall
be designed in such a way that motor vehicles are neither required
nor encouraged to back into a public street. Except for parking areas
with attendants that park vehicles, parking areas for four or more
vehicles shall be designed so that each motor vehicle may proceed
to and from a parking space without requiring the moving of any other
motor vehicle.
H.
All such parking areas and all loading areas, except
those portions used and maintained for landscaping and screening,
shall be graded and surfaced with asphalt or other suitable material
to the extent necessary to prevent dust and erosion. Such areas shall
also be drained in conformance with municipal standards to prevent
excessive water flow onto streets or adjoining property. All parking
spaces in such parking areas shall be clearly delineated.
I.
All artificial lighting used to illuminate a parking
or loading area shall be arranged to prevent glare onto adjoining
properties.
[Added 6-6-1988 by Ord. No. 88-533; 8-12-1993 by Ord. No.
93-617; 8-9-2001 by Ord. No. 2001-714]
A.
Legislative intent. It is the intent of this section
to conserve existing healthy plant communities and require new landscape
plantings in areas of new development and redevelopment in order to:
(1)
Reduce soil erosion and protect surface water
quality by minimizing stripping of existing woodlands or tree masses.
(2)
Reduce stormwater runoff velocity and volume
by providing planting areas where stormwater can infiltrate.
(3)
Improve air quality by conserving existing or
creating new plantings, which produce oxygen and remove carbon dioxide
from the atmosphere.
(4)
Provide animal habitat.
(5)
Provide windbreaks, shade and other microclimate
benefits of trees and landscape plantings.
(6)
Conserve historically, culturally or environmentally
important landscape such has wooded hillside, scenic views, or aesthetic
natural areas.
(7)
Preserve and enhance property values through
the implementation of good landscape architectural standards.
(8)
Provide planted buffers between land developments,
which act to visually integrate a development into the existing landscaping.
(9)
Provide planted and architectural visual screens
around visually obtrusive site elements within development.
(10)
Enhance the aesthetic appearance of the community
and provide privacy and beauty.
(11)
Improve traffic flow in parking lots by requiring
planted parking islands and medians to separate traffic.
(12)
Conserve energy by moderating solar radiation
and providing shade.
(13)
Improve the environment for pedestrians along
streets, parking lots, and other pedestrian areas.
(14)
Aesthetically improve stormwater management
facilities, such as detention basins, without impairing function.
B.
Applicability. All subdivision and land developments
shall comply with the standards of this article.
[Amended 3-28-2019 by Ord. No. 2019-859]
(1)
A landscape plan shall be submitted as part
of a preliminary plan or final plan (if not preceded by a preliminary
plan). The landscape plan shall be prepared by a qualified professional
such as landscape architect, certified arborist, horticulturist, urban
forester, nurseryman or landscape designer.
(2)
The landscape plan shall depict a planting design
that mitigates the impacts of the proposed site activity, is coordinated
with the proposed development and with the surrounding community character,
and complies with at least the minimum planting requirements of this
article.
C.
Preservation and protection of existing vegetation.
[Amended 3-28-2019 by Ord. No. 2019-859]
(1)
Preservation of existing vegetation. Trees are at least six
inches in diameter, measured 4 1/2 feet above the ground, healthy,
and not a known invasive species. Each tree, tree mass, or woodland
on the site shall be protected in accordance with the following criteria:
(a)
All subdivision and land developments shall be laid out in such
a manner as to minimize the removal and/or disturbance of healthy
trees and shrubs on the site. Special consideration shall be given
to mature or specimen trees and ecologically significant woodlands.
(b)
Removal or disturbance of vegetation in environmentally sensitive areas, including wetlands, floodplains, steep slopes, riparian corridors, PNDI wildlife habitats, and ecologically significant woodlands, shall be undertaken only as permitted in Subsection C(2) to minimize the adverse effects of such actions.
(c)
Excessive grading shall be avoided in favor of preserving mature
or specimen trees.
(d)
The applicant shall prove to the satisfaction of the Board of
Supervisors that vegetation removal is minimized.
(e)
Each freestanding tree, tree mass, or woodland on the site shall
be designated "to remain" or "to be removed" in accordance with the
following criteria:
[1]
A tree, tree mass, or woodland shall be designated
"to remain" if it meets any of the following criteria:
[a]
The outermost branches of the tree(s) are at least
five feet or the trunk of the tree at least 20 feet, whichever is
greater, from any proposed buildings, structures, paving, parking,
utilities (overhead or underground), or stormwater management basin
or underground system.
[b]
The tree(s) is/are clear of any proposed sight
triangles and does not, by its location or apparent health, pose any
undue threat to the health, safety and welfare of the community.
[c]
Existing drainage patterns and water supply for
the protected vegetation shall be maintained to the greatest degree
feasible.
[2]
Mature trees, tree masses, or woodlands which do not meet the above criteria may be designated "to be removed", if there is no alternative means of preservation. These trees will be removed in the field during the construction process. Healthy, noninvasive trees designated "to be removed" shall be replaced with new plantings as specified in Subsection C(4).
(2)
Protection of existing vegetation. Existing vegetation designated "to remain" in accordance with Subsection C(1) above as part of the landscaping of a subdivision or land development shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process.
(a)
A temporary, sturdy physical barrier, such as a snow fence,
shall be erected a minimum of one foot outside the dripline or a minimum
of 20 feet from the tree's trunk, whichever is greater, on all
sides of freestanding 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.
(b)
The storage of construction equipment or materials and petroleum
products within the dripline of trees to be preserved shall be prohibited.
(c)
Grade changes beneath the dripline of trees to be preserved
shall be minimized.
(d)
The barrier shall be shown on the erosion and sedimentation
control plan and the landscape plan. Reference to the installation
of tree protection should be included in the sequence of construction
notes to insure incorporation of tree protection before the earliest
stages of site disturbance.
(3)
Credit for preserved trees.
(a)
Requirements for street trees and buffer plantings may be met, whenever possible, by preserving existing healthy, noninvasive trees. Credit for existing trees which are "to remain," as determined in Subsection C(1)(d), to offset either street tree or buffer planting requirements are to be calculated as follows:
|
Preserved Tree
(dbh in inches)
|
Number of Trees Credited
(2 1/2-inch caliper)
|
|---|---|
|
36 or greater
|
8
|
|
18 to 35
|
6
|
|
12 to 17
|
4
|
|
8 to 11
|
2
|
(4)
Tree replacement planting requirements.
(a)
Each tree which is to be removed shall be replaced with trees of a similar type, as specified in this section. See Subsection L for a list of recommended trees. Tree diameters are measured 4 1/2 feet above the ground.
[1]
Any tree having a diameter of six inches to 12
inches, shall be replaced with one canopy tree.
[2]
Shade or canopy trees having a diameter of 13 inches
to 24 inches, shall be replaced with three canopy trees.
[3]
Evergreen, ornamental or understory trees having
a diameter of 13 inches to 18 inches, shall be replaced with three
evergreen, ornamental or understory trees.
[4]
Shade or canopy trees having a diameter of greater
than 24 inches, and evergreen, ornamental or understory trees having
a diameter of greater than 18 inches, shall be replaced with five
trees.
(b)
Replacement trees shall be planted on the site to mitigate for
the existing tree removals, and are in addition to other landscaping
requirements. Proposed replacement tree plantings shall be noted on
the plan and listed on the landscape requirements schedule.
(c)
If the site does not contain enough room to accommodate the
required replacement trees, the Board of Supervisors may allow the
developer to locate some or all of the replacement trees on public
lands or accept an equivalent fee-in-lieu of plantings, at its discretion.
D.
Parking lot landscaping.
(1)
Parking lots should be effectively landscaped
with trees and shrubs to reduce visual impact of glare, headlights,
and parking lot lights; to delineate driving lanes; and define rows
of parking. Furthermore, parking lots should be adequately landscaped
to provide shade in order to reduce the amount of reflected heat and
to improve the aesthetics of parking lots.
(2)
All parking lots with 10 or more stalls shall
be landscaped according to the following regulations.
(a)
One tree shall be provided for every 10 parking
stalls. No more than 20 parking spaces shall be permitted in a contiguous
row without being interrupted by a landscape break containing at least
one tree.
(b)
The ends of all parking rows shall be divided
from drive aisles by planting islands.
(c)
In residential developments, parking lots shall
be divided by planting strips into smaller areas of no more than 40
stalls.
(d)
In nonresidential developments, parking lots
shall be divided by planting strips into smaller parking areas of
no more than 100 stalls.
(e)
Planting islands shall be a minimum of nine
feet by 18 feet in area, underlain by soil, graded for proper drainage
and protected by either curbing, wheel stops or bollards. Each planting
aisle shall contain one shade tree, plus shrubs, plus low growing
shrubs and/or ground covers to cover the entire area.
(f)
All planting strips shall be a minimum of 10
feet wide, exclusive of required walkways. Strips shall run the entire
length of the parking row, be underlain with soil, graded for proper
drainage, and protected by curbing, wheel stops or bollards. Planting
strips shall contain plantings of shade trees at intervals of 30 feet,
plus shrubs and/or ground covers to cover the entire area.
(g)
The placement of light standards shall be coordinated
with the landscape plan to avoid a conflict with the effectiveness
of the light fixtures.
E.
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 except where
existing trees serve to meet the planting requirement.
(b)
Along all proposed streets.
(c)
Along access driveways that serve five or more
residential dwelling units.
(d)
Along access driveways that serve two or more
nonresidential properties.
(e)
Along major walkways through parking lots and
between nonresidential buildings, as recommended by the Planning Commission
and required by the Board of Supervisors.
(2)
Street trees shall be located between the ultimate
right-of-way line and building setback line and shall meet the following
standards:
(a)
Trees shall be planted a minimum distance of
five feet and maximum distance of 15 feet outside 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:
(b)
In nonresidential developments, trees shall
be located within a planting bed within the front yard setback, at
least 10 feet in width, planted with shrubs and ground covers.
(c)
Trees shall be planted so as not to interfere
with the installation of and maintenance of sidewalks and utilities.
Trees shall be planted a minimum distance of three feet from curbs
and sidewalks, 12 feet from overhead utilities, and six feet from
underground utilities.
(d)
Trees shall be planted at a rate of at least
one tree per 40 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.
F.
Stormwater basins and associated facilities. Landscaping
shall be required in and around all stormwater management basins according
to the following:
(1)
All areas of stormwater management basins, including
basin floors, side slopes, berms, impoundment structures, or other
earth structures, shall be planted with suitable vegetation such as
meadow plantings or lawn grass specifically suited for stormwater
basins.
(a)
Trees and shrubs shall be planted in and around
stormwater basins given they do not interfere in the proper function
of the basin and no trees are planted on or within 30 feet of an outlet/drain
structure, emergency spillway or dam. A minimum of two trees and 10
shrubs per 100 linear feet of basin perimeter shall be planted in
and around the basin. The basin perimeter shall be measured at the
elevation at the top of the berm.
(b)
Naturalized ground cover plant species, such
as wildflowers, meadows, or nonaggressive grasses specifically designed
for the permanently wet, intermittently wet, and usually dry areas
of stormwater basins, shall be seeded in the floors and slopes of
the basin given:
(c)
Lawn grass areas may be sodded or hydroseeded
to minimize erosion during the establishment period. Once established,
these turfgrass areas shall be maintained at a height of not more
than six inches.
(2)
Basin shape shall incorporate curvilinear features
to blend with the surrounding topography.
G.
Buffers and screens. Buffer plantings shall be installed
in subdivision and land developments to integrate new development
with its surroundings, to separate incompatible land uses by providing
screening and to minimize or eliminate views to certain site elements
in compliance with the following regulations:
(1)
(2)
An on-site investigation by the applicant shall
determine the adjacent land uses along each property line. In the
case of vacant land, the existing zoned uses shall be used. The 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. The
Board of Supervisors shall have final approval of interpretation of
land uses or zoned uses.
(3)
Buffer area location and dimensions.
(b)
The buffer may be included within the front,
rear or side yard setback.
(c)
The buffer area shall be a continuous pervious
planting bed consisting of tall canopy trees, small understory trees,
and shrubs with grass or ground cover. No paving shall be permitted
within the buffer areas except for driveway crossings and/or walkways.
(d)
Parking is not permitted within the buffer area
except parking areas approved as shared parking by the Board of Supervisors.
(e)
Stormwater basins are permitted in the buffer
area, provided that the visual screening requirement of the buffer
is met.
[1]
Plant material quantities and types.
[a]
In accordance with Table 1,[3] for every 100 linear feet of property line to be buffered,
the following minimum quantities and types of plant material shall
be required:
|
Softening buffer:
|
1 canopy tree (2 inches to 2 1/2 inches
minimum caliper)
| |
|
2 understory trees (1 1/2 inches minimum
caliper)
| ||
|
2 evergreen trees (8 feet minium height)
| ||
|
Filtering buffer:
|
2 canopy trees (2 inches to 2 1/2 inches
minimum caliper)
| |
|
2 understory trees (1 1/2 inches minimum
caliper)
| ||
|
5 evergreen trees (8 feet minimum height)
| ||
|
5 shrubs (24 inches minimum height)
| ||
|
Screening buffer:
|
8 evergreen trees (8 feet minimum height)
| |
|
2 understory trees (1 1/2 inches minimum
caliper)
| ||
|
2 canopy trees (2 inches to 2 1/2 inches
minimum caliper)
| ||
|
10 shrubs (24 inches minimum height)
| ||
|
or
| ||
|
30 upright evergreen shrubs (4 feet minimum
height)
| ||
|
or
| ||
|
15 upright evergreen shrubs (4 feet minimum
height)
| ||
|
4 ornamental trees (1 1/2 inches minimum
caliper)
| ||
|
or 3 canopy trees (2 inches to 2 1/2 minimum
caliper)
| ||
|
or
| ||
|
An alternative design that will result in at
least an equivalent degree of visual screening to one of the above
screening buffers.
| ||
|
Limited area/buffer:
|
1 upright evergreen shrub per 3 feet (4 feet
minimum height)
| |
|
or
| ||
|
4-foot to 6-foot solid fence or wall.
| ||
[2]
Screening buffer must be adequate
to visually screen the proposed land use or development from off-site
view. Several different planting options could be used to create an
effective buffer. Grading treatments and architectural features, such
as walls, fences and natural or man-made berms, may be necessary in
addition to the minimum planting quantities in order to provide a
visual screen.
[a]
The limited area/buffer can be
used in older developed areas where space for planting is restricted.
The planting screen would be equivalent to an evergreen hedge planting.
Alternative planting arrangements, such as shade or flowering trees
with deciduous shrubs, could be considered in conjunction with a fence
or wall, at the discretion of the Board of Supervisors.
[b]
Manmade berms should be a maximum
of three feet high with a maximum slope of 3:1.
(4)
Mitigation of visual impacts. The use of a screening
buffer planting shall be required to mitigate the adverse visual impacts
which proposed land uses or site elements will have on the subject
tract, adjoining properties and the community in general. In addition
to the requirements for buffer plantings as listed in Table 1,[4] the following proposed land uses and site elements shall
be screened from off-site with screening buffer planting:
(5)
Existing topographic conditions, such as embankments
or berms, in conjunction with existing vegetation, 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.
|
Table 1
| ||||
|---|---|---|---|---|
|
Property Line Buffers
| ||||
|
Adjacent Use
| ||||
|
Proposed Use
|
Office/
Institutional and Public Recreation
|
Commercial/
Industrial
|
Multi-
family, SFA
|
Two-
Family, SFD
|
|
Office/ Institutional1
|
Softening
|
Softening
|
Filtering
|
Screening
|
|
Commercial/
Industrial
|
Filtering
|
Softening
|
Screening
|
Screening
|
|
Residential2
|
Softening
|
Filtering
|
Softening
|
Filtering
|
|
Active Recreation
|
Softening
|
Filtering
|
Softening
|
Softening
|
|
NOTES:
| ||||
|---|---|---|---|---|
|
1 All uses in office/limited
industrial parks shall be considered office/institutional uses.
| ||||
|
2 Buffers are required
for all multifamily, single-family attached developments.
|
H.
Building plantings.
(1)
All proposed structures, including parking garages
and excluding single-family residences, shall incorporate the following
minimum plant materials in the landscaping areas adjacent to the proposed
structure:
(a)
One canopy tree (two inches to 2 1/2 inches
minimum caliper) or two understory trees (eight feet minimum height)
shall be planted for every 50 linear feet of the proposed building
perimeter.
(b)
Five deciduous or evergreen shrubs (18 inches
minimum height) shall be planted for every 20 linear feet of the proposed
building perimeter.
(c)
Planting areas shall be a minimum 150 square
feet with a minimum ten-foot width.
(d)
Twenty-five percent of the area between the
building and front building driveway curb shall consist of pervious
planting areas.
(2)
All proposed residential lots shall have one
canopy tree planted per 10,000 square feet of lot area. Existing trees
to remain may satisfy all or part of this planting requirement.
(3)
All proposed attached residential units shall
have one canopy tree planted for every two dwelling units.
I.
Regional shopping centers.
(1)
In a regional shopping center, the landscape
requirements are as follows:
(a)
One shade tree for each 10 parking spaces to
be placed at any location on the exterior of the premises.
(b)
One shade tree for each 500 square feet of gross
leasable floor area.
(c)
The developer shall be permitted to substitute
fewer larger caliper trees for a greater number of smaller caliper
required trees in calculating compliance with tree planting requirements
when authorized by the Board of Supervisors, so long as mathematical
compliance with total caliper requirements is maintained and the mathematical
calculation for substituted trees is set forth on the landscape plan.
J.
Plant materials, specifications, maintenance and guarantee.
The following standards shall apply to all plant materials or transplanted
trees as required under this ordinance.
(1)
General requirements.
(a)
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.
(b)
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.
(2)
Plant specifications.
(a)
All plants shall meet the minimum standards
for health, form, and root conditions as outlined in the American
Association of Nurserymen (AAN) Standards.
(b)
All plant material shall be hardy and within
the USDA Hardiness Zone 6 applicable to Montgomery County, Pennsylvania.
(c)
Canopy trees, also called "shade 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.
(d)
Ornamental trees or large shrubs shall reach
a typical minimum height of 15 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 one-and-one-half-inch caliper. New shrubs shall have a minimum
height of 2 1/2 to three feet at planting.
(e)
Small shrubs may be evergreen or deciduous and
shall have a minimum height of four feet at maturity based on AAN
Standards. New shrubs shall have a minimum height of 18 inches at
planting.
(f)
Evergreen trees shall reach a minimum height
of 20 feet at maturity based on AAN Standards. New evergreens shall
have a minimum height of six feet at planting.
(3)
Maintenance.
(a)
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
the property owner(s) to insure that the required plantings are properly
maintained. Dead or diseased plant material shall be removed or treated
promptly by the property owner and replaced the next growing season.
(b)
All sight triangles shall remain clear, and
any plant material that could endanger safety such as unstable limbs
shall be removed and the plant material replaced if necessary. It
shall be the responsibility of the property owner to maintain all
plantings and architectural elements to insure a safe environment.
(c)
Maintenance guidelines for the plantings shall
be prepared by the landscape design planner, to be used by ground
maintenance personnel or the property owner to insure that the design's
buffering and screening concepts are continued.
(4)
Landscape bond.
(a)
The developer shall provide escrow or security,
as prescribed in the Pennsylvania Municipalities Code, for all landscaping.
Prior to release of the security by the Township, the developer shall
provide an as-built plan certifying the location, type and quantity
of the landscape elements.
(b)
The developer shall replace any tree or shrub
that dies within 18 months of the release of the escrow. Any tree
or shrub that within 18 months of planting or replanting is deemed,
in the opinion of the Township, not to have survived or not to have
grown in a manner characteristic of its type, shall be replaced. Substitutions
for certain species of plants may be made when approved by the Township.
(c)
The developer or property owner shall deposit
with the municipality a bond equal to 15% of the of the total landscape
escrow to cover the cost of purchasing, planting, maintaining, and
replacing all vegetative materials for a period of 18 months. The
bond shall be deposited upon final escrow release.
K.
Design criteria.
(1)
The required plan material shall be distributed
over the entire length and width of the buffer area.
(2)
Buffer plan material may be arranged symmetrically
(formal) or asymmetrically (informal) and may be grouped to form plant
clusters. However, informal grouping that reflect the natural character
of the land are encouraged.
(3)
Plants shall be spaced to provide optimum growing
conditions.
(4)
A variety of tree species required as follows:
|
Number of Trees
|
Minimum Number of Tree Species
|
Maximum % 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
|
(5)
Existing healthy trees, shrubs, or woodlands
may be substituted for part or all of the required plan 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.
(6)
Existing topographic conditions, such as embankments
or berms, in conjunction with existing vegetation, 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.
L.
Recommended plant material list. The following plant
material are recommend for planting in the Township. Plants identified
as "invasive" by the Pennsylvania Department of Conservation and Natural
Resources (DCNR) shall not be permitted.
[Amended 3-28-2019 by Ord. No. 2019-859]
(1)
Shade or canopy trees, suitable for street trees
or parking lots as well as for buffers and screens. (Minimum mature
height: 30 feet or more.)
|
Scientific Name
|
Common Name
| ||
|---|---|---|---|
|
Acer rubrum
|
Red maple (native)
| ||
|
Celtis sp.
|
Hackberry (native)
| ||
|
Cladastris lutea
|
Yellowwood (native)
| ||
|
Corylus colurna
|
Turkish filbert
| ||
|
Ginkgo biloba
|
Ginkgo (male only)
| ||
|
Gleditsia triacanthos, inermis
|
Thornless honeylocust
| ||
|
Koelreuteria paniculata
|
Golden rain tree
| ||
|
Liquidamber styraciflua
|
Sweet gum (native)
| ||
|
Platanus occidentalus
|
Sycamore (native)
| ||
|
Quercus bicolor
|
Swamp white oak (native)
| ||
|
Quercus borealis
|
North red oak (native)
| ||
|
Quercus coccinea
|
Scarlet oak (native)
| ||
|
Quercus imbricaria
|
Shingle oak (native)
| ||
|
Quercus phellos
|
Willow oak (native)
| ||
|
Quercus prinus
|
Chestnut oak (native)
| ||
|
Quercus rubra
|
Red oak (native)
| ||
|
Robinia pseudoacacia
|
Black locust (native)
| ||
|
Sophora japonica
|
Japanese pagodatree
| ||
|
Tilia americana
|
American linden (native)
| ||
|
Tilia cordata
|
Little leaf linden
| ||
|
Tilia tomentosa
|
Silver linden
| ||
|
Zelkova serrata
|
Japanese zelkova
| ||
(2)
Shade or canopy trees: suitable for property
line buffers and nonvehicular use areas only. (Minimum mature height:
30 feet or more.)
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Acer saccharinum
|
Silver maple (native)
| |
|
Acer saccharum
|
Sugar maple (native)
| |
|
Betula lenta
|
Sweet birch (native)
| |
|
Belula nigra
|
River birch (native)
| |
|
Carya ovata
|
Shagbark hickory (native)
| |
|
Carya sp.
|
Hickory (native)
| |
|
Fagus grandifolia
|
American beech (native)
| |
|
Fagus sylvatica
|
European beech (native)
| |
|
Juglans nigra
|
Black walnut (native)
| |
|
Liriodendron tulipifera
|
Tuliptree (native)
| |
|
Meta sequoia glypostroboides
|
Dawn redwood
| |
|
Ostrya virginiana
|
Hop-hornbeam (native)
| |
|
Phellodendron amurense
|
Amur cork tree
| |
|
Plantanus acerifolia
|
London plane
| |
|
Prunus virginiana
|
Chokecherry (native)
| |
|
Quercus alba
|
White oak (native)
| |
|
Quercus coccinea
|
Scarlet oak (native)
| |
|
Quercus palustris
|
Pin oak (native)
| |
|
Quercus vellutina
|
Black oak (native)
| |
|
Sassafras albidum
|
Sassafras (native)
|
(3)
Ornamental trees: suitable for property line
buffers or site element screens. (Minimum mature height: 15 feet or
more.)
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Amelanchier canadensis
|
Serviceberry (native)
| |
|
Carpinus carolinia
|
Ironwood (native)
| |
|
Cercis candensis
|
Redbud (native)
| |
|
Chionanthus virginicus
|
Fringetree (native)
| |
|
Cornus florida
|
Flowering dogwood (native)
| |
|
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
| |
|
Halesia carolinia
|
Silverbells (native)
| |
|
Hammamelis virginiana
|
Witch hazel (native)
| |
|
Koelreuteria paniculata
|
Golden rain tree
| |
|
Laburnum vossi
|
Goldenchain
| |
|
Magnolia soulangeana
|
Saucer magnolia
| |
|
Magnolia virginiana
|
Sweetbay magnolia (native)
| |
|
Malus sp.
|
Crab apple species (native)
| |
|
Oxydendrum arboreum
|
Sourwood (native)
| |
|
Prunus sargentii
|
Sargent cherry
| |
|
Prunus serrulata cv. Kwanzan
|
Kwanzan cherry
| |
|
Rhus glabra
|
Smooth sumac (native)
| |
|
Rhus typhina
|
Staghorn sumac (native)
| |
|
Sorbus aucuparia
|
European mountain ash
| |
|
Styrax japonica
|
Japanese snowball
| |
|
Syringa amurensis japonica
|
Japanese tree lilac
|
(4)
Large deciduous shrubs: suitable for use in
property line buffers or site element screen (not clipped hedges).
(Minimum mature height: 15 feet or more.)
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Aronia arbutifolia
|
Black chokeberry (native)
| |
|
Calycanthus floridus
|
Sweet shrub (native)
| |
|
Cephalanthus occidentalis
|
Buttonbush (native)
| |
|
Clethra acuminata
|
Summersweet (native)
| |
|
Cornus serica
|
Red osier dogwood (native)
| |
|
Enkianthus campanulatus
|
Redvien enkianthus
| |
|
Forsythia sp.
|
Forsythia
| |
|
Fothergilla major
|
Large fothergilla (native)
| |
|
Ilex verticilata
|
Winterberry (native)
| |
|
Lindera benzoin
|
Spicebush (native)
| |
|
Myrica pennsylvanica
|
Bayberry (native)
| |
|
Philadelphus spp.
|
Mock orange
| |
|
Physocarpus opulifolius
|
Common ninebark
| |
|
Sambucus canadensis
|
Elderberry (native)
| |
|
Spirea nipponica
|
Snow mound spirea
| |
|
Vaccinium corymbosum
|
Blueberry (native)
| |
|
Viburnum dentatum
|
Arrow wood (native)
| |
|
Viburnum lentago
|
Nannyberry (native)
| |
|
Viburnum prunifolium
|
Black haw (native)
| |
|
Viburnum spp.
|
Other large viburnums
| |
|
Viburnum trilobum
|
American cranberry (native)
|
(5)
Deciduous or evergreen shrubs: suitable for
clipped hedges in property line buffers or site element screens. (Minimum
mature height: four feet or more.)
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Acanthopanax pentaphyllus
|
Five leaf aralia
| |
|
Aronia arbutifolia
|
Black chokeberry (native)
| |
|
Cornus mas
|
Cornelian cherry
| |
|
Cotoneaster salicifolia
|
Willowleaf cotoneaster
| |
|
Vegetus sarcoxie
|
Big-leaf wintercreeper
| |
|
Ilex crenata compacta
|
Compact Japanese holly
| |
|
llex glabra
|
Inkberry (native)
| |
|
Ilex crenata hetzi
|
Hetz holly
| |
|
Juniperus chinensis
| ||
|
Glauca hetzi
|
Hetz blue juniper
| |
|
Juniperus chinensis
| ||
|
Pfitzeriana compacta
|
Compact Pfitzer Juniper
| |
|
Ligustrum ibolium
|
Ibolium privet
| |
|
Lonicera fragrantissima
|
Winter honeysuckle
| |
|
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
|
Arrow wood (native)
| |
|
Viburnum lentago
|
Nannyberry (native)
| |
|
Viburnum opulus
|
European cranberry bush
| |
|
Viburnum prunifolium
|
Black haw (native)
| |
|
Thuja sp.
|
Arborvitae
|
(6)
Evergreen shrubs: suitable for site element
screens. (Minimum mature height: four feet.)
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Azalea - evergreen species - Must reach
3-foot height
|
Azalea
| |
|
Chamaecyparis obtusa
|
Chamaecyparis
| |
|
Chamaecyparis pisifera
|
Chamaecyparis
| |
|
Ilex crenata "hetzi"
|
Japanese holly
| |
|
Ilex glabra
|
Inkberry (native)
| |
|
Ilex mesevvea
|
Blue holly series
| |
|
Juniperus Chinensis
| ||
|
"Hetzi Glauca"
|
Hetz blue juniper
| |
|
Juniperus virginiana
|
Eastern red cedar (native)
| |
|
Kalmia latifolia and cvs
|
Mountain laurel (native)
| |
|
Leucothoe fontanessiana
|
Leucothoe
| |
|
Pieris floribunda
|
Mountain andromeda (native)
| |
|
Pieris japonica
|
Japanese andromeda
| |
|
Rhododendron sp.
|
Various large rhododendrums
| |
|
Taxus sp.
|
Yew
| |
|
Thuja Sp.
|
Arborvitae
| |
|
Viburnum rhytidophillum
|
Leatherleaf viburum
|
(7)
Evergreen trees: suitable for property line
buffers on site element screens. (Minimum mature height: 20 feet.)
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Abies Concolor
|
White fir
| |
|
Ilex opaca
|
American holly (native)
| |
|
Picea abies
|
Norway spruce
| |
|
Picea omorika
|
Siberian spruce
| |
|
Picea pungens
|
Colorado spruce
| |
|
Pinus strobus
|
White pine (native)
| |
|
Pinus thunbergii
|
Japanese black pine
| |
|
Pseudotsuga menziesii
|
Douglas fir
| |
|
Tsuga canadensis
|
Canadian hemlock (native)
| |
|
Tsuga caroliniana
|
Carolina hemlock (native)
|
(8)
Canopy trees: suitable for stormwater detention
basins.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
+Acer rubrum
|
Red maple
| |
|
*Acer saccrarinum
|
Silver maple
| |
|
*Betula nigra
|
River birch
| |
|
*Ilex opaca
|
American holly
| |
|
+Liquidamber styraciflua
|
Sweet gum
| |
|
*Nyssa sylvatica
|
Black gum
| |
|
*Quercus phellos
|
Willow oak
| |
|
+Quercus bicolor
|
Swamp white oak
| |
|
*Quercus palustris
|
Pin oak
| |
|
+Taxodium distichum
|
Bald cypress
|
|
NOTES:
| |
|---|---|
|
* Suitable for usually well-drained areas that
may be subject to occasional flooding.
| |
|
+ Suitable for permanently wet areas.
|
(9)
Deciduous/evergreen ornamental trees: suitable
for stormwater detention basins.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
*Amelanchir canadensis
|
Shadblow serviceberry
| |
|
*Carpinus carolinia
|
Ironwood
| |
|
*Chionanthus virginicus
|
Fringetree
| |
|
*Magnolia virginiana
|
Sweetbay
| |
|
+Salix caprea
|
Willow sp.
| |
|
+Salix discolor
|
Willow sp.
| |
|
*Thuia occidentalis cv. nigra
|
Arborvitae
|
|
NOTES:
| |
|---|---|
|
* Suitable for usually well-drained areas that
may be subject to occasional flooding.
| |
|
+ Suitable for permanently wet areas.
|
(10)
Diciduous or evergreen shrubs: suitable for
stormwater detention basins.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
+Aronia arbutifolia
|
Red chokeberry
| |
|
*Caly canthus florida
|
Sweetshrub
| |
|
+Cephalanthus occidentalis
|
Button bush
| |
|
+Clethra alnifolia
|
Summersweet
| |
|
+Cornus amonum
|
Silky dogwood
| |
|
+Cornus serica
|
Red-stem dogwood
| |
|
*Hammamelis virginiana
|
Witch hazel
| |
|
+Ilex glabra
|
Inkberry
| |
|
+llex verticilata
|
Winterberry
| |
|
*Lindera benzoin
|
Spice bush
| |
|
*Myrica cerifera
|
Southern bayberry
| |
|
+Myrica pennsylvanica
|
Northern bayberry
| |
|
+Rhododendron nudiflorum
|
Pinxterbloom azalea
| |
|
+Rhododendron viscosim
|
Swamp azalea
| |
|
*Sambucus canadensis
|
Elderberry
| |
|
*Viburnum cassanoides
|
Witherod
| |
|
*Viburnum dentatum
|
Arrow wood
| |
|
*Viburnum lentago
|
Nannyberry
| |
|
*Viburnum tribolum
|
American cranberry
|
|
NOTES:
| |
|---|---|
|
* Suitable for usually well-drained areas that
may be subject to occasional flooding.
| |
|
+ Suitable for permanently wet areas.
|
(11)
Herbaceous perennials: suitable for stormwater
detention basins.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
*Aster novae angliae
|
New England aster
| |
|
*Chrysanthemum lencanthemum
|
Ox-eye daisy
| |
|
*Echinacea purpurea
|
Purple cornflower
| |
|
+*Eupatorium dubium
|
Joe Pye weed
| |
|
+*Eupatorium fistulo sum
|
Hollow Joe Pye weed
| |
|
*Hemerocallis sp.
|
Day lily
| |
|
*Hesperis matronalis
|
Dames rocket
| |
|
+Hibiscus moshentos
|
Rose mallow
| |
|
+*Iris pseudocaris
|
Yellow iris
| |
|
+Iris vericolor
|
Blue flag
| |
|
+*Lobehia cardinalis
|
Cardinal flower
| |
|
+*Lobelia siphilitica
|
Blue lobelia
| |
|
*Monarda didyma
|
Bee balm
| |
|
+*Panicum virgatum
|
Switchgrass
| |
|
*Rudbeckia sp.
|
Black-eyed susan
| |
|
+Scirpus acustus
|
Hardstem bullrush
| |
|
+Spartina alternifolia
|
Cordgrass
| |
|
+Typha angustifolia
|
Narrowleaf cattail
| |
|
+Typha latifolia
|
Common cattail
| |
|
+*Vernonia noveboracensis
|
New York iron weed
|
|
NOTES:
| |
|---|---|
|
* Suitable for usually well-drained areas that
may be subject to occasional flooding.
| |
|
+ Suitable for permanently wet areas
|
M.
Plan requirements.
[Amended 3-28-2019 by Ord. No. 2019-859]
(1)
Plan information.
(a)
Plan scale, date, North arrow, and location map with zoning
district and use designations for the site and adjoining properties.
(b)
Location of all existing and proposed buildings and structures.
(c)
Location of all existing and proposed roads, parking, service
area, and other paved areas.
(d)
Location of all outside storage and trash receptacle areas.
(e)
Sidewalks, berms, fences, walls, freestanding signs, and site
lighting.
(f)
Existing and proposed underground and aboveground utilities
such as site lighting, transformers, hydrants, manholes, valve boxes,
etc.
(g)
All existing and proposed contours at two-foot intervals to
determine the relationship of planting and grading; areas with slopes
in excess of 3:1 shall be highlighted on the plan.
(h)
Existing trees, woodland, and tree masses to remain.
(i)
Existing trees, woodland, and tree masses to be removed.
(j)
Location of all proposed landscaping, including required street
trees, stormwater basin landscaping, parking lot landscaping, property
line buffer, site element screen landscaping, and replacement tree
plantings.
(k)
A planting schedule listing the scientific and common name,
size, quantity, and root condition of all proposed plant material.
(l)
A schedule showing all landscape requirements and plantings
proposed for each category.
(m)
Planting details, including method of protecting existing vegetation,
and landscape planting methods. ANSI standards should be referenced.
(n)
Information in the form of notes or specifications concerning
seeding, sodding, ground cover, mulching, etc.
(o)
A detailed cost estimate with the public improvement escrow,
showing the value of all proposed landscaping, including materials,
labor and guarantee.
