A.
Article 1, § 27, of the Constitution of
the Commonwealth of Pennsylvania states that the people of the commonwealth
have a right to clean air, pure water and to the preservation of the
natural, scenic, historic and aesthetic values of the environment.
It is the intent of these landscape planting regulations to protect
this right by conserving existing vegetation and/or requiring new
plant material in critical areas of land developments and subdivisions.
B.
Specifically, it is the intent of these landscape
planting regulations to conserve existing healthy plant communities,
such as woodlands, and to require new landscape plantings in critical
areas of developments in order to:
(1)
Reduce soil erosion and protect surface water quality
by minimizing stripping of existing woodlands or tree masses.
(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 the other microclimate
benefits of trees and landscape plantings.
(6)
Conserve historically, culturally or environmentally
important landscapes, such as, but not limited to, wooded hillsides,
scenic views or aesthetic natural areas, and historic stone fences.
(7)
Preserve and enhance property values through the implementation
of good landscape architectural standards and minimize conflicting
land uses.
(8)
Provide planted buffers between land developments
and subdivisions which act to visually integrate a development into
the existing landscape.
(9)
Provide planted and architectural visual screens around
visually obtrusive site elements within land developments and subdivisions.
(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.
C.
It is the intent of these regulations to protect the
health, safety and welfare of the community by requiring planting
plans for land developments and subdivisions.
A.
Preservation of existing vegetation. Each mature tree,
tree mass or woodland on the site to be developed or subdivided shall
be designated "TO REMAIN" or "TO BE REMOVED" in accordance with the
following criteria:
(1)
Subdivisions and land developments shall be laid out
in such a manner as to minimize the removal of healthy trees and shrubs
on the site. Special consideration shall be given to major specimen
trees.
(2)
It shall be the responsibility of the applicant to
prove that vegetation removal is minimized. If required by the Township,
the applicant shall produce written documents or plans certified by
a registered landscape architect or other qualified professional demonstrating
that no alternative layouts are possible and that no alternative clearing
or grading plan would reduce the loss of mature trees, tree masses
and woodlands.
(3)
A mature tree, tree mass or woodland shall be considered
"TO REMAIN" only if it meets all of the following criteria:
(a)
The outermost branches of the tree(s) are at
least five feet from any proposed buildings, structures, paving, parking
or utilities (overhead or underground).
(b)
The outermost branches of the tree(s) are at
least five feet from any proposed changes in grade or drainage, such
as excavations, mounding or impoundments.
(c)
The tree(s) are clear of any proposed sight
triangles and do not, by their location or apparent health, pose any
undue threat to the health, safety and welfare of the community.
B.
Protection of existing vegetation. Existing vegetation
designated "TO REMAIN" 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 temporary physical barrier, such as a snow fence, shall
be erected a minimum of one foot outside the dripline on all sides
of individual trees, tree masses or woodlands prior to major clearing
or construction. The barrier shall be placed to prevent disturbance
and shall remain until construction is complete. The barrier shall
be shown on the landscape plan.
C.
Hydrology. Alteration of existing drainage patterns
and water supply for the protected vegetation shall be minimized.
D.
Transplanting existing plant material. Specimen trees or individual trees for woodlands or tree masses designed "TO BE REMOVED" are encouraged to be transplanted from one area of the site to another. Transplanted trees must conform to the requirements of § 107-77, Plant materials specifications, maintenance and guaranty, and the Recommended Plant Material List of this chapter.[1]
[1]
Editor's Note: The Recommended Plant Material List is included at the end of this chapter.
A.
Parking lots shall be effectively landscaped with
trees and shrubs to reduce the visual impact of glare, headlights,
parking lot lights; to delineate driving lanes and define rows of
parking; to provide shade in order to reduce the amount of reflected
heat; and to improve the aesthetics of parking lots. Parking lot landscaping
shall not create sight distance constraints which cause unsafe conditions.
B.
All parking lots with 10 or more parking stalls shall
be landscaped according to the following regulations:
(1)
One planting island shall be provided for every 10
parking stalls. There shall be no more than 10 contiguous parking
stalls in a row without a planting island.
(2)
The ends of all parking rows shall be divided from
driving lanes by planting islands.
(3)
In residential developments, parking lots shall be
divided by planting strips into smaller parking areas of no more than
20 stalls.
(4)
In nonresidential developments, parking lots shall
be divided by planting strips into smaller parking areas of no more
than 40 stalls.
(5)
Planting islands shall be a minimum of nine feet by
18 feet in area, underlain by soil (not base course material), mounded
at no more than a 4 to 1 slope, nor less than a 12 to 1 slope, and
shall be protected by curbing. Each planting island shall contain
one shade tree plus shrubs and/or ground cover to cover the entire
area.
(6)
All planting strips shall be a minimum of eight feet
wide. Strips shall run the length of the parking row, underlain by
soil, mounded at no more than 4 to 1 slope, nor less than a 12 to
1 slope, and shall be protected by curbs and/or wheel stops. Planting
strips shall contain plantings of street-type shade trees at intervals
of 30 feet to 40 feet plus shrubs and/or ground cover to cover the
entire area at maturity.
(7)
The placement of light standards shall be coordinated
with the landscape plan to avoid a conflict with the effectiveness
of light fixtures.
(8)
Plant materials shall comply with the requirements of § 107-77, Plant materials specifications, maintenance and guaranty, of this chapter. The types of plants and trees used shall be selected from the Recommended Plant Material List of this chapter.[1]
[1]
Editor's Note: The Recommended Plant Material List is included at the end of this chapter.
A.
Street trees shall be required:
(1)
Along all existing streets when they abut or lie within
the proposed subdivision or land development.
(2)
Along all proposed streets.
(3)
Along access driveways that serve three or more residential
dwelling units.
(4)
Along access driveways that serve nonresidential properties.
(5)
Along major walkways through parking lots and between
nonresidential buildings as recommended by the Township Planning Commission.
B.
Where streets or roads are within wooded areas, existing
trees shall be retained in lieu of street trees.
C.
Street trees shall be located between the ultimate
right-of-way line and the building setback line and shall meet the
following standards:
(1)
Trees shall be planted a minimum distance of eight
feet and a maximum distance of 15 feet outside the ultimate right-of-way
line. The Board of Supervisors, however, may permit trees to be planted
within the ultimate right-of-way under the following circumstances:
(2)
In nonresidential developments, trees shall be located
within a planting bed within the front yard setback, at least 10 feet
in width, planted in grass or ground cover. In areas where wider sidewalks
are desirable or space is limited, tree planting pits may be used.
(3)
Trees shall be located so as not to interfere with
the installation and maintenance of sidewalks and utilities. Trees
shall be planted a minimum distance of eight feet from curbs and sidewalks,
15 feet from overhead utilities and six feet from underground utilities.
(4)
Trees shall be planted at a ratio of at least one tree per 50 linear
feet of frontage or fraction thereof. Trees shall be distributed along
the entire frontage of the property although they need not be evenly
spaced.
[Amended 11-19-2015 by Ord. No. 2015-07]
(5)
Trees shall comply with the requirements of § 107-77, Plant material specifications, maintenance and guaranty, of this chapter. Recommended street tree species are those listed in the Recommended Plant Material List of this chapter.[1] When specifying street tree species, consideration shall
be given to a tree's growth characteristics relative to the confines
of its planned location. The Township Engineer shall have final discretion
in the specification of street tree species.
[Amended 11-19-2015 by Ord. No. 2015-07]
[1]
Editor's Note: The Recommended Plant Material List is included as an attachment to this chapter.
D.
New street trees shall:
(1)
Have a total height of not less than six feet above
the root ball.
(2)
Be hardy species (preferably, but not necessarily,
native to the area) with minimal maintenance requirements that are
compatible with other features of the site and its environs.
(3)
Be planted on both sides of the street in an alternating
pattern.
Landscaping shall be required in and around
all stormwater management basins as follows:
A.
All areas of stormwater management basins, including
basin floors, side slopes, berms, impoundment structures or other
earth structures, shall be planted with cover vegetation, such as
lawn grass or naturalized plantings specifically suited for stormwater
basins. (See the Recommended Plant Material List[1] for recommended plants for stormwater basins.)
(1)
Lawn grass areas shall be sodded or hydroseeded to
minimize erosion during the establishment period and, once established,
these areas shall be maintained at a height of not more than six inches.
(2)
Naturalized cover plantings, such as wildflowers,
meadows and nonaggressive grasses specifically designed for the permanently
wet, intermittently wet and usually dry areas of stormwater basins
may be planted as an alternative to lawn grass, provided that:
(3)
Trees and shrubs shall be allowed in and around stormwater
basins, provided that they do not interfere with the proper function
of the basin and no trees are planted on or within 30 feet of an impoundment
structure or dam.
[1]
Editor's Note: The Recommended Plant Material List is included as an attachment to this chapter.
B.
Basin shape shall incorporate curvilinear features
to blend with the surrounding topography.
C.
Minimum grades inside stormwater basins shall be 2%,
and maximum side slopes of the basin shall be 33% (3 to 1 slope).
A.
A "buffer screen" is hereby defined as a landscaped
barrier of sufficient height and density as to enhance new development
with its surroundings, minimize or eliminate certain views within
property lines and to separate conflicting land uses.
B.
Subdivisions and land developments shall be landscaped
with property line buffer screens in accordance with Table 1.[1]
[1]
Editor's Note: Table 1 is included as an attachment to this chapter.
C.
Property line buffer requirements:
(1)
Property line buffer screens shall be required for and continually maintained by the landowner in the following types of development and as otherwise specified in Chapter 131, Zoning:
(2)
An on-site investigation by the applicant shall determine
the adjacent land uses along each property boundary. In the case of
vacant or undeveloped 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 determine which zoning
uses are permitted on a particular site.
(3)
Upon installation, a buffer screen shall be not less
than six feet tall, achieving a height of not less than eight feet
within three years.
(4)
Buffer screens shall have a minimum depth of 10 feet.
No plant trunk shall be closer than 10 feet to any property line (except
for Buffer Screen Type 2).
(5)
No buffer screen shall be permitted where it may impose
a threat to the public safety by obstructing the view of motorists
to oncoming traffic or pedestrians.
(6)
Buffer screens shall be maintained as long as the
use or uses on the screened lot is/are in operation. Any plant material
which does not survive shall be replaced within six months.
(7)
A buffer area of not less than 25 feet nor more than 100 feet in width shall be established along all property lines, unless otherwise specified in Chapter 131, Zoning, as follows:
(8)
Plant materials quantities and types. In accordance
with Table 1,[2] for every 100 linear feet of property line to be buffered,
the following minimum quantities and types of plant materials shall
be required for low- and medium-intensity buffer screens:
[2]
Editor's Note: Table 1 is included at the end of this chapter.
(9)
High-intensity buffer screens. The following types
of buffer screens shall be used in accordance with Table 1[3] for property lines requiring high-intensity buffer screens:
(a)
Buffer Screen Type No. 1: double row of evergreen
trees. A double row of evergreen trees shall provide a continuous
screen at a minimum height of 12 feet at maturity. The two rows of
evergreen trees shall be placed eight feet on center. The second row
shall be eight feet from the first with an offset of four feet. Minimum
height at planting shall be six feet. Trees species are to be selected
from the Recommended Plant Material List, evergreen trees section
of this chapter.[4]
[4]
Editor's Note: The Recommended Plant Material List is included at the end of this chapter.
(b)
Buffer Screen Type No. 2: opaque fence with
ornamental trees and shrubs. A continuous six-foot opaque fence with
additional planting at the minimum rate of three shrubs and two ornamental
trees or large shrubs for each 10 linear feet of proposed fence arranged
formally or informally between the fence and the adjoining property
line. Buffer Screen Type No. 2 plant species are to be selected from
the Recommended Plant Material List, evergreen shrubs, large deciduous
shrubs and ornamental trees sections of this chapter.[5]
[5]
Editor's Note: The Recommended Plant Material List is included at the end of this chapter.
(c)
Buffer Screen Type No. 3: evergreen hedge. An
evergreen hedge of arborvitae or chamaecyparis, minimum height at
planting of six-foot plants, three feet on center maximum.
[3]
Editor's Note: Table 1 is included at the end of this chapter.
(10)
Existing healthy trees, shrubs or woodland may
be substituted for part or all of the required 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 buffer screen.
A.
A site element screen shall be required and continually
maintained by the landowner in all proposed land developments around
the following site elements:
B.
The existing or zoned used 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 determine
which zoning uses are permitted on a particular site.
C.
The type of site element screen required shall be
determined by the site element and the adjacent existing land use
according to Table 2.[1]
[1]
Editor's Note: Table 2 is included at the end of this chapter.
D.
Screen location. The site element screen shall be
placed between the site element and the property line and shall be
designed to block views to the maximum extent possible. The screen
shall be located as close as possible to the site element and shall
surround the element without impeding function or encroaching on sight
triangles.
E.
Screen types and criteria. The following types of
screens shall be used where specified in Table 2.[2]
(1)
Site Element Screen Type No. 1: double row of evergreen
trees. A double row of evergreen trees shall be placed eight feet
on center and offset eight feet to provide a continuous screen at
a minimum height of 12 feet at maturity.
(2)
Site Element Screen Type No. 2: opaque fence with
ornamental trees and shrubs. A six-foot opaque fence surrounding the
site element on at least three sides, with additional plantings at
a minimum of three shrubs and two ornamental trees or large shrubs
for each 10 linear feet of proposed fence arranged formally and informally
between the fence and the adjoining property line.
(3)
Site Element Screen Type No. 3: architectural extension
of the building. An eight-foot minimum height architectural extension
of the building (such as a wing wall) shall enclose service or loading
docks. The building materials and style of the extension shall be
consistent with the main building.
(4)
Site Element Screen Type No. 4: evergreen hedge. An
evergreen hedge of arborvitae or chamaecyparis, minimum height at
planting of six-foot plants, three feet on center maximum.
[2]
Editor's Note: Table 2 is included at the end of this chapter.
F.
Existing healthy trees, shrubs or woodland may be
substituted for part or all of the required 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 site element screen.
G.
Plantings from the Recommended Plant Material List
are recommended.[3]
[3]
Editor's Note: The Recommended Plant Material List is included at the end of this chapter.
The following standards shall apply to all plant
materials or transplanted trees as required under this article:
A.
Plant specifications.
(1)
All plants shall meet the minimum standards for health,
form and root conditions as outlined in the American Association of
Nurserymen (AAN) Standards.
(2)
All plant material shall be hardy and within the USDA
Hardiness Zone 5 and 6 applicable to Berks County, Pennsylvania.
(3)
Canopy trees, sometimes 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.
(4)
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 1-1/2-inch caliper. New large shrubs shall have a minimum height
of 2 1/2 to three feet at time of planting.
(5)
Evergreen trees shall reach a typical minimum height
of 20 feet at maturity based on AAN Standards for that species and
shall remain evergreen throughout the year. New evergreens shall have
a minimum height at planting of six feet.
B.
Maintenance.
(1)
Required plant material shall be maintained for the
life of the development to achieve the required visual effect of the
buffer or screen. It shall be the ultimate responsibility of successive
property owners to ensure that the required plantings are properly
maintained. Dead or diseased plant material shall be removed or treated
promptly by the property owner and replaced as soon as possible, but
no later than the next growing season.
(2)
Safety. All sight triangles shall remain open and
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 ensure a safe
environment.
(3)
Maintenance guidelines for the plantings are encouraged
to be published by the planting plan designed to be used by grounds
maintenance personnel to ensure that the design's buffering and screening
concepts are continued.
(4)
All subdivision and land development record plans
shall contain the following note: "The property owner shall be responsible
for the perpetual maintenance of the buffer screen and site element
screens."
C.
Landscape bond.
(1)
Any tree or shrub that dies within 18 months of plantings
shall be replaced by the current landowner or developer. Any tree
or shrub that, within 18 months of planting or replanting, is deemed,
in the opinion of the Township Supervisors, not to have survived or
not to have grown in a manner characteristic of its type, shall be
replaced. Substitutions for certain species may be made only when
approved by the Board of Supervisors.
(2)
The developer or landowner shall deposit with the
Township a sum of money in the form of cash, certified check, letter
of credit or bond equal to a minimum of 15% of the total landscaping
costs to cover the cost of replacing, purchasing, planting and maintaining
all dead, dying, defective or diseased plant material for a period
of 18 months after final plan approval.
