A. 
The following subdivision and land development principles, standards and requirements will be applied in evaluating plans for proposed subdivisions and land developments.
B. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety and general welfare.
C. 
Where literal compliance with the standards specified herein is clearly impractical, the Board of Supervisors may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
D. 
Pursuant to the provisions of § 105-56, substantive changes may be made with regard to selected standards in keeping with § 503(5) of Act 247.[1]
[1]
Editor's Note: Act 247 apparently refers to the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq.
A. 
All portions of a site being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
[Amended 12-9-1982 by Ord. No. 447]
B. 
In general, lot lines shall follow Township boundary lines rather than cross them.
C. 
The developer shall conform to all applicable performance standards, including, but not limited to, those contained in the Zoning Ordinance and the Grading Ordinance.[1]
[Amended 12-9-1982 by Ord. No. 447]
[1]
Editor's Note: See Ch. 116, Zoning, and Ch. 58, Grading, Erosion Control, Stormwater Management and Best Management Practices, respectively.
D. 
Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.
E. 
Land subject to subsidence and land deemed to be topographically unsuitable, may not be platted for residential use or for such other uses as may increase danger to health, life or property until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plans. Such land within the subdivision or land development shall be set aside on the plan for uses which shall not endanger life or property or further aggravate or increase the existing menace.
In accordance with the provisions of the Zoning Ordinance and other ordinances and regulations of the Township:
A. 
In reviewing subdivision plans, the Board of Supervisors shall consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.
B. 
Where deemed essential by the Board of Supervisors, upon consideration of the particular type of development proposed and especially in large-scale residential developments, the Board of Supervisors may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other purposes.
C. 
Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
D. 
Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision or land development, the Board of Supervisors may require the dedication or reservation of such area within the subdivision or land development, in those cases in which the Board of Supervisors deems such requirements to be necessary.
A. 
Proposed streets shall conform in all respects to Chapter VI of the Whitemarsh Township Comprehensive Plan. The Board of Supervisors may require the reservation of rights-of-way of adequate size to implement the Official Map.
[Amended 12-9-1982 by Ord. No. 447]
B. 
Proposed streets shall further conform to such county and state street and highway plans as have been prepared, adopted and/or filed, as prescribed by law.
C. 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
D. 
Residential streets shall be so laid out as to discourage through traffic; however, the arrangement of streets shall provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future subdivision.
E. 
If lots resulting from original subdivision are large enough to permit resubdivision, or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary.
F. 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac. Stub streets shall be properly closed to through traffic until such time as the street is extended.
G. 
Stub streets greater in length than one lot depth shall be provided with a turnaround designed to meet the standards required for culs-de-sac and shall be provided with sufficient rights-of-way to permit the future extension of the street onto the adjacent property.
[Amended 12-9-1982 by Ord. No. 447]
H. 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated within the Township, and all street names shall be subject to the approval of the Board of Supervisors.
I. 
Any applicant who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation.
J. 
Any applicant who encroaches within the legal right-of-way of a county highway is required to obtain a highway occupancy permit from the Montgomery County Roads and Bridges Department, Norristown, Pennsylvania.
K. 
Structures, including but not limited to community mailboxes, fences and poles, shall not be erected within street rights-of-way. This prohibition shall not apply to single-family curbside or sidewalk mailboxes, appurtenant structures of public utilities and improvements required pursuant to Article VII herein.
[Added 8-23-1984 by Ord. No. 493]
A. 
Pursuant to the table below, new streets will be classified according to the average daily traffic (ADT) which will be expected to use the street. If a new street will serve as a stub or connector street, its classification must be determined in accordance with its ultimate traffic, given full development.
Class
ADT
Expressways
10,001 and greater
Arterials
10,001 and greater
Major collectors
3,501 to 10,000
Minor collectors
651 to 3,500
Local streets
101 to 650
Courts
1 to 100
B. 
Average daily traffic may be based upon actual vehicle counts or calculated by using the trip generation rates table in § 105-21.[1]
C. 
Existing streets are classified as follows:
(1) 
Expressways: Pennsylvania Turnpike (U.S. Interstate 276) and Pennsylvania Route 309.
(2) 
Arterials: Bethlehem Pike, Butler Pike, Church Road (Pennsylvania Route 73), Germantown Pike (U.S. Route 422), Ridge Pike and Skippack Pike (Pennsylvania Route 73).
(3) 
Major collectors: Barren Hill Road, Flourtown Road, Harts Lane (Barren Hill Road to Ridge Pike), Hector Street, Joshua Road, Lafayette Avenue, Morris Road, Pennsylvania Avenue and Stenton Avenue.
(4) 
Minor collectors: Camp Hill Road, Cedar Grove Road, Chestnut Street, Church Road, Crescent Avenue, Cricket Club Road, East Valley Green Road, Hagy's Mill Road, Harts Lane (Barren Hill Road to River Road), Manor Road, Militia Hill Road, Mill Road, North Lane, River Road, Sheaff Lane, Spring Mill Road, Thomas Road, and West Valley Green Road.
(5) 
Local streets: All other existing streets shall be classified as local streets.
(6) 
New development streets shall be classified on the basis of a traffic impact study and/or a classification approved by the Board of Supervisors.
A. 
The following chart indicates the required dimensional standards for the various classifications of streets as defined in § 105-5:
[Amended 2-21-1991 by Ord. No. 617; 6-23-2005 by Ord. No. 802]
Basic Dimensions
Class
Right-of-Way
(feet)
Cartway
(feet)
Curbs
Sidewalks
Tree Zone***
Expressways
*
*
*
No
No
Arterials
*
*
Yes
Yes
Yes
Major collectors
80
48
Yes
Yes
Yes
Minor collectors
60
40
Yes
Yes
Yes
Local streets
56
36
Yes
Yes
Yes
Courts
50
30**
Yes
Yes
Yes
NOTES
*
As recommended by the Pennsylvania Department of Transportation or the Montgomery County Roads and Bridges Department, whichever is applicable.
**
Parking limitations, restricting parking on one side, shall be required for all cartways less than 36 feet, and no parking shall be permitted on all cartways of less than 30 feet.
***
Per § 105-48E of this chapter.
B. 
Additional right-of-way and/or cartway widths may be required by the Board of Supervisors in order to lessen traffic congestion to secure safety from fire, panic and other dangers, to facilitate the adequate provision for transportation and other public requirements and to promote the general welfare.
C. 
Short extensions of existing streets with lesser right-of-way and/or cartway widths than prescribed above may be permitted; provided, however, that no section of new right-of-way be less than 40 feet in width and such extensions shall be less than 100 feet in length.
D. 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, the Board of Supervisors may require the reservation or dedication of rights-of-way to conform to the above standards. The center line of the ultimate right-of-way shall be the same center line as the existing right-of-way.
E. 
New half or partial streets will not be permitted, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
F. 
Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
[Added 4-6-2006 by Ord. No. 811]
A. 
Street design; Conservation Design Overlay District.
(1) 
New streets proposed to be created as a part of any development proposal shall be integrated closely with the Township's Official Map.
(2) 
Street layouts shall be designed to enhance visual interest, provide scenic vistas, and preserve natural, historical, and cultural features.
(3) 
Streets shall be aligned so that their terminal vistas are aligned with greens or other open space, or civic or institutional buildings, wherever possible. Where this is not possible, every effort shall be made to terminate those streets with buildings of above-average size, whose architecture shall be encouraged to be special in one way or another.
(4) 
Streets shall be interconnected as far as practicable and shall employ culs-de-sac only where essential. Where culs-de-sac are deemed to be unavoidable, continuous pedestrian circulation shall be provided by connecting sidewalks that link the end of the cul-de-sac with the next street or open space.
(5) 
Streets shall be designed to have maximum lengths of 600 feet between intersections, and maximum lengths of 1,200 feet before terminating at three-way T-intersections or angling off in a diagonal direction. Blocks greater than 600 feet long shall generally be provided with cross-block pedestrian connections at midblock locations.
(6) 
Streets shall be laid out to promote pedestrian circulation and ease of access from all points in the residential areas to the mixed use and commercial areas.
(7) 
Easements shall be reserved to permit streets to be extended to allow adjoining properties to be connected in the future, if so desired by the Township.
(8) 
The street width standards listed in § 105-30.1B of this chapter take into account the need for on-street parking spaces, which need generally increases as lot widths decrease.
B. 
Residential street design standards; Conservation Design Overlay District.
Type of Street
Total
Lanes
Parking
Lanes
Pavement
Width
(feet)
Shoulders
(feet)
Right-of-
Way
Primary collector
No parking
2
0
20
(22 curbed)
4 grassed
50
Lots 80 feet or more wide
2
0
22
(24 curbed)
4 grassed
50
Lots 40 feet to 80 feet
3
1
28
(30 curbed)
4 grassed
50
Lots less than 40 feet
4
2
34
(36 curbed)
4 grassed
50
Secondary
collector
Lots 80 feet or more
2
0
20
(22 curbed)
4 grassed
50
Lots 40 feet to 80 feet
3
1
26
(28 curbed)1
4 grassed
50
Lots less than 40 feet
4
2
32
(34 curbed)1
None
60
Local Access
Lots 80 feet or more
2
0
18
(20 curbed)
3 grassed
50
Lots 40 feet to 80 feet
3
2
24
(26 curbed)
4 grassed
50
Lots less than 40 feet
3
2
26
(28 curbed)1
4 grassed
50
Lanes or alleys
1
0
12
2 grassed
20
Shared drives
1
0
10
3 grassed
N/A
NOTES:
1 The paved width may be reduced by six feet when streets are single-loaded (lots on one side only), or when driveways are accessed only from rear alleys.
C. 
Street trees; Conservation Design Overlay District.
(1) 
Street trees shall be at least 2 1/2 inches to three inches in caliper, when planted, and shall be spaced at intervals no greater than 40 feet along both sides of each street, including arterial roads. Trees shall be planted between the cartway edge and the right-of-way line, as long as clear sight distances at intersections are not obstructed. A planting strip with a minimum width of four feet shall be provided between the cartway and sidewalk when sidewalks are proposed.
(2) 
Species shall be selected according to the following criteria:
(a) 
Cast moderate shade to dense shade in summer;
(b) 
Long-lived (over 60 years);
(c) 
Mature height of at least 50 feet;
(d) 
Tolerant of pollution and direct or reflected heat;
(e) 
Require little maintenance, by being mechanically strong (not brittle) and insect-and disease-resistant;
(f) 
Able to survive two years with no irrigation after establishment; and
(g) 
The species of trees shall be subject to the prior approval of the Shade Tree Commission. Species are to be hardy to the area, noninvasive and not subject to blight or disease.
D. 
Streetscape standards; Conservation Design Overlay District.
(1) 
All residential streets shall be provided with sidewalks or pedestrian paths, preferably of stamped concrete, macadam, stone or concrete paving block. The quantity, style, height, color, and brightness of streetlighting shall be as determined by the Township Engineer in accordance with Township standards.
(2) 
Sidewalks shall be provided in conformity with § 105-47, Sidewalks and pedestrian paths, of this chapter.
(3) 
In neighborhoods where lot sizes are 15,000 square feet or less, on-street parking shall be provided in parking lanes parallel to curbs. Parking lanes shall be encouraged to be surfaced with alternative materials, textures and/or colors (such as asphalt with red-colored stone chips steamrolled in just after the asphalt is laid). Such on-street parking shall be supplemented, wherever necessary, by off-street parking areas that are screened from the street by landscaping and low fences or walls reaching standard vehicle hood-height.
[Amended 12-9-1982 by Ord. No. 447]
A. 
Permanent culs-de-sac shall have a minimum length of 250 feet, but shall neither exceed 800 feet in length nor furnish access to more than 20 dwelling units.
B. 
Culs-de-sac shall have at the closed end a turnaround with a right-of-way having a minimum outside radius of 50 feet and shall be paved to a radius of not less than 40 feet.
C. 
Grades across culs-de-sac shall not exceed 3%.
In the AAAA and AAA Districts, private residential streets will be approved only if they meet the following requirements:
A. 
No more than eight lots may be permitted to front on a private street.
B. 
The private street shall have a right-of-way width and a horizontal and vertical alignment consistent with the requirements for public streets.
C. 
The private street shall meet minimum pavement structure requirements.
D. 
The private street shall be owned and maintained by all abutting property owners. A homeowner's association or other legal entity approved by the Board of Supervisors shall be formed in order to properly administer such maintenance responsibilities.
E. 
The Board of Supervisors shall reserve the right to order the reconstruction of the private street up to Township standards and subsequent dedication as a public street, if such private street is deemed to be a safety or health hazard. Costs of such reconstruction shall be assessed against all abutting property owners and shall be borne by said property owners.
F. 
Private streets shall be indicated as such on the record plan and shall be subject to contract and guaranty requirements as described in Article VIII.
A. 
Whenever local street lines are deflected in excess of 5°, connection shall be made by horizontal curves. All other streets shall not have angle points in the alignment.
B. 
Minimum center-line radii for horizontal curves shall be as follows:
(1) 
Local streets and courts: 150 feet.
(2) 
Minor collectors: 300 feet.
(3) 
Major collectors and arterials: 500 feet.
C. 
Except on local streets, a minimum tangent of 100 feet shall be required between curves.
D. 
A long radius curve shall be preferred to a series of curves and tangents.
E. 
The approaches to an intersection shall follow a straight course for at least 50 feet for local streets and courts. Approaches for other street types shall be designed in accordance with accepted engineering standards.
A. 
Center-line grades shall not be less than 1%.
B. 
The maximum street grades shall be as follows:
(1) 
Courts and local streets: 10%.
(2) 
Arterials and all collector streets: 6%.
C. 
Vertical curves shall be used at changes of grade exceeding 1%.
D. 
Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area of 4% grade or less shall be provided for a minimum distance of 50 feet for local streets. Approaches for other street types shall be designed in accordance with accepted engineering standards.
A. 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 70°.
B. 
Multiple intersections involving the junction of more than two streets shall be prohibited.
C. 
In all districts, no structure, fence, planting or other structure shall be maintained between a plane two feet above curb level and a plane seven feet above curb level so as to interfere with traffic visibility across the corner within that part of the required front yard which is within the clear sight triangle.
[Amended 12-9-1982 by Ord. No. 447]
D. 
Minor collectors and local streets shall not intersect on the same side of a major collector or arterial at an interval of less than 600 feet.
E. 
Streets entering opposite sides of another street shall be laid out directly opposite one another or with a minimum offset of 200 feet between their center lines.
[Amended 12-9-1982 by Ord. No. 447]
A. 
Where a subdivision abuts or contains an existing or proposed arterial or collector street, the Township may require marginal-access streets, reverse-frontage lots, or such other treatment as will provide protection for abutting properties, reduce the number of intersections with the major street and separate local and through-traffic.
B. 
Access to parking areas on commercial and industrial sites shall be controlled and shall be so located as to provide a minimum of 200 feet between points of access.
C. 
Private driveways, where provided, shall be located not less than 40 feet from the intersection and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as defined herein.
D. 
Driveway grades shall not exceed 15%.
E. 
In general, no private driveway shall take access to an arterial or major collector street. Driveways shall be so located and designed as to provide a reasonable sight distance at street intersections.
A. 
The control of grades, curvature and obstructions at intersections is required to ensure adequate sight distance for safe and efficient vehicular operation. There are three types of sight distance:
(1) 
For stopping.
(2) 
For passing overtaken vehicles on two- and three-lane streets.
(3) 
For intersections to ensure safe crossing or entering of an intersecting street.
B. 
The following table indicates the minimum sight distance required for the three forms of sight distance on the various street types:
Street Classification
Sight Distance
Arterial
(feet)
Major Collector
(feet)
Minor Collector
(feet)
Court or Local
(feet)
Stopping
350
275
275
200
Passing
To be determined by Township Engineer, in accordance with accepted engineering standards
Intersections
750
600
550
400
[Amended 2-21-1991 by Ord. No. 617]
The design standards specified below shall be required for all off-street parking facilities with a capacity of three or more vehicles:
A. 
The minimum dimensions of stalls and aisles shall be as follows:
[Amended 1-28-2010 by Ord. No. 892]
Parking
Aisle
Angle of Parking
(a)
Stall Width
(feet)(b)
Stall to curb
(feet)(c)
One-Way
(feet)(d)
Two-Way
(feet)(d)
30°
9
16.79
12
18
45°
9
19.09
13
18
60°
9
20.09
18
24
90°
9
18
-
24
NOTE: All angles and dimensions shall be measured as indicated in the accompanying Figure A
Parallel Parking
Angle of Parking
Stall Width
(feet)
Stall Depth
(feet)
One-Way
(feet)
Two-Way
(feet)
Parallel
8
22
12
18
B. 
The width of entrances and exit drives shall be:
(1) 
A minimum of 12 feet for one-way use only.
(2) 
A minimum of 25 feet for two-way use.
(3) 
A maximum of 35 feet at the street line.
C. 
Curves/turns in entrance and exit drives and all internal parking lot aisles necessary for providing access for fire protection equipment shall have a minimum inside turning radius of 25 feet and a minimum outside turning radius of 50 feet.
D. 
Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicles.
E. 
All parking spaces shall be marked so as to provide for orderly and safe parking.
F. 
Angle or perpendicular parking shall not be permitted along public or private streets. All parking lots and bays permitting parking other than parallel shall be physically separated from the street and confined by curbing or other suitable separating device.
G. 
Internal stacking lanes or channelization of entrances may be required to reduce congestion due to turning movements to and from local streets.
H. 
Except at entrance and exit drives, all parking areas shall be set back from the right-of-way line and all property lines at least 15 feet, or as required by the applicable sections of the Zoning Ordinance,[1] the greater provision to prevail. The distance between this required setback and the cartway shall be maintained as a planting strip or planting strip and sidewalk.
[1]
Editor's Note: See Ch. 116, Zoning.
I. 
No more than 15 parking spaces shall be permitted in a continuous row without being interrupted by a landscaping area not less than the width of a parking space constructed in accordance with the plan.
[Amended 1-23-2014 by Ord. No. 935]
J. 
No one area for off-street parking of motor vehicles shall exceed 30 cars in capacity. Separate areas on a parcel shall be physically separated from one another by ten-foot-wide planting strips.
K. 
Parking lots with less than 30 spaces shall not have a grade exceeding 5%. Parking lots with more than 30 spaces shall not have a grade exceeding 3%. No grade cut, fill or height difference between terraced parking areas shall exceed four feet unless approved by the Board of Supervisors.
L. 
In no case shall parking areas for three or more vehicles be designed to require or encourage cars to back into a public street in order to leave the lot.
M. 
Entrances and exits to and from off-street parking areas shall be located so as to minimize interference with street traffic.
N. 
For the purpose of servicing any property held under single and separate ownership, entrance and exit drives crossing the street line shall be limited to two along the frontage of any single street, and their center lines shall be spaced at least 80 feet apart. On all corner properties, there shall be a minimum spacing of 60 feet, measured at the street line, between the center line of any entrance or exit drive and the street line of the street parallel to said access drive.
O. 
Parking areas shall be located at least 10 feet from any building or structure.
P. 
Tire bumpers shall be installed so as to prevent vehicle overhang on any sidewalk or landscape area.
Q. 
No less than a five-foot radius of curvature shall be permitted for all curblines in parking areas.
R. 
All dead-end parking areas shall be designed to provide sufficient backup area for the end stalls of a parking area.
S. 
Raised pedestrian crosswalks and refuge islands shall be provided at intervals not exceeding 200 feet along the length of each parking area.
T. 
Pedestrian crosswalks in parking areas shall not be subject to passage or concentration of surface runoff.
U. 
All common parking areas shall be adequately lighted during after-dark operating hours. All light standards shall be located on raised parking islands and not on the parking surface.
V. 
All artificial lighting used to illuminate any parking space or spaces shall be so arranged that no direct rays from such lighting shall fall upon any neighboring property or streets, nor shall any high brightness surface of the luminaries be visible from neighboring residential properties or from a public street.
W. 
Overflow for semiattached, attached and multiple dwellings.
(1) 
Where semiattached, attached or multiple dwellings are proposed and where private garages or driveways are proposed to be used to meet the off-street parking requirements, additional overflow off-street parking shall be provided in accordance with the following:
Access Drive or Cartway Width
(feet)
Overflow Spaces Required
36 or greater
1 for each 4 dwelling units
Less than 36
4 for each 4 dwellings units
(2) 
Such parking may be located either in a public parking facility or on individual lots.[2]
[2]
Editor's Note: Former § 29-614, Reduction of nonresidential parking requirements, which immediately followed this subsection, was repealed 12-9-1982 by Ord. No. 447.
[Amended 12-9-1982 by Ord. No. 447; 6-23-2005 by Ord. No. 802; 1-23-2014 by Ord. No. 935]
A. 
All parking areas shall have at least one, three-inch-caliper tree for every two parking spaces provided.
B. 
Trees shall be planted in such a manner to afford maximum protection from the sun for parked vehicles.
C. 
A minimum of 10% of any parking lot facility over 2,000 square feet in gross area shall be devoted to landscaping, inclusive of required trees.
D. 
Plantings shall be able to tolerate salt and heat.
E. 
Trees which have low-growing branches, gum or moisture which may drop on vehicles, or blossoms, thorns, seeds or pods which may clog drainage facilities shall be avoided.
Off-street loading facilities shall be designed to conform to the following specifications:
A. 
Each space shall be no less than 14 feet wide, 50 feet long and 17 feet high, exclusive of drives and maneuvering space, and located entirely on the lot being served.
B. 
There shall be appropriate means of access to a street or alley as well as adequate maneuvering space.
C. 
The maximum width of driveways and sidewalk openings measured at the street lot line shall be 35 feet; the minimum width shall be 20 feet.
D. 
All accessory driveways and entranceways shall be graded, have a bituminous surface, and be drained to the satisfaction of the Township Engineer to the extent necessary to prevent nuisances of dust, erosion or excessive water flow across public streets or sidewalks.
E. 
Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard or an unreasonable impediment to traffic.
F. 
The lighting requirements of § 105-38S shall be met, if applicable.
[Amended 4-26-1990 by Ord. No. 597]
No subdivision or land development shall be approved unless:
A. 
There has been a stormwater management plan approved by the Township Engineer that provides for the control of stormwater runoff from and through the development consistent with the requirements of Chapter 58 of the Whitemarsh Township Code, entitled "Grading, Erosion Control, Stormwater Management and Best Management Practices."
B. 
There has been a determination by the Board of Supervisors that a plan for controlling stormwater runoff is not necessary.
[Amended 12-9-1982 by Ord. No. 447; 4-26-1990 by Ord. No. 597]
A. 
No subdivision or land development shall be approved unless:
(1) 
There has been an erosion and sedimentation control plan approved by the Township Engineer that provides for minimizing erosion and sedimentation consistent with the requirements of Chapter 58 of the Whitemarsh Township Code, entitled "Grading, Erosion Control, Stormwater Management and Best Management Practices;" or
(2) 
There has been a determination by the Board of Supervisors that a plan for minimizing erosion and sedimentation is not necessary.
B. 
The Board of Supervisors in its consideration of all preliminary plans for subdivision and land development shall condition its approval upon compliance of the plan with erosion and sedimentation control measures as outlined in Chapter 58 of the Whitemarsh Township Code, entitled "Grading, Erosion Control, Stormwater Management and Best Management Practices."
C. 
Final approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with approval of the final subdivision or land development plan and become a part thereof.
D. 
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required by the Township (see Article VIII).
A. 
The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provision of adequate sites for types of buildings proposed.
(2) 
Zoning requirements as to lot sizes, dimensions and minimum lot areas per dwelling unit.
(3) 
The limitations and opportunities of the topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation and access.
B. 
Blocks shall have a maximum length of 1,600 feet and a minimum length of 300 feet. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
A. 
Lot dimensions and areas shall be not less than specified by the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 116, Zoning.
B. 
Residential lots shall front on an existing or proposed street.
C. 
Through lots are prohibited, except where employed to prevent vehicular access to arterial and collector streets.
D. 
Side lot lines shall be substantially at right angles or radial to street lines.
E. 
The depth of single-family detached residential lots shall not be less than one nor more than 2 1/2 times their width.
F. 
If remnants of land exist after subdividing, they shall be incorporated into existing or proposed lots or dedicated to public use for recreation or open space, if acceptable to the Township.
G. 
The subdivision of a tract which creates nonconforming side and rear yards for existing buildings will not be approved unless variances have been granted by the Zoning Hearing Board prior to final plan submission.
A. 
Easements with a minimum width of 20 feet shall be provided as necessary for utilities.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
No structure requiring a building permit or plantings, except for a lawn, shall be set or put within the area of a utility easement.
D. 
Where a subdivision or land development is traversed by a watercourse, the Township may require a drainage easement or right-of-way conforming substantially to the line of such watercourse and of such width as will be adequate to preserve natural drainage, but not less than 50 feet, or as may be required or directed by the Township and/or the Department of Environmental Resources. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Township.
[Amended 12-9-1982 by Ord. No. 447; 4-26-1990 by Ord. No. 597]
E. 
Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant or owner shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for discharge or drainage and for the carrying off of such water, and for the maintenance, repair and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes, and which shall be of sufficient width for such passage and work. The owner shall convey, free of charge or cost, such easements to the Township upon demand.
A. 
Curbs shall be provided in all subdivisions and land developments in accordance with § 105-30.
[Amended 6-23-2005 by Ord. No. 802]
B. 
When the sole purpose of the curb is to protect the pavement edge, thickened-edge pavements or cement concrete headers may be utilized, subject to the approval of the Township Engineer.
A. 
Sidewalks shall be provided in all subdivisions and land developments in accordance with § 105-30. Sidewalks shall minimize pedestrian-vehicular conflict. If, in the opinion of the Board of Supervisors, sidewalks required hereunder are unnecessary for public safety and convenience, the Board of Supervisors, at its sole discretion, may grant a waiver from such requirements.
[Amended 6-23-2005 by Ord. No. 802]
B. 
The minimum width of all sidewalks and pedestrian paths shall be five feet; in areas of higher pedestrian density, the minimum width of all sidewalks and pedestrian paths shall be eight feet.
[Amended 6-23-2005 by Ord. No. 802]
C. 
Sidewalks and public paths shall be located within a public right-of-way, a public easement or a common open space area.
D. 
Curb cuts shall be provided at all street crossings.
E. 
Sidewalks and pedestrian paths shall be adequately lighted, if required by the Board of Supervisors.
F. 
The grades and paving of sidewalks and pedestrian paths shall be continuous across driveways. Where heavy traffic volume is expected, a special paving treatment may be required by the Board of Supervisors.
G. 
Sidewalks and pedestrian paths shall be laterally pitched at a slope of not less than 1/4 inch per foot to provide for adequate surface drainage.
[Amended 12-9-1982 by Ord. No. 447]
H. 
Sidewalks and pedestrian paths shall not exceed a grade of 7%. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. Where sidewalk grades exceed 5%, a nonslip surface texture shall be used.
I. 
Sidewalks and pedestrian paths shall be of a hard surface composition if heavy pedestrian or bicycle traffic will be served and shall be constructed according to Township specifications. An occasionally utilized footpath may utilize gravel, pine-bark chips, or other material approved by the Board of Supervisors.
J. 
Sidewalks adjacent to angle parking areas shall be set back a minimum of five feet to prevent car overhang from restricting pedestrian movement along the sidewalk.[1]
[1]
Editor's Note: Former Subsection K, regarding Riverfront Development District requirements, added 12-13-2007 by Ord. No. 846, which immediately followed this subsection was repealed 11-14-2024 by Ord. No. 1044.
[Amended 6-23-2005 by Ord. No. 802; 1-23-2014 by Ord. No. 935]
A. 
Within any land development or major subdivision, street trees shall be planted along all streets where suitable street trees do not exist.
B. 
Shade street trees shall be planted at intervals of not more than 45 feet, and flowering street trees at intervals of not more than 30 feet along both sides of new streets and along one or both sides of an existing street within the proposed subdivision or land development. An equivalent number may be planted in an informal arrangement, subject to the approval of the Board of Supervisors.
C. 
Street trees shall not be planted opposite each other, but shall alternate.
D. 
At intersections, trees shall be located no closer than 50 feet from the intersection of the street right-of-way.
E. 
Unless otherwise approved by the Board of Supervisors, street trees shall be planted within a tree planting zone of lawn area or other material approved by the Shade Tree Commission, situated between the sidewalk and curb and measuring a minimum of five feet in width from the planting edge of the curb to the planting edge of the sidewalk.
F. 
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, suitable for street use, and in conformity with the standards of the American Association of Nurserymen.
G. 
The minimum trunk diameter, measured at a height of six inches above the root ball, shall be three inches.
[Added 4-6-2006 by Ord. No. 811]
A. 
Landscaping.
(1) 
Any part or portion of a tract which is not used for buildings or other structures, loading and parking spaces and aisles, sidewalks and designated storage areas shall be planted and maintained with landscaping. The applicant is encouraged to select native plant species and water-conserving plants, and to limit turf lawn areas.
(2) 
All mechanical equipment not enclosed in a structure shall be fully and completely screened from street view.
(3) 
Landscaping within any parking area which provides more than 10 parking spaces shall be subject to the following provisions:
(a) 
Off-street parking areas shall be landscaped to reduce wind and air turbulence, heat and noise, and the glare of automobile lights; to reduce the level of carbon dioxide; to provide shade; to improve stormwater drainage problems; to replenish the groundwater table; and to provide for a more attractive setting.
(b) 
The interior of each parking lot shall have at least two three-inch caliper deciduous shade trees for every five parking spaces, if there are insufficient existing shade trees, as determined by the Shade Tree Commission, to satisfy this requirement. Shrubs and other plant materials shall be used to complement the trees at a ratio of two shrubs for every one tree. Shrubs shall be a minimum of 24 inches in height at time of planting. These requirements shall be in addition to those trees and shrubs required as an effective screen per § 105-48B of this chapter.
(c) 
The landscaping and planting areas shall be reasonably dispersed throughout the parking lot, except where there are more than 20 spaces, in which case the following shall apply:
[1] 
Landscaped areas at least 10 feet wide shall be provided around the periphery of parking areas. To prevent the encroachment of moving vehicles into parking areas, such landscaped areas shall, at a minimum, extend the full length and width of the parking areas, except for any necessary accessways.
[2] 
Landscaped islands between every 10 parking spaces or at the end of each parking row, whichever is less, shall be provided and shall be the length of the parking spaces in the row and at least 10 feet in width.
[3] 
There shall be a planting strip incorporated for every row of parking spaces. Such planting strip shall run parallel to parking rows and shall have a minimum width of 10 feet if double-loaded or seven feet if single-loaded.
B. 
Screening.
(1) 
General applicability. All persons undertaking any of the following activities shall comply with the standards and procedures established under this subsection:
(a) 
Building construction:
[1] 
All nonresidential buildings, excluding agricultural buildings and buildings accessory to single-family residential uses.
[2] 
All residential subdivisions or developments containing average lot sizes of one acre or less.
(b) 
Any loading or storage area, for equipment and materials.
(c) 
Construction of any of the following structures or facilities:
[1] 
Public utility facilities and structures.
[2] 
Liquid and solid waste collection, storage, conveyance, and treatment facilities.
[3] 
Stormwater management basins and related facilities when required by the Township.
(d) 
Earthmoving and grading areas exceeding one acre, excluding those areas associated with on-lot site preparation for single-family and two-family residential lots, and further excluding agricultural operations. Exclusion of single-family and two-family residential lots does not exclude them from 25 PA Chapter 102 Soil Erosion and Sediment Control Requirements for earth disturbance over 5,000 square feet.
(2) 
Mitigation of visual impacts.
(a) 
Consistent with the landscaping and screening plan developed under § 105-48.1C below, the applicant shall plant trees and shrubs and make other landscape improvements, including but not limited to berms, fences and the like, as necessary to mitigate the visual impact that the proposed actions will have on the tract, adjoining properties, and the Township in general.
(b) 
In demonstrating compliance with this section the applicant shall follow the minimum planting guidelines of § 105-48.1B(3) and the landscaping design guidelines of § 105-48.1B(4) as set forth below, except where the applicant demonstrates to the satisfaction of the Board of Supervisors that existing conditions achieve comparable results or render the guidelines unnecessary or inappropriate.
(3) 
Minimum planting guidelines.
Improvement Conditions
Deciduous
Trees
Shrubs
Evergreen
Trees
Shrubs
Per 1,000 square feet of gross building area
1
2
1
2
Per 100 linear feet of existing road frontage, with:
Hidden view
*
*
*
*
Filtered view
*
*
*
5
Unobstructed view
1
5
1
5
Per 100 linear feet of existing road frontage, with:
Hidden view
*
*
*
*
Filtered view
*
*
2
5
Unobstructed view
*
*
3
10
(a) 
Asterisk (*) indicates additional plantings at the Township's discretion.
(b) 
Minimum sizes of plantings at the time of planting should be as follows:
[Amended 1-23-2014 by Ord. No. 935]
[1] 
Deciduous trees: at least three inches in caliper.
[2] 
Evergreen trees: six feet in height; and
[3] 
Shrubs: 24 inches in height.
(c) 
Views from public road frontages and property boundaries refer to views of the proposed improvements as they would exist without any additional plantings. The proposed additional plantings for road frontages would achieve a more filtered view; those for property boundaries would achieve a hidden view.
(d) 
In the case of public roads with existing filtered views of the proposed improvements, plants are indicated to be evergreen shrubs; deciduous shrubs may be substituted by the applicant if acceptable to the Board of Supervisors.
(e) 
Fractions of plants calculated from the guidelines should be rounded up to the nearest whole number.
(f) 
The number of plants required is the total of all columns.
(g) 
Because of the many benefits of native plants (price, longevity, wildlife habitat, etc.), the applicant is urged to conform to the minimum planting guidelines through the use of native trees and shrubs.
(h) 
Species as proposed by the applicant and approved by the Shade Tree Commission should reflect the following considerations:
[1] 
Existing tract conditions and suitability for the plant materials based upon the tract's geology, hydrology, soils and microclimate.
[2] 
Specific functional objectives of the plantings, including but not limited to, visual screening, noise abatement, energy conservation, wildlife habitats, and aesthetic values.
[3] 
Maintenance and replacement considerations, including but not limited to hardiness, resistance to insects and disease, longevity, and availability and cost of plant materials.
[4] 
Water conservation. For the purposes of promoting disease resistance, water conservation, minimum maintenance, diverse natural plant associations, and long-term stability of plantings, the applicant is encouraged to choose those combinations of species which may be expected to be found together under more-or-less natural conditions on tracts comparable to those where the trees and shrubs are to be planted.
(4) 
Landscaping design guidelines.
(a) 
Based on the total number of plantings required by § 105-48.1B(3), Minimum planting guidelines, plantings should be provided in arrangements and locations which best mitigate the adverse impacts of the applicant's proposed tract disturbance actions.
(b) 
Planting areas should be selected and designed to reflect natural landscape characteristics existing prior to tract disturbances, as well as those environmental conditions to be created following tract disturbance by the applicant.
(c) 
The locations, 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 moisture and sunlight.
(d) 
Vegetative screening shall incorporate earthen mounds or berms, wherever possible, to improve sound as well as visual buffering, and shall be broken at points of vehicular or pedestrian access.
(e) 
No plantings shall be placed with their center closer than five feet from the side or rear property lines of the tract.
(f) 
Screening shall be designed so as to not obstruct sight distances at intersections.
(g) 
To promote water conservation and groundwater recharge, lawn turf areas should be limited.
(h) 
Where existing vegetative stream buffers do not exist or are inadequate, plantings shall be placed along streams, ponds, and other watercourses.
C. 
Landscaping and screening plan.
(1) 
In accordance with § 105-48.1A and B above, the applicant shall submit a landscaping and screening plan (the screening plan) that includes provisions for landscaping and screening, visual impact mitigation, and long-term maintenance as follows:
(a) 
Depiction on the tract base maps of mitigation measures proposed by the applicant, including number and placement of plantings, and of other landscape or design improvements as specified in this section.
(b) 
Delineation of view of the applicant's tract as it would be developed and as seen from adjoining properties used or zoned for residential or institutional purposes, and from existing adjoining public roads. Such views shall be classified, by agreement between the applicant and the Township, according to whether views of the applicant's proposed improvements would be hidden, filtered, or unobstructed. With respect to adjoining roads, such views shall be based upon the viewer's location at the far edge of the road cartway, the opposite edge of which directly abuts the tract. With respect to adjoining properties, the viewer's location shall be along the lines established by the minimum front, side, and rear yard distances for those properties as required by the existing Zoning Chapter.
(c) 
Documentation showing the extent to which the landscape planting and screening design measures conform to the guidelines of this section. Where they do not conform, the applicant shall demonstrate one or more of the following to the satisfaction of the Board of Supervisors:
[1] 
The other mitigation measures chosen will produce comparable or superior results;
[2] 
That, through design excellence in site planning, landscape architecture, and/or architecture, the guidelines are unnecessary or inappropriate;
[3] 
That the need to mitigate in accordance with the guidelines constitutes an unreasonable or unnecessary financial burden.
(d) 
Sufficient information to demonstrate compliance with the maintenance standards of § 105-48.1D of this chapter.
(2) 
The screening plan shall be subject to review and approval by the Board of Supervisors upon the recommendation of the Planning Commission.
(3) 
The screening plan shall be prepared by a landscape architect certified by the American Society of Landscape Architects or a related profession.
D. 
Site maintenance. All landscape improvements to be provided in accordance with this section shall be installed and maintained by accepted practices as recognized by the American Society of Landscape Architects. Planting and maintenance of vegetation shall include as appropriate, but not necessarily be limited to, provisions for surface mulch, guy wires and stakes, irrigation, fertilization, insect and disease control, and pruning.
E. 
Additional screening requirements.
(1) 
Water towers, storage tanks, processing equipment, fans, skylights, cooling towers, vents, and any other structures or equipment which rise above the roofline shall be architecturally compatible with or effectively shielded from view from any public or private dedicated street by an architecturally sound method which shall be approved, in writing, by the Township before construction or erection of said structures or equipment.
(2) 
In addition to meeting all applicable standards of this section, certain uses permitted under the terms of this chapter shall be required to comply with specific screening requirements necessitated by the nature of the use as shall be reasonably imposed by the Board of Supervisors. In such cases, compliance with those standards shall be in addition to meeting the applicable standards of this section. Where standards appear to be in conflict, compliance with the more stringent requirement shall be required.
A. 
Interior crosswalks may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities in blocks of over 1,000 feet in length.
B. 
Such crosswalks shall have an easement width of not less than 20 feet and a paved walk of not less than four feet. They shall be clearly marked by bollards, paving material, signing, lights or similar provisions to ensure their visibility to motorists.
A. 
Approval of the preliminary plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be resubmitted and processed pursuant to Article III.
B. 
Design standards.
(1) 
Attached dwelling types should incorporate varied designs, architectural modes and setbacks.
C. 
Access and circulation.
(1) 
Access to the dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the occupants.
(2) 
Access and circulation for fire-fighting and other emergency equipment, moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
(3) 
Walking distance from the main entrance of a building or single-family dwelling unit to a parking area shall be less than 100 feet. Exceptions to this standard shall be reasonably justified by compensating advantages, such as desirable views and site preservation through adaptation to topography. In no case shall the distance exceed 250 feet.
(4) 
Access easements having a minimum width of three feet shall be provided on each attached dwelling lot along all rear property lines. In instances where the side lot line does not pass through a common wall, an easement having a minimum width of three feet shall also be provided on each such side lot line. Said easements shall remain unobstructed for the use of residents and emergency personnel.
[Amended 10-26-1978 by Ord. No. 355]
D. 
Grading.
(1) 
Grading shall be designed for buildings, lawns, paved areas and other facilities to assure adequate surface drainage, safe and convenient access to and around the buildings, screening of parking and other service areas and conservation of desirable existing vegetation and natural ground forms.
(2) 
Grading around buildings shall be designed to be in harmony with natural topography.
E. 
Driveways.
(1) 
Driveways shall be provided on the site where necessary for convenient access to dwelling units, garage compounds, parking areas, service entrance of buildings, collection of refuse and all other necessary services. Driveways shall enter public streets at safe locations.
(2) 
Driveways shall be planned for convenient circulation suitable for traffic needs and safety.
(3) 
All driveways shall be paved and constructed in accordance with Township standards.
F. 
Refuse collection stations.
(1) 
Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
(2) 
Collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents and shall be adequately screened and landscaped.
G. 
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and desirable topographic features. Additional plant material shall be added for privacy, shade, beauty of buildings and grounds, and to screen out objectionable features.
A. 
The platting of individual lots for nonresidential uses shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
B. 
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by the Board of Supervisors to assure the free flow of through traffic from vehicles entering or leaving parking and loading areas.
C. 
When two adjacent lots proposed for nonresidential uses front on an arterial or major collector street, the applicant may be required to provide common ingress and egress as well as common parking facilities. When three or more adjacent lots are proposed for nonresidential uses, the applicant may be required to provide a service road for common ingress and egress.
D. 
Alleys or service streets shall be required in commercial and industrial land developments, except where adequate provisions are made for off-street loading.
E. 
Dead-end alleys shall be avoided, but where this proves impossible, they shall be terminated with a paved turnaround of adequate dimensions as approved by the Board of Supervisors.
F. 
Streets shall not be connected to local streets intended for predominantly residential traffic.
G. 
Parking areas shall be located and designed in such a manner that they are visibly secluded from eye level in the surrounding area. Grading to depress the parking area, raised berms, landscaping or fencing are satisfactory methods to create such seclusion.
H. 
Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided. Collection stations shall be screened from view and landscaped.
[Amended 12-9-1982 by Ord. No. 447]
A. 
Buffer yards are required between subdivisions and land developments and along existing streets to soften visual impact, to screen glare, and to create a visual barrier between conflicting land uses. The extent of buffering required shall be determined by the type of use proposed and the adjacent uses or streets surrounding the proposed development. The impact of the proposed use on adjoining properties is the basis for establishing buffer yard standards. The applicant is encouraged to engage a landscape architect in order to promote the proper use and arrangement of plant materials.
B. 
To determine the required buffer yard and planting schedule, the following three-step procedure shall be adhered to:
(1) 
Step 1: Site analysis and determination of buffer yard class.
(a) 
For each property boundary, the applicant shall determine the adjacent land use or street classification. Land use information shall be determined by an on-site survey, and § 105-29 of these regulations shall be utilized to determine street classifications. Table 1 below[1] specifies the buffer yard class for each boundary.
[1]
Editor's Note: Table 1: Determination of Buffer Yard Class, is included at the end of this chapter.
(b) 
The applicant shall match his proposed land use with the corresponding adjacent land use or street classification for each property boundary. The letter indicates the buffer yard class.
(2) 
Step 2: Selection of the planting option for the buffer class. After determining the buffer class, the applicant shall select a planting option from Table 2. For each buffer class several planting options are available, one of which the applicant shall select to meet the buffer yard requirement for each boundary. The Board of Supervisors may permit an alternative planting option which shall have a screening capability equal to or greater than any of the available options.
Table 2: Planting Options
The options below indicate the amount of plant material that is required per linear foot of property line. Unless stated below, plantings are required to be aligned on property or right-of-way boundaries but may be sited on any portion of the property for buffering, if permitted by the Board of Supervisors. Plant materials shall be so arranged to allow for proper growth and to provide the buffering intended herein. All buffers shall have a minimum width of 50 feet.
(3) 
Step 3: Selection of plant materials. The species of plant selection shall be subject to the recommendation of the Shade Tree Commission. Species are to be hardy to the area and noninvasive.
[Amended 1-23-2014 by Ord. No. 935]
[Amended 10-21-2004 by Ord. No. 795]
A. 
Legislative intent:
(1) 
To provide adequate open spaces, recreational lands and recreational facilities to serve both the residents and nonresidents of the Township by providing for both passive and active recreation.
(2) 
To further implement the Township's park, recreation and open space plans and goals as set forth in the Township's Comprehensive Plan.
(3) 
To recognize that the development of residential, commercial and industrial uses in the Township creates a demand for local recreational facilities.
B. 
Applicability.
(1) 
This section shall apply to any residential or nonresidential subdivision and land development applications and plans, and any amendments thereto, filed after the effective date of this section.
(2) 
This section shall not apply to applications and plans that the Board of Supervisors determines to involve only minor adjustments or corrections to applications and plans for approval pending as of the effective date of this section.
C. 
Community assets. In commercial, industrial and business/professional areas, provisions shall be made for suitable areas for walkways (connecting parking facilities with the respective structures, malls, sitting areas, bus stops and other amenities). Due consideration shall be given to the preservation of natural features, including large trees, graves, waterways, scenic points, historical spots and other community assets.
D. 
Dedication of land suitable for park and recreational use to the Township or payment of fees in lien thereof.
(1) 
Dedication of land. The applicant shall dedicate land suitable for park or recreational use to Whitemarsh, unless one of the alternatives set forth herein is agreed to by the Township and the applicant. The land shall be dedicated to the Township as a condition of final plan approval, and no lots shall be sold or built upon until and unless the actual transfer of title has been completed or guaranteed to the satisfaction of the Board of Supervisors.
(a) 
The amount and location of land to be dedicated to the Township shall be 10% of the total site area of a proposed subdivision or land development.
(b) 
The land dedicated to the Township for park and recreation purposes need not be a part of the land development or subdivision, but may be located on a separate parcel of land, provided that, in the sole discretion of the Board of Supervisors, it is convenient to the future inhabitants of the subdivision or land development. In addition, the applicant, with the approval of the Board of Supervisors, may dedicate land or construct park and recreation facilities at existing Township facilities, a public school situated within Whitemarsh Township, county-owned parkland or the facilities of another developer, to satisfy the requirements of this section.
(c) 
No more than 25% of the minimum land area required for park and recreation land may consist of floodplain or riparian corridor buffer areas, wetlands or areas with slopes in excess of 8%. Floodplains, riparian corridor buffers, wetlands and steep slopes may not be used for active recreation.
(d) 
The minimum land area required for park and recreation shall not include land designed for retention/detention basins in connection with required stormwater management nor contain fuel, power or other transmission lines, whether underground or overhead.
(e) 
The land to be dedicated must be suitable for active or passive recreation by reason of its size, shape, location and topography and shall be provided with safe and direct access, either by adjoining public road frontage or public easements, which shall be no less than 25 feet in width.
(f) 
Areas shall comprise a single parcel of land except where the Board of Supervisors shall determine that two or more parcels would be in the public interest.
(g) 
The area dedicated may not be used in calculating density.
(h) 
Any land dedicated to the Township shall be used only for the purpose of providing park and recreational facilities.
(i) 
When land is offered for dedication, acceptance by the Township shall be by means of a signed resolution to which a property description of the dedicated recreational area shall be attached. All changes and agreements should eventually be listed directly on the signed drawing linens of the final plans. A fee simple warranty deed conveying the property shall be delivered to the Township with title free and clear of all liens and encumbrances except for public utility easements. In no event shall the Township be required to accept dedication of park and recreational areas.
(2) 
Fee in lieu of dedication.
(a) 
The Board of Supervisors and the applicant may agree to the payment of a fee in lieu of dedication of land.
(b) 
Where the Board of Supervisors and the applicant agree that a fee is to be contributed in lieu of the dedication of land, the amount of the fee shall be equal to the greater of:
[Amended 12-13-2007 by Ord. No. 846]
[1] 
Fair market value of the undeveloped land that otherwise would have been required to be dedicated; or
[2] 
For residential buildings, a fee of $1,000 per dwelling unit and for buildings that are wholly or partially nonresidential, a fee of $0.50 for each square foot of gross building area for all floors.
(c) 
Fair market value of the land in lieu of which the fee is paid shall be determined by agreement of the Board of Supervisors and the applicant. In the event that the Board of Supervisors and applicant cannot agree upon the fair market value of the land, then an MAI appraisal shall be supplied and paid for by the applicant and reviewed by the Board of Supervisors. The appraisal required by this subsection shall be prepared by a recognized, licensed, competent real estate appraiser with no interest, financial or otherwise, in the affected property or application.
(d) 
The Board shall reserve the right to obtain its own appraisal, and, in the event that the Township appraisal is valued at less than 10% greater than the applicant's appraisal, the value shall be the difference between the two appraisals; in the event that the Township appraisal is valued 10% greater than that of the applicant, then a third appraiser shall be selected by agreement of both the Board and applicant, to be paid for by the applicant, to resolve the difference.
(e) 
Any fee in lieu of dedication which is collected by the Township shall be used only for the purpose of providing park and recreational facilities within Whitemarsh Township.
(f) 
A fee authorized under this subsection shall, upon its receipt by the Township, be deposited in an interest-bearing account, designated as the Whitemarsh Township Parks and Recreation Fund. Interest earned on such accounts shall become funds of that account. Funds from such accounts shall be expended only on the design, construction or acquisition of specific recreation facilities approved by the Board of Supervisors.
(g) 
Upon the written request of any person who paid fees under this subsection, unless there has been a written agreement to the contrary between the applicant and the Township, the Township shall refund such fee, plus interest accumulated thereon from the date of payment, if the Township had failed to utilize the fee paid for recreation purposes within three years from the date such fee was paid.
(3) 
Use of land and fees. The types of recreational facilities shall be designed and constructed as provided in the Township Park and Recreation Plan and be deemed to include but not be limited to:
(a) 
Playground equipment and surfaces.
(b) 
Play fields (baseball fields, football fields, soccer fields or the like, designed for active recreation).
(c) 
Tennis courts.
(d) 
Tot lots (small play areas designed for young children).
(e) 
Basketball courts.
(f) 
Street hockey rinks.
(g) 
Paddle tenths courts.
(h) 
Jogging paths with exercise stations.
(i) 
Bicycle and walking trails.
(j) 
Parking lot facilities associated with the foregoing.
(k) 
Utility services (electric water fountains and toilet facilities).
(l) 
Landscaping, earth-shaping and plant materials.
(m) 
Picnic facilities and benches.
(n) 
Swimming pools.
(o) 
Lighting facilities related to park and recreation facilities.
(4) 
Combination of dedication of land and payment of fees.
(a) 
Where the applicant and the Board of Supervisors agree, the applicant may utilize any combination of the dedication of land and/or the payment of fees in lieu of the dedication of land, to satisfy the applicant's park and recreation obligation.
(b) 
Credit for the cost of construction of any park and recreation facility shall be subject to the review and approval of the Township Engineer as determined by prevailing costs for labor, structures and materials associated with the facility.
(5) 
Parks and recreation plan. The Board of Supervisors shall adopt a formal Parks and Recreation Plan for the Township by resolution. Future park and recreational facilities proposed within the Township shall be in accordance with principles and standards contained in the Plan. The Plan may be amended from time to time by resolution of the Board of Supervisors.
(6) 
Timing of fees. Fees required under this section shall be due and payable at the time of execution of the final plan by the Township, and shall in any case be paid prior to recording of the final plan.
(7) 
Fee modification process. An applicant may seek modification to the required amount of a recreation fee under this section. The burden of proof, based upon relevant data and qualified professional testimony, shall be upon the applicant to clearly prove to the satisfaction of the Board of Supervisors that the required fees under this section would:
(a) 
For a residential development, be disproportionate compared to the current market value of the common open space that would otherwise he required to be dedicated.
(b) 
For a business development, would be disproportionate compared to the amount of impact on recreation facilities and common open spaces that the employees or users of the development would have upon the Township.
[Added 12-18-2008 by Ord. No. 871]
A. 
Purpose: to require and set minimum standards for outdoor recreational lighting to:
(1) 
Provide for and control lighting in outdoor places where public health, safety and welfare are potential concerns.
(2) 
Protect drivers and pedestrians from the glare of nonvehicular light sources
(3) 
Protect neighbors, the environment and the night sky from nuisance glare and light trespass from improperly selected, placed, aimed, applied, maintained or shielded light sources.
(4) 
Promote energy efficient light design and operation.
(5) 
Protect and retain the intended visual character of the Township.
B. 
Applicability. All outdoor recreational/sports facilities within Whitemarsh Township that are proposed to operate during hours of darkness where there is public assembly and traverse.
C. 
Criteria. The nighttime illumination of outdoor recreational facilities for such aerial sports as baseball, basketball, soccer, tennis, track and field, and football typically necessitate higher than normally allowed fixture mounting heights and aiming angles, utilize very high-wattage lamps and potentially produce unacceptable levels of light trespass and glare when located near residential properties. Permission to illuminate such facilities shall be granted only when the Township is satisfied that the health, safety and welfare rights of nearby property owners and the Township as a whole have been properly protected. When recreational facilities are specifically permitted by the Township for operations during hours of darkness, the following requirements shall apply:
(1) 
All other proposed lighting such as building lights, general parking areas, sidewalk/walkway/pathway illumination, driveway illumination, signs or other ornamental lighting shall be shown in sufficient detail on the lighting plan to allow determination of the effects on adjacent properties, traffic safety and overhead sky glow.
(2) 
For freestanding lighting, all fixtures shall utilize appropriate sharp cutoff luminaires. Shielding shall be provided to screen light sources at angles above 72° to 90° from the vertical. All lenses must be flat with no dropped dish variety permitted. Maximum height of freestanding fixtures shall not exceed 20 feet unless greater heights are permitted under Subsection C(5) of this section. Fixture heights shall be measured from the bottom of the fixture to ground level.
(3) 
For building-mounted lighting, shielding shall be provided so as to screen the light source and directed reflectors at angles above 72° to 90° from the vertical. In all cases, lighting will not be permitted along the outline of a building(s) or along rooflines.
(4) 
Athletic fields shall be provided with glare guards. The following footcandles shall be permitted:
Activity
Maximum Footcandles*
Baseball (outfield/infield)
(30/50)/(50/70)
Football
30
Soccer
30/50
Tennis
50/75
Basketball
25
Lacrosse
30/50
NOTES:
*Maximum footcandles are based on Pennsylvania Interscholastic Athletic Association (PIAA) and National Collegiate Athletic Association (NCAA) standards. If the recreational facility is not affiliated with either association, then the lowest footcandle requirement shall apply. For practice and community events, lower lighting requirements shall apply.
(5) 
Maximum mounting heights for recreational lighting shall be in accordance with the following:
(a) 
Football: 70 feet.
(b) 
Soccer: 70 feet.
(c) 
Little League Baseball:
[1] 
Radius of 200 feet: 60 feet.
[2] 
Radius of 300 feet: 70 feet.
(6) 
Racetracks and such recreation venues as golf driving ranges and trap-shooting facilities that necessitate the horizontal or near horizontal projection of illumination shall not be permitted to be artificially illuminated.
(7) 
The lights shall be used on a maximum of 180 days per year, limited to the months of March, April and May, the first two weeks in June, the months of September, October and November and the first two weeks in December. Sporting events shall be timed to end at such a time that all lighting in the sports facility, other than lighting for safe exit of patrons, shall be extinguished by 10:00 p.m., Monday through Friday, and 9:00 p.m. on Saturdays, unless written approval for a later time is authorized by the Township on an event-by-event basis. In addition, the lights may stay on past the 10:00 p.m. curfew by reason of the game time being extended due to a rain delay, late start or extra innings. Under no circumstances shall the lights be permitted during morning hours or at any time of day on Sundays.
(8) 
The Township reserves the right to require the removal or elimination of any function of any pole or light determined to be a hazard to safety or a nuisance to surrounding property owners.
(9) 
A yearlong schedule of events for which lighting is required shall be submitted with request for final plan approval. In addition, as requested by the Board of Supervisors, the applicant shall submit an annual schedule of events requiring lighting for the Township's information.
All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in the categories listed in Subsections A, B or C below: "Open space land may not be separately sold, nor shall such land be further developed or subdivided." All subdivision plans shall further designate the use of open space, the type of maintenance to be provided, and a planting plan or schedule. In designating use and maintenance, the following classes may be used:
A. 
Lawn: a grass area with or without trees which may be used by the residents for a variety of purposes and which shall be mowed regularly to ensure a neat and tidy appearance.
B. 
Natural area: an area of natural vegetation undisturbed during construction, or replanted. Such areas may contain pathways. Meadows shall be maintained as such and not left to become weed-infested. Maintenance may be minimal, but shall prevent the proliferation of weeds and undesirable plants such as honeysuckle and poison ivy. Litter, dead trees and brush shall be removed, and streams shall be kept in free-flowing condition.
C. 
Recreation area: an area designated for a specific recreation use, including but not limited to tennis, swimming, shuffleboard, play field and tot lot. Such areas shall be maintained so as to avoid creating a hazard or nuisance, and shall perpetuate the proposed use.
All open space, shown on the final plan as filed in the office of the Manager and subsequently recorded in the office of the Recorder of Deeds of Montgomery County, must be conveyed in accordance with one or more of the following methods:
A. 
Dedication in fee simple to the Township of Whitemarsh. The Township may, but shall not be required to, accept any portion or portions of the open space, provided that such land is freely accessible to, and of benefit to the general public of Whitemarsh Township, there are no acquisition costs involved, the Township agrees to and has access to maintain such lands, and it must be acceptable with regard to size, shape, location and improvement.
B. 
By conveying title (including beneficial ownership) to a corporation, association, funded community trust, condominium or other legal entity.
(1) 
The terms of such instrument of conveyance must include provisions suitable to the Township for guaranteeing:
(a) 
The continued use of such land for the intended purpose.
(b) 
Continuity of proper maintenance for those portions of the open space requiring maintenance.
(c) 
The availability of funds required for such maintenance.
(d) 
Adequate insurance protection.
(e) 
Provisions for payment of applicable taxes.
(f) 
Recovery for loss sustained by casualty, condemnation or otherwise.
(g) 
Such other covenants and/or easements that the Township shall deem desirable to fulfill the purposes and intent of these regulations.
(2) 
The following are prerequisites for such a corporation or association:
(a) 
It must be set up before any homes or dwelling units are sold or leased or otherwise conveyed.
(b) 
Membership must be mandatory for each buyer and/or lessee and any successive buyer and/or lessee.
(c) 
It must be responsible for liability, insurance, taxes, recovery for loss sustained by casualty, condemnation, or otherwise, and the maintenance of recreational and other facilities.
(d) 
Member of beneficiaries must pay their pro rata share of the costs, and the assessment levied can become a lien on the property.
(e) 
It must be able to adjust the assessment to meet future conditions.
(f) 
Such corporation or association shall not be dissolved nor shall it dispose of the open space, by sale or otherwise, except to an organization conceived and established to own and maintain the open space. The corporation or association must first offer to dedicate the open space to the Township before any such sale or disposition of the open space.
(3) 
The dedication of open space, streets, or other lands in common ownership of the corporation, association or other legal entity, or the Township, shall be absolute and not subject to reversion for possible future use for further development.
(4) 
All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Solicitor as to legal form and effect and to the Board of Supervisors as to suitability for the proposed use of the open space.
The Board of Supervisors, recognizing that a situation may arise where additional flexibility is warranted, is authorized to alter the design standards specified below. The applicant shall present evidence and demonstrate that the variation(s) requested will result in improving the proposed subdivision or land development.
A. 
Streets. Standards for streets expressed in this chapter are intended to provide for safe and intelligent layout of streets which can be maintained easily at minimum cost. There are several aspects which may lead to the varying of size or design of specific streets.
(1) 
Street width.
[Amended 12-9-1982 by Ord. No. 447; 2-21-1991 by Ord. No. 617]
(a) 
The width of streets has been established to ensure adequate movement of traffic in times of greater parking loads. Where a street is designed so that all units face on local streets or courts and where on-street parking is not anticipated and no safety hazard will be created, the cartway width may be reduced. This reduction is limited to 36 feet on minor collectors, 32 feet on local streets and 26 feet on private streets and courts.
(b) 
Cartways fewer than 30 feet shall be restricted to prohibit parking on both sides. Cartways which have a width of 30 feet or greater, but fewer than 36 feet, shall be restricted to prohibit parking on one side.
(c) 
The measurement of width shall be taken from the narrowest point of the cartway on all streets. There shall be no parking within 20 feet of any corner or along any cul-de-sac.
(2) 
Curbs. Curbs are used to channel water to storm sewers, protect pavement edges and keep vehicles off of the grass. In certain cases, however, natural drainage should be encouraged. Where topography and soils permit, roadside swales, set back from the edge of the cartway by a minimum distance of 10 feet, may be substituted for curbs, provided that the alternate design:
(a) 
Ensures adequate means for the protection of pavement edges.
(b) 
Handles stormwater in a manner to ensure against erosion or other conditions detrimental to the public health, safety or welfare.
(c) 
Has the approval of the Township Engineer.
(3) 
Right-of-way width. Right-of-way width is intended to provide enough land for streets, sidewalks and utilities. It is intended to provide an additional buffer between the dwelling unit and the street. Where sidewalks are not run along streets, cartways are reduced [see Subsection A(1) above], utilities are located outside of the right-of-way or houses will not front on the street, a reduction in the width of the right-of-way may be permitted.
B. 
Sidewalks. Sidewalks are intended to provide a separate means of movement for pedestrians. Modern design practice encourages locating sidewalks away from streets. In doing so, the function of the sidewalk must be kept in mind. In order for the Board of Supervisors to waive the requirements for sidewalks to be within a street right-of-way, all of the following provisions for relocated sidewalks shall be met:
(1) 
The walks shall be all-weather and easily cleared of snow.
(2) 
They shall be convenient for the most frequent trips, such as children walking to school bus stops.
(3) 
The walks shall remain as private property, and the responsibility for their maintenance shall be clearly established, such as by a homeowners' association.
[Added 9-25-2008 by Ord. No. 864]
A. 
The applicant shall submit architectural drawings for evaluation of the proposed principal building expansion, including building elevation and colored renderings. The Board of Supervisors may approve expansion of a different style from the existing building, provided that it complements the existing building.
B. 
The applicant shall adhere to the off-street parking and loading requirements in accordance with Article XXVI within the Township Zoning Ordinance.[1] Unless otherwise stated below, where any conflicts exist, the stricter requirements shall be used.
(1) 
Required parking and loading: When there is more than one building on a lot and/or within a development, the total amount of required parking shall be divided into discreet sections of not more than 20 spaces. Smaller parking areas shall be located alongside and/or behind individual buildings. The buildings shall be accessible to pedestrians from all parking areas. Access drives leading into a parking area shall be multifunctional, serving for both pedestrians and vehicular access and providing a limited amount of parking; provided, however, that no parking shall be permitted on access drives leading to parking areas of more than 40 spaces.
(2) 
Minimum parking requirements shall be calculated utilizing the standards set forth in Article XXVI of the Township's Zoning Code.[2]
[2]
Editor's Note: See Ch. 116, Zoning.
(3) 
Areas used for loading or trash receptacle purposes proximate to residential uses/zoning districts shall be screened from view with both fencing and landscaping. Noise, sound and odors associated with these uses shall not be discernable at the property line.
(4) 
Buildings and structures, excluding parking structures, must provide adequate area for loading/unloading entirely within the property lines of the premises.
(5) 
Effective pervious or porous paving techniques or underground stormwater controls are encouraged and may be used, subject to approval by the Township Engineer.
[1]
Editor's Note: See Ch. 116, Zoning.
C. 
Shared access. All developments shall provide for future access to adjacent properties within the VC. Applicants shall seek agreements for shared vehicular access as the preferred means of reducing the total number of curb cuts within the district, as well as for traffic safety and congestion reasons.
(1) 
When two or more abutting lots share an access driveway, that driveway shall be designed as the main access to those lots. Other existing driveways shall then be removed.
(2) 
Shared access may be located entirely on one lot or be split across a common lot line.
(3) 
Access easements and maintenance agreements or other suitable legal mechanisms shall be submitted to the Board of Supervisors with the application for conditional use (if required) or preliminary land development approval.
(4) 
Impervious cover limits may be increased by 10% on each parcel that is party to a shared access agreement. If the shared access is not constructed at the time of initial land development, a curb cut must be built to the adjacent property line in order to show the eventual connection.
D. 
Shared parking. Required parking may be located along or across a common lot line, provided both properties are commercially zoned and/or are developed in accordance with the VC regulations.[3]
(1) 
Parking spaces can be shared and the number of paved spaces reduced as follows:
(a) 
Required parking for a nonresidential use may be located on an abutting lot, provided such spaces are located within 200 feet of the non-residential use.
(b) 
Required parking for residential uses may be shared with parking for commercial uses, with the exception of restaurants, provided such spaces are part of the same mixed use development and/or are within 200 feet of the subject parcel. A restaurant may share up to 75% of its parking with other commercial uses on the same parcel or within 200 feet of the subject parcel.
(c) 
The applicant shall utilize parking space stalls that are nine feet by 18 feet.
(d) 
A parking space cannot be shared by more than one other use.
[3]
Editor's Note: See Ch. 116, Zoning, Art. XXXVII, Village Commercial District (VC).
E. 
Parking location. In addition to the requirements in Article XXVI, Off-Street Parking and Loading,[4] parallel, curbside parking shall be allowed along primary accessways leading into the site directly from the surrounding public streets. The first spaces shall be set back at least 30 feet from the curbline of the public street.
(1) 
Surface parking lots shall be located between, behind or to the side of the principal buildings.
(2) 
If surface parking is visible from the street frontage, then a fence, wall or plantings shall be provided to maintain the street edge and buffer views of the parked cars.
(a) 
In no case shall surface parking lots occupy more than 1/4 of the parcel's frontage along a pedestrian-oriented street or street segment.
(b) 
Parking areas shall be buffered from any adjacent accessway by street trees and by a four-foot-wide landscaped area with a continuous row of two- to three-foot high shrubs, fence or seating wall.
[4]
Editor's Note: See Ch. 116, Zoning, Art. XXVI, Off-Street Parking and Loading.
F. 
On-street parking. Provided the new or rehabilitated building or buildings complies with the design standards included within the VC District, legal on-street parking along the parcel's street frontage may be counted towards the minimum required number of parking spaces.
G. 
Street improvements. The provisions of Article V, Design Standards, of the Township Subdivision and Land Development Code shall apply in the VC, except as set forth below:
(1) 
Sidewalks shall be provided along all street lines and primary accessways and shall be six feet in width and of material compatible with surrounding area. Materials other than concrete are encouraged (i.e., unit pavers, etc.), provided all such materials are ADA compliant.
(2) 
All driveways shall have concrete aprons to continue the sidewalks across the driveway or nondedicated street onto a property.
H. 
Crosswalks shall be provided at driveways and street intersections.
(1) 
Crosswalks shall be designed with curb bump outs to facilitate nonvehicular movement.
(2) 
Crosswalks shall be differentiated to stand out from the vehicular cartway at all intersections by using a variety of materials, including stamped concrete, brick or Belgian block, colored asphalt or similar. The Board of Supervisors shall approve the materials and design of all crosswalks.
(3) 
Walkways shall connect all buildings in the district to each other in convenient routes, even across or through parking areas.
(4) 
Sidewalks built within the road rights-of-way and public access easements shall provide direct pedestrian access from the adjoining residential neighborhoods and adjacent commercial sites.
(5) 
If required by the Board of Supervisors, safe, comfortable access between commercial areas and residential neighborhoods may be created by providing a gate in the fence and an improved pathway through the buffer planting.
(6) 
Stairs are allowed along walkways but alternate routes must be available for handicapped access and meet ADA requirements.
I. 
The following street lighting standards shall apply: All VC subdistricts shall contain street lighting poles and fixtures as approved by the Board of Supervisors.
J. 
Landscaping and buffering.
(1) 
Existing trees with a caliper of 16 inches or more shall not be removed unless they are each replaced by at least five trees, each with a caliper of at least four inches.
(2) 
Buffer requirements: When any proposed mixed use or nonresidential development abuts a residential use, a screen buffer, as required in the Subdivision and Land Development Code, § 105-52, shall be provided. In addition:
(a) 
There shall be a solid six-foot-tall fence with a mixture of evergreen landscaping outside the fence to create a solid visual barrier that will grow to 12 feet high within three years.
(b) 
A landscaped buffer, a minimum of five feet in depth, shall screen the view of all parking lots from any existing street. The buffer shall include shrubs and shade trees and be designed pursuant to the requirements of § 105-52.
(3) 
Parking lot landscaping shall also be provided for residential parking lots as delineated by § 105-39.
(4) 
If required by the Board of Supervisors, safe, comfortable and inviting access between the residential neighborhood and the development site shall be created by providing a gate in the fence and an improved pathway through the buffer plantings.
(5) 
A planting strip that is four feet wide shall be placed between the edge of the cartway and edge of sidewalk.[5]
[5]
Editor’s Note: Former Subsection K, Refuse facility, which immediately followed this subsection, was repealed 12-22-2011 by Ord. No. 913.