[Added 4-6-2006 by Ord. No. 811]
This article shall be known, cited, and referred
to as the "Conservation Design Overlay District Standards Ordinance"
of Whitemarsh Township.
A.
List of resources to be conserved. During the development
review process, the applicant shall satisfy the Township that the
applicant has incorporated the following resources into the common
open space to the fullest extent practicable. The priority or significance
of each resource shall be determined by the Township on a case-by-case
basis.
(1)
Stream channels, floodplains, wet soils, swales, springs
and other lowland areas, including adjacent buffer areas which may
be required to insure their protection.
(2)
Significant natural areas of species listed as endangered,
threatened, or of special concern, such as those listed in the Statewide
Natural Diversity Inventory.
(3)
Moderate to steep slopes, particularly those adjoining
watercourses and ponds where disturbance and resulting soil erosion
and sedimentation could be detrimental to water quality.
(4)
Healthy woodlands, particularly those performing important ecological functions such as soil stabilization and protection of streams, wetlands and wildlife habitats. In incorporating woodlands into the common open space, the applicant shall further comply with Chapter 55, Tree Protection Standards, of the Code of Whitemarsh Township.
(5)
Areas where precipitation is most likely to recharge
local groundwater resources because of topographic and soil conditions
affording high rates of infiltration and percolation.
(6)
Hedgerows, groups of trees, large individual trees
of botanic significance, and other vegetation features representing
the site's rural past.
(7)
Class I, II and III agricultural soils as defined
by the USDA Natural Resource Conservation Service.
(8)
Historic structures and sites.
(9)
Visually prominent topographic features, such as knolls,
hilltops, and ridges, and scenic viewsheds as seen from public roads
(particularly those historic features).
(10)
Existing trails connecting the tract to other
locations in the Township.
B.
Other design considerations. The configuration of
common open space areas shall comply with the following standards:
(1)
They shall be free of all structures except historic
buildings, old stone walls, and structures related to greenway uses.
The Board of Supervisors may grant approval of structures and improvements
required for storm drainage, water supply and sewage treatment within
the common open space, provided that such facilities would not be
detrimental to the common open space (and that the acreage of lands
required for such uses is not credited towards minimum common open
space acreage requirements for the tract, unless the land they occupy
is appropriate for passive recreational use).
(2)
They shall generally not include tracts smaller than
three acres, have a length-to-width ratio of less than 4:1, or be
less than 75 feet in width, except for such lands specifically designed
as neighborhood greens, playing fields or trail links.
(3)
They shall be directly accessible to the largest practicable
number of lots within the subdivision. Nonadjoining lots shall be
provided with safe and convenient pedestrian access to common open
space land.
(4)
They shall be suitable for active recreational uses
to the extent deemed necessary by the Board of Supervisors, without
interfering with adjacent dwellings units, parking, driveways and
roads.
(5)
They shall be interconnected wherever possible to
provide a continuous network of common open space land within and
adjoining the subdivision.
(6)
They shall provide buffers to adjoining parks, preserves
or other protected lands.
(7)
Except in those cases where part of the common open
space is located within private house lots, they shall provide for
pedestrian pathways for use by the residents of the subdivision. Consideration
shall be given to providing for public access on such trails if they
are linked to other publicly accessible pathway systems within the
Township. Provisions should be made for access to the common open
space, as required for land management and emergency purposes.
(8)
They shall be undivided by public or private streets,
except where necessary for proper traffic circulation.
(9)
They shall be suitably landscaped either by retaining
existing natural cover and wooded areas and/or according to a landscaping
plan to protect common open space.
(10)
They shall be made subject to such agreement
with the Township and such conservation easements duly recorded in
the Office of the County Recorder of Deeds for Montgomery County as
may be required by the Board of Supervisors for the purpose of preserving
the common open space for such uses.
(11)
They shall be consistent with the Township's
Comprehensive Plan and its open space plan.
C.
Common greens.
(1)
A portion of the common open space shall be in the
form of common greens. A common green is between 5,000 and 20,000
square feet in area, with a maximum area of 32,000 square feet, and
shall be located internal to the developed areas. The minimum percent
of the common open space in greens shall be determined as follows:
(2)
A common green shall be created and maintained as
the open space around which dwellings are arranged, often surrounding
roads. Dwellings shall face the common green with the front facade
of the dwelling.
