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.
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]
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]
[1]
Editor's Note: Table 5, Trip Generation Rates, is included at the end of this chapter.
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.
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.
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.
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%.
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.  Poor.tif.SM.png)
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°.
 Poor.tif.png)
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.  Good.tif.SM.png)
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]
 Good.tif.png)
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:
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
| |
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.
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
|
[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.
[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.
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.
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.
K.
In areas zoned Riverfront Development District, in
the RDD-1 subdistrict, public riverfront access, perpendicular to
the river, is required for all properties that have access to the
river, and shall be subject to the following:
[Added 12-13-2007 by Ord. No. 846]
(1)
A right-of-way of at least 25 feet in width shall
be offered for dedication to the Township. If the area is not accepted
for dedication, an easement for public use must be provided along
with maintenance agreements acceptable to the Township.
(2)
There must be at least one access to the river. Access
points must be located no more than 500 feet apart.
(3)
A red shale macadam pathway with a minimum of 10 feet
in width shall be provided and separated from any vehicular traffic.
(4)
At least one seating area shall be provided along
each access.
(5)
Lighting fixtures shall be installed along the pathway
and shall be of a style as approved by the Board of Supervisors.
(6)
The access shall contain appropriate signage to direct pedestrians to the river in accordance with Chapter 116, Zoning, § 116-286B(5).
[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:
(b)
Any loading or storage area, for equipment and
materials.
(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.
(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.
(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.
|
(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:
(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.
(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.
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.
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.
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.
(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.
