The following principles of subdivision and land development,
general requirements, and minimum standards of design shall be observed
by the applicant in all instances:
A. All subdivisions shall conform to design standards that will encourage
good development patterns within the Township. All subdivisions shall
conform to the streets, drainage right-of-way, school sites, public
parks and playgrounds, etc., as shown on the officially adopted Comprehensive
Plan of Towamencin Township, as last amended.
B. All portions of a tract 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. Exceptions may be made at the
discretion of the Board of Supervisors, upon recommendations from
the Township Planning Commission, when a limited number of lots (comprising
no more than 15% of the total area of any tract) are created, which
clearly will not affect the ultimate development of a particular tract.
The burden of proof is on the applicant to show that limited subdivision
will not affect the ultimate development of the entire tract.
C. Whenever possible, applicants shall preserve trees, groves, waterways,
scenic points, historic spots and other community assets and landmarks.
The applicant should refer to the Comprehensive Plan of Towamencin
Township, as last amended, to help identify features worthy of preservation.
D. Subdivision and land developments should be laid out so as to avoid
the necessity for excessive cut or fill unless specifically warranted
by terrain or location.
E. Floodplain areas shall not be subdivided or developed except in strict
compliance with the standards and requirements of the floodplain section
of this article and the Township Zoning Ordinance, as last amended.
F. Where no centralized water supply is available to the subdivision
or land development, the Board of Supervisors may require the subdivider,
developer, or builder to obtain from the Department of Environmental
Resources certificates of approval as to the quality and adequacy
of the water supply proposed to be utilized by the subdivider, developer,
or builder, and approval of the type and construction methods to be
employed in the installation of the individual water supply system,
in accordance with current state and Township regulations. Consideration
should be given to the probability of an eventual interconnection
with a centralized water system in the future.
G. The subdivision plat shall be planned, designed, constructed and
maintained to require the minimum feasible amounts of land coverage,
and the minimum feasible disturbance of soil and site by grading,
excavation and other land alterations.
H. The subdivision plat shall be planned, designed, constructed and
maintained to avoid substantial probabilities of:
(2)
Pollution, contamination, or siltation of water bodies including
ponds, lakes, rivers, and streams;
(3)
Damage to vegetation to remain in the subdivision;
(4)
Injury to wildlife and fish habitats.
I. Where the subdivision or land development is inaccessible to sanitary
sewers, the Board of Supervisors shall require the subdivider, developer
or builder to obtain from the Department of Environmental Resources,
the Montgomery County Health Department and Towamencin Township certificates
of approval of the sewage disposal facilities to be provided by the
subdivider, developer or builder, in accordance with current state
regulations.
J. Applicants shall observe the ultimate rights-of-way for contiguous
existing streets as prescribed by the Ultimate Right-of-Way Map for
the Township. Additional portions of the corridors for such streets
shall be offered for dedication, when required by the Township, to
the governmental agency having jurisdiction. Applicable building setback
lines shall be delineated as measured from the ultimate right-of-way.
Additional right-of-way may be necessary at intersections for turning
lanes.
K. Proposed subdivision and land development shall be coordinated with
the existing nearby neighborhood so that the community, as a whole,
may develop harmoniously.
L. Improvement construction requirements will be completed under specifications
of the Pennsylvania Department of Transportation; Montgomery County
Public Works Department, Roads and Bridges Division; Department of
Environmental Resources; the Montgomery County Conservation District;
the Upper Gwynedd-Towamencin Municipal Authority; Towamencin Township
or other appropriate agencies or the specifications included herein,
whichever specifications shall result in the more favorable interpretation
of this chapter.
M. Construction of facilities. The subdivider, developer or builder
shall, where specified by the governing body, construct and install
with no expense to the Township the streets, curbs, sidewalks, water
mains, sanitary and storm sewers, streetlights, fire hydrants, street
signs, shade trees, monuments and other facilities and utilities specified
in this article. The construction and installation of such facilities
and utilities shall be subject to inspection by appropriate Township
officials during the progress of the work, and the subdivider shall
pay for inspection.
All required utility installation and relocation shall be designed
and performed in accordance with this chapter and the Towamencin Township
Engineering Standards, as last amended.
All required traffic control signalization installation and
relocation shall be designed and performed in accordance with this
chapter and the Towamencin Township Engineering Standards, as last
amended.
[Amended 12-17-2003 by Ord. No. 03-09]
Concrete, granite block or similar block type curbs shall be
designed and installed in accordance with the Towamencin Township
Engineering Standards, as last amended.
All land developments shall be required to install, maintain,
and guarantee plant materials as required herein for the visual and
other environmental benefits these plants will provide, as well as
for the specific benefits of buffering or screening, or otherwise
creating spaces. A landscape plan prepared by a registered landscape
architect shall be submitted as part of the preliminary plan submission
for all residential land development of 10 acres (40,470 square meters)
or more and for all nonresidential development.
A. Definitions. As used in this section, the following terms shall have
the meanings indicated:
CALIPER OF A TREE
The diameter of the trunk of a tree measured four feet (1.2192
meters) (d.b.h.) above the ground level ("d.b.h." is the diameter
at breast height).
GUYING
The fastening of a tree with a nylon strap to two or three
hardwood stakes that would allow the new tree to sway, but not be
able to blow over. They should be removed after one to two years.
HEDGEROWS
A line of plants that may occur naturally where seeds collect
and are left undisturbed, such as along fencelines, property lines,
or between fields or that is specially planted, e.g., to act as a
wind break.
MATURE TREE
Any tree of six inches (15.24 centimeters) or more in caliper,
whether standing alone, in tree masses, or woodlands. A mature tree
shall be a healthy specimen, and shall be a desirable species as determined
by the Township.
PUBLIC NUISANCE
Any tree afflicted with a disease or infested with insects
which threatens to injure or destroy other trees in the Township;
dead or dying trees; a tree or limb(s) that obstructs streetlights,
traffic signs, sight lines, free passage of pedestrians or vehicles;
a tree that poses a threat to safety.
ROOT BALL
The portion of a tree that contains the roots and soil which
can either be balled and burlapped (B & B) or in a container designed
to transport a tree to a new location.
STREET TREE
Trees planted along a roadway that are in line with other
trees that run parallel with and are intended to line the roadway
with trees.
TOPPING OFF TREES
The severe cutting back of the limbs of the crown of a tree
to such a degree so as to remove the normal canopy and disfigure the
tree.
WOODLAND
A stand of predominantly native vegetation covering at least
1/4 acre (1,011.75 square meters).
B. Conservation of existing vegetation. All land development shall be
designed so as to minimize loss of mature trees over six inches (15.24
centimeters) in caliper, hedgerows and woodlands. As determined by
the Board of Supervisors, the preservation of existing desirable mature
trees, hedgerows and woodlands may be counted in lieu of the landscape
requirements herein, thereby reducing the amount of new plant material
except street trees that would otherwise be required to be planted.
It shall be incumbent on the applicant to prove that the plan minimizes
disturbance of these trees and woodlands, given the permitted development
proposed. The plan shall reflect the following:
(1)
A plan of existing vegetation to remain as part of the landscape
plan for a land development shall be prepared and submitted as part
of the preliminary plan submission. The existing vegetation shall
be physically protected throughout the construction process. Prior
to major clearing or construction, a temporary physical barrier such
as a snow fence shall be erected a minimum of one foot (0.3048 meters)
beyond the dripline on all sides of stands or vegetation or individual
trees shown to remain. The barrier shall be placed to prevent disturbance
to, or compaction of, soil inside the barrier and shall remain in
place until construction is complete. The specific method of preserving
existing vegetation shall be noted on the landscape plan.
(2)
A plan of the existing vegetation to be lost due to the buildings,
clearings, roads and/or grading shall be prepared and submitted as
part of the preliminary plan submission. All mature trees over six
inches (15.24 centimeters) in caliper as measured one foot (0.3048
meters) above the ground level which are to be lost shall be identified
by species and caliper. A tabulation of this data shall be provided
as a note on the plan.
(3)
The developer shall be required to plant the identical number
of trees to be removed elsewhere on this site or plant the identical
number of trees to be removed in Township parks in accordance with
a plan prepared by the developer and approved by the Township Engineer.
All replacement trees shall be a minimum of 2 1/2 inches (6.35
centimeters) as measured one foot (0.3048 meters) above the ground
level.
C. Street trees. Street trees shall be required in accordance with the
Towamencin Township Engineering Standards, as last amended.
D. Buffer yards. Buffer yards are required between subdivisions and
land developments and along existing streets. The extent of buffering
required shall be determined by the type of use proposed and the adjacent
uses and streets surrounding the proposed development. The buffer
yard standards are provided in the Towamencin Township Engineering
Standards, as last amended.
E. Landscaping of off-street parking areas. Within the parking facility,
landscaping shall be in accordance with the Towamencin Township Engineering
Standards, as last amended.
F. Detention basin landscaping. Within any detention basin, landscaping
shall be in accordance with the Towamencin Township Engineering Standards,
as last amended.
G. Landscape requirements for multifamily developments. For all multifamily
developments, the following minimum landscaping shall be provided
either on lot or within the general open space in addition to all
other required street tree, parking and buffer requirements:
(1)
Any of the following minimum landscaping shall be required for
each dwelling unit:
(a)
One two-and-one-half-inch (6.35 centimeters) caliper shade tree
and one of the following:
[1]
One four- to five-foot (1.2192 to 1.524 meters) evergreen tree;
(2)
All approved plant material shall conform to the plant material
listed in the Towamencin Township Engineering Standards, as last amended.
The provisions of the mixed residential cluster developments (§
136-513) shall also apply to mobile home developments in addition to the following:
A. Each mobile home development shall be divided and marked off into
mobile home spaces, each which shall contain only one mobile home
pad. No mobile home shall be permitted to occupy a mobile home space
until a mobile home pad has been constructed thereon.
B. Mobile home pad. The area of a mobile home pad shall be improved
to provide for the adequate placement of a mobile home. The mobile
home pad shall be designed so as not to heave, shift, or settle unevenly
under the weight of the mobile home because of frost action, drainage,
vibration or other forces acting under such structure.
C. Skirts. All mobile homes within a mobile home development shall have
the space between the floor of the mobile home and the mobile home
stand completely enclosed. Such enclosure may be provided by a permanent
masonry foundation or "skirting" which should consist of panels specifically
designed for the purpose of screening the underside of a mobile home
by forming an extension of the vertical exterior walls of the mobile
home and covering the entire distance between the bottom of the exterior
walls and the ground elevation below.
D. Anchoring. A mobile home must be fastened to a pad to prevent damage
due to wind, erosion, and flooding or other natural forces. The anchoring
system shall be able to withstand a wind velocity of up to 90 miles
per hour.
E. Site design. All regulations of the Towamencin Township Zoning Ordinance, as last amended, shall be adhered to in mobile home developments.
In addition thereto, the following regulations shall apply:
(1)
Adaptation to tract assets. Each mobile home unit or other dwelling
or structure shall be fitted to the terrain with a minimum disturbance
of the land and a minimum elevation difference between the floor level
of the unit and the ground elevation under it. Existing trees and
shrubs, rock formations, streams, floodplains, steep slopes, and other
natural features of the tract shall be preserved to the maximum extent
practical. Favorable views shall be emphasized by the plan.
(2)
Courts and spaces. Groups or clusters of units, so placed as
to create interior spaces and courtyards, shall be incorporated whenever
feasible.
(3)
Orientation. Mobile homes are encouraged to be arranged in a
variety of orientations and are strongly encouraged to have many units
with their long sides facing the street, rather than their ends, in
order to provide variety and interest. Site layout shall be designed
to insure that mobile home units are offset to block long uninterrupted
vistas between the units.
(4)
Street layout. Gridiron layouts and street patterns, unrelated
to the topography of the site, are to be avoided. The following regulations
shall apply:
(a)
Access limitations. Direct access from a mobile home lot shall
not be permitted onto the street(s) from which the mobile home development
gains primary access and any through streets of the development.
(b)
Access to site. Direct access should be provided to the site
via a road or at least a feeder-type classification.