Township of Perkiomen, PA Improvement Specifications

Where required by the governing body, sidewalks with a minimum width of four feet shall be installed on both sides of all streets except that no sidewalks shall be required along service streets; and where required, sidewalks shall be installed on only one side of marginal access streets.

All sidewalks, curbs and gutters shall be installed in accordance with this chapter and with municipal curb, gutter and sidewalk ordinances.

Sewers.

Storm sewers. Storm sewers and related facilities shall be installed consistent with the design principles and requirements contained in Article V of this chapter and municipal standards.

Sanitary sewage disposal system(s).

Sanitary sewage disposal systems shall be provided consistent with the design standards and requirements contained in Article V of this chapter.

Whenever a subdivider proposes that individual on-site sanitary sewage disposal systems shall be utilized within the subdivision, the subdivider shall either install such facilities or shall require (by deed restriction or otherwise), as a condition of the sale of each lot or parcel within the subdivision, that such facilities shall be installed in accordance with this chapter by the purchaser of such lot or parcel at the time that a principal building is constructed.

In all other cases, the subdivider shall provide a complete community or public sanitary sewage disposal system. The design and installation of such public system shall be subject to the approval of the Municipal Engineer and the Municipal Authority. The design and installation of such community distribution system shall be subject to the approval of the Pennsylvania Department of Environmental Protection, and such system shall be further subject to satisfactory provision for the maintenance thereof.

Where studies by the Municipal Planning Commission or a municipal authority indicate that construction or extension of sanitary trunk sewers to serve the property being subdivided appears probable within a reasonably short time (up to five years), the Municipal Planning Commission and the governing body shall require the installation and capping of sanitary sewer mains and house connections in addition to the installation of temporary, individual, on-site sanitary sewage disposal systems. It shall, however, be the responsibility of the municipality to supervise the design and installation of such capped sewers, and the acceptance of such responsibility shall be a prerequisite to the Municipal Planning Commission and governing body requirement of such installation.

Water supply.

Water supply system(s) shall be installed consistent with design principles and requirements contained in Article V of this chapter.

Where the subdivider proposes that individual on-site water supply system shall be utilized within the subdivision, the subdivider shall either install such facilities or shall require (by deed restriction or otherwise), as a condition of the sale of each lot or parcel within the subdivision, that the facilities shall be installed by the purchaser of such lot or parcel in accordance with this chapter at the time that a principal building is constructed.

Wherever feasible, the subdivision shall be provided with a complete public or community water distribution system. The design and installation of such public system shall be subject to the approval of the Municipal Engineer; the design and installation of such community distribution system shall be subject to the approval of the Pennsylvania Department of Environmental Protection, and such system shall be further subject to satisfactory provision for the maintenance thereof.

Fire hydrants. Wherever a public or community water system is provided, fire hydrants suitable for the coupling of equipment serving the municipality shall be installed within 600 feet of all existing and proposed structures, measured by way of accessible streets (as specified by the Middle Department Association of Fire Underwriters). Locations of hydrants shall be approved by the fire company officials serving the municipality and by the Engineer of the municipality.

Monuments.

Monuments shall be accurately placed at the intersection of all lines forming angles and at changes in directions of lines in the boundary (perimeter) of the property being subdivided. The subdivider, or his representative, shall notify the Municipal Engineer in order that he may inspect the placement of the monuments before they are covered.

All monuments shall be placed by a registered professional engineer or surveyor so that the scored (by an indented cross or drill hole at not more than 1/4 inch diameter in the top of the monument) point shall coincide exactly with point of intersection of the lines being monumented.

Monuments shall be set with their top level with the finished grade of the surrounding ground, except:

Monuments which are placed within the lines of existing or proposed sidewalks shall be so located (preferably beneath the sidewalks) that their tops will not be affected by lateral movement of the sidewalks.

Where monuments are located beneath a sidewalk, proper access shall be provided for their use.

(4)

All streets shall be monumented at range line, within the right-of-way lines of the street and five feet distant therefrom, and at the following locations:

At least one monument at each intersection.

At changes in direction of street lines, excluding curb arcs at intersections.

At each end of each curbed street line, excluding curb arcs at intersections.

At such places where topographical or other conditions make it impossible to sight between two otherwise required monuments, intermediate monuments shall be placed.

At such other places along the line of streets as may be determined by the Municipal Engineer to be necessary so that any street may be readily defined in the future.

Street signs. Street name signs shall be installed at all street intersections. The design and placement of such signs shall be by the municipality; the cost of which shall be borne by the subdivider.

§ 264-36 Recommended improvements.

The following improvements, intended to enhance the sales value of the subdivisions as well as to benefit the municipality, are recommended:

Streetlights. In accordance with the conditions to be agreed upon by the subdivider, the municipality and the appropriate public utility, streetlights are recommended to be installed in all subdivisions. However, whether or not streetlights are initially installed, the developer shall be responsible for providing utility easements for future streetlighting installation upon consultation with the public service utility company involved.

Street trees.

[Amended 12-4-2001 by Ord. No. 173]

Street trees shall be required:

Along all existing streets when they abut or lie within the proposed subdivision or land development, except where existing trees serve to meet the planting requirement.

Along all proposed streets.

Along access driveways that serve five or more residential dwelling units.

Along access driveways that serve two or more nonresidential properties.

Along major walkways through parking lots and between nonresidential buildings, as recommended by the Perkiomen Township Planning Commission.

The street tree requirement may be waived by the governing body to maintain scenic views of open space, farmland, hedgerows, natural features or other valued features.

Street trees shall be located between the ultimate right-of-way line and the building setback line and shall meet the following standards:

Trees shall be planted a minimum distance of five feet and a maximum distance of 15 feet outside the ultimate right-of-way line. However, in certain cases, as follows, the governing body may permit trees to be planted within the ultimate right-of-way:

[1]

In areas such as existing villages, where planting areas may be located within the ultimate right-of-way.

[2]

In cases where closely spaced rows of street trees may be desirable and future street widening is considered unlikely.

In nonresidential developments, trees shall be located within a planting area within the front yard setback, at least 10 feet in width, planted in grass or ground cover. In areas where wider sidewalks are desirable or space is limited, tree planting pits may be used.

Trees shall be located so as not to interfere with the installation and maintenance of sidewalks and utilities. Trees shall be planted a minimum distance of three feet from curbs and sidewalks, 12 feet from overhead utilities, and six feet from underground utilities.

Tree species shall be selected based on appropriate growth rates and mature heights for use beneath and adjacent to overhead utility lines.

Trees shall be planted at a rate of at least one tree per 40 linear feet of frontage or fraction thereof. Trees shall be distributed along the entire frontage of the property, although they need not be evenly spaced.

Markers. Metal markers are recommended to be accurately placed at all lot corners.

Buffer plantings. Buffer plantings shall be installed in subdivisions and land developments to integrate new development with its surroundings, to separate incompatible land uses by providing screening, and to minimize or eliminate views to certain site elements in compliance with the following regulations:

[Added 12-4-2001 by Ord. No. 173]

Buffer plantings shall be required for the following types of development and as otherwise specified in Chapter 310, Zoning:

All nonresidential development.

All single-family detached development over five units.

All multifamily and single-family attached development.

All cluster development.

All mobile home parks.

(f)

Construction of any of the following items which exceeds 4,000 square feet in ground coverage:

[1]

Public utility facilities or structures.

[2]

Waste collection, storage and/or treatment facilities.

[3]

Any other structure of similar character or impact.

An on-site investigation by the applicant shall determine the adjacent land uses along each property boundary. In the case of vacant land, the existing zoned uses shall be used. The existing or zoned uses shall be noted on the plan. In the case of several permitted uses on a site, the most restrictive landscaping requirements shall apply. Perkiomen Township shall have final approval of interpretation of land uses or the Zoning Map.

Buffer area location and dimensions.

A buffer planting area of not less than 25 feet in width shall be established along all property lines and external street boundaries of the site proposed for subdivision or land development, unless otherwise specified in Chapter 310, Zoning. Where zoning regulations allow building setbacks less than 25 feet, the buffer area may be reduced to equal the width of the minimum building setback.

The buffer area may be included within the front, side or rear yard setback.

The buffer area shall be a continuous pervious planting area consisting of tall canopy trees, small understory trees and shrubs, with grass or ground cover. No paving shall be permitted within the buffer areas except for driveway crossing and/or walkways.

Parking is not permitted in the buffer area.

Stormwater basins are permitted in the buffer area, provided that the visual screening requirement of the buffer is still met.

(4)

The minimum planting requirements shall be determined by the intensity of the proposed land use and the adjacent land use, vacant land or zoning district, according to Table 1.

(5)

Minimum plant material requirements. The following requirements are minimum standards; additional plant material, grading treatments, or architectural elements may be included in the plan, at the applicant's discretion. In accordance with Table 1, for every 100 linear feet of property line and external street boundaries of the site proposed for subdivision or land development to be buffered, the following minimum quantities, types and sizes of plant material shall be required:

	Softening buffer:	1 canopy tree (2 to 2 1/2 inches minimum caliper) 2 understory trees (1 1/2 inches minimum caliper) 2 evergreen trees (8 feet minimum height)
	Filtering buffer:	2 canopy tree (2 to 2 1/2 inches minimum caliper) 2 understory trees (1 1/2 inches minimum caliper) 5 evergreen trees (8 feet minimum height) 5 shrubs (24 inches minimum height)
	Screening buffer*	8 evergreen trees (8 feet minimum height) 2 understory trees (1 1/2 inches minimum caliper) 2 tall canopy trees (2 to 2 1/2 inches minimum caliper) 10 shrubs (24 inches minimum height) -or- 30 upright evergreen shrubs (4 feet minimum height) -or- 15 upright evergreen shrubs (4 feet minimum height); and 4 ornamental trees (1 1/2 inches minimum caliper); or 3 canopy trees (2 to 2 1/2 inches minimum caliper) -or- An alternative planting design that will result in at least an equivalent degree of visual screening to one of the above screening buffers
	Limited area/buffer**	1 upright evergreen shrub per 3 feet (4 feet minimum height) -or- 4 to 6 foot solid fence or wall

	*	A screening buffer must be adequate to visually screen the proposed land use or development from off-site view. Several different planting options could be used to create an effective buffer. Grading treatments and architectural features, such as walls, fences and/or naturally undulating berms, may be necessary in addition to the minimum planting quantities in order to effectively provide a visual screen.
	**	The limited area/buffer can be used in older developed areas where space for planting is severely restricted. The planting screen would be equivalent to an evergreen hedge planting. Alternative planting arrangements, such as shade or flowering trees with deciduous shrubs, could be considered in conjunction with a fence or wall, at the discretion of the planning commission/municipality.

(6)

Mitigation of visual impacts. The use of a screening buffer planting shall be required to mitigate the adverse visual impacts which proposed land uses or site elements will have on the subject tract, adjoining properties and the community in general. In addition to the requirements for buffer plantings as listed in Table 1, the following proposed land uses and site elements shall be screened from off site with a screening buffer planting:

Dumpsters, trash disposal, recycling areas, and mechanical equipment.

Service and loading docks.

Outdoor storage areas.

Sewage treatment plants and pump stations.

(7)

Existing topographic conditions, such as embankments or berms, in conjunction with existing vegetation, may be substituted for part or all of the required property line buffers, at the discretion of the governing body. The minimum visual effect shall be equal to or exceed that of the required buffer or screen.

Table 1 Property Line Buffers [See Subsection D(5) for definition of softening, filtering and screening buffers]
	Adjacent Uses
Proposed Use	Office/ Industrial and Public Recreation	Commercial/ Industrial	Multifamily, SFA, MHP	Twins, Duplex, SFD
Office/institutional^A	Softening	Softening	Filtering	Screening
Commercial/ industrial	Filtering	Softening	Screening	Screening
Residential^B	Softening	Filtering	Softening	Filtering
Active recreation (playing fields, golf courses, swim clubs, etc.)	Softening	Filtering	Softening	Softening

	NOTES:
	^A	All uses in office/limited industrial parks shall be considered office/institutional uses.
	^B	All mixed uses that have a residential component shall be considered residential.

Parking lot landscaping.

[Added 12-4-2001 by Ord. No. 173]

Parking lots should be effectively landscaped with trees and shrubs to reduce the visual impact of glare, headlights and parking lot lights; to delineate driving lanes and define rows of parking. Furthermore, parking lots should be adequately landscaped to provide shade in order to reduce the amount of reflected heat and to improve the aesthetics of parking lots.

All parking lots shall be landscaped according to the following regulations:

Planting islands.

[1]

One planting island shall be provided for every 15 parking stalls. There shall be no more than 15 contiguous parking stalls in a row without a planting island.

[2]

Alternative planting island designs (without planting islands located every 15 contiguous parking spaces) must provide one canopy tree for every 10 parking spaces in planting island areas and perimeter parking planting areas at the discretion of the governing body.

The ends of all parking rows shall be divided from drives by planting islands.

In residential developments, large parking lots shall be divided by planting strips into smaller parking areas of no more than 40 stalls.

In nonresidential developments, large parking lots shall be divided by planting strips into smaller parking areas of no more than 100 stalls.

Planting islands shall be a minimum of one parking stall or nine feet by 18 feet in area, whichever is greater, underlain by soil (not base course material), and shall be protected by curbing, wheel stops or bollards. Each planting island shall contain one shade tree plus low-growing shrubs and/or ground cover to cover the entire area.

(f)

All planting strips shall be a minimum of 10 feet wide. Strips shall run the length of the parking row, underlain by soil, and shall be protected by curbs, wheel stops or bollards. Planting strips shall contain plantings of one canopy tree every 25 feet, plus shrubs and/or ground cover to cover the entire area at maturity.

(g)

The placement of light standards shall be coordinated with the landscape plan to avoid a conflict with the effectiveness of light fixtures.

All parking lots shall be screened from public roads and from adjacent properties according to the following:

The perimeter of all parking lots shall be planted with a filtering buffer as per Subsection D.