It is the intent of this section to provide general design standards
for commercial establishments and nonresidential uses (referred to
as "commercial establishments") to assure the compatibility of the
nonresidential development with the surrounding character of the Township.
This shall be accomplished by:
A. Arranging and constructing the use and related structures in accord
with an overall plan in a single or complementary architectural styles
with appropriate landscaping and buffering.
B. Siting buildings, parking areas and other facilities and improvements
based upon the particular topography of development site.
C. Providing safe and convenient access from the public right-of-way
based on the existing areawide traffic circulation pattern and the
expected traffic generated by the proposed use.
D. Designing parking areas to complement patterns of traffic and pedestrian
flow and to provide adequate off-street parking for patrons.
E. Maintaining to the greatest extent possible natural vegetation and
provide landscaping as an integral part of the overall design of the
proposed use and parking areas.
F. Considering the impact of stormwater, noise, traffic and lighting
on surrounding land uses and providing buffers to minimize adverse
impacts.
G. Being consistent with any design guidelines adopted by the Township.
It is the intent of this section to preserve the rural character
of the Township by requiring the conservation of trees and other vegetation,
especially during the land development process, and by requiring property
line buffers. This effort will also minimize the detrimental effects
of soil erosion and sedimentation and stormwater runoff. The Township's
agricultural and other open land are vital to the rural character
of the Township, which is the keystone of the local economy, and the
preservation of that character will protect and promote the public
welfare. This section is not intended to prescribe specific cutting
practices; or to prevent or hinder any landowner from realizing financial
return from the sale of trees; or to prevent or hinder commercial
tree harvesters from operating in the Township in accord with a timber
harvesting plan using best management practices. (Note: This section
shall not apply to agricultural uses and lands owned by the Commonwealth
of Pennsylvania or the Pennsylvania Game Commission.)
A. Natural vegetation. In order to minimize soil erosion and stormwater
runoff, and to preserve the rural character of the Township, natural
vegetation shall be maintained to the greatest extent possible.
(1) Clearing of vegetation shall be limited to those areas of the site
needed for proposed and required improvements.
(2) Any part of a site where existing vegetation has been disturbed and
which is not used for buildings, structures, loading or parking spaces
and aisles, sidewalks, designated storage areas or other improvements,
shall be provided with an all-season ground cover.
(3) In the case of conditional uses and special exceptions, additional
landscaping, screening and/or buffers may be required by the Township
where the same are determined by the Township as necessary to protect
adjoining uses.
B. Buffer areas prior to development approval. In addition to the requirements of Subsection
A, the following requirements shall apply to all parcels in SP, W-C, C-1, C-2, C-3, 1 and I-A Districts and parcels of more than 10 acres in R-1, R-2 and R-3 Districts.
(1) A buffer shall be maintained until such time as a development plan
is approved for the parcel and buffers are provided in accord with
this chapter. The buffer shall not be less than 75 feet in width and
shall be maintained along all property lines and any road right-of-way.
Existing vegetation in this buffer area shall not be disturbed, except
that trees may be harvested to the extent that the basal area of trees
in the seventy-five-foot buffer area shall not be reduced below 50%
of the basal area present before cutting or below 65 square feet per
acre, whichever is higher. "Basal area" is the area in square feet
per acre occupied by tree stems at 4.5 feet above the ground, normally
measured by a calibrated prism or angle gauge.
(2) Clearing of vegetation and landscaping for a development project shall be in accord with an overall plan to be submitted with the zoning and land development plan application. Such clearing shall not be initiated until the application is approved by the Township. For the purposes of installation, landscaping shall be considered an improvement in accord with Chapter
355, Subdivision and Land Development, of the Code of the Township of Coolbaugh. The clearing and landscaping plan shall show the type and extent of existing vegetation, the area proposed for clearing and proposed landscaping.