The following land subdivision principles, standards, and requirements
shall be applied by the Planning Commission in evaluating the plans
for proposed subdivisions and shall be the minimum requirements.
This article sets forth design standards and requirements for
all subdivision and land development proposals. The following standards
and requirements shall be applied by the Township in evaluating the
plans for proposed subdivisions and land developments and shall be
the minimum requirements. Any application fee for development shall
conform to the standards set forth in this article, unless a modification
is granted under the provisions of this chapter.
A.
All plans shall be prepared in compliance with any applicable municipal ordinance, including Chapter 400, Zoning, in effect, and in compliance with any requirement imposed by any local, state, or federal entity exercising valid regulatory authority.
B.
When other local regulations or state or federal statutes impose
more restrictive standards and requirements than those contained herein,
the more restrictive standards shall be observed.
Land shall be subdivided only for the purposes for which the
subdivision has been approved or proposed.
A.
Preservation of natural features. A subdivider or developer shall
make every effort to preserve shade trees, other salient natural features,
keep cut-fill operations to a minimum, and ensure conformity with
topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff. Whenever possible,
the applicant shall preserve trees, scenic points, historic spots
and other community assets and landmarks. All subdivisions over five
acres in size shall include a comprehensive environmental analysis
prepared by a qualified environmental engineer. Such environmental
analysis shall include:
(1)
A description of the project.
(3)
An assessment of the impact of the proposed development on those items identified in Subsection A(2) above.
(4)
A list of steps proposed to mitigate environmental damage to the
site during construction.
(5)
Evidence that the analysis was completed by a qualified environmental
engineer.
B.
Subsidence. Land subject to subsidence or underground fires shall
either be made safe for the purpose for which it is to be used, or
such land shall be set aside for uses which shall not endanger life
or property or further aggravate or increase the existing menace.
C.
Flood-prone areas. Portions of land which are poorly drained or subject to periodic flooding shall not be developed or subdivided for residential occupancy or for any uses which may involve danger to health, safety, and the general welfare of the community. (Refer to Chapter 200, Floodplain Management.)
D.
Grading, excavating and filling. No change shall be made in the contour of the land, and no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced, unless approved in the preliminary and final plat and, where applicable, reviewed and approved by the Allegheny County Conservation District. Such approval shall be based on a plan for minimizing erosion and sedimentation, controls for excessive slope areas, grading regulations, and storm drainage regulations in this chapter and Chapter 208, Grading and Excavation, and as may be required by applicable regulations of the Pennsylvania Department of Environmental Protection or other regulatory agencies having jurisdiction thereof.
E.
Land subject to hazards of life, health and safety shall not be subdivided
until such hazards have been reviewed or corrected.
F.
All portions of a tract being subdivided or developed shall be taken
up in lots, streets, public lands, or other proposed uses so that
remnants and landlocked areas shall be served.
Easements with a minimum width of 20 feet shall be provided
in all subdivisions and land developments for poles, wires, conduits,
storm drains, sanitary sewers, gas, water and heat mains and/or other
utility lines intended to service the abutting lots, tracts, or parcels.
Additional widths may be required if more than one utility is located
in the same easement. Easements shall be centered on or adjacent to
rear or side lot lines. No structures or trees shall be placed within
such easements. The developer shall comply with the Pennsylvania Public
Utility Commission (PUC) order of July 8, 1973, which requires electric
and telephone service in residential developments to be placed underground.
Where a subdivision is traversed by a watercourse, there shall be
provided a drainage easement or right-of-way, conforming substantially
with the line of such watercourse and with such width as will be adequate
to preserve natural drainage and provide sufficient width for maintenance.
Subdividers and land developers shall avail themselves of the facilities
provided by the various authorities or public utility companies in
determining the proper locations for utility line easements.
A.
Water supply.
(1)
All properties in subdivisions shall connect with an approved public
water supply system, if available. The subdivider shall construct
a system of water mains which are to be connected to the public water
system serving the Township wherever same is available. Subdivisions
of three lots or less, which are located 1,000 feet beyond the existing
system, may be exempted from this requirement by the Board of Commissioners
where individual wells are to be provided and upon consultation and
approving recommendations from the Aleppo Township Authority. Such
wells shall be located so as to minimize the potential of their pollution.
If the water distribution system cannot be tied in with an approved
public system, an individual well or spring must be installed and
operated in full compliance with the latest Pennsylvania Department
of Environmental Protection specifications covering such facilities.
All land developments of other types must be equipped with a public
water supply system, approved as adequate by the Board of Commissioners,
and be in accordance with the Aleppo Township Authority requirements.
(2)
The plans for the installation of the mains of a water distribution
system shall be prepared with the cooperation of the applicable public
water authority and reviewed and approved by its engineer. A statement
of approval from the authority shall be submitted to the Board of
Commissioners.
(3)
Upon completion of the water distribution and supply system, one
copy of the plans for the system shall be filed with the Board of
Commissioners. The plan shall also be reviewed and approved by the
Department of Environmental Protection.
(4)
Individual on-lot water supply facilities shall not be deemed part
of the required improvements of this chapter.
(5)
Fire hydrants. It will be the responsibility of the developer to
provide all subdivisions and land developments with fire hydrants.
Hydrants shall be installed with the installation of the waterlines
or as soon as they become available. The location of the hydrants
shall be approximately every 1,000 feet and shall be subject to approval
by the Township on the final plat.
B.
Sanitary sewage disposal.
(1)
Each property shall connect with an approved public sewer system,
if accessible. Where the sewer is not yet provided, the developer
shall install the sewer line, including lateral connections as may
be necessary to provide adequate service to each lot when connection
with the sewer system is made. The sewer lines shall be suitably capped
at the limits of the subdivision or development, and the laterals
shall be capped at the street right-of-way line.
(2)
All plats submitted for approval must show sanitary drains separated
from all other drains. No stormwater shall be permitted in sanitary
drains.
(3)
All plats, designs, and data of any new sewage system or for extension
for tapping into any existing system shall be submitted to the Aleppo
Township Authority for approval and be subject to all their requirements.
(4)
The subdivider shall construct the necessary and required sanitary
sewer lines which shall, when possible, be connected to the public
sewer system serving the Township or a portion thereof. Subdivisions
of three lots or less, which are located 1,000 feet beyond the existing
public system, may be exempted from this requirement by the Board
of Commissioners where individually approved septic systems are to
be constructed. Said approval thereof shall be subject to Aleppo Township
Authority recommendations and Allegheny County Health Department approval.
Preliminary plans and a request for sewer service shall receive sewer
authority approval prior to approval of the final plat.
(5)
If, in the opinion of the County Health Officer, the Township Engineer
and/or the Board of Commissioners, factors exist which would create
a public health and sanitation problem if a certain area is developed,
the Board shall not in those cases approve the subdivision and platting
of such area until such factors are corrected by an adequate sanitary
sewer system.
C.
Propane. All propane installations shall be subject to prior approval
of the Township Engineer or other person designated by the Township
and the Department of Labor and Industry.
A.
Blocks.
(2)
Length in residential districts.
(a)
Blocks shall have a minimum length of 500 feet and a maximum
length of 1,600 feet.
(b)
In the design of blocks (fronting on minor streets) longer than
1,000 feet, special consideration shall be given to the requirements
of satisfactory fire protection. Where practicable, blocks along arterial
and collector streets shall not be less than 1,000 feet long.
(3)
Length in commercial and industrial districts. Blocks in commercial
and industrial areas may vary from the elements of design detailed
above, if required by the nature of the use. Any subdivision of land
or land development in the commercial or industrial districts shall
take into consideration the feasibility of creating marginal or feeder
roads to minimize intersections with major roads. In all cases, however,
adequate provisions shall be made for off-street parking and loading
areas as well as for traffic circulation and parking for employees
and customers.
(4)
Depth. Residential blocks, including those for garden apartment,
condominium or townhouse developments, shall be of sufficient depth
to accommodate two tiers of lots, except:
B.
Lot or parcel numbers. Lot numbers or lettered parcels shall be assigned
and approved prior to filing the final subdivision and/or land development
plat.
A street, whether dedicated to the Township or privately maintained, shall be defined as any right-of-way intended for general public use as access to single-family homes, townhouse or garden apartments, condominiums, commercial centers, industrial centers, or any other land development. All provisions in § 350-38 shall be equally applicable and binding for both dedicated and privately maintained streets, where said streets serve more than one dwelling.
A.
General standards.
(1)
The location and width of all streets either accepted by the Township
as Township streets or privately maintained shall conform to the "Official
Map," or to such parts thereof, as may have been adopted by the Township.
(2)
All streets intended for public use shall be paved to full cartway
width. In all cases, paving materials and workmanship shall conform
to any and all applicable Township standards, including all Pennsylvania
Department of Transportation Standards adopted by the Township. The
proposed street system shall extend existing or recorded streets at
the same width, but in no case at less than the required minimum width,
and be so located as to allow proper development of surrounding properties.
(3)
Where a subdivision or land development abuts an existing street
of improper width or alignment, the Township Planning Commission may
require the dedication of land sufficient to widen the street, or
correct the alignment.
(4)
Minor streets shall be laid out so as to discourage through traffic.
Connector and collector streets should be provided to adequately provide
for the expected flow of traffic from minor streets.
(5)
Streets in and bordering a subdivision or land development shall
be coordinated and be of such widths and grades and in such locations
as deemed necessary to accommodate prospective traffic and facilitate
fire protection.
(6)
Proposed streets shall be planned suitable to the contour of the
land, to provide buildable lots, to have a suitable alignment and
grade, and to be able to drain properly in accordance with the standards
established by this chapter or other ordinances.
(7)
Partially completed streets shall not be approved in a development
plan, but all streets shall be constructed as soon as feasible under
the construction schedule in accordance with the designations under
the approved final plat.
(8)
Streets intended for the interior circulation of traffic in a land
development shall be designed so that no street providing parking
spaces shall be used as a through street. The developer shall be responsible
for installing center-line markings and traffic direction and control
signs on such streets.
(9)
Street name signs shall be installed by the developer at each street
intersection in accordance to type of materials, design and standards
established by the Township.
(10)
A streetlighting system shall be installed in all developments
involving multifamily dwellings and at all intersections with existing
Township streets/roads. Streetlights may also be required where a
hazard exists as determined by the Board of Commissioners. The location
and design of light fixtures shall be as approved by the Board of
Commissioners.
B.
Street widths.
(1)
Minimum street right-of-way and cartway (pavement from curb face
to curb face) widths shall be shown on the "Official Map" or Comprehensive
Plan, or, if not shown on such map or plan, shall be as follows:
|
Street Type
|
Minimum Required Width
|
Feet
| |
|---|---|---|---|
|
Collector
|
Right-of-way
Cartway
|
50
24
| |
|
Minor or local
|
Right-of-way
Cartway
|
50
20
| |
|
Permanent cul-de-sac
|
Right-of-way (radius)
Cartway (radius)
|
50
40
| |
|
Split street (having a median with a separate lane of traffic
for each direction)
|
Right-of-way
Cartways (each)
|
70
16
|
(2)
Additional right-of-way and cartway widths may be required by the
Planning Commission for various reasons, including but not limited
to:
D.
Horizontal curves. Proper sight distance must be provided with respect
to horizontal alignment. Measured along the center line five feet
above grade, horizontal curves shall be provided to permit the following
minimum sight distances:
F.
Intersection.
(1)
Streets shall intersect as nearly as possible at right angles. No
more than two streets shall intersect at the same point. Intersections
with collector streets shall be located not closer than 1,000 feet
apart, measured from the center line of the major street.
(2)
Intersections with connector streets shall be at intervals not less
than 800 feet.
(3)
Intersections with minor streets shall be at intervals not less than
500 feet.
(4)
Staggered intersections shall be provided on collector streets at
a minimum distance of 500 feet; on connector or minor streets, at
not less than 200 feet as measured from center line to center line
along the street common to both intersections.
G.
Sight distance at intersections and obstructions. Embankments, fences,
hedges, shrubbery, walls, planting (except for trees and grass) or
other obstructions, including signs, shall not be located within the
right-of-way and shall not obscure any intersection. A clear sight
triangle shall be maintained at intersections so that, measured along
the center line, there shall be a clear sight triangle of 75 feet
minimum from the point of intersection. No obstruction to view will
be permitted in this area above the height of 2 1/2 feet and
below 10 feet.
H.
Culs-de-sac and temporary dead-end streets.
(1)
Cul-de-sac streets, permanently designed as such, shall not exceed
500 feet in length. The center-line grade on a cul-de-sac street shall
not exceed 8%.
(2)
Dead-end streets shall be prohibited except for future access to
an adjoining property or because of authorized stage development.
Such streets shall be provided with a temporary, all-weather turnaround,
within the subdivision or development, and the use of such turnaround
shall be guaranteed to the public until such time as the street is
extended. The outer paving radius shall be 20 feet. Temporary dead-end
streets shall not exceed 1,000 feet in length.
I.
Street names.
(1)
Proposed streets which are obviously in alignment with others already
existing and named shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street duplicate or be phonetically
similar to an existing street name in either the Township or the postal
district in which located. The subdivider or developer shall submit
the proposed street names to the Township at the time the preliminary
discussions are held and prior to filing a preliminary plat.
A.
Stakeout. In order to assure the Township and/or its Engineer that
the road is being paved in the center of the right-of-way and in accordance
with all grades that may have heretofore been approved, the contractor,
developer and/or road builder must present an affidavit, signed by
a licensed Pennsylvania surveyor, that he has established the recorded
and/or legal right-of-way on the ground by a survey on the ground
and has set construction stakes to the desired construction offset
distance at points along the road not exceeding fifty-foot intervals
and has established reference elevation on said stakes to effect the
construction of the road in accordance with all plans that have been
previously approved.
B.
Grading.
(1)
All streets shall be graded to the full width of the right-of-way
and the adjacent side slopes graded to blend with the natural lay
of the land, or in accordance with the cross section presented, to
the satisfaction of the Township Engineer. If the topography of the
ground does not permit the grading of the entire right-of-way, the
finished graded area must slope from the right-of-way line toward
the paving, to the satisfaction of the Township Engineer or other
designated Township officials. When filling operations are required,
all topsoil must be removed and the surface roughed up or scarified
in order to assure a good bond between the filled ground and virgin
ground. (If the lateral slope upon which the fill is to be made is
deemed too steep for scarifying to make bond, then the virgin ground
must first be benched and the fill placed upon the benches.) Drainage
for any springs, wet areas, existing streams or wet weather gullies
encountered while preparing for filling operations must be approved
by Aleppo Township before filling can be commenced. Fills must be
built up with six-inch layers of suitable rock-free, nonfrozen material,
each layer being well compacted with an approved sheep's foot
ten-ton roller or equivalent approved by Aleppo Township, and well
crowned and drained to prevent soaking and spongy areas. Where fill
materials are necessary to establish uniform grades, compacting shall
be required to 95% density and shall be so certified by a qualified
soils technician. No paving shall be placed in any fill area until
at least two months have elapsed since the filling operation was completed.
A slope of two horizontal to one vertical foot beyond the right-of-way
line in cut or fill shall be required as the maximum slope, except
for extraordinary situations approved by Aleppo Township.
(2)
Street cross sections for all streets shall be in accordance with
the standards established by Aleppo Township or elsewhere herein.
All details of the cross section, crowns, curb, pavement, subgrade
and roadside ditches shall conform to the designated cross section.
(State approval shall also be obtained where necessary.)
(3)
The subgrade shall be well rolled with an approved three-wheel, ten-ton
minimum roller, crowned in conformance with the finished surface crown,
and must be perfectly smooth, free of spongy areas as well as drained
with approved subgrade drains and/or bleeders, the bleeders draining
into approved dry wells (constructed at a minimum distance of three
feet from the edge of paving), lateral drains, storm sewers or drop
inlets. In all cases, the flow lines of the aforementioned dry wells,
lateral drains, storm sewers and drop inlets must be at least 18 inches
to three feet below the lowest part of the subgrade. All drainage
must be constructed and in operation before any fine grading, berm
construction or filling is commenced. The width of the subgrade shall
include the area to be paved, plus the area of any curbs, berms, or
sidewalks.
C.
Berms. Where required, built-up, rolled berms shall be constructed
along each edge paving using suitable and approved material (which
shall not include red dog or ashes) with a minimum width of three
feet and sloping toward the paving at a minimum slope of two inches
per foot, using the top of the curb for the start of the upward slope.
The berm shall be constructed before the curb or base is constructed
and simultaneously with the fine grading of the subgrade.
D.
Subbase.
(1)
Where required, the developer shall place a six-inch compacted subbase
consisting of slag material which shall meet the PennDOT Publication
408 specifications, placed and spread evenly and extensively rolled
in place with a three-wheel, ten-ton roller while maintaining the
crown.
(2)
Where conditions warrant, subsurface drainage systems shall be installed.
Generally, this will mean that subsurface drainage must be installed
in the high side of any cut, unless approved otherwise.
(3)
Where conditions warrant, a geotextile shall be installed for the
separation of subgrade and subbase aggregate. Geotextiles shall meet
the PennDOT Publication 408 specifications for "Furnishing and Installing
Geotextiles."
E.
Base course.
(1)
The developer shall construct a base course in accordance with either
of the following alternatives, the Township reserving the right to
specify either alternative and/or to modify either alternative:
(a)
A stone base, properly drained, at least eight inches thick,
placed in two layers, each approximately four inches thick, the material
to be in accordance with the specifications of the Pennsylvania Department
of Transportation, Form 408. (This base must be used under any concrete
paving.)
(b)
An ID-2 asphaltic concrete base course (black base), properly
placed and compacted to a minimum thickness of 5 1/2 inches,
the material and installation to be in accordance with the specifications
of the Pennsylvania Department of Transportation, Form 408.
(2)
The developer shall install said base before any excavation or construction
of dwelling units or building units is undertaken.
F.
Binder course. Where the use of the stone base has been selected
and approved, the developer shall place ID-2 asphaltic concrete binder
course material and properly compact to a minimum thickness of two
inches.
G.
Curbing.
(1)
Curbing, unless otherwise specified by the Township, shall be required
for all streets laid out and constructed in accordance herewith. All
curbing shall be a compacted-wedge type, 24 inches wide and six inches
high, unless otherwise specified and approved.
(2)
The base course portion under the wedge-type curb must be installed
at the time of the base course installation and must extend a minimum
of six inches beyond the back of the curb.
(3)
The curb shall be constructed before the wearing surface is placed
using either ID-2 asphaltic concrete base material or ID-2 asphaltic
concrete binder material, depending on the overall design of the road,
and shall be machine spread and machine rolled, all materials to be
prepared in a plant approved by the Pennsylvania Department of Transportation.
All mixing, handling and laying must conform with Pennsylvania Department
of Transportation Specifications, Form 408.
(4)
The curb must be properly barricaded and protected from any traffic
or vehicles of any kind until it has been thoroughly set up and all
voids on the grass plot side have been completely backfilled, the
backfill being placed with proper and approved tamping equipment in
maximum four-inch layers. No traffic or vehicles of any kind will
be permitted to pass over this curb except through driveway approaches.
H.
Design standards.
(1)
Wearing course.
(a)
After placing the ID-2 asphaltic concrete base course 5 1/2
inches or the ID-2 asphaltic concrete binder course two inches, the
developer shall place ID-2 wearing surface course material over the
entire base or binder course (including curbs) and properly compact
to a minimum thickness of 1 1/2 inches.
(b)
After home and other construction is 90% complete, the developer
shall place ID-2 wearing surface course material over the entire wearing
surface (including curbs) and properly compact to a minimum thickness
of one inch.
(c)
All materials shall be placed and compacted using approved spreaders
and rollers in compliance with Pennsylvania Department of Transportation
Form 408.
I.
Concrete streets and concrete curb construction.
(1)
If concrete street and/or concrete curb construction is desired or
required because of heaving or industrial use of street or road, all
plans, materials, specifications, construction and inspection of this
type of street or road must be approved by the Board of Commissioners
and the Township Engineer.
(2)
The specifications and construction must comply to Portland Cement
Association Recommended Standards, latest edition, titled "Design
of Concrete Pavement for City Streets." The width of the streets shall
be as set forth elsewhere in this chapter. A special street width
for divided highways in an enlarged overall street right-of-way width
shall be permitted, but each of said parallel cartways shall have
a minimum width of 15 feet, including twenty-four-inch wedge-type
curbs. (This special street width must be approved as a special use
only when unusual topography, natural conditions or traffic exist
and warrant such exceptions. This use may be approved or required
through special action by the Board of Commissioners.)
A.
Road construction such as filling, berming, subgrade, fine-grade
construction, base construction or surface construction cannot be
commenced before May 15 and must be completed before October 15 of
the same year, unless special permission is granted by the Board of
Commissioners otherwise. (It is assumed that the weather conditions
between these dates will be ideal for road construction; however,
if adverse weather conditions occur between these dates, the contractor
or builder must abide by the judgment of the Township Commissioners,
their agents, or assigns, in regard to permissible construction weather
conditions.)
B.
Testing and repair.
(1)
Prior to acceptance by the Township, all roads shall be core bored,
at locations to be determined by the Township Engineer, by a reputable
firm certified to do such work. All cores shall be tested for compliance
with all applicable paving regulations and shall include, as a minimum,
standard test for thickness, material gradation and compaction, and
the Township shall be furnished with three copies of a written report
setting forth the test results. All costs associated therewith are
to be paid by the developer or subdivider.
(2)
All paving must be in complete compliance with Pennsylvania Department
of Transportation Form 408, and the Township may subject the finished
road to any additional testing set forth therein.
(3)
All roads shall have a smooth, uniform, finished surface, and the
developer shall replace or resurface any areas which do not meet the
testing requirements or do not have a smooth, uniform appearance due
to patches, spalling, poorly butted joints, etc., regardless of the
results of any tests. Any replacement or resurfacing shall be made
in a neat, workmanlike manner, extending the entire width of the road
at right angles to the center line, the extent of the replacement
or resurfacing to be determined by the Township Engineer.
C.
Acceptance of streets.
(1)
Prior to acceptance of any streets and after all road construction
has been completed, the developer and/or contractor, under the direct
guidance of a licensed Pennsylvania surveyor, must install concrete
monuments with a minimum size of four inches in diameter, four inches
square and three feet long, the center being marked with a one-half-inch
minimum brass wire or bar plug, at all intersections and points of
curvature in order to amply mark the right-of-way before the construction
of the road can be considered as complete and fully prepared for the
Township to accept the maintenance responsibilities.
(2)
The developer shall be required to furnish the Township with a maintenance
bond prior to the acceptance of any streets by the Township. Such
bonding, with a corporate surety company approved by the Board of
Commissioners, shall be in the amount of 15% of the construction value
and shall be for a period of 18 months commencing with the date of
acceptance of said streets by the Township and shall specifically
protect the Township from defects of inferior materials and workmanship
or damage caused by the developer, subdivider and those employed by
or under contract to him. If it is necessary that the contractor must
violate the weight limit of eight tons (which will be in effect simultaneously
with the date of acceptance), he will be required to give the Township
a two-year maintenance bond in the amount of 100% of the construction
cost, commencing on the date that the violation of the weight limit
ceases. In no event can the contractor violate the weight limit without
the express approval of the Township and, if approved, not before
the aforementioned two-year maintenance bond has been obtained and
is in effect.
D.
Monuments.
(1)
All streets shall be monumented, and monument locations shall be
shown on the recorded plat. All angle points in the boundary of any
subdivision shall be monumented. All lot corners and angle points
shall be located by iron pins. All monuments and iron pins shall be
placed by a licensed Pennsylvania surveyor so that the scored (by
an indented cross in the top of the monument) point shall coincide
exactly with the point of intersection of the lines being monumented.
(2)
Monuments and iron pins shall be set so their top is level with the
finished grade of the surrounding area.
A.
Sidewalks.
(1)
Paved sidewalks shall be provided in the vicinity of schools, along
heavily traveled streets and other locations where the Planning Commission
recommends them for public safety.
(2)
All land developments shall provide sidewalks in areas of anticipated
pedestrian use, as determined by the Township.
B.
Crosswalks.
C.
Sidewalks and crosswalks shall have a minimum gradient of 1% and
maximum gradient of 10%. Handicapped access, ramp gradients, railing
requirements, and treatment of pavement surfacing shall comply with
applicable requirements of the Pennsylvania Department of Labor and
Industry.
A.
Conservation. Development shall be planned so as to minimize the
removal of existing trees, shrubs and ground cover and to minimize
the amount of land covered by impervious surfaces.
B.
Noise control. Street trees along local and collector streets in
residential areas may be required as a buffer.
C.
Screening. Wherever natural screening is being planted to meet a screening requirement of Chapter 400, Zoning, such screen shall consist of 50% evergreen or evergreen-type hedges and 50% shrubs and deciduous trees interplanted with a variety and size, at the time of planting, that will attain a height of at least six feet within three years. Furthermore, subdivision and land development plans shall provide for such screening as follows:
(1)
Where nonresidential uses abut residential uses.
(2)
Where residential uses abut any railroad right-of-way or arterial
highway.
(3)
Along the perimeter of any outdoor storage area, common utility yard
or outdoor equipment area in multiple-residential developments.
(4)
Elsewhere, as deemed necessary by the Planning Commission and the
Board of Commissioners.
D.
Windbreaks. The use of planting rows to serve as windbreaks to control
the drifting of snow across public and private roadways may be required.
A.
Street trees of a caliper not less than 1 1/2 inches shall be
planted 40 feet to 60 feet apart. The location of such trees shall
be as deemed appropriate by the Board of Commissioners, but in no
case shall the trees be planted less than 2 1/2 feet from any
street right-of-way. The provisions of street trees may be waived
where existing vegetation, including trees, will remain following
build-out.
B.
No bushes or shrubs exceeding 30 inches in height, or at such lesser
height when ground elevations would obstruct the clear sight of motorists,
shall be permitted within any required clear sight triangle or within
10 feet of the right-of-way line abutting any access drive.
