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 Commissioners shall
consider the adequacy of existing or proposed community facilities
to serve the additional dwellings or nonresidential uses proposed
by the subdivision or land development.
B. Where deemed necessary by the Board of Commissioners, upon consideration
of the particular type of development proposed and especially in large-scale
residential developments, the Board of Commissioners 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 is
located in whole or in part in a subdivision or land development,
the Board of Commissioners may require the dedication or reservation
of such area within the subdivision or land development in those cases
in which the Board of Commissioners deems such requirements to be
necessary.
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 12-16-1998 by Ord. No. 495]
|
|
Parking
|
Aisle
|
---|
|
Angle of Parking
|
Stall Width
(feet)
|
Stall Depth
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
|
---|
|
90°
|
9
|
18
|
*
|
24
|
|
60°
|
9
|
20
|
18
|
21
|
|
40°
|
9
|
19.1
|
15
|
18
|
|
30°
|
9
|
17
|
12
|
18
|
|
Parallel
|
9
|
22
|
12
|
18
|
B. 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.
C. All parking spaces shall be marked so as to provide for safe and
orderly parking. Parking stalls shall be delineated by a double striped
line, closed at the aisle end; and parking stall widths shall be measured
to the center of the double striped lines.
[Amended 12-16-1998 by Ord. No. 495]
D. At no time shall angle or perpendicular parking be permitted along
public streets.
E. Except for entrance and exit drives, all parking areas shall be set
back from the ultimate right-of-way line and all property lines pursuant
to the provisions of the Zoning Ordinance. The distance between this required setback and the cartway
shall be maintained as a planting strip or planting strip and sidewalk.
F. Planting strips.
(1) No more than 20 parking spaces shall be permitted in a continuous
row and no dimension of any parking area may exceed 200 feet without
being interrupted by a planting strip having a width of not less than
10 feet.
(2) No more than 40 individual parking spaces may be placed together
within any parking area without being provided with a planting strip
having a width of not less than 10 feet.
G. Parking lots with less than 40 spaces shall not have a grade exceeding
5%. Parking lots with more than 40 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 Commissioners.
H. 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.
I. Entrances and exits to and from off-street parking areas shall be
located so as to minimize interference with street traffic.
J. For the purpose of serving any property 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 for each
500 feet of frontage, 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 drive.
K. The width of entrances and exit drives shall be:
(1) A minimum of 12 feet for one-way use only.
(2) A minimum of 25 feet for two-way use.
(3) A maximum of 35 feet at the street line and 54 feet at the curbline.
L. Tire bumpers shall be installed so as to prevent vehicle overhang
on any sidewalk area.
M. No less than a five-foot radius of curvature shall be permitted for
all curblines in parking areas.
N. All dead-end parking areas shall be designed to provide a backup
area with a minimum depth of 10 feet for the end stalls of a parking
area.
O. Raised crosswalks and refuge islands for pedestrian traffic shall
be provided at intervals not exceeding 200 feet along the length of
each parking area.
P. Pedestrian crosswalks in parking areas shall not be subject to passage
or concentration of surface water.
Q. 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.
R. 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.
S. Accessible parking spaces for the disabled shall be provided pursuant
to the Accessibility Guidelines for Buildings and Facilities, United
States Architectural and Transportation Barriers Compliance Board,
as amended, promulgated by the Americans With Disabilities Act of
1990 and the Lower Moreland Township Zoning Ordinance.
[Amended 7-21-1993 by Ord. No. 437]
T. Walkways through and within off-street parking facilities shall be
well-defined and marked, connected with any existing or planned sidewalk
pedestrian path/walkway, or bicycle/pedestrian pathway network, and
separated from major vehicle corridors, except where crosswalks are
provided.
[Added 3-11-2014 by Ord. No. 676]
U. Nonresidential uses and other uses, other than single-family dwellings
on individual lots, providing parking facilities with a capacity of
three or more vehicles.
[Added 3-11-2014 by Ord. No. 676]
(1) Any lot or for a group of two or more lots which share parking facilities,
no more than two points of access may be permitted onto each street
on which the lot(s) abuts.
(2) Corner lots or groups of lots with shared parking that front onto
two streets shall not have two points of access onto one street and
none on the other, unless the placement of an access point onto the
other street would create a traffic hazard or unduly impact existing
residential development. Two points of access onto one street shall
be permitted if one or two points of access are provided onto the
other street. In addition, where the lot or group of lots is in single
and separate ownership, has two separate zoning classifications and
fronts onto two streets, the developer may elect to place two points
of access on the street abutting said lot or lots of less restrictive
zoning classification and no accessway on the other fronting street,
if the lot or group of lots has 100 or more feet of continuous or
unbroken lot frontage on the road of lower classification, and so
doing would not create a hazardous traffic situation or unduly impact
existing residential development.
(3) Accessways shall be spaced a minimum of 50 feet on center on any
lot or group of two or more lots which share parking facilities. In
addition, accessways shall be spaced a minimum of 50 feet on center
from existing accessways on adjacent properties whenever feasible.
When this is not possible, common drives or the use of common parking
facilities shall be encouraged.
Off-street loading facilities shall be designed to conform to
the following specifications:
A. Each space shall be no less than 15 feet wide, 50 feet long and have
a vertical clearance of 16 feet, 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.
F. The lighting requirements of §
180-38R shall be met, if applicable.
[Amended 4-18-1990 by Ord. No. 394; 6-23-2004 by Ord. No. 556]
Stormwater management facilities shall be designed, installed
and undertaken in accordance with the Lower Moreland Township Stormwater
Management and Grading Ordinance.
[Amended 4-18-1990 by Ord. No. 394; 6-23-2004 by Ord. No. 556]
Grading activities and sedimentation and erosion control facilities
shall be designed, installed and undertaken in accordance with the
Lower Moreland Township Stormwater Management and Grading Ordinance.
[Added 4-18-1990 by Ord. No. 394; amended 6-23-2004 by Ord. No. 556; 3-11-2014 by Ord. No. 676]
A. The standards and requirements of this section relating to natural features conservation (§
180-51.1) shall apply to all applications for subdivision or land development plans.
B. For purposes of this section relating to natural features conservation (§
180-51.1) the terms:
(1)
"Natural" shall mean naturally occurring and not man made; and
(2)
"Disturbed" or "disturbance" shall include altering, regrading,
clearing, or building upon land.
C. Conservation and setbacks along natural perennial watercourses, ponds
or lakes.
(1)
Purposes. To:
(a)
Protect water quality of natural perennial watercourses, ponds,
or lakes by minimizing erosion and filtering pollutants from runoff;
and
(b)
Maintain proper water temperatures and ecological balances in
natural perennial watercourses, ponds, or lakes for aquatic life.
(2)
Natural perennial watercourse, ponds, or lakes minimum setback. Except as may be permitted in the subsections below relating to crossings [§
180-51.1C(4)] and removal of vegetation within the vegetative buffer [§
180-51.1C(5)(b)], there shall be a minimum setback of 50 feet measured perpendicular to and horizontally (landward) from the established ordinary high water mark of a natural perennial watercourse, pond, or lake.
(3)
Prohibition on natural lakes or ponds. Natural lakes or ponds
shall not be filled, drained or built upon.
(4)
Crossings. Streets or driveways may be permitted to cross or traverse natural perennial watercourses, provided the center line of the street or driveway crosses the natural perennial watercourse at a minimum angle of 75°, and the street or driveway shall not be permitted to run parallel to the natural perennial watercourse within the required minimum setback set forth in the subsection above relating to natural perennial watercourse, ponds, or lakes minimum setback [§
180-51.1C(2)].
(5)
Vegetative buffer.
(a)
Except as provided in the subsection immediately below relating to removal of vegetation within the vegetative buffer [§
180-51.1C(5)(b)], there shall be a minimum twenty-foot vegetative buffer maintained for existing and planting of new, healthy, natural, noninvasive, nonnoxious vegetation within a portion of the required minimum setback as set forth in the subsection above relating to natural perennial watercourse, ponds, or lakes minimum setback [§
180-51.1C(2)]. For purposes of this regulation, the required vegetative buffer shall be measured from and perpendicular to and horizontally (landward) from the established ordinary high water mark of a perennial watercourse, pond, or lake.
(b)
Removal of vegetation within the vegetative buffer. Removal
of vegetation within the required vegetative buffer may be permitted
for the following activities:
[1]
Replacement of existing vegetation with numbers and species
of new trees, shrubs and other thick vegetation that serve the same
purposes in water quality protection;
[2]
Erosion control improvements;
[3]
Public recreation improvements;
[4]
Necessary utility, street and driveway crossings;
[5]
Necessary stormwater channels; and
[6]
Removal of invasive, noxious vegetation.
(c)
Plantings within the vegetative buffer.
[1]
Plantings should be designed to provide shade for the perennial
watercourse, pond, or lake, control soil erosion and stabilize banks.
[2]
New plantings shall be limited to healthy, natural, noninvasive,
nonnoxious vegetation.
D. Conservation and setbacks from wetlands.
(1)
Purposes. To:
(a)
Maximize the storage of storm- and floodwaters and maintain
stream base flow;
(c)
Improve water quality through filtration and/or removal of pollutants;
(d)
Preserve scenic and recreational amenities; and
(e)
Preserve and protect plant and wildlife habitat.
(2)
Wetland studies. It shall be the responsibility of each applicant
to determine whether land areas within the tract to be subdivided
or developed meet the federal or state definition of a wetland prior
to submittal of subdivision or land development plans to the Township
of Lower Moreland. If the Township of Lower Moreland has reason to
believe that wetlands may be present on a site proposed for the subdivision
or land development, the Township of Lower Moreland may require the
applicant to provide a suitable wetland delineation study prepared
by a certified wetland scientist.
(3)
Wetland setback.
(a)
For all subdivisions and land developments with any wetland
covering an area 5,000 square feet or more, there shall be a minimum
setback of 20 feet measured perpendicular to and horizontally (landward)
from the edge of the wetland.
(b)
A vegetative buffer in accordance with the subsection above relating to vegetative buffer [§
180-51.1C(5)], shall be provided for all wetlands.
E. Natural steep slopes.
(1)
Purposes. To avoid erosion, sedimentation, excessive velocities and amounts of stormwater runoff, difficulties in street and driveway maintenance and winter driving hazards, in addition to serving the overall purposes of this chapter and Chapter
172 relating to Stormwater Management and Grading and Chapter
208 relating to Zoning, of the LMT Codified Ordinances, as applicable.
(2)
For purposes of the subsection above relating to natural steep slopes (§
180-51.1E), natural steep slopes shall include land with natural slopes of 15% or more.
(3)
Exception. The standards and requirements of the subsection above relating to natural steep slopes (§
180-51.1E) shall not apply to a particular lot if less than 400 square feet of the areas with a natural steep slopes are proposed to be disturbed on such lot.
(4)
Single-family detached dwellings on lots with natural steep
slopes.
(a)
Any lot proposed to be developed for a single-family detached
dwelling shall include a proposed "building area" with a minimum area
of 2,500 square feet. The required building area shall be in addition
to any land area required as part of minimum setback and yard requirements.
The required building area shall contain the proposed location of
the principal building, driveway, and parking areas.
(b)
See Table 180-51.1E.1 below in this subsection for the required
minimum lot area when the building area contains an average natural
steep slope of 15% or more:
|
Table 180-51.1E.1
Minimum Lot Area for Lots Containing Building Areas with
Average Natural Steep Slopes of 15% or More
|
---|
|
Average Natural Steep Slope Within Building Area
|
Minimum Lot Area*
(square feet)
|
---|
|
Natural slopes 15% or more but less than 25%
|
25,000
|
---|
|
Natural slopes 25% or more
|
65,000
|
|
NOTES:
|
---|
|
*
|
Unless a larger minimum lot area is required elsewhere in this chapter or Chapter 208 of the LMT Codified Ordinances relating to Zoning.
|
(5)
All other permitted uses and natural steep slopes.
(a)
For all other uses, a lot shall only be used for buildings if
the proposed building area includes an average natural slope of less
than 15%.
(b)
For all other uses, such building area shall contain the proposed
location of all buildings, driveways, parking facilities, and loading
facilities areas plus an additional minimum twenty-foot area beyond
the limits of the above-mentioned construction and development features.
(6)
Changes to building area. The building area may show the outer extent of areas being considered for a proposed principal building without showing an exact detailed location of the building, provided the entire building area that is shown meets the requirements of the subsection above relating to natural steep slopes (§
180-51.1E). An applicant may change the proposed building area after subdivision or land development approval is granted, provided that the applicant proves to the satisfaction of the Township of Lower Moreland that the proposed alternative building area will still comply with the subsection above relating to natural steep slopes (§
180-51.1E).
(7)
Maximum disturbance of natural steep slope areas.
(a)
See Table 180-51.1E.2 below in this subsection for the maximum
percentage of land area with natural steep slopes permitted to be
disturbed within a subdivision or land development:
|
Table 180-51.1E.2
Maximum Percentage of Land Area with Natural Steep Slopes
Permitted To Be Disturbed Within a Subdivision or Land Development
|
---|
|
Natural Steep Slopes
|
Maximum Percentage of Land Area With Natural Steep Slopes
Permitted To Be Disturbed
|
---|
|
Natural slopes 15% or more but less than 25%
|
50%
|
---|
|
Natural slopes 25% or more
|
25%
|
(8)
Intervals. Where needed to determine compliance with the subsection above relating to natural steep slopes (§
180-51.1E), slope percentages shall be determined using two-foot contours.
F. Forest and tree protection. This subsection relating to forest and tree protection (§
180-51.1F) shall apply if five or more mature trees are proposed to be removed.
(1)
Exceptions. The standards and requirements of the subsection above relating to forest and tree protection (§
180-51.1F) shall not apply to the removal of trees located within an area 20 feet beyond the limits of an approved building footprint, driveway, street, parking area, or swimming pool.
(2)
Mature trees. Removal of mature trees shall be minimized. Areas
of such trees and forests proposed to be preserved shall be included
in a tree protection zone.
(3)
Forests.
(a)
A maximum of 50% of forests may be disturbed.
(b)
The area of a forest shall be measured from the tree dripline
of the outer trees and shall encompass the associated intermediate
layers in these areas, including the understory shrubs and smaller
trees, the ground layer of herbaceous plants, and the forest floor.
(4)
Any tree or forest within a tree protection zone shall be protected in accordance with Chapter
172 of the LMT Codified Ordinances relating to Stormwater Management and Grading.
All open space shown on the final plan as filed with the Township
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 Lower Moreland. The Township
may but shall not be required to accept any portion or portions of
the open space, provided that:
(1) Such land is freely accessible to and of benefit to the general public
of Lower Moreland Township.
(2) There are no acquisition costs involved.
(3) The Township agrees to and has access to maintain such lands.
(4) Such land is acceptable with regard to size, shape, location, topography,
access 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 shall be set up before any buildings or dwelling units are
sold, leased or otherwise conveyed.
(b)
Membership in said corporation or association shall be mandatory
for each buyer and/or lessee and any successive buyer and/or lessee.
(c)
Said corporation or association shall be responsible for liability,
insurance, taxes, recovery for loss sustained by casualty, condemnation
or otherwise and the maintenance of recreational and other facilities.
(d)
Members or beneficiaries shall be required to pay their pro
rata share of the costs, and the assessment levied may become a lien
on the property.
(e)
Said corporation or association shall be able to adjust the
assessment to meet future conditions.
(f)
Said 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. Said
corporation or association shall 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 future 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 Commissioners as to suitability fit
the proposed use of the open space.
The Board of Commissioners, 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 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 the safe and intelligent layout of streets which can
be easily maintained at minimum cost. There are several aspects which
may lead to varying the design of specific streets.
(1) Cartway width. The width of streets has been established to ensure
adequate movement of traffic in times of greatest parking loads.
(a)
Where a street is designed so that all units face on local streets
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 28 feet on minor collectors or 20 feet on local streets.
(b)
In LL Districts, for private streets serving less than five dwelling units, the street width may be reduced to 16 feet. Such private streets shall be subject to all other requirements of §
180-32.
(2) Curbs. Curbs are used to channel water to storm sewers, protect pavement
edges and keep vehicles off of grassed areas. In certain cases, however,
natural drainage should be encouraged. Where topography and soils
permit, roadside swales, set back a minimum of 10 feet from the edge
of the cartway, may be substituted for curbs, provided that the alternate
design:
(a)
Ensures adequate means for the protection of pavement edges.
(b)
Handles stormwater in a manner to ensure against erosion or
other conditions detrimental to the public health, safety or welfare.
(c)
Has the approval of the Township Engineer.
(3) Right-of-way widths. Right-of-way widths are intended to provide enough land for streets, sidewalks, driveway aprons, cut or fill slopes and utilities. They are intended to provide an additional buffer between dwelling units and streets. Where sidewalks are not run along streets, cartway widths are reduced [See Subsection
A(1) above.], utilities are located outside of the right-of-way or dwellings will not front on the streets, a reduction in the widths of rights-of-way may be permitted. In no instance shall a right-of-way width be reduced to less than 33 feet.
B. Sidewalks. Sidewalks are intended to provide a separate means of
movement for pedestrians. Modern design practice encourages the locations
of sidewalks away from streets. In order for the Board of Commissioners
to waive the requirement 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 3-20-2002 by Ord. No. 529]
A. Application of regulations. In order to ensure its unique character
and a design to properly accommodate a compact building pattern, the
following modified design standards shall apply to any traditional
neighborhood development.
B. General standards.
(1)
The street network shall be a hierarchy of streets generally
laid out in a rectilinear or grid pattern of interconnecting streets
and blocks that provide multiple routes from origins to destinations.
[Amended 4-16-2003 by Ord. No. 542]
(2)
Streets shall be designed so that their terminal vistas are
of open space areas, civic buildings or structures, or buildings of
above-average size with a unique architectural style.
(3)
Blocks shall have maximum lengths as regulated by §
180-43B.
(4)
Side lot lines shall not be required to be at a right angle
to the street line.
C. Internal streets.
(1)
Local streets shall have a minimum right-of-way of 50 feet.
(2)
Local streets shall have a minimum cartway width of:
(a)
Twenty-eight feet where on-street parking is limited to one
side of the street; or
(b)
Twenty feet where on-street parking is prohibited or where there
is one-way traffic with on-street parking limited to one side of the
street.
(3)
Culs-de-sac shall not be permitted.
(4)
Local streets shall have a minimum center line radius of 100
feet.
(5)
No local street shall intersect another at an angle of less
then 75°.
(6)
The size or shape of a clear sight triangle may be modified
for streets within a traditional neighborhood development if the intersection
in question is designed pursuant to the recommendations of a qualified
traffic engineer and said design is deemed acceptable by the Board
of Commissioners.
[Added 4-16-2003 by Ord. No. 542]
D. Accessways.
[Amended 4-16-2003 by Ord. No. 542]
(1)
Accessways shall be permitted to abut the side and rear lot
lines of residential lots.
(2)
Accessways shall not be offered for public dedication, but shall
be in a form of private ownership acceptable to the Board of Commissioners.
(3)
Accessways shall have a minimum right-of-way of 24 feet and
a minimum cartway width of 12 feet.
E. Streetscape.
(1)
Lighting shall be provided at each of the proposed intersections
within the development and at each proposed intersection with an existing
street. In addition, each of the proposed dwellings and any nonresidential
uses or structure shall be provided with post lamps and/or porch lights,
in accordance with the traditional neighborhood development's
design criteria.
(2)
Benches shall be provided within the open space recreation areas
and shall meet the specifications for design, size and materials as
specified in the traditional neighborhood development's design
criteria.
(3)
Signage for the traditional neighborhood development shall be
provided as follows:
(a)
Street signs shall be provided at each intersection and shall
meet the specifications for design, size and materials as specified
in the traditional neighborhood development's design criteria.
(b)
Traffic signs (such as stop signs, no-parking signs, one-way
signs, etc.) shall meet the minimum standards for Lower Moreland Township
and shall also meet specifications for design, size and materials
as specified in the traditional neighborhood development's design
criteria.
(c)
Development signs shall meet the specifications for design,
size and materials as specified in the traditional neighborhood development's
design criteria. Any development signs shall also be designed as a
permanent monument-style sign, and shall be owned and maintained by
the homeowners' association.
(4)
Trash receptacles, bollards, and other site appurtenances that
may be placed within the open space and recreation areas shall be
owned and maintained by the homeowners' association and shall
meet the specifications for design, sire and materials as specified
in the traditional neighborhood development's design criteria.
F. Street trees.
(1)
Street trees shall be planted along all internal streets where
suitable street trees do not exist.
(2)
Large street trees shall be planted at intervals of not more
than 45 feet, and small street trees at intervals of not more than
30 feet along both sides of new streets. An equivalent number may
be planted in an informal arrangement, subject to the approval of
the Board of Commissioners.
(3)
Street trees shall not be planted opposite each other, but shall
alternate.
(4)
At intersections, trees shall not be located within the clear
sight triangle.
(5)
Street trees may be planted:
(a)
In the right-of-way, between the curb and sidewalk; or
(b)
Outside the right-of-way, hut within two feet of the street
line.
(6)
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.
(7)
The minimum trunk diameter, measured at a height of six inches
above the finished grade level, shall be 2 1/2 inches.
(8)
Species, in particular, approved trees shall include the following:
(a)
Large trees.
|
Common Name
|
Botanical Name
|
---|
|
Amur corktree
|
Phellodendron amurense
|
|
Black tupelo
|
Nyssa sylvatica
|
|
European linden
|
Tilia cordata
|
|
Japanese zelkova
|
Zelkova serrata
|
|
London planetree
|
Platanus acerifolia
|
|
Marshall's seedless green ash
|
Fraxinus pennsylvanica
|
|
Northern red oak
|
Quercus borealis
|
|
Red maple
|
Acer rubrum
|
|
Scarlet oak
|
Quercus coccinea
|
|
Sugar maple
|
Acer saccharum
|
|
Thornless black locust
|
Robina pseudoacacia inermis
|
|
Thornless honey locust
|
Gleditsia tricanthos inermis
|
|
Willow oak
|
Quercus phellos
|
(b)
Small trees.
|
Common Name
|
Botanical Name
|
---|
|
Amur maple
|
Acer ginnala
|
|
Callery pear
|
Pyrus calleryana chanticleer or white spires
|
|
Columnar red maple
|
Acer rubrum Columnaris
|
|
Columnar sugar maple
|
Acer saccharum Columnaris
|
|
Crabapple (disease resistant only)
|
Malus species
|
|
Golden rain tree
|
Koelreuteria paniculata
|
|
Japanese pagoda tree
|
Sophora japonica
|
|
Korean dogwood
|
Cornus florida kousa
|
|
Winter king hawthorn
|
Crataegus viridis winter king
|
(c)
Upon the approval of the Board of Commissioners, other suitable
species may be utilized.
[Added 3-11-2014 by Ord. No. 676]
A. Application of regulations. In order to ensure its unique character
and a design to properly accommodate an attractive, safe, and coordinated
building and development pattern and streetscape, the following modified
design requirements and standards shall apply to all applications
for subdivision or land development plans within the specific zoning
district, as applicable.
B. Public improvements and site amenities shall be provided and installed
by the developer or applicant, as applicable. The maintenance of these
public improvements and site amenities shall be provided by the developer
or property owner, as applicable. Each application shall be reviewed
individually. Required amenities or any deviation therefrom shall
be at the discretion of the Board of Commissioners.
C. MU-REV design requirements and standards.
(1)
Streetscape. The decorative design of public improvements and
site amenities within the right-of-way and in other areas required
to be open for or dedicated to public use, including but not limited
to lights, benches, trash receptacles, and bicycle racks, shall have
a common theme and color similar to and that complements the desired
color and design approved by the Board of Commissioners.
(2)
Street tree requirements and standards.
(a)
Except as provided in the subsections below [§ 180-55C(2)(b) to (d)], street trees shall comply with the regulations set forth in this chapter relating to Subsection
F, Street trees, of §
180-55.1, Traditional neighborhood development.
(b)
Street trees shall be planted along each side of every street
adjoining the tract where suitable street trees do not exist.
(c)
A minimum of 50% of the trees shall be of a noninvasive, nonnoxious
native origin plus a variety of other noninvasive, nonnoxious species
totaling at least six species to ensure the trees are resistant to
disease and the streetscape is visually attractive.
(d)
Additionally, tree species shall be selected that require minimal
maintenance, are salt tolerant, and capable of withstanding extreme
weather conditions.
(3)
Sidewalk, pedestrian path/walkway, and bicycle/pedestrian pathway
requirements and standards.
(a)
Except as provided in the subsections below [§ 180-55C(3)(b) to (d)], sidewalks, pedestrian paths/walkways, and bicycle/pedestrian pathways shall comply with the regulations set forth in this chapter relating to sidewalks and pedestrian paths (§
180-47).
(b)
Where sidewalks are not required to be installed along streets,
alternative pedestrian paths/walkways, or bicycle/pedestrian pathways
open for or dedicated to public use that provide the same level of
pedestrian and/or bicycle access shall be required.
(c)
Sidewalks, pedestrian paths/walkways, and bicycle/pedestrian
shall be connected with any existing or planned sidewalk pedestrian
path/walkway, or bicycle/pedestrian pathway network adjoining the
tract.
(d)
Pedestrian walkway or bicycle/pedestrian pathway along Huntingdon
Valley Creek.
[1]
The walkway or pathway must have an improved surface approved
by the Township of Lower Moreland and have a minimum width of 12 feet.
[2]
The area adjoining the walkway or pathway must be landscaped,
and the applicant shall submit a landscaping plan that includes a
combination of plants, trees, shrubbery, hardscape, and other elements
that meet the satisfaction of the Township.
[3]
Public access points to the walkway or pathway shall be established
at a maximum of 1,000 feet apart from each other, with each access
point connecting to a street or parking area open to the public.
[4]
No motorized vehicles shall be permitted along the walkway or
pathway except for municipal vehicles, motorized wheelchairs and other
similar personal mobility assistance-related vehicles, and vehicles
providing walkway or pathway maintenance.
[5]
Bench and trash receptacle requirements and standards.
[a] Bench requirements and standards.
[b] A minimum of one durable bench shall be provided
for each 300 feet of length along the walkway or pathway.
[c] The design, style, and color of required benches
shall be Classic Ribbed Park Bench, Belson Outdoors, Inc., Model LB-72,
"bike black" in color, or as required by the Township.
[d] Trash receptacle requirements and standards.
[e] A minimum of one durable trash receptacle shall
be provided with each durable bench along the walkway or pathway.
[f] The design, style, and color of required trash
receptacles shall be Ribbed Steel Trash Receptacle (with lid), "bike
black" in color, and matching the bench, or as required by the Township.
(4)
Street, sidewalk, pedestrian path/walkway, and bicycle/pedestrian
pathway lighting requirements and standards.
(a)
New streetlighting shall be provided along each side of every
street adjoining the tract.
(b)
New lighting for or along:
[1]
Streets shall have a maximum total height of 18 feet; or
[2]
Sidewalks, pedestrian paths/walkways, and bicycle/pedestrian
pathways away from streets shall have a maximum total height of 14
feet.
(c)
The design, style, and color of required lighting shall be Hanover
Lantern, Inc., "Hyde Park" 2100 Series, post top lantern, "black"
in color, and Anchor Base post (305) cast aluminum fluted post and
base in "black" in color, or as required by the Township.
(5)
On-site outdoor lighting requirements and standards. On-site
outdoor lighting fixtures shall be similar in design to the required
lighting set forth in the subsection above relating to street, sidewalk,
pedestrian path/walkway, and bicycle/pedestrian pathway lighting requirements
and standards [§ 180-55.2(C)(4)].
(6)
Bicycle rack requirements and standards. Bicycle racks shall
be provided in nonresidential or mixed-use developments on tracts
having a minimum lot area of one acre.
(7)
New principal buildings. For each new proposed principal building,
an architectural elevation sketch of the building facade shall be
submitted as part of any application for development.
D. O-TOD design requirements and standards.
(1)
Except as provided in the subsections below [§
180-55.2D(2) to
(4)], all applications for development shall comply with the regulations set forth in this chapter relating to MU-REV design requirements and standards (§
180-55.2C).
(2)
Creativity in terms of style, placement, and quantity of the
site amenities is encouraged and shall be to the satisfaction of the
Board of Commissioners. Required public improvements and site amenities
shall be thematically unified and located along streets, and sidewalks,
pedestrian paths/walkways, and bicycle/pedestrian pathways and in
landscaped areas, open spaces and plazas open for or dedicated to
public use.
(3)
Parking requirements and standards.
(a)
Except as provided in the subsections below [§
180-55.2D(3)(b) to
(f)], parking facilities shall comply with the regulations set forth in this chapter relating to off-street parking facilities (§
180-38).
(b)
Ingress and egress from parking areas shall be taken from local
streets or alleys except that one point of ingress and egress from
parking areas may be permitted from an arterial or collector street
where at least one point of ingress and egress exists prior to (re)development
of the tract.
(c)
Landscaping.
[1]
Except as provided in the subsections below {§
180-55.2D(3)(c)[2] to [3]}, the parking facility landscaping shall comply with the regulations set forth in this chapter relating to landscaping of parking facilities (§
180-39).
[2]
A minimum of 50% of the trees shall be of a noninvasive, nonnoxious
native origin plus a variety of other noninvasive, nonnoxious species
totaling at least six species to ensure the trees are resistant to
disease and the streetscape is visually attractive.
[3]
Additionally, tree species shall be selected that require minimal
maintenance, are salt tolerant, and capable of withstanding extreme
weather conditions.
(d)
Screening.
[1]
Except as provided in the subsection below {§ 180-55.2D(3)(d)[2]}, parking lot screening shall comply with the regulations set forth in this chapter relating to the screening of parking areas set forth in §
180-50, Nonresidential developments, Subsection
G.
[2]
Fences and walls located along sidewalks and streets and used
for screening shall be compatible with and have a common architectural
theme throughout the development.
(e)
All parking facilities must provide pedestrian connections via accessways to streets that meet the dimensional requirements detailed in the subsection below relating to sidewalk or pedestrian path widths [§
180-55.2D(4)].
(f)
Signs. Signs displaying the location of and directions to the
transit station shall be provided at all parking facilities.
(4)
Sidewalk or pedestrian path widths. See Table 180-55.2D below
in this subsection for the unobstructed width requirements for sidewalks
and pedestrian paths:
|
Table 180-55.2D
Required Unobstructed Sidewalk or Pedestrian Path Widths
|
---|
|
Sidewalk or Pedestrian Path Feature
|
Width
(feet)
|
---|
|
Minimum width
|
6
|
---|
|
Maximum width*
|
15
|
|
NOTES:
|
---|
|
*
|
Dependent on the expected level of activity.
|