A.
The following principles, standards and requirements shall be applied by the Council in evaluating plans for proposed subdivisions and land development. In addition, the standards set forth in Chapter 400, Zoning, for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots and other facilities.
B.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of public health,
safety, morals and general welfare.
A.
Land shall be suited for the purposes for which it is to be subdivided
or developed.
B.
Low-lying lands which are swampy or are subject to periodic flooding
shall not be platted for residential development or designated for
such other uses as may involve danger to health, safety, morals, or
the general welfare of the citizens unless adequate permanent drainage
is provided and unless provision is made and indicated on the plan
for adequate and healthful disposal of sanitary sewage and drainage
of surface and subsurface water.
A.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by the
Borough, including recorded subdivision plans and the Official Map
of the Borough.
B.
Proposed streets shall further conform to such Borough, county and
state road and highway plans as have been prepared, adopted and/or
filed as prescribed by law.
C.
Thoughtful and imaginative design of streets and their relationship
to the arrangement and shape of lots is required. An important element
is the blending with topography to produce curvilinear design and
reasonable grades. The rectilinear design of streets and lots involving
long straight streets should be avoided.
D.
Local streets shall be laid out to discourage through traffic, but
provision for street connections into and from adjacent areas will
generally be required.
E.
If lots resulting from original subdivisions are large enough to
permit resubdivision or if a portion of the tract is not subdivided,
adequate street rights-of-way to permit further subdivision shall
be provided as necessary.
F.
Where a subdivision abuts or contains an existing or proposed major
thoroughfare, the Council may require dedication of an additional
right-of-way to provide the minimum right-of-way specified hereinafter
and marginal access streets, rear service alleys, reverse frontage
lots, or such other treatment as will provide protection for abutting
properties, reduction in the number of intersections with the major
thoroughfare and separation of local through traffic.
G.
New half or partial streets shall not be permitted, except where
essential to reasonable subdivision of a tract in conformance with
the other requirements and standards of this chapter and where, in
addition, dedication of the remaining part of the street has been
secured. Wherever a tract to be subdivided borders an existing half
or partial street, the other part of the street shall be plotted within
such tract. Where half or partial streets are proposed, the acceptance
of final plans shall be conditioned upon the provision of guarantees
providing for the construction or completion of streets to Borough
standards.
H.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts, or when designed as cul-de-sac.
I.
Continuations of existing streets shall be known by the same name,
but names for other streets shall not be duplicate or closely resemble
names for existing streets in the Borough and/or post office district.
The Council may reject names and suggest alternate names. Where streets
and other public improvements continue into adjoining municipalities,
evidence of compatibility of design, particularly with regard to street
widths, shall be submitted. The applicant shall coordinate such design
with both municipalities to avoid abrupt changes in cartway width
or in improvements provided.
Cul-de-sac permanently designed as such shall not exceed 500
feet in length and shall be provided at the closed end with a paved
turnaround having a minimum diameter to the outer pavement edge of
100 feet. Right-of-way shall have a minimum diameter of 120 feet within
the turnaround areas.
A.
The rights-of-way for all new streets in the Borough shall be at
least 50 feet.
B.
Cartways for all streets shall be as shown in Appendix 1.[1]
[1]
Editor's Note: Appendix 1, Road Construction Standards, is included as an attachment to this chapter.
D.
Short extension of existing streets with lesser right-of-way and/or
cartway widths than prescribed above may be permitted; provided, however,
that no section of the new right-of-way shall be less than 40 feet
in width.
A.
Center line grades shall not be less than 1%.
B.
Center line grades shall not exceed 10% except on major thoroughfares,
where they shall not exceed 7%.
D.
Where the grade of any street at the approach to an intersection
exceeds 6%, a leveling area shall be provided having not greater than
4% grades for a distance of 25 feet measured from the nearest right-of-way
in the intersecting street.
A.
Right-angle intersections shall be used whenever practicable, especially
when local streets empty into major thoroughfares. There shall be
no intersection angle measured at the center line of less than 60°.
B.
No more than two streets shall cross at the same point.
C.
Streets entering the opposite sides of another street shall either
be directly across from each other or offset by at least 200 feet
from center line to center line.
D.
A minimum paving radius of 25 feet shall be provided at all street
intersections. The Council may increase the required radii to 30 feet
when it considers such design advisable at intersections involving
major thoroughfares.
E.
All necessary street name signs and traffic control signs shall be
provided and erected by the developer. The street signs shall be the
type existing in the neighborhood and shall be subject to approval
by the Council. Street signs shall be erected before acceptance of
the street.
All materials entering into the construction of streets and
the methods of construction and drainage shall be in accordance with
the applicable requirements of the Pennsylvania Department of Transportation
Specifications, Form 408, dated 1970, or the latest revision thereof.
Cross sections shall be as detailed in this appendix.
A.
Subgrade.
(1)
The area within the limits of the proposed road surface shall be
shaped to conform to the line, grade, and cross section of the proposed
road.
(2)
Remove or stabilize all unsuitable subgrade materials.
(3)
Wet or swampy areas shall be permanently drained and stabilized.
(4)
Fills shall be made with suitable materials and thoroughly compacted
for full width in uniform layers of not more than eight inches thick.
(5)
The subgrade shall be thoroughly compacted by rolling with a minimum
ten-ton roller.
(6)
Backfill of trenches within the cartway and curb area shall be thoroughly
compacted prior to application of the base course.
(7)
No application of subbase material shall commence until a proof roll
of the subgrade has been viewed by the Borough Engineer or Superintendent
of Public Works. Proof rolling shall be performed using a fully loaded
twenty-ton tri-axle dump truck or alternate method, subject to approval
by the Borough Engineer.
[Added 2-7-2007 by Ord.
No. 2007-02; at time of adoption of Code (see Ch.
1, General Provisions, Art. I)]
B.
Subbase course.
[Amended 2-7-2007 by Ord.
No. 2007-02]
(1)
Subbase shall consist of six inches of 2A aggregate material, provided
and installed in accordance with the most current version of Pennsylvania
Department of Transportation Publication 408.
(2)
No material shall be placed on a wet or frozen subgrade.
(3)
No application of bituminous roadway material shall commence until
a proof roll of the subbase has been viewed by the Borough Engineer
or Superintendent of Public Works. Proof rolling shall be performed
using a fully loaded twenty-ton tri-axle dump truck or alternate method,
subject to approval by the Borough Engineer.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
C.
Bituminous paving.
[Amended 2-7-2007 by Ord.
No. 2007-02; at time of adoption of Code (see Ch.
1, General Provisions, Art. I)]
(1)
Bituminous base shall consist of five inches of superpave base course
as indicated on Appendix A[1] and in accordance with the most current version of Pennsylvania
Department of Transportation Publication 408.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2)
Bituminous binder shall consist of 2 1/2 inches of superpave
binder course as indicated on Appendix A and in accordance with the
most current version of Pennsylvania Department of Transportation
Publication 408.
(3)
Bituminous wearing shall consist of 1 1/2 inches of superpave
wearing course as indicated on Appendix A and in accordance with the
most current version of Pennsylvania Department of Transportation
Publication 408.
(4)
If the bituminous wearing course is not installed prior to one complete freeze-thaw cycle, a proof roll of the roadway will be required prior to the installation of the bituminous wearing course. Performance of the proof-roll shall be in accordance with the requirements of § 350-25B(3) above.
(5)
Bituminous material ID-2A or FB-1 hot mix, with two inches of base
course and one inch of surface course.
(6)
The completed road surface shall have a uniform slope of 1/4 inch
per foot from edge to center line, except that on superelevated curves,
this slope shall not be less than 1/4 inch per foot and shall extend
up from the inside slope to the outside edge of the paving.
D.
As an alternate, the road may be constructed of five inches of compacted
aggregate bituminous base course and one-and-one-half-inch wearing
course. The type and installation of road material shall be equal
or superior to that required in the Pennsylvania Department of Transportation
Specifications Form 408.
E.
Grading and shoulders. Roadways shall be graded for not less than
12 feet beyond the edge of the proposed paving on each side. This
grading shall be provided to allow for sidewalks and planting strips.
Beyond the limits of this grading, banks shall be sloped to prevent
erosion but this slope shall not have a ratio of more than one foot
vertical to three feet horizontal with tops of slope in cuts rounded.
Sidewalks shall be provided and constructed of concrete with
a minimum of twenty-eight-day strength of 3,000 psi, with a minimum
of four feet and a thickness of four inches except at driveway crossings,
when the sidewalk thickness shall be increased to six inches with
reinforcement.
When required by the Council, shade trees shall be provided
and placed back of the right-of-way line of the streets so as not
to interfere with the installation and maintenance of sidewalks and/or
utilities, unless otherwise specified by the Tree Commission or Borough
Engineer.
A.
Lots shall be laid out and graded to provide positive drainage away
from buildings. Surface drainage across lots shall be directed generally
along lot lines.
B.
Storm sewers, culverts, and related installations shall be provided:
(1)
To permit unimpeded flow of natural watercourses. Such flow may be
redirected as required, subject to the approval of the Council.
(2)
To insure adequate drainage of all low points along the line of streets.
(3)
To intercept stormwater runoff along streets at intervals, reasonably
related to the extent and grade of the area drained and to prevent
substantial flow of water across intersections.
(4)
To insure adequate and unimpeded flow of water under driveways or
other accessways. Private driveways in, near or across natural watercourses
or drainage swales shall be constructed to prevent blocking of drainage.
C.
Storm sewers, as required, shall be placed out of the street paving
when parallel to the street within the right-of-way. When located
in undedicated land, they shall be placed within an easement not less
than 15 feet wide, as approved by the Borough Engineer. Open ditches
shall be avoided and graded finished swales shall be provided where
piping is impractical or undesirable. Where a subdivision is traversed
by a watercourse, there shall be provided a drainage easement or right-of-way
conforming substantially within the line of such watercourse and of
such width as will be adequate to preserve natural drainage and provide
sufficient width for maintenance.
D.
Storm sewers shall have a minimum diameter of 15 inches and a minimum
grade of 1/2%. Changes in alignment shall be by straight sections
connected by inlets or manholes. Storm sewer sizes shall be selected
in accordance with normal engineering standards and practice to provide
for a minimum storm frequency of five years. Rainfall intensity curves
and other hydraulic design data, provided by the Pennsylvania Department
of Transportation and/or the Natural Resources Conservation Service
shall be used in the design.
E.
Manholes shall not be more than 300 feet apart on pipe sizes up to
24 inches, and not more than 450 feet apart on greater sizes. Inlets
may be substituted for manholes on approval by the Borough Engineer.
F.
Inlets, manholes, covers and frames shall conform to Pennsylvania
Department of Transportation specifications.
G.
Stormwater roof drains shall not discharge water directly over a
sidewalk or into any sanitary sewer line.
H.
Bridges and culverts shall have ample waterway to carry expected
flows, based on standards of the Pennsylvania Department of Environmental
Protection. Bridge and/or culvert construction shall be in accordance
with Pennsylvania Department of Transportation Specifications. Culverts
shall be provided with wing walls and constructed for the full width
of the right-of-way. Bridges shall be provided with a paved flow line
and with aprons and wing walls at each end. The cartway area over
the bridge shall be as wide as the widest road connecting with the
bridge, or if the character of the road is expected to change for
future planning, the cartway of the bridge shall be made to anticipate
this condition. On either side of the cartway, the bridge railing
must be at least five feet back from the edge of the final cartway
width, and this five feet may be used to place sidewalks, present
or future.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
I.
The developer shall exercise particular care in grading lots and
streets to prevent erosion and the washing of sediments onto adjacent
properties. Stripping of vegetation shall be limited to actual construction
and grading areas and banks shall be sodded or seeded as soon as practicable
to prevent excessive washing. Mulch shall be placed where required
by the Borough Inspector.
J.
Where necessary and as directed by the Borough Engineer, the developer
shall provide temporary sedimentation basins and/or stormwater retention
basins to protect adjacent properties.
A.
The length, width, and shape of blocks shall be determined with due
regard to:
B.
Blocks shall have a maximum length of 1,100 feet and, as far as practicable,
a minimum length of 500 feet.
C.
Residential blocks shall be of sufficient depth to accommodate two
rows of lots, except where reverse frontage lots bordering a major
thoroughfare are used.
B.
Minimum building setback line shall be established to provide front yards required by Chapter 400, Zoning.
C.
Side lot lines shall be substantially at right angles or radial to
street lines.
D.
Reverse frontage lots are prohibited, except where employed to prevent
vehicular access to major thoroughfares.
E.
House numbers shall be assigned to each lot by the Borough.
A.
All new buildings either within a subdivision or constructed as a
result of land development shall be required to connect to the West
Grove sewer system. The applicant shall be required to install sanitary
sewers and connect the same to the Borough sewer.
B.
Requirements relating to design, construction and dedication of sanitary
sewers shall be determined by the West Grove Borough Authority and
shall be subject to the review and approval of such Authority in accordance
with its regulations and with county and state regulatory authorities
as have jurisdiction in such matters. Permits, where required, shall
be obtained before construction of a sanitary sewer system is started.
A.
All new buildings either within a subdivision or constructed as a
result of land development shall be required to connect to the West
Grove water system.
B.
Mains must be sized to provide for adequate pressure and supply for
the anticipated demands of the subdivision and to meet the minimum
requirements for fire protection established by the Middle Department
Association of Fire Underwriters or its successors. Fire hydrants
shall be installed at a maximum spacing so that properties to be built
upon shall be within 600 feet of the hydrant.
C.
Requirements relating to design, construction and dedication of water
mains shall be determined by the Borough and shall be subject to the
review and approval of the Borough in accordance with its regulations.
All other utility lines including, but not limited to electric,
gas, streetlight supply, and telephone shall be placed underground.
Installation of all utilities shall be in strict accordance with the
engineering standards and specifications of the Borough, or public
utility concerned.
A.
Private driveways, where provided, shall be located not less than
40 feet from the intersection corner of corner lots and shall have
such grades as to furnish safe and convenient access. Driveways shall
be at least eight feet wide, and where crossing a bridge, such bridge
shall be at least 10 feet wide. Residential driveways, where they
intersect a public street, shall have a paving radius of 10 feet between
the driveway connection and the curbline of the street. Commercial
and industrial driveway intersections with public streets shall be
designed in accordance with the requirements of the Pennsylvania Department
of Transportation. Where entrance is made upon a state highway, application
shall be made for a permit from the Pennsylvania Department of Transportation.
B.
Where facilities are intended for dedication, the requirements for
easements shall be determined by Council. Where sewer facilities are
intended for dedication, the requirements for easements shall be in
accordance with the regulations of the West Grove Borough Authority.
Permanent concrete monuments shall be set at all corners and
angle points of the boundaries of the original tract to be subdivided
and such intermediate points as may be required by Borough Council.
All lot corner markers shall be so located that individual properties
may be readily ascertained after development of the subdivision. Markers
shall be set in the ground at finished grade.
A.
In reviewing the subdivision plans, the Council will consider the
adequacy of existing or proposed community facilities to serve the
additional dwellings proposed by the subdivision.
B.
Applicants and Borough authorities shall give earnest consideration
to the desirability of providing or reserving areas for facilities
normally required in residential sections, including churches, libraries,
schools, and other public buildings, parks, playgrounds, and play
fields.
C.
Areas provided or reserved for such community facilities should be
adequate to provide for building sites, landscaping and off-street
parking as appropriate to the use proposed. Such areas should be located
in a manner to best serve the public likely to use the same and to
utilize, to the greatest extent, any topographical features.
[Added 8-5-2015 by Ord.
No. 2015-02]
A.
General regulations.
(2)
Plantings shall be placed with their center a minimum of five feet
to a property line for bushes or shrubs, or 10 feet for trees. Plantings
shall be placed so that at maturity they will be a minimum of three
feet from any ultimate right-of-way or property line.
(3)
Screen plantings shall be broken only at points of vehicular or pedestrian
access.
(4)
All landscaping, buffer, and screening areas shall be installed and
maintained by the property owner and kept free of debris, rubbish,
weeds, and tall grass. All such areas shall be perpetually maintained
to provide an attractive appearance, and any nonsurviving plants shall
be replaced within one year.
(5)
Landscaping or screening, other than grass cover or existing vegetation,
shall not be placed within a utility right-of-way nor directly above
any component of infrastructure, including sewer and water main laterals,
gas main laterals, electric and telephone transmission lines, and
other similar features but shall be permitted within required buffer
areas and minimum yard setbacks.
(6)
A landscape plan for a new use or development shall be submitted
to the Borough which displays all proposed landscaping, buffering,
and screening for the use or development and how the requirements
of this section have been achieved on that property for that particular
use or development.
(7)
Where street trees exist or are required, street trees may be used
to satisfy applicable planting requirements.
B.
Landscaping standards.
(1)
Landscaping. Any part or portion of a lot which is not used for buildings, other structures, loading or parking spaces and aisles, sidewalks, and designated storage areas shall be landscaped and planted with an all-season ground cover. Landscaping shall be in accordance with an overall landscaping plan as outlined herein and Appendix A, Plant List, in Chapter 400, Zoning.
(2)
Exemptions. Single-family detached or semidetached (twins) dwellings on individual lots shall be planted with an all-season ground cover in accordance with § 350-37B(1), above, but shall be exempt from the remainder of the requirements of this section.
(3)
Landscaping criteria. Landscaping shall be provided in association
with each principal building in accordance with the following criteria:
(a)
Landscaping is required for all sides of a building facing a
parking area or public street.
(b)
Landscaping is not required along the sides of buildings containing
service or loading areas; however, screening requirements from adjacent
uses shall remain in effect as applicable.
(c)
A combination of evergreen and deciduous trees and shrubs shall
be used as "foundation" plantings, i.e., plantings to be installed
in reasonably close proximity to the facades.
(d)
A minimum of one two-inch caliper tree of eight feet to 10 feet
in height at the time of planting shall be planted for every 40 feet
of length of building facade. Where street trees are required and
setbacks may not allow for planting of both landscaping trees and
street trees, street trees may be permitted to meet this requirement
subject to approval by Borough Council.
(4)
Landscaping for parking areas.
(a)
Landscaping within any parking area that includes more than
10 parking spaces shall be subject to the following requirements:
[1]
A planting strip or landscaped island a minimum of three feet
in width shall be required around the perimeter of the off-street
parking area, except where accessways and sidewalks are provided.
[2]
A minimum of one two-inch caliper deciduous tree shall be planted
around the periphery or within required planting strips for every
five parking spaces. The required trees shall be planted immediately
adjacent to the spaces for which the trees are required in a planting
island, strip or buffer area and the landscaping and planting areas
shall be reasonably dispersed throughout the parking lot. Shrubs and
other plant materials are encouraged to be used to complement the
trees, but shall not be the sole contribution to the landscaping.
(See Appendix A.)[1]
[3]
Any landscaped islands shall include a minimum of one two-inch-caliper
deciduous tree.
[4]
All perimeter landscape areas, planting strips, or landscaped
islands shall be perpetually maintained with ground cover that may
include grass, flowers, mulch, shrubs, bushes, rocks, or other natural
landscaping materials.
[5]
Flowers, bushes, shrubs, trees and other landscaping materials
within five feet of the end of any planting areas, strips, or islands
shall not impede sight visibility for automobiles. This shall not
preclude the use of taller materials elsewhere.
[6]
Within the required perimeter planting strip or landscaped island,
one of the following two options, or a combination thereof, shall
be required around the perimeter of the parking lot, which shall accomplish
a minimum of 50% and maximum of 75% opacity:
[a]
A low "wall" of evergreen vegetation (shrubs/hedges)
of 36 inches to 48 inches in height, shall be placed at any portion
of a parking area that is adjacent to a street, unless § 350-37B(4)(a)[6][b],
below, is constructed. See Figure 5-1.
[b]
The requirement in § 350-37B(4)(a)[6][a]
above, may be substituted by the installation of a fence or masonry
wall in accordance with the following. See Figure 5-2.
[c]
Fences or masonry walls shall not exceed four feet
in height, and may consist of a combination of wall and/or fencing.
Vertical wrought-iron fencing or a similar material is preferred.
[d]
Masonry walls or pillars should be constructed
of brick, stone, or a combination thereof, should have a distinctive
top cap, and shall not be solely constructed of poured concrete.
[e]
Planters/plantings on fences are permitted and
landscaping (hedges, shrubs, etc.) in addition to fencing or walls
is encouraged.
|
Figure 5-1: Vegetative Wall
|
|
Figure 5-2: Fencing and Masonry Wall
|
(b)
Where a parking lot contains 20 or more spaces, in addition to the requirements of § 350-37B(4)(a), above, the following additional regulations shall apply:
[1]
A curbed planting strip or landscaped island a minimum of three
feet in width shall be required around the periphery of the off-street
parking area, except where accessways or sidewalks are provided.
[2]
Landscaped islands shall be provided at the end of each parking
row and between every 10 parking spaces and shall be the length of
the parking spaces in the row and a minimum of three feet in width.
[3]
There shall be a planting strip incorporated for every four
rows of parking spaces. Such planting strip shall run parallel to
parking rows and shall have a minimum width of five feet if double
loaded, or three feet if single loaded.
(c)
The portion of any off-street parking area that conforms to a Class B Screen planted as required for the associated use in § 350-37D(2)(b) shall be exempt from the perimeter planting requirement of this section.
C.
Buffer standards.
(1)
Unless otherwise provided, where a commercial, institutional, or
industrial use abuts a residential use and where a multifamily use
abuts a single-family detached or attached residential use, a buffer
a minimum of five feet in width shall be provided along the lot lines.
Buffers are not required between a multifamily, commercial, or institutional
use adjacent to an upper floor dwelling unit above a nonresidential
use (a mixed use/mixed-use building) in the C-1, C-2, or C-4 Districts.
(2)
Required buffers may coincide with required yard setbacks.
(3)
All buffer areas shall be planted and perpetually maintained with a vegetative ground cover and may include additional vegetative or landscaping materials, and where required for multifamily, commercial, institutional, and industrial uses, a screen shall be planted and maintained along the full length of side and rear lot lines which do not abut streets, in accordance with § 350-37D.
(4)
No structure, manufacturing or processing activity, or storage of
materials shall be permitted in a required buffer. However, accessways,
sidewalks, service drives, and utility easements not more than 35
feet in width are permitted to cross a buffer provided that the angle
of the center line of the road, drive, or easement that crosses the
buffer is less than 60°.
(5)
No parking shall be permitted in required buffer.
D.
Screening standards. See Figure 5-3.
(1)
Applicability. Proposed multifamily, commercial, institutional, or
industrial uses adjacent to a structure with a mixed use/mixed-use
building shall be exempt from buffering and screening requirements.
Screen classifications shall be required as follows:
(a)
Class A screen. Where any proposed commercial, institutional,
or industrial use directly abuts a residential use or district.
(b)
Class B screen. Where any multifamily use abuts a single family
residential use, or off-street parking areas abuts a single family
use or residential zoning district.
(c)
Class C screen. Outdoor storage, mechanical equipment, garbage/refuse
containers, off-street loading facilities.
(d)
Class D screen. See landscaping for off-street parking areas in § 350-37B(4).
(e)
Other uses determined to be potential conflicts shall provide
the screen class specified by the Borough Council.
(f)
Architectural screens consisting of masonry, metal, and/or wood
members may be included as part of the required screening; the use
of such architectural screens shall be consistent with the surroundings
and setting of the screen, shall achieve the prescribed screening
effect, and shall be subject to approval by Borough Council. Architectural
screens may constitute the entirety of the required screen within
the C-1, C-2, and C-4 Districts on smaller lots when deemed appropriate
by Borough Council.
(2)
Screen classification standards. After determining the required class,
the applicant shall select an appropriate planting option listed below.
Plantings are not required to be aligned on property or right-of-way
boundaries; rather, the applicant is encouraged to locate plantings
as necessary to achieve the optimal screening level. Plant materials
shall be selected from the Plant Materials List in Appendix A[2] and the use of primarily native vegetation shall be encouraged.
Figure 5-3 provides a general schematic of the requirements for a
vegetative screen.
(a)
Class A screen, complete vegetative screening. The vegetative
portion of the complete vegetative screen shall be composed of a mixture
of evergreen and deciduous plants and trees arranged to form a multilevel
visual screen. Vegetation shall be planted in order to achieve a complete
(approximately 100%) visual barrier in a maximum time frame of five
years. A minimum of 50% of the planted species shall be evergreen
in order to provide for screening in winter conditions. A minimum
of 25% of planted species shall be deciduous. The complete vegetative
screen shall provide three levels of visual barriers as follows: high
level; low level; and ground level:
[1]
High level. The high-level screen shall consist of a combination
of evergreen and deciduous trees planted with evergreen specimens
not less than eight feet in height and a minimum of two-inch caliper
for deciduous materials. The planted species should be such that the
expected height at maturity shall be a minimum of 12 feet for evergreen
species and 20 feet for deciduous species. The tree species shall
be planted in alternate rows a minimum of five feet apart, with each
planting offset by a minimum of six feet to eight feet.
[2]
Low level. The low-level screen shall consist of deciduous and
evergreen shrubs or hedges, planted at an initial height of not less
than three feet, and planted at intervals of no greater than five
feet apart.
[3]
Ground level. Earthen mounding, a maximum of three feet in height,
may be used when necessary to supplement the vegetative screen; however,
berm height shall not reduce the required height of vegetative materials.
Variations in the sizes and shapes of earthen berms shall be encouraged
to give a more natural appearance. Slopes greater than three to one
shall not be permitted.
(b)
Class B screen, partial vegetative screening. The vegetative
portion of the partial vegetative screen shall be composed of a mixture
of evergreen and deciduous plants and trees arranged to form a visual
screen. Vegetation shall be planted in order to achieve a partial
(approximately 50%) visual barrier in a maximum time frame of three
to five years. A minimum of 50% of the planted species shall be evergreen
in order to provide for screening in winter conditions. A minimum
of 25% of planted species shall be deciduous.
[1]
The vegetative screen shall consist of a combination of evergreen
and deciduous trees planted with evergreen specimens not less than
eight feet in height and a minimum of two-inch caliper for deciduous
materials. The planted species should be such that the expected height
at maturity shall be a minimum of 12 feet for evergreen species and
20 feet for deciduous species.
[2]
Earthen mounding, a maximum of three feet in height, may be
used when necessary to supplement the vegetative screen; however,
berm height shall not reduce the required height of vegetative materials.
Variations in the sizes and shapes of earthen berms shall be encouraged
to give a more natural appearance. Slopes greater than three to one
shall be avoided.
[3]
The portion of any off-street parking area that conforms to the Class B Screen shall be exempt from the perimeter planting requirement in § 350-37B(3).
(c)
Class C screen, equipment and loading facilities. Mechanical
equipment, vehicles, garbage/refuse containers, and off-street loading
facilities shall be screened from adjacent properties from which the
equipment is visible so that no part of the item may be seen from
such properties. The screening shall be in the form of either fencing,
a vegetative screen, earthen berms, or a combination thereof, in accordance
with the following provisions:
[1]
Screening shall be provided in all seasons by incorporating
a variety of deciduous and evergreen species to produce a 75% opaque
buffer within one year of planting. Evergreen species shall represent
not less than 75% of the total plantings in the Class C vegetative
screen. The minimum height of vegetation in the initial planting shall
be not less than six feet.
[2]
Fencing shall have a minimum height of six feet and maximum
height of eight feet and the finished side of the material shall face
the abutting property.
(d)
Class D screen, off-street parking. See landscaping requirements for off-street parking in § 350-37B(4).
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Figure 5-3: Screening Figures
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(3)
Plant materials.
(a)
Each plant option listed in the sections above shall use any
of the plant materials listed in Appendix A.[3] The use of native plant species, as indicated in Appendix
A, is strongly encouraged. For reasons of permanency and resistance,
a mixing of two or more species of plant materials shall be required
in meeting the requirements of this section. Borough Council may permit
other plant types if they are hardy to the area, are not subject to
blight or disease, and are of the same general character and growth
habit as those listed in Appendix A. All planting materials shall
meet the standards of the American Association of Nurserymen.
(b)
Existing plantings, woodlands, hedgerows, topography, or man-made
structures can reduce or eliminate the screening requirements if they
partially or completely achieve the same level of screening as the
planting requirements outlined in this section. This determination
shall be made at the discretion of the Borough Council.
(c)
Existing trees within the required screening area greater than
three inches DBH or greater than eight feet in height shall be preserved
unless the applicant can prove sufficient reason for their removal
due to significant constraint on the design of the development or
other similar reason. Such trees may be counted towards required plant
materials, as determined by the Borough Council, unless diseased,
unstable, or an invasive species.
(d)
Required plantings for screening shall not interfere with preexisting
overhead wiring or other preexisting overhead permanent structures.
(e)
Vegetation chosen to satisfy screening and landscaping requirements
and to prevent soil erosion and subsequent sedimentation shall be
from hardy and healthy stock free from defects and resistant to insects,
disease, and pollution. Any trees and shrubs which are selected to
satisfy screening and landscaping requirements shall meet minimum
standards for size at the time of planting:
(f)
Trees and shrubs shall be typical of their species and variety,
have normal growth habits, be well developed, and have densely foliated
branches and vigorous, fibrous root systems.
(g)
Trees and shrubs shall be freshly dug and nursery grown. They
shall have been grown under climatic conditions similar to those in
the locality of the project or properly acclimated to the conditions
of the locality of the project.
E.
General requirements for landscaping, buffering, or screening plans.
In addition to any associated requirements in this chapter, landscaping,
buffering, or screening plans shall be in accordance with the following:
(1)
The plan shall be prepared by a landscape architect, or similarly
qualified professional, and approved by the Borough Council. The plan
shall depict all proposed plantings as required within areas for landscaping,
buffering, or screening which relate to, complement, or screen buildings,
other structures, roads, parking areas, sidewalks, walkways, sitting
areas, service or maintenance structures, courtyards, and other site
features.
(2)
The plan shall include any information necessary to present the analysis
of the following:
(a)
An analysis of the site in terms of the existing views to and
from the areas which are proposed for development accounting for existing
topography and vegetation conditions.
(b)
An analysis of proposed landscaping, buffering, or screening
needs as related to screening views of buildings; screening buildings
and sections of buildings; screening parking areas and other areas
where vehicles are parked; screening storage areas; screening site
utilities; and other areas where screening may be required.
(3)
The Landscaping, Buffering, or Screening Plan shall demonstrate compliance
with all applicable Borough standards and be generally consistent
with Figure 5-4.
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Figure 5-4: Additional Sample Screening Figures
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[Added 8-5-2015 by Ord.
No. 2015-02]
A.
Street trees shall be provided and be consistent with the plant list in Appendix A of Chapter 400, Zoning.
B.
Street trees shall be required by the Borough with the following
standards:
(1)
The trees shall be nursery grown in a climate similar to that of
the locality of the project.
(2)
Varieties of trees shall be subject to the approval of the Borough.
(3)
All trees shall have a normal habit of growth and shall be sound,
healthy, and vigorous; they shall be free from disease, insects, insect
eggs, and larvae.
(4)
The trunk diameter, measured at a height of six feet above finished
grade shall be a minimum of 1 1/2 inches.
(5)
Trees shall be planted between the street right-of-way line and the
building setback line except where the Borough has authorized placement
of trees within the street right-of-way. Tree or root growth shall
not interfere with the street cartway, sidewalk, or utility line.
(6)
Requirements for the measurements, branching, grading quality, balling,
and burlapping, and planting of trees shall follow the code of standards
recommended by the American Association of Nurserymen, Inc., in the
American Standard for Nursery Stock, ANSIZ6O, 1-1973, as amended.
(7)
One street tree shall be provided for each building containing two
or less dwelling units and two trees for buildings containing three
or more dwelling units.
(8)
A minimum of one street tree shall be provided for each residential
lot, and spaced not less than 40 feet nor more than 60 feet apart
along the entire length of each existing or proposed street. In commercial
and industrial zoning districts, street trees shall be provided with
each land development plan and spaced not less than 40 feet nor more
than 60 feet apart along each street frontage.
(9)
Street trees may be one of the following species:
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Acer rubrum cultivars
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Red maple
|
|
Acer saccharum
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Sugar maple
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Aesculus x cornea
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Red horse chestnut
|
|
Cladrastus lutea
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American yellowwood
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Fraxinus pennsylvania
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Green ash
|
|
Ginkgo biloba (males only)
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Ginkgo
|
|
Gleditsia triacanthos inermis
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Thornless honey locust
|
|
Liquidambar styraciflua
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Sweet gum
|
|
Nyssa sylvatica
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Black tupelo
|
|
Ostrya virginiana
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Hop hornbeam
|
|
Quercus acutissima
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Sawtooth oak
|
|
Quercus palustris
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Pin oak
|
|
Quercus rubra
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Red oak
|
|
Tilia cordata
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Littleaf linden
|
|
Tilia x euchlora
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Crimean linden
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|
Tilia tomentosa
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Silver linden
|
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Ulmus parvifolia
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Lacebark elm
|
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Zelkova serrata
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Japanese zelkova
|
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NOTES:
| |
|
*
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Other tree species may be used, provided acceptable information
is submitted to indicate that the species are hardy street trees.
|
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
A.
Applicability.
(1)
Permits required.
(a)
All applications for a certificate of registration shall be
made by the landowner or authorized representative in accordance with
the rules and regulations, Commonwealth of Pennsylvania, Department
of Environmental Protection (PADEP), Chapter 4, Part 415, Regulations
for Mobile Home Parks, adopted October 30, 1959, as amended.
(b)
It shall be unlawful for any person to maintain, construct,
alter or extend any mobile home park within the limits of the Borough,
unless he holds a valid certificate of registration issued by the
PADEP and a permit issued by the Borough.
(c)
All mobile homes shall bear the Commonwealth of Pennsylvania
seal of approval.
(2)
Application for initial mobile home or manufactured home park.
(a)
Application for development of a lot or parcel of land for mobile
home or manufactured home park purposes shall be made and approved
or approved as modified before any zoning permit for such use shall
be issued.
(b)
Application for a mobile or manufactured home park permit shall follow the requirements and procedures for subdivision plan submission as described in Article IV of this chapter.
(c)
In addition to the requirements contained in Article IV of this chapter, an application for preliminary or final approval of a mobile or manufactured home park shall indicate by drawings, diagrams, maps, tests, affidavit or other legal instrument, the following:
[1]
The placement, location and number of mobile or manufactured
home lots and mobile home pads on a layout map of the parcel at a
scale of one inch equals not more than 40 feet.
[2]
The location and dimension of all driveways, pedestrianways,
sidewalks and access roads with notation as to type of impervious
cover.
[3]
The location and dimension of all parking facilities.
[4]
The location, dimension and arrangement of all areas to be devoted
to lawns, buffer strips, screen planting and recreation.
[5]
Location and dimension of all buildings existing or proposed
to be built and all existing tree masses and trees of over six-inch
caliper.
[6]
Proposed provisions for handling of stormwater drainage, street
and on-site lighting, water supply and electrical supply in the form
of written and diagrammatic analysis with calculations and conclusions
prepared by a registered professional engineer.
[7]
Five copies of the application submitted to and approved by
the PADEP.
(3)
Permitting.
(a)
Upon receipt of the final plan with the review letter of the
Borough Engineer attached thereto, the Borough Council shall review
the final plan for compliance with the provisions of this chapter.
(b)
Upon approval of the final plan and payment of the required
fees, the Council shall issue a mobile (manufacture) home park permit
to the owner which shall be valid for a period of one year thereafter.
(c)
Renewal permits shall be issued annually by the Council upon
the furnishing of proof by the applicant that his park continues to
meet the standards prescribed by the PADEP and this chapter.
(d)
A Building Inspector or other Borough Officer may inspect a
mobile or manufactured home park at reasonable intervals and at reasonable
times to determine compliance with this chapter.
(e)
The permit shall be conspicuously posted in the office or on
the premises of the mobile or manufactured home park at all times.
(4)
Compliance of preexisting mobile or manufactured home parks.
(a)
Mobile or manufactured home parks in existence at the date of
adoption of this chapter and being duly authorized to operate as same
by the PADEP may be continued so long as they otherwise remain lawful.
(b)
Preexisting mobile or manufactured home parks shall be required
to submit an existing lot plan, drawn to scale, when applying for
a mobile or manufactured home park permit as required under this chapter.
(c)
Any subsequent new construction, alteration or extension of
a preexisting mobile or manufactured home park shall comply with the
provisions of this chapter.
(d)
Any preexisting mobile or manufactured home park which in the
opinion of the Council creates a fire, safety or health hazard shall
be required to comply with the applicable provisions of this chapter,
within a reasonable period of time determined by the Council.
(5)
Individual mobile or manufactured homes.
(a)
Individual mobile or manufactured homes not located in a mobile
or manufactured home park shall not be required to obtain a mobile
or manufactured home park permit; however, they shall be required
to obtain a building permit.
(b)
Individual mobile or manufacture homes shall comply with all
other applicable Borough ordinances and regulations that govern single-family
homes.
B.
Site design.
(1)
Site requirements.
(a)
The minimum area requirement for mobile or manufactured home parks shall be as provided in Chapter 400, Zoning.
(b)
The location of all mobile or manufactured home parks shall
comply with the following minimum requirements:
[1]
Free from adverse influence by swamps, marshes, garbage or rubbish
disposal areas, or other potential breeding places for insects or
rodents.
[2]
Not subject to flooding.
[3]
Not subject to hazards or nuisances such as excessive noise,
vibration, smoke, toxic matter, radiation, heat, odor or glare.
(2)
Soil and ground cover requirements.
(a)
Unpaved and exposed ground surfaces in all parts of every park
shall be covered with stone or other solid material or protected with
a vegetative growth that is capable of preventing soil erosion and
the emanation of dust during dry weather.
(b)
Park grounds shall be maintained free of vegetative growth which
is a nuisance or poisonous or which may harbor rodents, insects or
other pests in sufficient quantities as to be harmful to man.
(3)
Areas for nonresidential use.
(a)
No part of any park shall be used for nonresidential purposes
except such uses that are required for direct servicing or recreation
for the residents of the park and for the management and maintenance
of the park.
(b)
In the event that the landowner shall be in the business of
selling or renting mobile or manufactured homes, such business shall
be conducted in the interior of and not at the edge of the mobile
or manufactured home park.
(4)
Mobile or manufactured home lots or sites.
(a)
Mobile home lots or sites within the park shall have a minimum gross area as specified by Chapter 400, Zoning, and such area shall be exclusive of walkways and streets or roads and the corners of each such space to be indicated by markers, flush with the ground.
(b)
The area of the mobile or manufactured home lots or sites shall
be improved to provide an adequate foundation for the placement of
the mobile or manufactured home. The mobile or manufactured home lot
or site shall be designed so as not to heave, shift or settle unevenly
under the weight of the mobile or manufactured home because of frost
action, inadequate drainage, vibration or other forces acting on the
superstructures.
