[Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997,
§ 3]
This R-3 Residential District is designed to encourage a variety
of housing types not permitted elsewhere in the Township. The district
is designed as a separate specific zoning district and is permitted
when public water and sewer service is available. The use of this
district must take into consideration both the opportunities and the
constraints imposed by the existing natural features of the property.
[Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997,
§ 3; as amended by Ord. 5-1998, 7/1/1998, § 1;
and by Ord. 1-2003, 8/6/2003, § VI]
1. Density. The maximum allowable average gross residential density
shall be four units per acre.
2. Open Space. Not less than 20% of the total tract area shall be designated
and devoted to open space. Not less than 10% of the total tract area
shall be designated for active recreation. Active recreational use
areas provided shall be reasonably accessible to the residents and
shall be centrally located to the extent such central location is
practical. No active recreational use shall be located in the buffer
areas.
3. Site Analysis. In order to determine which specific areas of the
total site are best suited for development and which should be preserved
in their natural space as open space, a thorough analysis of the physical
and natural features of the site must be presented with the plan of
development.
4. Public Water and Sewer. The applicant shall certify the proposed
use of public water and public sewer for sewage disposal. Public water
shall mean a certified regional water company providing water in the
area. Sewage disposal shall be provided by an area sewer company such
as an official municipal wastewater treatment plant.
5. Site Design.
A. All housing shall be designed with regard to the topography and natural
features of the site.
B. All housing shall be situated so as to enhance privacy, ensure natural
light for all principal rooms and take advantage of natural scenic
views.
C. Housing and other facilities near the periphery of the development
shall be designed to be harmonious with the neighboring area. The
maximum height of any structure within this zone shall be limited
to 35 feet. No single structure shall be less than 100 feet from the
tract boundary, except where the property line abuts the existing
Township or state road. In such instances, no structure shall be less
than 100 feet from the right-of-way line of such road. These setback
areas shall be buffered pursuant to this chapter. No setback area
shall be calculated as part of the active recreational use area.
D. There shall be no more than six single-family attached dwellings
in a row and no such structure shall be within 50 feet of any other
structure.
E. No more than 25% of the proposed dwelling units shall be single-family
detached dwelling units.
F. A no-impact home-based business shall be permitted as an accessory
use to a permitted residential use.
6. General Street Design. Through streets shall be designed to be free
from any driveway entrances upon the through street. All dwellings
shall have vehicular access to a local or minor street. No access
shall be permitted from a dwelling to a through street (collector
or arterial). All dwelling units shall be designed and laid out on
local streets or culs-de-sac, where future extension is impractical,
shall be limited to a maximum length of 700 feet plus twice the radius
of the turnaround. The length of the cul-de-sac shall be measured
from the last intersection on which two means of egress to collector
or major streets can be effected. Cul-de-sac roads shall have a turning
radius with a maximum radius of 50 feet of paved surface and 60 feet
to the edge of the right-of-way. A cartway of no less than 28 feet
shall be provided except where vehicle parking is to be provided on
one side of the street, then a cartway of 32 feet shall be required.
The layout of culs-de-sac, driveways and street planning shall facilitate
snow removal and storage by designating snow accumulation zones free
of any obstructions.
7. Parking. There shall be designed no less than 2 1/2 parking
spaces per dwelling unit, one of the 2 1/2 parking spaces per
each dwelling unit shall be covered parking space, which may be in
either an attached or detached garage. Parking spaces shall measure
a minimum of 9 1/2 feet by 18 feet. All parking areas shall be
arranged off of the through streets or collector streets of the development.
No more than 15 spaces shall be permitted in a continuous row without
being interrupted by approved landscaping of adequate width and density.
All parking areas shall be paved with an asphalt or Portland cement
paving. No off-street parking shall be located within any of the required
buffer areas. No recreational vehicles, boats, trailers or similar
vehicles shall be stored by the residents in the uncovered parking
areas.
[Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997,
§ 3; as amended by Ord. 5-1998, 7/1/1998, § 1]
1. General Landscaping.
A. The amount, density and type of planting shall be based upon physiographic
features, the proximity of existing dwellings, the compatibility of
adjacent uses and natural views. Where adjacent property has been
developed in such a manner that privacy is desirable, the planting
strip adjacent thereto shall be of sufficient density and contain
sufficient plant material to effectively screen the portions of the
development from which privacy is desired for all seasons. In areas
where the environmental features and existing vegetation provide an
attractive setting, the planting strip may be left in its natural
state or enhanced with additional plant material of lesser density
than a full screen.
B. No plantings shall be placed with their center closer than five feet
from a property line of the tract.
C. Plantings shall be permanently maintained and replaced in the event
of death of the shrub or plant, if necessary, to maintain an effective
screen in accordance with the management of open space.
D. Planting and protection of landscape material shall be in accordance
with a plan and schedule subject to Township approval, and shall be
completed within six months of initial occupancy of each stage of
development. Maintenance specifications for all plant material shall
be submitted as part of the preliminary approval stage.
2. Buffers. Buffering serves to soften the outline of the buildings,
to screen glare and noise and to create a visual and/or physical barrier
between conflicting land uses. The extent of buffering is determined
by the type of use in each adjacent area or street surrounding the
proposed development. The impact of the proposed use on adjoining
properties is the basis for establishing buffering and planting strip
standards.
A. In all residential zones, 50 feet of buffer shall be required where
none exists, around the tracts perimeter where it abuts other occupied
land uses.
B. To determine the required buffer area treatment, a three step procedure
shall be followed:
(1)
Step 1. Site analysis and determination of buffer area class.
(2)
Step 2. Selection of the planting option for the buffer class.
(3)
Step 3. Selection of the plant materials from the plant materials
list.
C. Step 1. Site Analysis and Determination of Buffer Area Class.
(1)
For each property boundary, the applicant shall identify the
adjacent land use or road classification. The land use should be determined
by the Township Zoning map, on-site survey and the highway classification
section in the Township Comprehensive Plan. Table 1, following, specifies
the buffer area class for each boundary.
(2)
The applicant shall match his proposed land use with the corresponding
adjacent land use or road classification for each property boundary
as outlined in Table 1. The letter indicates the buffer area class.
D. Step 2. Selection of the Planting Option for the Buffer Class.
(1)
After determining the buffer class, the applicant shall select
a planting option from Table 2. For each buffer class, several planting
options are available, one of which the applicant shall select to
meet the buffer area requirement for each boundary.
E. Step 3. Selection of Plant Materials from the Plant Materials List.
(1)
Each planting option may utilize any of the plant materials
outlined in Table 3.
(2)
Minimum plant size, given either in height or in caliper, is
indicated on this Table. The Board of Supervisors may permit other
planting 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 Table 3. All planting material shall meet the standards
of the American Association of Nurserymen.
(3)
The applicant may not be required to provide additional buffering
or a planting strip should existing plantings, topography or man-made
structures be deemed acceptable for screening purposes by the Board
of Supervisors.
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Table 1 - Buffer Area Class
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Existing/Adjacent Lane Use
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Planting Option for the Higher Density Residential District
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R-1
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B
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R-2
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B
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PRD
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B
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I
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C
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LI
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C
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C
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C
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Q
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B
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Minor Arterial Street
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B
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Major/Minor Collector Street
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B
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Local Street
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B
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Residential Street
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A
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Table 2 - Planting Options
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The options below indicate the amount of plant material that
is required per linear foot of property line. Plantings shall be placed
within the minimum width of the buffer area. The Planning Commission
may permit staggering or grouping of plant materials if a satisfactory
buffer is achieved.
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Class
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Buffer Width
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Options
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Choice of One Within Class Category
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A
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25 feet
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(1)
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1 canopy tree per 40 feet
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B
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35 feet
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(1)
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1 canopy tree per 40 feet, plus 1 flowering tree per 60 feet,
plus 1 evergreen tree per 60 feet
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(2)
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1 canopy tree per 40 feet, plus 1 hedge on boundary 3 foot centers
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(3)
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1 canopy tree per 40 feet, plus 1 evergreen per 30 feet
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C
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40 feet
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(1)
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1 evergreen per 30 feet, plus 1 hedge on boundary 3 foot centers
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(2)
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1 evergreen per 25 feet, plus 1 berm 4 feet high
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(3)
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1 evergreen per 25 feet, plus 2 shrub 1 inch per 8 feet
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(4)
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1 evergreen per 20 feet, plus 1 shrub 2 inches per 4 feet
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Table 3 - Plant Materials List
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Canopy Trees - 4 Inches Caliper Minimum:
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Acer ginnala
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Amur Maple
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Acer rubrum
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Red Maple
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Acer saccharum
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Sugar Maple
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Betul alba
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European White Birch
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Fagus grandifolio
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American Beech
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Fagus sylvatica
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European Beech
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Fraxinum Pennsylvania lanceolata
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Green Ash
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Ginkgo biloba
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Ginkgo (male only)
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Gleditslia Triacanthos inermis
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Thornless Honey Locust
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Liquidambar styraciflua
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Sweet Gum
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Liniodendron tulipifera
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Tulip Tree
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Phellondendron amurense
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Amur Cork Tree
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Platanus acerifolia
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London Plane Tree
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Quercus alba
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White Oak
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Quercus borealis
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Red Oak
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Quercus coccinea
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Scarlet Oak
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Quercus palustric
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Pin Oak
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Quercus phellos
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Willow Oak
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Robina psuedoacacia inermis
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Thornless Black Locust
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Sophora japonica
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Japanese Pagoda Tree
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Tilia-Linden
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All species hardy to the area
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Zelkova serrata
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Japanese Zelkova
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Flowering Trees- 4 Inches Caliper Minimum
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Amelanchier canadensis
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Shadblow Serviceberry
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Cornus florida
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Flowering Dogwood
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Cornus kousa
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Kousa Dogwood
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Cornus mas
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Comelian Cherry
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Crataegus phaenopyrum
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Washington Hawthorn
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Koelreuteria paniculata
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Golden Rain Tree
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Laburnum vossi
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Goldenchain
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Magnolia soulangeana
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Saucer Magnolia
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Magnolia virginiana
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Sweetbay Magnolia
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Malus baccata
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Siberian Crab
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Malus floribunda
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Japanese Flowering Crab
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Malus hopa
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Hope Red-Flowering Crab
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Oxydendrum arboreum
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Sourwood
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Pyrus calleryana bradford
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Callery Pear
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Prunus kwanzan
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Kwanzan Cherry
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Prunus yedoenis
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Yoshino Cherry
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Evergreens - 4 Feet High Minimum
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Ilex opaca
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American Holly
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Picea abies
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Norway Spruce
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Picea omorika
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Serbian Spruce
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Picea pungens
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Colorado Spruce
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Pinus nigra
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White Pine
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Pseudotsuga menziesii
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Douglas Fir
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Tsuga canadensis
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Canada Hemlock
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Hedge - 4 Feet High Minimum
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Crataegus intricata
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Thicket Hawthorn
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Forsythia intermedia
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Border Forsythia
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Rhamnus frazula columnaris
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Talhedge Buckhorn
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Syringa chinensis
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Chinese Lilac
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Syringa vulgaris
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Common Lilac
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Viburnum alatus
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Viburnum
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Hedgerow - 4 Feet High Minimum
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Crataegus crus-galli
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Cockspur Thorn
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Crataegus phaenopyrum
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Washington Hawthorn
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Euonymus alatus
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Winged Euonymus
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Viburnum sieboldii
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Siebold Viburnum
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Viburnum tomentosum
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Doublefile Viburnum
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Shrubs - 3 Feet High Minimum
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Juniperus virginiana
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Upright Juniper
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Phracantha lalandi
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Laland Firethorn
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Taxus capitata
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Upright Yew
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Taxus hicksi
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Hicks Yew
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Thuja occidentalia
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American Arborvitae
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Shrubs - 4 Feet High Minimum
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Euonymus alatus
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Winged Euonymus
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Hamamelia vernalis
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Vernal Witch Hazel
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Hamamelis Virginiana
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Common Witch Hazel
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Iles verticillata
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Winterberry
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Rhamnus frangula
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Glossy Buckhorn
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Viburnam dentatus
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Arrowwood Viburnum
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Viburnum lanatana
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Wafaring tree Viburnum
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3. Landscape Plan. The landscaping and buffering procedure for planting
and maintenance shall be outlined in a written report, which shall
be presented to the Planning Commission and submitted for preliminary
approval to the Board of Supervisors. All planting shall be accomplished
during the first planting season after the rough grading of the site
is completed.
4. General Requirements.
A. Existing Buffer. All existing deciduous and coniferous trees larger
than two inches in caliper and/or six feet in height may be considered
to contribute to the definition of an existing buffer on the property.
If the amount of existing plant material that size or greater equals
any of the above planting requirements for reducing buffer sizes,
the equivalent reduction may be taken without additional plant material
being required. In all cases, existing plant material of the above
caliper and height shall be preserved in any buffer area except where
clearance is required to ensure adequate sight distance. Any removal
shall, where feasible, involve relocation rather than clearing.
B. The buffer area may overlap the required front, side or rear yards
in order to do the proper screening job. The lot dimensions in this
case may be smaller than allowed for that district.
C. All buffer areas shall be maintained and kept clean of all debris,
rubbish, weeds and tall grass by the homeowners/condominium association,
or other group responsible for management of open space.
D. No structure, manufacturing or processing activity or storage of
material shall be permitted in the buffer area, unless waived by the
Board of Supervisors.
5. Plant Materials.
A. Plant materials shall be permanently maintained and any plant material
which does not live shall be replaced within one year of installation
by the homeowners/condominium association, or other group responsible
for management of open space.
B. Planting Design. It is encouraged that plant materials in buffer
areas be planted in natural clusters that will give privacy but do
not block views or vistas. Where external nonresidential uses abut
the PRD and where the on-tract commercial site is located, dense visual
screening is required.
C. All trees shall be twice transplanted, nursery grown of specimen
quality, free of insect pests and disease. They shall be of symmetrical
growth or typical of the variety and supplied from sources in the
same hardiness zone as the development is located. All plant materials
shall conform with horticultural standards established by the American
Association of Nurserymen.
6. Conservation of Trees and Natural Features.
A. The development shall be designed and programmed so as to minimize
earthmoving, erosion, tree clearance and the destruction of natural
amenities.
B. Existing trees shall be preserved wherever possible. The protection
of trees of twelve-inch caliper or over, and of ornamentals, shall
be a factor in determining the location of open space, buildings,
underground services, walks, paved areas, playgrounds, parking areas
and finished grade levels.
C. Developers shall exercise care to protect remaining trees from damage
during construction. The following procedures shall be followed to
protect remaining trees:
(1)
Where existing ground levels are lowered, a circular retention
wall of sufficient size shall be built around the tree to maintain
the old soil level. Where existing ground levels are raised, drainage
tiles shall be built around the base of the tree. Such well may be
left open or can be filled with coarse stones, at least two inches.
Tiles must be installed in a radiating pattern.
(2)
Trees within 25 feet of a building site or bordering entrances
or exits to building sites shall be protected by wiring wooden slats
or snow fencing around each tree.
(3)
No boards or other material shall be nailed to trees during
construction.
(4)
Heavy equipment operators shall be warned to avoid damaging
existing tree trunks and roots. Feeder roots shall not be closer than
the tree drip line.
(5)
Tree trunks and exposed roots that are damaged during construction
shall be protected from further damage by being treated immediately
in a suitable manner.
(6)
Tree limbs damaged during construction shall be sawed flush
to tree trunks and the tree or trunk shall be treated immediately
in a suitable manner.
(7)
The operation of heavy equipment over root systems of such trees
shall be minimized in order to prevent soil compaction.
(8)
Nondormant trees shall be given a heavy application of fertilizer
to aid in their recovery from possible damage caused by construction
operations.
(9)
Except for mulched vegetation matter used to prevent soil compaction,
construction debris shall not be disposed of near or around the bases
of such trees or foundations of houses.
[Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997,
§ 3; as amended by Ord. 5-1998, 7/1/1998, § 1]
1. Ownership. There shall be a provision which ensures that the open
space land shall continue as such and be properly maintained. Any
of the following methods may be used, individually or in combination,
to preserve, own and maintain open space: Condominium, homeowners
association, dedication in fee simple. Such land shall not be eligible
for transfer to another party or to be disposed of by sale or otherwise
without first being offered to dedicate the same to the public. Such
land may be transferred to another method of ownership permitted herein
and then only when there is no change in the open space requirements
as set forth in this article. The following specific requirements
are to be associated with each of the various methods:
A. Condominium. The open space may be controlled through the use of
a condominium agreement. Such agreement shall be in conformance with
the Pennsylvania Uniform Planned Community Act, 68 Pa.C.S.A. § 5101
et seq. All open space land shall be held as a "common element."
B. Homeowners Association. The open space may be held in common ownership
by a homeowners association. This method shall be subject to all of
the provisions for homeowners' associations set forth herein.
C. Fee Simple Dedication. The Township may accept any portion or portions
of the open space, provided:
(1)
Such land is accessible to the residents of the Township.
(2)
There is no cost of acquisition (other than costs incidental
to the transfer of ownership).
(3)
The Township agrees to and has access to maintain such lands.
2. Specific Requirements for Homeowners Association. If a homeowners
association is formed, it shall be governed according to the following
regulations:
A. The developer shall provide a description of the organization, including
its by-laws and methods for maintaining the open space for each property
owner.
B. The organization is established by the developer and operated with
financing subsidization by the developer, if necessary, before the
sale of any lots within the development.
C. Membership in the organization is mandatory for all property owners
therein and their successors.
D. The organization shall be responsible for the management of the open
space which includes maintenance of insurance and taxes on the open
space.
E. The members of the organization shall share equitably the costs of
maintaining and developing such open space, in accordance with the
procedures established herein.