In addition to the standards in this Article
VI, all subdivisions and land developments shall be designed in accord, and comply, with the applicable requirements of Chapter
470, Zoning.
A. Application. The standards and requirements contained in this Article
VI shall apply to all subdivisions and land developments and are intended as the minimum for the preservation of the environment and promotion of the public health, safety, and general welfare; and then shall be applied as such by the Planning Commission and Board of Commissioners in reviewing and evaluating plans for all proposed subdivisions and/or land developments. Compliance with all standards shall be documented by the applicant at the time of initial application.
(1) Planning. The development shall conform to the proposals and conditions
shown in the Township Comprehensive Plan and any local or regional
plans adopted by the Township. The roads, drainage, rights-of-way,
school sites, public parks and playgrounds shown on the officially
adopted plan or the Township Official Map shall be considered in the
approval of all plans. In the case of major subdivisions and land
developments, the applicant shall submit a narrative detailing how
the development conforms to any applicable plan.
(2) Summary of required improvements. Table 390-43 summarizes the required improvements for various types
of subdivisions and land developments. The remainder of this article
sets forth the construction standards for several of the required
improvements. Other construction standards shall be evaluated and
approved by the Township Engineer.
(3) Improvements, specifications. Additional improvements, or improvements
of more stringent specifications, may be required in specific cases
where, in the opinion of the Board of Commissioners, such specifications
are necessary to create conditions essential to the health, safety,
and general welfare of the citizens of the Township and/or to protect
the environment of the Township.
(4) Hazard areas. Those areas which may present such hazards to life,
health, or property as may arise from fire, flood or noise, or are
considered to be uninhabitable for other reasons, shall not be subdivided
for building purposes unless the hazards have been eliminated or the
plans show adequate safeguards against the hazards. Sources for determining
and evaluating potential hazards may include historical records, soil
evaluations, engineering studies, expert opinions, standards used
by licensed insurance companies, and adopted regional, county or local
municipal policies.
(5) Development design; remnants; neighboring development. All portions
of a tract being subdivided shall be taken up in lots, roads, open
lands, or other proposed uses, so that remnants and landlocked areas
shall not be created. The layout of a subdivision shall also be planned
with consideration for existing nearby developments or neighborhoods
so that they are coordinated in terms of interconnection of open space,
traffic movement, drainage, and other reasonable considerations.
(6) Natural features. Care shall be taken to preserve natural features
such as agricultural land, woodland and specimen trees, wetlands,
watercourses, views, and historical features, such as buildings and
stone walls, which will maintain the attractiveness and value of the
land. Damming, filling, relocating or otherwise interfering with the
natural flow of surface water along any surface water drainage channel
or natural watercourse shall not be permitted except with the approval
of the Township and, where appropriate, the PA DEP and the United
States Army Corps of Engineers.
(a)
Groundwater resources. This section is intended to ensure that the Township's limited groundwater resources are protected for purposes of providing water supplies for its residents and businesses, and to protect the base flow of surface waters. These regulations shall be applied in conjunction with those provided for in other sections of this chapter, dealing with groundwater conservation and replenishment. The proposed subdivision and land development of any tract shall be designed to cause the least practicable disturbance to natural infiltration and percolation of precipitation to the groundwater table, through careful planning of vegetation and land disturbance activities, the use of bio-retention areas and infiltration trenches, and the placement of roads, buildings and other impervious surfaces in locations other than those identified on the existing resources and site analysis plan as having the greatest permeability where precipitation is most likely to infiltrate and recharge the groundwater. [See §
390-52E(6) for the requirements for a water resources impact study.]
(b)
Stream valleys, swales, springs, and other lowland areas. Stream
valleys (which include stream channels and floodplains), swales, springs
and other lowland areas are resources that warrant restrictive land
use controls because of flooding hazards to human life and property,
groundwater recharge functions, importance to water quality, and the
health of aquatic communities and wildlife habitats. Such areas are
generally poorly suited for subsurface sewage disposal systems, stormwater
management shall be provided in accord with Township stormwater regulations
and the following activities shall be minimized:
[1]
Disturbance to streams and drainage swales.
[2]
Disturbance to year-round wetlands, areas with seasonally high
water tables, and areas of surface water concentration.
[3]
Stream valleys, swales and other lowland areas warrant designation
as conservation open space because of extreme limitations. They may
also require adjoining buffer lands to be included in the conservation
open space, to be determined by an analysis of the protection requirements
of such areas on a case-by-case basis. In certain instances, hydric
soils may be excluded from the conservation open space where it can
be demonstrated that they are suitable for low density residential
uses and on-lot sewage systems.
(c)
Woodlands. Woodlands occur extensively throughout the Township,
often in association with stream valleys and wet areas, poor and erodible
agricultural soils, and moderate to steep slopes. In designing a subdivision
and land development plan for any tract, the applicant shall be guided
by the following standards:
[1]
Healthy woodlands exceeding one acre shall be preserved and
designated as conservation open space areas, to the maximum extent
possible. Proposed site improvements shall be located, designed, and
constructed to minimize the loss or degradation of woodland areas.
[2]
Developments shall be designed to preserve woodlands along roadways,
property lines and lines occurring within a site such as streams,
swales, stone fences and hedgerows. Such lines and the native vegetation
associated with them shall be preserved as buffers between adjacent
properties and between areas being subdivided within a property. Preservation
shall include ground, shrub, understory, and canopy vegetation.
[3]
Disturbance or removal of woodlands occupying environmentally
sensitive areas shall be undertaken only when approved by the Township
and on a limited, selective basis to minimize the adverse impacts
of such actions. This shall include, but not necessarily be limited
to, vegetation performing important soil stabilizing functions on
wet soils, stream banks, and sloping lands.
[4]
No clearing or earth disturbance (except for soil analysis for
proposed sewage disposal systems) shall be permitted on a site before
the completion of subdivision and land development agreements. The
determination of sight distance clearances along roadways shall be
made graphically and not by clearing on site prior to final plan approval.
(d)
Upland areas. These areas comprise fields, pastures, meadows,
and former agricultural areas in early stages of woodlands succession,
with fences, stone walls, tree copses and hedgerows, typically bordered
by stream valleys and upland woodlands. These comprise the Township's
historic working landscape, dotted with historic houses, barns and
other structures. They give the Township much of its rural character.
They also contain the greatest concentration of prime agricultural
soils. Because of their openness and high visibility, development
in these areas is likely to be most readily seen and disruptive to
the historic landscape. Such areas sometimes provide habitat for wildlife,
in conjunction with nearby woodlands and stream valleys. However,
it is recognized that these areas also frequently offer the fewest
constraints for development. Several elements of these working landscapes
lend themselves to incorporation into the Township's conservation
open space network. These include prime agricultural soils and natural
features which visually punctuate the landscape, such as hedgerows,
tree copses, stone walls, and visually prominent places such as knolls
and hilltops. These areas can also accommodate development, with preferred
locations being the nonprime agricultural soils and lower topographic
settings where development will be visually less obtrusive. Compact
clustered residential designs, with coordinated architectural and
landscape architectural themes, are encouraged in highly visible locations
where future development cannot be avoided (such as at the far edge
of open fields).
(e)
Steep slopes. The purpose of steep slope regulations is to conserve
and protect those areas having steep slopes from inappropriate development
and excessive grading; to prevent potential dangers caused by erosion,
stream siltation, and soil failure; and to promote uses in steep slope
areas that are compatible with the preservation of existing natural
features, including vegetative cover by restricting grading of steep
slope areas.
[1]
Definition of steep slope areas.
[a] Steep slope area is defined and established as
those areas having an original, unaltered slope of 20% or greater.
The establishment of slopes shall be made by a topographic survey
performed by a registered surveyor, or other means acceptable to the
Township.
[b] Isolated pockets of steep slopes containing less
than 2,000 square feet of surface area shall be exempt from the provisions
of this section, unless they are a portion of all steep slope areas
within the lot or property where the sum of all steep slope areas
exceeds 2,000 square feet.
[2]
[a] No more than 35% of the original ground cover within
any designated steep slope area on the property may be disturbed by
grading, filling or other means. At least 65% of the original ground
cover must remain undisturbed during the establishment, alteration
or maintenance the property.
[b] No more than 50% of the required minimum lot area
of proposed lots, as established by the underlying zoning district
regulations may be comprised of steep slope areas.
[c] No grading, filling or other alteration of the
original undisturbed slopes on a property may be performed with the
intent to circumvent the provisions of this section. Unauthorized
grading performed within a steep slope area in order to circumvent
these regulations shall be considered a violation of this chapter.
[d] All subdivision and land development plans shall
include a delineation of the steep slope areas, as defined herein.
This information may be shown on a sheet not being recorded with the
final plan.
[e] The final plan shall be recorded with a steep slope
easement. The easement shall be comprised of at least 65% of the total
existing area and located within the original boundaries of the steep
slope area. Allocation of the easement should be made as evenly as
possible throughout the lots to allow each lot adequate room for additional
grading, accessory structures, etc.
[f] The final plan shall note that no structures shall
be located within the easement; and that no excavation, grading, filling
or other disturbance of the existing ground cover is permitted within
the easement.
(f)
Significant natural areas and features. Natural areas containing
rare or endangered plants and animals, as well as other features of
natural significance exist throughout the Township. Some of these
have been carefully documented (e.g., by the Statewide Natural Diversity
Inventory), whereas for others, only the general locations are known.
Subdivision applicants shall take all reasonable measures to protect
significant natural areas and features either identified by the Township
Map of Potential Conservation Lands or by the applicant's existing
resources and site analysis plan by incorporating them into proposed
conservation open space areas or avoiding their disturbance in areas
proposed for development.
(7) Historic structures and sites. Plans requiring subdivision and land
development approval shall be designed to protect existing historic
resources. The protection of an existing historic resource shall include
the conservation of the landscape immediately associated with, and
significant to, that resource, to preserve its historic context. Where,
in the opinion of the Commission, a plan will have an impact upon
an historic resource, the Developer shall mitigate that impact to
the satisfaction of the Commission by modifying the design, relocating
proposed lot lines, providing landscape buffers, or other approved
means. Township participation, review and approval of the applicant's
interaction with the State Historical and Museum Commission with regard
to the preservation of historic resources, as required for PA DEP
approval of proposed sewage disposal systems, shall be required prior
to preliminary plan approval.
(8) Scenic viewsheds. The Township has identified a number of scenic viewsheds in the regional recreation and open space plan. All applications for subdivision and land development shall attempt to preserve the viewsheds by incorporating them into conservation open space or otherwise providing for building setbacks and architectural designs to minimize their intrusion. In instances where such designs fail to satisfactorily protect viewsheds, applicants will be required to provide landscape buffers to minimize their adverse visual impacts. The buffers shall be provided in accord with Chapter
470, Zoning, and Township landscaping requirements.
(9) Trails. When pedestrian and/or equestrian trails are proposed as
part of a subdivision or land development the following shall apply:
(a)
When trails are intended for public or private use, they shall
be protected by a permanent conservation easement on the properties
on which they are located. The width of the protected area in which
the trail is located should be a minimum of 10 feet. The language
of the conservation easement shall be to the satisfaction of the Board
of Commissioners upon recommendation of the Township Solicitor.
(b)
The land area permanently designated for trails for public use may be credited toward the conservation open space requirement of Chapter
470, Zoning.
(c)
An applicant may propose and develop a new trail. If said trail is available for use by the general public and connects with an existing trail, the land area protected for said trail may be credited toward the conservation open space requirement of Chapter
470, Zoning.
(d)
Trails shall have a vertical clearance of no less than 10 feet.
(e)
Width of the trail surface may vary depending upon type of use
to be accommodated, but in no case shall be less than three feet or
greater than six feet.
(f)
No trail shall be designed with the intent to accommodate motorized
vehicles.
(10)
Boundary lines and reserve strips. Lot lines should follow municipal
and county boundary lines, rather than cross them. Reserve strips
controlling access to lots, public rights-of-way, public lands or
adjacent private lands are prohibited.
(11)
Water frontage and surface drainage. The damming, filling, relocating,
or otherwise interfering with the natural flow of surface water along
any surface water drainage channel or natural watercourse shall not
be permitted except with approval of the Township, and, where required
by state statute, the PA DEP, or other applicable state agencies stormwater
management shall be provided in accord with Township stormwater regulations.
(12)
Community facilities and adopted plan requirements. Where a
proposed park, playground, school, or other public use is shown in
an adopted plan of the Township and is located in whole or in part
in a proposed development, the Board of Commissioners may require
the reservation of such area provided that such reservation is acceptable
to the developer.
(13)
Walkways. Pedestrian interior walks may be required, where necessary,
to assist circulation or provide access to community facilities (e.g.,
a park or school).
(14)
Storm drainage. Lots and/or parcels shall be laid out and graded
to provide positive drainage away from buildings and to prevent damage
to neighboring lots, tracts, or parcels. Stormwater management shall
be provided in accord with Township stormwater regulations.
B. Planned improvements. Physical improvements to the property being
subdivided and/or developed shall be provided, constructed and installed
as shown on the approved plan.
C. Improvements specifications. All improvements installed by the Developer
shall be constructed in accordance with the design specifications
and construction standards of the Township and advice of the Township
Engineer.
(1) Where there are no applicable Township specifications, improvements
shall, if approved by the Board of Commissioners, be constructed in
accordance with specifications furnished by the Township Engineer,
Monroe County Conservation District, Pennsylvania Department of Transportation,
Pennsylvania Department of Environmental Protection, Bureau of Forestry
or such other county, state or federal agency as may be applicable.
(2) If there are no applicable Township or state specifications, the
Board of Commissioners may authorize that such specifications be prepared
by the Township Engineer or an Engineering Consultant.
D. Other ordinances. Whenever other Township ordinances and/or regulations
impose more restrictive standards and requirements than those contained
herein, such other ordinances and/or regulations shall be observed,
otherwise, the standards and requirements of this chapter shall apply.
All preliminary plans for all major subdivisions, all commercial
and industrial subdivisions, and all land developments on sites of
three acres or more shall include documentation of a four-step design
process in determining the layout of proposed conservation open space,
house and development sites, roads and lot lines, as described below.
A. Resource inventory and analysis. The tract's resources shall be delineated on an existing resources and site analysis as required in §
390-25D.
B. Four-step design process. The applicant shall document that the four-step
process has been used as follows:
(1) Step 1: Delineation of conservation open space.
(a)
Conservation open space should include all primary conservation areas and those parts of the remaining buildable lands with the highest resource significance, as described below and in §
390-45A and
B.
(b)
Proposed conservation open space shall be designated using the existing resources and site analysis plan as a base map and complying with this §
390-44 and with §
390-45, dealing with resource conservation and conservation open space delineation standards. The Township Map of Potential Conservation Lands shall also be referenced and considered. Primary conservation areas shall be delineated comprising floodplains, wetlands and slopes over 25%.
(c)
In delineating secondary conservation areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed conservation open space, in consultation with the Planning Commission and in accordance with §
390-45A and
B.
(d)
On the basis of those priorities and practical considerations
given to the tract's configuration, its context in relation to
resource areas on adjoining and neighboring properties, and the applicant's
subdivision objectives, secondary conservation areas shall be delineated
in a manner clearly indicating their boundaries as well as the types
of resources included within them.
(e)
Development areas should constitute the remaining lands of the
tract outside of the designated conservation open space areas.
Step 1, Part 1 — Identifying Primary Conservation
Areas
|
Step 1, Part 2 — Identifying Secondary Conservation
Areas
|
Step 1, Part 3 — Identifying Potential Development
Areas
|
(2) Step 2: Location of house sites. Potential house sites shall be located,
using the proposed conservation open space as a base map as well as
other relevant data on the existing resources and site analysis such
as topography and soils. House sites should generally be located not
closer than 100 feet to primary conservation areas and 50 feet to
secondary conservation areas, taking into consideration the potential
negative impacts of residential development on such areas as well
as the potential positive benefits of such locations to provide attractive
views and visual settings for residences.
Step 2 — Locating Potential House Sites
|
(3) Step 3: Designing infrastructure.
(a)
With house site locations identified, applicants shall delineate
a road system to provide vehicular access to each house in a manner
conforming to the tract's natural topography and providing for
a safe pattern of circulation and ingress and egress to and from the
tract.
(b)
Roads shall avoid or at least minimize adverse impacts on the
conservation open space areas. To the greatest extent practicable,
wetland crossings and new roads or driveways traversing slopes over
15% shall be avoided.
(c)
Road connections shall generally be encouraged to minimize the
number of new culs-de-sac and to facilitate easy access to and from
homes in different parts of the tract and on adjoining parcels.
(d)
A proposed network of trails shall also be shown, connecting
roads with various natural and cultural features in the conserved
conservation open space. Potential trail connections to adjacent parcels
shall also be shown, in areas where a municipal trail network is envisioned.
(e)
Preferred locations for stormwater and wastewater management
facilities shall be identified using the existing resources/site analysis
plan as a base map. Opportunities to use these facilities as a buffer
between the proposed open space and development areas are encouraged.
The facilities should be located in areas identified as groundwater
recharge areas as indicated on the existing resources/site analysis
plan. The design of the facilities should strive to use the natural
capacity and features of the site to facilitate the management of
stormwater and wastewater.
Step 3 — Designing Infrastructure
|
(4) Step 4: Drawing in the lot/development lines. Upon completion of
the preceding three steps, boundaries are drawn as required to delineate
the boundaries of individual lots or development areas, following
the configuration of house sites and roads in a logical and flexible
manner.
Step 4 — Drawing in the Lot/Development Lines
|
The design of conservation open space proposed in any subdivision or land development plan shall reflect the standards set forth in §
390-43 and the resources identified on the Township Map of Potential Conservation Lands and the development's existing resources and site analysis.
A. Primary conservation areas. The design shall include the following
primary conservation areas in the conservation open space and strictly
minimize the disturbance of such areas:
B. Prioritized list of secondary conservation areas. The design shall,
to the fullest extent possible, incorporate the following secondary
conservation areas. (Listed in higher to lower order of significance):
(1) Wet soils, swales, springs, and other lowland areas, including adjacent
buffer areas which may be required to ensure their protection.
(2) Significant natural areas of species listed as endangered, threatened,
or of special concern, such as those listed in the Statewide Natural
Diversity Inventory or the Monroe County Natural Areas Inventory.
(3) Moderately steep slopes (15% to 25%), particularly those adjoining
watercourses and ponds, where disturbance and resulting soil erosion
and sedimentation could be detrimental to water quality.
(4) Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(5) Class I and II agricultural soils as defined by the USDA Natural
Resource Conservation Service.
(6) Historic structures and sites.
(7) Visually prominent topographic features such as knolls, hilltops
and ridges, and scenic viewsheds as seen from public roads (particularly
those with historic features).
C. Other design considerations. The configuration of proposed conservation
open space set aside for common use in residential subdivisions and
conservation open space in noncommon ownership shall comply with the
following standards:
(1) Be free of all structures except historic buildings, stone walls,
and structures related to conservation open space uses. The Board
of Commissioners may grant approval of structures and improvements
required for storm drainage, sewage treatment and water supply within
the conservation open space provided that such facilities are not
detrimental to the conservation open space (and that the acreage of
lands required for such uses is not credited towards minimum conservation
open space acreage requirements for the tract, unless the land they
occupy is appropriate for passive recreational use).
(2) Generally, do not include parcels smaller than three acres, have
a length-to-width ratio of less than 4:1, or be less than 75 feet
in width, except for such lands specifically designed as neighborhood
greens, playing fields or trail links.
(3) Be directly accessible to the largest practicable number of lots
within the subdivision. Nonadjoining lots shall be provided with safe
and convenient pedestrian access to conservation open space.
(a)
At least one access shall be provided for every four lots which
do not adjoin common open space.
(b)
Where a series of lots adjoins common open space, not more than
four lots shall be platted without an intervening access to the common
open space.
(c)
All required accesses shall be a minimum of 50 feet and shall
be free of primary conservation areas.
(4) Be suitable for active recreational uses to the extent deemed necessary
by the Board of Commissioners, without interfering with adjacent dwelling
units, parking, driveways, and roads.
(5) Be interconnected wherever possible to provide a continuous network
of conservation open space within and adjoining the subdivision.
(6) Provide buffers to adjoining parks, preserves or other protected
lands.
(7) Except in those cases where part of the conservation open space is
located within private house lots, provide for pedestrian pathways
for use by the residents of the subdivision. Provisions should be
made for access to the conservation open space, as required for land
management and emergency purposes.
(8) Be undivided by public or private roads, except where necessary for
proper traffic circulation.
(9) Be suitably landscaped either by retaining existing natural cover
and wooded areas and/or according to a landscaping plan to protect
conservation open space resources.
(10)
Be made subject to such agreement with the Township and such
conservation easements duly recorded in the office of the Monroe County
Recorder of Deeds as may be required by the Planning Commission for
the purpose of preserving the common open space for such uses.
(11)
Be consistent with the Township Comprehensive Plan and any other
duly adopted Township plan.
(Note: This section applies only in cases where earth disturbance
is involved as part of a subdivision or land development as defined
by this chapter. A minor subdivision often results in the eventual
construction of a house, but the issuance of a building permit would
not occur until after the subdivision has been approved and recorded.
The construction of one dwelling on one lot is not subject to regulation
by this chapter.)
A. Protection of vegetation from mechanical injury. Where earthwork,
grading, or construction activities will take place in or adjacent
to woodlands, old fields or other significant vegetation or site features,
the Township may require that the limit of disturbance be delineated
and vegetation protected through installation of temporary fencing
or other approved measures. Such fencing shall be installed prior
to commencing of, and shall be maintained throughout, the period of
construction activity.
B. Protection of vegetation from grading change. Grade changes to occur
at any location of the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance, unless adequate
provisions are made to protect such vegetation and its root systems.
C. Protection of vegetation from excavations. When digging trenches
for utility lines or similar uses, disturbances to the root zones
of all woody vegetation shall be minimized. If trenches must be excavated
in the root zone, all disturbed roots shall be cut as cleanly as possible.
The trench shall be backfilled as quickly as possible.
D. Protection of topsoil.
(1) Except as approved on the preliminary plan, no topsoil shall be removed
from the site and shall be retained on the site as necessary for proper
site stabilization.
(2) Prior to grading operations or excavation, topsoil in the area to
be disturbed shall be removed and stored on site, except as approved
on the preliminary plan.
(3) Topsoil removed shall be redistributed and stabilized as quickly
as possible following the establishment of required grades for a project
or project phase. All exposed earth surfaces shall be stabilized in
accord with best management practices.
(4) Grading and earthmoving operations shall be scheduled to minimize
site disturbance during the period from November 1 to April 1, when
revegetation of exposed ground is difficult.
Monuments and markers shall be placed so that the center or
a scored or marked point shall coincide with the intersection of the
lines to be marked and shall be set to an accuracy of 0.03 foot; and
shall be certified by the project surveyor.
A. Monuments.
(1) Monuments shall consist of either:
(a)
Solid steel rods a minimum of 0.5 inch in diameter and 24 inches
in length, centered in a cylinder of concrete a minimum of nine inches
in diameter and 48 inches in depth, poured in place.
(b)
Steel pipes a minimum of 3/4 inch in diameter and 24 inches
in length, centered in a cylinder of concrete a minimum of nine inches
in diameter and 48 inches in depth, poured in place.
(c)
Precast (i.e., manufactured) reinforced concrete monuments measuring
a minimum of four inches by four inches and 48 inches in length.
(d)
Such other monuments as the Township may approve.
(2) Monuments, including the rod or pipe and the concrete, shall be placed
flush with the ground.
(3) Monuments shall not be placed until road grading has been completed.
(4) Monuments shall be set at all outbound locations where permanent
monuments did not exist at the time of the perimeter survey unless
site conditions preclude the installation and the missing monument
shall be noted on the final plan. Existing monuments shall not be
removed.
B. Markers.
(1) Markers shall consist of solid steel rods a minimum of 0.5 inch in
diameter and 20 inches long.
(2) Such other marker as the Township may approve.
(3) Markers shall be set two inches above the surrounding grade.
(4) Markers shall be set at each existing and proposed lot corner. If
it is impossible or impractical to set a survey marker precisely on
the corner, then survey markers may be established on the line of
the lot and offset a distance from the actual corner. Such distance
shall be so noted on the final plan.
(5) A permanent cap shall be attached to the top of each survey marker
and shall be labeled with the name and license number of the surveyor
responsible for setting the marker.
(6) A wooden stake or other suitable object shall be placed or found
near each survey marker as a witness with a notation made on it which
identifies the lot by number, letter, or name of landowner.
All utility lines required to service the subdivision shall
be planned in cooperation with the respective utility companies. A
letter shall accompany the subdivision or land development plan stating
that the utility plan has been reviewed by the applicable utility
company, such plan is approved, and service will be available. All
cables, wires, conduits, pipes, and lines servicing the development
shall be subject to the requirements set forth in this chapter.
A landscape plan meeting the requirements of this section shall
be prepared for all land developments and major subdivisions; and
no land development or major subdivision shall be finally approved
until all landscaping has been installed or guaranteed in accord with
this chapter.
A. Legislative intent. It is the intent of these landscape planting
requirements to conserve existing healthy plant communities, such
as woodlands, and to require new landscape plantings in critical areas
of new developments in order to:
(1) Reduce soil erosion and protect surface water quality by minimizing
stripping of existing woodlands or tree masses.
(2) Reduce stormwater runoff velocity and volume by providing planting
areas where stormwater can infiltrate.
(3) Improve air quality by conserving existing or creating new plantings,
which produce oxygen and remove carbon dioxide from the atmosphere.
(4) Encourage tree planting and landscaping along public streets. (See
definition of "improvement.")
(5) Provide wind breaks, shade, and the other microclimate benefits of
trees and landscape plantings.
(6) Conserve historically, culturally, or environmentally important landscapes
such as wooded hillsides, scenic views, or aesthetic natural areas.
(7) Preserve and enhance property values through the implementation of
good landscape architectural standards.
(8) Provide planted buffers between land developments, which act to visually
integrate a development into the existing landscape.
(9) Provide planted and architectural visual screens around visually
obtrusive site elements within development.
(10)
Enhance the aesthetic appearance of the community and provide
privacy and beauty.
(11)
Improve traffic flow in parking lots by requiring planted parking
islands and medians to separate traffic.
(12)
Conserve energy by moderating solar radiation and providing
shade.
(13)
Improve the environment for pedestrians along streets, parking
lots, and other pedestrian areas.
(14)
Aesthetically improve stormwater management facilities, such
as detention basins, without impairing function.
B. Minimum number of trees; preservation of existing vegetation. Unless
other provisions of this chapter require more trees or vegetation,
each development site shall include a minimum of 12 deciduous or evergreen
trees for each one acre. Each deciduous tree shall be 2.5 inch caliper
or greater and each evergreen tree shall be six to seven feet in height
or greater. As an alternate, 10 trees for each one acre shall be required
if deciduous trees are four inches in caliper or greater and evergreen
trees are eight feet to 10 feet in height or greater. Five shrubs
2.5 feet in height or greater may be substituted for one tree of 2.5
inch caliper for a maximum of 20% of the tree requirement.
(1) Preservation of existing vegetation. Each mature tree, tree mass,
or woodland on the site shall be designated "TO REMAIN" or "TO BE
REMOVED" and shall be shown on the plan in accord with the following
criteria:
(a)
All subdivisions and land developments shall be laid out in
such a manner as to minimize the removal of healthy trees and shrubs
on the site. Mature trees (six inches or greater dbh) shall be preserved
insofar as possible; and special consideration shall be given to major
specimen trees (12 inches or greater dbh). The plan shall show the
location of major specimen trees in areas of the site proposed for
development, and the edge of existing woodlands.
(b)
The applicant shall document that vegetation removal is minimized.
If challenged by the Township, the applicant shall produce evidence,
such as written documents or plans certified by a registered landscape
architect or other person deemed qualified by the Township, showing
that no alternative layouts are possible and that no alternative clearing
or grading plan would reduce the loss of mature trees, tree masses,
and woodlands.
(c)
The following criteria shall be used by the Township to make
the final determination of which mature trees, tree masses, or woodland
shall be designated "TO REMAIN":
[1]
The outermost branches of the tree(s) are at least five feet
from any proposed buildings or structures.
[2]
The outermost branches of the tree(s) are at least five feet
from any proposed changes in grade, drainage structure, utility corridor,
parking, or load/unloading area, sidewalk, on-site sewage system,
or any other excavations.
[3]
The tree(s) are clear of any proposed sight triangles and do
not, by their location or apparent health, pose any undue threat to
the public health, safety, or welfare. The Township may permit some
landscape material to be placed in the clear sight triangle when it
determines that the type of material and its location will not create
a hazard to motorists or conflict with utility locations.
[4]
If these trees are diseased or are excessive in number and thinning
will promote and enhance the healthy development of the remaining
trees, the Township may be require the removal of the trees.
(d)
Mature trees, tree masses, or woodland that are not designated
"TO REMAIN" shall be designated "TO BE REMOVED." These trees shall
be removed in the field during the construction process.
(e)
Specimen tree preservation or removal shall be considered on
an individual basis and site conditions.
(2) Protection of existing vegetation. Existing vegetation designated "TO REMAIN" in accord with Subsection
B(1)(c), above, shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses, or woodlands prior to major clearing or construction. The barrier shall be placed to prevent disturbance to, or compaction of, soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the landscape plan.
(3) Credit for existing trees. If healthy, existing trees will be preserved
which will generally meet the requirements of this section, the Township
may, in its discretion, permit the existing tree(s) to serve as a
credit toward the number of shade trees required to be planted. In
addition, the Township, in its discretion, may permit existing trees
which would otherwise be required to be maintained by this chapter
to be removed in exchange for the developer planting replacement trees
in accord with this section. To be eligible for use as credit toward
a required tree, a preserved tree shall be maintained in such a manner
that a minimum of 50% of the ground area under the tree's dripline
shall be maintained in natural ground cover and at the existing natural
ground level. The applicant may provide a sample plot representative
of the trees on the parcel to determine the credit. The following
standards shall be used to determine the extent of credit:
|
DBH of Approved Preserved Tree
|
Number of Credited Trees
|
---|
|
Greater than 30 inches
|
4
|
|
15 to 29 inches
|
3
|
|
7 to 14 inches
|
2
|
|
2 to 6 inches
|
1
|
(4) Hydrology. Alteration of existing drainage patterns and water supply
for the protected vegetation shall be minimized.
(5) Transplanting existing plants. Specimen trees or individual trees from woodlands or tree masses designated "TO BE REMOVED" are encouraged to be transplanted from one area of the site to another. Transplanted trees must conform to the requirements of §
390-55G and
H.
(6) Clear sight triangles. All landscaping shall comply with the sight
distance requirements of this chapter, including intersections of
public streets and access drives of commercial, industrial and multifamily
developments. The Township may permit some landscape material to be
placed in the clear sight triangle when it determines that the type
of material and its location will not create a hazard to motorists
or conflict with utility locations.
(7) Topsoil protection. Topsoil shall not be permanently removed from
a lot except from areas that will be covered by buildings or paving.
This shall not prohibit the temporary movement and storage of topsoil
during construction.
(8) Tree removal. Trees within the street right-of-way and all other plantings required by this §
390-55 shall not be removed without a permit from the Zoning Officer, except for trees removed by the Township or the state and for trees approved to be removed under this §
390-55.
C. Parking lot landscaping.
(1) Landscaping benefits. Parking lots shall be landscaped with trees
and shrubs to reduce the impact of glare, headlights, and parking
lot lights; to delineate driving lanes; define rows of parking; and
facilitate pedestrian circulation. Furthermore, parking lots shall
be landscaped to provide shade in order to reduce the amount of reflected
heat and to improve the aesthetics of parking lots.
(2) Lots with 10 or more stalls. All parking lots with 10 or more stalls
shall be landscaped in accord with the criteria in this section.
(a)
One planting island shall be provided for every 10 parking stalls.
There shall be no more than 15 contiguous parking stalls in a row
without a planting island.
(b)
The ends of all parking rows shall be divided from drives by
planting islands.
(c)
In residential developments, large parking lots shall be divided
by planting strips into smaller parking areas of no more than 40 stalls.
(d)
In nonresidential developments, large parking lots shall be
divided by planting strips into smaller parking areas of no more than
100 stalls.
(e)
Planting islands shall be a minimum of nine feet by 18 feet
in dimension, underlain by soil (not base course material); mounded
at no more than a 3:1 slope, nor less than a 5:1 slope; and shall
be protected by curbing or bollards. Each planting island shall contain
a minimum of one shade tree plus shrubs and/or ground cover sufficient
to cover the entire area.
(f)
All planting strips shall be a minimum of eight feet wide. Strips
shall run the length of the parking row, underlain by soil (not base
course material), shall be designed to encourage the infiltration
of stormwater insofar as possible, and shall be protected by curbs,
wheel stops, or bollards. Planting strips shall contain plantings
of street-type shade trees at maximum intervals of tree per 30 feet,
plus shrubs and/or ground cover, as approved by the Township, to cover
the entire area.
(g)
The placement of light standards shall be coordinated with the
landscape plan to avoid a conflict with the effectiveness of light
fixtures.
(h)
Plants shall comply with the requirements of §
390-55G of this chapter. The use of plants selected from the List of Acceptable Plants in §
390-55H is required.
(i)
In the case where this or another Township ordinance requires a buffer or other landscaping at the end of a parking lot, such buffer or landscaping may take the place of the planting strip, provided the buffer or landscaping meets the minimum requirements of this §
390-55C.
(3) Buffers. All parking lots shall be buffered from public roads and from adjacent properties as required in §
390-55F.
(4) Reserved parking areas. The number of trees in parking areas which have been reserved in accord with Chapter
470, Zoning, shall not be counted toward the minimum required by this §
390-55. This area shall remain undisturbed or shall be landscaped in accord with the minimum requirements specified in §
390-55B.
D. Street trees.
(1) Street trees required. Street trees shall be required:
(a)
Along all existing streets abutting or within the proposed subdivision
or land development.
(b)
Along all proposed streets.
(c)
Along access driveways that serve five or more residential dwelling
units.
(d)
Along access driveways that serve two or more nonresidential
properties.
(e)
Along major walkways through parking lots and between nonresidential
buildings, as recommended by the Planning Commission.
(2) Waiver for existing vegetation. The street tree requirement may be
waived by the Township where existing vegetation is considered sufficient
to provide effective screening and to maintain scenic views of open
space, natural features, or other valued features.
(3) Standards. Street trees shall be located between the ultimate right-of-way
line and the building setback line and shall meet the following standards:
(a)
Trees shall be planted a minimum distance of five feet and a
maximum distance of 15 feet outside the ultimate right-of-way line.
However, in certain cases, as follows, the Township may permit trees
to be planted within the ultimate right-of-way:
[1]
In areas, such as existing neighborhoods where front yards may
be located within the ultimate right-of-way.
[2]
In cases where closely spaced rows of street trees may be desirable
and future street widening is considered unlikely.
(b)
In nonresidential developments, trees shall be located within
a planting bed within the front yard setback, at least 10 feet in
width, planted in grass or ground cover. In areas where wider sidewalks
are desirable, or space is limited, tree planting pits within the
sidewalk may be approved.
(c)
Trees shall be located so as not to interfere with the installation
and maintenance of sidewalks and utilities. Trees shall be planted
a minimum distance of three feet from curbs and sidewalks, 15 feet
from overhead utility poles with appropriate species selection for
trees under utility wires, and six feet from underground utilities.
(d)
Trees shall be planted at a ratio of at least one tree per 50
linear feet of frontage or fraction thereof. Trees shall be distributed
along the entire frontage of the property, although they need not
be evenly spaced.
(e)
Trees shall comply with the requirements of §
390-55G. The use of tree species selected from the List of Acceptable Plants in §
390-55H is required.
E. Stormwater basins and associated facilities. Landscaping shall be
required in and around all stormwater management basins in accord
with the most current PA DEP Best Management Practices Manual and
the following:
(1) Vegetative cover required. All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures, or other earth structures, shall be planted with cover vegetation such as lawn grass or naturalized plants specifically suited for stormwater basins. (See §
390-55H for plants for stormwater basins.)
(a)
Lawn grass areas shall be sodded or hydro-seeded to minimize
erosion during the establishment period; and, once established, these
areas shall be maintained at a height of not more than six inches.
(b)
Naturalized cover plants, such as wild flowers, meadows, and
nonaggressive grasses specifically designed for the permanently wet,
intermittently wet, and usually dry areas of stormwater basins, may
be planted as an alternative to lawn grass provided:
[1]
The plantings provide continuous cover to all areas of the basin.
[2]
The plantings do not interfere in the safe and efficient function
of the basin as determined by the Township Engineer.
(c)
Trees and shrubs shall be allowed in and around stormwater basins,
provided no interference is caused to the proper function of the basin;
and trees or shrubs shall not be planted on an impoundment structure
or dam.
(2) Basin shape. Basin shape shall incorporate curvilinear features to
blend with the natural surrounding topography; and the use of sharp
geometric shapes shall be avoided.
(3) Basin grades. Minimum grades inside stormwater basins shall be 1%
unless infiltration is an integral part of the design; and maximum
side slopes of the basin shall be 33% (3:1 slope).
(4) Buffers. Stormwater basins shall be buffered with landscaping from adjacent properties in accord with §
390-55F.
F. Buffers and screens.
(1) Property lines and site elements. All subdivisions and land developments
shall be landscaped with the following two components:
(a)
Property line buffers that act to integrate new development
with its surroundings and to separate incompatible land uses.
(b)
Site element screens that act to minimize or eliminate views
to certain other site elements.
(2) Minimum requirements. The requirements in this §
390-55F are minimum standards; additional plants, berms, or architectural elements may be required by the Township as necessary to meet the intent of this §
390-55 or may be included in the plan at the applicant's discretion.
(3) Property line and road right-of-way buffer requirements.
(a)
Property line and road right-of-way buffers shall be required
for the following types of development:
[1]
All nonresidential development.
[2]
All multifamily development.
[3]
All single-family detached developments unless a better design
is approved by the Township.
(b)
An on-site investigation by the applicant shall identify the adjacent land uses along each property boundary. In the case of vacant land, the uses permitted by Chapter
470, Zoning, shall be used. The existing or zoned uses shall be noted on the plan; and, in the case of several permitted uses on a site, the most restrictive requirements shall apply. The Township shall make the final determination of the designation of the existing or zoned land uses.
(c)
The width and quantity and type of plants required shall be
determined by the intensity of the proposed land use and the adjacent
land use, vacant land, or zoning district, according to Table 390-55-1.
Table 390-55-1
Property Line and Road Right-of-Way Buffers
[See § 390-15F(3) for buffer intensity requirements.]
|
---|
Property Line Buffers applies to side and rear property
lines
|
---|
|
Adjacent Use
|
---|
Proposed Use
|
Office/ Institutional
Public Recreation
|
Commercial/ Industrial
|
Multifamily
Mobile Home Park
|
Single-Family
Two-Family
|
---|
|
Buffer Type/Width
(feet)
|
---|
Office/Institutional
|
Low/10
|
Low/10
|
Medium/15
|
High/20
|
Commercial/ Industrial
|
Medium/15
|
Low/10
|
High/20
|
High/20
|
Residential*
|
Low/10
|
Medium/15
|
Low/10
|
Medium/15
|
Active recreation (play fields, golf courses, swim clubs, etc.)
|
Low/10
|
None
|
Low/10
|
Low/10
|
NOTES:
|
---|
*
|
Buffers are required for all multifamily and mobile home parks
|
|
Parking Lot Buffers Along Road Rights-of-Way
|
---|
|
Size of Parking Lot
|
Buffer Type/Width
(feet)
|
---|
|
10 spaces or less
|
Low/10
|
|
11 to 50 spaces
|
Medium/20
|
|
More than 50 spaces
|
High/30
|
(d)
Buffer area location and dimensions.
[1]
The buffer area may be included within the front, side, or rear
yard setback.
[2]
The buffer area shall be a continuous pervious planting bed
consisting of trees and shrubs, grass or ground cover.
[3]
Parking shall not be permitted in the buffer area.
[4]
Site element screens shall be permitted in the buffer area.
[5]
Stormwater basins shall be permitted in the buffer area.
(e)
Plant quantities and types. In accord with Table 390-55-1, for
every 100 linear feet of property line to be buffered, the following
minimum quantities and types of plants shall be required:
|
Buffer Type
|
Plants
(per 100 linear feet)
|
---|
|
Low
|
2 canopy trees; and
|
|
|
1 ornamental tree
|
|
Medium
|
2 canopy trees;
|
|
|
2 ornamental trees; and
|
|
|
2 evergreen trees
|
|
|
(15 shrubs may be substituted for 1 ornamental tree)
|
|
High
|
5 evergreen trees;
|
|
|
2 ornamental trees; and
|
|
|
2 canopy trees
|
|
|
(30 shrubs may be substituted for 1 ornamental tree)
|
(f)
Design criteria:
[1]
The required plants shall be distributed over the entire length
and width of the buffer area.
[2]
Buffer plants may be arranged symmetrically (formal) or asymmetrically
(informal) and may be grouped to form plant clusters. However, informal
groupings that reflect the natural character of the region are encouraged.
[3]
Plants shall be spaced to provide optimum growing conditions.
[4]
A variety of tree species is required as follows:
|
Number of Trees
|
Minimum Number of Tree Species
|
Maximum Percent of Any One Species
|
---|
|
0 to 5
|
1
|
100%
|
|
6 to 15
|
2
|
50%
|
|
16 to 30
|
3
|
40%
|
|
31 to 50
|
4
|
30%
|
|
51+
|
6
|
20%
|
[5]
All plants shall meet the requirements of §
390-55G.
(g)
Existing healthy trees, shrubs, or woodlands may be substituted
for part or all of the required plants with the approval of the Township.
The minimum quantities and/or visual effect of the existing vegetation
shall be equal to or exceed that of the required buffer as determined
by the Township.
(h)
Existing topographic conditions, such as embankments or berms,
in conjunction with existing vegetation, may be substituted for part
or all of the required property line buffers with the approval of
the Township. The minimum visual effect shall be equal to or exceed
that of the required buffer.
(4) Site element screens.
(a)
Site element screens shall be required in all proposed land
developments around the following site elements, when these are located
partially or fully within 100 feet of a property line or existing
road right-of-way:
[2]
Dumpsters, trash disposal, or recycling areas.
[3]
Service or loading docks.
[7]
Active recreation facilities.
[9]
Sewage treatment plants and pump stations.
Table 390-55-2
Site Element Screens
|
---|
|
Existing Adjacent Land Use (or zoned uses when undeveloped*)
|
---|
Proposed Use
|
Office or Institutional
|
All Other Nonresidential
|
Single-Family, Two-Family, Townhouses
|
All Roads
|
---|
Dumpster, trash, or recycling area
|
4 or 8
|
3 or 4
|
4 or 8
|
4 or 8
|
Service or loading docks
|
2 or 5
|
—
|
2 or 5
|
2 or 5
|
Outdoor sales yard and vehicle storage (excluding vehicle sales
areas)
|
1
|
1
|
1
|
1, 7 or 9
|
Multifamily rear yards
|
—
|
—
|
—
|
6
|
Active recreation facilities (tennis, basketball, court games,
etc.)
|
—
|
—
|
7
|
—
|
Retention or detention basins
|
6
|
—
|
6
|
—
|
Sewage treatment plants and pump stations
|
1 or 8
|
—
|
1 or 8
|
1 or 8
|
NOTES:
|
---|
*
|
When residential and nonresidential uses are allowed by the
zoning district on undeveloped adjacent land, the residential requirements
shall apply.
|
(b)
An on-site investigation by the applicant shall identify the adjacent land uses along each property boundary. In the case of vacant land, the uses permitted by Chapter
470, Zoning, shall be used. The existing or zoned uses shall be noted on the plan; and, in the case of several permitted uses on a site, the most restrictive requirements shall apply. The Township shall make the final determination of the designation of the existing or zoned land uses.
(c)
The type of site element screen required shall be determined
by the site element and the adjacent existing land use or zoned use
in the case of vacant land, according to Table 390-55-2.
(d)
Site elements not included in the above list that have similar
visual impact shall be screened in accord with requirements for the
most similar elements as determined by the Township.
(e)
The site element screen shall be placed between the site element
and the property line and shall be designed to block views to the
maximum extent possible. Unless the screen is most effective at another
location, it shall be located as close as possible to the site element
and shall surround the element without impeding function or encroaching
on sight triangles.
(f)
Screen types and design criteria. The following types of screens
shall be used where specified in Table 390-55-2.
|
Screen Type
|
Design Criteria
|
---|
|
Screen Type No. 1
Evergreen or deciduous shrubs
|
Shrubs shall be placed three feet on center in a minimum 5-foot-wide
bed surrounding the site element and arranged to provide a continuous
hedge-like screen up to a minimum height of 3.5 feet at maturity.
Shrubs may be clipped to form a hedge or left in their natural habit
|
|
Screen Type No. 2
Double row of evergreen trees
|
A double row of evergreen trees shall be placed 10 feet on center
and offset 10 feet to provide a continuous screen at a minimum height
of 12 feet at maturity
|
|
Screen Type No. 3
Opaque fence
|
A 6-foot opaque fence surrounding the site element on at least
three sides
|
|
Screen Type No. 4
Opaque fence with ornamental trees and shrubs
|
A 6-foot opaque fence surrounding the site element on at least
3 sides with additional plantings at the minimum rate of 3 shrubs
and 2 ornamental trees or large shrubs for each 10 linear feet of
proposed fence, arranged formally or informally next to the fence
|
|
Screen Type No. 5
Architectural extension of the building
|
An 8-foot minimum height architectural extension of the building
(such as a wing wall) shall enclose service or loading docks. The
building materials and style of the extension shall be consistent
with the main building
|
|
Screen Type No. 6
Berm with ornamental trees
|
A 2-foot-to-3-foot-high continuous curvilinear berm with ornamental
trees at the rate of 1 tree for every 20 feet, clustered or arranged
informally. The maximum slope of the berm shall be 3:1
|
|
Screen Type No. 7
A 2-foot-to-3-foot-high continuous curvilinear berm with grass
alone
|
The maximum slope of the berm shall be 3:1
|
|
Screen Type No. 8
Evergreen hedge
|
An evergreen hedge (such as arborvitae, chamaecyparis, etc.)
with a minimum height at planting of 6-foot plants, 4 feet on center
maximum
|
|
Screen Type No. 9
Low wall
|
A wall of brick or stone (not concrete block), at least 50%
opaque, no less than 3 and no more than 4 feet in height
|
(g)
Existing healthy trees, shrubs, or woodlands may be substituted
for part or all of the required plants with the approval of the Township.
The minimum quantities and/or visual effect of the existing vegetation
shall be equal to or exceed that of the required screen.
(h)
Existing topographic conditions, such as embankments or berms
may be substituted for part or all of the required screen with the
approval of the Township. The minimum visual effect shall be equal
to or exceed that of the required screen.
(i)
The applicant may propose the use of alternative screen types
or changes in plants or designs which fulfill the intent of this chapter,
with the approval of the Township.
(j)
Plants shall meet the specifications of §
390-55G. Use of plants selected from the List of Acceptable Plants in §
390-55H is recommended.
G. Materials specifications, maintenance, and guarantee. The following
standards shall apply to all plants or trees as required under this
chapter:
(1) General requirements.
(a)
The location, dimensions, and spacing of required plantings
shall be adequate for their proper growth and maintenance, taking
into account the sizes of such plantings at maturity and present and
future environmental requirements, such as wind, soil, moisture, and
sunlight.
(b)
Plants shall be selected and located where they will not contribute
to conditions hazardous to public safety. Such locations include,
but are not limited to, public street rights-of-way, underground and
aboveground utilities, and sight triangle areas required for unobstructed
views at street intersections.
(c)
Plastic or other artificial materials shall not be used in place
of plants.
(2) Plant specifications.
(a)
All plants shall meet the minimum standards for health, form,
and root condition as outlined in the latest edition of the American
Association of Nurserymen (AAN) Standards.
(b)
All plants shall be selected for hardiness and shall be suitable
for planting in the United States Department of Agriculture Hardiness
Zone applicable to the Township, and to the specific localized microclimate
and micro environment of the planting site.
(c)
Canopy trees, sometimes called "shade trees," shall reach a
minimum height or spread of 30 feet at maturity as determined by the
AAN Standards and shall be deciduous. New trees shall have a minimum
caliper of 2.5 inches at planting.
(d)
Ornamental trees or large shrubs shall reach a typical minimum
height of 15 feet at maturity, based on AAN Standards. Trees and shrubs
may be deciduous or evergreen and shall have a distinctive ornamental
character such as showy flowers, fruit, habit, foliage, or bark. New
ornamental trees shall have a minimum height of six feet or one-and-a-half-inch
caliper. New large shrubs shall have a minimum height of 2.5 feet
to three feet at the time of planting.
(e)
Small shrubs may be evergreen or deciduous and shall have a
minimum height at maturity of four feet based on AAN Standards. New
shrubs shall have a minimum height of 18 inches at the time of planting.
(f)
Evergreen trees shall reach a typical minimum height of 20 feet
at maturity based on AAN Standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height at planting of six feet to seven feet.
(3) Maintenance.
(a)
Required plants shall be maintained in a healthy, vigorous condition
and be kept free of refuse and debris for the life of the project
to achieve the required visual effect of the buffer or screen. It
shall be the ultimate responsibility of successive property owners
to ensure that the required plants are properly maintained. Dead or
diseased plants shall be removed or treated promptly by the property
owner and replaced at the next growing season.
(b)
All sight triangles shall remain clear; and any plants that
could endanger safety such as unstable limbs shall be removed and
the plants replaced if necessary. It shall be the responsibility of
the property owner to maintain all plants and architectural elements
to assure public safety.
(c)
Maintenance guidelines for the plants are encouraged to be published
by the planting plan designer and be used by grounds maintenance personnel
to ensure that the design's buffering and screening concepts
are continued.
(4) Landscape replacement; performance guarantee.
(a)
Any tree or shrub that dies within 18 months of planting shall
be replaced by the current landowner or developer. Any tree or shrub
that within 18 months of planting or replanting is deemed, in the
opinion of the Township, not to have survived or not to have grown
in a manner characteristic of its type shall be replaced. Substitutions
for certain species of plants may be made only when approved by the
Township.
(b)
Landscaping shall be considered an improvement for the purposes
of installation and the provision of a performance guarantee in accord
with of this chapter. In addition, the developer or landowner shall
provide to the Township a performance guarantee equal to the amount
necessary to cover the cost of purchasing, planting, maintaining,
and replacing all vegetative materials for a period of 18 months following
the installation and approval of the landscaping.
H. List of acceptable plants. All plants used for landscaping and vegetative
cover shall be selected from the List of Acceptable Plants attached
hereto as Appendix A. The list is intended to offer a broad selection of plants suitable for the various required landscapes required by this chapter. Native plants are indicated for use in natural or naturalized settings. Plants not found on the list may be substituted, provided that the Township determines that the requirements of §
390-55G(2) are satisfied and the plants are suitable for the proposed purpose and location.
I. Plan requirements. All areas of the site shall be included in the
landscaping plan, and buffers, screening, and those areas immediately
adjacent to buildings and walkways shall be given extra consideration.
Landscape plans shall be submitted concurrently with all preliminary
and final plans. Landscape plans shall be prepared by a landscape
architect licensed and registered to practice by the Commonwealth
of Pennsylvania or other person deemed qualified by the Township.
In addition to the information required by the other plan information
provisions of this chapter, the following information shall be provided:
(1) The preliminary landscape plan shall show the following:
(a)
Existing features. The location and character of existing buildings;
mature trees standing alone; location and elevation of major specimen
trees (12 inches or greater dbh) in any area of the site proposed
for development; outer limits of tree masses and other existing vegetation;
and the location of floodplain, wetlands, and other natural features
that may affect the location of proposed streets, buildings, and landscape
plantings.
(b)
Proposed landscaping.
[1]
Approximate location of all proposed landscaping required by
this chapter.
[2]
Demarcation of existing vegetation "TO REMAIN" or "TO BE REMOVED"
and the means of protecting existing vegetation during construction.
[3]
Approximate location of proposed buildings, paving, utilities,
or other improvements.
(2) The final landscape plan shall show the following:
(a)
Location of all outside storage and trash receptacle areas.
(b)
Sidewalks, berms, fences, walls, freestanding signs, and site
lighting.
(c)
All existing and proposed contours at an interval deemed adequate
by the Township to determine the relationship of planting and grading
areas with slopes in excess of 3:1.
(d)
Existing mature trees, woodland, and tree masses to remain.
(e)
Existing mature trees, woodland, and tree masses to be removed.
(f)
Location of all proposed landscaping, including required street
trees, stormwater basin landscaping, parking lot landscaping, property
line buffers, and site element screen landscaping.
(g)
A planting schedule listing the scientific and common name,
size, quantity, and root condition of all proposed plants.
(h)
A schedule showing all landscape requirements and plants proposed
for each category.
(i)
Planting details, including method of protecting existing vegetation,
and landscape planting methods.
(j)
Information in the form of notes or specifications concerning
seeding, sodding, ground cover, mulching, and the like, etc.
(k)
A detailed cost estimate shall be submitted, showing the value
of all proposed landscaping, including all labor and materials.