[Ord. No. 74-1977, § 601, 7/12/1977; Ord. No. 122-1982, § 1, 5/25/1982; Ord. No. 3-1995, 9/12/1995]
1.
The developer shall notify the Township prior to starting grading,
beginning trench excavation, placing any formwork or paving or performing
other improvements to the subdivision or land development.
2.
The developer shall not start additional work or cover pipes, inlets
or manholes or begin any overlay until the previous work has been
completely inspected and approved by the Township Engineer.
3.
No construction of any improvements shall begin until all erosion
and sedimentation control devices are in place and properly functioning.
[Ord. No. 74-1977, 7/12/1977; Ord. No. 92-1978, § 2, 12/12/1978; Ord. No. 3-1995, 9/12/1995]
None of the improvements required by these regulations or by
the Board of Supervisors shall be commenced without first giving the
Board of Supervisors or its authorized representative or the engineer
at least 24 hours' written notice of the time when such work shall
commence and without receiving from the Board of Supervisors or its
authorized representative or the engineer written authorization for
commencement of the required improvements. The place for filing the
written notice is the registered office of the Township.
[Ord. No. 74-1977, § 602, 7/12/1977; Ord. No. 112-1980, 12/23/1980; Ord. No.
115-1981, § 21, 4/14/1981; Ord. No. 3-1995, 9/12/1995]
1.
Prior to approval of the subdivision's preliminary plat, the landowner/developer
shall have monuments placed at the following points:
2.
Prior to approval of the subdivision's final plat the landowner/developer
shall have monuments placed at the following points:
3.
Prior to acceptance of the completed roadway within the subdivision
the landowner-developer shall have monuments placed at the following
points:
6.
Monuments and markers must be placed in such a manner that the scored
or marked point coincides exactly with the intersection point of those
lines being referenced.
7.
Monuments and markers shall be set so that the top is level with
the finished grade of the surrounding ground.
[Ord. No. 74-1977, § 704, 7/12/1977; Ord. No. 119A-1981, 12/22/1981; Ord. No.
3-1995, 9/12/1995]
1.
Subgrade.
A.
General.
(1)
Construction of the subgrade shall be in accordance with § 210
of the PennDOT Specifications, Publication 408, as amended and supplemented.
(2)
Shape subgrade of roadways, intersections, approaches, entrances
and adjoining pedestrian walkways to no more than 0.10 of a foot above
or below the design elevation.
B.
Roadways.
(1)
Excavate to roadway depths as required and cut drainage channels
and waterways as detailed on the drawings.
(2)
Remove rock encountered in roadway excavation to a depth six
inches below finished subgrade elevation.
(3)
Excavate unsuitable material. Refill such areas to required
elevation with acceptable material.
(4)
Do not excavate beyond the finished grade line unless authorized
by the Township Engineer for the removal of unsuitable material.
(5)
Suitability of material for subgrade purposes shall be determined
by nonmovement of the material under compaction equipment.
(6)
Where the finished subgrade elevation is less than one foot
below the existing grade elevation the earth work shall be considered
embankment.
2.
Pavement.
A.
Arterial roads or highways shall be governed by the current revision
of the PennDOT Pavement Policy Manual, Publication 242, latest edition.
B.
The Board of Supervisors, with the recommendation of the Planning
Commission, shall determine if collector street or arterial street
design is required as a direct result of subdivision construction
or by any proposed future expansion or phasing of the subdivision.
In either case, the applicant shall be responsible for any additional
roadway construction costs.
C.
All street construction, improvements and materials shall be in accordance
with the current revision of PennDOT Specifications, Publication 408.
(1)
The Board of Supervisors may, upon written request, permit the
developer to utilize an alternate base design as specified in this
chapter.
(2)
No revisions or alterations of the roadway thickness shall be
permitted without the written approval of the Board of Supervisors
and shall comply with the minimum thickness and structural coefficients
specified by the most current revision of the PennDOT Pavement Policy
Manual, Chapter 9.
(3)
No base course shall be placed along any proposed street unless
the subgrade material has been properly graded and compacted and approved
by the engineer.
D.
Minor and collector streets.
[Ord. No. 74-1977, 7/12/1977; Ord. No. 112-1980, 12/23/1980; Ord. No. 3-1995, 9/12/1995]
1.
Vertical curbing shall be provided for all subdivisions where new
streets are proposed unless an alternate design has been requested
in writing from the Board of Supervisors and approval has been granted.
A.
Vertical curbing will be plain cement concrete in accordance with
the most current revision of PaDOT Standards for Roadway Construction,
RC-64, and will be six inches wide at the top, seven inches wide at
the roadway surface and have a minimum overall depth of 18 inches.
B.
Mountable curbing, when approved by the Board of Supervisors, will
be plain cement concrete in accordance with the most current revision
of the PaDOT Standards for Roadway Construction, RC-65, Type A, except
that the minimum overall depth will be 18 inches.
C.
Curbing having an alternate design shall be presented to the Board
of Supervisors for approval.
D.
Curb cuts at driveway entrances will have a one inch reveal to the
final roadway surface.
2.
Gutters, or combination curbs and gutters shall be presented to the
Board of Supervisors for approval.
3.
Underdrains and pavement base drains shall be installed on all roads
where subsurface water is a problem and shall include along hillside
cut sections, springs, swamps, marshy areas and other problem areas
designated by the Township Engineer. Underdrain shall be installed
in accordance with the most current revision of the PaDOT Specifications,
§§ 610 and 615, and the Standards for Roadway Construction,
RC-30 and RC-31.
4.
All curbs, curb cuts, gutters, underdrains, pavement base drains
and similar facilities shall be shown on the subdivision plat with
the necessary details and specifications.
[Ord. No. 74-1977, § 603, 7/12/1977; Ord. No. 112-1980, 12/23/1980; Ord. No.
131-1986, § 1, 4/29/1986; Ord. No. 2-1989, 4/25/1989; Ord. No. 3-1995, 9/12/1995]
1.
Driveway entrances or aprons shall be paved for at least 50 feet
from the edge of the cartpath or from the cartpath to the right-of-way
line, whichever is greater, and shall be paved to their full width.
In no case shall the width of a driveway or apron be less than 10
feet for residential developments and 20 feet for commercial or industrial
developments.
A.
Driveway entrances along streets where curbs are not required shall
be constructed to provide proper drainage along the streets by the
continuation of gutters, swales or ditches. Such continuation may
be provided by having an approved pipe cross at such driveway. Under
no condition shall a driveway entrance be constructed in such a manner
that the intended drainage pattern is obstructed or dammed.
B.
Driveway entrances along streets where curbs are not required shall
be constructed so that the driveway meets the edge of the cartpath
as a continuation of the slope from the crown of the street for not
less than five feet.
2.
Where proposed driveways provide access onto a highway of Pennsylvania
(state route, Pennsylvania route or United States route) the design
of such driveway access and drainage shall be prepared in accordance
with the requirements of Pa-DOT and shall be subject to the approval
and issuance of permits by the Department.
3.
Where a driveway or access road gives access to a Township road approval
by the Board of Supervisors shall be required.
4.
Where a lot has frontage on a minor street and a collector or arterial
street, the driveway entrance shall be from the minor street and not
from the collector or arterial street. The driveway entrance shall
not be less than 55 feet from the curbline or cartpath of the collector
or arterial street.
[Ord. No. 74-1977, § 607, 7/12/1977; Ord. No. 112-1980, 12/23/1980; Ord. No.
3-1995, 9/12/1995; Ord. No. 1-2003, § 1, 2/11/2003]
1.
Sidewalks.
[Amended by Ord. No. 4-2019, 10/8/2019]
A.
Sidewalks shall be required for all subdivision and land developments.
B.
Sidewalks shall be placed on both sides of any proposed street and
along the related side of any abutting state or Township street abutting
the subdivision.
C.
Sidewalks shall be constructed in accordance with PaDOT Specifications
and the Standards for Roadway Construction except as modified by this
chapter.
2.
Streetlights. Streetlights may be required by the Board of Supervisors.
When such requirement is determined, the developer shall consult with
the Planning Commission and the local power company regarding the
design and installation of such a system. The local power company's
specifications and regulations shall prevail.
3.
Pedestrian walkways/bicycle paths.
A.
The Board of Supervisors may grant a waiver to the requirement for
the installation of sidewalks if the applicant can demonstrate that
an alternate system of multi-use pedestrian walkways/bicycle paths
located off the street right-of-way would provide for a more efficient
path of pedestrian/bicycle circulation. This section shall not be
construed as a mechanism for developers to merely parallel street
right-of-way lines with pedestrian walkways, but shall be construed
as a mechanism where, owing to unusual physical constraints or building
placements, an on0site multi-use walkway/bicycle path system would
be beneficial. When authorized, the multi-use walkways/bicycle paths
shall meet the following minimum standards:
(1)
The walkway system shall be constructed of concrete or asphalt
and shall have a minimum width of six feet. Concrete walkways shall
be constructed to the same specifications as set forth in this section
for concrete sidewalks. Asphalt walkways shall be constructed was
a four inch compacted stone base, a two inch ID 2 binder course and
a 1/2 inch ID 2 wearing course. A public access easement 12 feet in
width shall be provided for all such walkways.
(2)
The walkway system shall provide direct access between each
property on the side of the street where the walkway is constructed
and the street system adjacent to those lots.
(3)
Handicapped access curb cuts and ramps shall be provided at pedestrian crosswalks to make the transition from street to walkway easily negotiable for handicapped persons in wheelchairs and for other persons who may have difficulty in making step up or down from curb level to street level. These facilities shall be designed and installed in accordance with the Pennsylvania Department of Transportation Design Manual, Part 2, Chapter 6, "Pedestrian Facilities" - 1982 as the same may be amended from time to time, and in accordance with PennDOT Roadway Construction Standards.
[Ord. No. 74-1977, § 604, 7/12/1977; Ord. No. 119A-1981, 12/22/1981; Ord. No.
3-1995, 9/12/1995]
1.
The subdivider shall provide the subdivision with a complete sanitary
sewer system if:
A.
An existing public sanitary sewer system is within 1,000 feet of
the proposed subdivision.
B.
Construction plans approved by the Township will provide installation
of public sanitary sewer facilities within 1,000 feet of the proposed
subdivision limits.
C.
Such a system is not presently available but in the opinion of the
Board of Supervisors will become available in a reasonable time.
2.
A sanitary sewer system design shall be designed by a registered
professional engineer and approved by the Township Engineer and shall
include at a minimum as the particular design conditions dictate:
A.
Collector main installed within the cartway or approved right-of-way
lines of streets or within established sewer easements and having
adequate design to insure proper flow from the subdivision to a collector
pipe with sufficient capacity to accommodate all upstream flow.
B.
Lateral installations to the right-of-way of streets, lot or parcel
property lines or to sewer easements.
C.
Sewage treatment plants, pumping stations and interceptor lines.
D.
Design criteria shall be determined using the most current revision
of the PaDER Sewage Facilities Planning Module.
3.
The Township Engineer will insure that said sewer system coordinates
and has congruity with the Township's overall comprehensive sewer
plan. The engineer shall review and approve all sanitary sewer construction
plans, documents and specifications proposed by the developer and
shall inspect the construction of all sanitary sewer facilities which
at a minimum will include transmission lines, interceptors, pumping
stations and treatment plants.
4.
All system termini shall be kept in such a manner that will insure
that all mains, laterals and house connections shall be watertight
pending connection with the public sanitary sewer system.
5.
Where the provisions of § 22-508, Subsection 1, do not apply to a proposed subdivision and the proposed subdivision is located within a sanitary sewer district as identified by the South Hanover Township Official Sewage Plan Update, Act 537, dated May 9, 1989, and any revisions or supplements thereto, as approved by the PaDER, the subdivider shall:
A.
For all such subdivisions comprised of four lots or less, pay a fee
in an amount as established, from time to time, for each lot, or such
other amount as the Board of Supervisors may fix by resolution hereafter
from time to time, to the Township. Said fee shall be retained by
the Township and credited toward the sewer connection fee due to be
paid by the owner of the lot at the time a public sanitary sewer system
becomes available to the lot and the lot owner is required to connect
to such system.
B.
For all such subdivisions of five lots or more, the subdivider shall provide the subdivision with a complete sanitary sewer system in compliance with the provisions of § 22-508, Subsection 2, above; provided, however, that if the Board of Supervisors determines that the installation of such sanitary sewers is not practical due to the unavailability or excessive costs to secure the necessary engineering data for the proper location and installation of such sanitary sewer system or if the Board of Supervisors finds the installation is impractical for any other reason, the developer shall pay a fee to the Township in such amount as determined by the Township Engineer to reasonably represent the cost, as of the date of submission of the final subdivision plan, to provide and install the following facilities, collector main and lateral installations to the right-of-way lines of streets, lot or parcel property lines or sewer easement right-of-way lines, whichever is applicable.
(1)
Such monies shall be retained by the Township and applied toward
the costs of installing a public sanitary sewer system in the area
of the subdivision at such time as a sanitary sewer system is extended
to the subdivided area.
(2)
When a public sanitary sewer system is installed and capped
by the applicant or when a fee in lieu of installation of such system
has been paid the applicant may also install on-site sewage disposal
facilities provided that the system is designed to provide connection
to the public sewer when it becomes operable.
[Ord. No. 74-1977, § 604, 7/12/1977; Ord. No. 119A-1981, 12/22/1981; Ord. No.
3-1995, 9/12/1995]
1.
The subdivider shall provide the subdivision with a complete public
water supply if:
A.
An existing public water supply system is within the established
minimum distance of the proposed subdivision.
B.
Construction plans approved by the Township will provide installation
of public water supply facilities within the established minimum distance
of the proposed subdivision limits.
C.
Such a system is not presently available but, in the opinion of the
Board of Supervisors, will become available in a reasonable time.
2.
A public water main supply system design shall be designed by a registered
professional engineer and approved by the Township Engineer and shall
include, at a minimum, as the particular design conditions dictate.
3.
Water supply mains shall be installed within the cartway or approved
right-of-way lines of streets or within established easements and
shall have adequate design to insure the proper supply to the subdivision
from a main with sufficient capacity to accommodate all upstream flow.
4.
For purposes of this section the term "equivalent residential consumption"
(ERC) shall mean the amount of water typically used by a residential
unit during a one-day period. Each ERC shall constitute up to 160
gallons per day. Each residential or nonresidential use shall have
a minimum of one ERC. Each fraction over 160 gallons per day will
be considered as an additional ERC.
5.
All nonresidential land development plans, other than agricultural,
shall submit a report to the Board of Supervisors that will identify
each type of water use and the anticipated daily requirement.
6.
Each residential and nonresidential development shall be connected
to an existing public water supply system if the service is available
and is within the following distances:
|
ERC Value
|
Distance
|
|---|---|
|
1 ERC
|
200 feet
|
|
2 ERC
|
400 feet
|
|
3 ERC
|
600 feet
|
|
4 ERC
|
800 feet
|
|
5 ERC
|
1,000 feet
|
|
6 ERC
|
100 additional feet for each ERC
|
7.
Where a public water supply system is to be provided to an area within
a ten-year period as indicated in an Official Map, Comprehensive Plan
or other official document the Board of Supervisors may require installation
of dry main lines within either the street right-of-way or any easement
established for such purpose.
8.
Any proposal for a new public water supply, extensions to existing
supply systems, installation of dry lines or other community system
as defined by the most current PaDER Public Water Supply Manual shall
be approved by the Township or the officially designated governmental
agency.
9.
No water service connection shall be installed or maintained to any
premises where actual or potential cross-connections to the public
water supply system may exist unless such actual or potential cross-connections
are abated or controlled to the satisfaction of the public water supplier.
10.
An approved backflow prevention device shall be installed prior to
the first branch line leading off each service line to a consumer's
water system where, in the judgment of the Township or the public
water supplier, an actual or potential hazard to the public water
supply system exists. An approved backflow prevention device shall
be installed on each service line to a consumer's water system where
the following conditions exist:
A.
Systems having an auxiliary water supply.
B.
Systems where any substance is handled in such a fashion that an
actual or real hazard is created.
C.
Systems having internal cross-connections that are not correctable.
D.
Systems where, because of security requirements or other prohibitions,
it is impossible to make a cross-connection survey.
E.
Systems having a repeated history of cross-connections being established
or re-established.
[Ord. No. 74-1977, § 605, 7/12/1977; Ord. No. 3-1995, 9/12/1995]
1.
Whenever the evidence available to the Board of Supervisors or recommendation
by the Planning Commission indicates that natural surface drainage
is inadequate, the subdivider shall install storm sewers, culverts
and related facilities as necessary to:
A.
Permit the unimpeded flow of natural watercourses.
B.
Ensure the drainage of all low points along the line of streets.
C.
Intercept stormwater runoff along the line of streets at intervals
related to the extent and grade of the area drained.
D.
Provide positive drainage away from on-site sewage disposal facilities.
2.
A stormwater system shall be designed by a registered professional
engineer and approved by the Township Engineer and shall include,
at a minimum, as the particular design conditions dictate:
A.
Stormwater design criteria will utilize the most recent revisions
of the PADOT Highway Design Manual and Standards for Roadway Construction
and also this chapter with regard to stormwater management.
B.
Where existing storm sewers having adequate discharge capacity are
readily accessible, the subdivider must connect the stormwater facilities
to those existing storm sewers.
C.
The design of storm drainage facilities shall give special consideration
to preventing excess runoff onto adjacent properties and shall comply
with the stormwater management requirements of this chapter.
[Ord. No. 74-1977, 7/12/1977; Ord. No. 99-1979, 10/23/1979; Ord. No. 115-1981, § 3, 4/14/1981; Ord. No. 3-1995, 9/12/1995]
The Board of Supervisors may accept a portion of a street not
less than 500 feet in length for maintenance and operation if all
improvements thereon have been completed, and if a financial security
of the same type previously described in this chapter has been posted
for an amount not to exceed 15% of the original cost of construction
and for a maximum of 18 months from the date of acceptance. If such
acceptance is denied, the reason or reasons therefore shall be set
forth in writing and given to the applicant within 30 days of such
denial.
[Ord. No. 3-2022, 9/27/2022]
1.
A landscape plan shall be required for each subdivision or land development
plan at both the preliminary and final plan submittal. In addition
to other plan requirements set forth in this section, the following
is required for submission:
A.
For the purposes of this section, the term "landscaping" shall mean
and refer to the improvement of a lot, parcel, or tract of land with
a combination of living plants such as grasses, shrubs, trees, and/or
other plant materials and nonliving materials such as rocks, mulch,
walls, fences, and/or ornamental objects designed and arranged to
produce an aesthetically pleasing effect.
B.
Any part or portion of a site which is not used for buildings or
other structures, loading and parking spaces and aisles, sidewalks
and designated storage areas shall be planted and maintained with
landscaping.
C.
Except for single-family detached, single-family semidetached and two-family detached dwellings, any part of portion of a site which is not used for buildings or other structures, loading and parking spaces and aisles, sidewalks and designated storage areas shall be landscaped according to an overall plan, prepared and approved as part of the land development plan. A replacement program for nonsurviving plants should be included. This paragraph does not except any of the aforementioned dwellings from the requirements of Subsection 1D, E, F, G, H, and I.
D.
The locations, dimensions and spacing of required plantings should
be adequate for their proper growth and maintenance, taking into account
the sizes of such plantings at maturity and their present and future
environmental requirements, such as wind, moisture and sunlight.
E.
The type(s) of plantings shall be limited or carefully selected for
locations where they will not be disturbed or contribute to conditions
hazardous to the public safety. Such locations include but shall not
be limited to public rights-of-way; underground and aboveground utilities;
and sight triangle areas required for unobstructed views at street
intersections.
F.
No bushes or shrubs exceeding 30 inches in height, or at such lesser
height which due to ground elevations would obstruct the vision of
motorists, shall be permitted within 10 feet of the right-of-way line
adjacent to access drives; and all street trees shall be kept free
of branches and foliage from the ground level to a height of at least
six feet.
G.
No plants identified as invasive plant species by the Pennsylvania
Invasive Species Council shall be permitted to be planted at any time.
H.
Street trees.
(1)
Street trees shall be planted for any subdivision or land development
where suitable street trees do not exist, as part of the design and
construction of:
(2)
Street trees shall be planted along street frontage on both
sides of the street, where applicable. Street trees shall be planted
along the street frontage within five feet of the right-of-way line.
Where trees are planted along streets, spacing shall depend on the
tree spread at maturity as follows:
|
Tree Spread at Maturity
|
Planting Interval
|
|---|---|
|
Large - more than 50 feet
|
40 to 80 feet on center
|
|
Medium - 31 to 50 feet
|
25 to 55 feet on center
|
|
Small - less than 30 feet
|
15 to 35 feet on center
|
(3)
Street trees shall be planted a minimum distance of five feet
outside and parallel to the right-of-way line, unless otherwise approved
by the Board of Supervisors. Trees located at intersections shall
respect the clear sight triangles.
(4)
Existing trees along a street which would be suitable as street
trees and can be counted toward the street tree requirement shall
be over six inches in caliper and shall be within 25 feet of the curb
or road edge.
(5)
All street trees shall be a minimum trunk caliper of two inches
at six inches above the finished grade when planted. Street trees
shall be selected and planted so that at maturity they will provide
adequate shade during the summer along the public street(s).
I.
Existing trees. Existing trees shall be protected to prevent unnecessary
destruction.
(1)
At least 15% of the number of trees (minimum trunk caliper of
12 inches at six inches above the ground) that exist at the time of
plan submission shall be maintained or replaced immediately following
construction. Replacement trees shall be a minimum trunk caliper of
2 1/2 inches at a height of six inches above finished grade and
located within unbuildable sections of the site (i.e., floodplain,
steep slope, and setback areas).
(2)
Existing trees as described below shall not be removed without
the express approval of the Board of Supervisors, after proof of good
and necessitous cause for removal, and upon recommendation of the
Township Planning Commission:
(a)
All trees having a diameter of 30 inches or greater, or any
tree identified as a national, state or county "champion tree" by
the Pennsylvania Forestry Association - designated as "outstanding
trees."
(b)
Trees, shrubs or plants identified on the list of rare, threatened
and endangered species of the U.S. Fish and Wildlife Service - designated
as "rare, threatened and endangered species," with the exception of
any invasive species of trees, shrubs or plants.
(c)
Trees that are part of an historic site or associated with a
historic structure - designated as "trees of historic significance."
(3)
Where on-lot sewage disposal systems are proposed, trees shall
not be placed over top of the primary nor the replacement areas where
the proposed septic tank and drain-field are to be constructed and
shall be located at a minimum distance of the mature tree spread away
from the edge of the drain field.
J.
Screen buffer.
(1)
Screen buffers are required when any of the following conditions
are present:
(a)
Where a proposed commercial, industrial, or institutional use
abuts an existing residential use or residential district.
(b)
Where any proposed multifamily residential use abuts an existing
single-family detached, or two-family detached dwelling.
(c)
Where residential uses abut any railroad or limited access highway,
or any other arterial highway in the case of reverse frontage or where
marginal or rear access is provided.
(d)
Around all open sides of any common utility yard and outdoor
equipment or refuse storage area in group residential developments.
(e)
All service, delivery, loading and outdoor storage and trash
disposal areas shall be screened from all residential districts, public
streets, parking lots and pedestrian walkways. These areas shall be
totally screened from the above listed places by the use of fences,
walls, berms, evergreen plant material, or a combination of these,
not less than six feet in height.
(f)
All mechanical equipment not enclosed in a structure shall be
fully and completely screened in a matter compatible with the architectural
and landscaping style of the remainder of the lot. Such screening
shall be subject to land development plan and architectural review
by the Board of Supervisors.
(g)
Water towers, storage tanks, processing equipment, fans, skylights,
cooling towers, vents and any other structure or equipment which rise
above the roof line shall be architecturally compatible or effectively
shielded from view from any public or private dedicated street by
an architecturally sound method which shall be approved, in writing,
by the Township before construction or erection of said structures
or equipment.
(h)
Elsewhere when required by ordinance or as deemed necessary
by the Planning Commission and/or Board of Supervisors.
(2)
Whenever natural screening is being provided to meet a screening
requirement of the Township Zoning Ordinance,[1] the following landscape requirements must be adhered to:
(a)
The entire perimeter of the tract undergoing development shall
be provided with a minimum of twenty-foot wide planting strip, forty-foot
wide if adjacent to a residential use or district, which will act
as an effective screen separating uses.
(b)
Vegetative screening shall include a variety of deciduous and
evergreen species that are native to the area so as to provide a year-round
visual buffer. Trees and shrubs used for screening shall consist of
at least 50% evergreen trees and shrubs and shall be so arranged as
to provide an immediate visual screen of 50%. Evergreen trees shall
be at least six feet in height at the time of planting.
(c)
Vegetative screening shall incorporate earthen mounds or berms,
wherever possible, to improve sound as well as visual buffering, and
shall be broken at points of vehicular or pedestrian access.
(d)
Plant materials used in the screen planting shall be at least
six feet in height when planted and be of a species which will produce
a complete visual screen or at least eight feet in height at maturity.
(e)
When additional height is deemed necessary, a row of trees planted
at intervals of not more than 40 feet on center shall be provided.
(f)
No plantings shall be placed with their center closer than five
feet from the property line of the tract.
(g)
All existing trees within the required planting strip above
three inches in caliper and/or eight feet in height shall be preserved
wherever possible.
(h)
Screening shall be designed so the clear-sight triangles at
intersections are not obstructed.
(i)
Screening design, including the type of plant materials used,
spacing of plant materials, and the use and location of earthen berms,
shall be subject to review and approval by the Board of Supervisors
upon the recommendation of the Planning Commission.
(j)
Vegetative screens shall be perpetually maintained during the
period the principal use causing the need for screening is in operation.
Any plant material that does not survive shall be replaced within
six months.
(k)
Walls, ornamental structures, fences and berms, or a combination
of these, not less than five feet in height may be used in combination
with appropriate plant material subject to the specific land use areas
involved and as approved by the Board of Supervisors.
(l)
Innovative means of screening are encouraged; however, as a
guideline to quantity of materials required, there shall be a minimum
of one tree for each 12 lineal feet of property line. Straight rows
are strongly discouraged.
K.
Individual lot/building area requirements.
(1)
In additional to the landscape requirements for street trees,
buffers, off-street parking areas, detention basins and service areas,
each new building lot shall provide one deciduous or evergreen tree
per every 2,000 square feet of gross floor area of building.
(2)
Any area on the development site not used for buildings, paved
areas, or buffer plants (excluding natural woodlands) shall be planted
with an all-season ground cover or lawn and other landscape materials.
(3)
When designing the landscape for an individual lot or building
area, due consideration shall be given to the location and selection
of plantings and other landscape features to:
L.
Off-street parking areas.
(1)
Landscaping shall be required for any parking area which provides
more than 10 parking spaces to reduce wind and air turbulence, heat
and noise, and the glare of vehicle lights; to reduce the level of
carbon dioxide; to provide shade; to improve stormwater drainage problems;
to replenish the groundwater table; and to provide for a more attractive
setting.
(2)
A minimum of 10% of any parking lot facility over 2,000 square
feet in gross area (measured from the outside edge of paving to outside
edge of paving) shall be devoted to landscaping. The landscaping shall
include a minimum of one tree per 20 parking spaces and all planting
beds within a parking lot shall be surfaced in lawn or ground cover
planting.
(3)
The interior of each parking lot shall have at least one three-inch
caliper deciduous shade tree for every five parking spaces, if there
are no existing shade trees to satisfy this requirement. Shrubs and
other plant materials are encouraged to be used to complement the
trees, but shall not be the sole contribution to the landscaping.
These trees shall be in addition to those required as an effective
screen.
(4)
The landscaping and planting areas shall be reasonably dispersed
throughout the parking lot, except where there are more than 20 spaces
in which the following shall apply.
(a)
Landscaped areas at least 10 feet wide shall be provided around
the periphery of parking areas. Such areas shall, at a minimum, extend
the full length and width of the parking areas, except for necessary
access ways, to prevent the encroachment of moving vehicles in parking
areas.
(b)
All traffic control islands shall be landscaped.
M.
Windbreaks. The use of planting rows to serve as windbreaks to control
the drifting of snow across public and private thoroughfares as well
as for general comfort is recommended.
N.
Continuity. In the event a new subdivision or land development is
planned adjacent to or abutting a property with existing landscaping,
best efforts shall be made to plant similar vegetation and/or trees
at the borders of the new subdivision or land development to provide
for aesthetic continuity to the extent permissible under this section.
