Any application for development shall conform to the standards set forth in this article. The standards specified in this article are minimum design requirements.
In reviewing any application for development, the Planning Commission and the Board of Commissioners shall refer the application for development to the Township Engineer for a recommendation concerning technical compliance with these design standards and the Township construction standards.
A.
Grading, filling, removal of topsoil, erosion and sedimentation control. All grading, filling, removal of topsoil and erosion and sedimentation control shall be performed in accordance with the requirements of Chapter 156, Grading and Excavation, of the Code of the Township of Neville, as amended or replaced, and the requirements of the Allegheny County Conservation District.
B.
Planting and cutting of trees; removal of debris.
(1)
Large shade trees shall be adequately protected from injury and shall be preserved to the extent practical.
(2)
All lot areas which slope towards streets or adjacent lots shall be required to be seeded with grass or planted with ground cover so as to prevent washing and erosion.
(3)
During construction, the developer shall remove and dispose of all uprooted trees, stumps, brush, rubbish, unused construction materials and debris promptly in the interest of public safety.
A.
Layout. Streets shall be planned to conform with the layout of existing and planned streets and shall be located so as to allow proper development of surrounding properties. Local streets shall be laid out so as to discourage through traffic. Collector streets shall be designed to provide adequate flow of traffic from local streets to major community facilities and to arterial streets.
B.
Secondary means of access.
(1)
In all residential subdivisions or land developments containing 25 or more dwelling units, the applicant shall provide a second entrance/exit to and from the plan, unless the applicant can demonstrate to the satisfaction of the Planning Commission and Board of Commissioners that there is no feasible means to provide such access, considering length of street frontage, street grades, topography, sight distance and other relevant factors such as public health and safety. The secondary means of access may be provided by a proposed street connection to an existing street or the extension of a street right-of-way with a temporary turnaround that abuts adjoining undeveloped property where a future street connection is physically feasible, provided a written agreement with the adjoining property owner is presented that guarantees a future connection through the adjoining property to an existing public street within a specified period of time that is acceptable to the Township.
(2)
If a residential subdivision or land development is proposed to be phased, the requirement to provide a secondary means of access may be met by providing a right-of-way to the property line of a future phase, provided that phase will connect to an existing public street. In such case, the Board of Commissioners may require revisions to the phasing schedule and/or posting of a performance bond in the prior phase to guarantee timely construction of the secondary means of access.
C.
Topography. Proposed streets shall be planned to conform to the contour of the land, in order to provide buildable lots, to have a suitable alignment and grade and to allow proper drainage.
D.
Grading. The shoulders shall be graded to six feet behind the curb and provisions shall be made for protection of slopes beyond the right-of-way.
E.
Street grades. Minimum and maximum grades shall be provided on all streets in accordance with the design standards specified in Appendix I. Grades shall be measured along the center line of the street. Vertical curves shall be used in changes of grade exceeding 1% and should be designed in accordance with the design standards specified in Appendix I.[1] Intersections shall be approached on all sides by leveling grades for a distance of 25 feet within which no grades shall exceed the design standards specified in Appendix I. The grade of actual intersections shall not exceed 6% in any direction.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
F.
Rights-of-way and paving widths. Minimum widths of rights-of-way and minimum widths of paving shall be provided in accordance with the design standards specified in Appendix I.[2] All streets shall be paved in accordance with Township construction standards.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
G.
Culs-de-sac. A cul-de-sac shall not be approved when a through street is practical. A cul-de-sac shall not be more than 600 feet in length, unless a modification to this requirement is granted under Article X of this chapter. The length of the cul-de-sac shall be measured from the nearest point of its intersection with another public street to the terminus of the cul-de-sac right-of-way. A cul-de-sac shall have a minimum right-of-way radius and an outer minimum paving radius as specified in the design standards in Appendix I.[3]
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
H.
Temporary turnarounds. A temporary turnaround may be required where a road is constructed to an adjoining property line or where the terminus of a road adjoins property in a future phase of the plan. The right-of-way width required for a temporary turnaround shall be a minimum of 100 feet, and the outer paving radius of the temporary turnaround shall be 40 feet.
I.
Visibility.
(1)
No fence, trees, hedges, shrubbery, walls, planting (other than trees and grass) or similar obstructions shall be located within the right-of-way, and no such obstruction shall obscure visibility at any intersection. Existing trees may remain in the right-of-way, provided they do not obstruct visibility or interfere with the location or maintenance of public utilities.
(2)
A clear sight triangle, as defined by this chapter shall be maintained free of any obstructions at intersections so that there shall be a minimum clear sight triangle measured along the center line from the points of intersection in accordance with the requirements specified in Appendix II.[4] The clear sight triangle shall be shown on the final plat for recording.
[4]
Editor's Note: Said appendix is included as an attachment to this chapter.
K.
Street names. All new street names shall be approved by the Township. Names of new streets shall be sufficiently different in sound and spelling from existing names of streets in the Township so as not to cause confusion. A street which is planned as a continuation of an existing street shall bear the same name. Street signs shall be provided in accordance with § 290-52 of this chapter.
Service streets, as defined by this chapter, may be provided where needed for vehicular access, loading, unloading or access to a parking area or parking garage. Service streets shall be constructed in accordance with Township construction standards and shall meet the minimum design standards shown in Appendix I[1] for local streets. Service streets shall not be acceptable to provide the secondary means of access required by § 290-58B of this chapter.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
Easements for sanitary sewers, waterlines and stormwater management facilities shall be required to have a minimum width of 20 feet. Where a subdivision or land development is, or will be, traversed by a watercourse, there shall be provided a stormwater or drainage easement of a width sufficient for the purpose, but not less than 20 feet.
The following standards shall apply to all lots proposed to be subdivided or developed in accordance with this chapter:
A.
Area. Minimum lot areas shall conform to the requirements of Chapter 340, Zoning. At any time following construction of existing two-family dwellings and existing townhouse dwelling units, the individual dwelling units may be subdivided along the common walls for the purpose of conveying the units in fee simple even though the resulting lots are less than the minimum required by Chapter 340, Zoning, provided the original lot containing the two-family dwelling or townhouse structure meets the lot width and lot area and/or dwelling unit density required by Chapter 340, Zoning, for the dwelling type at the time of construction.
B.
Frontage. All lots created by a subdivision for single-family dwelling or two-family dwellings shall have frontage along the right-of-way of a public street, unless an exception for a private street is granted in accordance with § 290-49A. The width of the frontage on the public or private street shall conform to the requirements of Chapter 340, Zoning, of the Code of the Township of Neville, as now or hereafter amended, except in the case of a flag lot that meets all the requirements of § 290-61D of this chapter.
C.
Double frontage. Double frontage lots proposed for single-family or two-family dwellings shall be discouraged, except where the secondary frontage is on a service street. On double frontage lots proposed for commercial or industrial uses, vehicular access shall be provided from the frontage on the street with the lower traffic volume, except in the case where the street with the lower traffic volume is a residential street.
D.
Flag lots. A flag lot, as defined herein, shall only be approved under the following circumstances:
(1)
Flag lots shall not be permitted in a major subdivision.
(2)
Only one flag lot shall be permitted in a minor subdivision.
(3)
Flag lots shall not be permitted in a minor subdivision proposed for commercial use.
(4)
Flag lots shall be permitted in a minor subdivision proposed for industrial use, provided that the access corridor is improved with a dust-free, all-weather surface.
(5)
The access corridor shall have a minimum width of 20 feet at the street right-of-way line and for its entire length. The access corridor shall be legally described as part of the flag lot and shall be owned in fee simple by the owner of the flag lot. An access easement across property owned by others shall not be permitted.
(6)
In the case where the proposed flag lot has adequate lot area so that it can be further subdivided or where the flag lot adjoins undeveloped acreage to the rear, the Township may require a fifty-foot right-of-way for a future public street in lieu of the twenty-foot fee simple access corridor.
(7)
The front yard setback for a flag lot shall be measured from the property line in common with the forward lot (the base of the flag) and most nearly parallel to the street right-of-way, regardless of which way the dwelling is proposed to face.
(8)
The rear yard setback shall be measured from the farthest property line that is most nearly parallel to the street right-of-way (the top of the flag).
(9)
All other setbacks shall be side yards.
(10)
Access to the forward lot from the twenty-foot fee simple corridor shall not be permitted unless an easement is granted by the owner of the flag lot or reserved by the subdivider and a maintenance agreement is submitted to the Township.
E.
Side lines. Whenever practicable, the side lines of a lot shall be at right angles or radial to the right-of-way lines of streets.
F.
Building lines. Building lines of lots shall conform to the minimum requirements of Chapter 340, Zoning, and shall be shown on the final plat.
G.
Grading. Lots shall be graded to provide drainage away from buildings and, where practical, water shall be drained to the street rather than to adjoining property. The developer shall be required to provide drains or other drainage facilities, as approved by the Township Engineer, to drain off surface water within the development.
H.
Driveways.
(1)
An individual private driveway, as defined herein, which serves one single-family or one two-family dwelling shall not be required to be paved; however, in lieu of paving, the driveway shall have a covering of slag or stone at least two inches thick over a minimum four-inch stone base for a distance of 30 feet from the right-of-way of the street. All common private driveways, as defined herein, and all individual private driveways serving residential uses, other than a single-family or two-family dwelling, shall be paved in accordance with the Township construction standards and/or the Pennsylvania Department of Transportation Design Manual, Part 2, Chapter 18. Concrete driveways shall have an expansion joint at the public street right-of-way.
(2)
Driveways may extend from the right-of-way line of the street to the cartway of the street, but shall not change the grade or contour of the street right-of-way, nor shall any person cut into, fill, or in any way alter any gutter, curbing, drainage ditch or storm sewer, within the right-of-way of a street or easement for the purpose of extending a driveway; or for any other purpose without first obtaining a permit therefor from the Township. Driveways shall maintain the existing gutter line of the street and the roadway shoulder.
I.
Emergency access. Where more than one building exists on the same lot, a minimum distance of 20 feet shall be maintained between the buildings in order to provide access for public safety and emergency vehicles. All buildings shall be designed so that firefighting equipment has reasonable access to all sides of the building. All other emergency vehicles shall have reasonable access to the principal entrance to the building. All nonresidential buildings and garden apartments shall maintain a fire lane which is clearly marked to prohibit the parking or standing of vehicles, other than emergency vehicles, on driveways immediately adjacent to the building, subject to approval of the Fire Marshal.
J.
Handicapped accessibility. Where required by the laws of the commonwealth or federal law or regulation, subdivisions and land developments shall be designed to meet the current standards with respect to handicapped accessibility.
K.
House number. House numbers shall be assigned by the Township, subject to the approval of the U.S. Postal Service, and shall be posted at each house so as to be easily visible and readable from the street in accordance with the requirements of Chapter 110, Building Numbering and Street Naming, of the Code of the Township of Neville.
Stormwater management facilities shall be provided for subdivisions and land developments in accordance with Chapter 277, Stormwater Management, of the Code of the Township of Neville, as now or hereafter amended.
A.
Size and grade. Storm drains shall be adequate for the anticipated runoff when the area is fully developed. The minimum diameter of storm sewers shall be 15 inches, and the minimum grade shall be 1%, unless approved by the Township Engineer.
B.
Manholes. For pipe sizes of 24 inches or less, manholes shall be spaced at a maximum of 400 feet and for larger pipe sizes, the maximum distances between manholes shall be 600 feet. In addition, manholes shall be installed at all points of abrupt changes in horizontal alignment and vertical grade. Inlets may be substituted for manholes where practical.
C.
Inlets. Inlets of the type shown in the Township construction standards shall be installed. Inlets at street intersections shall be placed on the tangent and not on the curbed portions.
D.
Castings. Manholes and inlet castings shall conform to the Pennsylvania Department of Transportation (PennDOT) Form 408 and PennDOT Standards for Roadway Construction. Inlet grates shall be bicycle safe.
E.
Stormwater roof drains.
(1)
All roof drains shall discharge to an on-lot sump or to a storm sewer system which is controlled by a detention pond. Outlets from roof drain sumps shall not discharge directly onto fill slopes. Outlets shall not discharge directly to the gutter line of any street.
(2)
All pipe from roof drains shall be a minimum four-inch Schedule 40 ABS, PVC or SDR 35 pipe. Four-inch Schedule 40 PVC or ABS pipe is required for a distance of five feet from the foundation of the dwelling. No stormwater drainage system shall be permitted to discharge into any sanitary sewer system. No pipes shall be permitted to be constructed through any curbing on any public street.
F.
Unnatural drainage. All points of concentrated flow discharge shall outlet directly to a well-defined drainage channel. Whenever construction stops or concentrates the natural flow of storm drainage in such a way as to affect adjoining properties, approval of the owners shall be obtained in writing. Approval of plans by the Township shall not authorize or sanction drainage affecting adjoining properties.
G.
Watercourses. Open watercourses shall not be permitted within the rights-of-way of streets. The stopping, filling up, confining or other interference with, or changing the course of, drains, ditches, streams and watercourses in the Township shall not be permitted unless approval, in writing, is obtained from the Board of Commissioners. A permit must be obtained from the Department of Environmental Protection (DEP) of the Commonwealth of Pennsylvania for construction or changes in a watercourse subject to the regulations of the Pennsylvania Department of Environmental Protection (PADEP).
H.
Bridges and culverts. All bridges and culverts shall be designed to support expected loads and to carry expected flows and shall be designed to meet current standards of the Pennsylvania Department of Transportation. All bridges and culverts shall be subject to all permits required by the Pennsylvania Department of Environmental Protection (PADEP), Bureau of Dams and Encroachments.
I.
Intersections of private driveways and public streets. Stormwater drainage facilities shall be placed where each private driveway intersects with a public street. The design shall be approved by the Township Engineer and shall meet the following requirements:
(1)
The facility shall be placed to maintain the flow line of the stormwater drainage facility in the public street.
(2)
Where an apron gutter is to be utilized, said apron gutter shall be designed and constructed in accordance with the Township construction standards.
(3)
Where reinforced concrete, metal or tile pipe is to be used beneath the driveway, said pipe shall not be less than 15 inches in diameter and shall extend across the full width of the driveway and beyond the driveway for a distance determined by the Township Engineer. The pipe shall be installed with flare end sections and shall be designed to support H-15 loading and any other imposed loadings necessary without structurally damaging the system. The installation of the pipe shall be in accordance with the Township construction standards.
A.
Installation. Installation of sanitary sewers and appurtenances shall be in accordance with the Township construction standards and all other applicable regulations of the Township and shall be subject to the approval of the Township Engineer. All utility stubs shall be extended to the street right-of-way line.
B.
Minimum size and grade. The minimum diameter of sanitary sewers shall be eight inches and the minimum grade shall be 0.5%.
C.
Laterals. Lateral connections, where required, shall be installed to the right-of-way line of the street prior to road paving. Each building shall have a separate connection to the Township Sewer, except that garages accessory to dwellings may be connected to the dwelling line.
The lighting of any parking spaces, parking areas, parking aisles, standby/stacking lanes, loading and unloading spaces and areas, access drives and driveways shall be required if such facilities are open and accessible to the general public when or where there is no natural light.
A.
Minimum level of illumination. The lighting system shall be so designed to produce a minimum average maintained light level of from one to two footcandles on the horizontal surface of the entire parking, loading or unloading facility, including, but not limited to, parking spaces, parking areas, parking aisles, standby/stacking lanes, loading and unloading spaces and areas, access drives and driveways. Parking areas accessory to a single-family or two-family dwelling on an individual lot shall be excluded from this requirement.
B.
Spillover lighting. No lighting shall be designed to illuminate (direct or reflected) adjacent or adjoining properties which results in a lighting level in excess of more than 0.2 minimum average maintained horizontal footcandle on the adjacent or adjoining properties. The lighting system shall be designed with cutoff luminaires that have a cutoff angle of 60° or less. (See illustration in Appendix IV.[1])
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
C.
Location of lighting standards. Lighting standards shall not be located on lines delineating parking spaces or in areas hazardous to traffic movements.
A.
Street trees. For all land developments on properties that have frontage on a public street of 50 feet or more and on all newly constructed public or private streets in a subdivision or land development, street trees shall be planted in accordance with the following requirements:
(1)
One canopy tree shall be planted for each 40 feet of street frontage on both sides of the street.
(2)
The trees shall be selected from the Township's recommended list of trees or a suitable alternative, approved by the Township. (See Appendix V.[1])
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(3)
The trees selected shall be of a type that is salt-resistant and that will not overhang the public street right-of-way at maturity. Tree selection and location of trees shall take into account existing overhead power lines on the site. New trees shall not impact existing overhead power lines at maturity.
(4)
Spacing of the required street trees may be "soldier"-type (one tree for every 40 feet, on center, in a row) or "clustered" (one tree for every 40 feet spaced irregularly or in groups). To the extent feasible, based on site conditions, clustered spacing is recommended.
(5)
The street trees shall be planted in accordance with the planting specifications of the Township construction standards.
(6)
Street trees shall be planted in the curb lawn within the public street right-of-way or, if adequate area is not available within the public street right-of-way because of the width of the curb lawn or the location of a sidewalk in the curb lawn, the street tree shall be located on private property within a landscape easement that is located no more than 10 feet from the inside edge of the sidewalk or, if no sidewalk exists, within 10 feet from the right-of-way line.
(7)
For properties located in the C Commercial Zoning District, in addition to the required canopy tree required to be planted every 40 feet, one shrub shall be planted every three feet, on center, along the frontage of public and private streets in the front yard planting strip required by § 290-66E(1) to screen parking areas.
(8)
The planting and maintenance of the required street trees shall be the shared responsibility of the developer, the builder and the landowner. Occupancy permits may be withheld if the required street trees have not been planted. Between November 1 and April 1, temporary occupancy permits may be issued subject to the posting of a bond or other financial security to guarantee the installation of the required street trees during the ninety-day period beginning April 1.
B.
Buffer areas. Buffer areas shall be provided along side and/or rear property lines in all subdivisions or land developments where required by Chapter 340, Zoning. The design of the buffer areas required by Chapter 340, Zoning, shall comply with the following requirements.
(1)
Buffer area requirements. Chapter 340, Zoning, establishes the following requirements for buffer areas depending on the intensity of the dissimilar land uses that adjoin each other.
(a)
Buffer Area "A" (major buffer) is required by Chapter 340, Zoning, along common side and rear property lines separating dissimilar uses in the following instances:
[1]
Where lots within a Riverfront Planned Development (RPD) site proposed for nonresidential use abut lots outside the Riverfront Planned Development (RPD) site located in a Residential A or Residential B District.
[2]
Where lots in an Industrial or Special Industrial District abut lots in a Residential A or Residential B District or an existing single-family dwelling or two-family dwelling located in an industrial or Special Industrial District.
(b)
Buffer Area "B" (minor buffer) is required by Chapter 340, Zoning, along common side and rear property lines separating dissimilar uses in the following instances:
[1]
Where lots within a Riverfront Planned Development (RPD) site proposed for nonresidential use abut lots within the Riverfront Planned Development (RPD) site that contain existing residential uses or that are proposed for residential uses.
[2]
Where lots in a Commercial or Industrial Transition District abut lots in a Residential A or Residential B District or an existing single-family dwelling or two-family dwelling located in a Commercial or Industrial Transition District.
(2)
Buffer Area "A." Where Buffer Area "A" (major buffer) is required by Chapter 340, Zoning, the buffer area shall meet the following standards:
(a)
The depth of the Buffer Area "A" (major buffer) shall be 30 feet as measured from the side or rear property line.
(c)
If the thirty-foot width required for Buffer Area "A" cannot be provided due to existing conditions on the site, the width of the buffer area may be reduced to no less than 15 feet, provided enhanced landscaping is provided using a ratio of 1.5 times the number of trees and shrubs otherwise required for Buffer Area "A."
(3)
Buffer Area "B." Where Buffer Area "B" is required by Chapter 340, Zoning, the buffer area shall meet the following standards:
(a)
The depth of Buffer Area "B" (minor buffer) shall be 20 feet as measured from the side or rear property line.
(b)
For every 100 feet of property line along which Buffer Area "B" is required, one of the following options shall be provided. Either:
[1]
A combination of six evergreen trees, two canopy trees and 10 shrubs staggered between the trees; or
[2]
The required 10 shrubs may be eliminated if existing topography or a constructed earthen berm at least 36 inches high is provided. The earthen berm shall be maintained in ground cover or natural landscaping material such as mulch, river rock or similar material. A combination of six evergreen trees and two canopy trees shall be provided. The maximum slope of the mounding shall be a 3:1 slope if this slope is seeded with grass seed mixture and will require mowing to maintain the lawn. The top of the mound shall be a minimum of eight feet wide and shall provide a 1/2-foot crown. The maximum slope of the mounding may be increased to a 2:1 slope if the slope is planted with ground cover and provides mulch along the slope area.
(c)
If the twenty-foot width required for Buffer Area "B" cannot be provided due to existing conditions on the site, the width of the buffer area may be reduced to no less than 10 feet, provided enhanced landscaping is provided using a ratio of 1.3 times the number of trees and shrubs otherwise required for Buffer Area "B."
(4)
The selected option for providing a feasible alternative to Buffer Area "A" or Buffer Area "B" shall be subject to approval by the Township, considering the conditions on the site of the proposed land development and the conditions on the adjacent property.
(5)
All evergreen trees planted in buffer areas shall be a minimum of six feet in height at the time of planting, measured from the finished grade.
(6)
All ornamental and canopy trees planted in buffer areas shall be a minimum of 2 1/2 inch caliper in size (measured six inches above the ground) at the time of planting.
(7)
All shrubs planted in buffer areas shall be a minimum of 36 inches in height at the time of planting.
(8)
None of the required buffer area plantings shall encroach across any property line.
(9)
Buffer area plantings shall comply with the clear sight triangle requirements of § 290-58I of this chapter.
(10)
No structures or uses, other than fences or walls, passive recreation or stormwater management facilities, shall be permitted in the required buffer area. Structures or uses not permitted within the required buffer area include, but are not limited to,: buildings, accessory structures, parking spaces and lighting devices. Openings for driveways shall be permitted to cross a required buffer area; however, driveways or streets that are part of the circulation system through the site shall not be located within the required buffer area.
(11)
Existing conditions such as embankments, berms, existing vegetation or differences in elevation may be substituted for part or all of the required buffer area at the discretion of the Board of Commissioners. If such a determination is made, the landowner may be required to record a conservation easement of the depth specified by the Board of Commissioners to guarantee that the existing topography and/or vegetation will not be disturbed or removed from the approved buffer area.
(12)
Illustrations of Buffer Area "A," Buffer Area "B" and the options for an alternative to the required buffer areas are shown in Appendix VI.[2]
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(13)
The planting and continued maintenance of the required buffer areas shall be the shared responsibility of the developer, the builder and the landowner. Occupancy permits may be withheld if the required buffer area plantings have not been installed. Between November 1 and April 1, temporary occupancy permits may be issued subject to the posting of a bond or other financial security to guarantee the installation of the required buffer area plantings during the ninety-day period beginning April 1.
C.
Front yard landscaped buffer area for industrial uses. In all land developments that propose the construction of a new industrial building, the expansion of an existing industrial building or the expansion of an industrial use of property, the following requirements to provide a front yard landscaped buffer shall apply:
(1)
A front yard landscaped buffer area at least 20 feet in depth shall be maintained measured from the inside edge of the sidewalk, or if no sidewalk exists, from the edge of the public street right-of-way.
(2)
The twenty-foot front yard landscaped buffer area shall be planted with trees, shrubs and grass or other ground cover.
(3)
Street frontage.
(b)
In the case of properties where there is parking in the front yard or outdoor storage that is visible from the public street, the plantings shall be staggered in order to provide an effective visual screen. In all other cases, the plantings may be staggered or clustered to adapt to the physical conditions on the site.
(4)
If the property fronts on Neville Road, the type and placement of landscaping shall be coordinated with the Neville Road Improvement Plan. If landscaping has been installed by the Township in conjunction with the Neville Road Improvement Plan, any subsequent development of such property shall provide the trees necessary to meet the requirements of § 290-66C(3) above.
(5)
All evergreen trees in buffer areas shall be a minimum of six feet in height at the time of planting, measured from the finished grade.
(6)
All ornamental and canopy trees shall be a minimum of 2 1/2 inch caliper in size (measured six inches above the ground) at the time of planting.
(7)
All shrubs shall be a minimum of 36 inches in height at the time of planting.
(8)
All plantings shall comply with the clear sight triangle requirements of § 290-58I of this chapter.
(10)
If the land development proposes the expansion of an existing building on a site where paving already exists in this required twenty-foot area, the Board of Commissioners may grant a waiver of this requirement in cases of physical hardship; however, an alternate method of creating a greenway along the public street shall be considered before the waiver is granted. Existing conditions on adjacent properties, location of existing utilities, streetlighting, sidewalks and the clear sight triangle required by § 290-58I shall be considered in determining whether a waiver or an alternate method is appropriate.
(11)
The planting and maintenance of the required front yard landscaped buffer shall be the shared responsibility of the developer, the builder and the landowner. Occupancy permits may be withheld if the required street trees have not been planted. Between November 1 and April 1, temporary occupancy permits may be issued subject to the posting of a bond or other financial security to guarantee the installation of the required front yard landscaped buffer during the ninety-day period beginning April 1.
D.
Foundation plantings.
(1)
In all land developments that propose the construction of a new multifamily residential building or a new commercial building, 50% of the length of a building facade that faces a public street shall include foundation plantings immediately adjacent to the building. The plantings shall include a combination of ground cover, shrubs and flowering perennials, all of which are native to Pennsylvania. The minimum height of shrubs at the time of planting shall be 36 inches.
(2)
Foundation plantings shall be shown on the landscaping plan that is required to be submitted with the application for final approval of the land development. The plant materials proposed and the design of the foundation plantings shall be subject to approval by the Township.
(3)
The planting and maintenance of the required foundation plantings shall be the shared responsibility of the developer, the builder and the landowner. Occupancy Permits may be withheld if the required street trees have not been planted. Between November 1 and April 1, temporary occupancy permits may be issued subject to the posting of a bond or other financial security to guarantee the installation of the required foundation plantings during the ninety-day period beginning April 1.
E.
Landscaping standards for off-street parking areas. To the extent feasible, off-street parking areas are encouraged to be located to the side or rear of proposed buildings. All parking areas that contain 12 or more parking spaces shall be subject to the following landscaping requirements:
(1)
Perimeter screening of off-street parking areas. All off-street parking areas shall be screened around the perimeter of the parking area that abuts a street, an entrance drive, circulation aisles or an adjacent parking area that meets the following requirements:
(a)
The planting area shall be a minimum of 10 feet wide measured from the curb or edge of paving of the parking area.
(b)
The area shall be planted with deciduous trees planted 40 feet on center and a continuous row of deciduous shrubs planted at a maximum of three feet on center. Shrubs shall not exceed a height of 42 inches at maturity.
(c)
All vegetation shall be planted a minimum of three feet from the edge of the parking area pavement to protect the vegetation from vehicle bumpers.
(2)
Interior landscaping of off-street parking areas. The following requirements shall apply to all off-street parking areas that contain 12 or more parking spaces.
(a)
Planting islands. One planting island shall be provided for each 25 parking spaces for a single row or for each 50 spaces in a double row of back-to-back parking spaces at a minimum, and at the end of each row, unless an end cap island is required. Planting islands shall meet the following requirements:
[1]
The pervious surface area of each island shall be 17 feet long and a minimum of 12 feet wide.
[2]
Where two or more islands are required in a parking row, they shall be placed so that, in no case, shall the islands be separated by more than 25 parking spaces.
[3]
All planting islands shall contain, at a minimum, one deciduous tree per planting island. The tree shall have a clear trunk at least six feet above the finished grade to allow vehicular circulation and visibility beneath the canopy.
[4]
All landscape islands shall be planted with grass, mulch or gravel or a mixture of these materials.
(b)
End cap planting island. An end cap planting island shall be required at the end of each row of parking spaces to separate the parking spaces from the drive aisles. End cap planting islands shall meet all of the requirements for planting islands specified above.
(c)
Planting median. A planting median shall be placed between every second parking bay of adjacent parking bays, at a minimum, to prevent traffic movement across parking aisles and provide stormwater management for best management practices (BMP) requirements.
[1]
The planting median shall be a minimum of 10 feet wide and may require a sidewalk where necessary for pedestrian circulation.
[3]
The planting median shall contain defined breaks as necessary to provide pedestrian circulation between bays of parking. The bays shall allow for handicap accessibility from one side of the planting median to the other and onto the sidewalk within the planting median if a sidewalk is located within the median.
(3)
General provisions. All landscaping in off-street parking areas shall meet the following requirements:
(a)
All areas of the lot not covered by buildings or impervious material shall be maintained as natural or landscaped areas.
(c)
All landscaping materials shall be salt-tolerant.
(d)
Trees located in paved areas shall be provided with adequate tree pits to permit proper watering.
(e)
Trees shall be planted in accordance with the planting specifications drawings in the Township construction standards.
(f)
The planting and maintenance of the required off-street parking area landscaping shall be the shared responsibility of the developer, the builder and the landowner. Occupancy permits may be withheld if the required street trees have not been planted. Between November 1 and April 1, temporary occupancy permits may be issued subject to the posting of a bond or other financial security to guarantee the installation of the required parking area landscaping during the ninety-day period beginning April 1.
F.
Guarantee of installation and continued maintenance of landscaping materials.
(1)
Landscaping shall be included in the performance bond required by § 290-26 of this chapter. Following inspection by the Township and release of the performance bond, as a condition of occupancy, an escrow deposit in the amount of 10% of the cost of installation of the landscaping shall be posted with the Township for a period of two years following Township approval to occupy the premises.
(2)
It shall be the responsibility of the landowner or lessee to assure the continued growth of all required landscaping and/or to replace the same in the event of frost damage, vandalism or disease or other reasons for the discontinued growth of the required ground cover, trees, shrubs and hedges in the landscaped areas required by this § 290-66. The landowner or lessee shall replace required landscaping materials with like size and type, if the plant materials do not survive for any reason for two years following the date of Township approval to occupy the premises.
A.
All sanitary sewer lines shall be lamped and air-tested by the developer in the presence of the Township Engineer or Inspector. Air tests shall be conducted in accordance with the specifications established by the Township Engineer.
B.
All construction materials used in sewers, streets, sidewalks and other required improvements shall be tested by a qualified testing laboratory, if required by the Township Engineer. The cost for such tests shall be borne by the developer.