The following principles, standards, and design requirements shall apply to all subdivision and land development proposals. Other design requirements as established in Chapter 295, Zoning, of the Township Code or other Cheltenham Township ordinances shall be in addition to the following:
A.
Each subdivision and land development plan, whether sketch, preliminary or final, must comply with the requirements of Chapter 295, Zoning, unless variances or special exceptions have been granted by the Zoning Hearing Board or by final court order.
B.
All portions of a tract being subdivided or developed shall be designated
as to their use, such as lots, streets, parking areas, open space,
public lands, or other proposed uses so that remnants and landlocked
areas shall not be created.
C.
Applicants shall preserve natural amenities such as trees and watercourses,
as well as scenic areas, historic sites and other community assets
and landmarks to the fullest extent practicable. Such features worthy
of preservation shall be identified through reference to the Cheltenham
Township Open Space Plan, the Cheltenham Township Comprehensive Plan,
and Montco2040: A Shared Vision, Montgomery County's Comprehensive
Plan, or the successor plan to any of the aforementioned documents,
or other plan or document adopted by the Township.
D.
Plans shall be designed to avoid excessive disturbance of vegetation
and movement of earth, unless specifically warranted by terrain or
location.
E.
Development and disturbance of floodplain land areas shall be governed by additional standards contained in this chapter, Chapter 295, Zoning, of the Township Code, and the UCC.
F.
The applicant shall construct, install and guarantee, at no expense
to the Township of Cheltenham or its authorities, all improvements
required as part of plan approval, including, but not limited to,
streets, curbs, sidewalks, water and sewage facilities, stormwater
management facilities, streetlights, fire hydrants, street signs,
shade trees, monuments, lot pins, and other facilities and utilities
specified in this chapter. Construction and installation of such facilities
and utilities shall be subject to inspection by the appropriate Township
authorities during the progress of the work, and the applicant shall
pay for all inspections.
G.
The applicant shall observe the ultimate rights-of-way for contiguous existing streets as set forth herein. Additional portions of the corridors for such streets shall be offered to the government agency having jurisdiction at the time the subdivision or land development is dedicated. Applicable building setback lines, as defined by Chapter 295, Zoning, of the Township Code of current adoption, shall be delineated as measured from the ultimate right-of-way lines.
H.
The proposed subdivision and land development shall be coordinated
with the existing nearby neighborhoods as well as with abutting tracts
where future development is possible so that the community as a whole
may develop harmoniously.
I.
Improvement construction requirements shall be completed in accordance
with specifications of the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Protection, the Montgomery
County Conservation District and all other regulatory government agencies
having jurisdiction thereof, or the specifications provided herein
and whichever specifications are most stringent shall take precedence
over any less restrictive law, ordinance or regulation.
J.
The standards contained within this chapter are the minimum standards
and requirements for the protection of the health, safety, and welfare
of the residents of the Township of Cheltenham and are to be used
in all subdivisions and land developments. In addition, the Board
of Commissioners reserves the right to require standards in excess
of the minimum requirements if warranted to protect the health, safety,
and general welfare of the community.
K.
The applicant shall offer for dedication to the appropriate jurisdiction
any and all rights-of-way, easements, land, facilities, or other improvements,
the Board of Commissioners reserves the right to accept of refuse
offers of dedication to the Township for public uses.
A.
Comprehensive plans. Proposals for land development or subdivision
shall be generally consistent with the latest Cheltenham Township
Comprehensive Plan, especially as to the use of land, intensity of
development, transportation, community facilities and resource protection.
Residential development should also be consistent with the housing
objectives of the plan.
B.
State, regional, county and municipal plans. Proposals shall be generally
consistent with appropriate state, regional, county, and any other
municipally adopted plans, as last revised, and other plans including,
but not limited to, the Township's latest Open Space Plan, Revitalization
Plan, Sustainability Plan and any transition plans pursuant to the
Township's commitment to the Ready for 100 movement. Where regional
facilities are proposed in the plan, including but not limited to
highways, rail lines, rail stations, and transportation centers, effort
shall be made to preserve needed right-of-way in the proposed land
development or subdivision for future infrastructure projects.
C.
Public service improvements. Proposals shall be consistent with the
location and timing of public service improvements, such as water
and sewage facilities in accordance with the appropriate infrastructure
plans governing those facilities. In addition, the location of public
service facilities as outlined in a capital improvement plan or official
map shall be considered in locating and planning development.
A.
Proposed land developments and subdivisions shall address the opportunities
and limitations present on a site and its adjacent surroundings. Site
opportunities shall be maximized to enhance the overall quality of
the development and steps shall be taken to lessen potential negative
impacts upon a site and the surrounding properties. The impacts of
the proposed development on the natural environment and surrounding
land uses shall be given a high priority and made an integral part
of the overall design for the land development and subdivision. The
following site organization guidelines shall be used:
(1)
Site improvement layout. Building placement shall be functionally compatible with the site's topography, existing vegetation, and surrounding land uses, taking into account energy conservation, solar access, and pertinent natural features, as described below in § 260-27A(2), Existing natural features.
(2)
Existing natural features. Existing natural features shall be recognized
and integrated into the site layout. Existing natural features, including,
but not limited to, streams, steep slopes, floodplains and floodways,
wetlands, unique habitat, woods and similar natural resources shall
be incorporated into the overall site plan to strengthen the unique
quality of the land.
(3)
Open space. The placement of open space and preservation of scenic
views shall be a fundamental part of the development design. Open
space lands shall provide for a variety of benefits including recreation,
natural resource protection, stormwater management, water quality
improvement and protection, air purification, carbon sequestration,
scenic views and vistas, and effective buffers between different land
uses.
(4)
Circulation. Movement within a site and access to the site shall
consider the safety and convenience of various types of users, not
just vehicles. Cross access by various types of users, including but
not limited to pedestrians, bicycle, those with limited or alternative
mobility such as wheelchairs, and motor vehicles between properties
and joint access shall be considered, in order to improve multimodal
circulation.
(5)
Relationship to surrounding uses. The proposed design shall complement
positively to surrounding uses through building setbacks, buffers,
and separation of uses. Various potential negative impacts upon surrounding
land uses, including but not limited to noise, light, and loss of
privacy, shall be mitigated.
(6)
Sustainable development. The development of a site shall use construction
methods and building materials that reduce energy, water, and fuel
consumption needs of the property, while also considering opportunities
to utilize renewable energy sources, and conserve and reuse water
resources. For applications considered major plans under this chapter,
the applicant shall provide a cost statement providing performance
measures, including a ten-year cost evaluation of the energy performance
of the systems the applicant proposes to employ, as well as a ten-year
cost evaluation of alternative methods to utilize on-site renewable
energy sources, and conserve and reuse water resources.
(7)
Health hazards. The configuration of a subdivision or land development
shall reduce potential health and safety hazards to the future users
of the subdivision or land development and to the community as a whole.
A.
Lot size. All lots shall be no smaller than the minimum lot area
requirements of the applicable zoning classification and be generally
sufficient in size and shape to adequately accommodate the development
or use proposed for it. Lots that contain natural restrictions, including,
but not limited to, wetlands, water bodies, steep slopes, or other
similar features shall be large enough to provide suitable area for
the intended use of the lot without requiring encroachment upon natural
amenities. Lots with existing or planned public improvements, such
as fuel pipe lines, underground utilities, stormwater detention basins,
high voltage power lines, or other similar facilities, shall be of
adequate size to allow sufficient room for the intended use of the
lot without requiring encroachment on the public facilities or easements
for the installation, maintenance, repair and replacement of such
facilities and improvements.
B.
Lot shape. Every lot shall contain a building envelope that complies with the requirements of the applicable zoning classification in Chapter 295, Zoning, of the Township Code and is suitable for the type(s) of development proposed.
C.
Corner lots. Corner lots shall meet lot frontage requirements on
two streets.
D.
Rear or flag lots. Rear or flag lots shall not be permitted.
E.
Reverse frontage lots. Reverse frontage lots shall not be permitted.
F.
Lot lines. Lot lines shall be drawn parallel, concentric, at right
angles, or radial to the street right-of-way, unless not feasible
or undesirable due to existing permanent, natural or man-made features.
Where possible, lot lines shall coincide with abutting lot lines and
lot lines across streets.
G.
Lot lines shall follow municipal and county boundaries rather than
cross them.
H.
Building lines. Building lines for all lots shall be in conformance
with the minimum front, side and rear yard setback line requirements
of the applicable zoning district.
I.
Lot numbers. For the purpose of development, each subdivision may
have an overall system of lot numbers, the number one being assigned
to a lot in the first section to be developed. (Such system of lot
numbers shall not be confused with the regular house or building numbering
system based on a Township-wide plan.)
J.
Building numbers. House or building numbers shall be assigned by
the Township based on an overall street plan. Numbers will be assigned
in such a way as to allow for vacant parcels and future development.
A.
The Board of Commissioners shall determine the need for additional
community facilities to serve the proposed subdivision or land development
and shall determine which, if any, community facility or facilities
shall be provided. Examples of such facilities include but are not
limited to illuminated crosswalks, tot-lots, a gazebo, trail, a pedestrian
path to a recreation facility, or an electrical facility or access
thereto. Where identified in a Township, county, or state trail or
open space plan, a trail shall be the preferred amenity.
B.
Where identified in a duly adopted Township Comprehensive Plan, Township
Revitalization Plan, or Township Official Map, or if otherwise deemed
necessary or desirable by the Board of Commissioners upon consideration
of the particular type of development proposed, and especially in
large-scale residential developments, the Board of Commissioners may
require the dedication or reservation of such areas or sites of an
extent and location, as determined by the Board of Commissioners,
as is suitable to service the needs created by the development for
parks, schools, roads, emergency services, and other facilities to
serve the community.
C.
Areas dedicated or reserved for such open space or community facilities
shall be adequate to provide for building sites, related activity
areas, landscaping and off-street parking as appropriate to the use
proposed.
A.
Applicants shall provide and dedicate open space, including appropriate recreation facilities and trails, in accordance with Chapter 295, Zoning, of the Township Code.
B.
Natural resource preservation. To the maximum extent possible, the following environmentally sensitive features shall be preserved based on the natural tolerances to encroachment and development as follows, and in accordance with the appropriate provisions of Chapter 295, Zoning, of the Township Code:
|
Natural Feature
|
Minimum % to be Preserved
|
|---|---|
|
Floodplains and watercourses
|
100%
|
|
Wetlands
|
100%
|
|
Ponds, both natural and man-made
|
100%
|
|
Steep slopes of 15-25%
|
70%
|
|
Steep slopes of over 25%
|
80%
|
|
Woodlands
|
50%
|
|
Where features overlap, the greater percentage shall be conserved.
The percentage of each feature is the extent that it shall not be
altered, regraded, filled or built upon. The land required to be preserved
by this subsection shall be permanently restricted by an easement
and maintenance agreement in form and substance acceptable to the
Board of Commissioners and the Township Solicitor preventing further
development. The deed restrictions shall be included in the deed to
the property and shall be in a form acceptable to the Board of Commissioners
and the Township Solicitor.
|
C.
Open space criteria. In determining what land shall be designated
as open space and preserved in fulfillment of the requirements of
this article, the following standards and principles shall apply:
(1)
Goals and existing plans. To the maximum extent possible, open space
shall be consistent with the plans and proposals outlined in the Cheltenham
Township Comprehensive Plan and the Township Open Space Plan. The
Board of Commissioners shall review the consistency of the proposed
open space with the recommendations of the Cheltenham Planning Commission.
(2)
Interconnections. Open space shall be connected by sidewalk, crosswalk,
and/or trails to all buildings on-site and to the public sidewalk
along the street. Open space shall connect to permanently preserved
land on abutting property, if possible, including provisions for access
ways for general public use to permit residents safe and easy access
to open space.
(3)
Contiguous. Open space areas shall be contiguous, except that two
or more separate open space parcels may be connected by other legal
public access means.
(4)
Access. Open space shall have frontage on a public or private road
or easement capable of providing suitable grade to allow for access
to the open space by maintenance and equipment transport vehicles.
(5)
Utility corridors. Open space may include land within utility corridors
only if the utility companies having legal rights to these corridors
do not prohibit their use for such purposes.
(6)
Open space shall have the physical characteristics capable of serving
the purposes intended for such areas, including recreational use.
(7)
Open space comprising the verge area may not be counted towards meeting
the open space requirement.
(8)
Open space shall be visible from dwelling units and roadways.
(9)
No more than 10% of open space pursuant to this section shall consist
of stormwater management areas.
(10)
Specific design criteria. The following design criteria shall
apply to specific classes of open space, as indicated below:
(a)
To the maximum extent possible, a village green, lawn, recreation
area, or park, when proposed, shall be at least 20,000 square feet
in size, must be able to fit a circle with a radius of at least 75
feet inside of it, and be surrounded along at least 45% of its perimeter
by roads or driveways.
(b)
To the maximum extent possible, a public plaza, when proposed,
shall have a minimum size of 2,500 square feet, shall be surrounded
by streets or building facades on all sides, shall be comprised of
landscaping covering between 25% and 80% of the plaza, and shall be
improved by an architectural feature or amenity approved by the Board
of Commissioners that helps identify the area as a central gathering
space.
D.
Open space designation. All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in Subsection D(1) through (7) below: "Open space land may not be separately sold, nor shall such land be further developed or subdivided." All plans shall further designate the use of open space, the type of maintenance to be provided, and a planting plan or schedule. When designating the required open space pursuant to § 260-31C above, the following classes shall be used to define the intended uses of said open space:
(1)
Natural area. Land which is left predominately in a natural condition
and managed to protect significant natural resources in accordance
with a natural areas management plan.
(2)
Farmland. Land which will be used to grow agricultural crops or for
the pasturing of farm animals maintained in accordance with the soil
and water conservation plan as approved by the Montgomery County Conservation
District.
(3)
Recreation area. An area designated for specific recreational uses
including, but not limited to, tennis, athletic fields and tot lots.
Such areas shall be maintained so as to avoid creating a hazard or
nuisance, and shall perpetuate the proposed use.
(4)
Garden area. An area designated for community vegetable plots.
(5)
Stormwater management. No more than 10% of required open space shall
consist of stormwater management areas. Only bioretention areas are
permitted to be counted as open space, provided the 10% restriction
in the previous sentence is satisfied.
(6)
Park. A small area designated for use for a variety of outdoor activities.
It may include lawn areas, decorative plantings, seating areas, and/or
walking paths.
(7)
Public plaza. An area in an urban or village center designated as
a meeting place for community residents. It may include gazebos, information
stands, seating areas, decorative plantings, fountains, or other similar
features.
E.
Open space ownership and perpetuation. At least one of the methods cited under this section shall be used individually or in combination with other methods, to own and perpetually preserve open space that is provided in fulfillment of the requirements of this article and Chapter 295, Zoning, of the Township Code. The final subdivision and or land development plan shall clearly indicate the manner in which open space will be owned and administered. Prior to final plan approval, an open space management plan shall be developed by the applicant for the benefit of the entities to which ownership or maintenance responsibilities will be transferred, which shall include schedules and cost estimates for routine stewardship tasks of all open space facilities and natural resources on the site. Following final plan approval, the open space ownership shall be established as outlined below. Written notice of any proposed transfer of open space shall be given to the Township for approval no less than 30 days prior to such event.
(1)
The Township may, but is not required to, accept fee simple dedication
of open space land in accordance with the following:
(a)
There shall be no cost of acquisition (other than costs transfer
costs agreed upon by the Township).
(b)
The Township shall agree to maintain the open space.
(c)
The open space shall be in an acceptable condition to the Township
at the time of dedication with regard to size, shape, location, and
that any improvements are certified as satisfactory by the Township
Engineer.
(d)
The applicant shall prepare, at no expense to the Township,
the legal description, with metes and bounds, of the land being offered
for dedication.
(e)
The Township may accept the dedication by means of a signed
Township resolution to which a property description, deed, and plan
of dedication area or areas shall be attached.
(f)
All dedications in fee simple shall be free and clear of any
liens or encumbrances.
(g)
The Township shall not accept fee simple dedication of open
space without compensation for maintenance for a period as determined
sufficient by the Township.
(h)
An agreement citing all applicant obligations serving as a condition
to plan approval shall be approved by the Township and recorded with
the plan at the same time as the plan is approved.
(2)
A public agency acceptable to the Township including county, state,
or federal government or another municipality may, but shall not be
required to, accept the fee simple dedication of open space, provided
that the Township approves a maintenance plan whereby the grantee
agrees to and has access to maintain the open space.
(3)
Open space may remain or be placed in the ownership of the individual
property owners and shall be restricted from further subdivision and/or
land development by deed restriction, provided that:
(a)
The Township shall agree to the boundaries of the open space
that shall be held in private ownership.
(b)
Restrictions providing for the protection and continuance of
the open space which meet Township specifications shall be placed
in the deed for each property that has the open space area within
its boundaries.
(c)
A maintenance agreement suitable to the Township shall be established
and the deeds to the properties that are located within the deed restricted
open space areas shall clearly state that the maintenance responsibility
for the open space lies with the individual property owner.
(4)
A private, nonprofit conservation organization, among whose purposes
is to conserve open space land and/or natural features, may, but shall
not be required to accept the conveyance of fee simple or less-than-fee-simple
interests in any portion of the open space, provided that:
(a)
Any private, nonprofit conservation organization intended to
be the grantee of a conveyance shall be acceptable to the Township
as a bona fide conservation organization with perpetual existence.
(b)
Any conveyance shall contain appropriate provisions for proper
reverter or retransfer in the event that the grantee becomes unwilling
or unable to continue carrying out its function.
(c)
A maintenance agreement acceptable to the Township shall be
established between the applicant and the conservation organization.
(5)
Open space may be controlled with condominium agreements that shall
be approved by the Township and be in conformance with the Pennsylvania
Uniform Condominium Act or Uniform Planned Community Act.[1] All open space land and facilities shall be held as a
common element.
[1]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq. and
68 Pa.C.S.A. § 5101 et seq., respectively.
(6)
Open space may be held in common ownership by a homeowners' association.
In addition, the homeowners' association shall be governed according
to the following:
(a)
The owner or applicant shall provide to the Township a description
of the organization, including its bylaws, and all documents governing
maintenance requirements and use restrictions for open space. The
homeowners' association agreement shall be recorded.
(b)
The organization shall be established (with financial support
by the applicant if necessary) before any lot in the subdivision or
building in the development is sold.
(c)
Membership in the organization and fees shall be mandatory for
all purchasers of property therein and their successors.
(d)
The organization shall be responsible for the maintenance of
suitable insurance on the open space.
(e)
The members of the organization shall share equitably in the
costs of maintaining, insuring, and operating the open space.
(f)
The applicant proposing any plan containing open space shall
arrange with the Montgomery County Board of Assessment a method of
assessment of the common facilities which will allocate to each tax
parcel in the development a share of the total assessment for such
open space. Where this alternative is not utilized, the organization
shall be responsible for applicable real estate taxes on common facilities.
(g)
The organization shall have or hire adequate staff, as necessary,
to administer, maintain, and operate the open space.
(h)
The organization shall have the power to compel fees from property
owners therein to cover their proportionate shares of the initial
cost and costs associated with the maintenance and upkeep of the open
space.
F.
Open space restrictions. Every property proposed for open space shall
be restricted in the following manner:
(1)
The property deed shall contain the following deed restriction:
This property was established as permanent open space through
the approval of the [name of proposed subdivision or land development]
and recorded in Deed Book _____ and Page_____, and shall be maintained
as open space in accordance with the approved plan. No change of use,
transfer of ownership, or sale of this property shall occur without
the written consent of the Township in accordance with requirements
of the Township Zoning Ordinance. This restriction shall have the
effect of a covenant running with the land, and shall otherwise be
binding upon the Grantee, and shall be enforceable only by the Township,
its residents or former owners of the property.
(2)
The Township is authorized to make random inspections of any open
space property created through municipal actions to ensure that the
owner and any successors, agents or assigns duly perform, abide by,
and complete any duties, obligations, or requirements as set forth
in the final plan and/or deed restrictions.
(3)
The Township may require financial security to ensure appropriate
long term maintenance of the open space depending upon the ultimate
owner of the open space. The amount of financial security shall be
established as necessary to reimburse the Township for its expense
of performing remedial measures if not performed by the owner.
(a)
In the event that the entity charged with maintenance responsibilities,
or any successor, agents or assigns thereto, fails to maintain all
or any portion of the open space in reasonable order and condition
in accordance with the development plan and all applicable laws, rules,
and regulations, the Township may serve written notice upon such entity,
upon the residents and owners of the uses relating thereto, setting
forth the manner in which the entity has failed to maintain the open
space in reasonable condition.
(b)
Such notice shall set forth the nature of corrections required
and the time within which the corrections shall be made. Upon failure
to comply within the time specified, the organization, or any successor
organization, shall be considered in violation of their responsibilities,
in which case the Township may enter the premises and take corrective
action.
(c)
The financial security funds in the applicant's escrow account,
if any, may be forfeited, and any permits may be revoked or suspended.
If the funds of the escrow account are insufficient to pay the costs
of remedial maintenance, the costs of corrective action by the Township
shall be assessed ratably, in accordance with tax assessments, against
the properties that have the right of enjoyment of the common facilities
and shall become a lien on said properties. The Township, at the time
of entering upon such common facilities for the purpose of maintenance,
shall file a notice of such lien in the office of the Prothonotary
of Montgomery County, upon the properties affected by such lien.
A.
Preservation of existing vegetation.
(1)
All subdivisions and land developments should be laid out in such
a manner as to minimize the removal and/or disturbance of healthy
trees, shrubs, and other vegetation on the site. Special consideration
shall be given to mature specimen trees and ecologically significant
vegetation.
(3)
The applicant shall prove to the satisfaction of the Board of Commissioners
that vegetation removal is minimized. A written document or plan shall
be performed by a registered landscape architect or other qualified
professional showing that no more desirable layouts are possible and
no alternative clearing or grading plan would reduce the loss of mature
trees, tree masses, and woodlands.
(4)
Each freestanding mature tree, tree mass, or woodland on the site shall be designated "to remain" or "to be removed" on the existing features plan, pursuant to § 260-15C(7) above and in accordance with the following criteria:
[Amended 12-16-2020 by Ord. No. 2415-20]
(a)
Trees 100% dead shall be designated "to be removed."
(b)
Measures shall be taken to preserve live trees, especially unique
or specimen trees, as well as trees 24 inches dbh or greater. Examples
of such measures are:
[1]
Rerouting proposed overhead utilities for less branch interference
and underground utilities for less root disturbance.
[2]
Determining that, in certain cases, the proposed excavation
or grade change will have minimal impact on tree health per an arborist.
[3]
Trimming of branches to clear proposed buildings, parking lots,
overhead utilities, site triangles, solar access, etc. An arborist
shall determine if the trees will be viable after such trimming.
[4]
Routine tree maintenance (pruning, dead wood removal, cabling)
to remediate an unsafe or unhealthy tree.
(c)
If the above preservation measures are not appropriate in a
given case, then a mature tree, tree mass or woodland may be designated
"to be removed" based upon any of the following criteria, but in no
case (especially for undesirable trees) shall the live tree count
be reduced for their removal:
[1]
The outermost branches of the tree(s) are within five feet of,
or the trunk of the tree is within 20 feet from any proposed building,
structure, paving, parking or utilities (overhead or underground).
[2]
The outermost branches of the tree(s) are within five feet of,
or the trunk of the tree is within 20 feet from any proposed changes
in grade or drainage such as excavations, mounding, impoundments,
or any utility installations or easements.
[3]
The tree(s) interfere with traffic safety or are located within
proposed sight triangles.
[4]
The tree(s), by its location or apparent health, poses any undue
threat to the health, safety and welfare of the community.
[5]
The tree blocks required solar access.
[6]
Undesirable or nuisance trees, either individual or species;
for example, diseased or insect infested, messy fruiting trees, nonnative,
or invasive.
(d)
Mature trees, tree masses, or woodlands that do not fit the
above criteria shall be designated "to remain" or "to be preserved."
B.
Protection of existing vegetation. Existing vegetation designated "to remain," in accordance with § 260-34D, Tree replacement planting requirements, Subsection D(1), as part of the landscaping of a subdivision or land development shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. The following additional standards shall apply:
(1)
A temporary, sturdy physical barrier, such as a snow fence or chain-link
fence as determined by the Township, shall be erected a minimum of
one foot outside the dripline or a minimum of 20 feet from the tree's
trunk, whichever is greater, on all sides of freestanding trees, tree
masses, or woodlands prior to major clearing or construction. A detail
of said fence shall be provided by the applicant for review by the
Township.
(2)
The barrier shall be placed to prevent disturbance to or compaction
of soil inside the barrier and shall remain until construction is
complete. No grading shall occur within the protection area, nor shall
the placement or storage of construction materials or machinery be
permitted in the protection area.
(3)
The barrier shall be shown on the erosion and sedimentation (E &
S) control plan, grading plan and the landscape plan. Reference to
the installation of tree protection should be included in the sequence
of construction notes to ensure incorporation of tree protection before
the earliest stages of site disturbance.
C.
Credit for preserved trees. Tree plantings required by this chapter are permitted to be satisfied, whenever possible, by utilizing or preserving existing noninvasive, healthy trees. To receive credit, an applicant must demonstrate that the trees intended to be preserved are located in areas of the site suitable to otherwise satisfy the replacement landscape requirement; an applicant must stipulate exactly what replacement landscape requirement is proposed to be credited. Credit for existing trees which are "to remain," or "to be preserved," as determined in § 260-34A(4) above, to offset the replacement tree requirement shall be calculated as follows:
[Amended 12-16-2020 by Ord. No. 2415-20]
|
Preserved tree
(dbh)
|
Number of Trees Credited
(3 inches caliper)
|
|---|---|
|
18 inches and greater
|
4 trees*
|
|
12 to 17 inches
|
2 trees*
|
|
8 to 11 inches
|
1 tree*
|
|
NOTES:
| |
|---|---|
|
*
|
Only one tree shall be credited for each preserved street tree.
|
D.
Tree replacement planting requirements.
(1)
Any subdivision or land development proposal which will result in
the destruction of any trees (dead or alive) three inches dbh or greater
that would result in the reduction of 10% or more of the total tree
dbh in the limit of disturbance (LOD) area shall replace all of the
tree dbh removed in excess of 10% as reduced by the appropriate credit
for preserved trees in the LOD area. If the LOD area does not reasonably
contain enough space for the required replacement trees, they may
be planted elsewhere on the subdivision or land development tract.
“Existing trees” shall also include all trees which existed
on the site two years prior to the submission of the application for
subdivision or land development approval. The total tree removal impact
of woodland areas designated “to be removed” shall be
measured by a forest density survey that calculates the approximate
quantity of trees (three inches dbh or greater) per square foot area.
Calculated woodland tree removals and individual mature tree removal
shall be listed on the plan. Required tree replacements shall be calculated
by the following formula:
[Amended 12-16-2020 by Ord. No. 2415-20]
 |
(a)
Each tree three inches dbh or greater that is destroyed shall be replaced with a sufficient number of trees whose total caliper measurement equals the dbh measurement of the tree which is destroyed or removed minus the credit for preserved trees pursuant to § 260-34C, credit for preserved trees. Each individual replacement tree intended to satisfy this requirement shall have a minimum two-and-one-half-inch caliper.
(2)
Replacement trees shall be planted on site to mitigate for existing
trees removed. Such replacement trees shall be required to be planted
are distinct from and in addition to all other landscaping requirements
of this chapter. Proposed replacement tree plantings shall be identified
and listed on the plan.
(3)
If the site does not reasonably contain enough room for the required
replacement trees, the Board of Commissioners may allow the developer
to locate some or all of the replacement trees on public lands or
accept an equivalent fee in lieu of plantings, at their discretion.
(4)
Calculation and estimation of existing trees shall be performed before
any clearing commences and shall be documented on the plan.
(5)
Calculation and estimation of the existing trees remaining after
construction shall be performed and compared with the calculations
of the approved plan. Any tree removals additional to those on the
approved plan shall be replaced as required by this section prior
to the issuing of any occupancy permits.
A.
Hydric soils. The presence of hydric soils may indicate wetlands.
When hydric soils are indicated on the site, a wetlands study should
be conducted in accordance with the U.S. Army Corps of Engineers Wetlands
Delineation Manual (1987 Manual). In the event no wetland study is
undertaken, the location of soils with soils rated as all hydric in
the county soil survey on site will be assumed to be wetlands for
the purpose of this chapter and shall be noted on the plan as such.
B.
Wetlands as defined by the U.S. Army Corps of Engineers and the Commonwealth
of Pennsylvania in accordance with Section 404 of the Federal Clean
Water Act of 1977[1] and the Pennsylvania Clean Streams Act[2] shall be preserved in subdivisions and land developments.
Jurisdictional determination of wetlands shall be obtained at an early
stage to determine the extent and location in the proposed subdivision
and/or land development. Required permits shall be acquired prior
to final plan approval.
C.
Wetland buffer. A twenty-five-foot setback known as the "wetland
buffer" shall be maintained around the perimeter of all wetlands.
No removal of vegetation, except the selective removal of dead trees
and or other noxious vegetation in the wetland area or buffer shall
take place without the specific permission of the Township Engineer
in consultation with a specialized consultant professional of the
Township's choosing.
Riparian corridors shall be maintained as defined and delineated pursuant to Article XX, Riparian Corridor Conservation Overlay District, of Chapter 295, Zoning, of the Township Code, in addition to the requirements of this section:
A.
Whenever a pond, watercourse, stream, or intermittent stream is located
within a development site, it shall remain open in its natural state
and location and shall not be piped or channelized.
B.
When a riparian corridor is present or required as per Chapter 295, Zoning, of the Township Code on a property included in a subdivision or land development, no construction, development, use, activity, or encroachment shall be permitted unless a riparian corridor management plan is submitted and approved by the Board of Commissioners upon the recommendation of the Township Engineer, and the effects of such development are mitigated by the implementation of the riparian corridor management plan. The riparian corridor management plan shall meet the following requirements:
(1)
Plan contents. The riparian corridor management plan shall contain
the following information:
(a)
Existing conditions, including the corridor boundaries, steep
slopes, swales, wetlands, streams, ponds, floodplains, woodlands,
other vegetation, and existing structures. A written description of
unusual or significant conditions shall also be included.
(b)
Management goals for the entire tract and long-range goals for
the riparian corridor, if applicable (including goals such as reforestation,
eradication of invasive species, protection or improvement of water
quality, water filtration, infiltration, stream buffering, and/or
stream bank stabilization).
(c)
Proposed activities, including a plan drawn to scale that shows
all proposed activities within and adjacent to the riparian corridor
(including long-term management goals). The plan shall differentiate
areas that will be disturbed from those that will be protected and
preserved.
(d)
Proposed management, including an explanation of how the goals
will be met given the proposed activities. The plan shall specify
when the construction, planting, or other activities are to begin
and end and shall address long- and short-term maintenance, mitigation,
and improvement activities necessary for preservation of the riparian
corridor, including application of herbicides, removal of invasive
plants, spacing and types of newly planted trees and shrubs, mowing
schedules, and other related functions. Special provision shall be
made to plan for and implement plantings of understory and shrub layers
once the canopy trees has become established.
(2)
Management, mitigation, and restoration measures. The proposed management
plan shall comply with the following management, mitigation, and restoration
measures:
(a)
Management practices. The following management practices shall
be integrated into the management plan:
[1]
Existing woody and other vegetation shall be preserved to the
greatest extent possible.
[2]
Fallen branches and other organic material shall be allowed
to remain where they have fallen, provided that they do not create
a hazard.
[3]
Stream crossings shall be designed at a 90° angle to the
stream, or as close as possible.
[4]
Stream banks shall be stabilized in accordance with "A Streambank
Stabilization and Management Guide for Pennsylvania Landowners," by
PA DEP.
(b)
Mitigation measures. Disturbance or permanent removal of vegetation
within the riparian corridor shall be mitigated by at least one of
the following measures, with a total amount of mitigated area, measured
horizontally, that is equal to or greater than the total amount of
disturbed area, measured horizontally:
[1]
Increasing the area of the corridor. The area of the riparian corridor, measured from the defined edge of a watercourse (from the top of the stream bank), is increased as prescribed by Chapter 295, Zoning, of the Township Code, or as much as needed to replace the area lost due to the encroachment, whichever is greater.
[2]
Increasing the effectiveness of the corridor. In existing degraded
wooded areas or proposed new wooded areas, planting the riparian corridor
with new canopy trees at a minimum rate of 10 feet on center or one
tree per 225 square feet in staggered naturalized rows or an equivalent
informal arrangement within the area within 25 feet of the top of
each bank of the stream.
(c)
The management plan shall comply with the Township's policy
regarding herbicide application recommendations, as produced by the
Township Environmental Advisory Council (EAC).
(3)
Vegetation selection. To function properly, vegetation in the riparian
corridor management plan shall be selected by a registered landscape
architect or ISA-certified arborist for suitability with site-specific
conditions and approved by the Township Engineer.
(a)
Existing tree cover shall be surveyed and inventoried to assess
the need for any new plantings. Existing species included on any invasive
or watch list shall be removed.
(b)
Adjacent to the watercourse, dominant vegetation shall be comprised
of a variety of native riparian tree and shrub species and appropriate
plantings necessary for stream bank stabilization.
(c)
Away from the watercourse, dominant vegetation shall be comprised
of riparian trees and shrubs, with an emphasis on native species and
appropriate plantings necessary to stabilize the soil.
(d)
All riparian corridor areas shall be revegetated with riparian corridor plants, in compliance with the approved Riparian Corridor Management Plan, the requirements of § 260-88, Plant materials specifications, and the following:
[1]
Canopy tree and shrub plantings shall be located along the stream
bank to provide shade for the stream, and soil erosion control and
stormwater benefits, according to accepted stream bank restoration
practices.
[2]
New canopy trees shall be planted at a minimum rate of 10 feet
on center or one tree per 225 square feet in staggered naturalized
rows or an equivalent informal arrangement within the area within
25 feet of the top of each bank of the stream.
[3]
Dead or damaged trees and plantings shall be replaced at no
cost to the Township. The Township may require financial security
be posted to guarantee the trees and plantings for a period of 18
months from the date of substantial completion of the improvements
in accordance with a maintenance agreement executed by the applicant
in a form acceptable to the Board of Commissioners upon advice of
the Township Solicitor.
(e)
Areas that cannot be revegetated shall be restored using management
practices accepted by experts qualified in riparian corridor management.
(4)
All riparian corridor management plans shall be consistent and written
in coordination with any relevant Army Corps of Engineers studies
for the areas under consideration or PA DEP required permits.
C.
Conservation easement. To preserve the riparian corridor in perpetuity, a conservation easement shall be placed on the plan, the dimensions of which shall be coterminous with those required of Chapter 295, Zoning, of the Township Code and shall be recorded together with the final plan and the riparian corridor management plan at the County Recorder of Deeds.
A.
Minimal grading. Grading shall be limited to the minimum amount of
disturbance of soil or natural topography.
B.
Top soil protection. The topsoil that existed naturally on-site prior
to subdivision or land development shall be managed in the following
way:
(1)
In areas to be graded, the topsoil shall be stripped off and stockpiled
on site and only in accordance with the erosion and sediment (E &
S) control plan.
(2)
Following construction, the stockpiled soil shall be screened and
redistributed uniformly on site to a minimum depth of eight inches
and suitably stabilized by vegetation.
(3)
Any topsoil in excess of soil needed for the reestablishment of eight
inches depth in areas of the site that will not be paved may only
be removed from the site provided that written authorization has been
obtained from the Township Engineer, and provided that said soil to
be removed has been documented and proven to be composed of clean
fill. Said soil to be removed shall not be resold, and all attempts
shall be made to relocate to a location within the Township, as specified
by the Township Engineer.
C.
Grading. All permanent and temporary cutting, filling, grading, regrading,
and/or other forms of earthmoving activities shall be known as "grading"
and shall be conducted only in compliance with the standards as described
below.
(1)
All grading shall be set back from property lines at least three
feet or a sufficient distance to prevent any adverse effects on adjacent
properties.
(2)
No permanent excavation shall be made with a cut face steeper in
slope than 3:1. For steeper slopes, a soils report prepared by a qualified
engineer or geologist experienced in performing such studies and registered
in the Commonwealth of Pennsylvania shall be prepared to document
the soil stability.
(3)
Wherever grading will increase the volume or velocity of stormwater
flow toward a property line, the applicant shall install and maintain
drainage facilities sufficient to prevent adverse effects on the adjoining
property. The construction and operation of these drainage facilities
shall not cause any adverse effects on abutting properties.
(4)
Within the property proposed for development or along property lines,
where grading creates an abrupt dropoff in contrast to a previously
existing gradual change or where a wall is being installed, the applicant
shall be required to install a fence or other suitable protective
barrier.
(5)
A permit shall be required for grading operations. Permits shall
be issued by the Zoning Officer upon recommendation of the Township
Engineer for each tract, lot, parcel, or site which comprises a separate
operation, unrelated to or not contiguous with nearby grading proposed
or performed by the applicant. A permit shall not be required in the
following situations, however:
(a)
For an excavation that does not exceed 10 cubic yards total
material removed.
(b)
For a fill that does not exceed 10 cubic yards of material deposited.
(c)
For an excavation below finished grade for basements and footings
for a single-family detached or two-family dwelling, swimming pool,
or underground structure authorized by building permits, excavation
for a driveway for a single-family detached or two-family dwelling,
or the regrading of such excavated materials into the site from which
they were excavated.
A.
General. Erosion and sediment control must be addressed in the following
manner:
(1)
An erosion and sediment control plan, which meets the requirements
of the DEP's Erosion/Sediment Pollution Control Program (Pa. Code
Chapter 102, Erosion Control) must be approved by the Montgomery County
Conservation District (MCCD) and available on site for all earth-disturbance
activities greater than or equal to one acre.
(2)
All construction activities involving earth disturbance greater than
or equal to one acre, or an earth disturbance on any portion, part,
or during any stage of a larger common plan of development involving
earth disturbance greater than or equal to one acre, must be authorized
by a National Pollutant Discharge Elimination System (NPDES) permit.
(3)
No subdivision or land development plan shall be approved unless:
(a)
There has been a plan approved by the MCCD and/or Township Engineer
that provides for minimizing erosion and sedimentation consistent
with this section, and an improvement bond or other acceptable securities
are deposited with the Township in the form of an escrow guarantee
which will insure installation and completion of the required improvements;
or
(b)
There has been a determination by the MCCD and/or Township Engineer
that a plan for minimizing erosion and sedimentation is not necessary.
(4)
The Board of Commissioners, in its consideration of any preliminary
plan of subdivision and land development, shall condition its approval
upon the execution of measures designed to prevent accelerated soil
erosion and resulting sedimentation, as required by PA DEP. All applicable
regulations and permit requirements of PA DEP as stipulated in its
Soil Erosion and Sedimentation Pollution Control Manual shall be followed
for all earthmoving activities.
B.
Performance principles.
(1)
Any appropriate action which minimizes erosion and sedimentation
as described in the Pennsylvania Erosion and Sediment Pollution Control
Program Manual can be included in the plan. Alternative methods should
be discussed with the Township Engineer prior to the preparation of
an erosion and sediment control plan.
(2)
No unfiltered stormwater coming from an area which has been disturbed
shall be permitted onto an adjacent tract or allowed to be discharged
into any water body.
C.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation, regrading
or other development activity, it shall be the responsibility of the
applicant to remove it from all adjoining surfaces, drainage systems
and watercourses and to repair any damage at their expense as quickly
as possible.
(2)
It is the responsibility of applicant performing any work or disturbance
on or across a stream, watercourse, or swale or upon the floodplain
to maintain, as nearly as possible, in its present state the stream,
watercourse, swale, floodplain or right-of-way during the activity
and to return it to its original or equal condition after such activity
is completed. Adjacent to the watercourse, dominant vegetation shall
be composed of a variety of native riparian tree and shrub species
and appropriate plantings necessary for stream bank stabilization.
No work shall be performed on or across any stream, watercourse or
swale or upon the floodplain without a permit from PA DEP.
(3)
Disturbed areas shall be revegetated in compliance with § 260-62, Stormwater management areas plantings.
(4)
Areas that cannot be revegetated shall be restored using best management
practices accepted by PA DEP.
The design of subdivisions and land developments should be done
in a manner which would preserve desirable cultural and historic features
of a site wherever reasonably possible.
A.
No proposal will be approved with a property line extending through any portion of an existing structure, except where that property line follows a party wall separating semidetached or attached units, in accordance with Chapter 295, Zoning, of the Township Code.
B.
When existing structures are retained.
(1)
Setbacks for existing structures. When new lot lines are created,
it is recommended that setbacks for the existing structures be greater
than the applicable required minimum setback when the height and/or
bulk of the existing structure significantly exceeds that of proposed
abutting development. For existing tall structures, it is recommended
that a setback be equal to or greater than the height of the structure.
For proportionally wide or deep structures, a setback at least equal
to 1/2 the width or depth of the structure is suggested.
(2)
Structurally deficient structures shall be rehabilitated in conformance
with Cheltenham's Building Code and Property Maintenance Code.
(3)
Additions to retained structures shall conform in all respects to the requirements of Chapter 295, Zoning, of the Township Code applicable to the district in which the structure is located. It is recommended that the additions be compatible with the character, design, building materials, and other architectural features of the building.
(4)
Historical or culturally significant structures shall retain their
respective characters, to the greatest extent practical.
(5)
New structures abutting the retained structure shall reflect the
retained structure's character, to the greatest extent practical.
C.
Except as governed by Article XVII, Historical Architectural Review Overlay District, of Chapter 295, Zoning, of the Township Code, when existing structures will be removed:
(1)
The plan must show the location and include a brief description of
the structures to be removed.
(2)
Plan approval will be granted upon written agreement to the expeditious
removal of structures intended for removal, in conformance with municipal
demolition permits.
(3)
All applicable municipal requirements and procedures regarding demolition
of structures and disposition of the reusable parts and/or disposal
of the rubble shall be satisfied.
Sidewalks shall be installed along all existing and proposed
public and private streets, common driveways, and common parking areas.
A.
General.
(1)
Sidewalks and verges shall be required on both sides of the street
within the ultimate right-of-way.
(2)
The Board of Commissioners may waive or alter the sidewalk requirements,
provided an alternative pedestrian circulation concept can be shown
to be more desirable, especially when using open space areas, provided
that appropriate connections are provided between the open space walkways
and the surrounding pedestrian origins and destinations.
(3)
If for any reason an interim waiver of these requirements is made,
a sufficient guaranty shall be posted for the eventual installation
of sidewalks, subject to approval by the Board of Commissioners, upon
recommendation of the Township Engineer and Solicitor.
B.
Design and layout.
(1)
In addition to the sidewalks required by § 260-40A(1) above, sidewalks and verges shall also be provided in appropriate locations to provide safe and efficient pedestrian access between parking areas, buildings, and other pedestrian destinations.
(2)
Sidewalk and verge widths are required to satisfy the standards set
forth in Figure 4.2, Sidewalk and Verge Standards, both when they
are located in the ultimate right of way and when they are outside
of the right of way. Figure 4.3, Illustrated Sidewalk Levels of Service,
illustrates levels of service offered by varying widths of sidewalks.
(3)
A verge shall exist between the curbline or edge of cartway and the
sidewalk, according to the following standards:
(a)
Verges between sidewalks and the curbs may contain streetlights,
trees, benches, trash cans, mailboxes, or newspaper boxes. No obstacle
in the verge may reduce the required sidewalk width for use by pedestrian
traffic as described in the standards in Figure 4.2, Sidewalk and
Verge Standards.
(b)
The verge shall be maintained as a grass strip between the sidewalk
and the curb. If grass is impractical at the site, brick pavers or
similar surface may be used at the discretion of the Board of Commissioners,
upon recommendation of the Cheltenham Planning Commission and Engineer.
(c)
Where a verge is proposed as a grass strip, in no case shall
its width be less than three feet.
(4)
The Board of Commissioners may require additional sidewalk width
in areas where higher volumes of pedestrian traffic are anticipated.
In no case shall sidewalk width be less than four feet.
(5)
All sidewalk widths are exclusive of any obstacle. Sidewalk areas
comprised of streetlights, trees, benches, doors, trash cans, mailboxes,
newspaper boxes, or similar feature may not be counted towards meeting
the minimum width.
(6)
Additional sidewalks or paved trails shall be required where deemed
necessary by the Board of Commissioners to provide access to schools,
religious institutions, parks, community facilities, trails, and commercial
or employment centers, and to provide necessary pedestrian circulation
within land developments and/or subdivisions where otherwise required
sidewalks would not be sufficient for public safety and convenience.
(7)
The grade and paving of the sidewalk shall be continuous across driveways,
except in certain cases where heavy traffic volume dictates special
treatment. The grade and alignment of all sidewalks shall be approved
by the Township Engineer.
(8)
If the provision of sidewalks requires the destruction or removal
of mature trees, the Township Shade Tree Advisory Commission (STAC)
shall make a recommendation on the impact of removal of said trees.
(9)
Conflicts arising from the placement of street trees, utilities,
and verges should be discussed with the STAC and Planning Commission
and Engineer to determine appropriate placement and alignment.
(10)
Proposed sidewalks shall maintain the width, pattern, material,
and style of the Township's sidewalk network. Where proposed sidewalks
meet existing sidewalks which have a different width, a tapered transition
shall be constructed.
|
Figure 4.2 Sidewalk and Verge Standards
| ||
|---|---|---|
|
Zoning District
|
Verge
(feet)
|
Sidewalk
(feet)
|
|
Single-family residential districts (R1, R2, R3, R4 Districts)
|
3
|
5 to 6
|
|
All other base zoning districts
|
4
|
5 to 8
|
|
Figure 4.3 Illustrated Sidewalk Levels of Service
 |
A.
Crosswalks shall be clearly delineated at all street intersections
and all driveway crossings, and marked to the width of the largest
contributing sidewalk or trail. In no case shall crosswalk width be
less than the minimum width required by PennDOT.
C.
Where a crosswalk is located at a principal or minor arterial or
major collector street, the Board of Commissioners may require one
or more of the following measures as described in the Pennsylvania
Traffic Calming Handbook based upon the recommendation of the Township
Planning Commission and Engineer:
(1)
Textured crosswalks. Crosswalk patterns, materials, and colors shall
be consistent with surrounding crosswalks based on the theme established
in the Township and recommended to the Board of Commissioners by the
Township Planning Commission and Engineer.
(2)
Pedestrian signalization shall be provided at intersections where
traffic signals exist.
(3)
Curb extensions, bulb-outs, raised medians, raised crosswalks, and
other pedestrian safety methods shall be considered and, where determined
to be appropriate by the Board of Commissioners, constructed.
(4)
Raised speed table crosswalks.
A.
When a subdivision or land development includes an existing or a
proposed trail with public access customarily used by pedestrians,
bicyclists as delineated in the Township's adopted Comprehensive,
Open Space, or other plans, the applicant shall make provision for
the continued or proposed use of the trail subject to alterations
of the course of the trail within the boundaries of the development
under the following conditions:
(1)
The points at which the trail enters and exits the tract shall remain
unchanged.
(2)
The proposed alteration shall not diminish trail design and function.
(3)
Where an existing trail runs coincidentally with the paved road intended
for use by motorized vehicles, landscaping and other physical structures
shall be used to increase the separation between the trail and the
road.
C.
The Board of Commissioners may require, as a condition of final plan
approval, the guarantee of public access and improvement of trails
when the site is traversed by or abuts an existing trail or a trail
proposed in an adopted open space or trail plan of Montgomery County,
the Township of Cheltenham, or other governmental entity.
D.
When a subdivision or land development lies adjacent to a park, school,
or other pedestrian destination, pedestrian connections shall be made
to that destination.
E.
All trails and pathways shall be constructed before occupancy of
residences and other buildings adjoining the proposed trails/pathways.
F.
When a trail is intended for public use, a permanent access easement
shall be provided allowing public access to the trail on all properties
on which the trail is or will be located. The width of the easement
area on which the trail is located shall be a minimum of 20 feet.
The language of the easement shall be to the satisfaction of the Board
of Commissioners, upon recommendation of the Township Solicitor.
G.
Any of the methods cited under § 260-31E, Open space ownership and perpetuation, concerning open space ownership may be used either individually or in combination, to own and perpetually preserve trail easements provided in fulfillment of this article.
H.
Trails and pathways shall have adequate access for use by all residents
of the development or the general public when indicated on a Township,
County or other governmental entity plan.
I.
Trails shall be landscaped in accordance with the specifications described in § 260-50, Buffer plantings. Landscaping shall be used to help delineate the route of the trail and screen surrounding properties from trail users.
J.
The land area permanently designated for trails for public use may be credited toward any open space requirement of Chapter 295, Zoning, of the Township Code.
K.
No trail shall be designed with the intent to accommodate motorized
vehicles except for emergency or maintenance access.
When a subdivision or land development includes improvements
to streets which have been specified on Bike Montco: The Bicycle Plan
for Montgomery, or Township-adopted plans or maps to receive future
bicycle infrastructure improvements, bicycle routes or lanes shall
be created according to the road, the speed, and the applicant's frontage
as indicated in the aforementioned plans.
A.
Applicants shall provide a safe, reliable, and adequate water supply
from public water service to support the intended uses approved as
part of a development plan. Applicants shall present evidence to the
Board of Commissioners that the subdivision or land development is
to be supplied by Aqua PA or other suitable water supplier. A copy
of a certificate of public convenience from the Pennsylvania Public
Utility Commission or an application for such certificate, a cooperative
agreement, or a commitment or agreement to serve the area in question,
whichever is appropriate, shall be acceptable evidence.
B.
Fire hydrants shall be located at accessible points throughout the
subdivision and land development and shall be located according to
the Township Engineer in consultation with the Township Fire Marshal.
As a general rule, hydrants should be located at each street intersection
and at intermediate points as recommended by the Township Fire Marshal.
Generally, hydrant spacing may range from 350 feet to 600 feet depending
upon the area being serviced. The type and methods of construction
to be employed in the installation of fire hydrants shall be in accordance
with current state and local regulations.
A.
All lots created through subdivision or all proposed land developments
must have a suitable method for the management of wastewater.
(1)
The applicant shall demonstrate suitable management of wastewater
for each lot of a subdivision or land development through one of the
following ways:
(a)
If the site falls within the sewage facilities growth area established
in the Township Act 537 Sewage Facilities Plan, the following options
should be pursued in the order listed:
[1]
Where suitable collection system infrastructure and treatment
facilities are reasonably available with adequate capacity, the applicant
shall connect the proposed lots or land development to the collection
system and treatment plant after complying fully with any permit or
fee requirements established by the owner of the collection and treatment
facility; provided however, the Township maintains the right to allocate
EDUs within the Township for any new development.
[2]
Where suitable collection system infrastructure and treatment
facilities are not reasonably available with adequate capacity to
allow the applicant to connect the proposed lots or land development,
the applicant may petition the owner of the collection system and
treatment facility to extend the system or rectify the in adequacies
of the treatment facility to enable future connection.
(2)
Sewage facilities plan revision. Planning approval shall be obtained
for the selected option from the PA DEP or Montgomery County Health
Department.
(3)
Sewage facilities plan revision exceptions include:
(a)
Minor subdivisions, where no additional lots are created and
there is no new or increase in sewer usage. This includes lot line
adjustments, simple conveyances, and mortgage subdivisions. The impact
of existing wastewater facilities shall be considered in the placement
of new lot lines in these types of subdivisions.
(b)
Non-building lots, provided a properly executed request for
planning waiver and nonbuilding declaration has been submitted to
and approved by DEP. Where the waiver is approved by DEP, the final
plan and the deed for the lot shall contain the following notation:
As of the date of this deed/plot plan recording, the property/subdivision
described herein is and shall be dedicated to the express purposes
of _____ use.
No portion (or lot number(s)_____) of this property are approved
by__________ the Township of Cheltenham or the Department of Environmental
Protection (DEP) for the installation, construction, connection, to
or use of any sewage treatment facility. No permit will be issued
for the installation, construction, connection to, or use of any sewage
collection, conveyance, treatment, or disposal system (except for
repairs of existing systems) unless the municipality and DEP have
both approved sewage facilities planning for the property/subdivision
described herein in accordance with the Pennsylvania Sewage Facilities
Act (35 P.S. § 750.1 et seq.) and regulations promulgated
thereunder. Prior to signing, executing, implementing, or recording
any sales contract or subdivision plan, any purchaser or subdivider
or any portion of this property should contact the appropriate officials
of the Township of Cheltenham who are charged with administering the
Sewage Facilities Act to determine the form of sewage facilities planning
required and the procedure and requirements for obtaining appropriate
permits or approvals.
B.
Sewage facilities design. The design and installation of domestic sewage facilities shall be done in accordance with the Pennsylvania Domestic Wastewater Facilities Manual prepared by PA DEP and Article VI, Engineering and Construction Standards.
C.
Existing on-lot sewage disposal systems that will remain in use shall
be inspected and certified as to their satisfactory functioning, in
accordance with the Township Sewage Facilities Plan, Montgomery County
Health Department, and DEP standards. Malfunctioning systems shall
be repaired or replaced with systems designed and constructed to current
standards.
D.
Any improvements to the sewer system (e.g, through the addition of
sewer equalization tanks, etc.), and the construction or alteration
of any structures, in- or aboveground structures that are a result
of the sewer facilities planning process or revision thereof related
to changes in the sewer facilities plan, shall be required to be reviewed
as a land development as per this chapter for reasons of health safety
and public welfare.
All lots and land developments must contain proper facilities
for the management of solid waste, including recycling, in accordance
with the following:
A.
All solid waste disposal and storage areas shall be fully enclosed
within an opaque structure. If the area is not enclosed within the
principal building, a trash enclosure shall be composed of brick,
stone, cement, concrete with the exception of the entry gates, provided
the gates are opaque as well.
B.
Residential developments with single-family homes may manage solid
waste through a curbside collection service.
C.
Developments without regular curbside collection shall have solid waste collection containers within enclosures. Enclosures shall be made of durable material in accordance with Article VI, Engineering and Construction Standards.
D.
Solid waste storage facilities should be located in the following
manner:
(1)
Convenient to portions of the development where solid waste is generated.
(2)
Accessible for trash collection trucks.
(3)
Solid waste storage may be placed near building service entrances
or loading docks, but may not be placed in any area used for parking
or loading requirements.
(4)
In apartment or condominium complexes with centralized waste storage,
containers should be located in an area which is convenient to each
grouping of 10 to 15 units or be located in a large enclosed facility
at the entrance to the development.
(5)
During the servicing of these containers (up to five minutes) it
is important that internal circulation at the site is not impeded.
E.
Operations. Trash storage containers shall be serviced at least once
a week. If a dumpster contains food waste it shall be serviced every
three days. A storage container shall have tight fitting lids, secured
at all times, and be leak free. It shall also be cleaned out at least
two times a year.
F.
Screening shall be required as per § 260-49A(2) and as per Chapter 295, Zoning, of the Township Code.
A.
The stormwater management system shall be designed in accordance
with all current and applicable Township stormwater management ordinances
and the Pennsylvania Stormwater Best Management Practices Manual.
B.
Existing natural stormwater drainage systems shall be preserved and
incorporated into the overall site stormwater management system.
C.
Natural site conditions. New stormwater conveyance and control devices
shall be designed to be compatible with natural site conditions.
D.
Approval or construction in sections.
(1)
Approval in sections. When subdivisions or land developments are
submitted to the Township Engineer for approval in sections, a complete
storm sewer design for the entire proposed subdivision and land development
shall be submitted.
(2)
Construction in sections. If only a section of a subdivision or land
development is contemplated for construction, the applicant's engineer
shall show how stormwater from each section will be managed to protect
adjacent properties. If temporary construction is required, the engineer
shall include such structures in the plan submitted.
(3)
Management in phases. If a subdivision or land development is proposed
to be constructed in phases, and the construction schedule will result
in the commencement of a future phases 180 days or more following
the completion of the previous phase, then the stormwater management
design must be completed in a manner such that the rate, quantity
and quality requirements of all applicable Township and state ordinances
and/or regulations are met for each phase of construction.
E.
Grading slopes. Minimum grades within the bed of any stormwater detention
basin shall be 2%. Minimum grades within retention, infiltration and/or
wetland style basins may be less than 2%, but all such designs are
subject to the consent and approval of the Township Engineer. Minimum
grades within any constructed channel of conveyances shall be 2%.
Maximum side slopes of any stormwater impoundment berm shall be 33%
(3:1 slope).
F.
Dispersal through site. Appropriate stormwater controls, best management
practices, and conveyance facilities should be dispersed throughout
the site and generally located close to the sources of stormwater
release such as downspouts, culverts, and parking lots.
G.
Maintenance of stormwater facilities. Prior to the granting of final
approval of any subdivision or land development plan, the Township
must be satisfied through contractual arrangements that all stormwater
facilities will be properly maintained. If all, or a portion, of the
facilities will be on property which will be conveyed to an individual
homeowners' association or any other eventual owner, the guarantees
must be in such a form that they will carry through to the new owners.
The approved post-construction stormwater management plan shall be
recorded with the Montgomery County Recorder of Deeds, along with
all maintenance requirements for the same.
H.
Conveyance to two or more separate owners. If the land containing
stormwater management BMPs will be conveyed to two or more separate
owners, the applicant shall provide written assurance and deed restrictions
to the Township that the stormwater management structures will be
properly maintained by the owners, or if acceptable to the Township,
be dedicated to the Township, which shall then be responsible for
maintenance.
I.
Easements and dedication. Where stormwater or surface water will
be gathered within the subdivision or land development and discharged
or drained over lands within or beyond the boundaries of the subdivision
or land development, the applicant shall reserve or obtain easements
over all lands affected. The responsibility for maintenance of stormwater
management facilities and surface conveyance systems shall lie with
the property owner, unless otherwise stipulated by the design plans
and/or per agreements of record on file with the Township or the Montgomery
County Recorder of Deeds. The easements shall be adequate for such
discharge or drainage and for carrying off of such water and for access
that may be required for the inspection, maintenance, repair, and
reconstruction of the same, including access by vehicles, machinery,
and other equipment for such purposes, and which shall be of sufficient
width for such passage and work. The Township shall have the right
to enter and inspect any such easements and repair any issues that
affect the function of the stormwater management facilities, at the
expense of the property owner, should the property owner refuse to
make such necessary repairs, and/or if the property owner could not
be contacted following reasonable efforts to do so.
J.
Storm drainage directed into an adjacent municipality. When storm
drainage will be directed into an adjacent municipality, all provisions
for accommodating such storm drainage shall be submitted to the governing
body of that municipality for review and approval.
K.
Discharge of roof runoff. Stormwater runoff from roofs shall not
be discharged into the street right-of-way without approval by the
Township, upon review by the Township Engineer, nor concentrated onto
adjacent properties. It shall be returned to sheet flow or discharged
into a structure adequately designed and approved by the Township.
L.
Properties shall be graded to ensure proper surface drainage away
from buildings and to promote the collection of stormwater in conveyance
systems per design. Minimum 2% slopes away from structures shall be
required.
M.
Storm sewers.
(1)
Existing storm sewer accessibility. Where existing storm sewers are
reasonably accessible and of adequate capacity, subdivisions and land
developments may connect to the existing storm sewers.
(2)
All storm sewer pipes shall have a minimum diameter of 15 inches.
(3)
Drainage easements. Storm sewers located within road rights-of-way
shall be designed to be parallel with the roadway to the greatest
extent possible. When located in undedicated land, they shall be placed
within an easement not less than 20 feet wide, as approved by the
Township Engineer.
(4)
Drainage facilities design requirements. All drainage facilities
shall be designed to adequately handle surface runoff and carry it
to suitable outlets and shall be designed in accordance with the following
minimum design standards.
(a)
All storm drains and drainage facilities such as gutters, catch
basins, bridges, inlets, and culverts shall be installed and the land
graded for adequate drainage as shown on the grading plan submitted
and approved with the final plan. Construction of these facilities
shall generally conform with PennDOT Publication 408 (latest version)
and PennDOT Publication 72M (latest version). Storm drains and appurtenances
shall be required to be constructed by the applicant to take surface
water from the bottom of vertical grades to lead water away from springs
and to avoid use of cross gutters at street intersections and elsewhere.
(c)
No stormwater runoff or natural drainage shall be so diverted
as to overload existing drainage systems, or create flooding or the
need for additional drainage structures on the other private properties
or public lands. In cases where increased stormwater flows attributable
to an applicant's development will overload existing connected facilities,
the applicant shall be responsible for enlarging those facilities
to adequately convey, at a minimum, the 100-year storm.
(d)
Location within township rights-of-way. Storm sewer lines within
street rights-of-way shall be placed at locations acceptable to the
Township. They shall be protected by a cover of at least 18 inches
from surface grade and at least 18 inches from any crossing utility.
(e)
Location within state rights-of-way. Storm sewer systems that
are to be located within state rights-of-way shall be approved by
PennDOT by obtaining a highway occupancy permit prior to final plan
approval.
(5)
Collection system design.
(a)
Storm sewer pipes and/or culverts shall be designed to pass
the ten-year design storm without surcharging. However, at the recommendation
of the Township Engineer, the storm sewer system shall be designed
to convey the twenty-five-year storm where the receiving (downstream)
stormwater system has adequate capacity to carry the flow. In addition,
storm sewers and/or surface channels of conveyance shall be designed
to adequately convey the 100-year design storm volume to a stormwater
management BMP, or existing channel or watercourse, without negatively
impacting existing or proposed structures.
(b)
The collection system shall be designed by the rational method
of design in accordance with American Society of Civil Engineers Manual
No. 37 except where noted, using the formula Q = CiA, unless otherwise
approved by the Township Engineer.
(c)
Curb inlets. Curb inlets shall be located at curb tangents on
the uphill side of street intersections, and at intervals along the
curbline to control the maximum amount of encroachment of runoff on
the pavement. For all storm sewer systems within public roadways,
the engineer shall provide bypass calculations to demonstrate that
the surface flow width shall not exceed 1/2 the width of any travel
lane, based upon the ten-year design storm.
(d)
The capacity of all inlets shall be based upon a maximum flow
to the inlet of 4.0 cfs, calculated based on the design storm event.
The maximum flow to inlets located in low points (such as sag vertical
curves) shall include the overland flow directed to the inlet as well
as bypass runoff from upstream inlets.
(e)
All storm sewer pipes shall be a minimum of 18 inches in diameter,
unless otherwise permitted by the Township Engineer. Roof leaders
and underdrains may be less than 18 inches in diameter in accordance
with approved designs. All pipes shall be Class III reinforced concrete
or HDPE pipe.
(f)
Open end pipes must be fitted with appropriate endwalls or wing
walls. Open culvert endwalls or wing walls for pipes larger than 18
inches in diameter and longer than 60 feet in length shall be fitted
with durable protective grates, subject to approval by the Township
Engineer.
(g)
Roof drainage. Stormwater roof drains and pipes shall not discharge
water over sidewalks or walkways.
(h)
All storm structures shall be designed with a minimum two-inch
drop in invert between pipe inverts entering and exiting the structures.
In addition, where the pipe diameter is the same for pipes entering
and exiting structures, a concrete low-flow channel shall be constructed
within the bottom of the structure (if not sumped by design) providing
a small flow of water through the structure.
(6)
All storm sewer pipes shall be videoed to confirm their structural
integrity before dedication to the Township.
N.
Stormwater management BMPs.
(2)
Stormwater management facilities. Stormwater management facilities shall be provided to address the rate, volume, and quality requirements of Chapters 290 and 291, as applicable. All such facilities shall conform to the design standards per the PA Stormwater Best Management Practices Manual (latest version). Other stormwater management facilities shall be considered only when accompanied by detailed design plans, details, and calculations, and only upon approval of the Township Engineer.
(a)
Any stormwater management facility designed to store runoff
and requiring a berm or earthen embankment required or regulated by
this chapter shall be designed to provide an emergency spillway to
handle flow up to and including the 100-year post-development conditions.
The height of the embankment must be set as to provide a minimum 1.0
foot of freeboard above the maximum pool elevation computed when the
facility functions for the 100-year post-development inflow rate and
volume.
(b)
Basin berm construction requirements.
[1]
Site preparation. Areas under the embankment and any structural
works shall be cleared, grubbed, and the topsoil stripped to remove
trees, vegetation, roots or other objectionable material. In order
to facilitate cleanout and restoration, the pool area will be cleared
of all brush and excess trees.
[2]
The minimum top width of detention, retention, wet pond, or
any other basin berm that stores stormwater volumes of 10,000 CF or
greater at the 100-year water surface elevation shall be 10 feet.
For basins with a storage volume less than 10,000 CF, the minimum
berm width shall be five feet.
[3]
Cut of trench. A cutoff trench will be excavated along the center-line
dam on earthfill embankments. The minimum depth shall be two feet.
The cutoff trench shall extend up both abutments to the riser crest
elevation. The minimum bottom width shall be eight feet wide but wide
enough to permit operation of compaction equipment. The side slopes
shall be no steeper than 1:1. Compaction requirements shall be the
same as those for the embankment. The trench shall be kept free from
standing water during the backfilling operations.
[4]
Embankment. The fill material shall be taken from the selected
borrow areas. It shall be free of roots, wood vegetation, oversized
stones, rocks or other objectionable material. Areas on which fill
is to be placed shall be scarified prior to placement of fill. The
fill material should contain sufficient moisture so that it can be
formed by hand into a ball without crumbling. If water can be squeezed
out of the ball, it is too wet for proper compaction. Fill material
will be placed in six-inch to eight-inch layers and shall be continuous
over the entire length of the fill. Fill material must be compacted
to a minimum of 95% of modified proctor density as established by
ASTM D-1557. Compaction testing by a certified soils engineer/geologist
must be completed as directed by the Township Engineer to verify adequate
compaction has been achieved.
(c)
Emergency spillways discharging over embankment fill shall be
constructed of reinforced concrete checker blocks to protect the berm
against erosion. Alternate lining materials may be utilized upon approval
of the Township Engineer. The lining shall extend to the toe of the
fill slope on the outside of the berm and shall extend to an elevation
three feet below the spillway crest on the inside of the berm.
(d)
Stormwater management facility outlet piping shall be Class
III reinforced O-ring concrete pipe. Energy dissipating devices shall
be placed at all basin inflow points and outfalls. A minimum of one
concrete anti-seep collar shall be required. Pre-cast collars shall
have a minimum thickness of eight inches; field-poured collars shall
have a minimum thickness of 12 inches. Collars may not be installed
within two feet of pipe joints. Collars must be designed to project
a minimum of two feet around the perimeter of the pipe. Maximum collar
spacing is 14 times the design projection around the perimeter.
(e)
All outlet structures shall be located within the embankment
for purposes of maintenance, access, safety and aesthetics. Below-grade
structures (standard inlet boxes, manholes, etc.) shall not project
above the ground surface. The minimum diameter of any free-flowing
orifice shall be three inches. Innovative low-flow or anti-clog devices
with free-flowing orifices less than three inches are permitted upon
review and approval by the Township Engineer. All inflow headwalls
and outlet structures shall be provided with slanted trash racks with
a maximum grid opening of four inches by four inches, constructed
of aluminum. The trash rack shall be slanted at 45°, to be able
to withstand loading of 500 pounds and be hinged at the top for cleaning.
Other trash racks may be utilized upon approval of the Township Engineer.
(3)
Infiltration rates. Infiltration BMPs may only be installed within
areas in which the tested infiltration rate falls between 0.1 and
10 inches per hour. Any infiltration system shall be designed to fully
drain all water within 72 hours following the peak storage volume
of the design storm event. Testing of infiltration rates shall be
completed in accordance with Appendix C of the Pennsylvania Stormwater
Best Management Practices Manual.
(4)
Methodology. The Soil Complex Method shall be use for all projects
in which the total earth-disturbance area exceeds 1.0 acres. Use of
the Rational Formula for analysis of drainage areas shall be permitted
only upon approval of the Township Engineer.
(5)
Retaining walls shall not be specified for use within the 100-year
floodplain of any detention/retention facility or any embankment slope
or cut slope that is appurtenant to the construction of a detention/retention
facility.
(6)
Whenever a stormwater management facility will be located in an area
underlain by limestone, a geological evaluation of the proposed location
shall be conducted to determine susceptibility to sinkhole formations.
The design of all facilities over limestone formations shall include
measures to prevent ground water contamination and, where necessary,
sinkhole formations. Soils used for the construction of basins shall
have low-erodibility factors ("K" factors). Installation of an impermeable
liner shall be required in detention/retention basins.
(7)
Water quality. In an effort to prevent water quality from negatively
affecting stormwater management facilities, stormwater runoff conveyed
to all BMPs shall be treated prior to discharge into said BMP, through
storm structure inserts, the construction of forebays, or similar
devices. The Township Engineer shall approval the use of any and all
treatment devices.
(8)
As-built survey. As-built surveys of the final constructed condition
of all stormwater management BMPs designed to address the rate and/or
volume of stormwater runoff, shall be provided to the Township by
the land developer. For closed or underground BMPs where such surveys
are not possible, the land developer shall provide internal video
of the constructed conditions to verify compliance with the approved
design plans. For any closed BMP system where the final in situ condition
will prevent video, the land developer shall ensure that a representative
of the Township is present on site during construction to verify compliance
with the approved design plans.
O.
Bridge and culvert design. Any proposed bridge or culvert within
or spanning a perennial or intermittent stream shall be designed in
accordance with the following principals:
(1)
All bridges, culverts, and drainage channels shall be designed to
convey a flow rate equal to a 100-year, twenty-four-hour storm as
defined by the U.S. Department of Agriculture, Natural Resource Conservation
Service (previously SCS), Technical Release No. 55. All bridges and
culverts shall be designed to convey the 100-year design storm without
increasing the extent and depth of the 100-year floodplain.
(2)
Bridges and culverts shall be designed with an open bottom to maintain
natural sediment transport and bed roughness, avoiding acceleration
of water velocity above the natural (preexisting) condition. Rock
(riprap) lining (native material if possible) shall be installed within
a culvert as needed to prevent erosion within the structure. Approximate
top of rock lining must be at the level of the existing stream bottom
so as to maintain normal water level and unimpeded movement of native
animal species.
(3)
All bridges and/or culverts designed to carry a public or private
roadway over an existing watercourse shall be designed with a minimum
of 24 inches of freeboard between the 100-year floodplain elevation
and the roadway surface (center-line elevation). Where existing bridges
and/or culverts are being replaced, every effort shall be made to
achieve this design goal with the new construction. In no instance
shall the new construction lessen the existing freeboard.
P.
Green infrastructure and low-impact development practices shall be
the first best management practices considered when developing the
stormwater management plan for any site. A description shall be provided
by the applicant at the time of plan submittal, indicating why said
practices were not or could not be implemented, if said practices
were not incorporated into the site.
A.
Street trees shall be required along:
(1)
All existing streets when they abut or lie within the proposed subdivision
or land development, except where existing trees serve to meet the
planting requirement.
(2)
All proposed streets, whether public or private.
(3)
Access driveways that serve five or more residential dwelling units.
(4)
Access driveways that serve two or more nonresidential properties
or uses.
(5)
Major walkways through parking lots and between nonresidential buildings,
as required by The Board of Commissioners, upon the recommendation
of the Planning Commission.
B.
Trees shall be planted no greater than 10 feet from the curbline
of a public or private street, or the edge of the paved cartway in
cases where no curbline is present.
C.
Tree species shall be selected based on appropriate growth rates
and mature heights for use under or adjacent to overhead utility lines,
as indicated in Appendix A, List of Approved Plants.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
D.
The number of street trees required shall be at least one tree per
30 feet of public or private street frontage or fraction thereof.
Trees shall be distributed along the entire frontage of the property,
although they are permitted to be clustered together in tree pits
or planting areas and need not be evenly spaced along the frontage,
provided that such clustered trees are placed between 10 feet and
12 feet on center.
Landscape and screening buffers shall be installed in subdivisions
and land developments to integrate new development with its surroundings,
to separate incompatible land uses by providing screening, and to
minimize or eliminate views of certain site elements in compliance
with the following regulations:
A.
Landscape and screening buffers shall be required in the following
locations:
(1)
In those locations specified in Chapter 295, Zoning, of the Township Code where a landscape buffer from a residential zoning district is required.
(2)
Around the entire perimeter of the following land uses and site elements,
in order to mitigate their visual impacts:
(a)
Site- or ground-mounted elements:
[1]
Dumpsters, trash collection or disposal, recycling areas, and mechanical equipment (dumpsters shall also comply with § 260-88, Solid waste storage facilities).
[2]
Service and loading docks and areas.
[3]
Outdoor storage areas.
[4]
Sewage treatment plants and pump stations.
[5]
Utility installations, storage or holding tanks, mechanical
housing for HVAC systems, electrical transformers and substations.
[6]
Any other structure or fixture of similar character or impact.
(b)
Roof-mounted elements. Mechanical housing for HVAC systems or
other mechanical equipment located on the roof of a building.
B.
Buffer area widths. The following landscape buffer area widths shall
apply:
(1)
Buffers pursuant to § 260-49A(1) above shall be the minimum width indicated in the respective zoning district in which the subdivision or land development is situate, as specified in Chapter 295, Zoning, of the Township Code.
(2)
Buffers pursuant to § 260-49A(2)(a) above shall have the width necessary to implement a visually opaque screen composed of landscaping and a fence or wall.
(3)
Buffers pursuant to § 260-49A(2)(b) above shall have the width necessary to implement at least a 50% opaque screen composed of architectural screens, louvered roof equipment screens or fences or walls, which need not include landscaping.
C.
Minimum buffer plant material and site element composition requirements.
(1)
Buffers pursuant to § 260-49A(1) above shall be designed and planted as specified in Chapter 295, Zoning, of the Township Code, and must satisfy the following standards:
(a)
Fences and walls. A six-foot fence or wall shall be placed at
the zoning district boundary line or the nearest to the boundary line
as practicable.
(b)
Composition. Plantings shall include a mix of both evergreen
and deciduous canopy and understory trees and shrubs and may include
ornamental plantings and grasses. At least 1/2 of the trees provided
shall be evergreen.
(c)
The buffer area shall be a continuous pervious planting area
consisting of canopy trees, small understory trees, and shrubs, with
grasses or ground cover. Except where a permitted shared or cross-access
easement driveway intervenes, no paving or parking shall be permitted
within the buffer areas.
(d)
Stormwater basins are permitted in the buffer area provided
that the visual screening requirements of the buffer are met.
(e)
Design. Arrangement of plant materials shall have a naturalistic
appearance, with larger trees arranged closer to the boundary line,
as space is available.
(f)
Number. The required number of plants shall be that which, taken
together, have a minimum of 85% ground coverage and canopy coverage
of the required buffer area, as measured by the design ground coverage
and canopy coverage of all plants proposed.
(g)
As the required widths of buffers pursuant to § 260-49A(1) differ according to the applicable zoning district and the size of the lot in question, buffers may take varying forms. The following figures illustrate planting schemes in compliance with the standard of this Subsection D(1) and this article, but depict different buffer width scenarios as might be found in Chapter 295, Zoning, of the Township Code. These figures are examples and are provided for illustrative purposes only.
|
Figure 4.6a, Prototype Section of 8-Foot Buffer
 |
|
Figure 4.6b, Prototype Section for 15-Foot Buffer.
 |
|
Figure 4.6c, Prototype Section for 25-Foot Buffer.
 |
(2)
Buffers pursuant to § 260-49A(2)(a) above shall include a fence or wall, as well as at least one staggered row of evergreen understory trees or shrubs, provided that 100% opaqueness is demonstrated. The buffer area shall be a continuous pervious planting area consisting of canopy trees, small understory trees, and shrubs, with grasses or ground cover. Except where a permitted shared or cross-access easement driveway intervenes, no paving or parking shall be permitted within the buffer areas. Stormwater basins are permitted in the buffer area provided that the visual screening requirements of the buffer are met.
(3)
Buffers pursuant to § 260-49A(2)(b) above shall be composed of architectural screens, louvered roof equipment screens or fences or walls, need not be composed of vegetation, and are permitted to be greater than six feet in height but no greater in height than the housing or equipment which it is screening. A minimum of 50% opaqueness must be demonstrated.
D.
Alternative compliance requirements.
(1)
Existing topographic conditions, such as embankments or berms, in
conjunction with existing vegetation, may be substituted for part
or all of the required buffers at the discretion of the Board of Commissioners.
The minimum visual effect shall equal or exceed that of the required
buffer.
(2)
Constructed berms or other architectural elements such as walls or
fencing may be permitted to augment part of the landscape buffering
requirements, provided that all berms are landscaped with trees and
mulched to the satisfaction of the Board of Commissioners.
E.
Design standards for fences or walls used in buffers.
(1)
Fences or walls used in a required buffer shall satisfy the following
standards:
(a)
Fences shall be solid or opaque, and shall be constructed of wood, material designed to appear as wood, or decorative metal. Chain-link fencing with slats shall not qualify as solid or opaque. Fences shall otherwise conform to all other applicable standards in the Chapter 295, Zoning, of the Township Code.
(b)
If a stockade fence is used, the finished side shall face out
to adjacent properties or the right-of-way.
(c)
Walls shall be constructed of masonry or brick, but shall not
include unpainted cinder block.
(d)
Walls and fences shall be no higher than six feet.
A.
Intent. The intent of this section is as follows:
(1)
Promote and induce well-designed and sustainable parking lot design
and retrofit designs which produce environmental benefits.
(2)
Incorporate appropriate native plants into the suburban environment
to promote greater landscape resiliency and to enhance natural environments
of the township.
(3)
Integrate stormwater management and landscape design by the use of
plants to promote compliance with state water quality mandates and
the Township's Stormwater Management Ordinance through detention,
treatment, infiltration and groundwater recharge of rainwater.
(4)
Shade paved surfaces to mitigate the urban heat island effect by
planting large canopy trees with effective green space and using paving
surfaces which minimize heat absorption.
(5)
Improve the performance of existing parking lots in an equitable
manner when a redevelopment or retrofit is proposed.
(6)
Provide effective landscape buffers for visual screening and noise
abatement of vehicular uses and parking, while enhancing the wildlife
habitat provided by trees and the natural landscape.
B.
Applicability. Unless otherwise expressly stated, the interior landscape
and buffer requirements of this section shall apply to any of the
following:
(1)
The construction or installation of new vehicular use areas;
(2)
The expansion of existing vehicular use areas, if such repair, rehabilitation
or expansion would increase the area of the vehicular use area by
more than 20% or by 10 spaces, whichever is greater;
(3)
The existing vehicular use areas which are accessory to an existing
principal building, when such building or any portion thereof is expanded
or enlarged, provided that the gross floor area/building footprint/area
is increased by at least one of the following amounts:
C.
Interior landscaping area standards. The following landscaping requirements
are intended to promote shading and healthy vigorous growth of larger
shade trees, shrubs, and ground covers, as well as to create generous
physical space to accommodate rain gardens, or depressed absorbent
areas for stormwater infiltration and detention within the parking
lot. The internal parking lot landscaping shall be provided according
to the following standards:
(1)
Minimum interior landscaping area requirements. The minimum required
interior landscaping area of parking areas shall be a percentage of
the total vehicle use area (VUA) on a lot, as indicated in the graduated
requirements of Figure 4.7 below. By way of example only, and not
limitation, a proposed VUA of 20,000 square feet requires a minimum
interior landscaping area equivalent to 8% of the VUA, which is 1,600
square feet.
(2)
Interior landscaping areas shall be composed of planting islands
and planting strips, within which are planting areas. The sum of the
surface areas which are pervious and composed of planting soil with
the required depth and composition as required in this chapter shall
constitute the interior landscaping area.
(3)
The minimum ground coverage and canopy coverage of planting material,
as determined by the design canopy/ground coverage of the plant species
proposed, shall be 85% of the designated interior landscaping area.
(4)
The applicant shall provide the number and locations of planting areas, planting islands and planting strips, to satisfy the requirements of § 260-50C(1) to C(2) above.
(5)
The applicant shall also propose the number and species of plant materials to satisfy the requirements of § 260-50C(3) above, provided that a minimum of one shade or canopy tree is provided in a planting island or planting strip for each 300 square feet of interior landscape areas provided or fraction thereof. Such shade or canopy trees shall be distributed throughout the parking lot to ensure well-distributed canopy coverage of the vehicular use areas.
|
Figure 4.7, Interior Landscaping Requirements as Percentage
of Vehicular Use Area
| |
|---|---|
|
Vehicular Use Area (VUA)
(square feet)
|
% of VUA required as interior landscaping area
|
|
0 to 4,999
|
-0-
|
|
5,000 to 14,999
|
6%
|
|
15,000 to 49,999
|
8%
|
|
50,000 to 99,999
|
10%
|
|
100,000 to 149,999
|
13%
|
|
> 150,000
|
15%
|
|
(6)
Parking lots with VUAs less than 5,000 square feet are exempt from interior landscape area requirements. However, the perimeter landscape and buffer landscape requirements of Subsections E and F shall apply. If additional spaces or areas are added at a later date so that the lot is greater than 5,000 square feet, then the percentage of interior planting area required shall be calculated for all vehicular use areas on the site. Plantings shall be distributed throughout the entire interior where applicable in parking lot additions.
D.
Perimeter landscape buffer requirements. For vehicular use areas of any size which are located in the side or rear yard of a property, or otherwise abut an adjacent property where no right-of-way intervenes, a fifteen-foot landscape buffer satisfying the requirements of § 260-49C(1)(b) through (d) above shall be provided. If any of the proposed land uses or site elements of the property are already subject to a buffer requirement as per § 260-49 or of Chapter 295, Zoning, of the Township, the greater planting requirement shall apply.
E.
Street and sidewalk buffer requirements. For vehicular use areas
of any size abutting a public or private street or sidewalk right-of-way,
the applicant shall provide one of the following buffer options along
the entire frontage of the vehicular use area:
(1)
A ten-foot landscape buffer satisfying the requirements of § 260-49C(1)(b) through (d) above; or
(2)
A wall or fence, no greater than three feet in height, comprised
of masonry or decorative metal or a combination thereof, but no unfinished
cinder block, along with one tree per 25 feet of buffer length and
three shrubs for every 25 feet of buffer length.
F.
Parking landscaping design standards. The following standards shall
apply to all planting areas, planting and tree islands, planting strips,
and nonvehicular paved areas provided to satisfy the requirements
of this section.
(1)
Any contiguous paved and curbed area greater than 50 square feet raised above and separated from the vehicular use area shall be provided with a planting area, which shall meet the requirements of § 260-50F(2) below.
(2)
Planting areas.
(a)
When planting areas are provided within interior parking lot
landscaping, including planting strips or planting islands, they shall
have curbs, wheel stops or bollards for protection to prevent erosion
or automobile damage.
(b)
To the greatest extent feasible, rainwater should be directed
to the planting areas with curb cuts or inlets.
(c)
Minimum required planting soil depth: 30 inches.
(d)
Minimum required soil volume. For each proposed shade or canopy tree proposed within a planting area the minimum soil volume required in § 260-88C shall be provided.
(e)
Planting soil composition. Planting soils shall be a loam soil
capable of supporting a healthy vegetative cover, which are amended
with a composted organic material, such as mushroom compost or leaf
mulch, resulting in an organic amended soil containing 20% to 30%
organic material (compost), and 70% to 80% topsoil screened of rocks,
sod and debris. Planting soil shall be at least four inches deeper
than the lowest elevation of the largest root ball. A soil improvement
detail and notes, including the removal of all construction debris
and existing compacted soil and the proposed soil improvement mix,
should be provided with the landscape plan.
(f)
Structural soil composition. Structural soil shall be a mix
of 80% AASHTO No. 57 stone and 20% loam soils. Such soil may be used
to supplement planting soil volume, provided it satisfies all of the
following conditions:
(g)
At least 25% but no more than 50% of the plant materials shall
be evergreen.
(3)
Planting islands.
(a)
Planting islands shall be placed so as to provide safe movement
of traffic without interference with proper surface water drainage.
(b)
All parking rows must be terminated by a parking lot island
or landscape areas, provided that, in such cases when accessible parking
and gore areas are provided at the end of row, planting islands shall
be accommodated elsewhere along the row in close proximity to the
row end.
(c)
Minimum required planting area: 324 square feet. Parking lots
containing only single-loaded parking aisles (parking spaces on only
one side of a drive aisle) are permitted planting areas of no less
than 162 square feet.
(d)
Minimum width of planting island: nine feet, measured from face
of curb to face of curb.
(e)
Notwithstanding the presence of proposed trees, planting islands
require a minimum of 85% ground coverage of low-growing shrubs, grasses
and/or ground cover plants, as determined by the design ground coverage
of the plant species proposed.
(f)
Plants shall be selected or pruned to limit the height of vegetation
to two feet at the ends of a planting island at which vehicles turn
corners, in order to preserve sight distance. Trees may be planted
in these areas, provided that branches are limbed up to preserve sight
distance.
A.
All new streets and additions to existing streets shall:
(1)
Be offered for dedication to the Township. The Township may accept
or refuse dedication of any street.
(2)
Conform to the transportation element of the Cheltenham Comprehensive
Plan and county or state highway plans, and be designed to conform
to the existing street system.
(3)
Provide appropriate access between abutting tracts of land for immediate
or future use.
(4)
Create a road hierarchy among interior subdivision and land development
streets and exterior streets to insure proper through-traffic flow,
local access, and internal traffic distribution and flow.
(5)
Conform to existing topography to assure reasonable grades, alignment
and drainage, appropriate access to lots, and to minimize regrading
and removal of vegetation.
(6)
Be designed to continue existing streets at equal or greater right-of-way
and cartway width, as well as aligned with and connected to existing
streets, where applicable, as recommended by the Township Engineer
and Planning Commission.
(7)
Include curbs and sidewalks installed along all existing and proposed
public and private streets and common parking areas except when this
requirement is waived at the discretion of the Board of Commissioners
upon recommendation of the Township Planning Commission and Engineer.
(8)
Shall conform to the design standards for streets and highways of
the Pennsylvania Department of Transportation, Design Manual, Part
2, Highway Design, as amended from time to time, regardless of whether
the street or highway is a state, county or municipal street or highway.
A.
Whenever an applicant proposes to establish a street which is not
offered for dedication of public use or when dedication is not accepted,
the Board of Commissioners shall require the applicant to submit,
and also to record with the plan, a copy of the agreement made with
the Township addressing the ownership, access rights, and maintenance
responsibilities for that street. Such streets shall be constructed
in conformance with the Township engineering standards for public
streets. Maintenance responsibility shall be outlined and defined
by the applicant and reviewed by the Township prior to final approval.
When, in the determination of the Board of Commissioners, it becomes
necessary for the Township to assume responsibility for a private
street in order to maintain the health, safety, and welfare of the
residents of the Township, the Township may do so and assess the property
owner(s) or abutting owners who use the street for any improvements
necessary to restore the street to conformance with Township specifications.
B.
Residential private streets. Private streets may be permitted by
the Board of Commissioners to provide access to land which abuts its
right-of-way. Private streets shall comply with the following:
(1)
The minimum right-of-way or equivalent right-of-way shall be 50 feet.
(2)
Minimum paved cartway width shall be 20 feet.
(3)
Streets shall be built in accordance with the construction and engineering standards in Article VI of this chapter.
(4)
An irrevocable right-of-access shall be guaranteed to all properties
whose access depends upon the private street, by means of legal agreement
or covenants, subject to approval by the Board of Commissioners as
advised by the Township Solicitor.
(5)
The legal access agreements and/or covenants shall be:
(a)
Clearly noted on the subdivision or land development plans for
all properties using private streets for access.
(b)
Included in the deeds for all properties having these access
rights.
(c)
Recorded in the Montgomery County Office of the Recorder of
Deeds.
(d)
Clear and specific with regard to property owner's rights to
further subdivision or land development, especially in regard to the
need to receive approval from the private street owner and/or waiver
from the requirement of this chapter.
(6)
The private street may be owned by one or more of the property owners
who have right-of-access or may be jointly owned by an association
of these property owners.
(7)
When several properties use a private street, maintenance shall be
guaranteed by the formation and administration of an association or
other legally binding organization of all land owners with access
rights.
(a)
Documents governing such associations shall be subject to approval
of the Board of Commissioners upon the advice of the Township Solicitor,
shall be filed with the Township, and shall be recorded with the deed
for each property with access rights.
(b)
All property owners in such an association or other type of organization shall have a share in the rights and bear a share of the costs and other burdens of maintenance, as specified in the access agreements and/or covenants. This share shall also apply to the assessed costs for upgrading to public street standards, in accordance with the construction and engineering standards in Article VI of this chapter.
(c)
If one or more property owners in the association or other type
of organization believe that the street is not being properly maintained
and cannot succeed in having the association or other type of organization
authorize or conduct proper remedies, then that/those property owner(s)
may request the Township to authorize an inspection of the street
by the Township Engineer. The cost of the inspection shall be paid
by those property owners requesting the inspection. If the Township
Engineer determines that the street is not being properly maintained,
the Township may take corrective actions against the entity maintaining
the road.
(8)
The Board of Commissioners reserves the right to order the private
street to be upgraded to meet all of the standards and requirements
for a public street, if, at any time it deems the road to be a health
or safety hazard for reasons of improper or inadequate maintenance.
(a)
The full costs of upgrading the street, including engineering,
legal and related costs, shall be assessed against the owner of the
road. The share of the assessment to be determined by the association's
legal access agreements and/or covenants recorded for the private
street.
(b)
Prior to such action by the Board of Commissioners, the landowners
with access rights shall be notified, in writing, by certified mail,
of the pending action. The landowners will have 30 days from the date
of such notice to propose an alternative solution acceptable to the
Board of Commissioners.
(9)
Additional provisions.
(a)
Any vehicular access way which provides the primary access to
more than three lots or housing units, but is not offered for dedication
as a public street, shall be considered a private street subject to
these requirements.
(b)
Not more than 10 dwelling units may be served by a private street
which has access to a public street (private dead-end or cul-de-sac
street) if the street is not owned and managed by a homeowners' association
or owner of the entire property.
(c)
Emergency access to a private street which has only one public
street access may be required.
(d)
For private cul-de-sac streets, a suitable turnaround shall
be provided, subject to the approval of the Township Engineer. A forty-foot
radius paved bulb turnaround is preferred, but other configurations
may be used if acceptable to the Township Engineer.
(10)
Further subdivision or land development of any lot depending
upon a private road for vehicular access where properties and streets
are under multiple ownership or not subject to a homeowners' association
is prohibited if it would exceed the number of lots permitted, maximum
length of a cul-de-sac, or any other applicable requirements contained
in this chapter. If an applicant requests such further subdivision,
the following standards shall apply:
(a)
The street must be upgraded to meet all the standards and requirements
for public street construction and must be offered for dedication
to the Township; or
(b)
Further subdivision may be permitted and the street may remain
private, if the Board of Commissioners approves the waiver of necessary
design standards.
(c)
The applicant shall apply, in writing, to the Board of Commissioners
for approval to upgrade the street or to be granted appropriate waivers.
(d)
Application to the Board of Commissioners shall include written
approval from the association or organization which controls the street
for the applicant to seek Township approval for upgrading or waivers.
(e)
Upgrade of the street or waivers should not be approved by the
Board of Commissioners unless approval is first received from the
association or other organization which controls the street.
(f)
The costs of upgrading a private street to public street standards
including the dedication and/or costs involved in granting waivers
shall be borne by the association of individual property owners in
accordance with the association's legal access agreements and/or covenants.
(11)
An individual private driveway may be legally reclassified and
physically upgraded and improved to become a private street upon approval
of the Board of Commissioners.
(a)
A right-of-way shall be established to contain the private street
in compliance with the requirements herein.
(b)
The private driveway shall be physically improved to comply
with private street construction and paving width standards, as well
as applicable dimension standards.
(c)
Maintenance shall be guaranteed as established for private street
in this chapter.
(d)
Upgrading of existing individual driveways to private street
status is encouraged where it would take the place of several individually
owned and maintained access strips.
(12)
Parking shall not be permitted within the minimum eighteen-foot-wide
cartway of a private street, but may be permitted outside the cartway
in a manner that does not interfere with the free movement of emergency
vehicles along the private street.
(a)
The legal access agreements and/or covenants shall guarantee
free unobstructed access throughout the minimum eighteen-foot-wide
cartway. If violations occur, attempts should be made to resolve the
problems within the structure of the association or organization which
controls the street. Under situations of repeated and/or flagrant
violations, individual property owners may request police enforcement
of free and unobstructed access.
(b)
If there is a continuing access problem caused by improper parking,
The Board of Commissioners shall notify the owner of the private street
or homeowners association, in writing, that the problem must be corrected
by some means satisfactory to the Township Engineer or Solicitor,
depending upon whether the solution is a physical or legal remedy.
(c)
If, after written notification, the owner or association or
organization which controls the road fails to correct the parking
problem, the Board of Commissioners may order the upgrading of the
private street to public street standards as specified herein. The
owner or association or organization which controls the road shall
have 30 days from the date of written notification to propose a solution
to the parking problem.
(13)
In considering applications for waivers of private street standards,
the Board of Commissioners shall consider the following:
(a)
Number of lots and/or dwelling units in excess of the permitted
maximum.
(b)
Whether or not more lots could be proposed along the private
street, in conformance with the applicable zoning, in addition to
those proposed in conjunction with the waiver application. For example,
one additional unit may be acceptable in itself, but may not be acceptable
if a potential would exist for five more lots.
[1]
The Board of Commissioners may require the applicant to submit
a sketch plan and/or information showing the approximate maximum number
of lots and/or dwelling units which could be created under the applicable
zoning requirements, on all lands serviced by the private street.
[2]
When conditions are considered favorable for limited additional
subdivision under the private street access, the Board of Commissioners
may request deed restrictions against further subdivision as a condition
of final approval of the subdivision.
(c)
Ability of a private street to be served by an emergency access
as a condition of granting a waiver.
(d)
Characteristics of properties, neighborhood and private street(s)
involved:
[1]
Configuration of the properties.
[2]
Lot sizes and development characteristics, with particular regard
to avoiding congested appearance and functioning.
[3]
Topography, including vegetation and other environmental characteristics.
[4]
Character of land and development surrounding the properties
in question, including their development status and potential development.
(e)
Whether or not requiring a public street would have an appreciable
benefit to the properties and/or the Township in terms of access and
traffic circulation.
(f)
The economic impact of permitting the waiver compared to requiring
a public street.
C.
Nonresidential private streets. Private streets may be permitted
by the Board of Commissioners to provide access to various nonresidential
developments or lots.
Every street, road, or highway within the Township shall be
classified by its function and shall be subject to the requirements
for its classification as contained in this article. These classifications
are based on the Cheltenham Township Comprehensive Plan, which incorporates
standards established by the American Association of State Highway
and Transportation Officials (AASHTO), and used by PennDOT. Street
classifications are intended to provide appropriate standards for
each road, as well as to coordinate street functions and improvements
among neighboring municipalities, the region, and the state. Streets
shall be designed and built according to Figure 4.8, Road Design Standards,
below, according to the following road classification as indicated
and defined in the Cheltenham Comprehensive Plan. Subsections A through
C below provide general descriptions of each road type; however, it
is understood that existing roads in the Township may be atypical
of their designated classification, and the Township may consider
waivers from standards of Figure 4.8 below when they would be unreasonable
or cause undue hardship or where an alternative standard can be demonstrated
to provide equal or better adherence to Township planning objectives.
A.
Arterials. Arterial roads provide a high degree of mobility in order
to better serve trips of longer length. They are further classified
as follows:
(1)
Principal arterials. Principal arterials generally provide between
two and four lanes of travel depending upon traffic volume and land
use density.
(2)
Minor arterials. Minor arterials interconnect with and augment principal
arterials. They are generally spaced at intervals consistent with
population density and carry traffic within or between municipalities.
B.
Major collectors. Major collector roads provide a mix of accessibility
and mobility. They typically serve trips of up to four miles in length
and channel or distribute traffic to or from a road of a higher classification.
Major collectors may accommodate trips within and between neighboring
municipalities.
C.
Local roads. Local roads and streets are all other roads in the Township
and have relatively short trip lengths, generally not exceeding one
mile. Because property access is their main function, there is little
need for mobility and high operating speeds. This function is reflected
by use of lower posted speed. Local roads are further classified as
follows:
(1)
Local residential streets. New streets or extensions of existing
streets in residential developments function primarily to provide
vehicular access and street frontage for each lot. Parking on both
sides will be assumed on residential streets unless the development
otherwise provides significant off street public parking which is
convenient to all the proposed houses.
(2)
Local nonresidential access streets. These streets shall function
primarily to provide vehicular access and street frontage for industrial,
office, institutional and commercial lots and land uses.
(3)
Alleys. Alleys are small service roads which provide a secondary
access to lots and buildings where full-width streets provide primary
street frontage. They are not permitted to be more than 800 feet in
length and shall have a paved cartway of 12 feet with a two-foot clear
stabilized grass or gravel shoulder area.
|
Figure 4.8, Road Design Standards
| |||||||||
|---|---|---|---|---|---|---|---|---|---|
|
Function- al Classific- ation
|
Ultimate Right-of-Way1
(feet)
|
Number of Lanes2
|
Travel Lane Width3
(feet)
|
Left Turn Width
(feet)
|
Paved Shoulder Width4
(feet)
|
Parking Lane Width5
(feet)
|
Bicycle Lane Width6
(feet)
|
Verge Area7
| |
|
Grass Strip
|
Sidewalk/Pathways8
| ||||||||
|
ARTERIALS
|
Provided in compli- ance with § 260-40, Sidewalks and verges
|
Provided in compli- ance with § 260-40, Sidewalks and verges
| |||||||
|
Principal
|
80 to 100
|
4 to 6
|
12
|
11 to 12
|
8 to 10
|
8 to 10
|
5 to 6
| ||
|
Minor
|
80 to 100
|
2 to 5
|
11
|
11 to 12
|
8 to 10
|
8 to 10
|
5 to 6
| ||
|
COLLECTORS
| |||||||||
|
Major
|
60 to 80
|
2 to 3
|
10
|
10 to 12
|
6 to 10
|
8
|
5 to 6
| ||
|
LOCAL ROADS
|
50
|
[Total cartway width 26 feet to 30 feet]9
| |||||||
|
NOTES:
| |
|---|---|
|
1)
|
Right-of-way: The right-of-way may be adjusted to accommodate
highly urbanized and laterally restricted areas as well as unrestricted
areas.
|
|
2)
|
Number of lanes: The number of lanes vary in order to accommodate
the traffic volume, turning movements, and land capacity demand for
selected level of service. This number does not include right-turn
lanes where needed.
|
|
3)
|
Range of lane width: Lane width is based upon minimum and desirable
standards as well as other conditions such as being adjacent to a
curb or the anticipation of heavy truck traffic.
|
|
4)
|
Shoulder: Shall be provided when required by the Township. Shoulder
width is based upon minimum and desirable standards as well as other
conditions such as highly urbanized and laterally restricted areas,
or the anticipation of heavy truck traffic. Wide shoulders may function
as bike lanes.
|
|
5)
|
Parking lane: Parking lane width is based upon minimum and desirable
standards as well as other conditions such as lot size, intensity
of development, or potential for use as a traffic lane where required
by future demand. For principal arterials, parking lanes are only
recommended in highly developed areas.
|
|
6)
|
Bicycle lane: Shall be provided when required by the Township. A portion of a roadway that has been designated by striping, signing, or pavement markings for the preferential or exclusive use of bicyclists. Width specifications must be in accordance with FHWA/AASHTO standards. Refer also to § 260-43, Bicycle routes and lanes. Wide shoulders may function as bike lanes.
|
|
7)
|
Verge area: The presence of curbing, grass planter strips and sidewalks will depend upon adjacent land uses and site conditions, according to § 260-40, Sidewalks and verges.
|
|
8)
|
Sidewalks/pathway: Sidewalk width is based upon minimum desirable standards for use along each particular roadway, according to § 260-40, Sidewalks and verges
|
|
9)
|
Cartway Width: For local roads, the total cartway width generally
includes travel lanes, parking lanes, and/or shoulders.
|
Sight distance, horizontal, and vertical curvature, super-elevation,
and maximum and minimum street grades shall be determined by the Township
Engineer in compliance with the standards contained in A Policy on
Geometric Design of Highways and Streets, published by the American
Association of State Highway Transportation Officials (AASHTO), most
recent edition, or PennDOT standards, whichever is more suitable to
site conditions. In addition, the following standards and guidelines
shall be complied with:
A.
Minimum horizontal and vertical curvature for all local access streets
shall conform with the standards in Figure 4.9, Street Alignment and
Intersection Standards.
B.
Long radius, gentle curves shall be used rather than shorter radius
curves connected by tangents particularly where truck traffic is anticipated.
C.
Curve-tangent relationships shall follow accepted engineering guidelines
for safety and efficiency. For example, minimum radius curves shall
not be used at the ends of long tangents.
D.
Street grades shall be measured along the center line in accordance
with the following:
(1)
Minimum grade for all streets shall be 1%.
(2)
Maximum grades for arterials and collectors shall be 5% and for residential
streets shall be 10%.
(3)
Curve-grade combinations shall follow accepted engineering guidelines
for safety and efficiency. For example, minimum-radius horizontal
curves will not be permitted in combination with maximum grades.
(4)
At all approaches to intersections, street grades shall not exceed
4% for a minimum distance of 50 feet from the intersection of curblines
or the edges of cartways.
All street intersections shall be governed by the standards
of this section and the appropriate PennDOT or AASHTO standards.
A.
Number of streets. Not more than two streets shall intersect at the
same point.
|
Figure 4.9, Street Alignment and Intersection Standards
| ||||||
|---|---|---|---|---|---|---|
|
Functional Classification
|
Intersection Spacing
|
Clear Sight triangle
|
Corner Curb Radius
|
Vertical Curve Length
|
Horizontal Curve Radius
(Center Line)
| |
|
Crest 3%/5%/7%
|
Sag 3%/5%/7%
| |||||
|
Principal arterial
|
400
|
125
|
30
|
N/A
|
N/A
|
N/A
|
|
Minor arterial
|
400
|
125
|
25
|
N/A
|
N/A
|
N/A
|
|
Major collector
|
300
|
100
|
20
|
130/220/310
|
190/320/450
|
565
|
|
Local, residential
|
125
|
75
|
15
|
90/145/205
|
145/245/345
|
420
|
|
Local, nonresidential
|
125
|
75
|
20
|
90/145/205
|
145/245/345
|
420
|
B.
Angle of intersections.
(1)
All intersection approaches shall be designed at 90° angles for
a minimum of 50 feet from the edge of the cartway.
(2)
Where angled intersections are used they should be no less than 65°
and designed so that the heavier traffic flow will make the obliquely
angled turn rather than the acutely angled turn.
C.
Improvements to existing intersections. When existing streets intersect
at odd angles or have more than four approaches, the applicant shall
improve the intersection, to bring it into compliance with this chapter,
as required by the Board of Commissioners, based upon advice of the
Township Engineer and Planning Commission and other technical advisors
or agencies, as appropriate. For state and county highways, improvements
shall comply with the requirements of the appropriate agency having
jurisdiction over the road.
D.
Radii of pavement and right-of-way at intersections. Street intersections
shall be rounded with tangential arcs at pavement edge (curbline)
and right-of-way lines as indicated in Figure 4.9, Street Alignment
and Intersection Standards.
E.
All radii specified herein must be increased if large trucks, fire
trucks, or other emergency vehicles would have difficulty with ingress
or egress as determined by the Township Fire Marshal.
F.
Waiver of improvements. The Board of Commissioners may waive the
above requirements for improvements to intersections under one or
more of the following conditions:
(1)
When it is demonstrated, through a transportation impact study, that
the level of service of an intersection is not reduced due to the
proposed improvements or change of use of an applicant's site.
(2)
When other road improvements are already planned which would correct
the problem without changes required of the applicant.
(3)
When not required by PennDOT where the intersections are under their
jurisdiction.
G.
Single-access street intersections.
(1)
Single access streets shall be established beginning at a three-way
intersection perpendicular to a through street.
(2)
Four-way intersections may be created using two permanent single
access streets intersecting directly opposite one another along a
through street, when the through street is a local street.
H.
All intersections shall provide clear sight distance in compliance
with AASHTO and PennDOT standards.
I.
Street intersection spacing shall be in compliance with the regulations
contained in this section, measured from center line to center line.
(1)
The applicant shall prepare a vehicular access analysis, for all
street intersections proposed along arterial and collector streets.
(2)
The spacings listed in Figure 4.9, Street Alignment and Intersection
Standards, shall be considered minimum spacing. Where greater spacing
is required in compliance with AASHTO or PennDOT standards, the greater
spacing distances shall be applied, as determined by the Township
Engineer.
(3)
Offset intersections. In any case where the center lines of street
intersections are, or would be, within 150 feet of each other, they
shall be made to coincide by relocating the street within the applicant's
land, unless additional problems of sight distance or other safety-related
problems would be created. As an alternative, relocation further away
from the offset intersection may be done in compliance with the intersection
spacing requirements contained herein, when approved by the Board
of Commissioners.
Any street which is served by only one intersection with a through
street shall be considered a single-access street, regardless of the
street's configuration within the proposed subdivision or land development.
B.
Single-access loop streets shall be subject to the requirements for
their street classification and the following additional requirements:
C.
Cul-de-sac streets.
(1)
Shall be permanently closed to vehicular traffic at one end.
(2)
Shall be identified by a standard warning sign stating "No Outlet"
when deemed appropriate by the Board of Commissioners to help avoid
mistaken turning movements.
(3)
Shall not be permitted when a through street is possible for the
tract under consideration. All cul-de-sac streets must be approved
by the Board of Commissioners, with the Township reserving the right
to reject any and all cul-de-sac streets proposed. The following shall
be used to determine the necessity of the cul-de-sac:
(4)
Shall be a minimum 250 feet but not exceed 800 feet in length. Measurement
of the length shall be made from the center line of the abutting through
road or point of intersection with another cul-de-sac to the center
line of the turnaround, measured along the cul-de-sac street's center
line.
(5)
Shall be provided with a vehicular turnaround at the closed end with
a right-of-way radius of at least 60 feet and a paved radius of at
least 50 feet. Alternative vehicular turnaround designs are encouraged
to improve traffic flow and overall design of the subdivision. If
an offset bulb turnaround is used, the bulb should be configured to
the left of the approaching road center line. In addition, parking
may be prohibited on the cul-de-sac by order of the Fire Marshal.
(6)
A permanent easement for snow removal shall be required at cul-de-sac
bulb. The easement shall have a minimum length along the right-of-way
line of 40 feet and a depth of 15 feet. When curbing is required,
a curb depression shall also be placed in this easement area. No shrubbery,
fence, mailbox, or any other obstruction shall be placed within the
easement to hinder the placement of the snow.
(7)
Shall not extend from a single-access loop street.
(8)
Existing temporary cul-de sac streets, stub streets, and rights-of-way
located on adjacent parcels, whether improved or not, shall be used
by the applicant to connect with their proposed roadway system. It
shall be the responsibility of the applicant to complete all roadway
improvements at their expense within the existing rights-of-way of
adjacent parcels.
(9)
Shall be served by an appropriately located and constructed emergency
access way when required by the Board of Commissioners using the following
standards:
(a)
Minimum cartway width shall be 12 feet.
(b)
Pavement method (whether through grass pavers or other method)
shall satisfy the standards of the Township Engineer.
(c)
Emergency access ways shall be maintained through properly recorded
easements or deed restrictions which at a minimum prohibit the planting
of any vegetation except grass within the access way.
(d)
May be made available for pedestrian access.
(10)
Landscaped cul-de-sac islands are encouraged for private streets,
but shall not be accepted for dedication by the Township. Landscaped
cul-de-sac islands shall conform to the following standards:
(a)
Shall be located within the bulb of a cul-de-sac and be concave
for use as part of the stormwater management infrastructure. Efforts
should be made to retain the existing vegetation on the site within
these islands.
(b)
Shall have a maximum radius of 12 feet and be surrounded by
paving on all sides.
(c)
Shall be designed to allow for emergency vehicle access into
the cul-de-sac.
(d)
In the event that right-of-way grading will not permit the retention
of existing vegetation in a cul-de-sac, the landscaping proposed for
the island shall be of low-maintenance varieties as approved by the
Board of Commissioners. The landscaping plan shall specifically describe
the maintenance required for any landscaping proposed on the landscape
island.
D.
Stub streets or temporary culs-de-sac.
(1)
Shall be provided in appropriate locations for vehicular access to
abutting undeveloped lands when required by the Board of Commissioners,
upon advice of the Township Planning Commission and Engineer.
(2)
Shall be provided with a vehicular turnaround that meets cul-de-sac
standards.
(3)
Shall be constructed to the property line in accordance with the
standards of this chapter applicable to the classification of streets
it will be upon extension.
A.
The term "driveway" as used here refers to every entrance or exit
used by vehicular traffic to or from properties abutting a Township,
county, or state road. The term includes proposed private streets,
lanes, alleys, courts, and other ways.
B.
Driveways with the following characteristics will be reviewed in
the manner prescribed below:
(1)
When any residential dwelling driveways will access an existing arterial
or collector street.
(2)
For all nonresidential proposals which require a new driveway or
upgrading of an existing driveway.
(3)
For all proposals where driveways would generate 25 or more vehicular
trips per day, based on ITE trip generation standards.
C.
Following evaluation by the Township, the applicant may submit plans
to the state, county, or Township for formal review and, as appropriate,
approval and issuance of permits.
D.
No driveway location, classification, or design shall be considered
finally approved by the Township unless highway occupancy or access
permits have been granted by the state, county, and/or Township and
preliminary plan approval has been granted by the Board of Commissioners
for the subdivision and/or land development which the driveway(s)
will serve.
E.
F.
In order to facilitate safe and efficient access between streets
and driveways, the number of driveways permitted to serve individual
nonresidential parcels of land shall be kept to the minimum needed
to adequately serve the parcel in question. Shared access between
adjoining lots should be considered first.
(1)
Properties with frontages of 100 feet or less may be permitted no
more than one driveway intersection with a street. Exceptions may
be made when adjacent property owners share parking or when the need
is determined in a transportation impact study prepared by a qualified
traffic engineer.
(2)
Not more than two driveway intersections with the same street may
be permitted for any parcel of land unless anticipated traffic volumes
warrant more than two, and then only when supported by a traffic study
prepared by a qualified engineer warrants more than two driveway intersections.
G.
Driveway intersections serving individual parcels of land may be
prohibited by the Board of Commissioners where such intersections
would create congestion, interference, and/or hazards to traffic flow
and safety by reason of street grades, land forms, vegetation, frequency
of driveway intersections, limited sight distances, and/or high-speed
traffic flow. In such cases, the Board of Commissioners may permit
reasonable alternative forms of vehicular access to the parcel of
land by means of:
H.
Where driveway intersections are prohibited by the Board of Commissioners
and alternative forms of vehicular access would cause an undue burden
upon an applicant, the Board of Commissioners may permit an alternative
interim access solution in compliance with the following:
I.
Distance from street intersections. Driveways shall be located as
far from street intersections as is reasonably possible, but is not
permitted to be less than 75 feet from the point of intersection between
two street center lines.
J.
Choice of streets. When a lot adjoins streets of different classes,
the driveway shall provide access to the street of lesser classification
unless this requirement is waived by the Board of Commissioners for
reasons of sight distance, incompatibility of traffic, grading, drainage,
or other major reasons.
K.
Sight distance determinations. Determination of sight distances at
intersections of new driveways and streets with existing Township
roads shall be in accordance with the following provisions:
(1)
Access driveways shall be located at a point within the property
frontage limits which provides at least the minimum safe stopping
sight distance (SSSD), as determined by PennDOT standards and Pa.
Code standards.
(2)
The calculated minimum SSSD shall be measured from a point 10 feet
back of the pavement edge and 3.5 feet above the road surface.
(3)
If the minimum required SSSD cannot be achieved, the Township may
exercise one or more of the following options:
(a)
Prohibit left turns by exiting vehicles.
(b)
Restrict turning movements to right turns in and out of a driveway.
(c)
Require installation of a right turn acceleration lane or deceleration
lane.
(d)
Require installation of a separate left turn standby lane.
(e)
Alter the horizontal or vertical geometry of the roadway.
(f)
Deny access to the road.
L.
Driveway materials. All driveways construction materials, including
those parts of driveways used as parking, shall only consist of concrete,
pervious concrete, asphalt, or pavers, and not of gravel or grass.
A.
Bridges and culverts shall be designed to meet current AASHTO, PennDOT,
PA DEP, and all other applicable agencies. Standards to support expected
loads and to pass design stormwater flows. They shall be constructed
to the full width of the planned cartway. Allowance for safe pedestrian
crossing must also be made.
B.
Where county-owned roads or bridges are involved, the County Roads
and Bridges Division must review and approve all proposals.
C.
It is unlawful to construct any bridge, culvert, or other water obstruction,
or to make any change in or addition to, any existing water obstruction,
or in any manner change or diminish the course, current, or cross-section
of any stream or body of water, without first having made written
application to and obtained a permit or consent in writing from PA
DEP and, when applicable, the Army Corps of Engineers.
D.
The following information is required when a bridge is to be constructed:
(1)
Drawings to include:
(a)
Site plan with existing topography, at a scale no smaller than
one inch to 50 feet;
(b)
Cross-section of present bridge if one exists;
(c)
Profile of stream for a reasonable distance above and below
bridge site, showing slopes of bed, normal water surface and the 100-year,
200-year, and 500-year storm elevations;
(2)
The total drainage area above the bridge site;
(3)
Description of watershed;
(4)
Length of stream from source to bridge site and to the mouth;
(5)
Character of streambed and banks;
(6)
Extent and depth of overflow during floods;
(7)
Effect of previous floods upon bridges, their span and clearance;
(8)
Whether bridge will be within backwater influence of the stream.
E.
A complete set of structural computations and drawings shall be submitted
with plans involving construction of bridges and culverts signed and
sealed by a Pennsylvania-licensed civil or structural engineer.
Parking and related internal driveways shall be governed by
the following regulations.
A.
General.
(1)
The specific purposes to be served by these requirements are:
(a)
To add visual character and improve the appearance of parking
areas by reducing their massiveness into smaller units.
(b)
To integrate parking areas into the pedestrian circulation system.
(c)
To provide shade for parked cars and reduce heat islands, stormwater
runoff, and air pollution.
(d)
To reduce random vehicular flow across parking areas.
(e)
To permit a high level of visibility for those uses for which
visibility is an important factor.
(f)
To facilitate snow removal and storm drainage, and to conserve
energy in construction and resurfacing operations, by laying out the
paving surface with minimal obstructions.
(2)
The terms "parking lot," "parking area," and "parking" are interchangeable.
"Parking" includes the driveway which provides direct access to the
parking spaces.
(3)
Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 295, Zoning, of the Township Code as well as the regulations contained in this chapter herein.
(4)
Construction materials for parking areas of one- or two-family dwellings,
including driveways used as parking for such dwellings, shall only
consist of concrete, concrete wheel-strips with grass, pervious concrete,
asphalt, pavers or grass pavers, and not of gravel or grass.
(5)
Parallel parking shall be used along roads where needed. Angled parking
may be permitted along public or private streets or within parking
lots, when it is specifically designed to address potential safety
issues associated with vehicles using the parking. Perpendicular parking
shall not be permitted along public or private streets. Angled parking
may only be used in locations approved by the Board of Commissioners.
B.
All parking lots.
(1)
A minimum driveway length of 50 feet shall be provided between the
road ultimate right-of-way line and the first parking space or internal
drive aisle intersection in parking lots with 50 vehicles or more.
(2)
Parking areas shall be set back from tract boundary lines and right-of-way lines in compliance with the requirements of the Chapter 295, Zoning, of the Township Code. In any case not regulated by the Chapter 295, Zoning, of the Township Code, parking areas shall not be located closer than 15 feet from any tract boundary line unless a public right-of-way intervenes.
(3)
Where the edge of an existing parking area is located close to a street, driveway, or other parking area and the property is proposed for subdivision and/or land development, a minimum separation of 10 feet shall be provided between these features unless a shared parking or cross access arrangement is proposed. This spacing shall consist of a landscaped area with planting in conformance with § 260-50, herein.
(4)
Dead-end parking areas shall not be used when the required parking
capacity can be accommodated in a layout that permits more convenient
vehicular movements. However, extraneous through-traffic flow shall
be avoided.
(a)
Up to 30 parking spaces may also be located in a dead-ended
parking area if there is no more desirable alternative feasible and
sufficient backup areas are provided for the end spaces.
(b)
More than 30 parking spaces may be located in a dead-ended parking
area only if a turnaround area is provided at the closed end, suitable
for passenger car turning. The turnaround area may be circular, T-
or Y-shaped, or other configuration acceptable to the Board of Commissioners.
(5)
Parking spaces designed for the exclusive use by disabled persons
shall be installed in all parking lots as close and convenient to
building entrances as is reasonable. The specific number and locations
of accessible spaces shall be in conformance with the Americans with
Disabilities Act (ADA).[1]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(6)
Provisions for pedestrian safety within a parking lot shall be required
by providing sidewalks, delineated crosswalks, traffic calming devices,
and other measures.
(7)
Two parking spaces dedicated to alternative fuel vehicles, which
may include electric vehicle charging stations, are required for every
50 new parking spaces constructed.
C.
Parking area dimensions.
(1)
Parking spaces shall have those dimensions as required in Chapter 295, Zoning, of the Township Code.
(2)
Where parking spaces abut sidewalks, parked vehicles shall not overhang
the sidewalks unless the sidewalk is widened by two feet. Wheel stops
are required in order to allow for full pedestrian use of the sidewalks.
D.
Shared access. When required by the Board of Commissioners upon recommendation
of the Township Planning Commission, applicants shall create agreements
for shared vehicular access as the preferred means of reducing the
total number of curb cuts for traffic safety and congestion reasons.
Nonresidential lots shall provide cross-access easements for parking
areas and driveways guaranteeing access to adjacent lots. Interconnections
shall be logically placed and easily identifiable to ensure convenient
traffic flow.
(1)
When two or more abutting lots share an access driveway, the driveway
shall be designed as the main access to those lots, and one or more
existing access driveways shall then be closed.
(2)
Where development of three or more adjoining parcels consolidates
vehicular access into one shared driveway, that driveway may be upgraded
into a medium volume driveway according to PennDOT standards.
(3)
Shared access may be located entirely on one lot or be split among
a common lot line.
(4)
Access easement and maintenance agreements or other suitable legal
mechanisms shall be provided, in a form acceptable to the Board of
Commissioners in consultation with the Township Solicitor.
(5)
Liability safeguards for all property owners and lessees served by
the shared access shall be guaranteed to the satisfaction of the Board
of Commissioners in consultation with the Township Solicitor.
E.
Drive aisles within sites proposed for nonresidential development.
The following requirements apply to all driveways within all sites
proposed for nonresidential land development.
(1)
A smooth transition shall be provided between the driveway section
required for access to a public street and the drive aisles required
for internal site circulation.
(2)
Main access driveways (entrance-exit) and service driveways handling
large trucks shall be a minimum paved width of 24 feet, with one lane
in each direction, unless otherwise required by PennDOT standards
governing the volume of traffic anticipated.
(3)
Wherever feasible, internal circulation driveways shall extend from
access drives in locations which permit and encourage entering traffic
to turn and enter the parking aisles without first travelling along
a building-front drive aisle. This feature is intended to reduce the
volume of vehicular traffic along building-front driveways to make
it safer for pedestrian traffic.
F.
Pedestrian circulation and facilities. The following requirements
shall apply to all parking areas with 10 or more spaces.
(1)
Pedestrian circulation. Pedestrian circulation to each building from
public sidewalks, the street, and cars parked on site shall take precedence
over vehicular circulation. Pedestrian access to each building from
public sidewalks and the street shall be physically delineated and
provided by sidewalks and defined crosswalks and shall otherwise be
exclusive of and separate from vehicular use areas and drive aisles.
Defined paths of travel for pedestrians from off-site shall consist
of not more than 25% crosswalks or other painted services not grade-separated
from vehicular drive aisles or driveways.
(2)
Crosswalks. Where pedestrian circulation crosses vehicular routes,
a crosswalk with a different paving material, ladder-striping, speed
tables, or signage shall be provided. Walkways in parking areas shall
be barrier-free and a minimum of five feet wide; additional width
may be needed in some areas with heavy pedestrian traffic.
(3)
Entrances. At least one pedestrian route shall be provided and aligned
within the parking lot with the main entry of a building to facilitate
pedestrian movement. Clear separation or division from vehicular use
areas with sidewalks, landscaping, a change in grade, or a change
in surface material shall be provided.
Curbing shall be installed along all existing and proposed public
and private streets, common driveways, and common parking areas.
A.
When utilizing an approved stormwater management technique, the Board
of Commissioners may waive curbing requirements in full or partially.
Grass swales and infiltration trenches along streets are encouraged
in appropriate locations in the Township, provided that pedestrian
safety and traffic circulation is addressed.
B.
The Township may waive the installation of sections of curbing when
adjoining sections of the road do not have curbing and in the opinion
of the engineer it would be better to install the curbing at the same
time that curbing is installed along the adjoining sections of the
road way. In these cases, payments shall be required to fund the installation
of the curbing at a future time when other sections of curbing along
the roadway are installed.
The following standards shall apply to all subdivision or land developments containing nonresidential uses. The plantings required by this section shall be cumulative and in addition to plantings required by any other section of this chapter, and shall also be subject to the fee in lieu of landscaping provisions of § 260-63E.
A.
All proposed nonresidential structures shall incorporate the following
minimum plant materials in the landscaping areas adjacent to the proposed
structure:
(1)
One canopy tree or two understory trees shall be planted for every
50 feet of proposed building facade facing a public street.
(2)
Five deciduous or evergreen shrubs (18 inches minimum height) shall
be planted for every 20 feet of proposed building facade facing a
public street.
(3)
Planting areas shall be a minimum of 150 square feet with a minimum
ten-foot width.
(4)
A minimum of 25% of the area between the building facade and the
property frontage shall consist of pervious planting areas.
B.
At the discretion of the Board of Commissioners, based upon the recommendations
of the Shade Tree Advisory Commission (STAC) if sufficient planting
space is not available immediately adjacent to the proposed structure,
required building facade plantings may be located on the other areas
of the tract.
Landscaping shall be required in and around all stormwater management
areas and natural areas (including but not limited to steep slopes,
floodplains, woodlands or other habitat areas intended to be reserved
from development) according to the following:
A.
All areas of stormwater detention and retention basins, including
basin floors, side slopes, berms, impoundment structures, or other
earth structures, shall be planted with suitable vegetation such as
naturalized meadow plantings or lawn grass specifically suited for
stormwater basins.
(1)
Trees and shrubs shall be planted in and around stormwater basins
if they do not interfere in the proper function of the basin and no
trees are planted within 30 feet of an outlet/drain structure, emergency
spillway, or dam. A minimum of two trees and 10 shrubs per 100 linear
feet of basin perimeter, measured at the top of the basin berm, shall
be planted in and around the basin.
(2)
Naturalized ground cover plant species, such as wildflowers, meadows,
and nonaggressive grasses specifically designed for the permanently
wet, intermittently wet, and usually dry areas of stormwater basins,
shall be seeded in the floors and slopes of the basin and meet the
following requirements:
(3)
Lawn grass areas on the top of the basin berm and out slopes of the
basin may be sodded or hydroseeded to minimize erosion during the
establishment period. Once established, these turf grass areas shall
be maintained at a height of not more than six inches.
B.
Bioretention and infiltration area standards. When a bioretention
or infiltration area is proposed, the following specific requirements
shall apply:
(1)
Bioretention soil composition and performance standards. Bioretention
soils shall be a loam soil capable of supporting a healthy vegetative
cover, which shall satisfy the following requirements:
(a)
Composition specification. Bioretention shall be amended to
contain the following element within the ranges specified. The percentages
represent the required proportions by volume:
[1]
15% to 20% double-shredded hardwood mulch.
[2]
70% to 80% washed sharp sand, meeting the ASTM C33 specification.
[3]
5% to 15% compost (shredded leaves, mushroom compost, etc.).
The higher end of the range assumes an organic content level of 30%.
An amount on the lower end of the stated range should be used if the
bioretention area will be underdrained or if the overall organic content
of the compost is higher than 30%.
(b)
A soil improvement detail and notes, including the removal of
all construction debris and existing compacted soil and the proposed
soil improvement mix, should be provided with the landscape plan.
(c)
Soils shall provide adequate infiltration rates and be suitable
for healthy tree growth and have a permeability of at least one foot
per day (0.5 inches per hour).
(d)
Bioretention soil shall be free of stones, stumps, roots, or
other woody material over one inch in diameter. It should be free
of seed and live roots from noxious weeds and invasive exotics plants.
Placement of soil shall be done in lifts of 12 inches to 18 inches,
loosely compacted (tamped lightly) by hand.
(e)
Stones, such as riverjack and similar stone, are prohibited
from serving as ground cover in bioretention areas.
(2)
Minimum required bioretention soil depth: 30 inches.
(3)
Planting requirements for bioretention facilities and infiltration
areas. The following planting requirements for bioretention facilities
and infiltration areas shall apply:
(a)
At least one of the following minimum plantings is required:
(b)
A minimum of six shrubs and eight grasses per 200 square feet
of bioretention or infiltration area. The number of shrubs can be
reduced up to 50% to allow greater use of grasses in a design; for
the purposes of the substitution, for every shrub reduced, 10 more
grasses are required to be planted.
(c)
No one tree or shrub species shall comprise more than 25% of
the total number of plants.
The following design criteria and specifications shall apply
to all plants and landscaping provided in subdivisions and land developments
regulated by this chapter.
A.
Plantings shall be placed in arrangements and locations to best mitigate
the adverse impacts of the proposed site development. The required
plant material shall be distributed over the entire length and width
of any required buffer area.
B.
Plantings shall be spaced to comply with the visual mitigation requirements
with consideration given to the provision for the future growth habits
and mature sizes of selected plant species.
C.
Plant species selection shall be based on the following standards:
(1)
Any planting materials proposed, including but not limited to trees, shrubs, herbaceous and woody perennials ground covers and grasses, shall only be provided in conformance with § 260-88, Plant materials specifications, and shall only be chosen from the applicable category (according to the proposed use of the plantings) from Appendix A, List of Approved Plants,[1] contained herein. Any species or cultivar listed in the
List of Approved Plants may be used for another purpose other than
the category under which it is listed, provided such use receives
the recommendation of the Township Shade Tree Advisory Commission
(STAC). Any plant materials proposed but not included in the List
of Approved Plants shall only be approved by the Board of Commissioners,
provided the applicant demonstrates the alternative plant materials
chosen satisfy at least one of the following conditions:
(a)
The plant materials more effectively implement the intent and
goals of this chapter than all other applicable plant species in the
list;
(b)
The plant materials have received a recommendation for approval
from the Township Shade Tree Advisory Commission; or
(c)
The plant materials are native plants to the region.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter
(2)
Invasive and noxious plants prohibited. Invasive and watch list species
listed on any governmental list of invasive species, including the
Pennsylvania Department of Conservation and Natural Resource's "DCNR
Invasive Plant List" and any other list as maintained and updated
by DCNR for use on state lands, any state or US Department of Agriculture
lists, as well as any list adopted by the Township, shall be prohibited
in any subdivision or land development in the Township. Such plants
shall be required to be removed when present on a site under development
and such plants shall not be used to satisfy any landscaping requirement
of this chapter.
(3)
Minimum native species. A minimum of 75% of all planting material
proposed shall be composed of native plants. Such requirement shall
be based on the total number of individual plants proposed.
(4)
Minimum species diversity. A minimum variety of species per plant
type (canopy tree, understory tree, shrub, perennial, etc.) is required
as follows:
|
Number of Plants Per Plant Type
|
Minimum Number of Species Per Plant Type Required
|
Maximum % of Any One Species Per Plant Type
|
|---|---|---|
|
0 to 5
|
1
|
100%
|
|
6 to 15
|
2
|
50%
|
|
16 to 30
|
3
|
40%
|
|
31 to 50
|
4
|
30%
|
|
51+
|
6
|
20%
|
D.
Existing healthy trees, shrubs, or woodlands may be substituted for part or all of the required plant material of this chapter at the sole discretion of the Board of Commissioners, provided such existing vegetation, in its existing location on the site, fulfills the intent of the particular standard for which it is proposed to be substituted. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of any required landscape or screening buffer. In order for existing vegetation to qualify, proof must be provided to demonstrate that adequate protection measures, particularly in the plant's root zone, are incorporated into the plan, and comply with the standards of § 260-34B.
E.
In the event that an applicant requests a waiver from the landscaping
requirements of this article on the basis that compliance with such
requirements would represent an undue hardship, the grant of any such
waiver may be conditioned upon the payment to the Township of a fee
in lieu of planting such required landscaping in accordance with the
following:
(1)
The developer shall provide sufficient plans and documentation to
establish what landscaping is to be waived and to permit the proper
evaluation of the effect of the grant of the proposed waiver and the
reasons for such waiver.
(2)
The fee shall be based upon the value of the required landscaping
that is to be waived. The calculation of which value shall be performed
by a registered landscaped architect licensed by the Commonwealth
of Pennsylvania and shall be based on the costs of materials, installation,
relocation and guaranty of the landscaping that is not to be installed.
(3)
The fee in lieu of the provision of the required landscaping shall
be used, unless the developer paying such fee shall agree otherwise,
only for the purpose of providing for the planting of trees and other
landscaping in parks of the Township or along the streets or highways
of the Township.
