A.
Shade trees and large canopy trees provide many benefits, including shading streets and parking lot drives, adding beauty to a neighborhood, biodiversity, and creating separation from the roadway and individual yards. Shade trees should be selected with particular emphasis on hardiness, minimum need for maintenance and capability of providing significant shade. Large canopy trees have wide canopies to provide cooling, stormwater benefits and shade for pedestrians when grown to maturity. Planting shade trees and large canopy trees is preferred, unless space is limited. Providing space for trees includes both allowing room above and below ground, i.e., soil volume/verge size and space for healthy canopy without growing into utility transmission lines. Shade trees have the same growth habitat as large canopy trees, except their location is in the Township right-of-way and they comply with the additional regulations in Chapter 128, Shade Trees.
B.
Large canopy trees and shade trees shall be located to provide shade
along linear areas of pavement.
(1)
Shade trees or large canopy trees shall be required along both
sides of all existing streets when said streets abut or lie within
the proposed subdivision or land development.
(2)
Shade trees or large canopy trees shall be required along both
sides of all proposed streets, whether public or private.
(3)
Large canopy trees shall be required along common driveways
that serve five or more residential dwelling units.
(4)
Large canopy trees shall be required on both sides of drive
aisles that serve two or more nonresidential properties or uses.
(5)
Large canopy trees shall be required along major walkways, through
parking lots and between nonresidential buildings, as recommended
by the Director of Building and Planning.
C.
Shade trees and large canopy trees shall be placed in the following
location(s), based upon the site conditions:
(1)
Shade trees shall be located within the right-of-way. The preferred placement is in a verge, with a minimum width of six feet for such verge. Shade trees shall be selected and located so as not to interfere with the installation and maintenance of sidewalks and utilities and shall comply with the general landscaping requirements in this article and Chapter 128, Shade Trees.
(2)
When trees may not be planted in accordance with § 135-5.1C(1) above, the following placement of trees may be considered:
(a)
Shade trees or large canopy trees shall be planted a minimum
distance of six feet from the inside edge of the right-of-way, public
or private street, drive aisles, common driveways or walkways, and
a distance no greater than 10 feet from the edge of the curb or cartway.
(b)
Where there are existing trees along the road, new trees shall
be planted in-line to supplement them.
(c)
If no sidewalk exists or where sidewalks are unlikely to be
installed, shade trees shall be located at a minimum distance of six
feet from the inside edge of the right-of-way.
(d)
Shade trees and large canopy trees shall be planted at least
15 feet from buildings, when feasible, or a similar distance appropriate
for the building height and species.
(3)
The minimum soil volume shall be provided for each tree. Alternative methods can be utilized to meet minimum soil volume, as outlined in § 135-5.8C, hereinbelow.
(4)
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 Chapter A177, Planting Materials and Specifications, and Chapter 128, Shade Trees, where applicable.
(a)
Species for shade trees shall be selected with particular emphasis
on hardiness, ability to provide effective shade, minimal need for
maintenance and compatibility with other features of the site and
surrounding environs and shall be acceptable to the Township Shade
Tree Commission.
(b)
Use of noninvasive, native species is encouraged.
(5)
Shade trees shall be planted by the applicant to avoid conflicts
with the right-of-way functions and with sight distance, while still
permitting clear orientation of the trees to the street.
(6)
All trees planted in close proximity to sidewalks shall be planted
with deep root barriers to prevent cracked pavements and/or sidewalks.
The type of deep root barriers or acceptable alternatives shall be
approved by the Township Arborist.
(7)
Trees shall be planted at a rate of at least one tree per 30
feet of public or private street frontage, common driveway, or walkway,
or portion thereof. Trees shall be distributed along the entire length
of the public or private street frontage, access driveway, or walkway,
although they need not be evenly spaced. Trees planted along walkways
shall be staggered on either side of the walkway in order to create
areas of alternating shade and sun.
(8)
Any improvements required as part of this section shall be provided above and beyond any landscaping required elsewhere in this chapter or in Chapter 155, Zoning.
(9)
Trees located within the sidewalk shall be planted in tree pits or planting beds with a minimum opening of five feet by five feet. The minimum soil volume, as specified in § 135-5.8C, shall be provided for each tree. Alternative methods can be utilized to meet minimum soil volumes, as noted in § 135-5.8C(3).
(a)
Developments are encouraged to avoid the use of tree grates.
However, when provided, tree grates should be composed of a minimum
of two pieces with a minimum diameter opening of 18 inches around
the root collar of the tree to ensure soil receives rainwater infiltration.
(b)
Where tree grates are not used, alternative tree pit covering
materials are encouraged (stabilized fine grit, porous materials,
and interlocking pavers, and/or groundcover plantings) which provide
rainwater infiltration and air exchange.
A.
Intent.
(1)
General landscaping and buffer plantings shall be installed
in subdivisions and land developments to integrate new development
with its surroundings.
(2)
General landscaping design guidelines are intended to mitigate
the new development by preserving existing healthy vegetation while
supplementing additional native plantings within the side and yard
setbacks of the development. The preservation of existing healthy
vegetation and supplementing native plantings provides environmental
benefits to promote biodiversity and enhances the community tree canopy.
(3)
Buffer plantings are established to separate incompatible land
uses by providing screening, to reduce wind, enhance environmental
benefits, and to minimize or eliminate views to certain site elements
in compliance with the following regulations:
B.
Use requirements. General landscaping and buffer plantings shall be required for the following types of development and as otherwise specified in Chapter 155, Zoning:
C.
An on-site investigation by the design professional shall determine
the adjacent land uses along each property boundary and street frontage.
In the case of vacant land, the existing zoning shall be used. The
existing or zoned uses shall be noted on the plan. In the case when
several uses are allowed on a site, the most restrictive landscaping
requirements identified in Table 5.2.1 below shall apply as determined
by the Director of Building and Planning. In the case where the property
abuts a railroad right-of-way, the existing land use on the opposite
of the railroad right-of-way shall be used.
|
Table 5.2.1
Required Landscape or Buffer Type
| ||||
|---|---|---|---|---|
|
KEY:
SFA = Single-family attached.
MHP = Mobile home park.
SFD = Single-family detached.
| ||||
|
Proposed Use
|
Existing Adjacent Use
| |||
|
Office/Institutional/Private Recreation
|
Commercial/Mixed-Use/Industrial
|
Multi-Family/SFA/MHP
|
Twins/Duplexes/Single-Family Dwellings (SFD)
| |
|
Office/institutional
|
Softening
|
Softening
|
Filtering
|
Screening
|
|
Commercial/mixed-use/industrial
|
Filtering
|
Softening
|
Screening
|
Screening
|
|
Residential
|
Softening
|
Filtering
|
Softening
|
Softening
|
|
Active recreation
|
Softening
|
Filtering
|
Softening
|
Filtering
|
D.
General landscaping and buffer area design, location, and dimensions.
(1)
All widths of buffer areas are established by Chapter 155, Zoning. If not specified in Chapter 155, Zoning, a landscape area shall be installed within the required principal building setback area(s). The landscape area shall be installed in the side and rear setbacks. These requirements do not apply to the frontage of the property.
(2)
The landscape or buffer area width shall be measured from the
property line(s).
(3)
The landscape area shall be an area consisting of existing qualifying
trees and proposed canopy trees, evergreen trees, small understory
trees, and shrubs, with grasses or groundcover. Arrangement of plant
materials shall have a naturalistic appearance, with larger trees
arranged closer to the boundary line, as space is available. The landscape
area should have a diversity of species and provide seasonal interest.
Mixed, layered planting is preferred for increased ecosystem services/environmental
benefits/wildlife value.
(4)
The zoning-established screening buffers shall provide immediate
visual screening of 50% and reach 75% after five years of establishment
of the planting, as determined by the Director of Building and Planning.
(6)
Engineered stormwater basins and green stormwater facilities,
such as rain gardens, bioswales, etc., are permitted in the landscape
area or buffer area, provided that the visual screening requirements
of the screening buffer are met.
(7)
The landscape or buffer plantings shall be designed so that
at maturity they will not obstruct a street or sidewalk.
E.
Minimum plant material requirements. The following requirements are
minimum standards; additional plant material, grading treatments,
or architectural elements may be included in the plan.
(1)
Every 100 linear feet of property line of the tract proposed
for subdivision or land development shall be landscaped and/or buffered
with the following minimum quantities, types, and sizes of plant material:
(a)
Where the length of the property line or street frontage being
buffered is less than 100 feet, a proportional amount of plantings
shall be provided according to Table 5.2.2 below.
(b)
The minimum number of required plantings calculated from Table
5.2.2 below shall be rounded up to the nearest whole number.
|
Table 5.2.2
Minimum Planting Requirements by Landscape/Buffer Type
| ||
|---|---|---|
|
Type
|
Minimum Planting Requirements Per 100 Linear Feet
| |
|
Softening Landscape1
| ||
|
Option 1
|
• 1 canopy tree (2 to 2 1/2 inches minimum caliper)
| |
|
• 2 understory trees (2 to 2 1/2 inches minimum)
| ||
|
• 2 evergreen trees (8 feet minimum height)
| ||
|
Option 2
|
• 2 understory trees (2 to 2 1/2 inches minimum caliper)
| |
|
• 15 shrubs (30 inches minimum height)
| ||
|
Filtering landscape
|
• 2 canopy trees (2 to 2 1/2 inches minimum caliper)
| |
|
• 2 understory trees (2 to 2 1/2 inches minimum caliper)
| ||
|
• 5 evergreen trees (8 feet minimum height)
| ||
|
• 5 shrubs (36 inches minimum height)
| ||
|
Screening Buffer2
| ||
|
Option 1
|
• 2 canopy trees (2 to 2 1/2 inches minimum caliper)
| |
|
• 2 understory trees (2 to 2 1/2 inches minimum caliper)
| ||
|
• 8 evergreen trees (8 feet minimum height)
| ||
|
• 10 shrubs (36 inches minimum height)
| ||
|
Option 2
|
• 12 upright mixed evergreen trees
| |
|
• 4 understory trees (2 to 2 1/2 inches minimum caliper)
| ||
|
Option 3
|
• An alternative planting design that will result in at
least an equivalent degree of visual screening to one of the above
screening buffers
| |
|
Limited Area Buffer3
| ||
|
Option 1
|
• 25 evergreen trees (8 feet minimum height) with a mixture
of at least 3 species of evergreen tree species to provide adequate
screening while promoting plant health.
| |
|
Option 2
|
• 4 to 6-foot tall solid fence or wall, if in compliance with § 155-3.7
| |
|
• Perennials and grasses sufficient to screen 50% of the
linear length of the proposed fence at the time of planting
| ||
|
Option 3
|
• An alternative planting design that will result in at
least an equivalent degree of visual screening to one of the above
limited area buffers
| |
|
NOTES:
| |
|
1
|
The softening buffer Option 2 can be utilized when large canopy
trees greater than 24 inches are proposed to be preserved within the
100 linear feet. In all other cases, softening buffer Option 1 should
be installed.
|
|
2
|
A screening buffer must be adequate to visually screen the proposed
land use or development from off-site view. Several different planting
options could be used to create an effective buffer. Grading treatments
and architectural features such as walls and/or fences may be required
in addition to the minimum planting quantities in order to effectively
provide a visual screen.
|
|
3
|
The limited area buffer can be used where space for planting
is severely restricted, where the width is less than 10 feet. The
planting screen would be equivalent to an evergreen hedge planting.
Alternative planting arrangements, such as shade or flowering trees
with deciduous shrubs, could be considered in conjunction with a fence
or wall, at the discretion of the Director of Building and Planning.
|
(c)
Existing preserved vegetation in areas shall be used or credited toward part or all of the landscaping area or buffer requirements, provided that it is validated that the existing vegetation is native, noninvasive, healthy, and otherwise satisfies the preservation requirements of § 135-4.7.
(d)
Existing trees within the required yards greater than six inches
DBH or greater than eight feet in height shall be preserved to the
greatest extent feasible. Such trees may be counted towards required
plant materials as determined by the Director of Building and Planning.
Table 5.2.3 can be utilized for preserved trees:
|
Table 5.2.3
Preserved Tree(s) Chart
| |
|---|---|
|
Preserved Tree
(dbh in inches)
|
Number of Trees Credited
|
|
6 to 9
|
2
|
|
10 to 18
|
3
|
|
18 to 24
|
4
|
|
24 to less than 30
|
5
|
|
30 or greater
|
6
|
F.
Mitigation of visual impacts. The use of a screening buffer planting shall be required to mitigate the adverse visual impacts that the proposed land uses or site elements have on the subject tract, adjoining properties, and the community in general. In addition to the requirements for buffer plantings as listed in Tables 5.2.1 and 5.2.2, the following proposed land uses and site elements, as outlined in Chapter 155, Zoning § 155-3.14, shall be screened from off-site with a screening buffer planting. If available 10 feet shall be provided. Alternatively, the limited area buffer standards shall be utilized:
(1)
Dumpsters, generators, trash collection and disposal, recycling
areas, junkyard, quarry, transfer stations, and mechanical equipment.
(2)
Service and loading docks.
(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.
G.
Alternative compliance options for screening buffers.
(1)
Existing topographic conditions, such as embankments or berms,
in conjunction with existing or proposed vegetation, may be substituted
for part of the required buffers at the discretion of the Director
of Building and Planning. The minimum visual effect shall be equal
to or exceed that of the required buffer or screen. Where a berm is
proposed in conjunction with a buffer, the required plantings shall
be placed on the side of the berm facing the property line or right-of-way.
All existing berms must be landscaped with trees and shrubs and mulched
to the satisfaction of the Director of Building and Planning.
(2)
Architectural elements such as walls or fencing may be permitted
to augment part of the landscape buffering requirements. Where a wall
or fence is proposed in conjunction with a buffer, the required plantings
shall be placed between the wall or fence and the property line or
right-of-way.
Parking lots should be effectively landscaped with trees and
shrubs to reduce the visual impact of glare from headlights, and parking
lot lights; to delineate driving lanes; and define rows of parking.
Furthermore, parking lots should be adequately landscaped to provide
shade in order to reduce the amount of reflected heat, to allow surface
infiltration of stormwater runoff, and to improve the aesthetics of
parking lots.
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 trees and plants to promote compliance with state water quality mandates and Chapter 121, Stormwater Management and Erosion Control, 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 plantings and the natural landscape.
(7)
Wherever possible, existing trees should be preserved in the
parking lot landscape areas.
(8)
Provide visual relief from otherwise uninterrupted expanses
of asphalt paving and improve the aesthetics of parking lots.
B.
Applicability.
(1)
Unless otherwise expressly stated, the interior landscape parking
lot and buffer requirements of this section shall apply to any of
the following:
(a)
The construction or installation of new vehicular use areas.
(b)
The expansion of existing vehicular use areas, if such repair, rehabilitation or expansion would increase the area of the vehicular use as provided for in Chapter 155, Zoning, § 155-10.12F.
(c)
The existing vehicular use areas which are accessory to an existing
principal building, when such building or any portion thereof is expanded
or enlarged, requiring additional new parking.
(d)
The excavation, rehabilitation or in-place reconstruction of existing vehicular use areas if such work involves full-depth pavement removal, as provided within Chapter 155, Zoning, § 155-10.12F.
(2)
The construction or installation of new vehicular use areas with more than 20 parking spaces shall incorporate bioretention and rainwater infiltration elements into the parking lot design, as described in § 135-5.3F(5).
(3)
If an existing parking lot associated with a proposed subdivision
or land development does not meet the applicability above, existing
parking lots should incorporate the standards below, to the greatest
extent feasible to meet the intent of this section. Alternatives such
as retrofitting existing island(s) with larger canopy trees and incorporating
landscaping within void area(s) not used as parking stalls or aisles
of existing parking lots should be explored.
C.
Interior landscaping area standards. The following landscaping requirements
are intended to promote shading and healthy vigorous growth of larger
shade tree, canopy and understory trees, evergreen 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 Table 5.3.1 below.
|
Table 5.3.1
Interior Landscaping Requirements as Percentage of Vehicular
Use Area
| |
|---|---|
|
Vehicular Use Area (VUA)
(square feet)
|
Minimum Interior Landscaping Area
(percentage of VUA))
|
|
0 to 4,999
|
0%
|
|
5,000 to 14,999
|
6%
|
|
15,000 to 49,999
|
8%
|
|
50,000 or greater
|
10%
|
(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 Article V 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 landscape architect shall provide the number and locations
of planting areas, planting islands and planting strips delineated
on the development plan to satisfy the requirements above.
(5)
The landscape architect shall also propose the number and species of plant materials to satisfy the requirements of § 135-5.3C(3) above, provided that a minimum of two shade or canopy trees are provided in a planting island or planting strip for each 340 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.
(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 § 135-5.3D and E, below shall apply.
(a)
If additional vehicular use 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.
(b)
Plantings shall be distributed throughout the entire interior
where applicable in parking lot additions.
D.
Perimeter landscape buffer requirements.
(1)
For vehicular use areas of any size which are located in the side or rear setback of a property, or otherwise abut an adjacent property where no right-of-way intervenes, a ten-foot-wide filtering landscape area satisfying the requirements of § 135-5.2 herein 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 required in § 135-5.2 herein above or in Chapter 155, Zoning, the greater planting requirement shall apply.
F.
Parking lot landscaping design standards.
(1)
General standards. The following standards shall apply to all
planting areas, planting islands, and planting strips provided to
satisfy the requirements of this section.
(a)
Planting islands and planting areas should be distributed throughout
the parking lot to maximize tree canopy coverage over the entire parking
lot. Large canopy trees shall be required to meet this requirement.
(b)
Required planting areas are encouraged to be consolidated into
larger islands to provide greater soil volumes for plants or to accommodate
stormwater BMPs.
(c)
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 from erosion or
automobile damage; however, openings shall be included which direct
rainwater to the planting areas.
(d)
At least 25%, but no more than 50%, of the plant materials shall
be evergreen.
(2)
Planting areas. 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 general landscape standards in this article.
(3)
Planting islands.
(a)
Planting islands shall be placed so as to provide safe movement
of traffic and shall be designed as an integral part of the stormwater
management systems.
(b)
All parking rows must be terminated by a planting island, provided
that in such cases where 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)
The minimum size of each planting island shall be at least 340
square feet, and be located every 12 parking spaces, or portion thereof.
At the discretion of the Township Engineer and/or Director of Building
and Planning, the ratio of parking spaces to planting areas required
may be altered for reasons of public safety and/or to provide additional
stormwater management.
(d)
If compact spaces are installed, the planting island area may
be reduced to no less than 270 square feet.
(e)
In addition to any proposed trees, planting islands require
a minimum of 85% ground coverage of low-growing shrubs, grasses, and/or
groundcover plants, as determined by the design ground coverage of
the plant species proposed.
(f)
In order to preserve sight distance, plants shall be selected
or pruned to limit vegetation at the ends of planting islands where
vehicles turn to a maximum height of two feet, in order to preserve
sight distance. Trees may be planted in these areas, provided that
branches are limbed up to a minimum height of seven feet.
(4)
Planting strips. Planting strips, as required below, shall have
a minimum width of five feet. In addition to any proposed trees, planting
strips require a minimum of 85% ground coverage of low-growing shrubs,
grasses, and/or groundcover plants, as determined by the design ground
coverage of the plant species proposed.
(a)
Planting strips are encouraged to be designed as an integral
part of the stormwater management systems.
(b)
Parallel rows of parking spaces, which are not separated by
a drive aisle, shall be separated by a planting strip.
(c)
A single row of parking spaces located parallel to and between
two drive aisles, shall be separated from one of the drive aisles
by a planting strip.
(5)
Bioretention elements in parking lots. The construction or installation
of new vehicular use areas with more than 20 parking spaces shall
incorporate bioretention elements into the parking lot design.
(a)
Bioretention and rainwater infiltration set aside area is required to be incorporated into the parking lot design, as noted above. The Township Engineer shall approve the functional design of the area(s) and determine if bioretention areas can be utilized to demonstrate compliance with Chapter 121, Stormwater Management and Erosion Control.
(b)
In addition to the requirements above, the bioretention area
shall at least include the following:
(6)
Larger nonresidential parking lots. Unless otherwise noted in
this chapter, when required, all planting strips shall be a minimum
of 15 feet wide and run the entire length of the parking row.
(a)
Lots with a capacity of from 50 to 100 cars shall require a
planting strip around the perimeter and one planting island for every
10 spaces within the perimeter of the lot.
(b)
Parking lots for more than 100 cars shall be divided into sections
no greater than 100 stalls each by planting strips. These planting
strips shall be located parallel to the rows of parking, to serve
the following purposes:
[1]
To separate main access (entrance-exit) driveways from rows
of parking spaces.
[2]
To separate other major driveways (service drives, general internal
circulation) from rows of parking spaces.
[3]
To separate large parking areas into smaller units at intervals
of not more than four rows of parking stalls.
(c)
For parking areas with an ultimate capacity greater than 400
cars, the requirements may be modified by the Board of Commissioners
to provide separation into units at intervals of six rows of parking
stalls, with each unit capacity no greater than 100 cars.
G.
Alternative design(s) which achieve(s) the purposes of these parking
area requirements may be requested, if determined that the alternative
design(s) satisf(y/ies) the requirements herein. The final decision
to permit an alternative design(s) shall be made by the Director of
Building and Planning.
The following standards shall apply to all subdivisions or land developments. The plantings required by this section shall be cumulative and in addition to plantings required by any other section of this chapter and Chapter 155, Zoning.
A.
All proposed developments in the MDR Residential Districts, Institutional
(I) Districts, and Light Industrial (LI) Districts shall incorporate
the following minimum plant materials in the landscaping areas adjacent
to the proposed structure:
(1)
A minimum of 25% of the area between the proposed building facade
facing a public street and the property frontage shall consist of
pervious planting areas.
(2)
Planting areas shall be a minimum of 150 square feet in area
with a minimum depth of 10 feet.
(3)
Five deciduous or evergreen shrubs shall be planted for every
20 feet of proposed building facade facing a public street or parking
lots, or portion thereof.
B.
All proposed single-family residential lots shall plant a minimum
number of canopy trees, based on their lot size, in compliance with
the following chart. Existing trees to remain may satisfy all or part
of this planting requirement.
|
Table 5.4.1
Additional Planting for Single-Family Residential Lots
| |
|---|---|
|
Lot Area
(square feet)
|
Minimum Number of Canopy Trees Required
|
|
Less than 4,000
|
1
|
|
4,001 to 7,500
|
2
|
|
7,501 to 15,000
|
3
|
|
15,001 or greater
|
4
|
C.
At the discretion of the Director of Building and Planning based
upon the recommendations of the Township Arborist, if sufficient planting
space is not available immediately adjacent to the proposed structure,
required building facade plantings may be located on other areas of
the tract.
Development which is required to meet greening standards as specified in Chapter 155, Zoning, shall comply with the following regulations:
A.
Land development plans must contain elevations and conceptual sketches
demonstrating compliance with the greening standards set forth herein.
B.
Any improvements or landscaping proposed as part of the greening standards shall be provided above and beyond any improvements or landscaping required elsewhere in this chapter and Chapter 155, Zoning.
C.
Any improvements or landscaping proposed as part of the greening
standards shall be located where they are visible and accessible from
a public walkway or sidewalk.
D.
The developer shall submit a maintenance plan describing how improvements
will be managed, maintained, or replaced. The responsibility for maintenance
and replacement shall rest with the owner of the property.
E.
Each addition and new construction project shall comply with the
greening standards in Table 5.5.1 and provide the greening elements
set forth in Table 5.5.2. The greening elements in Table 5.5.2 may
be clustered or evenly spread along a property's frontage.
|
Table 5.5.1
Required Greening Standards
| |||
|---|---|---|---|
|
Project
|
Points From Category A
|
Points From Category B
|
Points From Category C
|
|
Building additions in any zoning district
|
6 for each 25 linear feet of frontage, or portion thereof
| ||
|
New building in the BMV2, BMV3, and BMV4 Zoning Districts
|
6 for each 25 linear feet of frontage, or portion thereof
| ||
|
New buildings in the BMV1, VC, TC, RHR, and CAD Zoning Districts
|
6 for each 25 linear feet of frontage, or portion thereof
|
4 for each 50 linear feet of frontage, or portion thereof
| |
F.
The total number of points required in Table 5.5.1 for an application
are determined by dividing the total lot frontage of the subject property
by 25. This total is then multiplied by the amount column in Table
5.5.2.
|
Table 5.5.2
Streetscape and Greening Elements
| ||
|---|---|---|
|
Category
|
Item
|
Points
|
|
A
|
Window box or boxes along ground floor windows (minimum size
of 6 inches deep, vertically and horizontally, planted with shrubs,
groundcovers and/or flowers)
|
1 per 48 total inches of window boxes
|
|
A
|
Street planter (minimum size of 24 inches in diameter, planted
with shrubs, groundcovers, and/or flowers)
|
1 per street planter
|
|
B
|
Public bench along street frontage (minimum length of 5 feet)
|
2 each
|
|
B
|
Trellis (minimum size 30 square feet, planted with vines and/or
shrubs)
|
2 each
|
|
B
|
Arbor or pergola (minimum size of 8 feet high by 6 feet wide
by 4 feet deep, planted with vines and/or shrubs)
|
3 each; not more than 1 per site
|
|
B
|
Planting in curb extension (planted bulb-outs/large planters
with shrubs, groundcovers and/or flowers)
|
3 per 60 square feet of planting area
|
|
B
|
Window boxes or planters along upper story windows (minimum
size of 6 inches deep, vertically and horizontally, planted with shrubs,
groundcovers and/or flowers visible from the sidewalk)
|
3 per 48 total inches of window boxes
|
|
B
|
Public art/sculpture/mural
|
3 each; not more than 1 per site
|
|
C
|
Urban garden [See additional requirements in § 135-5.5G (urban garden).]
|
4 per 300 square feet of urban garden area
|
|
C
|
Water feature (fountain, waterfall, etc.)
|
4 each; not more than 1 per site
|
|
C
|
Public plaza/square/courtyard [See additional requirements in § 135-5.5H (plaza, square or courtyard).]
|
4 per 300 square feet of plaza/square/courtyard area
|
|
C
|
Bus shelter (See requirements in Article IV.)
|
6 each
|
G.
The following standards apply to the urban garden item in Table 5.5.2:
(1)
A minimum of 60% of the urban garden area shall be landscaped
with trees, shrubs and/or mixed plantings with year-round interest.
(2)
One seating space is required for each 50 square feet of urban
garden area, or portion thereof. No additional points will be awarded
for this item.
(3)
Trash and recycling containers shall be provided in the urban
garden area.
H.
The following standards apply to the plaza, square and courtyard
item in Table 5.5.2:
(2)
Paving materials that may be used are limited to the following:
unit pavers, paving stones or concrete. No more than 20% of the area
may be concrete.
(3)
One seating space is required for each 50 square feet of plaza
area, or portion thereof. No additional points will be awarded for
this item.
(4)
No parking, loading or vehicular access is allowed other than
for emergency vehicles.
(5)
Trash and recycling containers shall be provided throughout
the area.
(6)
Shade shall be provided by trees, canopies/shade sail, trellises,
or tables with umbrellas.
(7)
Whenever possible, the area shall be connected to outdoor cafes,
restaurants or building entrances, and located with maximum direct
sunlight to a south or west direction.
Landscaping shall be required in and around all stormwater management
basins and natural resource protection areas according to the following:
A.
All areas of stormwater management basins, including basin floors,
side slopes, berms, impoundment structures, or other earth structures,
shall be planted with suitable vegetation, such as naturalized meadow
plantings specifically suited for stormwater basins.
(1)
Trees and shrubs shall be planted in and around stormwater basins,
provided that 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 shall be planted in and around
the basin. Plantings can be uniformly applied with two to three inches
of shredded mulch or leaf compost. No wood chips are permitted.
(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, as outlined in § A177-1, Recommended trees and shrubs, shall be seeded in the floors and slopes of the basin and meet the following requirements:
(3)
Stormwater basins shall be screened from adjacent properties
using the filtering buffer plantings standards according to Table
5.2.2.
B.
Additional vegetation shall be planted in natural resource protection areas, including riparian corridors and wetland areas, as required in § 135-4.7, wherever existing trees do not meet the minimum tree planting requirements.
(1)
Existing trees within natural resource areas shall be preserved
and retained. Existing tree cover should be surveyed and inventoried
to assess the need for any new plantings.
(2)
Existing tree species included on the noxious/invasive plant list, provided by DCNR, as well as species identified in Chapter 59, Brush, Grass and Weeds, should be removed where conditions warrant.
(3)
Planting requirements.
(a)
New trees shall be planted at a minimum rate of 15 feet on center
or one tree per 225 square feet in staggered rows or an equivalent
informal arrangement within the riparian area.
(b)
New trees shall be a variety of sizes ranging from a minimum
four-to-five-foot-tall branched whip to an approximate one-and-one-half-inch
caliper balled and burlapped planting stock.
(c)
New tree plantings shall be composed of native riparian tree species, as outlined in § A177-1, Recommended trees and shrubs.
(d)
Tree plantings in riparian areas shall be located along the
streambank to provide shade for the stream, soil erosion control and
stormwater benefits, according to accepted stream bank restoration
practices.
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. Plant selection
shall be based upon the existing site conditions, including the soils,
hydrology, and microclimate. Plantings may be selected based upon
visual screening, noise abatement, energy conservation, wildlife habitat,
erosion control, stormwater management and aesthetic value.
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.
(1)
The locations, dimensions and spacing of required plantings shall be adequate for their proper growth and maintenance, taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as moisture and sunlight. (See Appendix Chapter A177, § A177-2.)
(2)
In selecting locations for shade trees, consideration also shall
be given to aesthetic qualities of the site and to the protection
of solar access.
(3)
Plantings shall be limited or carefully selected for locations
where they may be dispersed or contribute to conditions hazardous
to the public's safety. Such locations include sight triangle
areas required for unobstructed views at street intersections.
(4)
Planting locations shall consider underground utilities and
the need for repairing these utilities, together with the presence
of overhead wires. No trees shall be planted closer than 15 feet from
fire hydrants, streetlights or stop signs.
C.
Existing healthy trees, shrubs, or woodlands may be substituted for
part of the plant material required by this chapter at the sole discretion
of the Director of Building and Planning, provided that such existing
vegetation, in its existing location on the site, or in an appropriate
transplant location on the site, fulfills the intent of the particular
standard for which it is proposed to be substituted.
(1)
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.
(2)
In order for existing vegetation to qualify, proof must be provided that adequate protection measures during construction, particularly in the plant's root zone, are incorporated into the plan, and comply with the standards of § 135-4.7, Preservation and Protection of Existing Vegetation, and Natural Features Code § 101-6, Site disturbance regulations.
E.
Planting plans shall be required; such plans shall be prepared by
a landscape architect registered by the Commonwealth of Pennsylvania
to engage in the practice of landscape architecture. In addition,
planting plans shall include a planting schedule which summarizes
the quantity, type, size and root conditions of all plantings. A compliance
chart shall also be included, which demonstrates compliance with all
of the requirements of this article and any applicable chapters.
F.
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 granting of any
such waiver may be conditioned upon the payment to the Township of
a fee in lieu of planting. Such required landscaping shall be in accordance
with the following:
(1)
The developer shall provide sufficient plans and documentation
to establish what landscaping is to be waived, 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 landscape 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 on Township-owned lands or along the streets or highways
of the Township.
The following specifications shall apply to all plants and landscaping
provided in subdivisions and land developments regulated by this chapter,
and shall be demonstrated on the required landscape plans, which shall
be prepared, signed, and sealed by a registered landscape architect,
licensed by the Commonwealth of Pennsylvania:
A.
Plant species selection. Plant species selection shall be based on
the following considerations:
(1)
Any planting materials proposed, including but not limited to deciduous and evergreen trees, shrubs, herbaceous and woody perennials, groundcovers, and grasses, shall only be provided in conformance with § 135-5.7, and shall only be chosen from the applicable category (according to the proposed use of the plantings) from Appendix Chapter A177, Planting Materials and Specifications.
(2)
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 that such use receives the recommendation of
the Township Arborist, if applicable.
(3)
Any plant materials proposed but not included in the List of
Approved Plants shall only be approved by the Director of Building
and Planning, provided that the registered landscape architect demonstrates
the alternative plant materials chosen satisfy at least one of the
following conditions:
(a)
The proposed plant materials more effectively implement the intent and goals of this chapter than all other applicable plant species in Appendix Chapter A177, Planting Materials and Specifications;
(b)
The proposed plant materials have received a recommendation
for approval from the Township Arborist, if applicable; and
(4)
Invasive and noxious plants prohibited.
(a)
Invasive and watch-list species listed on any governmental list of invasive species, including the Pennsylvania Department of Conservation and Natural Resources' DCNR Invasive Plant List, as well as species identified in Chapter 59, Brush, Grass and Weeds, shall be prohibited from being planted in any subdivision or land development in the Township.
(b)
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.
(5)
Minimum native species. Planting shall consist of at least 80%
native planting material for all categories, calculated separately
by category (deciduous trees, shrubs, perennials). Evergreen trees
shall include at least 60% native planting material.
(6)
Minimum species diversity. In order to encourage the use of
diverse species and a mixed, layered planting arrangement, a minimum
variety of species per plant type (canopy tree, understory tree, evergreen
trees, shrubs; herbaceous and woody perennials etc.) shall be required
as indicated in Table 5.8.1, Minimum Species Diversity Requirements,
below. Compliance with this requirement shall be documented on the
landscape plan.
|
Table 5.8.1
Minimum Species Diversity Requirements
| ||
|---|---|---|
|
Number of Plants Required Per Plant Type
|
Minimum Number of Species Required Per Plant Type
|
Maximum Percentage of Any One Species Per Plant Type
|
|
0 to 5
|
1
|
100%
|
|
6 to 15
|
3
|
50%
|
|
16 to 30
|
4
|
40%
|
|
31 to 50
|
6
|
30%
|
|
51 to 100
|
8
|
20%
|
|
100 or more
|
12
|
10%
|
(7)
In addition, the registered landscape architect shall also consider
the following when selecting plant species:
(a)
Existing site conditions and their suitability for the selected
plants based on the site's soils, hydrology, and microclimate.
(b)
Specific functional objectives of the plantings which may include
but not be limited to visual screening, noise abatement, energy conservation,
wildlife habitat, erosion control, stormwater management, and aesthetic
value.
(c)
Maintenance and replacement considerations such as hardiness,
resistance to insects and disease, longevity, availability, and cost
of plant materials.
B.
Plant specifications.
(1)
All plants shall meet the minimum standards for health, form,
and root condition, and plantings shall conform to the standards of
the publication American Standard for Nursery Stock, ANSI Z60.1, 2014,
or later, of the American Association of Nurserymen, as amended.
(2)
All plant material shall be hardy and within the USDA hardiness
Zone 7a applicable to Montgomery County, Pennsylvania. All plant material
used on the site shall have been grown within the same USDA hardiness
zone as the site and shall be nursery grown.
(3)
The location, dimensions, and spacing of required plantings
should be adequate for their proper growth and maintenance, taking
into account the sizes of such plantings at maturity and their present
and future environmental requirements and tolerances, including wind,
moisture, and sunlight.
(4)
Minimum plant size and spacing at time of planting shall meet
Table 5.8.2.
|
Table 5.8.2
Minimum Plant Size and Spacing Requirements
| |||
|---|---|---|---|
|
Plant Type
|
Minimum Caliper at Time of Planting
(inches)
|
Minimum Height at Time of Planting
|
Minimum Spacing at Time of Planting
(feet)
|
|
Small/understory trees
|
2 to 2.5
|
12 to 14 feet (multistem)
|
15 to 20
|
|
Medium canopy tree
|
2 to 2.5
|
12 to 14 feet (multistem)
|
20 to 25
|
|
Large canopy tree
|
2 to 2.5
|
—
|
30 to 40
|
|
Large shrub
|
—
|
36 inches
|
2
|
|
Small shrub
|
—
|
18 to 24 inches1
|
2
|
|
Evergreen tree
|
—
|
8 feet
|
2
|
|
NOTES:
| |
|
1
|
Excludes groundcover shrubs which can be shorter.
|
|
2
|
Dependent on estimated mature width.
|
(5)
Small trees and large shrubs may be deciduous or evergreen.
C.
Minimum soil volumes. The registered landscape architect shall provide
details on the site plan that show a longitudinal section and depth
of planting areas 1,000 square feet and under in area demonstrating
compliance with minimum soil volume standards.
(2)
Planting soil composition. Planting soils shall be a loam soil
capable of supporting a healthy vegetative cover, which is amended
with composted organic material, such as mushroom compost or leaf
mulch, thereby resulting in an organic amended soil containing 4%
to 15% organic material (compost), and 70% to 80% topsoil screened
of rocks, sod, and debris. The pH for structural soil should be adjusted
according to plant selection. The minimum depth of the planting soil
shall be 30 to 36 inches depending on the size of the individual planting.
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. Ensure
root flare sits above finished grade; compact soil below root ball
as necessary.
(3)
Alternative methods. The alternative methods are for limited
street planting areas, where required soil volumes are unattainable
without implementing these methods. If the minimum soil volumes cannot
be achieved, as determined by the Director of Building and Planning,
the following alternative options may be utilized:
(a)
Structural soil composition (Figure 5.8.1). 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 that
it satisfies all of the following conditions:
|
Figure 5.8.1
Structural Soil Composition
 |
[1]
Structural soils shall be used under impervious paving where the tree planting area is surrounded by paving for the purpose of expanding the soil volume to meet minimum soil volumes as specified in § 135-5.8C above.
[2]
Structural soils shall be entirely below pavement areas and
shall not be exposed at the surface.
[3]
Structural soils are located adjacent to planting soils.
(b)
Suspended pavements system (Figure 5.8.2). A tree/pavement support
system may be utilized that supports the weight of the pavement and
improves the urban tree health. The support structure, as well as
a pervious flexible pavement, creates a void space for increased tree
root/soil volume. The space shall be filled with a combination of
uncompacted native or amended native soils and native excavated soil,
provided that it is quality material, or a specified soil mix.
|
Figure 5.8.2
Suspended Pavements System
 |
(c)
Shared root zone areas or linear tree planting (Figure 5.8.3).
The system should allow the root systems of adjacent trees to join
and share soil space where available. Structural soils shall be utilized
beneath the sidewalk or hardscape, as noted above. The following minimum
soil volume per tree shall apply when such plants share any planting
areas:
|
Figure 5.8.3
Shared Root Zone Areas or Linear Tree Planting
 |
D.
Maintenance. Prior to final approval of the site's landscape plan, the developer shall sign and record an operation and maintenance agreement or covenant, as outlined in Natural Features Code § 101-11B. The agreement shall cover ongoing maintenance of all required plantings on the site in accordance with the approved plan. The agreement shall be subject to review and approval by the Township Solicitor.
(2)
Plantings shall be selected, located, and maintained so as not
to contribute to conditions hazardous to public safety. Such conditions
include, but are not limited to, public street rights-of-way, underground
and above ground utilities, and sight triangle areas required for
unobstructed views at street intersections.
(3)
Within required sight triangles, shrubs must be maintained at
a maximum height of two feet, and trees must be maintained so that
the lowest branches are a minimum of seven feet above grade.
(4)
Any plant material that presents high or extreme risk based
on ANSI Tree Risk Assessment Standard should be managed to mitigate
the risk.
(5)
Maintenance guidelines for the plantings should be developed
by a licensed landscape architect and used by grounds maintenance
personnel.
