The following principles, standards, and design requirements shall apply to all subdivision and land development proposals. Other design requirements as established in Chapter 95, Zoning or other Borough ordinances shall be in addition to the following:
A.
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.
B.
Each subdivision and land development plan, whether sketch, preliminary or final, must comply with the requirements of Chapter 95, Zoning, unless variances or special exceptions have been granted by the Zoning Hearing Board or by final court order.
C.
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.
D.
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.
E.
Plans shall be designed to avoid excessive disturbance of vegetation
and movement of earth, unless specifically warranted by terrain or
location.
F.
Development and disturbance of floodplain land areas shall be governed by additional standards contained in this chapter, Chapter 95, Zoning, and other sections of Borough Code, the Uniform Construction Code, and adopted plans of the Perkiomen Watershed Conservancy, as approved by the Borough, and other applicable regulations.
G.
The applicant shall offer for dedication to the appropriate jurisdiction
any and all rights-of-way, easements, open space, recreational land,
or other such improvements designed for public use or utilities. East
Greenville Borough Council reserves the right to accept or refuse
offers of dedication.
H.
The applicant shall construct, install and guarantee, at no expense
to East Greenville Borough 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, street lights, 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 East Greenville Borough,
Upper Montgomery Joint Authority (UMJA), and/or the East Greenville
Water Authority during the progress of the work and upon completion
of the work. The applicant shall pay for all inspections.
I.
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 95, Zoning, shall be delineated as measured from the ultimate right-of-way lines.
J.
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, and the specifications provided herein.
Whichever specifications are most stringent shall take precedence
over any less restrictive law, ordinance or regulation.
A.
Local comprehensive plan. Proposals for land development or subdivision
shall be generally consistent with East Greenville Borough's
most recently adopted comprehensive plan, whether that be a local
plan or the Upper Perkiomen Valley Region's Comprehensive Plan.
All proposals must be located in appropriate areas as designated in
the future land use plan and be serviced by currently available infrastructure
or infrastructure that will be developed concurrent with the development.
B.
State, regional, county and municipal plans. Proposals shall be generally
consistent with Montgomery County's Comprehensive Plan and other
appropriate state, regional, and county plans. In addition, all proposals
shall be consistent with other municipally adopted plans, including,
but not limited to, parks and open space plans, economic development
plans, sustainability plans, and active transportation plans. Where
regional facilities are proposed in a 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.
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:
A.
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 existing natural features.
B.
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 design in harmony with
the unique qualities of the land.
C.
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.
D.
Circulation. Movement within a site and access to the site shall
consider the safety and convenience of various types of users. Cross
access by various types of users, including but not limited to pedestrians,
bicyclists, those with limited or alternative mobility such as wheelchair
users, and motor vehicles between properties and joint access shall
be considered, in order to improve circulation.
E.
Relationship to surrounding uses. The proposed design shall complement
the 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.
F.
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.
G.
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 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, at right angles, or
radial to the street right-of-way, unless not feasible or undesirable
due to existing permanent, natural, or human-made features. Where
possible, lot lines shall coincide with abutting lot lines, lot lines
across streets, and municipal boundaries.
G.
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.
A.
Community facilities such as, but not limited to, illuminated crosswalks,
tot-lots, a gazebo, trail, a pedestrian path to a recreation facility,
or an electrical facility or access thereto, shall be provided as
deemed necessary by Borough Council or as indicated by Borough, regional,
county, or state plans.
B.
Where identified in a duly adopted comprehensive plan, revitalization
plan, or Official Map, or as otherwise deemed necessary or desirable
by Borough Council the dedication or reservation of areas or sites
for schools, parks, roads, emergency services, and other facilities
to serve the community may be required.
C.
Areas dedicated or reserved for such open space or community facilities
shall be adequate to provide for all building sites, outdoor activity
areas, landscaping and off-street parking for the use proposed.
A.
In addition to any requirements for open space, common open space, and recreation land required by the provisions of Chapter 95, Zoning, applicants shall provide active and/or passive recreation facilities for any land development. Applicants shall provide appropriate recreation facilities and trails in accordance with the Borough of East Greenville's most recently adopted Parks and Open Space Plan and Comprehensive Plan, and Chapter 95, Zoning. Where any conflicts exist between these provisions and those of Chapter 95, Zoning, the Zoning provisions shall prevail. The location of recreation land shall be selected and deed restricted as required by § 85-46.
B.
Suitable recreation land shall be provided for each land development and offered for dedication to the Borough as follows. The required land below may count towards any common open space requirements from Chapter 95, Zoning. Recreation land required:
(1)
Single-family detached: 2,500 square feet per unit.
(2)
Two-family, single-family attached, and mobile home park: 2,000 square
feet per unit.
(3)
Multifamily: 1,500 square feet per unit.
(4)
Nonresidential: 1% of gross acreage.
(5)
Nothing herein shall be construed as limiting the ability of Borough
Council to waive all or a portion of the recreation land set-aside
requirements.
C.
Alternatives to the development of recreational land. Upon agreement
of both Borough Council and the applicant, the applicant may pursue
the following alternatives:
(1)
Fee in lieu.
(a)
Where Borough Council and the applicant agree that a fee is to be contributed in lieu of the provision of land for recreation on the development site as required by § 85-45B, the amount of the fee shall be equal to the fair market value of the undeveloped land on the date of plan submission that otherwise would have been required to be reserved for recreation.
(b)
Fair market value of the land in lieu of which the fee is paid
shall be determined by agreement of Borough Council and the applicant.
In the event that Borough Council and applicant cannot agree upon
the fair market value of the land, then an appraisal shall be supplied
and paid for by the applicant and reviewed by Borough Council. The
appraisal required by this subsection shall be prepared by a recognized,
licensed, competent real estate appraiser with no interest, financial
or otherwise, in the affected property or application.
(c)
Borough Council shall reserve the right to obtain its own appraisal,
and in the event that the Borough appraisal is valued at less than
10% greater than the applicant's appraisal, the value shall be
the difference between the two appraisals; in the event that the Borough
appraisal is valued at 10% or more than that of the applicant, then
a third appraiser shall be selected by agreement of both Borough Council
and applicant, to be paid for by the applicant, to resolve the difference.
(2)
Improvements to other recreation sites. The applicant may, through
an agreement with the Borough, purchase additional land for existing
or proposed Borough parks, or construct recreational facilities on
existing Borough parkland that is readily accessible to residents
of the proposed development. The value of such improvements shall
be comparable to the fee in lieu of recreation land that would have
otherwise been required, as determined by the Borough, based upon
the applicant's estimates, which shall be reviewed and approved
by the Borough Engineer.
(3)
Private preservation of land. The applicant may reserve land in the
amount required under this chapter. The land shall meet all the standards
in this section, be available for use by the general public, and managed
and maintained in conformance with any adopted park and recreation
plan, and any ordinances covering maintenance requirements for private
ownership of common elements.
(4)
A combination of land dedication, fee-in-lieu payment and/or alternative
approaches as listed herein may be pursued, as reflected in a written
agreement between the applicant and the East Greenville Borough Council.
D.
Rails to trails easement. Any applicant for a subdivision or land
development whose land contains a portion of abandoned railroad easement
shall offer for dedication to East Greenville Borough the portion
of the property which is coterminous with the abandoned railroad easement
for a public access recreational trail easement which shall be constructed
at the developer's expense in accordance with Borough specifications
and inspected and approved by the Borough Engineer prior to the issuance
of the first certificate of occupancy for the development.
(1)
In instances where the application of § 85-45D above would diminish a by-right building envelope, the developer may propose an alternate recreational trail easement, which may utilize existing public rights-of-way deemed safe by Borough Council, for use as a recreational trail in order to reroute the trail in close proximity to the actual abandoned railroad bed and provide a reconnection to the abandoned railroad bed at a location deemed acceptable by Borough Council.
(2)
The trail easement area dedicated to the Borough shall not reduce the yard, lot area or lot calculations on developer's property for any purpose whatsoever, including, but not limited to, setback requirements, impervious surface ratios, building coverage requirements and open space requirements under this chapter or Chapter 95, Zoning.
(3)
The grant of easement shall be in a form acceptable to the Borough
Solicitor and in compliance with all Borough approvals.
A.
The selection of suitable open space land, including that to be used as active or passive recreation, as required by Chapter 95, Zoning, or by § 85-45 of this chapter shall be in accordance with the following standards and principles:
(1)
Existing plans. Open space shall be consistent with the plans and
proposals outlined in the East Greenville Borough's most recently
adopted Park and Open Space Plan and Comprehensive Plan.
(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)
Access. Open space shall have frontage on a public or private road
or easement capable of providing suitable grade for access to the
open space from the roads for maintenance vehicles and equipment traffic.
(4)
Utilities. 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.
(5)
Open space shall have the physical characteristics capable of serving
the purposes intended for such areas including recreational use.
B.
Recreation land and open space ownership and perpetuation. Any of the methods cited under this section may be used individually or in combination, to perpetually preserve land for recreation and open space that is provided in fulfillment of this chapter and Chapter 95, Zoning. The final subdivision and/or land development plan shall clearly indicate the location of the preserved land and the way in which open space will be owned and administered. Prior to final plan approval, the applicant shall develop a management plan with schedules and cost estimates for maintenance of the recreation land. This shall be provided to the entity to which ownership or maintenance responsibilities shall be transferred, if relevant. Written notice of any proposed transfer of open space shall be given to East Greenville Borough for approval no less than 30 days prior to such event.
(1)
East Greenville Borough may, but is not required to, accept fee simple
dedication of recreation land and open space. If accepted by the Borough,
the following shall apply:
(a)
There shall be no cost of acquisition.
(b)
East Greenville Borough shall agree to maintain the open space.
(c)
The open space shall be in an acceptable condition to East Greenville
Borough at the time of dedication regarding size, shape, location,
and that any improvements are certified as satisfactory by the Borough
Engineer.
(d)
The applicant shall prepare, at no expense to East Greenville
Borough, the legal description, with metes and bounds, of the land
being offered for dedication.
(e)
The Borough shall accept the dedication by means of a signed
Municipal 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)
An agreement citing all applicant obligations serving as a condition
to plan approval shall be approved by East Greenville Borough and
recorded with the plan at the same time as the plan is approved.
(2)
A public agency acceptable to East Greenville Borough 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 a maintenance plan is in place that allows for access
to the open space, and that has been approved by East Greenville Borough
and the grantee.
(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)
East Greenville Borough 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 East Greenville Borough's 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 East Greenville Borough
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, non-profit conservation organization intended to
be the grantee of a conveyance shall be acceptable to East Greenville
Borough as a bona fide conservation organization with perpetual existence.
(b)
Any conveyance shall contain appropriate provisions for proper
reverter or retransfer if the grantee becomes unwilling or unable
to continue carrying out its function.
(c)
A maintenance agreement acceptable to East Greenville Borough
shall be established between the owner and the conservation organization.
(5)
Open space may be controlled with condominium agreements that shall
be approved by East Greenville Borough and be in conformance with
the Pennsylvania Uniform Condominium Act or Uniform Planned Community
Act. All open space land and facilities shall be held as a common
element.
(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 East Greenville Borough
a description of the organization, including its by-laws, 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 recreation land
or open space shall arrange with the County Board of Assessment Appeals
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.
C.
Open space restrictions.
(1)
Every property proposed for open space shall be restricted in the
following manner. The property deed shall contain the following deed
restriction:
"This property was established as permanent open space through the approval of the [subdivision or land development name] 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 East Greenville Borough in accordance with requirements of Chapter 95, Zoning. 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 East Greenville Borough, its residents, or former owners of the property."
(2)
East Greenville Borough is authorized to make random inspections of any open space property created by this ordinance or Chapter 95, Zoning to ensure that the owner and any successors duly perform, abide by, and complete any duties, obligations, or requirements as set forth in the final plan and/or deed restrictions.
(3)
East Greenville Borough 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 Borough for its
expense of performing remedial measures if not performed by the owner.
(4)
In the event that the entity charged with maintenance responsibilities,
or any successor 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,
East Greenville Borough 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.
(5)
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 Borough may enter the premises and take corrective
action.
(6)
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 East Greenville
Borough 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 Borough,
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.
Block length measured along the building frontages shall be between
300 and 800 feet.
B.
Blocks shall be designed to continue the existing street pattern
and provide efficient, convenient, and safe pedestrian and vehicular
circulation, including the reduction of intersections with arterial
streets.
C.
A block shall be two lots in depth when the lots are laid out back to back according to the requirements of Chapter 95, Zoning.
D.
Width. Whenever practicable, blocks shall be of such width as to
provide two tiers of lots of the minimum size permitted under the
applicable zoning classification, except in the case of lots along
a major thoroughfare where the lot fronts on an interior street.
E.
Blocks shall be designed to reflect natural features. Stormwater shall be infiltrated on site if possible, and otherwise directed towards water features, stormwater features or street inlets in compliance with § 85-72.
F.
Where necessary for safe, convenient, and direct pedestrian access
to commercial, institutional, or open space/recreation areas as determined
by East Greenville Borough, walkways shall be included in the design
for the block area. The walkways shall extend in a straight line from
one street to the next within either an easement granted to the Borough
or a public right-of-way at least 10 feet in width.
G.
In commercial and industrial areas, blocks may vary from the elements of design contained in this section if the nature of the use requires different treatment. In such cases, off-street parking for employees and customers shall be required as well as safe and convenient limited access to the street. Space for off-street loading shall also be required with similar access. Extension of streets, railroad access rights-of-way and utilities shall be provided. The number of parking spaces and parking lot area shall be as required by Chapter 95, Zoning.
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, Borough
Council may waive curbing requirements in full or partially. Grass
swales and infiltration trenches along streets are encouraged in appropriate
locations in the Borough, provided that pedestrian safety and traffic
circulation is addressed.
B.
The Borough 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
roadway. 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.
C.
Accessible curb cuts that meet the requirements of the American's
with Disabilities Act shall be installed at all intersections.
A.
All new streets and additions to existing streets shall:
(1)
Be offered for dedication to East Greenville Borough or the entity
having jurisdiction of any existing street. The Borough may accept
or refuse dedication of any street.
(2)
Conform with the transportation element of the most recently adopted
local or regional comprehensive plan, the Borough Ultimate-Right-of-Way
Map, and county or state highway, bicycle, and pedestrian plans.
(3)
Be designed to conform with the existing street system.
(4)
Provide appropriate access between abutting tracts of land for immediate
or future use.
(5)
Create a road hierarchy among interior subdivision and land development
streets and exterior streets to ensure proper through-traffic flow,
local access, and internal traffic distribution and flow.
(6)
Conform to existing topography to assure reasonable grades, alignment
and drainage, appropriate access to lots, and to minimize regrading
and removal of vegetation.
(7)
Be designed to continue existing streets at equal right-of-way and
cartway width, or as recommended by the Municipal Engineer and Planning
Commission.
A.
Whenever an applicant proposes to establish a street which is not
offered for dedication of public use or when dedication is not accepted,
East Greenville Borough shall require the applicant to submit, and
also to record with the plan, a copy of the agreement made with the
Borough addressing the ownership, access rights, and maintenance responsibilities
for that street.
B.
Private streets shall be designed and constructed in conformance
with all design and engineering regulations of Borough Code that apply
to public streets.
C.
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.
(1)
An individual private driveway may be legally reclassified and physically
upgraded and improved to become a private street upon approval of
Borough Council.
(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 dimensional standards.
(c)
Maintenance shall be guaranteed as established for private streets
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.
D.
Residential private streets.
(1)
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.
E.
Nonresidential private streets. Private streets may be permitted
by Borough Council to provide access to various nonresidential developments
or lots.
F.
Maintenance responsibility shall be outlined and defined by the applicant
and reviewed by the East Greenville Borough prior to final approval.
(1)
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 landowners with access rights.
(a)
Documents governing such associations shall be subject to approval
of Borough Council upon the advice of the Borough Solicitor, shall
be filed with the Borough, 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 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 Borough authorize an inspection of the street by the
Municipal Engineer. The cost of the inspection shall be paid by those
property owners requesting the inspection. If the Municipal Engineer
determines that the street is not being properly maintained, the Borough
may take corrective actions against the entity maintaining the road.
(2)
The Borough reserves the right to order the private street to be
repaired or upgraded to meet Borough maintenance standards for public
streets, if, at any time, they deem 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(s) of
the road. The share of the assessment to each property owner will
be determined by the association's legal access agreements and/or
covenants recorded for the private street.
(b)
Prior to such action by Borough Council, 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 Borough
Council.
(3)
When, in the determination of Borough Council, it becomes necessary
for East Greenville Borough to assume responsibility for a private
street in order to maintain the health, safety, and welfare of the
residents of the Borough, the Borough 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 Borough specifications.
G.
Private streets may be permitted by Borough Council to provide access
to land which abuts its right-of-way. Private streets shall comply
with the following:
(1)
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 Borough Council as advised by
the Borough Solicitor.
(2)
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 regarding property owner's rights to
further subdivision or land development, especially regarding the
need to receive approval from the private street owner and/or waiver
from the requirement of this chapter.
(3)
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.
H.
When a private street has access to only one public street, an additional
emergency accessway may be required.
I.
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.
(1)
If an applicant requests such further subdivision, the following
shall be required:
(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 Borough.
(b)
Application to Borough Council shall include written approval
from the association or organization which controls the street.
(c)
When conditions are considered favorable for limited additional
subdivision under the private street access, Borough Council may request
deed restrictions against further subdivision as a condition of final
approval of the subdivision.
A.
Every street, road, or highway within East Greenville Borough shall
be classified by its function and shall be subject to the requirements
for its classification as contained in this article. 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. The classifications are
as follows:
(1)
Arterials. Arterial streets are high volume roadways for travel between
major destination points. State Route 29 (Main Street) is the only
arterial street in the Borough.
(2)
Collectors. Collector streets link local streets with arterial streets.
State Street is the only major collector in East Greenville. Washington
Street, Third Street, Fourth Street, and Sixth Street are the Borough's
minor collector streets.
(3)
Local. Local streets provide direct access to residences and businesses. Because property access is their main function, there is little need for mobility and high operating speeds. Through traffic is discouraged from using local streets. All streets not named in Subsections A or B above are local streets with the exception of any alleys.
(4)
Alleys. Alleys are small service roads which provide a secondary
access to lots and buildings. They typically are not used for a travel
length of more than one block.
|
Table 85-51.1
Street Design Standards
| ||||
|---|---|---|---|---|
|
Functional Classification
|
Ultimate Right-of-Way
(feet)
|
Minimum Paved Cartway
(feet)
|
Bicycle Lane
|
Sidewalk Width
(feet)
|
|
Arterial (main street only)
|
50
|
36
|
Optional
|
10
|
|
Major collector (state street only)
|
60
|
42
|
5 feet plus 2-foot buffer from travel lanes
|
5 to 8*
|
|
Minor collector
|
60
|
35
|
Optional
|
5 to 8*
|
|
Local
|
50
|
26
|
Optional
|
5 to 8*
|
|
Alley
|
25
|
12
|
n/a
|
n/a
|
|
NOTE:
| |
|
*
|
See § 85-57 Sidewalks for sidewalk width requirements.
|
B.
Roadway design. The area within road rights-of-way may contain various
elements depending upon the functional classification of the road
and the surrounding land use. Sufficient space may be needed for sidewalks,
curbs, parking, bike lanes, travel lanes, and turning lanes. While
the road design should provide for the dual objectives of safety and
mobility, it is important to ensure that the overall road layout fits
other community needs. Reducing paved areas can mitigate traffic speeds
and lessen the amount of stormwater generated. Providing sufficient
area between the road and sidewalk provides a suitable area for street
trees and can also shield pedestrians along the sidewalk from motorists
in the road. Right-of-way should be sufficient to accommodate all
of these potential uses.
(1)
Typical arterial street.
|
Figure 85-51.1
Arterial Street Dimensions
 |
(a)
Most of the arterial roadway is used to move traffic at higher
speeds. Arterial roadways should include parking on at least one side
of the street and may include bicycle facilities.
(2)
Typical major collector street.
|
Figure 85-51.2
Major Collector Road Dimensions
 |
(a)
Parking is included on one side. Bike lanes with buffers are included in order to ensure safe travel for non-motorized vehicles. Sidewalks can range from five feet to eight feet depending upon the surrounding land uses (See § 85-57). Various green street amenities including bioswales and rain gardens may also be incorporated into the roadway design.
(3)
Typical local street.
|
Figure 85-51.3
Local Street Dimensions
 |
|
Figure 85-51.4
Local "Yield Street" Diagram
 |
|
Figure 85-51.5
Local "Yield Street" Plan View Diagram
 |
(4)
On local roads, allowing parking on both sides may limit the travel lanes so that a vehicle might have to yield to another oncoming vehicle. Where more traffic volume is anticipated on a local road, parking restrictions on one side of the street may be necessary. Sidewalks can vary in width from five feet to eight feet wide. Five-foot width for a sidewalk is adequate in residential settings. In commercial settings or high-density residential settings, sidewalks greater than five feet wide may be necessary. See § 85-57, Sidewalks for sidewalk width requirements.
Sight distance, horizontal, and vertical curvature, super-elevation,
and maximum and minimum street grades shall be determined by the Municipal
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 apply:
A.
Minimum horizontal and vertical curvature for all local access streets
shall conform with the standards in Table 85-52.1.
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 local
roads shall be 10%. Grades greater than 5% on local roads shall not
continue for more than 1,500 linear feet.
(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.
|
Table 85-52.1
Intersection Dimensions.
| ||||||
|---|---|---|---|---|---|---|
|
Functional Classification
|
Intersection Minimum Spacing
(feet)
|
Clear Sight Triangle
(feet)
|
Corner Curb Radius
(feet)
|
Vertical Curve Length
|
Horizontal Curve Radius (Center line)
(feet)
| |
|
Crest 3%/5%/7%
(feet)
|
Sag 3%/5%/7%
(feet)
| |||||
|
Arterial
|
400
|
125
|
25
| |||
|
Collector
|
300
|
100
|
20
|
130/220/310
|
190/320/450
|
565
|
|
Local
|
125
|
75
|
15
|
90/145/205
|
145/245/345
|
420
|
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.
B.
Three-way/four-way intersections. Where a local road intersects an
arterial or collector road, three-way or "T" intersections are preferred
to four-way intersections unless the four-way intersection would promote
necessary and desirable traffic movements or where traffic signals
or four-way stop signs are proposed.
C.
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)
If site conditions require an angled intersection, it 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.
D.
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.
For state and county highways, improvements shall comply with the
requirements of the appropriate agency having jurisdiction over the
road.
E.
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 Table 85-52.1.
F.
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 Municipal Fire Marshall.
G.
All intersections shall provide clear sight distance in compliance
with AASHTO and PennDOT standards.
H.
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 Figure 85-52.1 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 Municipal 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 East Greenville
Borough Council.
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.
(1)
In addition to required sidewalks, shall be served by an appropriately
located pedestrian access to connect surrounding neighborhoods and
pedestrian destinations.
(2)
Shall not exceed 2,000 feet in length, measured from the intersection
with the through street, along the entire center line around to its
intersection with itself.
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"
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 East Greenville Borough Council, with the Borough reserving the
right to reject any 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 600 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 40 feet. Alternative vehicular turnaround designs that improve
traffic flow and overall design of the subdivision are encouraged.
If an off-set 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 Marshall.
(6)
A permanent easement for snow removal may 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 easement
reserved as a permanent emergency access way and for a future connector
road, if needed, using the following standards:
(a)
Minimum easement width shall be 10 feet.
(b)
Surface (grass, asphalt, concrete, grass pavers) shall satisfy
the standards of the Municipal Engineer.
(c)
Easements must be made available for pedestrian access in compliance
with Americans with Disabilities Act standards.
(d)
Easements shall be recorded as deed restrictions which prohibit
development or encroachment and prohibit the planting of any vegetation
that would impede emergency vehicle access or pedestrian passage.
(10)
Landscaped cul-de-sac islands are required and shall conform
to the following standards.
(a)
Shall be located within the bulb of a cul-de-sac and must include a stormwater detention basin according to best practices and in compliance with § 85-72 of this chapter. Efforts should be made to retain the existing vegetation on the site within these islands.
(b)
Shall have a maximum radius of 12 feet.
(c)
Shall be designed to allow for emergency vehicle access into
the cul-de-sac.
(d)
If 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 Borough Council.
The landscaping plan shall specifically describe the maintenance required
and the maintenance plan 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 Borough, upon advice
of the East Greenville Planning Commission and Municipal 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.
Any new driveways proposed to be installed and any driveways proposed
to be widened or enlarged must comply with the requirements of this
section.
B.
Driveway intersections with streets:
(1)
Shall provide adequate sight distance in compliance with the standards
established by PennDOT and AASHTO.
(3)
Shall be designed and constructed in compliance with Chapter 441
(Access to and Occupancy of Highways by Driveways and Local Roads)
Title 67 of the Pennsylvania Code unless Borough standards are more
restrictive.
C.
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 prior to constructing any new driveways.
(1)
Properties with frontages of 100 feet or less may be permitted no
more than one driveway intersection with a street.
(2)
Not more than two driveway intersections with the same street may
be permitted for any parcel of land. Any requested waivers to this
section must be supported by a traffic study prepared by a qualified
engineer.
D.
Driveway intersections serving individual parcels of land may be
prohibited by Borough Council where such intersections would create
congestion, interference, and/or hazards to traffic flow and safety
by reason of street grades, vegetation, frequency of driveway intersections,
limited sight distances, and/or high speed traffic flow. In such cases,
Borough Council may permit reasonable alternative forms of vehicular
access to the parcel of land by means of:
E.
Distance from street intersections. Driveways shall be located as
far from street intersections as is reasonably possible but not less
than the following distance from the point of intersection between
two street center lines:
F.
Sight distance determinations. Determination of sight distances at
intersections of new driveways and streets with existing Borough 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, AASHTO
standards, and Chapter 441 (Access to and Occupancy of Highways by
Driveways and Local Roads) Title 67 of the Pennsylvania Code.
(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 Borough 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.
Parking and related internal driveways shall be governed by
the following regulations.
A.
General.
(1)
The terms "parking lot," "parking area," and "parking" are interchangeable.
"Parking" includes the driveway which provides direct access to the
parking spaces.
(2)
Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 95, Zoning, as well as the regulations contained in this chapter.
(3)
The allowance of on-street parking on public roads shall be as permitted
by Borough Council.
B.
The specific purposes to be served by these requirements are:
(1)
To add visual character and improve the appearance of parking areas
by dividing parking areas into smaller units.
(2)
To integrate parking areas into the pedestrian circulation system.
(3)
To provide shade for parked cars and reduce heat islands, stormwater runoff, and air pollution. (See also § 85-71.)
(4)
To provide for orderly vehicle travel throughout and across parking
areas.
(5)
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.
C.
Quantity and dimensions of parking spaces.
(1)
The number of off-street parking spaces provided shall be in compliance with the requirements of Chapter 95, Zoning.
(2)
Perpendicular spaces. A 90° perpendicular angle parking space
shall be 10 feet in width and 18 feet in length exclusive of any access
drives, aisles, or columns. Where parking lots have a slope of 5%
or greater, spaces shall be 11 feet in width and 18 feet in length.
(3)
Parallel spaces. Parallel parking spaces shall be 22 feet in length
and eight feet in width.
(4)
Angled parking. Angled parking spaces shall be 10 feet in width and
20 feet in length.
(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, location,
and dimensions of accessible spaces shall be in conformance with the
Americans with Disabilities Act (ADA).
(6)
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.
(7)
Where parking spaces abut planting strips and are configured such
that parked vehicles are able to overhang the planting area, an enlargement
of the planting area by up to three feet shall permit a corresponding
reduction in the required length of the parking space.
D.
All parking lots.
(1)
Parking areas shall not be located closer than 15 feet from any tract boundary line unless a public right-of-way intervenes. Landscaping shall be provided between the parking area and the tract boundary except where buildings, driveways, and walkways are located. See also § 85-71, Parking greening and landscaping standards.
(2)
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 the existing parking area and other features unless a shared parking or cross access arrangement is proposed. This spacing shall consist of a landscaped area with planting in conformance with § 85-66C(1) of this chapter.
(3)
Dead-end parking areas are discouraged and 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 be located in a dead-ended parking
area if there is no more desirable alternative feasible, and sufficient
back-up 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 Borough Council.
(4)
Fire lanes shall provide emergency access to the building as indicated
by International Fire Code. Parking spaces shall not encroach upon
any fire lanes.
(7)
Parking lots with more than 12 stalls shall require a planted buffer
around the entire perimeter of the parking lot except where buildings,
driveways, and walkways are located. Landscaping shall be in accordance
with this chapter.
E.
Pedestrian circulation and facilities. The following requirements
shall apply to all parking areas with 12 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.
(a)
Pedestrian access to each building from public sidewalks and
the street shall be physically delineated and provided by sidewalks
and defined crosswalks.
(b)
Pedestrian pathways shall be exclusive of and separate from
vehicular use areas and drive aisles.
(c)
Pedestrian sidewalks in parking areas shall be barrier-free,
and a minimum of five feet wide.
(2)
Crosswalks. Where pedestrian circulation crosses vehicular routes,
a crosswalk with a different paving material, highly visible striping,
or a speed table shall be provided.
(3)
Entrances. At least one pedestrian route shall be provided and shall
provide access from the far end of the parking lot to 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.
F.
Additional requirements for larger 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)
One parking space dedicated to alternative fuel vehicles, along with
their accompanying electric vehicle charging stations, are required
for every 30 new parking spaces constructed.
(3)
Bicycle parking shall be required at a rate of two bicycle parking
spaces for every 30 motor vehicle parking spaces. Bicycle parking
should be located conveniently for access to a building entrance.
G.
Shared access. When required by Borough Council upon recommendation
of the Borough 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.
(1)
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.
(2)
When two or more abutting lots share an access driveway, the driveway
shall be designed as the main access to those lots, and other access
driveways shall then be closed.
(3)
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.
(4)
Shared access may be located entirely on one lot or be split among
a common lot line.
(5)
Access easements and maintenance agreements or other suitable legal
mechanisms shall be provided, in a form acceptable to Borough Council
in consultation with the Borough Solicitor.
(6)
Liability safeguards for all property owners and lessees served by
the shared access shall be guaranteed to the satisfaction of Borough
Council in consultation with the Borough Solicitor.
H.
Drive aisles within sites proposed for nonresidential development.
The following requirements apply to all driveways within all sites
proposed for nonresidential land development.
(1)
Main access driveways (entrance-exit) and service driveways intended
to handle large trucks shall be a minimum paved width of 22 feet if
designed for two-way traffic, and 14 feet if designed for one-way
traffic, unless otherwise required by PennDOT standards governing
the volume of traffic anticipated.
A.
Sidewalks shall be installed along all existing and proposed public
and private streets, common driveways, and common parking areas.
B.
Sidewalks shall be required on both sides of the street within the
ultimate right-of-way.
C.
Additional sidewalks or paved trails shall be required where deemed
necessary by Borough Council 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.
D.
The grade and paving of the sidewalk shall be continuous across driveways.
The grade and alignment of all sidewalks shall be approved by the
Borough Engineer.
E.
If the provision of sidewalks requires the destruction or removal
of mature trees, the Borough Shade Tree Commission and/or Planning
Commission shall make a recommendation on the impact of removal of
said trees.
F.
Conflicts arising from the placement of street trees, sidewalks and
utilities should be discussed with the Shade Tree Commission, Planning
Commission, and Engineer to determine appropriate placement and alignment.
G.
Sidewalk widths are required to satisfy the standards set forth in
the table below.
|
Table 85-57.1
Sidewalk Widths
| |
|---|---|
|
Location or Zoning District
|
Minimum Sidewalk Width
(feet)
|
|
Main Street
|
10 - must comply with Main Street Sidewalk Design Standard
|
|
"Borough Commercial" District
|
8
|
|
"Borough Residential" District
|
6
|
|
"Institutional" Zoning District
|
6
|
|
All other locations
|
5
|
H.
All sidewalk widths shall be measured exclusive of any obstacles.
Sidewalk areas containing streetlights, trees, benches, trash cans,
mailboxes, newspaper boxes, or similar feature may not be counted
towards meeting the minimum width.
I.
Proposed sidewalks shall maintain the width, pattern, material, and
style of the Borough's sidewalk network. Where proposed sidewalks
meet existing sidewalks which have a different width, a tapered transition
shall be constructed.
J.
Main street sidewalk design.
(1)
All subdivisions and land developments occurring on Main Street (Gravel
Pike, State Route 029) must include the installation of streetscaping
in compliance with East Greenville's Main Street streetscaping
standards.
(2)
Tree pits must be a minimum of four feet by four feet.
(3)
Crosswalks must be a minimum of eight feet in width.
(4)
Street trees should be placed as frequently as permitted by site
conditions, and shall average not less than one every 40 feet.
(5)
Sidewalks shall be 10 feet in width. Of that 10 feet, six feet shall
be concrete and the four feet adjacent to the curb shall be in brick,
matching the pattern of other bricking along Main Street.
(6)
Lamp posts shall be placed so as to meet PennDOT standards for sidewalk
and street lighting. Lamp posts shall match the design of existing
lamp posts on Main Street.
|
Figure 85-57.1
Main Street Design Standards
 |
A.
Crosswalks shall be clearly delineated at all street intersections.
B.
Driveway crossings shall either have the sidewalk materials, width,
and grade continue across them or have a crosswalk that meets all
the standards of this section.
C.
Crosswalks shall, at minimum, match the width of the largest contributing
sidewalk or trail. Sidewalks shall also meet the minimum width required
by PennDOT standards. In no case should a crosswalk be narrower than
six feet in width.
D.
Crosswalks and their transition to adjacent sidewalks or trails shall
be designed to facilitate access and use by persons that are physically
disabled, in compliance with the Americans with Disabilities Act (ADA).
E.
Pedestrian signalization, including crossing countdown, shall be
provided at intersections where traffic signals exist.
F.
At any intersection that includes an arterial or collector street,
crosswalks shall be of a highly visible paint style with perpendicular
or diagonal wide stripes, with or without edge lines, as shown in
the figure below. Crosswalks shall conform to PennDOT standards.
|
Figure 85-58.1
High visibility crosswalk marking patterns. These may
be used with or without edge lines.
 |
G.
If determined to be necessary for safety, Borough Council may require
one or more of the following measures as described in the Pennsylvania
Traffic Calming Handbook based upon the recommendation of the Borough
Planning Commission and Engineer: Curb extensions, bumpouts, raised
medians, raised crosswalks, and other pedestrian safety methods.
A.
Existing trails. When a subdivision or land development includes
an existing trail, sidewalk, or pathway with public access customarily
used by pedestrians and/or bicyclists, the applicant shall make provision
for the continued use of the trail, sidewalk, or pathway 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.
B.
New trails. When a subdivision or land development is proposed, the
Borough's adopted Comprehensive, Open Space, and other plans,
and Montgomery County's adopted plans shall be reviewed to determine
if a proposed trail comes into contact with the parcel(s) impacted
by the subdivision or land development. When the site is traversed
by or abuts a trail proposed in an adopted plan of Montgomery County,
East Greenville Borough, or other governmental entity, the applicant
shall include the construction of the trail and the enactment of a
permanent public easement as part of the subdivision or land development.
As a condition of final plan approval, the guarantee of public access
and improvement of the trails shall be required.
C.
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 Borough
Council, upon recommendation of the Borough Solicitor.
D.
When a subdivision or land development lies adjacent to a park, school,
or other pedestrian destination, pedestrian connections via pathways,
sidewalks or trails, shall be made to that destination.
E.
Any of the methods cited under § 85-46B 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.
F.
Landscaping shall be used to help delineate the route of the trail
and screen surrounding properties from trail users.
G.
The land area permanently designated for trails for public use may
be credited toward any open space requirement of the Borough Code.
H.
No trail shall be designed with the intent to accommodate motorized
vehicles except for emergency or maintenance access.
A.
When a subdivision or land development includes improvements to streets
which have been specified on the most recently adopted county, regional,
or Borough Bicycle Plan or other plan that specifies the location
of bicycle facilities, the applicant shall include the installation
of specified facilities as part of the subdivision or land development.
B.
Bicycle amenities such as on-road bicycle lanes, trails, signage,
or other bicycle features shall be constructed as specified in the
plan, taking into account other characteristics of the roadway and
the applicant's frontage.
C.
All improvements made to streets as part of subdivisions and land
developments should be consistent with Montgomery County's Complete
Streets Policy.
D.
All bicycle facilities shall comply with the most recent AASHTO and
PennDOT standards for bicycle facilities.
A.
Bridges and culverts for conveying motor vehicles over waterways
or depressions in the earth shall be designed to meet current AASHTO,
PennDOT, PA DEP, and all other applicable agency 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 be made. Pedestrian walkway widths shall
be in compliance with this chapter.
B.
Other entities.
(1)
Where county-owned roads or bridges are involved, the County Roads
and Bridges Division must review and approve all proposals. Documentation
of county approval shall be required by the Borough.
(2)
Where state-owned roads or bridges are involved, PennDOT must review
and approve all proposals. Documentation of state approval shall be
required by the Borough.
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.
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.
E.
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)
Location plan;
(d)
Profile of stream for a reasonable distance above and below
bridge site, showing slopes of bed, normal water surface and the 100-,
200-, 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 stream bed and banks;
(6)
Extent and depth of overflow during floods;
(7)
Effect of previous floods upon bridges, their span and clearance;
(8)
Whether the bridge will be within backwater influence of the stream.
A.
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.
B.
When an existing building is proposed to be demolished, the Planning
Commission shall be consulted as to whether they believe it to be
a site of historic or cultural significance in the Borough. If so,
the site plan shall be redesigned to incorporate the structure into
the plan rather than demolish it.
C.
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 semi-detached or attached units, in accordance with Chapter 95, Zoning.
D.
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 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 East Greenville Borough's Building Code and Property Maintenance
Code.
(3)
Additions to retained structures shall conform in all respects to the requirements of Chapter 95, Zoning, 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.
A.
Natural resource preservation. The following environmentally sensitive
features shall be preserved at minimum the percentage shown. If development
can proceed while preserving more than the minimum required, the feature
shall be preserved to the maximum extent possible.
|
Table 85-63.1
Natural Features Preservation Requirements
| |
|---|---|
|
Natural Feature
|
Minimum Percent to Be Preserved
|
|
Floodplains* and watercourses
|
100%
|
|
Wetlands
|
100%
|
|
Ponds, both natural and human-made
|
100%
|
|
Steep slopes of 10% to 15%
|
70%
|
|
Steep slopes of 15% to 25%
|
80%
|
|
Steep slopes of over 25%
|
90%
|
|
Woodlands
|
50%
|
|
Riparian corridor - within 50 feet of a waterway
|
50%
|
|
*
|
For the purposes of this section, a floodplain shall be defined
as any area with at least a 0.2% annual chance flood hazard as defined
by the most recent maps available from FEMA.
|
B.
The percentage of each feature is the extent that it shall not be
altered, regraded, filled or built upon. Where features overlap, the
greater percentage shall be conserved. The natural features reserved
as required above may serve as the required open space land but may
not serve as the required recreation land.
C.
The land required to be preserved by this subsection shall be permanently
restricted by an easement prohibiting development. The deed restrictions
shall be included in the deed to the property and shall be in a form
acceptable to East Greenville Borough.
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 by qualified environmental professionals in accordance
with the US Army Corps of Engineers Wetlands Delineation Manual. In
the event no wetland study is undertaken, the location of soils with
soils rated as all hydric, per the USDA NRCS 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 shall be preserved in their entirety 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. Any required
permits for wetlands disturbance shall be acquired from the Army Corps
of Engineers 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 Borough Engineer
in consultation with a specialized consultant professional of the
Borough's choosing.
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.
(2)
The applicant shall prove to the satisfaction of Borough Council
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.
(3)
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 in accordance with the following criteria:
(a)
A mature tree, tree mass, or woodland may be designated "To Be Removed" only if it meets § 85-65A(1) and (2) above, and at least one of the following criteria:
[1]
The outermost branches of the tree are within five feet or the
trunk of the tree within 20 feet of any proposed buildings, structures,
paving, parking, or utilities (overhead or underground).
[2]
The outermost branches of the tree are within five feet or the
trunk of the tree is within 20 feet, of any proposed changes in grade
or drainage such as excavations, mounding, impoundments, or any other
utility installations or easements.
[3]
The tree interferes with traffic safety or is located within
proposed sight triangles.
[4]
The tree, 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.
(b)
Mature trees, tree masses, or woodlands that do not fit the
above criteria shall be designated "To Remain."
(4)
Notwithstanding § 85-65A(3)(a) above, unique or specimen trees, as well as any trees measuring at least 24 inches in diameter at breast height (dbh), shall be preserved and not destroyed.
B.
Protection of existing vegetation. Existing vegetation designated
"To Remain," in accordance with the above provisions, 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, shall be erected a minimum of one foot outside the drip
line 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 Borough during the
land development process prior to final plan approval.
(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 fencing 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 respective landscape requirement; an applicant must stipulate exactly what respective landscape requirement is proposed to be credited. Credit for existing trees which are "To Remain," as determined in § 85-65A(3) above, to offset the respective tree requirement shall be calculated as follows:
|
Table 85-65.1
Credit for Preserved Trees
| |
|---|---|
|
Preserved Tree
(dbh)
|
Number of Trees Credited
(2 1/2 inches caliper)
|
|
18 to 24 inches
|
4 trees*
|
|
12 to 17 inches
|
2 trees*
|
|
8 to 11 inches
|
1 tree*
|
|
*
|
Only one tree shall be credited for each preserved street tree.
|
D.
Tree replacement planting requirements. Any subdivision or land development
proposal which will result in the destruction of 25% or more of the
existing trees three inches dbh or greater on a lot shall replace
all of the removed trees. "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. Tree
replacement shall occur in the following manner:
(1)
Each tree three inches dbh or greater that is removed 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.
(2)
Each individual replacement tree intended to satisfy this requirement
shall have a minimum two-inch caliper.
(3)
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.
(4)
If the site does not reasonably contain enough room for the required
replacement trees, Borough Council may allow the applicant to locate
some or all of the replacement trees on public lands or accept an
equivalent fee-in-lieu of plantings.
(5)
Calculation and estimation of existing trees shall be performed before
any clearing commences and shall be documented on the plan prior to
final plan approval.
(6)
Calculation and estimation of the existing trees remaining after
construction plus proposed replacement trees 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.
(7)
Replacement trees should generally be grouped in a way that mimics
a natural woodland when mature.
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 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, groundcovers, and grasses, shall only be provided in conformance with § 85-104, Plant materials specifications, and shall only be chosen from the applicable category (according to the proposed use of the plantings) from list of approved plants in Appendix A contained herein.[1] 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 Borough Shade Tree Commission. Any plant materials proposed
but not included in the list of approved plants shall only be approved
by Borough Council, 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 Borough Shade Tree 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.
(a)
Invasive and "watch-list" species listed on any governmental
list of invasive species, including the PA 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 Borough, shall be prohibited in any subdivision or land development
in the Borough.
(b)
Such plants shall be required to be removed when present on
a site under development.
(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:
|
Table 85-66.1
Diversity of Plant Material Required
| ||
|---|---|---|
|
Number of Plants Per Plant Type
|
Minimum Number of Species Per Plant Type Required
|
Maximum Number of Any One Species Per Plant Type
|
|
0 to 5
|
1
|
100%
|
|
6 to 15
|
2
|
50%
|
|
16 to 30
|
3
|
40%
|
|
31 or more
|
4
|
30%
|
D.
Existing preserved 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 Borough Council, 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, the applicant must demonstrate
that adequate protection measures will be taken during construction,
particularly in the plant's root zone.
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 Borough 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 such 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 only for the purpose of providing for the planting of trees
and other landscaping in parks of the Borough or along the streets
or highways of the Borough.
F.
Prior to final approval of the site's landscape plan, the applicant
shall provide a financial guarantee for 18 months from the time of
installation to provide for proper maintenance of all landscaping
on site. The financial guarantee shall be subject to review and approval
by the Borough Solicitor.
A.
Street trees shall be required along:
(1)
Both sides of all existing streets when they abut or lie within the
proposed subdivision or land development.
(2)
Both sides of all proposed streets, whether public or private.
(3)
Both sides of access driveways that serve five or more residential
dwelling units.
(4)
Both sides of access driveways that serve two or more nonresidential
properties or uses.
(5)
Walkways through parking lots and between nonresidential buildings.
B.
Trees shall be planted either between the curb and the sidewalk,
or within five feet of the edge of the sidewalk if no planting strip
is provided.
|
Figure 85-67.1.
 |
|
Figure 85-67.2.
 |
C.
Tree species shall be selected based on the site conditions at each
location, as indicated in Appendix A: List of Approved Plants. Trees
that will be placed under or adjacent to overhead utility lines must
be species that are appropriate for such locations.
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 on
each side of the street. Trees shall be distributed along the entire
frontage of the property, although they need not be evenly spaced
along the frontage.
E.
Street trees planting specifications.
(1)
Street trees shall be accommodated in either tree pits of at least
21 square feet or in planting strips with a minimum width of five
feet. On Main Street, tree pits may be 16 square feet.
(2)
Minimum soil depth shall be 30 inches.
(3)
Tree pits shall have porous recreational paving to allow water infiltration.
The specific type of paving shall be approved by the Borough prior
to installation.
(4)
Trees should be planted such that they have access to additional
available soil volume through structural cells or other means. (See
figure.) Alternative designs that achieve greater soil volume may
be permitted with the approval of the Borough Engineer.
(5)
For a residential development, total available soil volume shall
be at least 600 cubic yards for 75% of trees planted and at least
300 cubic yards for the remaining trees.
(6)
For a nonresidential development, total available soil volume shall
be at least 600 cubic yards for 50% of trees planted and at least
300 cubic yards for the remaining trees.
|
Figure 85-67.3.
 |
The following standards shall apply to all land developments containing any 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 § 85-66E. Species diversity requirements of § 85-66C(4) shall apply.
A.
All proposed nonresidential structures shall incorporate the following
minimum plant materials on the site:
(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 (eighteen-inch 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.
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.
|
Figure 85-68.1.
 |
The following standards shall apply to all land developments containing only residential uses. The plantings required by this section shall be cumulative and in addition to plantings required by other sections of this chapter and shall also be subject to the fee in lieu of landscaping provisions of § 85-66E. Species diversity requirements of § 85-66C(4) shall apply.
A.
All proposed residential units shall incorporate the following minimum
plant materials on the site.
(1)
One canopy tree shall be planted per 10,000 square feet, or portion
thereof, of lot area, and
(2)
For each dwelling type, additional trees shall be planted:
(a)
One canopy tree or two understory trees shall be planted for
each single family detached dwelling.
(b)
One canopy tree or two understory trees shall be planted for
every two new dwelling units of the following types: Two-family, single-family
attached, and mobile home park.
(c)
One canopy tree or two understory trees shall be planted for
every five new multifamily dwelling units, or portion thereof.
(3)
Five deciduous or evergreen shrubs (eighteen-inch minimum height)
shall be planted for every 20 feet of proposed building facade facing
a street.
(4)
For every 50 feet of building perimeter, an area equivalent to 30
square feet shall be landscaped with a mix of wildflowers/perennials
and grasses from Appendix A, List of Approved Plants;[1] trees and shrubs may also be permitted but are not required.
This area shall be designed to achieve 80% ground coverage within
five years.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
B.
For single-family attached and multifamily dwellings, planting beds
shall be arranged so that end units have attractive landscaping along
the sides of the building.
C.
Plants shall be placed at an appropriate distance from the building
to accommodate the natural growth and spread of the species and to
allow for periodic plant maintenance.
|
Figure 85-69.1.
 |
A.
Landscape and screening buffers shall be installed in subdivisions
and land developments to separate incompatible land uses by providing
screening to shield unattractive land uses from the surrounding area
and minimize or eliminate views of certain site elements. Landscaping
and screening buffers shall be required in compliance with the following
regulations:
(1)
Separating incompatible land uses. Landscape and screening buffers
shall be required between a nonresidential land use and a residential
land use or zoning district.
(2)
Width. Planted buffers between nonresidential and residential land
uses shall be a minimum of eight feet in width.
(3)
Fences and walls. If adjacent nonresidential and residential uses
are separated by a zoning district boundary, the buffer shall include
a six-foot fence or wall shall to be placed at the zoning district
boundary line. Fences are optional where no zoning district boundary
occurs.
(4)
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 25% of the trees provided
shall be evergreen.
(5)
The buffer area shall be a continuous pervious planting area consisting
of canopy trees, small understory trees, and shrubs, with grasses
or groundcover. Except where a permitted shared or cross-access easement
driveway intervenes, no paving or parking shall be permitted within
the buffer areas.
(6)
Stormwater basins are permitted in the buffer area provided that
the visual screening requirements of the buffer are met.
(7)
Design. Arrangement of plant materials shall have a naturalistic
appearance, with larger trees arranged closer to the boundary line,
as space is available.
(8)
Number. The required number of plants shall be that which, taken
together, have a minimum of 85% ground coverage within five years
and 80% canopy coverage within 10 years and form an attractive landscape
design.
(9)
As specific numbers of different types of plants are not required
by this subsection, buffers may take varying forms. The following
figure illustrates a planting scheme in compliance with the standards
of this subsection. This figure is an example and is provided for
illustrative purposes only. Ground cover is not shown, but should
be included.
|
Figure 85-70.1
Example of Buffer Plantings
 |
B.
Visual mitigation of unappealing views. Landscaping and screening
buffers shall be required around the entire perimeter of certain unattractive
site elements and land uses, in order to mitigate their visual impacts.
(1)
Land uses requiring full-buffer visual mitigation shall be:
(a)
Dumpsters, trash collection or disposal, recycling areas, and
mechanical equipment.
(b)
Service and loading docks and areas.
(c)
Outdoor storage areas.
(d)
Sewage treatment plants and pump stations.
(e)
Utility installations, storage or holding tanks, mechanical
housing for HVAC systems, electrical transformers and substations.
(f)
Any other structure or fixture of similar character or impact.
(2)
Buffers around unattractive site elements or land uses shall include
a fence or wall.
(3)
The buffer area shall be a continuous pervious planting area consisting
of canopy trees, small understory trees, and shrubs, with grasses
or groundcover. At minimum, plant material must include one staggered
row of evergreen understory trees or shrubs. Except where an access
walkway or permitted shared or cross-access easement driveway intervenes,
no paving or parking shall be permitted within the buffer areas.
(4)
Stormwater basins are permitted in the buffer area, provided that
the visual screening requirements of the buffer are met.
(5)
While there is no minimum required width, buffers around unattractive
site elements or land uses shall create a 100% opaque screen. Compliance
with this requirement shall be demonstrated with a sketch or rendering
or attested to by a registered landscape architect.
C.
(Reserved)
D.
Roof-mounted elements. Landscaping and screening buffers shall be
required around mechanical housing for HVAC systems or other mechanical
equipment located on the roof of a building.
(1)
Rooftop buffers 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 vegetation.
(2)
Rooftop buffers 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.
(3)
A minimum of 50% opaqueness must be demonstrated through renderings
or sketches.
E.
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 Borough Council.
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 to the satisfaction
of Borough Council.
F.
Design standards for fences or walls used in buffers. Fences or walls
used in a required buffer shall satisfy the following standards:
(1)
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 Chapter 95, Zoning.
(2)
If a stockade fence is used, the finished side shall face out to
adjacent properties or the right-of-way.
(3)
Walls shall be constructed of masonry or brick but shall not include
unpainted cinder block.
A.
Applicability. Unless otherwise expressly stated, the interior landscape
and buffer requirements of this section shall apply to any of the
following:
B.
Interior landscaping area standards. The following landscaping requirements
are intended to promote shading and healthy vigorous growth of larger
shade trees, shrubs, and groundcovers, 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.
(a)
For a VUA over 5,000 square feet, 7% of the VUA shall also be
provided in interior parking lot landscaping.
(c)
If additional VUAs 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.
(2)
Interior landscaping areas shall be composed of planting islands and planting strips, within which are planting areas. Green stormwater management features are encouraged within planting areas in compliance with § 85-72. Planting areas containing stormwater features shall still comply with the requirements of this section and of § 85-56.
(3)
Interior parking lot landscaping, including planting strips or planting
islands, shall have curbs, wheel stops or bollards for protection
to prevent erosion or automobile damage.
(4)
To the greatest extent feasible, rainwater should be directed to
the planting areas with curb cuts or inlets.
(5)
Minimum required planting soil depth: 30 inches.
(6)
Interior planting islands require a minimum of 80% ground coverage
of low-growing shrubs, grasses and/or groundcover plants, as determined
by the design ground coverage of the plant species proposed.
(7)
A minimum of one shade or canopy tree is provided for each 300 square
feet of interior landscape areas 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.
(8)
At least 25% but no more than 50% of the plant materials shall be
evergreen.
(9)
Planting islands:
(a)
Planting islands shall be placed so as to provide safe movement
of traffic without interference with proper surface water drainage.
(b)
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.
(c)
Plant selection for these areas shall be made specifying low-growing
ground covers and compact varieties of vegetation.
C.
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, an eight-foot-wide landscape buffer satisfying the requirements of § 85-70B 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 this chapter or Chapter 95, Zoning, the greater planting requirement shall apply. If a vehicular use area is located next to a residential use on an adjacent property, a fence or wall shall be included in the buffer.
D.
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:
(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.
E.
All landscaping provided shall be in accordance with the list of approved plants in Chapter 85 Appendix A.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
A.
Design of system. The stormwater management system shall be designed
in accordance with all current and applicable Borough stormwater management
ordinances and the most recently adopted version of the Pennsylvania
Stormwater Best Management Practices Manual. Alternate stormwater
management facilities that meet the goal of green stormwater infrastructure
shall be considered only when accompanied by detailed design plans,
and calculations, and only upon approval of the Borough Engineer.
(1)
Green infrastructure and low-impact development practices using native
plant species shall be the best management practices used when developing
the stormwater management plan for any site.
(2)
Existing natural stormwater drainage systems must be preserved and
incorporated into the overall site stormwater management system.
(3)
Natural site conditions. New stormwater conveyance and control devices
shall be designed to be compatible with natural site conditions.
(4)
Stormwater management features shall be fully landscaped in accordance
with guidance from the most recently adopted version of the Pennsylvania
Stormwater Best Management Practices Manual.
B.
Location and discharge.
(1)
Appropriate stormwater controls should be generally dispersed throughout
the site and located close to large sources of stormwater release
such as downspouts, parking lots, and culverts.
(2)
Stormwater runoff from roofs shall not be discharged into the street
right-of-way without approval by the Borough, upon review by the Borough
Engineer, nor concentrated onto adjacent properties. It shall be returned
to sheet flow or discharged into a structure adequately designed by
the applicant and approved by the Borough. If discharge is proposed
to adjacent properties or the right-of-way, the applicant shall demonstrate
that such discharge shall not cause flooding or erosion.
(3)
Where stormwater may come from downspouts, parking lots, and culverts
without a stormwater feature to collect it, stormwater should be directed
to infiltration areas if possible. Sheet flow over a lawn area is
preferred to direct dispersal into a storm drain. Stormwater should
not be directed towards sidewalks or other pedestrian areas.
C.
Maintenance of stormwater facilities.
(1)
Stormwater facilities must be maintained by the property owner in
perpetuity. Prior to the granting of final approval of any subdivision
or land development plan, the Borough 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. The Borough must be granted easements to inspect all stormwater
features.
(2)
Conveyance to two or more separate owners. Stormwater features should
generally be the responsibility of one owner or of a homeowner's
association. If the land containing stormwater management BMPs must
be conveyed to two or more separate owners, the applicant shall provide
written assurance and deed restrictions that the stormwater management
structures will be properly maintained by the owners. Cross easements
must be provided so that all owners have access to the entire stormwater
feature. These assurances shall be in a form acceptable to the Borough
Solicitor.
D.
Easements and dedication. Where stormwater 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.
(1)
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 Borough 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 Borough 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.
(2)
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.
E.
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 Borough and
to the property owners. 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 Borough is present on-site during construction
to verify compliance with the approved design plans.
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.
Unless otherwise described in Chapter 95, Zoning or separate code, a fifty-foot buffer (25 feet from each bank of the water body) shall be maintained along all intermittent or perennial water courses and ponds. This buffer area will be known as the riparian corridor. No removal of vegetation, except for removal of dead trees and shrubs or periodic mowing of existing lawns or fields, shall take place within this buffer area.
C.
Conservation easement. To preserve the riparian corridor in perpetuity,
a conservation easement shall be placed on the plan and shall be recorded
with the final plan and the riparian corridor management plan, if
applicable, at the Montgomery County Recorder of Deeds.
D.
When a riparian corridor is present on a property included in a subdivision
or land development, no construction, development, use, activity,
or encroachment shall be permitted within the corridor. If an applicant
wishes to encroach on the riparian area, they must submit a riparian
management plan. Such plan shall be approved by the Borough Engineer
and Borough Council prior to implementation and must be recorded with
the deed. A riparian corridor management plan must include the following:
(1)
Long-range goals for the riparian corridor such as reforestation,
eradication of invasive species, protection or improvement of water
quality, water filtration, infiltration, stream buffering, and/or
stream bank stabilization.
(2)
A description of 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.
(3)
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 have become established.
(4)
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.
[4]
Stream banks shall be stabilized in accordance with "A Streambank
Stabilization and Management Guide for Pennsylvania Landowners," by
PADEP.
(b)
Mitigation measures. In the event that the applicant proves
to the Borough that disturbance or permanent removal of vegetation
within the riparian corridor cannot be avoided, such disturbance 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 much as needed to replace
the area lost due to the encroachment.
[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 in the area within 25 feet of the top of each
bank of the stream.
(5)
Vegetation selection. To function properly, vegetation in the riparian
corridor management plan shall be selected by a registered landscape
architect or certified arborist for suitability with site-specific
conditions and approved by the Borough 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)
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.
(e)
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.
(f)
Dead or damaged trees and plantings shall be replaced at no
cost to the Borough. The Borough 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 Borough Council upon advice of the Borough Solicitor.
(6)
Areas that cannot be revegetated shall be restored using management
practices accepted by experts qualified in riparian corridor management.
A.
Minimal grading. Grading shall be limited to the minimum amount of
disturbance of soil or natural topography.
B.
Topsoil 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 native 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 Borough Engineer. Said soil to be removed shall
not be resold, and all attempts shall be made to relocate to a location
within the Borough, as specified by the Borough Engineer.
C.
Grading. All permanent and temporary cutting, filling, grading, regrading,
and/or other forms of earth-moving 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 greater if necessary to prevent any adverse effects on adjacent
properties.
(2)
No permanent excavation shall be made with a cut face steeper in
slope than three horizontal to one vertical. 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 drop-off 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 Borough
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 PADEP's Erosion/Sediment Pollution Control Program (PA
Code Chapter 102: Erosion and Sediment Control) must be approved by
the Montgomery County Conservation District (MCCD) and available on
site for all earth disturbance activities great 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 Borough Engineer
that provides for minimizing erosion and sedimentation consistent
with this section, and an improvement bond or other acceptable securities
are deposited with the Borough 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 Borough Engineer
that a plan for minimizing erosion and sedimentation is not necessary.
(4)
Borough Council, 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 PADEP. All applicable
regulations and permit requirements of PADEP as stipulated in its
Soil Erosion and Sedimentation Pollution Control Manual shall be followed
for all earth-moving 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 Borough 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 streambank stabilization.
No work shall be performed on or across any stream, watercourse or
swale or upon the floodplain without a permit from PADEP.
(3)
Disturbed areas shall be revegetated and restored using best management
practices accepted by PADEP.
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 Borough
Council that the subdivision or land development is to be supplied
by East Greenville Water Authority or other suitable water supplier.
B.
Public water supply facilities design. The design for public water
supply facilities shall be in accordance with PADEP Water Supply Manual,
the specifications of the utility providing water service, or Article
VI-Engineering and Construction Standards.
A.
All lots created through subdivision or all proposed land developments
must have a suitable method for the management of wastewater.
B.
Sanitary sewers must be installed and connected to the Upper Montgomery Joint Authority (UMJA) per UMJA's specifications and regulations and the regulations in Chapter 78, Sewers.
C.
When consistent with the Borough's and UMJA's Act 537 Sewage
Facilities plan, sanitary sewers, with connection to each building
in a subdivision or land development, shall be installed at the expense
of the applicant and connected to the sanitary sewer system after
the applicant complies fully with any permit or fee requirements established
by the UMJA.
D.
Where suitable collection system infrastructure and treatment facilities
are not reasonable available with adequate capacity to allow the applicant
to connect the proposed lots or land development, the applicant shall
petition the owner of the collection system and treatment facility
to extend the system or rectify the inadequacies of the treatment
facility to enable future connection.
E.
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 PADEP and according
to the UMJA regulations.
F.
On-site disposal. New on-site septic disposal systems are not permitted.
A.
All lots and land developments must contain proper facilities for
the management of solid waste, including recycling.
B.
Residential developments with single family homes may manage solid waste through curbside collection service consistent with Chapter 47, Garbage and Recycling.
C.
Nonresidential and multifamily developments should have solid waste
disposal and storage areas located within a fully enclosed opaque
structure. If the area is not enclosed within the principal building,
a trash enclosure shall be provided on site. 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.
A.
The following streetscape and green area standards are required for
all new nonresidential and multifamily developments and additions/alterations.
Table 85-79.1 indicates the categories and minimum requirements for
streetscape and green area standards. Table 85-79.2 presents the streetscape
and green area items within each category. Category A contains planting
and greening elements. Category B includes street furniture and other
streetscape elements.
(1)
Any of these elements installed along Main Street must not conflict with aspects of the existing streetscape design. All proposals shall be reviewed by the Borough staff to ensure that they are compatible with the Main Street streetscape design, whether the Main Street streetscaping has already been installed at that location or not. See § 85-57J for details on Main Street streetscape design.
|
Table 85-79.1
Minimum Requirements for Streetscape and Green Area Standards
| |||
|---|---|---|---|
|
Building additions and alterations
|
New Developments of 2,500 to 4,999 Gross Square Feet in Size
|
New Developments of 5,000 to 14,999 Gross Square Feet in Size
|
New Developments of 15,000 Gross Square Feet and Over in Size
and/or New Buildings Greater Than Four Stories
|
|
4 points from any category (no more than three of one item in
Category B)
|
4 points from any category (no more than three of one item in
Category B)
|
8 points including at least one item from each category (no
more than three of one item in Category B)
|
12 points including at least one item from each category
|
|
Table 85-79.2
List of Streetscape and Green Area Items and Categories
| ||
|---|---|---|
|
Category
|
Item
|
Points
|
|
A
|
Hanging basket*
|
1
|
|
A
|
Window box*
|
2
|
|
A
|
Additional in-ground planting area*
|
2
|
|
A
|
Street planter*
|
2
|
|
A
|
Roof garden/green roof*
|
3
|
|
A
|
Green wall*
|
3
|
|
B
|
Bench
|
2
|
|
B
|
Bicycle rack
|
2
|
|
B
|
Trash and recycling receptacles (one of each)
|
2
|
|
B
|
Public art (mural, sculpture, etc.)
|
3
|
|
B
|
Public drinking fountain
|
3
|
|
B
|
Display fountain
|
3
|
|
B
|
Clock tower
|
3
|
|
B
|
Decorative paving
|
1
|
|
*
|
Maintenance of all plantings shall be included in the landscaping maintenance agreement. See § 85-66F.
|
A.
All exterior lighting shall be designed to prevent glare onto adjacent
properties.
B.
Location and design.
(1)
Pedestrian pathways must be clearly marked and well lit.
(2)
Pedestrian-oriented lighting shall be provided between the curb and
the sidewalk at a maximum spacing of 60 feet. Lighting shall be installed
on both sides of the street.
(3)
The height of light fixtures shall be a minimum of 15 feet and a
maximum of 25 feet for parking lots and a minimum of 10 feet and a
maximum of 12 feet for pedestrian walkways.
(4)
Public areas where pedestrians are encouraged such as plazas, walkways,
seating areas, and other such places shall be lit for safety and ease
of visibility.
A.
All residential buildings shall be oriented with their front facades
facing and taking direct pedestrian access from a street.
B.
Garages:
(1)
All residential uses are encouraged to have side or rear facing garages
rather than front-facing garages.
(2)
The width of any garage door facing the street may not exceed 50%
of the width of the street-facing building facade of each dwelling
unit unless it is set back more than 20 feet from the front facade.
(3)
A garage door must be recessed at least four feet from the front
facade of the building.
C.
Building character. New infill development shall generally employ
building types that are compatible to the architecture of the area
in their massing and external treatment.
D.
Massing:
(1)
Buildings shall be similar in height and size or articulated and
subdivided into massing that is more or less proportional to adjacent
structures and maintains the existing architectural rhythm.
(2)
The massing of any facade should not exceed 50 feet maximum (horizontal
dimension). An architectural feature such as a porch, bay window,
recessed doorway, or building extension shall break up long facades.
E.
Architectural rhythm.
(1)
Single-family attached dwelling units shall have a change in building
plane of at least two feet. Such change can be met through the use
of bay windows, building extensions, building recesses, and other
architectural treatments.
(2)
New infill development shall retain the historic architectural rhythm
of building openings (including windows and entries) of the same block.
F.
Walls and windows. Blank walls shall not be permitted along any exterior
wall facing a street, parking area or walking area.
G.
Roofs. Roofs shall be in keeping with the character of adjacent buildings.
If there are no flat roofs on the side of the block where the dwelling
is proposed, flat roofs shall not be permitted.
Building design standards. Nonresidential buildings, mixed-use
buildings, and apartment buildings shall meet the following requirements:
A.
Building orientation and entrances:
B.
Building character. New development shall generally employ building
types that are compatible to the existing architecture of the area
in their massing and external treatment.
(1)
Loading doors, service entrances, and loading docks shall not be
located in any facade containing the main building entrance or within
20 feet of a street. Buildings shall be designed to hide loading areas
as effectively as possible, using jogs or protrusions in the facade.
C.
Massing:
(1)
New infill development shall attempt to maintain the horizontal rhythm
of main street facades by using a similar alignment of windows, cornices,
and awnings as well as other elements. This rhythm shall be achieved
by aligning the top, middle, and base floors. Buildings shall have
a distinct base at ground level using articulation or materials such
as stone, masonry, or decorative concrete. The top level shall be
treated with a distinct outline with elements such as projecting parapet,
cornice, or other projection.
(2)
Vertical articulation of side or rear facades shall be provided at
least every 50 linear feet of continuous facade by:
(3)
No uninterrupted length of any facade shall exceed 50 horizontal
feet.
D.
Front facade articulation. For the purposes of this subsection, each
building shall have one front facade that must meet the following
criteria.
(1)
Front facades shall have some type of articulation at least once
every 20 feet of continuous horizontal facade. Articulation shall
be provided at a maximum distance of every 20 feet of continuous facade
by:
(2)
Front facades shall have a distinct base of at least one foot in
height at ground level, using materials that are different from the
main facade, such as stone, masonry or decorative concrete.
(3)
The top level of the front facade should be treated with a distinct
outline, with elements such as projecting parapet, cornice or other
projection.
E.
Walls.
(1)
Blank walls shall not be permitted along any exterior wall facing
or visible from a street, walkway, parking lot or public gathering
space.
(2)
Walls shall have architectural treatments to add interest to the
building. At least four of the following architectural treatments
shall be provided on any nonresidential building:
(a)
Masonry (but not flat concrete block).
(b)
Concrete or masonry plinth at the base of the wall.
(c)
Belt courses of a different texture or color.
(d)
Projecting cornice.
(e)
Projecting metal canopy.
(f)
Decorative tile work.
(g)
Trellis containing planting.
(h)
Medallions.
(i)
Opaque or translucent glass.
(j)
Artwork.
(k)
Vertical/horizontal articulation.
(l)
Lighting fixtures.
(m)
A green wall, partially or completely covered in live plants.
(n)
An architectural element not listed above, as approved by Borough
Council, that meets the intent of this section.
F.
Windows.
(1)
Primary ground floor facades of retail, restaurant, or other commercial
or office uses that serve the public shall be comprised of a minimum
of 50% clear window area, with windows providing views of display
areas or the inside of the building. Window areas must be between
12 inches and eight feet off the ground. See Figure 85-82.1.
|
Figure 85.82.1.
 |
(2)
All other nonresidential uses shall have a minimum of 30% window
area on the front facade.
(3)
Smoked, reflective, or black glass in first floor facade windows
is prohibited.
(4)
Upper-story windows of front facades shall not be boarded or covered
and facades shall include a minimum of 20% window area in the facade
above the ground floor.
G.
Roofs.
(1)
Flat roofs are permitted so long as an architectural element is provided
on every facade that is visible from a street, sidewalk, parking lot,
park, plaza, trail, or other area generally accessible to the public.
Acceptable elements to add to each facade of a flat roofed building
shall be:
(a)
An articulated cornice that projects horizontally from the vertical
building wall plane.
(b)
A dormer.
(c)
False pitched roof.
(d)
Cupolas.
(e)
Towers.
(f)
Turret.
(g)
Parapet wall.
(h)
Other item by conditional use. The applicant shall show to Borough
Council that it improves the physical appearance of the building.
(2)
Pitched roofs shall have a minimum slope of 4:12 and a maximum slope
of 12:12. (See Figure 85-82.2.) The roof shall be articulated above
the building entrance.
|
Figure 85-82.2 Roof pitch
 |
H.
Building ridgelines or roof planes facing a street, parking lot,
or pedestrian area must be interrupted at least once every 50 horizontal
feet by the inclusion of one of the following architectural features.
(1)
Dormers. A projection from a sloping roof that contains a window.
(2)
Roof line with architectural focal point. A prominent rooftop feature
such as a peak, tower, gable, dome, barrel vault, or roof line trellis
structure.
(3)
Roof line variation of five or more feet. The roof line articulated
through a variation or step in roof height or detail.
(4)
Projecting cornice. Roof line articulated through a variation or
step in cornice height or detail. Cornices must be located at or near
the top of the wall or parapet.
(5)
Articulated parapet. A low wall which shall incorporate angled, curved,
or stepped detail elements.
(6)
Pitched roof or full mansard. A roof with angled surfaces, with or
without a defined ridgeline and extended eaves.
(7)
Terraced roof. A roof line incorporating setbacks for balconies,
roof gardens, or patios.
