Borough of East Greenville, PA Article IV Design Standards

§ 85-40 General standards.

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.

K. Stormwater management systems shall be constructed and installed in accordance with the requirements set forth in Chapter 81, Stormwater Management.

§ 85-41 Conformance with plans.

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.

§ 85-42 Site organization.

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.

§ 85-43 Lots.

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.

H. Building numbers. House or building numbers shall be assigned by the Borough based on an overall street plan. Numbers will be assigned in such a way as to allow for vacant parcels and future development. See Chapter 37, Numbering of Buildings.

§ 85-44 Community facilities.

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.

§ 85-45 Recreation land.

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.

(4) Design of such trails shall be pursuant to § 85-59.

§ 85-46 Open space dedication criteria and standards.

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.

§ 85-47 Blocks.

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.

(1) Alleys shall be developed to the standards in this chapter:

(a) Wherever paper alleys exist in borough records; and

(b) Where they would be a continuation of any existing alleys.

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.

§ 85-48 Curbing.

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.

§ 85-49 New and existing streets design standards.

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.

(8) Include curbs and sidewalks installed along all existing and proposed public and private streets and common parking areas unless waived as in § 85-48B.

§ 85-50 Private streets.

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.

(2) Borough Council shall consider the following when deciding whether further subdivision or land development is appropriate on a private street:

(a) The ability of a private street to be served by emergency services.

(b) Topography, including vegetation and other environmental characteristics.

§ 85-51 Street classifications.

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.

§ 85-52 Street alignment.

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

§ 85-53 Street intersection design.

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.

§ 85-54 Single-access street standards.

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.

A. Single-access streets shall be classified as one of the following:

(1) Single-access loop streets.

(2) Cul-de-sac street.

(3) Stub streets.

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:

(a) Adverse topography such as steep slopes, floodplain, streams, etc.

(b) The shape of the tract does not lend itself to a through street.

(c) The distance to the nearest street with which the cul-de-sac could potentially connect to is greater than 300 feet.

(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.

(a) The length shall be designed in accordance with cul-de-sac street standards.

(b) The width and other road improvements of temporary stub streets or temporary culs-de-sac shall generally conform with the future functional classification of the roadway once it is fully connected.

(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.

§ 85-55 Driveway intersections with streets.

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.

(2) Shall not cause or contribute to:

(a) Hazards to the free movement of normal street traffic.

(b) Traffic congestion on the street.

(c) Interference with the design, maintenance, and/or drainage of the street.

(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:

(1) Marginal access streets or driveways;

(2) Shared driveways; or

(3) Other means which are legally and technically suitable in the opinions of the Borough Solicitor and Engineer.

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:

(1) Driveways serving one residential unit: 75 feet.

(2) Driveways serving multiple residential units or any nonresidential use: 100 feet.

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.

§ 85-56 Parking and related internal driveways.

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.

(5) Planting islands. See also § 85-71, Parking greening and landscaping standards.

(a) The ends of all parking rows shall be divided from driving lanes by planting islands.

(b) There shall be no more than 12 continuous parking stalls in a row without a planting island.

(c) Planting islands shall be a minimum of nine feet in width and 18 feet long for each aisle.

(6) Planting strips. See also § 85-71, Parking greening and landscaping standards.

(a) Where two rows of parking abut one another, a planting strip of nine feet in width shall run the length of the row between the parking stalls.

Figure 85-56.1

Layout of Parking Lot Planting Islands and Planting Strips

(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.

§ 85-57 Sidewalks.

[Amended 5-6-2024 by Ord. No. 2024-05]

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. Furthermore, streetscaping must be generally consistent with the Main Street Design Guidelines, as adopted and amended from time to time by Borough Council.[1]

[1] Editor's Note: Said guidelines are on file in the Borough offices.

(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, eight feet shall be concrete and the two 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

§ 85-58 Crosswalks.

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.

§ 85-59 Trails and pathways.

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.

§ 85-60 Bicycle routes and bicycle lanes.

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.

§ 85-61 Bridges and culverts.

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.

§ 85-62 Preservation of existing structures of significance.

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.

§ 85-63 Natural features.

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.

§ 85-64 Wetland protection.

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.

§ 85-65 Preservation and protection of existing vegetation.

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.

§ 85-66 General landscape design criteria.

[Amended 5-6-2024 by Ord. No. 2024-05]

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.

G. Minimum soil volumes.

(1) Planting soil depth and composition. The minimum depth of the planting soil in any planting area shall be 30 inches. Planting soils shall be a loam soil capable of supporting a healthy vegetative cover, which is amended with composted organic material, such as mushroom compost or leaf mulch, resulting in an organic amended soil containing 20% to 30% organic material (compost), and 70% to 80% topsoil screened of rocks, sod, and debris.

(2) Planting areas under 1,000 square feet in area. A registered landscape architect shall provide details on the landscaping plan that shows a longitudinal section and depth of planting areas 1,000 square feet and under in area demonstrating compliance with minimum available soil volume standards herein. The following minimum soil volume per shrub/tree shall apply when such tree/shrub is proposed within any planting area that is 1,000 square feet and under in area:

(a) Shade or canopy trees shall be provided with a minimum of 1,200 cubic feet of available soil volume each.

(b) No less than 50% of ornamental trees and evergreen trees shall be provided with a minimum of 900 cubic feet of available soil volume each. All other ornamental trees, evergreen trees, and large deciduous shrubs shall be provided with a minimum of 600 cubic feet of available soil volume each. All other categories of approved plants shall be subject to planting soil depth and composition requirements pursuant to Subsection G(1), above.

(3) Alternative methods for street trees and parking lot interior landscaping areas. The alternative methods are for street tree planting areas, where required soil volumes are unattainable without implementing these methods. If the minimum soil volumes cannot be achieved, as determined by the Borough Engineer, the following alternative options may be utilized:

(a) Structural soil. Structural soil, composed of 80% AASHTO No. 57 stone and 20% loam soils, may be used to supplement planting soil volume provided that the following conditions are met:

[1] Structural soils shall be used under impervious paving where the tree planting area is surrounded by paving for the purpose of expanding the soil volume to meet minimum soil volumes specified in Subsection G(1), above.

[2] Structural soils shall be entirely below pavement areas and shall not be exposed at the surface.

[3] Structural soils are located adjacent to planting soils.

(b) Suspended pavement system. A suspended pavement system may be utilized that supports the weight of the pavement and improves street tree health. The support structure creates void spaces under an impervious surface that allows increased soil volume and space for tree roots to grow. The void space shall be filled with a combination of structural soils and native excavated soil, provided that it is quality material.

(c) Alternative designs that achieve greater soil volume may be permitted with the approval of the Borough Engineer.

§ 85-67 Street trees.

[Amended 5-6-2024 by Ord. No. 2024-05]

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) Planting soil depth and available soil volume shall meet the requirements of § 85-66G.

(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.

Figure 85-67.3.

§ 85-68 Landscaping requirements for nonresidential uses.

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.

§ 85-69 Landscaping requirements for residential uses.

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.

§ 85-70 Landscape and screening buffers.

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.

(3) Existing vegetation in areas proposed to be buffers may be used or credited toward the landscaping buffer requirements, provided it is validated that the existing vegetation is noninvasive, healthy, and otherwise satisfies the preservation requirements of § 85-65.

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.

§ 85-71 Parking greening and landscaping standards.

[Amended 5-6-2024 by Ord. No. 2024-05]

A. Applicability. Unless otherwise expressly stated, the interior landscape and buffer requirements of this section shall apply to any of the following:

(1) The construction or installation of new parking areas.

(2) The expansion of existing parking areas, if such repair, rehabilitation or expansion would increase the area of the vehicular use area (VUA) by more than 20% or by 10 spaces, whichever is greater.

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.

(b) Parking lots with VUAs less than 5,000 square feet are exempt from interior landscape area requirements except as required by § 85-56D(5) to (6). However, perimeter landscape and buffer landscape requirements shall apply to all parking areas.

(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) Planting soil depth and available soil volume shall meet the requirements of § 85-66G.

(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:

(1) An eight-foot landscape buffer satisfying the requirements of § 85-70B, or

(2) A wall or fence, no greater than three feet in height, comprised of masonry or decorative metal or a combination thereof, but no unfinished cinder block, along with one tree per 25 feet of buffer length and three shrubs for every 25 feet of buffer length.

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.

§ 85-72 Stormwater management and drainage.

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.

§ 85-73 Riparian corridor management.

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.

§ 85-74 Topsoil protection and grading.

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.

§ 85-75 Erosion and sediment control.

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.

§ 85-76 Water supply.

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.

§ 85-77 Wastewater disposal.

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.

§ 85-78 Solid waste management.

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.

§ 85-79 Streetscape standards.

[Amended 5-6-2024 by Ord. No. 2024-05]

A. The following streetscape and green area standards are required for all new non-residential 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 and are generally consistent with the Main Street Design Guidelines, as adopted and amended from time to time by Borough Council,[1] 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.

[1] Editor's Note: Said guidelines are on file in the Borough offices.

§ 85-80 Exterior lighting standards.

A. All exterior lighting shall be designed to prevent glare onto adjacent properties.

(1) Lighting should be sufficient for security and identification without allowing light to trespass onto adjacent sites.

(2) All lighting fixtures must have the fixture seal of approval from the International Dark-Sky Association.

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.

§ 85-81 Residential design standards.

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.

(1) Windows are required on the front facade.

(2) Other walls facing streets, sidewalks, parking areas, or pedestrian pathways should have windows or other architectural treatments that break up a blank wall.

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.

§ 85-82 Nonresidential design standards.

Building design standards. Nonresidential buildings, mixed-use buildings, and apartment buildings shall meet the following requirements:

A. Building orientation and entrances:

(1) The front facade of buildings shall be oriented towards streets and sidewalks, with an everyday public entrance in this front facade.

(2) All primary building entrances shall be accentuated. Entrance accentuations permitted include recessed, protruding, canopy, portico or overhang.

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:

(a) A change in building materials; or

(b) The addition of architectural features such as porches, protruding window sills, bay windows, recessed doorways, awnings, building extensions, canopies, or balconies.

(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:

(a) A change in building materials; or

(b) The addition of architectural features such as porches, protruding window sills, bay windows, recessed doorways, awnings, building extensions, canopies, or balconies.

(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.

(8) Green roofs, partially or completely covered in live plants. Green roofs must be covered under the landscaping maintenance agreement in § 85-66F.