The following principles, standards, and design requirements shall be used in the evaluation of all subdivision and land development proposals. Other design requirements as established in Chapter 181, Zoning, of the Borough Code or other municipal ordinances shall be used in addition to the following. In the event that a requirement in Chapter 181, Zoning, of the Borough Code is more restrictive, that requirement shall apply.
A.
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.
B.
Developers shall include the following in the subdivision or land
development design:
C.
Subdivisions and land developments shall preserve natural amenities
such as trees and watercourses, as well as scenic areas, open spaces,
historic sites and structures, and other community assets and landmarks.
D.
Plans shall be designed to avoid excessive disturbance of vegetation
and movement of earth, unless specifically warranted by terrain or
location.
E.
Development and disturbance of floodplain land areas shall be governed by additional standards contained in Chapter 181, Zoning, and the applicable building codes.
F.
The proposed subdivision or land development shall be coordinated
within the existing neighborhood, as well as with abutting tracts
where future development is possible, so that the community as a whole
may develop harmoniously.
G.
The improvements shall be constructed, installed, and guaranteed,
at no expense to the Borough of Jenkintown, 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, road signs, monuments, lot
pins, utilities, and shade trees.
H.
The standards contained within this chapter are the minimum standards
and requirements for the protection of the health, safety, and general
welfare of the residents of the Borough of Jenkintown and are to be
used in all subdivisions and land developments. In addition, Borough
Council reserves the right to require standards in excess of the minimum
requirements if warranted to protect the health, safety, and general
welfare of the community.
A.
Comprehensive plans. Proposals for land development or subdivision
shall be generally consistent with the Borough of Jenkintown Comprehensive
Plan, especially as to the use of land, intensity of development,
transportation, and resource protection. Residential development should
also be consistent with the housing element of the comprehensive plan.
All proposals should be located in areas designated for development
in the future land use plan element and be serviced by currently available
infrastructure or infrastructure that will be developed concurrent
with the development.
B.
Other plans. Proposals shall be generally consistent with the appropriate
state, regional, county, and the municipally adopted Comprehensive
Plan and other plans. Where regional facilities are proposed in the
plan, such as highways, efforts shall be made to preserve needed right-of-way
for future infrastructure projects in the proposed land development
or subdivision.
C.
Public service improvements. Proposals shall be consistent with the
location and timing of public service improvements, such as water
and sewage facilities, in accordance with the appropriate infrastructure
plans governing those facilities. In addition, the location of public
service facilities as outlined in a capital improvement program or
official map should be considered, where applicable.
Blocks shall be planned to suit the topography and character
of the site. The length of the block should be governed by the demands
of traffic, efficiency of public and private services, the use of
the land, and reasonable convenience. The length of blocks, as a rule,
should not be less than 800 feet, nor more than 1,320 feet. Whenever
practicable, blocks shall be of such width as to provide two tiers
of lots.
Every lot shall have frontage along the right-of-way of a street.
The minimum size of lots shall be governed by the requirements of
the current Zoning Ordinance of the Borough.[1] House numbers shall be assigned by the Borough.
A.
General standards. All streets shall be arranged in conformity with
the Borough Official Plan of Streets and Highways, considered in relation
to both existing and planned streets and located so as to allow proper
development of surrounding properties. Secondary streets and through
streets shall be connected with such existing streets so as to form
continuations thereof. Residential streets shall be laid out so as
to discourage their use as secondary or through streets.
B.
Grading.
(1)
Streets shall be adjusted to the topography of the land so as to
produce usable lots and streets of reasonable grade.
(2)
The shoulders shall be graded to the full width of the right-of-way
and provisions made for slopes beyond the right-of-way line.
(3)
There shall be no grades in excess of 6%, nor less than 1%, unless
a different grade is approved by the Borough Engineer.
(4)
At intersections, wherever practicable, grades should not exceed
3% for at least 50 feet measured from the near side of the intersected
street.
C.
Alignment of streets.
(1)
Sight distance and clear sight triangle.
(a)
All intersections of new streets with existing streets shall
provide clear sight distance in compliance with Chapter 441 (Access
to and Occupancy of Highways by Driveways and Local Roads) of Title
67 of the Pennsylvania Code and AASHTO standards.
(b)
Proper sight lines shall be maintained at intersections of streets.
There shall be measured along the center line, a minimum clear sight
triangle of 75 feet from the point of intersection, or as determined
by the Borough Engineer. No building or other obstruction will be
permitted in this area. Any obstruction to sight shall be removed
at the time the street is permitted in this area. Any obstruction
to sight shall be removed at the time the street is graded, or at
the time a building or structure is erected on the adjacent lot, whichever
occurs first.
(2)
Horizontal curves. Horizontal curves, wherever practicable, shall
have a minimum radius on the center line of 200 feet on arterial and
collector streets and 150 feet on local streets. Wherever practicable,
long radius curves should be used, rather than a series of curves
with short tangents; reverse curves should be separated by tangents;
super-elevation may be required; and minimum radius curves at the
end of long tangents are to be avoided. Wherever practicable, horizontal
and vertical curves shall not occur together, and where permitted,
minimum horizontal curves must not be combined with maximum grades.
(3)
Vertical curves. Vertical curves shall be used at changes in grade
and shall be of such length so as to provide ease and safety of movement,
giving consideration to the degree of grade change, length of tangents,
visibility and drainage.
A.
The minimum width of the right-of-way and paving shall be as shown
in Figure 1 below for each type of street.
|
Figure 1. Minimum Right-of-Way and Paving Width by Type of Street
| ||
|---|---|---|
|
Type of Street
|
Width of Right-of-Way
(feet)
|
Paving
(feet)
|
|
Residential
|
50
|
30
|
|
Secondary
|
60
|
34
|
|
Commercial
|
60
|
54
|
B.
County and state streets within the Borough shall, in addition to
the above, conform to the requirements of the respective highway departments.
A.
Wherever practicable, right-of-way lines shall intersect at right
angles and shall be rounded by a tangential arc having a minimum radius
of 20 feet.
B.
Wherever practicable, intersections with through highways shall be
kept to a minimum and shall be located at least 1,000 feet apart.
C.
No obstruction shall be located at intersections so as to obscure
reasonable visibility.
Any new driveway proposed to be installed, and any driveway
proposed to be widened or enlarged, must comply with the following
requirements:
A.
Driveway materials. All driveway construction materials, including
those parts of driveways used as parking, shall only consist of concrete,
pervious concrete, concrete wheel-strips with grass, asphalt, or pavers.
B.
Driveway intersections with streets standards.
(1)
Adequate sight distance in compliance with the standards established
by PennDOT and AASHTO shall be provided where all driveways intersect
with streets. Such intersections shall also be designed and constructed
in compliance with Chapter 441 (Access to and Occupancy of Highways
by Driveways and Local Roads) of Title 67 of the Pennsylvania Code,
unless Borough standards are more restrictive.
C.
Driveway design standards.
(1)
When a lot adjoins streets of different classifications, the driveway
shall provide access to the street of lesser classification, unless
this requirement is waived by Borough Council for reasons of sight
distance, incompatibility of traffic, grading, drainage, or other
major reasons, upon recommendation of the Borough Engineer.
(2)
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:
(3)
Curb depressions. The curb reveal adjacent to a nonresidential or
residential driveway apron at the gutter line shall not exceed 1.5
inches.
(4)
Driveway apron. The apron in the driveway area shall be six inches
thick, 4,500 psi compression strength concrete reinforced with wire
six inches by six inches, 10 gauge wire (minimum). The wire shall
be installed so that it is not closer than two inches from the top
or bottom surfaces of the driveway. Six inches of crushed stone shall
be used as a bedding under the driveway apron.
(a)
The driveway apron shall be installed in a fashion that provides
the minimum slope. Where a proposed slope exceeds 8%, the proposed
slope angle (i.e., percentage) shall be listed on the permit application
and must be approved by the Borough Engineer.
(b)
The portion of the sidewalk which crosses the driveway apron must comply with the thickness requirements in § 160-23C(4) above and have a maximum cross slope of 2%.
(5)
Maximum driveway width. The maximum width of any new driveway, as
measured at the cartway, shall be 14 feet for single-family residential
properties and 20 feet for all other properties, unless a wider driveway
is deemed necessary by the Borough Engineer.
D.
Number and spacing of driveways. To facilitate safe and efficient
access between streets and driveways, the number of driveways permitted
to serve individual parcels of land shall be kept to the minimum needed
to adequately serve the parcel in question.
(1)
Shared access between adjoining lots should be considered prior to
constructing any new driveway. Crossover easements are required for
shared driveways and must be noted on the plan and included in all
affected deeds.
(2)
Where feasible, a driveway shall be aligned with access points on
the opposite side of the street.
(3)
Properties with frontages of 100 feet or less shall be permitted
a maximum of one driveway opening per street frontage. Exceptions
may be made where adjacent property owners share parking, or when
the need for an additional driveway is determined in a traffic study
provided by the applicant and prepared by a qualified traffic engineer.
(4)
Properties with frontages of greater than 100 feet may be permitted
up to two driveway intersections with a street, provided the driveways
are placed a minimum of 50 feet from all other driveways.
(5)
Not more than two driveway intersections with the same street may
be permitted for any parcel of land, unless anticipated traffic volumes
warrant more than two driveways and the need for additional driveways
is supported by a traffic study provided by the applicant and prepared
by a qualified traffic engineer.
E.
Distance from street intersections. Driveways shall be located as
far from street intersections as is reasonably possible, but no less
than the following distances from the edge of the driveway to the
edge of the cartway of the closest intersecting street:
F.
Distance from property lines. Unless a greater distance is required by Chapter 181, Zoning, of the Borough Code, all new driveways shall be located no less than the following distances from a property line to the closest edge of the driveway:
G.
Stopping areas. All nonresidential driveways shall be provided with
a stopping area 20 feet in length within which the grade shall not
exceed 5% measured behind the right-of-way line.
I.
Sight distance determinations. All intersections of new driveways
and streets with existing streets shall provide clear sight distance
in compliance with Chapter 441 (Access to and Occupancy of Highways
by Driveways and Local Roads) of Title 67 of the Pennsylvania Code
and AASHTO standards.
(1)
If the minimum required sight distance cannot be achieved, the Borough
may exercise one or more of the following options, upon recommendation
of the Borough Engineer:
(a)
Prohibit left turns by exiting vehicles.
(b)
Restrict turning movements to right turns in and out of 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 street.
(2)
Proper sight lines shall be maintained at driveway intersections
with streets. There shall be measured along the center line, a minimum
clear sight triangle of 75 feet from the point of intersection, or
as determined by the Borough Engineer. No building or other obstruction
will be permitted in this area. Any obstruction to sight shall be
removed at the time the street is permitted in this area. Any obstruction
to sight shall be removed at the time the street is graded, or at
the time a building or structure is erected on the adjacent lot, whichever
occurs first.
No street name shall be used which will duplicate or be confused
with the name of an existing street. Existing street names shall be
projected wherever possible. Signposts and name plates, approved by
the Borough, shall be placed at street intersections at the expense
of the applicant. Street names are subject to the approval of Borough
Council.
Alleys, where permitted or required, shall have a right-of-way
width of not less than 33 feet and a paved width of not less than
20 feet. Adequate turning area shall be required where an alley is
dead-ended. An alley shall meet applicable street standards and regulations.
A.
General.
(1)
Sidewalks shall be installed along all existing and proposed public
and private streets, common driveways, and common parking areas in
accordance with the following standards.
(2)
Sidewalks and verges shall be required on both sides of the street
and shall be located within the ultimate right-of-way.
(3)
If for any reason an interim waiver or deferral of these requirements
is made, a sufficient guaranty shall be posted for the eventual installation
of sidewalks, subject to approval by Borough Council, upon recommendation
of the Borough Engineer and Solicitor.
B.
Design and layout.
(1)
In addition to the sidewalks required by § 160-26A(1) above, sidewalks shall also be provided in appropriate locations to provide safe and efficient pedestrian access between parking areas, buildings, and other pedestrian destinations within the development site.
(2)
The minimum sidewalk width is based on location or zoning district,
as set forth in Figure 2 below.
|
Figure 2. Minimum Sidewalk Width by Location
| |
|---|---|
|
Location or Zoning District
|
Minimum Sidewalk Width1, 2
(feet)
|
|
Frontage along York Road
|
103
|
|
Single-family residential (A, B, C, C-1) zoning districts
|
5
|
|
All other zoning districts
|
8
|
|
NOTES:
| |
|
1
|
Borough Council may require additional sidewalk width in areas
where higher volumes of pedestrian traffic are anticipated.
|
|
2
|
Where proposed sidewalks meet existing sidewalks which have
a different width, a tapered transition shall be constructed.
|
|
3
|
Sidewalks along York Road must comply with York Road Sidewalk
Design Standards available at Borough Hall.
|
(3)
In no case shall the unobstructed width of a sidewalk be less than
four feet. If the sidewalk is less than five feet wide, a passing
space must be provided, in compliance with applicable ADA standards,
at intervals of 200 feet or less which is either:
(4)
A landscaped or hardscaped verge shall be provided between the curbline,
or the edge of the cartway, and the sidewalk, when such is provided
on an adjacent property currently.
(a)
The width of the verge and whether it is landscaped or hardscaped
shall be determined by conditions on the adjacent property, where
applicable.
(b)
Where provided, street furniture such as streetlights, benches,
trash cans, mailboxes, newspaper boxes, or other similar features
are encouraged to be located within the verge, wherever possible.
If a bench is provided, it shall be located a minimum of three feet
from the back of the curb, or located adjacent to the building.
(5)
Additional sidewalks or paved trails may be required where deemed
necessary by Borough Council to provide access from the development
to adjacent schools, religious institutions, parks, trails, and commercial
or employment centers.
(6)
The grade and alignment of all sidewalks shall be approved by the
Borough Engineer.
(7)
The grade and paving of the sidewalk shall be continuous across driveways, except in certain cases where heavy traffic volume dictates special treatment, in which case a clearly marked crosswalk meeting all of the standards in § 160-27 below shall be provided across the driveway opening.
(8)
The cross slope of a sidewalk shall not exceed 2%. The cross slope
shall be sloped in the downward direction toward the cartway.
(9)
A sidewalk may have a running slope in the upwardly or downwardly
direction at a maximum of 5% from the existing sidewalk grade in order
to accommodate driveway aprons and transitions to ramps which are
either higher or lower than the level of the sidewalk. The sidewalk
running slope may exceed 5% when following the existing roadway profile.
(10)
If the provision of sidewalks and/or verges, as required herein,
would result in the destruction or removal of mature trees, the Borough
Engineer shall make a recommendation on the impact of removal of said
trees and recommend an alternative design, if applicable.
(11)
Conflicts arising from the placement of street trees, utilities,
and verges should be discussed with the Borough Engineer to determine
appropriate placement and alignment.
C.
Materials specifications. The following materials shall be used in
the construction of sidewalks:
(1)
Subbase shall consist of AASHTO No. 57 stone with a depth of four
inches to a suitable grade.
(2)
For sidewalks located within the public right-of-way, concrete shall
have a minimum rating of 4,500 psi with a depth of four inches, 5%
to 8% airentrained, a maximum w/c ratio of 0.45, and a nonslip surface,
or latest ACI 318 standards. For pedestrian pathways located outside
of the public right-of-way, concrete shall have a minimum rating of
3,500 psi, 5% to 8% airentrained, and a maximum w/c ratio of 0.45.
(3)
A white, liquid membrane curing compound, complying with PennDOT
Publication 408, must be applied within 24 hours of concrete being
poured.
(4)
Notwithstanding any provision contained in this chapter, ornamental
features, such as ornamental pavers, may be permitted or required
for land developments, in the sole discretion of Borough Council.
D.
Sidewalk construction. All sidewalks shall be constructed both as
to materials and methods, generally in conformance with applicable
portions of PennDOT Specifications Publication 408, current edition,
and the following standards:
(1)
Excavation and subbase. Wherever sidewalk is replaced or installed,
the area under the sidewalk shall be excavated to a depth of eight
inches below the level of the finished sidewalk. Four inches of AASHTO
No. 57 stone shall be placed and compacted in the excavated area under
the sidewalk.
(3)
Expansion joints. Expansion joints shall be placed every 30 feet,
with contraction joints every five feet at a minimum of one inch in
depth. Additional expansion materials shall be placed between any
curb and driveway apron and in the sidewalk at driveway limits. A
contraction joint shall be cut between the sidewalk and driveway apron.
(4)
Finishing.
(5)
Backfill, grading, and lawn restoration. As soon as reasonably possible,
but in no event more than 12 hours after the removal of forms, any
void behind the sidewalk shall be backfilled. Material shall be placed
in loose layers not exceeding four inches and compacted using vibrating
or mechanical tampers. The topmost four inches shall be topsoil which
is raked and seeded for areas where a grass strip is to adjoin the
curb. New seed shall be watered within 24 hours of initial placement.
Where there are slopes adjacent to a sidewalk in excess of 25%, matting
is required.
(6)
An opening shall be left around all trees within the sidewalk area.
All poles, fire hydrants, light standards, or any other structure
shall have an area of concrete a minimum of six inches larger than
the pertinent item, boxed out with an expansion joint. Signpost sleeves
shall be provided for existing and proposed signs.
E.
Surface drainage prohibited. No accumulated surface, roof area, or
driveway runoff shall be directed across the surface of a sidewalk.
All sidewalk and curb construction shall accommodate drainage of surface,
roof area, and driveway runoff under the sidewalk where necessary.
F.
Subsurface sidewalk drain specifications.
(1)
Surface drainage shall be carried under the sidewalk and through
the curb in minimum SDR 35 PVC pipe having an inside diameter of three
inches, and which shall be one piece from the street face of the curb
to six inches inside the building side of the sidewalk when applicable
or required by the Borough official.
(2)
The invert of the pipe at the street end shall be at least 0.5-inch
above the bottom of the face of the curb. At a minimum, there shall
be at least 1.5 inches between the top of curb and the top of pipe.
The grade of the pipe to the street shall not be less than 0.25 inch
per foot.
(3)
Where a storm sewer is available in the street or under the sidewalk,
the above drain shall discharge into the same. If no storm sewer is
available, the drainage shall be through the face of the curb into
the street gutters.
G.
Public utility and service boxes. Under no circumstances shall any
public service curb or sidewalk boxes for access to underground facilities
be left below the sidewalk level. Service curb or sidewalk boxes shall
be extended to the finished elevation of the new sidewalk.
A.
Marked crosswalks shall be provided within the cartway where sidewalks
intersect with roads, in accordance with PennDOT standards. In no
case shall marked crosswalk width be less than five feet. Appropriate
crosswalks shall also be provided internal to the site, such as to
provide pedestrian access through parking areas.
B.
Crosswalks and their transition to adjacent sidewalks shall be designed
to facilitate access and use by persons that are physically disabled,
in compliance with the Americans with Disabilities Act (ADA).
C.
Pedestrian signalization shall be provided at all intersections where
traffic signals exist
D.
Crosswalk patterns, materials, and colors shall be consistent with
applicable Borough and PennDOT standards.
E.
Where a crosswalk is located on an arterial or collector street or
at a midblock location, 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 Engineer.
(1)
High-visibility crosswalks complying with PennDOT Publication 111
standards for Type C, perpendicular crosswalks.
(2)
Decorative crosswalks complying with PennDOT Publication 111 standards
for decorative crosswalks.
(3)
Curb extensions, bulb-outs, or raised medians.
(4)
Raised speed table crosswalks.
(5)
Flashing beacons and signage.
(6)
Other pedestrian safety method deemed to be appropriate by Borough
Council, as recommended by the Borough Engineer.
Curbing shall be installed along all existing and proposed public
and private streets, common driveways, and common parking areas when
located within or adjacent to a proposed subdivision or land development.
A.
When utilizing an approved stormwater management technique, Borough
Council may waive curbing requirements within common parking areas
in full or in part. A suitable car wheel stop or bumper, as approved
by the Borough Engineer, may be required in lieu of full curbing.
B.
Curb ramps. Handicap-accessible curb ramps shall be constructed at
all intersections, including private and public alleys, in accordance
with the applicable ADA standards contained in PennDOT Publication
72M, as most recently revised.
C.
Dimensional criteria. All curbs shall have the following dimensions:
D.
Materials specifications. Curbs shall be constructed as follows:
(1)
Subbase shall consist of AASHTO No. 57 or 2A stone, with a depth
of six inches to a suitable grade.
(2)
For curbing located within the public right-of-way, concrete shall
have a minimum rating of 4,500 psi with a depth of four inches, 5%
to 8% airentrained, and a maximum w/c ratio of 0.45, and a nonslip
surface, or latest ACI 318 standards. For curbing located outside
of the public right-of-way, concrete shall have a minimum rating of
3,500 psi, 5% to 8% airentrained, and a maximum w/c ratio of 0.45.
(3)
A white, liquid membrane curing compound, complying with PennDOT
Publication 408, as most recently revised, must be applied within
24 hours of concrete being poured.
E.
Curb construction. All curbing shall be constructed both as to materials
and methods, generally in conformance with applicable portions of
PennDOT Specifications Publication 408, current edition, and the following
standards:
(1)
Excavation and subbase.
(a)
The curb area shall be excavated to the required depth. The
material upon which the curb will be constructed shall be compacted
to a firm, uniform and even surface.
(b)
In situations deemed due to existing grade or ground conditions,
and in accordance with industry standards, the Borough official may
require an additional eight inches of subsoil excavated, which shall
be backfilled and tamped with crushed stone before construction of
the curb.
(2)
Forms.
(a)
Forms shall not discolor the concrete. All curbs shall be constructed
and reconstructed using the steel curb and radius forms specified
in PennDOT Publication 408, as most recently revised.
(b)
Forms shall not be removed for at least 12 hours in the period
from April 15 to October 15, or for at least 24 hours during the rest
of the year. In no event shall the forms be permitted to remain in
place for more than 48 hours.
(3)
Expansion and contraction joints.
(a)
Division plates or form or sawcut contraction joints 3/16 inch
wide and two inches deep shall be utilized every 10 feet. Any saw
contraction joint shall be sawn as soon as possible after the concrete
has set sufficiently to preclude raveling during the sawing and before
any shrinkage cracking occurs in the concrete.
(b)
The depth of the saw cut may be decreased at the edge adjacent
to the pavement to obtain a maximum depth without pavement damage.
(c)
The edges of contraction joints shall be rounded to a 0.25-inch
radius.
(d)
Half-inch premolded expansion joint material shall be cut to
the cross-sectional area of the curb, at structures, and shall be
placed at the end of each work day.
(4)
Drainage sleeves. All penetrations through the curb shall be formed,
sleeved or core-drilled. Cutting of curb is prohibited. The maximum
penetration allowed is four-inch-diameter SDR 35 PVC.
(5)
Pouring. Concrete shall be poured in the forms in layers not exceeding
five inches in depth; provided, however, that when using a vibrator
to eliminate voids, concrete may be poured in layers up to 15 inches
in depth.
(6)
Finishing. Upon removal of forms, any irregular surfaces shall be
corrected, preferably by rubbing the irregular surface with a carborundum
stone. The face of curb shall have a smooth, rubbed surface to the
gutter line. Brush-finishing or plastering will not be permitted.
Minor defects may be filled with mortar. No voids or honeycomb shall
be permitted on the finished surfaces of the curb. The top surface
of the curb shall be smooth and evenly finished, preferably using
a wood float. While the concrete is still plastic, the edges of the
face and back of the curb shall be rounded.
(7)
Backfill and lawn restoration. As soon as possible after the removal
of the forms, but in no event more than 12 hours after the removal
of the form, any void behind the curb shall be backfilled. The excavated
area shall be filled with AASHTO No. 57 stone to six inches below
the level of finish grade. Six inches of topsoil shall be placed on
top of the stone, and the area shall be raked and seeded. New seed
must be watered within 24 hours after initial placement.
F.
Mechanical replacement of curb. Upon written approval by the Borough
official, curb may be placed with a self-propelled machine, provided
that the concrete placed with the self-propelled machine maintains
its shape without slumping after extrusion and that the curb is finished
in accordance with the provisions set forth herein.
G.
Alternative curb construction. Alternatively, granite blocks may
be utilized as curbing along roads and within parking lots not being
dedicated to the Borough.
H.
Integral curb and gutter. Integral curb and gutter shall be installed
where the road grade is less than 1%. The curb shall be not less than
14 inches in depth, six inches wide on top and battered on the face
to a width of seven inches at the top of the gutter. The top surface
of the curb shall be finished with a slope of 0.25-inch per foot toward
the gutter, and the upper outside edge shall be finished to a radius
of one inch. The front face shall be battered, and the back shall
be vertical. The gutter shall be eight inches thick with a slope of
0.75-inch per foot, or as may be directed by the Borough Engineer.
The outside edge shall be finished to the radius of 0.25-inch The
width across the base of the combined curb and gutter shall be 37
inches, or as may be directed by the Borough Engineer.
I.
Radius curbs. A radius curb shall be constructed at all intersections,
including intersections between public or private alleys and a street.
The minimum radius for any curb at a street intersection shall be
10 feet. The minimum radius for any curb at an intersection between
two alleys, where applicable, or an alley and a street, shall be five
feet. Radius curbs and walks shall be poured monolithically from the
point of curvature to point of tangent.
A.
B.
Street trees shall be planted a minimum distance of five feet and
a maximum distance of 15 feet from the back edge of the sidewalk,
except in the following situations:
(1)
Where a landscape verge of at least five feet in width is provided
between the sidewalk and the curb, street trees shall be planted within
the verge.
(2)
Where an established pattern of planting street trees in individual tree pits within the sidewalk is present, such as along York Road, street trees shall be planted in tree pits or planting beds with a minimum opening of five feet by five feet. The minimum soil volume, as specified in § 160-36D, shall be provided for each tree. Structural soil may be used to meet minimum soil volumes.
(a)
When provided, tree grates should be composed of a minimum of
two pieces with a minimum radius opening of 18 inches around the root
collar of the tree to ensure the soil receives rainwater infiltration.
(b)
Where tree grates are not used, alternative tree pit covering
materials are encouraged (stabilized fine grit, porous materials,
interlocking pavers, and/or groundcover plantings) which provide rainwater
infiltration and air exchange.
C.
Street trees and large canopy trees required in § 160-29A above shall also comply with the following standards:
(1)
Trees shall be planted at a rate of at least one tree per 30 feet
of public or private street frontage, access driveway, or pathway,
or portion thereof. Trees shall be distributed along the entire length
of the public or private street frontage, access driveway, or pathway,
although they need not be evenly spaced. Trees planted along pathways
shall be staggered on either side of the pathway in order to create
areas of alternating shade and sun.
A.
Preservation of existing vegetation.
(1)
All subdivisions and land developments shall 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 trees, specimen trees, and ecologically significant
vegetation.
(2)
Removal or disturbance of vegetation in environmentally sensitive areas, including wetlands, floodplains, steep slopes, riparian corridors, wildlife habitats, and ecologically significant woodlands as identified in the Montgomery County Natural Areas Inventory, or other sources, shall be undertaken only as permitted in § 160-30D(1) to minimize the adverse effects of such actions.
(3)
The applicant shall prove to the satisfaction of Borough Council
that vegetation removal is minimized. A written document or plan may
be requested to 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. In general,
wherever possible it is preferred that existing mature trees, tree
masses and woodlands are preserved and that, under the direction of
an arborist, branches and roots of existing trees potentially impacted
by the proposed land development are pruned to prevent damage during
construction.
(4)
Each freestanding mature tree, tree mass, or woodland on the site
shall be designated "To Remain" or "To Be Removed" in accordance with
the following criteria:
(a)
A mature tree, tree mass, or woodland may be designated "To Be Removed" only if it meets § 160-30A(1) through (3) above, and at least one of the following criteria:
[1]
The outermost branches of the tree(s) are within five feet,
or the trunk of the tree(s) is within 20 feet, of any proposed building
or structure.
[2]
The outermost branches of the tree(s) are within five feet,
or the trunk of the tree(s) is within 10 feet of any proposed aboveground
or underground utilities.
[3]
The outermost branches of the tree(s) are within five feet,
or the trunk of the tree(s) is within eight feet of any proposed paving
or parking. Root and branch pruning should be performed by an arborist,
as necessary, if the trunk of the tree(s) is within 20 feet of any
proposed paving or parking.
[4]
The outermost branches of the tree(s) are within five feet,
or the trunk of the tree is within eight feet, of any proposed changes
in grade or drainage such as excavations, mounding, or impoundments.
Root and branch pruning should be performed by an arborist, as necessary,
if the trunk of the tree(s) is within 20 feet of any proposed paving
or parking.
[5]
The tree(s) interfere with traffic safety.
[6]
The tree(s) are located within proposed sight triangles, unless
the tree(s) can be pruned so that the lowest branches are at least
seven feet above grade.
[7]
The tree(s), by its location or apparent health, poses any undue
threat to the health, safety, and welfare of the community.
[8]
The tree blocks required solar access for proposed solar energy
installation in cases where no satisfactory alternative site exists.
(b)
Mature trees, tree masses, or woodlands that do not fit the
above criteria should be designated "To Remain."
B.
Protection of existing vegetation. Existing vegetation designated
"To Remain" 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, shall
be erected a minimum of one foot outside the dripline, or a minimum
of 20 feet from the tree's trunk, whichever is greater, on all
sides of freestanding trees, tree masses, or woodlands designated
"To Remain" prior to major clearing or construction. A detail of said
tree protection fence shall be provided as part of the final plan.
(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, except as provided in § 160-30A(4)(a). In addition, no storage or parking of construction materials, machinery, or vehicles shall be allowed within the protection area during construction.
(3)
The barrier shall be shown on the erosion and sedimentation 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,
the applicant must stipulate exactly what respective landscape requirement
is proposed to be credited and the 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.
Credit for existing trees which are designated "To Remain" to offset
the any trees required by this chapter shall be calculated in accordance
with Figure 3 below.
|
Figure 3. Credit for Preserved Trees
| |
|---|---|
|
Size of Preserved Tree
(dbh)
|
Number of Trees Credited
(2 1/2" caliper)
|
|
18 inches or greater
|
4 trees*
|
|
12 to 17 inches
|
2 trees*
|
|
8 to 11 inches
|
1 tree*
|
|
NOTES:
| |
|
*
|
Only one tree shall be credited for each preserved street tree
|
D.
Tree replacement planting requirements.
(1)
Any subdivision or land development proposal which will result in
the destruction of 25% or more of the existing trees three inches
dbh or greater on a lot, shall replace all of the removed trees. Tree
replacement shall occur in the following manner:
(a)
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.
(b)
Replacement trees shall generally comply with the general landscape design criteria in § 160-35 of this chapter.
(c)
Replacement trees shall be planted on-site to mitigate for the
existing trees removed, in addition to all other landscaping requirements
of this chapter. Proposed replacement tree plantings shall be identified
and listed on the plan.
(2)
If the site does not reasonably contain enough room for the required
replacement trees, Borough Council may allow the developer to locate
some or all of the replacement trees on public lands or accept an
equivalent fee-in-lieu of plantings, at their discretion.
(3)
Calculation and estimation of existing trees shall be performed before
any clearing commences and shall be documented on the plan. "Existing
trees" shall also include all trees which existed on the site within
two years prior to the submission of the application for subdivision
or land development approval. The total tree removal impact of woodland
areas designated "To Be Removed" shall be measured by a forest density
survey that calculates the approximate quantity of trees (with three
inches or greater dbh) per square foot area. Calculated woodland tree
removals and individual tree removals shall be listed on the plan.
(4)
Calculation and estimation of the existing trees remaining after construction shall be performed and compared with the calculations of the approved plan. Any tree removals beyond those on the approved plan shall be replaced as required by § 160-30D(1) prior to the issuance of any occupancy permits.
Buffer plantings shall be installed in subdivisions and land
developments to integrate new development with its surroundings, to
separate incompatible land uses by providing screening, to reduce
wind, and to minimize or eliminate views to certain site elements
in compliance with the following regulations:
A.
Use requirements. Buffer plantings shall be required for the following types of development, and as otherwise specified in Chapter 181, Zoning, of the Borough Code:
B.
An on-site investigation by the applicant shall determine the adjacent
land uses along each property boundary. In the case of vacant land,
the existing zoning shall be used. The existing or zoned uses shall
be noted on the plan. In the case when several uses are allowed on
a site, the most restrictive buffer type identified in Figure 4 below
shall apply.
|
Figure 4. Required Buffer Type
| |||||
|---|---|---|---|---|---|
|
Existing Adjacent Land Use
| |||||
|
Office/Institutional
|
Commercial/Industrial
|
Multifamily/Mixed-Use/MHP
|
Townhome/Twin/Duplex/SFD
| ||
|
Proposed Land Use
|
Office/Institutional
|
None Required
|
Class A
|
Class B
|
Class C
|
|
Commercial/Industrial
|
Class B
|
None Required
|
Class C
|
Class C
| |
|
Multifamily/Mixed-Use/MHP
|
Class A
|
Class B
|
None Required
|
Class B
| |
|
Active Recreation
|
None Required
|
None Required
|
Class A
|
Class B
| |
|
NOTES:
|
|
SFA = Single-family attached
|
|
MHP = Mobile Home Park
|
|
SFD = Single-family detached
|
C.
Buffer area design, location, and dimensions.
(1)
A buffer planting area of not less than 10 feet in width shall be
established along all property lines of the tract proposed for subdivision
or land development, unless otherwise specified in the Zoning Ordinance.[1] Where zoning regulations allow building setbacks less
than 10 feet, the buffer area may be reduced to equal the width of
the minimum building setback and a limited area buffer option from
Figure 5 may be used.
(2)
The buffer area may be included within the setback areas.
(3)
The buffer area shall be a continuous pervious planting area consisting
of canopy trees, evergreen trees, and shrubs, with grass or groundcover.
Arrangement of plant materials shall have a naturalistic appearance,
with larger trees arranged closer to the boundary line, as space is
available.
(4)
No paving shall be permitted within the buffer areas except for driveway
and/or pedestrian pathway crossings.
(5)
Rain gardens are permitted in the buffer area, provided that the
visual screening requirements of the buffer are met.
D.
Minimum plant material requirements. The following requirements are
minimum standards; additional plant material, grading treatments,
or architectural elements may be included in the plan, at the applicant's
discretion. Every 100 linear feet of property line or external street
boundaries of the tract proposed for subdivision or land development
shall be buffered with the minimum quantities, types, and sizes of
plant materials shown in Figure 5 below.
|
Figure 5. Required Buffer Planting Materials
| ||
|---|---|---|
|
Buffer Type
|
Minimum Planting Requirements Per 100 Linear Feet
| |
|
Class A Buffer
|
• 1 large canopy tree*
• 2 medium or small canopy trees
• 2 evergreen trees
| |
|
Class B Buffer
|
• 2 large canopy trees*
• 2 medium or small canopy trees
• 5 evergreen trees
• 5 shrubs
| |
|
Class C Buffer**
|
Option 1
|
• 2 large canopy trees*
• 2 medium or small canopy trees
• 8 evergreen trees
• 10 shrubs
|
|
Option 2
|
30 large evergreen shrubs
| |
|
Option 3
|
• 15 large evergreen shrubs
• 4 small canopy or understory trees
| |
|
Option 4
|
An alternative planting design that will result in at least
an equivalent degree of visual screening to one of the above Class
C buffer options
| |
|
Limited Area Buffer***
|
Option 1
|
1 large evergreen shrub per 3 linear feet
|
|
Option 2
|
4 to 6 foot tall solid fence or wall
| |
|
NOTES:
| |
|
*
|
If the buffer length is less than 50 feet in length, the large
canopy tree requirement may be replaced with five large evergreen
shrubs.
|
|
**
|
A Class C buffer must be adequate to visually screen the proposed
land use or development from off-site view. Several different planting
options could be used to create an effective buffer. Grading treatments
and architectural features; such as walls and/or fences may be required
in addition to the minimum planting quantities in order to provide
effective visual screening.
|
|
***
|
The limited area buffer can be used where space for planting
is severely restricted. The planting screen would be equivalent to
an evergreen hedge planting. Alternative planting arrangements, such
as shade or flowering trees with deciduous shrubs, could be considered
in conjunction with a fence or wall, at the discretion of Borough
Council.
|
E.
Mitigation of visual impacts. The following proposed site elements
shall be screened from off-site view using one of the Class C buffer
options in Figure 5 above:
F.
Alternative compliance options.
(1)
Existing topographic conditions, such as embankments or berms, in
conjunction with existing or proposed vegetation, may be substituted
for part or all of the required buffers at the discretion of Borough
Council. The minimum visual effect shall be equal to or exceed that
of the required buffer or screen. All existing berms must be landscaped
with trees and mulched to the satisfaction of Borough Council.
(2)
Architectural elements such as walls or fencing may be permitted
to augment part of the landscape buffering requirements.
Parking and related internal drive aisles shall be governed
by the following regulations.
A.
General.
(1)
Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 181, Zoning, of the Borough Code, as well as the regulations contained in this chapter herein.
(2)
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 dimensions, number,
and locations of handicapped stalls shall be in conformance with the
Americans with Disabilities Act (ADA).
(3)
Construction materials for single-family residential parking areas,
including driveways used as parking for such dwellings, shall only
consist of concrete, concrete wheel-strips with grass, pervious concrete,
asphalt, pavers or gravel. Parking areas for all other land uses shall
be paved with concrete or asphalt.
(4)
The allowance and configuration of on-street parking on Borough roads
shall be as permitted by Borough Council.
B.
All surface parking lots.
(1)
All surface parking lots shall be set back from tract boundary lines and right-of-way lines in compliance with the requirements of Chapter 181, Zoning, of the Borough Code. Landscaping shall be provided between the parking area and the tract boundary, except where buildings, driveways, and pedestrian pathways are located, in conformance with § 160-33.
(2)
Where the edge of an existing surface parking lot 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 space shall be planted with landscaping in conformance with § 160-33.
(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 should be avoided.
(a)
Up to 30 parking spaces may be located in a dead-end 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-end parking
area only if a suitable turnaround area is provided at the closed
end.
(4)
Fire lanes shall provide emergency access to the building as indicated
by the International Fire Code. Parking spaces shall not encroach
upon any fire lanes.
(5)
One parking space dedicated to alternative fuel vehicles, which may
include electric vehicle charging stations, shall be provided for
every 30 new parking spaces constructed.
C.
Parking lot dimensions.
(1)
On-street parking spaces shall have minimum dimensions of eight feet
in width by 22 feet in length.
(2)
Parking within parking lots shall have dimensions no less than those
listed in Figure 6 below:
|
Figure 6. Parking Lot Dimensions
| ||||
|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Parking Stall Size (minimum)
|
Parking Aisle Width (minimum)
| ||
|
Depth (feet)
|
Width (feet)
|
One-way (feet)
|
Two-way (feet)
| |
|
90
|
18
|
9
|
24
|
24
|
|
60
|
19
|
10
|
18
|
20
|
|
45
|
17
|
10
|
15
|
18
|
(3)
Where angled parking spaces abut sidewalks or pedestrian pathways,
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.
(4)
Long-term parking areas. In parking lots which service the parking
needs of commuters or employees and have limited turnover of vehicles
or where vehicles are stored such as auto dealers, parking stalls
may have minimum dimension of 8.5 feet in width by 17 feet in length,
with a twenty-two-foot aisle. Borough Council may allow a twenty-foot
parking aisle width under one of the following conditions.
D.
Shared access. When required by Chapter 181, Zoning, or as otherwise required by Borough Council, upon recommendation of the Borough Engineer, applicants shall explore the creation of agreements for shared vehicular access with adjacent properties 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)
Shared access may be located entirely on one lot or be split along
a common lot line.
(4)
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.
(5)
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.
E.
Driveways within sites proposed for nonresidential development. The
following requirements apply to all driveways within all sites proposed
for nonresidential land development.
(1)
A smooth transition shall be provided between the driveway section
required for access to a public street and any other drive aisle(s)
required for internal site circulation.
(2)
Main access driveways (entrance-exit) and service driveways handling
large trucks shall be a minimum paved width of 24 feet, with one lane
in each direction, unless otherwise required by PennDOT standards
governing the volume of traffic anticipated.
(3)
Interior storefront driveways in shopping centers shall be a minimum
paved width of 28 feet to allow one lane in each direction and a dropoff/pickup
lane along the sidewalk.
(4)
Interior driveways along other nonresidential buildings shall be
a minimum paved width of 22 feet, except where a dropoff/pickup lane
is proposed.
F.
Bicycle parking facilities. When required by Chapter 181, Zoning, bicycle parking facilities shall comply with the following standards:
(1)
Bicycle parking facilities shall be located conveniently for access
to a building entrance.
(2)
When located along a sidewalk, bicycle parking facilities shall be located so as not to obstruct the minimum sidewalk width required in § 160-26.
(3)
Bicycle parking facilities shall include a secure device to which
the bicycle frame and one wheel of the bicycle can be attached with
a cable or locking device. The device shall be suitable to keep bicycles
erect when they are locked to it.
G.
Pedestrian pathways and crosswalks. The following requirements shall
apply to all parking areas with 10 or more parking spaces.
(1)
Pedestrian access to each building on-site from adjacent public sidewalks,
the street, and all areas of the parking lot shall be physically delineated
and provided through the installation of sidewalks and defined crosswalks.
(2)
Pedestrian pathways.
(a)
Pedestrian pathways shall be clearly separated from vehicular
use areas with sidewalks, landscaping, a change in grade, or a change
in paving material.
(b)
Pedestrian pathways in parking lots shall be barrier-free, and
a minimum of five feet wide. Additional width may be needed in some
areas with heavy pedestrian traffic.
(c)
At least one pedestrian route shall be provided that provides
access from the far end of the parking lot to the main entry of each
building on the site in order to facilitate pedestrian movement.
(3)
Crosswalks. Where a pedestrian circulation route within the parking
lot crosses a parking drive aisle, a crosswalk with a different paving
material, continental-style crosswalk markings, or a speed table shall
be provided.
Parking lots should be adequately and effectively landscaped
with trees and shrubs to reduce the visual impact of glare from headlights
and parking lot lights, to delineate driving lanes and rows of parking,
to provide shade, and to improve the aesthetics of parking lots.
A.
Intent. The intent of this section is:
(1)
To promote well-designed and sustainable parking lot design and retrofit
designs which produce environmental benefits.
(2)
To incorporate appropriate native plant species into the suburban
environment to promote greater landscape resiliency and to enhance
the natural environment of the Borough.
(3)
To integrate stormwater management and landscape design by the use of plants to promote compliance with state water quality mandates and Chapter 154, Stormwater Management, by encouraging the detention, treatment, infiltration, and groundwater recharge of rainwater.
(4)
To shade paved surfaces to mitigate the urban heat island effect
from large areas of pavement.
(5)
To improve the performance of existing parking lots in an equitable
manner when a redevelopment or retrofit is proposed.
(6)
To provide effective landscape buffers for visual screening and noise
abatement of vehicular uses and parking.
B.
Applicability. Unless otherwise expressly stated, the interior landscape
and buffer requirements of this section shall apply to any of the
following:
(1)
The construction or installation of a new vehicular use area.
(2)
The expansion of an existing vehicular use area; if such repair,
rehabilitation, or expansion would increase the area of the vehicular
use area by more than 20% or by 10 spaces, whichever is less.
(3)
The existing vehicular use areas accessory to an existing building
when such building is being expanded; if such expansion would increase
the gross building area by more than 25%, or 8,000 square feet, whichever
is less.
(4)
The excavation, rehabilitation, or in-place reconstruction of existing
vehicular use areas if such work involves the full-depth pavement
removal of:
C.
Interior landscaping area standards. Each surface parking lot shall
be landscaped in accordance with 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, in accordance with Figure
7 below.
|
Figure 7. Interior Landscaping Requirements as Percentage of
Vehicular Use Area
| |
|---|---|
|
Vehicular Use Area (VUA)
|
% of VUA Required as Interior Landscaping Area
|
|
0 to 4,999 square feet
|
0%
|
|
5,000 to 14,999 square feet
|
6%
|
|
15,000 to 49,999 square feet
|
8%
|
|
50,000 square feet or greater
|
10%
|
(2)
Interior landscaping areas shall be composed of planting islands
and planting strips, within which are planting areas. The sum of the
surface areas which are pervious and composed of planting soil with
the required depth and composition as required in this chapter shall
constitute the interior landscaping area.
(3)
The minimum ground coverage and canopy coverage of planting material,
as determined by the design canopy/ground coverage of the plant species
proposed, shall be 85% of the designated interior landscaping area.
(4)
The applicant shall provide the number and locations of planting areas, planting islands and planting strips, to satisfy the requirements of § 160-33C(1) and (2) above.
(5)
The applicant shall also propose the number and species of plant materials to satisfy the requirements of § 160-33C(3) above, provided that a minimum of one shade or canopy tree is provided in a planting island or planting strip for each 300 square feet of interior landscape areas provided or fraction thereof. Such shade or canopy trees shall be distributed throughout the parking lot to ensure well-distributed canopy coverage of the vehicular use areas.
(6)
Parking lots with VUAs less than 5,000 square feet are exempt from interior landscape area requirements. However, the perimeter landscape and buffer landscape requirements of § 160-33D and E below shall apply. If additional vehicular use area is added at a later date so that the lot is greater than 5,000 square feet, then the percentage of interior planting area required shall be calculated for all vehicular use areas on the site. Plantings shall be distributed throughout the entire interior where applicable in parking lot additions.
D.
Perimeter landscape strip requirements. All parking lots located in the side or rear yard of a property, or otherwise abut an adjacent property where no right-of-way intervenes, a ten-foot-wide landscape strip satisfying the requirements of a Class B buffer in § 160-31 shall be provided between the parking lot and the property line. If any of the proposed land uses or site elements of the property are already subject to a buffer requirement as required in § 160-31 or in Chapter 181, Zoning, the greater buffer width and planting requirements shall apply.
E.
Street and sidewalk buffer requirements. For vehicular use areas
of any size abutting a public or private street or sidewalk, the applicant
shall provide one of the following buffer options along the entire
frontage of the vehicular use area:
(2)
A wall or fence, no greater than three feet in height, comprised
of natural stone, brick, or decorative metal, or a combination thereof,
along with one large canopy tree and three evergreen shrubs for every
25 linear feet of frontage, or portion thereof.
F.
Parking landscaping design standards.
(1)
General standards. The following standards shall apply to all interior
landscaping areas provided to satisfy the requirements of this section.
(a)
Interior landscaping areas should be distributed throughout
the parking lot to maximize tree canopy coverage over the entire parking
lot. However, interior landscaping areas may be consolidated into
larger islands in order to provide greater soil volumes for plants,
or to accommodate stormwater BMPs.
(b)
To the greatest extent feasible, rainwater should be directed
to the interior landscaping areas with curb cuts or inlets.
(c)
At least 25% but no more than 50% of the plant materials shall
be evergreen.
(2)
Planting islands. All parking rows must be terminated by a planting
island, provided that in such cases where accessible parking and gore
areas are provided at the end of row, planting islands shall be accommodated
elsewhere along the row in close proximity to the row end.
(a)
The minimum size of each planting island shall be equal to a
single parking space, measured from the outside of the curb. Where
the parking row is double-loaded, the minimum size of the planting
island shall be 324 square feet with a minimum width of nine feet,
measured from the outside of the curb.
(b)
In addition to one shade tree per planting island, planting
islands require a minimum of 85% ground coverage of low-growing shrubs,
grasses, and/or groundcover plants, as determined by the design ground
coverage of the plant species proposed.
(c)
Plants shall be selected or pruned to limit vegetation at the
ends of planting islands where vehicles turn to a maximum height of
two feet, in order to preserve sight distance. Trees may be planted
in these areas, provided that branches are limbed up to a minimum
height of seven feet in order to preserve sight distance.
(d)
Where the required amount of landscaping cannot be provided
due to the placement of a required pedestrian pathway, Borough Council
may approve alternative compliance options, such as planting the required
landscaping elsewhere on the site, to meet this requirement.
(3)
Planting strips. Parallel rows of parking spaces, which are not separated
by a drive aisle, shall be separated by a planting strip. In addition,
a single row of parking spaces located parallel to and between two
drive aisles, shall be separated from one of the drive aisles by a
planting strip.
(a)
Planting strips shall have a minimum width of five feet.
(b)
In addition to one shade tree per 30 linear feet of planting
strip, planting strips require a minimum of 85% ground coverage of
low-growing shrubs, grasses, and/or groundcover plants, as determined
by the design ground coverage of the plant species proposed.
(c)
Where the required amount of landscaping cannot be provided
due to the placement of a required pedestrian pathway, Borough Council
may approve alternative compliance options, such as planting the required
landscaping elsewhere on the site, to meet this requirement.
The plantings required by this section shall be cumulative and
in addition to plantings required by any other section of this chapter.
A.
All proposed developments in the Gateway Commercial, Neighborhood
Commercial Residential, and High-Rise Apartment Zoning Districts shall
incorporate the following minimum plant materials in the landscaping
areas adjacent to the proposed structure:
(1)
A minimum of 25% of the area between the building facade and the
right-of-way shall consist of pervious planting areas.
(2)
Planting areas shall be a minimum of 150 square feet in area with
a minimum depth of 10 feet.
(3)
One medium or small canopy tree and five shrubs shall be planted
for every 25 feet of proposed building facade facing a public street,
or portion thereof.
(4)
Where the required amount of landscaping cannot be provided due to
space constraints, Borough Council may approve alternative compliance
options, such as raised planters, to meet this requirement.
B.
All proposed single-family residential lots in any zoning district
shall plant a minimum number of canopy trees, based on their lot size,
in compliance with Figure 8 below. Existing trees to remain may satisfy
all or part of this planting requirement.
|
Figure 8. Canopy Tree Requirement
| |
|---|---|
|
Lot Area
|
Minimum Number of Canopy Trees Required
|
|
Less than 5,000 square feet
|
1
|
|
5,000 to 9,999 square feet
|
2
|
|
10,000 square feet or greater
|
3
|
C.
At the discretion of Borough Council, if sufficient planting space
is not available immediately adjacent to the proposed structure, required
building facade plantings may be located on other areas of the tract.
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. For buffers,
the required plant material shall be distributed over the entire length
and width of the buffer area.
B.
Plantings shall be spaced to comply with any applicable visual mitigation
requirements with consideration given to the provision for the future
growth habits and mature sizes of selected plant species.
C.
Existing healthy trees, shrubs, or woodlands may be substituted for all or part of the plant material required by this chapter at the sole discretion of Borough Council, provided such existing vegetation, in its existing location on the site or in an appropriate transplant location on the site, fulfills the intent of the particular standard for which it is proposed to be substituted. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of any required landscape or screening buffer. In order for existing vegetation to qualify, proof must be provided to demonstrate that adequate protection measures during construction, particularly in the plant's root zone, are incorporated into the plan, and comply with the standards of § 160-30B.
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 which value shall be performed
by a registered landscape architect licensed by the Commonwealth of
Pennsylvania, and shall be based on the costs of materials, installation,
relocation, and guaranty of the landscaping that is not to be installed.
(3)
The fee-in-lieu of the planting of the required landscaping shall
be used, unless the developer paying such fee shall agree otherwise,
only for the purpose of providing for the planting of trees and other
landscaping on Borough-owned lands or along the streets or highways
of the Borough.
The following specifications shall apply to all plants and landscaping
provided in subdivisions and land developments regulated by this chapter,
and shall be demonstrated on the required landscape plans.
A.
Plant species selection. Plant species selection shall be based on
the following considerations:
(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 § 160-35, and shall only be chosen from the applicable category (according to the proposed use of the plantings) from Appendix A, List of Approved Plants,[1] contained herein. Any species or cultivar listed in the
List of Approved Plants may be used for another purpose other than
the category under which it is listed, provided such use receives
the recommendation of the Jenkintown 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 proposed plant materials more effectively implement the
intent and goals of this chapter than all other applicable plant species
in the List of Approved Plants;
(b)
The proposed plant materials have received a recommendation
for approval from the Jenkintown Borough Shade Tree Commission; or
(c)
The proposed plant materials are native plant species to the
region.
[1]
Editor's Note: Said appendix is on file in the Borough
office.
(2)
Invasive plant species prohibited.
(a)
Invasive and "watch-list" plant species listed on any governmental
list of invasive plant species, including the Pennsylvania Department
of Conservation and Natural Resources' DCNR Invasive Plant List,
and any other list as maintained and updated by DCNR, any state or
U.S. Department of Agriculture lists, as well as any list adopted
by the Borough of Jenkintown, shall be prohibited to be planted as
part of any subdivision or land development in the Borough.
(b)
Such plants shall be required to be removed when present on
a site under development and such plants shall not be used to satisfy
any landscaping requirement of this chapter.
(3)
Minimum native plant species. A minimum of 75% of all planting material
proposed shall be composed of native plant species. 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 is required as shown in Figure 9 below. Compliance with this
requirement shall be documented on the landscape plan.
|
Figure 9. Minimum Plant Material Diversity Requirement
| ||
|---|---|---|
|
Number of Plants Required Per Plant Type
|
Minimum Number of Species Required Per Plant Type
|
Maximum % of Any One Species Per Plant Type
|
|
0 to 5
|
1
|
100%
|
|
6 to 15
|
2
|
50%
|
|
16 to 30
|
3
|
40%
|
|
31 to 50
|
4
|
30%
|
|
51+
|
6
|
20%
|
(5)
In addition, the applicant shall also consider the following when
selecting plant species:
(a)
Existing site conditions and their suitability for the selected
plants based on the site's soils, hydrology, and microclimate.
(b)
Specific functional objectives of the plantings which may include
but not be limited to visual screening, noise abatement, energy conservation,
wildlife habitat, erosion control, stormwater management, and aesthetic
value.
(c)
Maintenance and replacement considerations such as hardiness,
resistance to insects and disease, longevity, availability, and cost
of plant materials.
B.
Plant specifications.
(1)
All plants shall meet the minimum standards for health, form, and
root condition as outlined in the AmericanHort's American Standard
for Nursery Stock (ASNS), 2014 or as later amended.
(2)
All plant material shall be hardy and within the USDA hardiness zone
applicable to Montgomery County, Pennsylvania.
(3)
The location, dimensions, and spacing of required plantings should
be adequate for their proper growth and maintenance taking into account
the sizes of such plantings at maturity and their present and future
environmental requirements and tolerances including wind, moisture,
and sunlight.
(4)
Minimum plant size and spacing at the time of planting shall be as
shown in Figure 10 below for each plant type.
|
Figure 10. Minimum Size and Spacing by Plant Type
| |||
|---|---|---|---|
|
Plant Type
|
Minimum Caliper at Time of Planting
|
Minimum Height at Time of Planting
|
Minimum Spacing at Time of Planting
|
|
Small canopy or understory tree
|
2 to 2.5 inches
|
—
|
15 to 20 feet
|
|
Medium canopy tree
|
2 to 2.5 inches
|
—
|
20 to 25 feet
|
|
Large canopy tree
|
2 to 2.5 inches
|
—
|
35 to 40 feet**
|
|
Large shrub
|
—
|
30 inches
|
***
|
|
Small shrub
|
—
|
18 to 24 inches*
|
***
|
|
Evergreen tree
|
—
|
5 to 6 feet
| |
(5)
Small canopy or understory trees, or large shrubs, may be deciduous
or evergreen and shall have a local wildlife habitat benefit and/or
a distinctive ornamental characteristic such as prominent flowers,
fruit, foliage, or bark.
(6)
Small shrubs may be evergreen or deciduous.
(7)
Evergreen trees shall remain evergreen throughout the year.
C.
Minimum soil volumes. The applicant shall provide details on the
site plan that show a longitudinal section and depth of planting areas
1,000 square feet or less in area showing compliance with minimum
soil volume standards. The following minimum soil volume per plant,
based on plant type, shall apply when such plant is proposed in any
planting area 1,000 square feet or less in area:
D.
Structural soil composition. Structural soil shall be a mix of 80% AASHTO No. 57 stone and 20% loam soils. Such soil may be used to supplement the minimum soil volume required by § 160-36C above, provided it satisfies all of the following conditions:
(1)
Structural soil shall be entirely below pavement areas, shall not
be exposed at the surface, and shall be located adjacent to planting
soils.
E.
Planting soil composition. Planting soils shall be a loam soil capable
of supporting a healthy vegetative cover, which is amended with composted
organic material, such as mushroom compost or leaf mulch, resulting
in an organic amended soil containing 20% to 30% organic material
(compost), and 70% to 80% topsoil screened of rocks, sod, and debris.
The minimum depth of the planting soil shall be 18 inches to 30 inches
depending on the size of the individual planting. A soil improvement
detail and notes, including the removal of all construction debris
and existing compacted soil and the proposed soil improvement mix,
should be provided with the landscape plan. Ensure trunk flare sits
above finished grade; compact soil below root ball as necessary.
F.
Maintenance.
(1)
It shall be the responsibility of all property owners to maintain
all plantings and architectural elements to ensure a safe environment.
(2)
Plantings shall be selected, located, and maintained so that they
do not contribute to conditions hazardous to public safety. Such conditions
include, but are not limited to, public street rights-of-way, underground
and aboveground utilities, and sight triangle areas required for unobstructed
views at street intersections.
(3)
Within required sight triangles, shrubs must be maintained at a maximum
height of two feet and trees must be maintained so that the lowest
branches are a minimum of seven feet above grade.
(4)
Any plant materials that could endanger safety such as unstable limbs
shall be removed and the plant materials shall be replaced if necessary.
(5)
Maintenance guidelines for the plantings should be developed by the
planting plan designer to be used by grounds maintenance personnel.
G.
Prior to final approval of the site's landscape plan, the applicant
shall sign and record an operation and maintenance agreement or covenant.
The agreement shall cover ongoing maintenance of all required plantings
on the site in accordance with the approved plan. The agreement shall
be subject to review and approval by the Borough Solicitor.
Whenever practicable, provisions shall be made for suitable
open spaces for parks, playgrounds and recreational areas. Due consideration
shall be given to the preservation of natural features, including
large trees, groves, waterways, scenic points, historical spots and
other community assets for educational and religious use.
Reserve strips controlling access to streets or alleys will
not be approved.
Fire hydrants shall be installed at the expense of the developer
in such locations as shall be prescribed by the Fire Marshal and the
regulations of the Middle Department Association of Fire Underwriters.
Monuments of stone or concrete shall be placed at locations
designated by the Borough Engineer.
A.
An adequate and separate system of surface or storm drains conforming
to Borough specifications shall be required and located in the street
right-of-way and, where necessary, in other rights-of-way or easements.
Where required, drains shall be constructed to abutting boundary lines.
B.
The minimum size of pipe shall be 15 inches in diameter and a minimum
grade of 0.5%.
C.
Manholes shall be constructed at all changes in horizontal and vertical
alignment and shall be not more than 300 feet apart, unless a greater
distance is specifically permitted by the Borough Engineer.
D.
Inlets shall be open-mouth No. 1 city-type. Double open-mouth No.
1 city-type inlets may be required for unusual conditions. At street
intersections, inlets shall be located on the tangent and not on the
curved portion of the curb.
E.
Stormwater or surface water shall not be discharged over a sidewalk
but shall be collected in suitable inlets and conducted underground
to the curb or drain, if available.
F.
Bridges and culverts. Bridges and culverts shall be adequate in strength
and cross-sectional area and shall extend across the full width of
the right-of-way. When located on natural watercourses, the upstream
drainage area of which, from the point of construction, is 1/2 square
mile or more, the approval of the Department of Environmental Protection
shall be required, in addition to Borough approval.
G.
Streams. Changes to natural streams shall be made only on approval
and as required to facilitate adequate flows. Consideration shall
be given to the convenience for future maintenance by providing rights-of-way
or easements. In addition to Borough requirements, approval of the
Department of Environmental Protection must be obtained where the
upstream drainage area is over 1/2 mile.
A.
An adequate and separate system of sanitary sewers, conforming to
Borough specifications, shall be required wherever practicable and
shall be connected to the Borough sanitary sewer system. Where required,
sewers shall be constructed to abutting boundary lines.
B.
Capped sewers and laterals shall be required where no Borough sewer
presently exists for connection, but where such Borough sewer may
reasonably be expected to be constructed.
C.
Sanitary sewers shall have a minimum inside diameter of eight inches
and a minimum grade of 0.7%.
D.
Manholes shall be constructed at all changes in horizontal and vertical
alignment and shall be not more than 300 feet apart.
E.
Lateral connections shall be extended to the rear of the curb and
for use to each lot.
F.
Drainage easements of ample width shall be required in order to inspect
and maintain the sewers.
