Township of Lower Pottsgrove, PA Article X Landscaping

[Added 8-25-1994 by Ord. No. 140-D; amended 9-26-1996 by Ord. No. 199; 12-7-2009 by Ord. No. 292; 5-6-2024 by Ord. No. 367]

§ 215-49 Legislative intent.

A. Article 1, § 27, of the Constitution of the Commonwealth of Pennsylvania states that people have a right to clean air, pure water and to the preservation of the natural, scenic, historic and aesthetic values of the environment. It is the intent of these landscape planting requirements to protect this right and improve quality of life by conserving existing vegetation and/or requiring new plant material in critical areas of land developments.

B. Specifically, it is the intent of these landscape planting requirements to conserve existing healthy vegetation, and to require new landscape plantings in critical areas of new developments in order to:

(1) Incorporate appropriate native plants into the suburban environment to promote greater landscape resiliency, to create healthy, diverse ecosystems, and to enhance natural environments of the Township.

(2) Reduce soil erosion and protect surface water quality by minimizing stripping of existing woodlands or tree masses.

(3) Integrate stormwater management and landscape design by the use of plants to promote detention, treatment, infiltration and groundwater recharge of rainwater. Reduce stormwater runoff velocity and volume by providing planting areas where stormwater can infiltrate.

(4) Improve air quality by conserving existing or creating new plantings that produce oxygen and remove carbon dioxide from the atmosphere.

(5) Provide windbreaks, shade and the other microclimate benefits of trees and landscape plantings.

(6) Conserve historically, culturally or environmentally important landscapes such as wooded hillsides, scenic views or attractive natural areas.

(7) Preserve and enhance property values through the implementation of good landscape architectural standards.

(8) Provide planted buffers between land developments that act to visually integrate a development into the existing landscape.

(9) Provide planted and architectural visual screens around visually obtrusive site elements within development.

(10) Enhance the aesthetic appearance of the community and provide privacy and beauty.

(11) Promote the following sustainability and greening goals in parking lots.

(a) Conserve energy and reduce heat islands by providing shade and moderating the effects of solar radiation.

(b) Improve the environment for pedestrians along streets, parking lots and other pedestrian areas.

(c) Aesthetically improve stormwater management facilities, such as detention basins, without impairing function.

(d) Combat climate change by sequestering carbon.

C. Finally, it is the intent of this chapter to protect the health, safety and welfare of the community by requiring planting plans for major land developments to be sealed by a landscape architect registered in the Commonwealth of Pennsylvania.

§ 215-50 Preservation of existing vegetation.

A. Preservation of existing vegetation.

(1) All subdivision and land developments should be laid out in such a manner as to minimize the removal of healthy trees, shrubs, and other vegetation on the site. Special consideration shall be given to ecologically significant vegetation, such as mature trees, specimen trees, woodlands, riparian buffers, meadows, and vegetation serving to provide naturalized stormwater management

(2) It shall be incumbent on the applicant to prove that vegetation removal is minimized. If challenged by the Township, the applicant shall produce evidence, such as written documents or plans certified by a registered landscape architect or other qualified professional, showing that no alternative layouts are possible and that no alternative clearing or grading plan would reduce the loss of mature trees, tree masses and woodlands.

(3) Removal or disturbance of vegetation in environmentally sensitive areas, including wetlands, floodplains, steep slopes, riparian corridors, wildlife habitats, and ecologically significant woodlands shall be undertaken only as permitted in Subsection C, Tree replacement, to minimize the adverse effects of such actions

(4) A mature tree, tree mass, or woodland may be designated "TO BE REMOVED" only if it meets at least one of the following criteria:

(a) The outermost branches of the tree(s) are less than five feet, or the trunk of the tree less than 20 feet, whichever is less, from any proposed buildings, structures, paving, parking, or utilities (overhead or underground).

(b) The outermost branches of the tree(s) are at least five feet or the trunk of the tree is at least 20 feet, whichever is greater, from any proposed changes in grade or drainage such as excavations, mounding, or impoundments.

(c) The tree(s) interfere with traffic safety or are located within proposed sight triangles.

(d) The tree(s), by its location or apparent poor health, poses any undue threat to the health, safety, and welfare of the community.

(e) The tree blocks required solar access.

(5) These trees will be removed in the field during the construction process.

(6) Transplanting existing plant material. Specimen trees or individual trees for woodlands or tree masses designated "to be removed" are encouraged to be transplanted from one area of the site to another. Transplanted trees must conform to the requirements of § 215-58, Plant and landscape specifications, maintenance, and guarantee, and § 215-59, Recommended plant material list, of this article.

(7) Mature trees, tree masses, or woodlands that do not fit the above criteria shall be designated "TO REMAIN."

(8) Unique or specimen trees should be preserved.

(9) Existing healthy trees, shrubs, and other vegetation may be substituted for part or all of the required plant material at the discretion of the Board of Commissioners, at the recommendation of the Planning Commission. The effect of the existing vegetation shall be equal to, or exceed that of, the required landscaping.

B. Protection of existing vegetation.

(1) Existing vegetation designated "to remain," in accordance with Subsection A(6) above, 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.

(2) A temporary, sturdy physical barrier, such as a snow fence mounted on steel posts, shall be erected a minimum of one foot outside the dripline, or a minimum 20 feet outside a tree's trunk, whichever is greater, on all sides of individual trees, tree masses or woodlands prior to major clearing or construction. The fence shall be located eight feet on center.

(3) The barrier shall be placed to prevent disturbance and shall remain until construction is complete. The barrier shall be shown on the erosion and sedimentation and landscape plans.

(4) Hydrology. Alteration of existing drainage patterns and water supply for the protected vegetation shall be minimized.

(5) The tree protection area shall be 15 feet from the trunk of the tree to be retained or the distance from the trunk to the drip line, whichever is greater. Where there is a group of trees or woodlands, the tree protection area shall be the aggregate of the protection areas for the individual trees.

(6) The preliminary plan shall show the location of all trees to be preserved, including their trunk and drip line locations. Where groups of trees are to be preserved, only the locations of the trees and their trunks and driplines on the perimeter must be shown.

(7) Protection standards.

(a) Grade changes and excavations shall not encroach upon the tree protection area.

(b) No toxic materials shall be stored within 100 feet of a tree protection zone, including petroleum based and/or derived products.

(c) The tree protection area shall not be built upon, nor shall any materials be stored there either temporarily or permanently. Vehicles and equipment shall not be parked in the tree protection area.

(d) When tree stumps are located within 10 feet of the tree protection area, the stumps shall be removed by means of a stump grinder to minimize the effect on surrounding root systems.

(e) Tree roots which must be severed shall be cut by a backhoe or similar equipment aligned radially to the tree. This method reduces the lateral movement of the roots during excavation, which if done by other methods could damage the intertwined roots of adjacent trees.

(f) Within four hours of any severance of roots, all tree roots that have been exposed and/or damaged shall be trimmed cleanly and covered temporarily with moist peat moss, moist burlap, or other moist biodegradable material to keep them from drying out until permanent cover can be installed.

(g) Sediment, retention and detention basins shall not be located within, or discharge into, the tree protection area.

(h) Prior to construction, all trees scheduled to remain shall be marked; where groups of trees exist, only the trees on the edge need to be marked.

(i) When the wooden snow fence has been installed, it shall be inspected and approved by the Township Engineer prior to commencing clearing and further construction. The fencing along the tree protection area shall be maintained until all work/construction has been completed; any damage to the protective fencing shall be replaced and repaired before further construction shall begin.

(j) Trees being removed shall not be felled, pushed or pulled into a tree protection area or into trees that are to be retained.

(8) Retaining walls.

(a) Where the original grade cannot be retained at the tree protection area line, a retaining wall shall be constructed outside of the tree protection zone.

(b) The retaining wall shall be designed to comply with the Township standards for retaining walls.

(c) In addition, the following methods shall be used to ensure survival of the tree:

[1] The top of the wall shall be four inches above the finished grade line.

[2] The wall shall be constructed of large stones, brick, building tile, concrete blocks or treated wood beams not less than six inches by six inches; a means for drainage through the wall shall be provided so water will not accumulate on either side of the wall; weep holes shall be required with any wall.

[3] Any severed roots as a result of excavation shall be trimmed so that their edges are smooth and are cut back to a lateral root if exposed.

[4] A layer of clean stone, sized 3/4 inch to one inch, shall be placed one foot out from the wall to aid in drainage.

(9) Trenching and tunneling.

(a) If there is no alternative but to locate a utility line near a tree, tunneling should be used instead of trenching, except where, in the opinion of the Engineer, survival of the tree would not be affected by either method; in that case, either method is acceptable. The Township Engineer shall determine the most desirable location for the utility line.

(b) Trenches shall be filled as soon as possible, and tamped lightly to avoid air spaces.

C. Tree replacement.

(1) When more than 25% of healthy and mature trees are removed, mature trees less than six inches diameter at breast height (dbh) shall be replaced on a one tree per one tree basis with a 2 1/2-inch caliper tree.

(2) When more than 25% of healthy and mature trees are removed, mature trees greater than six inches dbh that are removed shall be replaced on a one-caliper-inch dbh per one-caliper-inch dbh basis.

(3) Maintenance. The applicant shall be responsible for maintenance of all trees planted as required by this section for a period of 18 months after final acceptance and certification of project completion.

(4) Survey and plan information. Before any clearing commences, all mature trees and associated extent of tree canopy shall be survey located and shall be indicated on the plan along with dbh measurement and species.

(5) Fee-in-lieu. If the site does not reasonably contain enough room for the required replacement trees, the Board of Commissioners may allow the developer to locate some or all of the replacement trees on public lands or accept an equivalent fee-in-lieu of plantings, at their discretion. The fees, set by resolution of the Board of Commissioners, will be used to pay for the cost of the tree or trees, equipment needed to protect the tree(s) for an eighteen-month period, as well as costs related to the care and maintenance of the tree(s) throughout this period.

§ 215-51 Parking lot landscaping.

[Amended 11-21-2024 by Ord. No. 371]

A. Intent. Parking lots should be effectively landscaped for the following reasons:

(1) To reduce the visual impact of glare, headlights and parking lot lights.

(2) To delineate driving lanes and define rows of parking.

(3) To contribute to the visual character of a land development and reduce the perceived mass of parking areas.

(4) To facilitate snow removal and stormwater drainage.

(5) To promote environmental sustainability and greening goals, including but not limited to:

(a) Integrating stormwater management and landscape design by the use of plants and soils to naturally detain, treat, and infiltrate runoff from impervious surfaces.

(b) Shading paved surfaces to mitigate the urban heat island effect by planting large canopy trees.

(c) Distributing landscape elements throughout the parking lot to interrupt large impervious expanses.

(d) Complying with state water quality mandates and the Township Stormwater Management Ordinance[1] through detention, treatment, and infiltration of stormwater runoff.

[1] Editor's Note: See Ch. 203, Stormwater Management.

B. Applicability.

(1) Unless otherwise expressly stated, the requirements of this section and related site element screens for parking shall apply to any of the following:

(a) The construction or installation of new vehicular use areas. Note: Figure X.1 illustrates what is included in the vehicular use area.

(b) The expansion of existing vehicular use areas, if such repair, rehabilitation, or expansion would increase the area of the vehicular use area by more than 20% or by 12 spaces, whichever is greater;

(c) The existing vehicular use areas which are accessory to an existing principal building, when such building or any portion thereof is expanded or enlarged, provided that the gross floor area/building footprint area is increased by at least one of the following amounts:

[1] 25% of the existing building floor area; or

[2] Eight thousand square feet of new floor area/building footprint/building area.

(d) The excavation, rehabilitation or in-place reconstruction of existing vehicular use areas if such work involves the full depth pavement removal of:

[1] 25% or more of a vehicular use area of over 10,000 square feet;

[2] 50% or more of a vehicular use area of no greater than 10,000 square feet.

C. Landscaping for stormwater management. It is recommended that stormwater storage/infiltration facilities, such as vegetated swales, infiltration galleries, or seepage beds beneath parking areas be used. These facilities avoid the generally negative visual impacts of surface detention or retention facilities, and enhance groundwater recharge, with the attendant positive effects on stream flows and quality. Additionally, the following requirements apply:

(1) Curb cuts and inlets. Curb cuts and inlets at the edge of planting islands, planting strips, and plantings along the perimeter of the parking lot that serve as infiltration areas shall be provided to allow rainwater to enter the planting areas. Curbs separating landscape areas from parking shall have cuts or other features to allow stormwater to flow to the bioretention area.

(2) Maintenance. The design and planting schemes for all bioretention or other stormwater management features shall take into account future maintenance capacity. Specific maintenance guidelines shall be provided with the plans.

(3) For parking areas without curb inlets that use wheel stops and a continuous parking edge, a stone buffer area between the paved surface and planting area is required to retard sheet flow and minimize erosion into the absorbent areas. Stones can be used at curb depressions to dissipate sheet flow along parking lots.

D. Canopy coverage requirements landscaped surface coverage.

(1) Canopy Coverage. Canopy coverage shall be provided that meets the requirements shown in Figure X.2. Canopy Coverage Requirements (Table) and Figure X.3. Canopy Coverage Requirements (Illustration). As noted in the Definitions section § 215-61 Definitions, Article X. Landscaping, "canopy coverage" is "the minimum percentage of vehicular use area that shall lie directly under the horizontal area or spread of a tree's limbs and foliage, based on planting design coverage," and "design coverage" is canopy coverage "indicated or typical of a plant species after ten (10) years growth after planting for trees, as specified by AmericanHort's American Standard for Nursery Stock (ASNS), 2014 or as later amended. . .". Note: For an illustration of vehicular use area, see Figure X.1 Vehicular Use Area.

Figure X.1: Vehicular Use Area (VUA)

Figure X.2: Canopy Coverage Requirements (Table)
VUA (Square Feet)	Canopy Coverage/ Vehicular Use Area
0 to 4,999	0%
5,000 to 14,999	12%
15,000 to 49,999	16%
50,000 to 99,999	20%
100,000 to 149,999	26%
Greater than or equal to 150,000	30%

Figure X.3: Canopy Coverage Requirements (Illustration)

The illustration shows the required minimum (tree) canopy coverage (26%) for a vehicular use area between 100,000 and 149,999 square feet. The vehicular use area shown is 116,400 square feet (Note: The purpose of this illustration is to demonstrate canopy coverage; there are other types of landscaping and pedestrian walkways required for parking lots as well).

(2) Landscaped surface coverage.

(a) Landscaped surface coverage shall comprise 1) a minimum percentage of the vehicular use area, and 2) a minimum percentage of planting islands and planting strips, as specified in Figure X.4: Landscaped Surface Coverage Requirements.

(b) Canopy coverage of parking islands and/or planting strips (not of paved area) may be counted towards landscaped surface coverage requirements.

(c) Landscaped surface. At least 50% of each planting island and at least 50% of the sum total of planting strips shall be planted with trees, shrubs, and ground cover (e.g., ornamental grasses, ferns, vines, herbaceous perennials, etc.). Mowed lawn does not count towards the landscaped surface coverage requirement.

Figure X.4: Landscaped Surface Coverage Requirements
VUA (Square Feet)	Landscaped Surface Coverage of Vehicular Use Area	Landscaped Surface Coverage of Individual Planting Islands and Total Planting Strips1
0 to 4,999	0%	50%
5,000 to 14,999	6%	50%
15,000 to 49,999	8%	50%
50,000 to 99,999	10%	50%
100,000 to 149,999	13%	50%
Greater than or equal to 150,000	15%	50%

NOTE:

The minimum 50% landscaped surface coverage requirement applies to a) each planting island and b) the total area of all planting strips.

E. Planting islands and planting strips.

(1) Planting islands:

(a) Shall be used to interrupt long rows of parking spaces; no more than 12 parking spaces shall be arranged in a row.

(b) Shall have a minimum width equivalent to the minimum required parking space size: 10 feet, and shall have a minimum area equivalent to the minimum parking space area 10 feet by 18 feet equals 180 square feet) for single rows; planting islands which are joined across two contiguous rows of parking spaces shall be at least 360 feet in area.

NOTE: "Joined" shall include planting islands and rows of parking separated only by a) a planting strip or b) a planting strip and walkway.

(c) Shall be placed so as to provide safe movement of traffic without interference with proper surface water drainage.

(d) Shall be mounded at no more than a 4:1 slope nor less than a 12:1 slope, and

(e) Shall be protected by curbing or bollards.

(f) All parking rows must be terminated by a parking lot island or landscape area, provided that, in such cases when accessible parking and gore areas are provided at the end of a row, planting islands shall be accommodated elsewhere along the row in close proximity to the end of the row.

(g) When canopy tree required. Each planting island of at least 360 square feet in area shall include at least one canopy tree for each 360 square feet, and shall include a combination of shrubs and groundcover (including, but not limited to, ornamental grasses, ferns, vines, and herbaceous perennials). Note: see Appendix: Planting List.[2]

[2] Editor's Note: Appendix: Planting List is included as an attachment to this chapter.

(2) Planting strips.

(a) Purpose. Planting strips shall be used throughout parking areas to separate main access (entrance-exit) driveways from rows of parking spaces, to separate other major driveways (service drives, access, general internal circulation) from rows of parking spaces, and to separate large parking areas into smaller units of parking rows consisting of not more than four rows.

(b) Characteristics. Planting strips shall run the full depth of the parking lot (inclusive of breaks for access drives), have a minimum width of 15 feet be underlain by soil, and be mounded at no more than a 4:1 slope nor less than a 12:1 slope.

Figure X.5: Parking Lot Walkways

Walkways across parking aisles and through or adjacent to planting strips make parking lots safer and more accessible

(c) Pedestrian access. At least 50% of planting strips shall include a sidewalk or walkway (and crosswalks over access drives) a minimum width of six feet, extending at least 50% of the depth of the parking lot. Sidewalks shall be located to provide ample room for tree root growth.

[1] At the discretion of the Board of Commissioners, on the advice of the Township Engineer, a painted (hatched design) pathway protected with bollards or wheel stops may be used in lieu of sidewalks.

[2] The sidewalks shall be located in or adjacent to every other planting strip (on alternating planting strips). At the discretion of the Board of Commissioners, on the advice of the township engineer, walkways may be located in different strips than in an alternating pattern if they determine that other location(s) would be more desirable for pedestrian safety and access.

[3] The walkways shall include ADA-accessible[3] pedestrian access points at all intersections with access drives. No walkways shall extend greater than 120 feet without pedestrian access to an access drive or parking aisle.

[3] Editor's Note: See 42 U.S.C. § 12101 et seq.

[4] Stormwater shall be directed to the planting areas, which shall be designed to capture it.

[5] At least 25% but no more than 50% of the plant materials shall be evergreen.

F. All parking lots shall be screened from public roads and from adjacent properties as required in § 215-56, Property line buffers and site element screens, herein.

§ 215-52 Street trees.

A. Street trees shall be required:

(1) Along both sides of all existing streets when they abut or lie within the proposed subdivision or land development.

(2) Along both sides of all proposed streets.

(3) Along both sides of access driveways that serve five or more residential dwelling units.

(4) Along both sides of access driveways that serve two or more nonresidential uses.

(5) Along both sides of major walkways through parking lots and between nonresidential, mixed-use, and/or multifamily buildings, as determined by the Board of Commissioners, as recommended by the Township Planning Commission.

B. Some or all of the street tree requirements may be waived by the Board of Commissioners if existing canopy trees already effectively serve as street trees.

Figure X.6: Street Tree Planting Location: Default

The default requirement is for Street trees to be set back 5-to-15 feet from the ultimate right-of-way.

Figure X.7: Street Tree Planting Location: Verge and Covered Tree Pit Options

Photo Credit: Felix Wong, 9-10-2005, Attribution 4.0 International, https://creativecommons.org/licenses/by/4.0/

C. Location. Street trees shall be planted:

(1) Between the ultimate right-of-way and the building setback line, and a minimum of five feet and a maximum of 15 feet outside the ultimate right-of-way.

(2) Alternately, in certain cases, as follows, the Board of Commissioners may permit trees to be planted within the ultimate right-of-way, or less than five feet outside the ultimate right-of-way:

(a) In areas, such as existing villages, where front yards may be located within the ultimate right-of-way.

(b) In cases where future street widening is considered unlikely.

(c) In the verge (planting strip), where the verge is at least four feet wide, where minimum requirements for soil volume (see § 215-58, Plant and landscape specifications, maintenance and guarantee) are met, the presence of utilities does not preclude this, and with the written approval of the controlling agency.

(d) In the verge (planting strip) when covered tree pits partially extend into the sidewalk. However, in such a case, a horizontal pedestrian clearance equal to or greater than the minimum sidewalk width required by zoning shall be maintained. If the covered tree pit extends into the minimum pedestrian clearance area, the covered pit shall be suitable for safe pedestrian access while preventing damage to the tree and its root system.

(3) Sanatoga Village District Overlay. In this zoning district, street trees may be integrated into pedestrian plazas.

(4) Street trees shall be located so as not to interfere with the installation and maintenance of sidewalks and utilities or with sight triangles.

(a) Trees shall be planted a minimum distance of three feet from curbs and sidewalks.

(b) Trees shall be planted at least 15 feet from overhead utilities and six feet from underground utilities (both measured horizontally from the tree trunk).

(c) Trees shall not be planted within the clear sight triangle of street intersections.

(5) Trees shall be planted at a ratio of at least one tree per 35 linear feet of frontage or fraction thereof, provided that this spacing is appropriate, given the spread of the species proposed for planting. Trees shall be distributed along the entire frontage of the property, although they need not be evenly spaced. However, in no case shall street trees be planted more than 60 feet apart from other street trees on the same side of the street. Where practical, trees planted on different sides of the same street should have an alternating arrangement to minimize gaps in tree cover along the street.

(6) Trees shall comply with the requirements of § 215-58, Plant and landscape specifications, maintenance, and guarantee, herein. The use of tree species selected from the list of recommended plant materials is encouraged (§ 215-59, Recommended plant material list).

§ 215-53 Stormwater management basin plantings.

Landscaping shall be required in and around all stormwater management basins according to the following:

A. All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures or other earthen structures, shall be planted and graded with vegetation specifically suited for stormwater basins (see § 215-53, Stormwater management basin plantings for recommended plantings).

(1) Naturalized cover plantings, such as wildflowers, meadows and nonaggressive grasses specifically designed for the permanently wet, intermittently wet and usually dry areas of stormwater basins, shall be planted given:

(a) The plantings provide continuous cover to all areas of the basin.

(b) The plantings do not interfere in the safe and efficient function of the basin, as determined by the Township Engineer.

(2) Trees and shrubs shall be planted both in and around each stormwater basin to create a naturalized appearance, provided that they do not interfere in the proper function of the basin and no trees are planted within 30 feet of an outlet/drain structure, emergency spillway, or dam (berm). Shrubs planted within the basin shall be planted in distinct groupings using the same species within each grouping to maximize visibility during mowing. A minimum of two trees and 10 shrubs per 100 linear feet of basin perimeter shall be planted in and around the basin. Plantings can be uniformly applied with two to three inches of shredded mulch or leaf compost. No wood chips are permitted. No trees shall be planted in dams (berms) more than 15 feet high.

B. Basin shape shall incorporate curvilinear features to blend with the surrounding topography.

C. Minimum grades inside stormwater basins shall be 2% and maximum side slopes of the basin shall be 25% (4:1 slope).

D. Stormwater basins shall be screened with landscaping from adjacent properties according to § 215-56, Property line buffers and site element screens.

§ 215-54 Riparian corridor plantings.

Riparian area management. Tree plantings shall be located along a stream or riverbank (including seasonal or intermittent streams) to provide shade for the watercourse, soil erosion control and stormwater benefits, according to accepted streambank/riverbank restoration practices. For properties undergoing subdivision or land development that include land lying within 25 feet of the edge of a waterway in its natural condition, new tree plantings shall be implemented wherever existing trees do not meet the minimum tree planting requirements to promote reestablishment of forest cover and woodland habitat alongside the water's edge.

A. Existing trees within this area shall be preserved and retained.

B. Existing tree cover shall be surveyed and inventoried to assess the need for any new plantings.

C. Existing tree species that are invasive may be removed, where conditions warrant.

D. Existing trees to be preserved shall meet the following conditions, or tree plantings shall be undertaken to achieve this:

(1) Trees shall be located at a minimum rate of 15 feet on center along the length of the waterway, or one tree per 225 square feet lying within 25 feet of the waterway edge, in staggered rows or an equivalent informal arrangement.

(2) Trees shall be a variety of sizes and species, ranging from a minimum four- to five-foot branched whip to an approximate 1 1/2 inch balled and burlapped planting stock.

§ 215-55 Managed meadow plantings.

A. Intent. Provide for a meadow planting area that is intentionally managed to obtain the following benefits:

(1) Improved stormwater management.

(2) Improved natural landscape.

(3) Attraction of birds and butterflies.

(4) Enhancement of water quality.

(5) Reduced mowing costs.

(6) MS4 stormwater credit.

B. Notification.

(1) The party interested in establishing a managed meadow shall pursue dialogue with site neighbors to notify and educate them about the purpose of the managed meadow.

(2) Where a managed meadow is established, the property owner must register the managed meadow with the township.

C. Plantings in managed meadows:

(1) Shall consist entirely of native plants.

(2) Shall include a minimum of five species.

(3) Shall not consist of turf grass lawns left unattended.

D. Designation. Where a managed meadow is visible from the right-of-way, a sign, consistent with Chapter 250, Zoning, Article XXVI, Signs, shall identify the area as being actively maintained as a managed meadow and shall be legible from the right-of-way.

E. Minimum setbacks.

(1) For lot widths less than 225 feet: 15 feet from property line, or 10 feet from property line when the meadow is screened by a five-foot-high opaque fence or wall. That portion of the fence or wall which exceeds four feet in height shall contain openings therein equal to 50% or more of the area of said portion of the fence or wall.

(2) Setback from right-of-way: 20 feet.

(3) For lot widths 225 feet or greater: meadows shall be set back a distance equal to or greater than 10% of the lot width.

F. Sight triangle. Managed meadows shall not be permitted within any clear sight triangle.

G. Maintenance.

(1) Invasive species and noxious weeds shall be removed, and all provisions of this chapter, Chapter 99, Brush, Grass and Weeds shall be complied with. If the managed meadow does not comply with municipal code, the Township has the right to warn the property owner. If corrective action is not taken within a reasonable time, the Township's representative may enter onto the land, bring the managed meadow into compliance with code, and levy a fine on the property owner to compensate the township for corrective actions.

(2) Managed meadows shall be cut to a maximum height of six inches on or before April 1 of each calendar year. Meadows may be mowed a second time each year, as needed, to control invasive vegetation.

Figure X.8: Setbacks for Managed Meadows

The illustration above shows the required setbacks for managed meadows on a lot less than 225 feet wide. The setbacks are represented by the blue rectangle (setbacks are 15 feet from property lines; lot shown is 70 feet wide).

§ 215-56 Property line buffers and site element screens.

[Amended 11-21-2024 by Ord. No. 371]

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 land uses. Site element screens shall be installed in subdivisions and land developments to minimize or eliminate views to certain site elements.

A. All subdivisions and land developments shall be landscaped with the following two components (the following requirements are minimum standards; additional plant material, berms or architectural elements may be included in the plan, at the applicant's discretion):

(1) Property line buffers. These act to integrate new development with its surroundings and to separate incompatible land uses. Buffers are not required along a street, except where otherwise noted within Figure X.9: Property Line Buffers Required by Land Use.

(2) Site element screens. These act to minimize or eliminate views to certain site elements located within 100 feet of property lines or road rights-of-way (either public or private).

B. General requirements.

(1) Existing healthy trees, shrubs or woodland may be substituted for part or all of the required plant material, at the discretion of the Board of Commissioners, at the recommendation of the Planning Commission. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of the required buffer or site element screen.

(2) Adjacent, existing uses. An on-site investigation by the applicant shall determine the adjacent land uses along each property boundary. In the case of vacant land, the most intense buffer or site element screen required by a land use permitted by existing zoned uses shall be used. The existing or zoned uses shall be noted on the plan. In the case of two or more proposed uses, or proposed mixed-use development on a site, the buffer shall be determined based on the included land use requiring the most intense buffer. The Township shall have final approval of interpretation of land uses or the Zoning Map.

(3) The quantity and type of plant material required shall be determined by the intensity of the proposed land use and the adjacent land use, vacant land or zoning district according to Figure X.9: Property Line Buffers Required by Land Use and proposed site element screen according to Figure X.19: Site Element Screens. Where not specifically addressed by the tables, the land use or site element screen shall be buffered according to the most similar category of land use or site element, as determined by the Board of Commissioners, as recommended by the Planning Commission.

(4) Site element screens are permitted in the buffer area.

(5) Existing topographic conditions, such as embankments or berms, in conjunction with existing vegetation, may be substituted for part or all of the required property line buffers or site element screens, at the discretion of the Board of Commissioners, on the recommendation of the Planning Commission. The minimum visual effect shall be equal to or exceed that of the required buffer or screen.

C. Property line buffer requirements.

(1) Property line buffers shall be required for the following types of development and as otherwise specified in the Lower Pottsgrove Zoning Ordinance (Chapter 250):

(a) All nonresidential development.

(b) All multifamily and single-family attached developments.

(c) All single-family detached cluster development.

(d) All mobile home parks.

(e) Active recreation facilities.

(f) Construction of any of the following items which exceed 400 square feet:

[1] Public utility facilities or structures.

[2] Waste collection, storage and/or treatment facilities.

[3] Any other structure of similar character or impact.

Figure X.9: Property Line Buffers Required by Land Use
Proposed Use	Existing, Adjacent Uses
	Office/institutional, recreation	Commercial/industrial	Multifamily/single-family attached/mobile home park	Twins/duplexes/single-family detached
Office/institutional	Low intensity	Low intensity	High intensity*	High intensity*
Commercial/industrial/uses listed in Subsection C(1)(f), above, when greater than 400 square feet	Medium intensity	Low intensity	High intensity*	High intensity*
Quarry or resource extraction/sewage treatment plant/waste collection, treatment, or storage/land use with similar impact	Very high intensity	Very high intensity	Very high intensity	Very high intensity
Multifamily/single-family attached/single-family detached cluster/mobile home park	Low intensity	Medium intensity	High intensity*	Medium intensity
Active recreation	Low intensity	N/A	Low intensity	Low intensity

*	When these proposed and existing, adjacent uses are separated by a local street, a low intensity buffer is required.

(2) Buffer area location and dimensions.

(a) A buffer area of not less than 25 feet nor more than 50 feet in width shall be established on the tract on which the proposed land use would lie, along all property lines unless otherwise specified in the Zoning Ordinance (Chapter 250). For lots in the CO Commercial Office District, LCO Limited Commercial and Office District, NC Neighborhood Commercial District, and Sanatoga Village District Overlay, the buffer may be reduced to 15 feet, or a width sufficient to support the required plants, whichever is greater.

(b) The buffer area may be included within the front, side, or rear yard setback. In the case of a condominium lot, an equivalent lot area shall be designated on the plans, which shall consist of area equal to or greater than the minimum lot area and yards required by zoning.

(c) Buffers may be developed on the property adjacent to that proposed for subdivision or land development if an easement is used and permission is granted by the landowner.

(d) The buffer area shall be a continuous pervious planting bed consisting of trees and shrubs, grass (including ornamental grass) or ground cover. No paving shall be permitted in the buffer, except for driveway crossings and/or walkways.

(e) Parking is not permitted in the buffer area.

(f) Stormwater basins are permitted in the buffer area, provided that the site element screen requirements are met.

(3) Plant material quantities and types. In accordance with Figure X.10: Property Line Buffer Components, for every 100 linear feet of property line to be buffered, the following minimum quantities and types of plant material shall be required. Low intensity buffers are designed to soften the view of the proposed land use or development from off-site view. Medium-intensity buffers are designed to filter the land use or development from off-site view. High-intensity buffers are designed to screen the proposed land use or development from off-site view. Very high-intensity buffers are designed to provide substantial screening from off-site view.

Figure X.10: Property Line Buffer Components
Low intensity:	1 canopy tree 2 understory trees 2 evergreen trees
Medium intensity:	Option A: 1 canopy tree 2 understory trees 5 evergreen trees 5 shrubs
	Option B: 2 canopy trees 2 understory trees 3 evergreen trees 5 shrubs Curvilinear berm
High intensity:	Option A: 8 evergreen trees 2 understory trees 2 canopy trees 10 shrubs
	Option B: A double row of evergreen trees, planted 10 feet on center, and staggered to form a continuous screen. Evergreens shall have an 8-foot minimum height at time of planting.
Very high intensity:	A double row of evergreens, planted 10 feet on center, with a minimum height at planting of 6 feet and a minimum height at maturity of 15 feet, with the 2 rows offset to form a continuous screen at maturity; and a 4- to 5-foot-high continuous curvilinear berm (not to exceed 5:1 slope), along with flowering trees, at the rate of 1 tree for every 20 feet, spaced evenly or arranged informally. The berm and understory trees shall be located on the side of the row of evergreens closest to the adjacent property.
Limited area:	Where space for a buffer is limited, the Board of Commissioners, at the recommendation of the Planning Commission, may choose to modify the buffer requirement and instead require a reduced, limited area buffer by selecting from some or all of the list of the following substitutions. Berms in limited area buffers should be reduced in height where the available space would not accommodate a berm with a 5:1 maximum slope:
	(1)	A replacement of some or all canopy or evergreen trees with a 6-foot-high opaque fence, a 4-foot-high wall, or 2-to-3-foot-high berm (not to exceed 5:1 in slope) in combination with shrubs, perennials, grasses, or groundcover.
	(2)	A replacement of one or more canopy or evergreen trees with 3 shrubs apiece.
	(3)	A replacement of one or more evergreen trees with 3 shrubs apiece.
	(4)	A replacement of one or more understory trees with 2 shrubs apiece.
	Where a fence or wall is used in conjunction with shrubs, the shrubs shall be planted on the side of the fence closest to the adjacent property, and shall be planted to achieve a minimum horizontal screen of 50% at time of planting and 75% at time of maturity.

Figure X.11: Low-Intensity Buffer

Note: row of parking spaces shown for scale.

Figure X.12: Medium-Intensity Buffer Options

Medium-Intensity Buffer: Option A

Medium-Intensity Buffer: Option B

Figure X.13: High-Intensity Buffer Options

High-Intensity Buffer: Option A

High-Intensity Buffer: Option B

Figure X.14: Limited Area Buffer

Figure X.15: Canopy Trees

Figure X.16: Understory Trees

Figure X.17: Large Shrub

Photo Credit: Bernt Rostad, under a Creative Commons 2.0 License. https://www.flickr.com/photos/brostad/3602647047

Figure X.18: Small Shrub

(4) Design criteria.

(a) The required plant material shall be distributed over the entire length and width of the buffer area.

(b) Buffer plant material may be arranged symmetrically (formal) or asymmetrically (informal) and may be grouped to form plant clusters. However, informal groupings that reflect the natural character of the region are encouraged.

(c) Plants shall be spaced to provide optimum growing conditions.

(d) All plant materials shall meet the requirements of § 215-58, Plant and landscape specifications, maintenance, and guarantee.

(e) Ornamental grasses, planted in defined clumps/massing, or perennials, may be substituted for shrubs with the approval of the Board of Commissioners at the recommendation of the Planning Commission, provided that the ornamental grasses have an equivalent or greater screening effect at time of planting and maturity.

(f) Walls or fences. Each buffer containing a wall or fence shall contain a five-to-ten-foot break at least once every 50 feet, for the purpose of pedestrian and/or maintenance access. The break may consist of a gate. Fences shall be opaque, six feet in height, and constructed of wood or a material such as PVC designed to appear as wood. The finished side of the fence shall face outwards. Walls shall be four feet in height and constructed of finished masonry. Unfinished cinder block, gabion, or concrete masonry units (CMU) shall not be used.

D. Site element screens.

(1) Site element screens shall be required in all proposed land developments around the site elements listed in Figure X.19: Site Element Screens when these are located partially or fully within 100 feet of the property line or existing road right-of-way.

(2) The type of site element screen required shall be determined by the site element according to Figure X.19: Site Element Screens.

(3) Site elements not included in Figure X.19: Site Element Screens that have a similar visual impact shall be screened in accordance with requirements for the most similar site elements as determined by the Board of Commissioners, at the recommendation of the Planning Commission.

(4) Screen location. The site element screen shall be placed between the site element and the property line and shall be designed to block views to the maximum extent possible. The screen shall be located as close as possible to the site element and shall surround the element without impeding function or encroaching on sight triangles.

(5) Site element screen types and design criteria. The following types of screens shall be used where specified in Figure X.19: Site Element Screens.

(a) Class 1.

[1] Evergreen or deciduous shrubs. Shrubs may be clipped to form a hedge or left in their natural habit with a minimum height of four feet at maturity. Shrubs shall achieve a minimum horizontal coverage of 75% horizontal coverage at maturity.

[2] Low wall. A wall of brick or stone (not concrete block), at least 50% opaque, no less than three feet and no more than four feet in height. No individual wall section shall extend longer than 30 feet without a five-foot break or gate.

[3] (Equivalent to low-intensity property line buffer) one canopy, two understory, and two evergreen trees for each 100 linear feet.

[4] Opaque fence with shrubs. An opaque fence, six feet in height, surrounding the site element on at least three sides with shrubs on the outer side, spaced to provide a minimum 50% horizontal coverage at maturity.

(b) Class 2.

[1] Berm with understory trees and shrubs. A two-to-three-foot-high continuous curvilinear berm (not to exceed 5:1 slope) with understory trees, clustered or arranged informally. The trees and shrubs shall be spaced to form a continuous screen at maturity. One canopy tree may be substituted for two understory trees.

[2] Opaque fence with understory trees and shrubs. A six-foot-tall opaque fence surrounding the site element on at least three sides with additional plantings at the minimum rate of three shrubs and two understory trees or large shrubs for each 10 linear feet of proposed fence arranged formally or informally on the outer side of the fence. One canopy tree may be substituted for two understory trees.

(c) Class 3.

[1] (Equivalent to medium-intensity property line buffer) two canopy trees, two understory trees, five evergreen trees, and five shrubs per 100 linear feet.

[2] Architectural extension of the building (if applicable). It is recommended that the building extension use material consistent or compatible with the rest of the building.

(d) Class 4.

[1] (Equivalent to high-intensity property line buffer option A): eight evergreen trees, two understory trees, two canopy trees, and 10 shrubs.

[2] (Equivalent to high-intensity property line buffer option B): A double row of evergreen trees, planted 10 feet on center, and staggered to form a continuous screen. Evergreens shall have an eight-foot minimum height at time of planting.

Figure X.19: Site Element Screens
Site Element Being Screened	Class of Site Element Screen Required
Accessory building, including shed	1
Rear yard, single-family attached* or multifamily dwelling (* screening shall be located along the rear property line)	1
Parking lots of 15 stalls or fewer	1
Dumpster, trash or recycling area	2
Small accessory utility equipment, when visible from the public right-of-way (e.g., cable box or air conditioner compressor).	2 or 3
Active recreation facilities	3
Electrical transformer or substation, or solar energy field.	3
Outdoor sales yard and vehicle storage (excluding vehicle sales area)	3
Service or loading dock	3
Parking lots with greater than 15 stalls	3
Stormwater management basins	3
Storage tanks	4
Sewage pump station	4
Rooftop heating, ventilation, and/ or air conditioning ( HVAC) or other rooftop utilities.	5

(e) Class 5.

[1] The roofline, parapet, or other architectural screening.

§ 215-57 Building facade foundation plantings.

Building facade foundation landscaping. Building facade foundation landscaping softens views of the building foundation, provides additional landscaping and greenery on-site, and enhances community character. The following landscaping standards apply to all nonresidential and multifamily buildings:

A. Building foundation landscaping shall be located between a) the foundations of facades of principal buildings and b) sidewalks, access drives, parking areas, or a public right-of-way.

B. The landscaping shall be provided in a location abutting the building foundation, while providing adequate room for healthy plant growth.

C. A minimum of 25% of the linear area (parallel to the building wall) between the building foundation and sidewalks, access drives, or parking areas shall be landscaped with shrubs, perennials, and/or ornamental grass.

D. Where the building foundation landscaping abuts a sidewalk or walkway, a six-foot horizontal clearance for pedestrians shall be maintained.

§ 215-58 Plant and landscape specifications, maintenance and guarantee.

The following standards shall apply to all plant materials or transplanted trees as required under this chapter.

A. General requirements.

(1) 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 such as wind, soil, moisture, and sunlight.

(2) Plantings should be selected and located where they will not contribute to conditions hazardous to public safety. Such locations 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.

B. Specifications.

(1) All plants shall meet the minimum standards for health, form, and root condition as outlined in American Hort's American Standard for Nursery Stock (ASNS), 2014 or as later amended.

(2) All plant material shall be hardy and within the U.S. Department of Agriculture (USDA) Hardiness Zone applicable to Lower Pottsgrove Township.

Figure X.20: Species Diversity Requirements
Number of Plants Required Per Plant Type	Minimum Number of Species Required Per Plant Type	Maximum Percentage of Any One Species Per Plant Type
0 to 5	1	100%
6 to 15	3	50%
16 to 30	4	40%
31 to 50	6	30%
51 to 100	8	20%
100 or more	12	10%

Note: where shrubs are required in a property line buffer or site element screen, a mixture of deciduous and evergreens are required (see Subsection B(6) of this section for details)

(3) Canopy trees, (a.k.a., "shade trees") shall be deciduous.

(4) Evergreen trees shall remain evergreen throughout the year. All trees shall be structurally pruned, watered, and mulched according to International Society of Arboriculture (ISA) best management practices until they are well established.

(5) Understory trees and shrubs may be deciduous or evergreen and shall have a distinctive understory character, such as showy flowers, fruit, habit, foliage or bark.

(6) Shrubs. Where required in a property line buffer or site element screen (by themselves or in combination with other elements), a mixture of deciduous and evergreen shall be used, with neither comprising less than 40% of the total. Unless otherwise specified, at least 50% of the required shrubs shall be large shrubs. Shrubs and hedges shall have a minimum height at maturity of four feet, based on American Hort's American Standard for Nursery Stock (ASNS), 2014, or as later amended. New shrubs shall have a minimum height of 18 inches at time of planting.

(7) Attachments: Figures 1, 2 and 3 illustrate the preferred methods of planting deciduous trees, evergreen trees and shrubs.

(8) Berms. The maximum slope of a berm shall be three to one for a stormwater management basin and five to one for a buffer or site element screen. Berms may not exceed 50 feet in length without a break. All landscape berm toes, where the slope of the berm meets natural grade, shall be a minimum distance of 10 feet from the neighboring property line or the edge of the ultimate right-of-way. Vegetation shall not be planted on the top of the berm; at least 50% of the vegetation shall be planted on the side closest to the adjacent property.

(9) Substitutions. The following plantings from the Planting List[1] may be substituted for shrubs with the approval of the Board of Commissioners, provided that they have an equivalent or greater screening effect at time of planting and time of maturity, and provided that they are set back at least four feet from property lines and rights-of-way:

(a) Ornamental grasses, planted in defined clumps or massing.

(b) Perennials.

(c) Ferns and other ground cover.

[1] Editor's Note: Appendix: Recommended Planting List is included as an attachment to this chapter.

(10) Walls or fences. Each buffer containing a wall or fence shall contain a five-to-ten-foot break at least once every 50 feet, for the purpose of pedestrian and/or maintenance access. Breaks may consist of a gate. Fences required by § 215-55. Property line buffers and site element screen shall be opaque, six feet in height, and constructed of wood or a material such as PVC designed to appear as wood. The finished side of the fence shall face outwards. Walls required by this section shall be four feet in height and constructed of finished masonry. Unfinished cinder or concrete block, concrete masonry units (CMU), or gabion shall not be used.

(11) Species selection considerations shall include, but not be limited to:

(a) Existing site conditions and their suitability for the plant materials, based upon the site's geology, hydrology, soils and microclimate.

(b) Specific functional objectives of the plantings, which may include but not necessarily, be limited to visual screening, noise abatement, energy conservation, wildlife habitats and aesthetic values.

(c) Maintenance and replacement considerations, such as hardiness, resistance to insects and disease, longevity and availability and cost of plant materials.

Figure X.21: Tree and Shrub Caliper and Height Requirements
	Minimum Caliper at Time of Planting	Minimum Height at Time of Planting	Minimum Spacing at Time of Planting	Minimum Height at Maturity
Canopy tree	2 inches		Varies by species; minimum spacing shall provide for healthy growth	30 feet
Understory tree	2 inches			15 feet
Small shrub		18 to 24 inches		Less than 5 feet
Large shrub		30 inches		5 feet
Evergreen tree		6 feet (8 feet if part of required double row in buffer or site element screen)		20 feet

C. Minimum soil volumes (see Figure X.22, below). The registered landscape architect shall provide details on the site plan that show a longitudinal section and depth of planting areas 1,000 square feet and under in area, demonstrating compliance with minimum soil volume standards.

(1) The following minimum soil volume per tree shall apply when such plant is proposed in any planting areas 1,000 square feet and under in area:

(a) Small canopy or evergreen tree: 600 cubic feet.

(b) Medium canopy tree: 900 cubic feet.

(c) Large canopy tree: 1,200 cubic feet.

Figure X.22: Soil Volume, Soil Depth, and Structural Soils

(2) Minimum required planting soil depth: 30 inches (see Figure X.22, above). Larger plantings may require 36 inch minimum.

(3) Soil composition. Planting soils shall:

(a) Consist of a native, loam soil capable of supporting a healthy vegetative cover, which are amended with a composted organic material such as mushroom compost or leaf mulch, resulting in an organic amended soil containing 20% to 30% organic material (compost), and 70% to 80% topsoil screened of rocks, sod, debris, stones, stumps, roots, and other woody material over one inch in diameter.

(b) Be free of seed and live roots from noxious weeds and invasive plants. Placement of soil shall be done in lifts of 12 inches to 18 inches, loosely compacted (tamped lightly) with a dozer or backhoe.

(c) Be at least four inches deeper than the lowest elevation of the largest root ball.

(d) Addressed by a soil improvement detail and notes, including the removal of all construction debris and existing compacted soil and the proposed soil improvement mix, which shall be provided with the landscape plan. Ensure trunk flare sits above grade; compact soil below root ball as necessary.

(e) Provide adequate infiltration rates, be suitable for healthy tree growth and have a permeability of at least one foot per day (0.5 inch per hour).

(f) Not consist of stones, such as riverjack and similar stone, which serve as a widespread ground cover in bioretention areas. These are prohibited, except for use as a border of the ground cover. In that case, they may extend up to 18 inches in width.

(4) Alternative methods. The alternative methods are for limited street and parking planting areas, where required soil volumes are unattainable without implementing these methods. If the minimum soil volumes cannot be achieved, as determined by the Township Engineer, the following alternative options may be utilized:

(a) Structural soil composition (See Figure X.22, above). Structural soil shall be a mix of 80% AASHTO No. 57 stone and 20% loam soils. Such soil may be used to supplement planting soil volume, provided it satisfies all of the following conditions:

[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 C, Minimum soil volumes, above.

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

[3] Structural soils shall be located adjacent to planting soils.

(b) Suspended pavements system (Figure X.23). A tree/pavement support system may be utilized that supports the weight of the pavement and improves the urban tree health. The support structure, as well as a pervious flexible pavement, creates a void space for increased tree root/soil volume. The space shall be filled with a combination of structural soils and native excavated soil, provided that it is quality material, or a specified soil mix.

Figure X.23: Suspended Pavement System

Suspended pavement system

Photo credit: "Silva Cell Installation at Downtown City of Rowlett: Rowelett, Texas, 2014," by DeepRoot Green Infrastructure, Creative Commons CC BY-NC-ND 2.0 DEED License: https://creativecommons.org/licenses/by-nc-nd/2.0/

(c) Shared root zone areas or linear tree planting. The system should allow the root systems of adjacent trees to join and share soil space where available. Structural soils shall be utilized beneath the sidewalk or hardscape, as noted above. The following minimum soil volume per tree shall apply when such plants share planting areas.

[1] Medium canopy tree: 750 cubic feet when clustered.

[2] Large canopy tree: 900 cubic feet when clustered.

D. Maintenance.

(1) Required plant material shall be maintained for the life of the project to achieve the required visual effect of the buffer or screen. It shall be the ultimate responsibility of successive property owners to ensure that the required plantings are properly maintained. Dead or diseased plant material shall be removed or treated promptly by the property owner and replaced at the next growing season.

(2) Safety. All sight triangles shall remain clear, and any plant material that could endanger safety, such as unstable limbs, shall be removed and the plant material replaced if necessary. It shall be the responsibility of the property owner to maintain all plantings and architectural elements to ensure a safe environment.

(3) Maintenance guidelines for the plantings are encouraged to be published by the planting plan designer to be used by grounds maintenance personnel to ensure that the design's buffering and screening concepts are continued.

(4) All buffers shall be maintained and kept clean of all debris, rubbish, weeds, and invasive plants.

NOTE: For reference, see the Pennsylvania Department of Conservation and Natural Resources (DCNR) list of invasive plants and management guide: https://www.dcnr.pa.gov/Conservation/WildPlants/InvasivePlants/pages/default.aspx

E. Landscape bond.

(1) Any tree or shrub that dies within 18 months of planting shall be replaced by the current landowner or developer. Any tree or shrub that within 18 months of planting or replanting is deemed, in the opinion of the Township, not to have survived or not to have grown in a manner characteristic of its type shall be replaced. Substitutions for certain species may be made only when approved by the Township.

(2) The developer or landowner shall deposit with the Township a sum of money in the form of cash, certified check, letter of credit or bond equal to a minimum of 15% of the total landscaping costs to cover the cost of replacing, purchasing, planting and maintaining all dead, dying, defective or diseased plant material for a period of 18 months.

§ 215-59 Recommended plant material list.

[Amended 11-21-2024 by Ord. No. 371]

A. Plantings shall be selected from Appendix: Recommended Planting List.[1] The list notes examples of species which are appropriate in different growing conditions, indicates species native to the Lower Pottsgrove area and categories recommended plantings by function:

•	Street trees
•	Parking lot trees
•	Trees under power lines
•	Buffers and sire element screens
•	Stormwater management basins
•	Rain gardens
•	Ground covers
•	Managed meadows

However, the Board of Commissioners may approve the use of any species or cultivar not listed in the list, provided the applicant demonstrates that the proposed plant materials more effectively implement the intent and goals of this chapter than all other applicable plant species in Appendix: Recommended Planting List.

[1] Editor's Note: Appendix: Recommended Planting List is included as an attachment to this chapter.

B. Landscape plans shall:

(1) Include no invasive species.

(2) Make use of native species (and minimize use of nonnative species) to the greatest extent possible. Native species shall comprise a minimum of 70% of plantings, by category (e.g., canopy tree, understory tree, shrub, herbaceous perennial, native grass), in a subdivision or land development.