[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]
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.
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.
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.
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:
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, § 215-5, Definitions, "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 10 years growth after planting for trees. . .". Note: For an illustration of vehicular use area, see Figure X.1: Vehicular Use Area.
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Figure X.1: Vehicular Use Area (VUA)
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Figure X.2: Canopy Coverage Requirements (Table)
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|---|---|
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VUA
(Square Feet)
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Canopy Coverage/
Vehicular Use Area
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0 to 4,999
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0%
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5,000 to 14,999
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12%
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15,000 to 49,999
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16%
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50,000 to 99,999
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20%
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100,000 to 149,999
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26%
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Greater than or equal to 150,000
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30%
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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).
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(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.
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Figure X.4: Landscaped Surface Coverage Requirements
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|---|---|---|
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VUA
(Square Feet)
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Landscaped Surface Coverage of Vehicular Use Area
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Landscaped Surface Coverage of Individual Planting Islands and
Total Planting Strips1
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0 to 4,999
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0%
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50%
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5,000 to 14,999
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6%
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50%
|
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15,000 to 49,999
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8%
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50%
|
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50,000 to 99,999
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10%
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50%
|
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100,000 to 149,999
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13%
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50%
|
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Greater than or equal to 150,000
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15%
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50%
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NOTE:
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The minimum 50% landscaped surface coverage requirement applies
to a) each planting island and b) the total area of all planting strips.
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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 on file in the Township
offices.
(2)
Planting strips.
(a)
Purpose. Where parking aisles are arranged perpendicular to
the building, planting strips shall be located parallel to rows of
parking 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.
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Figure X.5: Parking Lot Walkways
 Walkways across parking aisles and through or adjacent to planting
strips make parking lots safer and more accessible
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(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.
[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.
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.
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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.
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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/
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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.
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:
(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).
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.
A.
Intent. Provide for a meadow planting area that is intentionally
managed to obtain the following benefits:
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.
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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).
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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
|
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.
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 on file
in the Township offices.
(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:
(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.
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.
A.
Plantings shall be selected from Appendix: Recommended Planting List.[1] The list notes examples of species which are appropriate
for damp, shady, sunny, or dry sites, and categorizes recommended
plantings by function:
|
• Street trees
|
|
• Parking lot trees
|
|
• Trees under power lines
|
|
• Buffers and site 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 on file
in the Township offices.
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.
