Township of Lower Moreland, PA
Montgomery County
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Table of Contents
Table of Contents
A. 
The following subdivision and land development principles, standards and requirements will be applied in evaluating plans for proposed subdivisions and land developments.
B. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety and general welfare.
C. 
Where literal compliance with the standards specified herein is clearly impractical, the Board of Commissioners may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
D. 
Pursuant to the provisions of § 180-10, substantive changes may be made with regard to selected standards in keeping with Section 503(5) of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10503(5).
A. 
All portions of a site being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
B. 
In general, lot lines shall follow Township boundary lines rather than cross them.
C. 
The developer shall conform to all applicable performance standards, including but not limited to those contained in the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 208, Zoning.
D. 
Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.
E. 
Land subject to subsidence and land deemed to be topographically unsuitable may not be platted for residential use or for such other uses as may increase danger to health, life or property until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plans. Such land within the subdivision or land development shall be set aside on the plan for uses which shall not endanger life or property or further aggravate or increase the existing menace.
In accordance with the provisions of the Zoning Ordinance[1] and other ordinances and regulations of the Township:
A. 
In reviewing subdivision plans, the Board of Commissioners shall consider the adequacy of existing or proposed community facilities to serve the additional dwellings or nonresidential uses proposed by the subdivision or land development.
B. 
Where deemed necessary by the Board of Commissioners, upon consideration of the particular type of development proposed and especially in large-scale residential developments, the Board of Commissioners may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other purposes.
C. 
Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
D. 
Where a proposed park, playground, school or other public use is located in whole or in part in a subdivision or land development, the Board of Commissioners may require the dedication or reservation of such area within the subdivision or land development in those cases in which the Board of Commissioners deems such requirements to be necessary.
[1]
Editor's Note: See Ch. 208, Zoning.
A. 
Proposed streets shall conform to such Township, county and state street and highway plans as have been prepared, adopted and/or filed, as prescribed by law.
B. 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
C. 
All streets shall be graded to the full width of the right-of-way. In wooded areas, this may be modified to preserve existing trees.
D. 
Streets shall be laid out to avoid hazard areas such as floodplains, cliffs, steep slopes or ravines. A secondary means of access to a higher order street which avoids the same hazard area shall be provided when one of the access streets serving a subdivision of more than 20 dwelling units traverses a hazard area.
E. 
Local streets and minor collectors shall be so laid out as to discourage through traffic; however, the arrangement of streets shall provide for the continuation of existing or platted streets and for proper access to adjoining undeveloped tracts unsuitable for future subdivision.
F. 
If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary.
G. 
Improvements shall be made to existing streets abutting the proposed subdivision or land development. The type of improvements shall be determined by the classification and standards required of said street, pursuant to §§ 180-29 and 180-30.
H. 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac. Stub streets shall be properly closed to through traffic until such time as the street is extended.
I. 
Stub streets greater in length than one lot depth shall be provided with a turnaround designed to meet the standards required for culs-de-sac and shall be provided with sufficient rights-of-way to permit the further extension of the street onto the adjacent property.
J. 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated within the Township, and all street names shall be subject to the approval of the Board of Commissioners.
K. 
Any applicant who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation.
A. 
Pursuant to the table below, new streets will be classified according to the average daily traffic (ADT) which will be expected to use the street. If a new street will serve as a stub or connector street, its classification must be determined in accordance with its ultimate traffic, given full development.
Class
Average Daily Traffic (ADT)
Design Speed
(miles per hour)
Expressways
10,001 and greater
70
Arterials
10,001 and greater
60
Major collectors
3,501 to 10,000
50
Minor collectors
651 to 3,500
40
Local streets
1 to 650
30
B. 
Average daily traffic may be based upon actual vehicle counts or calculated by using the trip generation rates table in § 180-21B(9).
C. 
Existing streets are classified as follows:
(1) 
Expressways: Pennsylvania Turnpike (U.S. Interstate 276).
(2) 
Arterials:
Byberry Road
County Line Road
Huntingdon Pike (PA Route 232)
Old Welsh Road (PA Route 63)
Philmont Avenue (PA Route 63)
Red Lion Road (Philmont Avenue to Philadelphia boundary)
(3) 
Major collectors:
Moreland Road
Pine Road
Red Lion Road (Huntingdon Pike to Philmont Avenue)
Terwood Road (Paper Mill Road to Fetters Mill Drive)
Valley Road (Old Welsh Road to Abington Township boundary)
(4) 
Minor collectors:
Alden Road
Barn Swallow Lane
Berton Road
Buck Road
Fetters Mill Drive
Fetters Mill Road
Heaton Road
High Road (Red Lion Road to Old Welsh Road)
Longfellow Road
Old Welsh Road (Huntingdon Pike to Philadelphia boundary)
Paper Mill Road
Rhoades Drive
Terwood Road (Fetters Mill Drive to Old Welsh Road)
Tomlinson Road
Valley Road (Terwood Road to Old Welsh Road)
Warfield Lane
Washington Lane
(5) 
Local streets: All other streets shall be classified as local streets.
(6) 
New development streets shall be classified on the basis of a traffic impact study and/or a classification approved by the Board of Commissioners.
A. 
The following chart indicates the required dimensional standards for the various classifications of streets as defined in § 180-5.
Class
Basic Dimensions
Right-of-Way
(feet)
Cartway
(feet)
Curbs
Sidewalks
Expressways
*
*
Yes*
No
Arterials
120
*
Yes*
Yes*
Major collectors
80
40
Yes*
Yes*
Minor collectors
60
40
Yes*
Yes*
Local streets
50
30
Yes
Yes
NOTES:
*
May require approval by the Pennsylvania Department of Transportation.
**
Parking limitations may be required by the Board of Commissioners.
B. 
Short extensions of existing streets with lesser cartway widths than prescribed above may be permitted by the Board of Commissioners; provided, however, that no section of new cartway be less than 20 feet in width and such extensions shall be less than 100 feet in length.
C. 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, the Board of Commissioners may require the reservation or dedication of rights-of-way to conform to the above standards. The center line of the future right-of-way shall be the same center line as the existing right-of-way.
D. 
New half or partial streets will not be permitted, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
E. 
Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
A. 
Permanent culs-de-sac shall have a minimum length of 250 feet but shall neither exceed 500 feet in length nor furnish access to more than 20 dwelling units.
B. 
Culs-de-sac shall have at the closed end a turnaround with a right-of-way having a minimum outside radius of:
(1) 
Fifty-five feet and a paved radius of not less than 45 feet within residential subdivisions and land developments.
(2) 
Sixty feet and a paved radius of not less than 50 feet within nonresidential subdivisions and land developments.
C. 
Grades across culs-de-sac shall not exceed 3%.
A. 
In the LL Residential District,[1] private residential streets will be approved only if they are designed to meet the following standards:
(1) 
No more than eight lots may be permitted to front on a private street.
(2) 
The private street shall have a right-of-way width and a horizontal and vertical alignment consistent with the requirements for public streets.
(3) 
The private street shall meet minimum pavement structure requirements.
(4) 
The private street shall be owned and maintained by all abutting property owners. A homeowner's association or other legal entity approved by the Board of Commissioners shall be formed in order to properly administer such maintenance responsibilities.
(5) 
The Board of Commissioners shall reserve the right to order the reconstruction of the private street up to Township standards and subsequent dedication as a public street, if such private street is deemed to be a safety or health hazard. Costs of such reconstruction shall be assessed against all abutting property owners and shall be borne by such property owners.
(6) 
Private streets shall be indicated as such on the record plan and shall be subject to contract and guaranty requirements as described in Article VII.
[1]
Editor's Note: Refer to the listing of current zoning districts in Table 1-1.1, located in § 208-106 of Ch. 208, Zoning.
A. 
Whenever local street lines are deflected in excess of 5%, connection shall be made by horizontal curves. No other streets shall be permitted to have angle points in their alignments.
B. 
Minimum center-line radii for horizontal curves shall be as follows:
(1) 
Local streets: 150 feet.
(2) 
Minor collectors: 300 feet.
(3) 
Major collectors and arterials: 500 feet.
C. 
Except on local streets, a minimum tangent of 100 feet shall be required between curves.
D. 
A long radius curve shall be preferred to a series of curves and tangents.
E. 
The approaches to an intersection shall follow a straight course for at least 100 feet.
A. 
Center-line grades shall not be less than 1%.
B. 
The maximum street grades, which shall be measured along the curb or flow lines of the street, shall be as follows:
(1) 
Local streets: 10%.
(2) 
Arterials and all collector streets: 7%.
C. 
Vertical curves shall be used at changes of grade exceeding 1%.
D. 
A leveling area, measured from the point of intersection of the ultimate rights-of-way, shall be provided at the approach to an intersection as follows:
(1) 
Four-percent grade or less for a minimum distance of 50 feet for local streets.
(2) 
Three-percent grade or less for a minimum distance of 100 feet for arterials and collectors.
A. 
No street shall intersect another at an angle of less than 90°.
180 Street Intersections.tif
B. 
Streets intersecting a street of higher classification, as defined herein, shall be designated as a stop street and shall either be signalized or provided with proper signage.
C. 
Multiple intersections involving the junction of more than two streets shall be prohibited.
D. 
Minor collectors and local streets shall not intersect on the same side of a major collector or arterial at an interval of less than 600 feet.
E. 
Streets entering opposite sides of another street shall be laid out directly opposite one another or have a minimum offset of 200 feet between their center lines.
180 Streets Entering Opposite Sides.tif
F. 
The minimum curb radii at street intersections, which shall be concentric with the street line, shall meet Pennsylvania Department of Transportation standards. In no instance shall curb radii be less than 30 feet for local streets and 40 feet for higher order streets. Where streets of different categories intersect, the radius requirement of the higher order street shall apply.
G. 
The minimum curb radius for driveways serving an expected average daily traffic (ADT) count of 20 or less trips shall be 10 feet. For driveways serving an expected ADT of more than 20 trips, the curb radius shall be increased to 20 feet, unless a greater radius is required by the Township Engineer to safely accommodate expected traffic.
A. 
Where a subdivision abuts or contains an existing or proposed arterial or collector street, the Township may require marginal access streets, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduce the number of intersections with the major street and separate local and through traffic.
B. 
Access to parking areas on commercial and industrial sites shall be controlled and shall be so located as to provide a minimum of 200 feet between points of access.
C. 
Private driveways, where provided, shall be located not less than 40 feet from the tangent point of the curb radius of any intersection and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined.
D. 
Interior lots with single-family dwellings. For interior lots with single-family dwellings and which have less than 100 feet of continuous or unbroken lot frontage, there shall be permitted a maximum of one accessway to a public street.
[Added 3-11-2014 by Ord. No. 676[1]]
[1]
Editor's Note: This ordinance also provided for the redesignation of former Subsections D and E as Subsections E and F, respectively.
E. 
Driveway grades shall not exceed 15%.
F. 
In general, no private driveway shall take access to an arterial or major collector street. Driveways shall be so located and designed as to provide a reasonable sight distance in accordance with § 180-37.
A. 
The control of grades, curvature and obstructions at intersections is required to ensure adequate sight distance for safe and efficient vehicular operation. There are three types of sight distance:
(1) 
For intersections to ensure safe crossing or entering of an intersecting street.
(2) 
For stopping.
(3) 
For passing overtaken vehicles on two- and three-lane streets.
B. 
Corner sight distance.
(1) 
At intersections, the street of lower order shall be designed to provide a minimum corner sight distance as specified in the accompanying diagram and table:
180 Corner sight distance.tif
Y
=
Corner sight distance, measured from point a to point c and point c to point d
a and d
=
Points 3.5 feet above the center-line of the higher order street
b
=
A point 3.5 feet above the cartway, 20 feet from the edge of paving of the higher order street
c
=
The center-line intersection of the 2 streets
Minimum Corner Sight Distance (Y)
Design Speed
(miles per hour)
Y
(feet)
50
500
40
400
35
350
30
300
25
250
(2) 
The entire area of the clear sight triangle, described by points a, b and c above, shall be designed to provide an unobstructed view across it from point b to all points 3.5 feet above the cartway along the center line from point a to points c and d.
C. 
The following table indicates the minimum sight distance required for stopping and passing on the various street types:
Street Classification
Sight Distance
Arterial
Major Collector
Minor Collector
Local
Design speed (miles per hour)
60
50
40
30
Stopping (feet)
575
450
325
200
Passing (feet)
2,100
1,800
1,500
1,100
The design standards specified below shall be required for all off-street parking facilities with a capacity of three or more vehicles:
A. 
The minimum dimensions of stalls and aisles shall be as follows:
[Amended 12-16-1998 by Ord. No. 495]
Parking
Aisle
Angle of Parking
Stall Width
(feet)
Stall Depth
(feet)
One-Way
(feet)
Two-Way
(feet)
90°
9
18
*
24
60°
9
20
18
21
40°
9
19.1
15
18
30°
9
17
12
18
Parallel
9
22
12
18
NOTES:
*
Not permitted.
B. 
Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicles.
C. 
All parking spaces shall be marked so as to provide for safe and orderly parking. Parking stalls shall be delineated by a double striped line, closed at the aisle end; and parking stall widths shall be measured to the center of the double striped lines.
[Amended 12-16-1998 by Ord. No. 495]
D. 
At no time shall angle or perpendicular parking be permitted along public streets.
E. 
Except for entrance and exit drives, all parking areas shall be set back from the ultimate right-of-way line and all property lines pursuant to the provisions of the Zoning Ordinance.[1] The distance between this required setback and the cartway shall be maintained as a planting strip or planting strip and sidewalk.
[1]
Editor's Note: See Ch. 208, Zoning.
F. 
Planting strips.
(1) 
No more than 20 parking spaces shall be permitted in a continuous row and no dimension of any parking area may exceed 200 feet without being interrupted by a planting strip having a width of not less than 10 feet.
(2) 
No more than 40 individual parking spaces may be placed together within any parking area without being provided with a planting strip having a width of not less than 10 feet.
G. 
Parking lots with less than 40 spaces shall not have a grade exceeding 5%. Parking lots with more than 40 spaces shall not have a grade exceeding 3%. No grade cut, fill or height difference between terraced parking areas shall exceed four feet unless approved by the Board of Commissioners.
H. 
In no case shall parking areas for three or more vehicles be designed to require or encourage cars to back into a public street in order to leave the lot.
I. 
Entrances and exits to and from off-street parking areas shall be located so as to minimize interference with street traffic.
J. 
For the purpose of serving any property under single and separate ownership, entrance and exit drives crossing the street line shall be limited to two along the frontage of any single street for each 500 feet of frontage, and their center lines shall be spaced at least 80 feet apart. On all corner properties, there shall be a minimum spacing of 60 feet, measured at the street line, between the center line of any entrance or exit drive and the street line of the street parallel to said drive.
K. 
The width of entrances and exit drives shall be:
(1) 
A minimum of 12 feet for one-way use only.
(2) 
A minimum of 25 feet for two-way use.
(3) 
A maximum of 35 feet at the street line and 54 feet at the curbline.
L. 
Tire bumpers shall be installed so as to prevent vehicle overhang on any sidewalk area.
M. 
No less than a five-foot radius of curvature shall be permitted for all curblines in parking areas.
N. 
All dead-end parking areas shall be designed to provide a backup area with a minimum depth of 10 feet for the end stalls of a parking area.
O. 
Raised crosswalks and refuge islands for pedestrian traffic shall be provided at intervals not exceeding 200 feet along the length of each parking area.
P. 
Pedestrian crosswalks in parking areas shall not be subject to passage or concentration of surface water.
Q. 
All common parking areas shall be adequately lighted during after-dark operating hours. All light standards shall be located on raised parking islands and not on the parking surface.
R. 
All artificial lighting used to illuminate any parking space or spaces shall be so arranged that no direct rays from such lighting shall fall upon any neighboring property or streets, nor shall any high brightness surface of the luminaries be visible from neighboring residential properties or from a public street.
S. 
Accessible parking spaces for the disabled shall be provided pursuant to the Accessibility Guidelines for Buildings and Facilities, United States Architectural and Transportation Barriers Compliance Board, as amended, promulgated by the Americans With Disabilities Act of 1990[2] and the Lower Moreland Township Zoning Ordinance.[3]
[Amended 7-21-1993 by Ord. No. 437]
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
[3]
Editor's Note: See Ch. 208, Zoning.
T. 
Walkways through and within off-street parking facilities shall be well-defined and marked, connected with any existing or planned sidewalk pedestrian path/walkway, or bicycle/pedestrian pathway network, and separated from major vehicle corridors, except where crosswalks are provided.
[Added 3-11-2014 by Ord. No. 676]
U. 
Nonresidential uses and other uses, other than single-family dwellings on individual lots, providing parking facilities with a capacity of three or more vehicles.
[Added 3-11-2014 by Ord. No. 676]
(1) 
Any lot or for a group of two or more lots which share parking facilities, no more than two points of access may be permitted onto each street on which the lot(s) abuts.
(2) 
Corner lots or groups of lots with shared parking that front onto two streets shall not have two points of access onto one street and none on the other, unless the placement of an access point onto the other street would create a traffic hazard or unduly impact existing residential development. Two points of access onto one street shall be permitted if one or two points of access are provided onto the other street. In addition, where the lot or group of lots is in single and separate ownership, has two separate zoning classifications and fronts onto two streets, the developer may elect to place two points of access on the street abutting said lot or lots of less restrictive zoning classification and no accessway on the other fronting street, if the lot or group of lots has 100 or more feet of continuous or unbroken lot frontage on the road of lower classification, and so doing would not create a hazardous traffic situation or unduly impact existing residential development.
(3) 
Accessways shall be spaced a minimum of 50 feet on center on any lot or group of two or more lots which share parking facilities. In addition, accessways shall be spaced a minimum of 50 feet on center from existing accessways on adjacent properties whenever feasible. When this is not possible, common drives or the use of common parking facilities shall be encouraged.
A. 
All parking areas shall have at least one tree of 1 1/2 inches minimum caliper for every five parking spaces in single bays and one tree of 1 1/2 inches minimum caliper for every 10 parking spaces in double bays.
B. 
Trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, suitable for the intended use and in conformity with the standards of the American Association of Nurserymen.
C. 
Trees shall be planted in such a manner to afford maximum protection from the sun for parked vehicles.
D. 
Plantings shall be able to survive soot and gas fumes.
E. 
A minimum of 10% of any parking lot facility shall be devoted to landscaping, inclusive of required trees.
F. 
Trees which have low-growing branches, gum or moisture which may drop on vehicles, blossoms, thorns, seeds or pods which may clog drainage facilities shall be avoided.
G. 
Approved trees include but are not limited to the following:
(1) 
Large trees.
(a) 
Acer saccharum: sugar maple.
(b) 
Fraxinus americana: white ash.
(c) 
Fraxinus pennsylvanica lanceolata: green ash.
(d) 
Gleditsia tricanthos inermis: thornless honey locust.
(e) 
Liquidambar styraciflua: sweet gum.
(f) 
Liriodendron tulipifera: tulip tree.
(g) 
Phellodendron amurense: amur corktree.
(h) 
Platanus acerifolia: London plane tree.
(i) 
Quercus borealis: red oak.
(j) 
Quercus coccinea: scarlet oak.
(k) 
Quercus phellos: willow oak.
(l) 
Robina pseudoacacia inermis: thornless black locust.
(m) 
Tilia cordata: European linden.
(n) 
Zelkova serrata: Japanese zelkova.
(2) 
Small trees.
(a) 
Acer ginnala: amur maple.
(b) 
Acer saccharum Columnaris: columnar sugar maple.
(c) 
Acer rubrum Columnaris: columnar red maple.
(d) 
Cornus florida: flowering dogwood.
(e) 
Crataegus phaenopyrum: Washington hawthorn.
(f) 
Ginkgo biloba: ginkgo (male).
(g) 
Koelreuteria paniculata: golden rain tree.
(h) 
Prunus kwanzan: kwanzan cherry (upright form).
(i) 
Pyrus calleryana Bradford: Bradford pear.
(j) 
Sophora japonica: Japanese pagoda tree.
H. 
Upon the approval of the Board of Commissioners, other species may be utilized.
Off-street loading facilities shall be designed to conform to the following specifications:
A. 
Each space shall be no less than 15 feet wide, 50 feet long and have a vertical clearance of 16 feet, exclusive of drives and maneuvering space, and located entirely on the lot being served.
B. 
There shall be appropriate means of access to a street or alley as well as adequate maneuvering space.
C. 
The maximum width of driveways and sidewalk openings measured at the street lot line shall be 35 feet; the minimum width shall be 20 feet.
D. 
All accessory driveways and entranceways shall be graded, have a bituminous surface and be drained to the satisfaction of the Township Engineer to the extent necessary to prevent nuisances of dust, erosion or excessive water flow across public streets or sidewalks.
E. 
Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard or an unreasonable impediment to traffic.
F. 
The lighting requirements of § 180-38R shall be met, if applicable.
[Amended 4-18-1990 by Ord. No. 394; 6-23-2004 by Ord. No. 556]
Stormwater management facilities shall be designed, installed and undertaken in accordance with the Lower Moreland Township Stormwater Management and Grading Ordinance.[1]
[1]
Editor's Note: See now Ch. 172, Stormwater Management.
[Amended 4-18-1990 by Ord. No. 394; 6-23-2004 by Ord. No. 556]
Grading activities and sedimentation and erosion control facilities shall be designed, installed and undertaken in accordance with the Lower Moreland Township Stormwater Management and Grading Ordinance.[1]
[1]
Editor's Note: See now Ch. 172, Stormwater Management.
A. 
The length, width and shape of blocks shall be determined with due regard to the following;
(1) 
Provision of adequate sites for the types of buildings proposed.
(2) 
Zoning requirements as to lot sizes, dimensions and minimum lot areas per dwelling unit.
(3) 
The limitations and opportunities of the topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation and access.
B. 
Blocks shall have a maximum length of 1,600 feet and a minimum length of 300 feet between street intersections. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
A. 
Lot dimensions and areas shall not be less than specified by the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 208, Zoning.
B. 
Residential lots shall front on an existing or proposed street; provided, however, that lots in a traditional neighborhood development may front on open space in accordance with the Zoning Ordinance.[2]
[Amended 4-16-2003 by Ord. No. 542]
[2]
Editor's Note: See Ch. 208, Zoning.
C. 
Through lots are prohibited, except where employed to prevent vehicular access to arterial and collector streets.
D. 
Side lot lines shall be substantially at right angles or radial to street lines.
E. 
The depth of single-family detached residential lots shall not be less than one nor more than 2 1/2 times their width at the street line. All lots shall be designed to provide a building envelope (depth minus front and rear yards) of at least 40 feet in depth.
F. 
If remnants of land exist after subdividing, they shall be incorporated into existing or proposed lots or dedicated to public use for recreation or open space, if acceptable to the Township.
G. 
The subdivision of a tract which creates nonconforming side and rear yards for existing buildings will not be approved unless variances have been granted by the Zoning Hearing Board prior to final plan submission.
A. 
Easements with a minimum width of 20 feet shall be provided as necessary for utilities.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
No structure or plantings, except for a lawn, shall be set or put within the area of a utility easement.
D. 
Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially to the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 50 feet or as may be required or directed by the Board of Commissioners and/or the Pennsylvania Department of Environmental Resources. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Board of Commissioners.
E. 
Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant or owner shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for discharge or drainage and for the carrying off of such water, and for the maintenance, repair and reconstruction of the same by vehicles, machinery and other equipment for such purposes and which shall be sufficient width for such passage and work. The owner shall convey, free of charge or cost, such easements to the Township upon demand.
F. 
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan.
A. 
Curbs shall be provided along all streets.
B. 
Curbs shall be vertical-type and constructed in accordance with Township specifications.
C. 
When the sole purpose of the curb is to protect the pavement edge, thickened-edge pavements or cement concrete headers may be utilized, subject to the approval of the Board of Commissioners.
A. 
Sidewalks and pedestrian paths shall minimize pedestrian-vehicular conflict and shall be provided along both sides of all new streets and along existing abutting streets, unless waived by the Board of Commissioners pursuant to § 180-55B.
B. 
The minimum width of all sidewalk and pedestrian paths shall be four feet, but greater widths may be required at the discretion of the Board of Commissioners. There shall be a minimum four-foot-wide planting strip between the curb and sidewalk.
C. 
Sidewalks and public paths shall be installed for convenience and access to all dwelling units from streets, driveways, parking areas or garages and located within a public right-of-way, a public easement or a common open space area.
D. 
At corners and other pedestrian street-crossing points, sidewalks shall be extended to the curbline with ramps for adequate and reasonable access across curbs pursuant to the Accessibility Guidelines for Buildings and Facilities, United States Architectural and Transportation Barriers Compliance Board, as amended, promulgated by the Americans With Disabilities Act of 1990.[1]
[Amended 7-21-1993 by Ord. No. 437]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
E. 
Sidewalks and pedestrian paths away from streets shall be adequately lighted.
F. 
The grades and paving of sidewalks and pedestrian paths shall be continuous across driveways. Where heavy traffic volume is expected, a special paving treatment may be required by the Board of Commissioners. Small jogs in the alignment shall be avoided.
G. 
The grading of the sidewalk area shall be carried to the full width of the right-of-way at a slope of not less than 1/2 inch per foot to provide for adequate surface drainage. Sidewalks and pedestrian paths shall be laterally pitched at a slope of not less than 3/8 inch per foot. The concentration of surface waters shall be prevented from passing on or across sidewalks. The design of sidewalks shall not cause surface waters to pocket.
H. 
Sidewalks and pedestrian paths shall not exceed a grade of 7%. Except for accessible routes, where the maximum rise for any run shall be 30 inches with a level landing of at least 60 inches at the bottom and top of each run, steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. Where sidewalk or pedestrian path grades exceed 5%, a nonslip surface texture shall be used.
[Amended 7-21-1993 by Ord. No. 437]
I. 
Sidewalks, pedestrian paths and accessible routes shall be of a hard surface composition and shall be constructed according to Township specifications. An occasionally utilized footpath may use gravel, pine bark chips or other material approved by the Board of Commissioners.
[Amended 7-21-1993 by Ord. No. 437]
J. 
Sidewalks adjacent to angle parking areas shall be set back a minimum of five feet to prevent car overhang from restricting pedestrian movement along the sidewalk.
A. 
Interior crosswalks may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities in blocks of over 1,000 feet in length.
B. 
Such crosswalks shall have an easement width of not less than 20 feet and a paved walk of not less than four feet. They shall be clearly marked by bollards, paving material, signing, lights or similar provisions to ensure their visibility to motorists.
A. 
Approval of the preliminary plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to and, if changes are required, plans must be resubmitted and processed pursuant to Article III.
B. 
Design standards.
(1) 
The land development shall be designed to be harmonious and efficient in relation to topography, the size and shape of the site, the character of adjoining properties and the type and size of proposed buildings.
(2) 
Buildings shall be well related to the natural topography, existing desirable vegetation, bodies of water, views within and beyond the site and exposure to the sun and other existing and proposed buildings.
(3) 
Attached dwelling types should incorporate varied designs, architectural modes and setbacks.
C. 
Access and circulation.
(1) 
Access to the dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the occupants.
(2) 
Access and circulation for firefighting and other emergency equipment, moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
(3) 
Walking distances from the main entrance of a building or single-family dwelling unit to a parking area shall be less than 100 feet. Exceptions to this standard shall be reasonably justified by compensating advantages, such as desirable views and site preservation, through adaption to topography. In no case shall the distance exceed 250 feet.
(4) 
Access easements having a minimum width of three feet shall be provided on each attached dwelling lot along all rear lot lines. In instances where the side lot line does not pass through a common wall, an easement having a minimum width of three feet shall also be provided on each such side lot line. Said easements shall remain unobstructed for the use of residents and emergency personnel.
D. 
Grading.
(1) 
Grading shall be designed for buildings, lawns, paved areas and other facilities to assure adequate surface drainage, safe and convenient access to and around the buildings, screening of parking and other service areas and conservation of desirable existing vegetation and natural ground forms.
(2) 
Grading around buildings shall be designed to be in harmony with the natural topography.
E. 
Streets and driveways.
(1) 
Streets and/or driveways shall be provided on the site where necessary for convenient access to dwelling units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services. Internal streets and driveways shall enter public streets at safe locations.
(2) 
Streets and/or driveways shall be planned for convenient circulation suitable for traffic needs and safety.
(3) 
All streets and/or driveways shall be laid out to conform to the design, service and access standards contained herein for public streets based upon projected average daily traffic.
(4) 
Streets and/or driveways shall be paved and constructed in accordance with Township standards.
F. 
Refuse collection stations.
(1) 
Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
(2) 
Collection stations shall be located so as to be adequately separated from habitable buildings to avoid being offensive but, at the same time, be convenient for both collectors and residents and shall be adequately screened and landscaped.
G. 
Planting.
(1) 
The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and desirable topographic features.
(2) 
Additional plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features.
A. 
The platting of individual lots for nonresidential uses shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
B. 
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by the Board of Commissioners to assure the free flow of through traffic from vehicles entering or leaving parking and loading areas.
C. 
When two adjacent lots proposed for nonresidential uses front on an arterial or major collector street, the applicant may be required to provide common ingress and egress as well as common parking facilities. When three or more adjacent lots are proposed for nonresidential uses, the applicant may be required to provide a service road for common ingress and egress.
D. 
Alleys or service streets shall be required in commercial and industrial land developments, except where adequate provisions are made for off-street loading.
E. 
Dead-end alleys shall be avoided; but where this proves impossible, they shall be terminated with a paved turnaround of adequate dimensions as approved by the Board of Commissioners.
F. 
Streets shall not be connected to local streets intended for predominantly residential traffic.
G. 
Parking areas shall be located and designed in such a manner that they are visibly secluded from eye level in the surrounding area. Grading to depress the parking area, raised berms, landscaping or fencing are satisfactory methods to create such seclusion.
H. 
Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided. Collection stations shall be screened from view and landscaped.
A. 
Buffer yards are required between subdivisions and land developments and along existing streets to soften visual impact, to screen glare and to create a visual barrier between conflicting land uses. The extent of buffering required shall be determined by the type of use proposed and the adjacent uses or streets surrounding the proposed development. The impact of the proposed use on adjoining properties is the basis for establishing buffer yard standards. Landscape plans shall be prepared by a landscape architect in order to promote the proper use and arrangement of plant materials.
B. 
To determine the required buffer yard and planting schedule, the following three-step procedure shall be adhered to:
(1) 
Step 1: Site analysis and determination of buffer yard class.
(a) 
For each property boundary, the applicant shall determine the adjacent land use of street classification. Land use information shall be determined by an on-site survey, and § 180-29 of these regulations shall be utilized to determine street classifications. Table 2 below specifies the buffer yard class for each boundary.[1]
[1]
Editor's Note: Table 2 is included as an attachment to this chapter.
(b) 
The applicant shall match his proposed land use with the corresponding adjacent land use, land use across a street, vacant land or street classification for each property boundary.
(c) 
Where more than one buffer class may apply in a given situation, the applicant shall be required to provide buffering for the densest class. The letter indicates the buffer yard class.[2]
[2]
Editor's Note: See Table 2, which is included as an attachment to this chapter.
(2) 
Step 2: Selection of the planting option for the buffer class.
(a) 
After determining the buffer class, the applicant shall select a planting option from Table 3.[3]
[3]
Editor's Note: Table 3 is included as an attachment to this chapter.
(b) 
For each buffer class, several planting operations are available, one of which the applicant shall select to meet the buffer yard requirement for each boundary.
(c) 
The Board of Commissioners may permit an alternative planting option which shall have a screening capability equal to or greater than any of the available options.
(3) 
Step 3: Selection of plant materials from the plant materials list.
(a) 
Each planting option may utilize any of the plant materials outlined in Table 4.[4] Minimum plant size, given either in height or caliper, is indicated on this table. The Board of Commissioners may permit other plant types if they are hardy to the area, are not subject to blight or disease and are of the same general character and growth habit as those listed in Table 4. All plant materials shall meet the standards of the American Association of Nurserymen.
[4]
Editor's Note: Table 4 is included as an attachment to this chapter.
(b) 
The applicant shall not be required to provide a buffer yard should existing planting, topography or man-made structures on the subject property be deemed acceptable for screening purposes by the Board of Commissioners.
[Added 4-18-1990 by Ord. No. 394; amended 6-23-2004 by Ord. No. 556; 3-11-2014 by Ord. No. 676]
A. 
The standards and requirements of this section relating to natural features conservation (§ 180-51.1) shall apply to all applications for subdivision or land development plans.
B. 
For purposes of this section relating to natural features conservation (§ 180-51.1) the terms:
(1) 
"Natural" shall mean naturally occurring and not man made; and
(2) 
"Disturbed" or "disturbance" shall include altering, regrading, clearing, or building upon land.
C. 
Conservation and setbacks along natural perennial watercourses, ponds or lakes.
(1) 
Purposes. To:
(a) 
Protect water quality of natural perennial watercourses, ponds, or lakes by minimizing erosion and filtering pollutants from runoff; and
(b) 
Maintain proper water temperatures and ecological balances in natural perennial watercourses, ponds, or lakes for aquatic life.
(2) 
Natural perennial watercourse, ponds, or lakes minimum setback. Except as may be permitted in the subsections below relating to crossings [§ 180-51.1C(4)] and removal of vegetation within the vegetative buffer [§ 180-51.1C(5)(b)], there shall be a minimum setback of 50 feet measured perpendicular to and horizontally (landward) from the established ordinary high water mark of a natural perennial watercourse, pond, or lake.
(3) 
Prohibition on natural lakes or ponds. Natural lakes or ponds shall not be filled, drained or built upon.
(4) 
Crossings. Streets or driveways may be permitted to cross or traverse natural perennial watercourses, provided the center line of the street or driveway crosses the natural perennial watercourse at a minimum angle of 75°, and the street or driveway shall not be permitted to run parallel to the natural perennial watercourse within the required minimum setback set forth in the subsection above relating to natural perennial watercourse, ponds, or lakes minimum setback [§ 180-51.1C(2)].
(5) 
Vegetative buffer.
(a) 
Except as provided in the subsection immediately below relating to removal of vegetation within the vegetative buffer [§ 180-51.1C(5)(b)], there shall be a minimum twenty-foot vegetative buffer maintained for existing and planting of new, healthy, natural, noninvasive, nonnoxious vegetation within a portion of the required minimum setback as set forth in the subsection above relating to natural perennial watercourse, ponds, or lakes minimum setback [§ 180-51.1C(2)]. For purposes of this regulation, the required vegetative buffer shall be measured from and perpendicular to and horizontally (landward) from the established ordinary high water mark of a perennial watercourse, pond, or lake.
(b) 
Removal of vegetation within the vegetative buffer. Removal of vegetation within the required vegetative buffer may be permitted for the following activities:
[1] 
Replacement of existing vegetation with numbers and species of new trees, shrubs and other thick vegetation that serve the same purposes in water quality protection;
[2] 
Erosion control improvements;
[3] 
Public recreation improvements;
[4] 
Necessary utility, street and driveway crossings;
[5] 
Necessary stormwater channels; and
[6] 
Removal of invasive, noxious vegetation.
(c) 
Plantings within the vegetative buffer.
[1] 
Plantings should be designed to provide shade for the perennial watercourse, pond, or lake, control soil erosion and stabilize banks.
[2] 
New plantings shall be limited to healthy, natural, noninvasive, nonnoxious vegetation.
D. 
Conservation and setbacks from wetlands.
(1) 
Purposes. To:
(a) 
Maximize the storage of storm- and floodwaters and maintain stream base flow;
(b) 
Recharge aquifers;
(c) 
Improve water quality through filtration and/or removal of pollutants;
(d) 
Preserve scenic and recreational amenities; and
(e) 
Preserve and protect plant and wildlife habitat.
(2) 
Wetland studies. It shall be the responsibility of each applicant to determine whether land areas within the tract to be subdivided or developed meet the federal or state definition of a wetland prior to submittal of subdivision or land development plans to the Township of Lower Moreland. If the Township of Lower Moreland has reason to believe that wetlands may be present on a site proposed for the subdivision or land development, the Township of Lower Moreland may require the applicant to provide a suitable wetland delineation study prepared by a certified wetland scientist.
(3) 
Wetland setback.
(a) 
For all subdivisions and land developments with any wetland covering an area 5,000 square feet or more, there shall be a minimum setback of 20 feet measured perpendicular to and horizontally (landward) from the edge of the wetland.
(b) 
A vegetative buffer in accordance with the subsection above relating to vegetative buffer [§ 180-51.1C(5)], shall be provided for all wetlands.
E. 
Natural steep slopes.
(1) 
Purposes. To avoid erosion, sedimentation, excessive velocities and amounts of stormwater runoff, difficulties in street and driveway maintenance and winter driving hazards, in addition to serving the overall purposes of this chapter and Chapter 172 relating to Stormwater Management and Grading[1] and Chapter 208 relating to Zoning, of the LMT Codified Ordinances, as applicable.
[1]
Editor's Note: See now Ch. 172, Stormwater Management.
(2) 
For purposes of the subsection above relating to natural steep slopes (§ 180-51.1E), natural steep slopes shall include land with natural slopes of 15% or more.
(3) 
Exception. The standards and requirements of the subsection above relating to natural steep slopes (§ 180-51.1E) shall not apply to a particular lot if less than 400 square feet of the areas with a natural steep slopes are proposed to be disturbed on such lot.
(4) 
Single-family detached dwellings on lots with natural steep slopes.
(a) 
Any lot proposed to be developed for a single-family detached dwelling shall include a proposed "building area" with a minimum area of 2,500 square feet. The required building area shall be in addition to any land area required as part of minimum setback and yard requirements. The required building area shall contain the proposed location of the principal building, driveway, and parking areas.
(b) 
See Table 180-51.1E.1 below in this subsection for the required minimum lot area when the building area contains an average natural steep slope of 15% or more:
Table 180-51.1E.1
Minimum Lot Area for Lots Containing Building Areas with Average Natural Steep Slopes of 15% or More
Average Natural Steep Slope Within Building Area
Minimum Lot Area*
(square feet)
Natural slopes 15% or more but less than 25%
25,000
Natural slopes 25% or more
65,000
NOTES:
*
Unless a larger minimum lot area is required elsewhere in this chapter or Chapter 208 of the LMT Codified Ordinances relating to Zoning.
(5) 
All other permitted uses and natural steep slopes.
(a) 
For all other uses, a lot shall only be used for buildings if the proposed building area includes an average natural slope of less than 15%.
(b) 
For all other uses, such building area shall contain the proposed location of all buildings, driveways, parking facilities, and loading facilities areas plus an additional minimum twenty-foot area beyond the limits of the above-mentioned construction and development features.
(6) 
Changes to building area. The building area may show the outer extent of areas being considered for a proposed principal building without showing an exact detailed location of the building, provided the entire building area that is shown meets the requirements of the subsection above relating to natural steep slopes (§ 180-51.1E). An applicant may change the proposed building area after subdivision or land development approval is granted, provided that the applicant proves to the satisfaction of the Township of Lower Moreland that the proposed alternative building area will still comply with the subsection above relating to natural steep slopes (§ 180-51.1E).
(7) 
Maximum disturbance of natural steep slope areas.
(a) 
See Table 180-51.1E.2 below in this subsection for the maximum percentage of land area with natural steep slopes permitted to be disturbed within a subdivision or land development:
Table 180-51.1E.2
Maximum Percentage of Land Area with Natural Steep Slopes Permitted To Be Disturbed Within a Subdivision or Land Development
Natural Steep Slopes
Maximum Percentage of Land Area With Natural Steep Slopes Permitted To Be Disturbed
Natural slopes 15% or more but less than 25%
50%
Natural slopes 25% or more
25%
(8) 
Intervals. Where needed to determine compliance with the subsection above relating to natural steep slopes (§ 180-51.1E), slope percentages shall be determined using two-foot contours.
F. 
Forest and tree protection. This subsection relating to forest and tree protection (§ 180-51.1F) shall apply if five or more mature trees are proposed to be removed.
(1) 
Exceptions. The standards and requirements of the subsection above relating to forest and tree protection (§ 180-51.1F) shall not apply to the removal of trees located within an area 20 feet beyond the limits of an approved building footprint, driveway, street, parking area, or swimming pool.
(2) 
Mature trees. Removal of mature trees shall be minimized. Areas of such trees and forests proposed to be preserved shall be included in a tree protection zone.
(3) 
Forests.
(a) 
A maximum of 50% of forests may be disturbed.
(b) 
The area of a forest shall be measured from the tree dripline of the outer trees and shall encompass the associated intermediate layers in these areas, including the understory shrubs and smaller trees, the ground layer of herbaceous plants, and the forest floor.
(4) 
Any tree or forest within a tree protection zone shall be protected in accordance with Chapter 172 of the LMT Codified Ordinances relating to Stormwater Management and Grading.[2]
[2]
Editor's Note: See now Ch. 172, Stormwater Management.
A. 
Applicability. All residential subdivisions and land developments shall provide park and open space areas subject to the provisions herein, with the following exceptions:
(1) 
Planned single-family subdivisions and land developments proposed under the provisions of the planned single-family district of the Zoning Ordinance.[1] Said subdivisions and land developments shall be governed by the open space requirements of the above-referenced ordinance.
[1]
Editor's Note: See Ch. 208, Zoning.
(2) 
Any residential subdivision or land development that contains less than five dwelling units. This exception shall not apply to sections of subdivisions or land developments which contain a total of more than five dwelling units.
B. 
Amount of land to be dedicated.
(1) 
The amount of land to be dedicated shall be determined on the following basis:
(a) 
Eight percent of gross acreage for subdivisions and land developments containing single-family detached dwellings.
(b) 
Twelve percent of gross acreage for subdivisions and land developments containing two-family dwellings, multiple single-family attached dwellings and apartment houses.
C. 
Fee in lieu of dedication.
(1) 
Where the Board of Commissioners agrees with the applicant that, because of the size, shape, location, access, topography or other physical features of the land, it is impractical to dedicate park and open space land to the Township or otherwise set aside such land for park and open space purposes, the Board of Commissioners shall require the payment of a fee in lieu of dedication of such land which shall be payable to the Township prior to the recording of the final plan.
(2) 
Said fee in lieu of the offer of dedication, which shall be determined according to a schedule adopted by resolution of the Board of Commissioners, shall be subject to contract guaranty as provided for in §§ 180-74 and 180-79 and shall be utilized in accordance with the Pennsylvania Municipalities Planning Code, as amended.[2]
[Amended 8-16-1989 by Ord. No. 387]
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
(3) 
If the quantity and quality of available land to be dedicated is less than the amount required by Subsection B hereinabove, the Board of Commissioners shall have the discretion to accept such available land plus an apportion able fee in lieu of dedication.
D. 
Parks and open space areas shall be laid out in accordance with the best principals of site design, and shall be in accordance with the Lower Moreland Township Open Space Plan, as revised, to ensure that an interconnected network of open space will be provided throughout the development. The following criteria shall be utilized to determine whether a park or open space area has been properly designed:
[Amended 7-21-1993 by Ord. No. 437; 10-17-2001 by Ord. No. 524]
(1) 
Parks and open space areas shall be readily accessible to all development residents or, in the case of park and open space areas dedicated to the Township, shall be easily and safely accessible to the general public and designed pursuant to the Accessibility Guidelines for Buildings and Facilities, United States Architectural and Transportation Barriers Compliance Board, as amended, promulgated by the Americans With Disabilities Act of 1990.[3]
[Amended 3-20-2002 by Ord. No. 529]
(a) 
At least 1/2 of the lots in a subdivision shall directly abut or face a park or open space across a street; and all lots shall be within 400 feet of a park or open space area.
(b) 
A centrally located access point to parks and open space areas, with a minimum width of 35 feet, shall be provided for every 15 lots.
(c) 
At least one side of the park or open space shall abut a street for a minimum distance of 50 feet for access of emergency and maintenance vehicles.
(d) 
A network of walking trails and sidewalks shall be provided within the park and open space areas.
[3]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(2) 
Park and open space areas shall have a suitable topography, drainage and soils for use and development of recreational activities. With the exception of cluster-designed subdivisions, the following natural features shall be unacceptable for parks and open space areas:
(a) 
Wetlands, marshes, swamps, dumps, and soil which is unusually rocky or has other poor soil characteristics.
(b) 
Steep slopes having a grade of 8% or greater and floodplains, separately or in combination comprising more than 40% of such park and open space areas.
(3) 
When active recreation activities are proposed, which entail the construction and installation of equipment or playing surfaces, the following improvements shall be installed:
(a) 
A Class C type buffer, as described in § 180-51, when such activities abut existing or proposed residential uses.
(b) 
Waste receptacles and drinking fountains.
(c) 
Benches.
(4) 
Parks and open space areas shall not be traversed by streets or utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.
(5) 
The shape of any recreational area shall be suitable to accommodate those recreation and open space activities appropriate to the location and needs of future residents.
A. 
All land held for parks and open space shall be so designated on the plans. The plans shall contain the following statement for lands in the categories listed in Subsection B below: "Park and open space land may not be separately sold, nor shall such land be further developed or subdivided."
B. 
In designating the use of parks and open space areas and the type of maintenance to be provided on the plan, the following classes may be used:
(1) 
Lawn. A grass area with or without trees which may be used by the residents for a variety of purposes and which shall be mowed regularly to ensure a neat and tidy appearance.
(2) 
Natural area. An area of natural vegetation, undisturbed during construction or replanted. Such areas may contain pathways. Meadows shall be maintained as such and not left to become weed-infested. Maintenance may be minimal but shall prevent the proliferation of weeds and undesirable plants, such as honeysuckle and poison ivy. Litter, dead trees and brush shall be removed, and streams shall be kept in free-flowing condition.
(3) 
Recreation area. An area designated for a specific recreation use, including but not limited to tennis, swimming, shuffleboard, playfield and tot-lot. Such areas shall be maintained so as to avoid creating a nuisance and shall perpetuate the proposed use.
All open space shown on the final plan as filed with the Township and subsequently recorded in the office of the Recorder of Deeds of Montgomery County must be conveyed in accordance with one or more of the following methods:
A. 
Dedication in fee simple to the Township of Lower Moreland. The Township may but shall not be required to accept any portion or portions of the open space, provided that:
(1) 
Such land is freely accessible to and of benefit to the general public of Lower Moreland Township.
(2) 
There are no acquisition costs involved.
(3) 
The Township agrees to and has access to maintain such lands.
(4) 
Such land is acceptable with regard to size, shape, location, topography, access and improvement.
B. 
By conveying title, including beneficial ownership, to a corporation, association, funded community trust, condominium or other legal entity.
(1) 
The terms of such instrument of conveyance must include provisions suitable to the Township for guaranteeing;
(a) 
The continued use of such land for the intended purpose.
(b) 
Continuity of proper maintenance for those portions of the open space requiring maintenance.
(c) 
The availability of funds required for such maintenance.
(d) 
Adequate insurance protection.
(e) 
Provisions for payment of applicable taxes.
(f) 
Recovery for loss sustained by casualty, condemnation or otherwise.
(g) 
Such other covenants and/or easements that the Township shall deem desirable to fulfill the purposes and intent of these regulations.
(2) 
The following are prerequisites for such a corporation or association:
(a) 
It shall be set up before any buildings or dwelling units are sold, leased or otherwise conveyed.
(b) 
Membership in said corporation or association shall be mandatory for each buyer and/or lessee and any successive buyer and/or lessee.
(c) 
Said corporation or association shall be responsible for liability, insurance, taxes, recovery for loss sustained by casualty, condemnation or otherwise and the maintenance of recreational and other facilities.
(d) 
Members or beneficiaries shall be required to pay their pro rata share of the costs, and the assessment levied may become a lien on the property.
(e) 
Said corporation or association shall be able to adjust the assessment to meet future conditions.
(f) 
Said corporation or association shall not be dissolved nor shall it dispose of the open space, by sale or otherwise, except to an organization conceived and established to own and maintain the open space. Said corporation or association shall first offer to dedicate the open space to the Township before any such sale or disposition of the open space.
(3) 
The dedication of open space, streets or other lands in common ownership of the corporation, association or other legal entity or the Township shall be absolute and not subject to reversion for possible future use for future development.
(4) 
All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Solicitor as to legal form and effect and to the Board of Commissioners as to suitability fit the proposed use of the open space.
The Board of Commissioners, recognizing that a situation may arise where additional flexibility is warranted, is authorized to alter the design standards specified below. The applicant shall present evidence and demonstrate that the variation requested will result in improving the proposed subdivision or land development:
A. 
Streets. Standards for streets expressed in this chapter are intended to provide for the safe and intelligent layout of streets which can be easily maintained at minimum cost. There are several aspects which may lead to varying the design of specific streets.
(1) 
Cartway width. The width of streets has been established to ensure adequate movement of traffic in times of greatest parking loads.
(a) 
Where a street is designed so that all units face on local streets and where on-street parking is not anticipated and no safety hazard will be created, the cartway width may be reduced. This reduction is limited to 28 feet on minor collectors or 20 feet on local streets.
(b) 
In LL Districts,[1] for private streets serving less than five dwelling units, the street width may be reduced to 16 feet. Such private streets shall be subject to all other requirements of § 180-32.
[1]
Editor's Note: Refer to the listing of current zoning districts in Table 1-1.1, located in § 208-106 of Ch. 208, Zoning.
(2) 
Curbs. Curbs are used to channel water to storm sewers, protect pavement edges and keep vehicles off of grassed areas. In certain cases, however, natural drainage should be encouraged. Where topography and soils permit, roadside swales, set back a minimum of 10 feet from the edge of the cartway, may be substituted for curbs, provided that the alternate design:
(a) 
Ensures adequate means for the protection of pavement edges.
(b) 
Handles stormwater in a manner to ensure against erosion or other conditions detrimental to the public health, safety or welfare.
(c) 
Has the approval of the Township Engineer.
(3) 
Right-of-way widths. Right-of-way widths are intended to provide enough land for streets, sidewalks, driveway aprons, cut or fill slopes and utilities. They are intended to provide an additional buffer between dwelling units and streets. Where sidewalks are not run along streets, cartway widths are reduced [See Subsection A(1) above.], utilities are located outside of the right-of-way or dwellings will not front on the streets, a reduction in the widths of rights-of-way may be permitted. In no instance shall a right-of-way width be reduced to less than 33 feet.
B. 
Sidewalks. Sidewalks are intended to provide a separate means of movement for pedestrians. Modern design practice encourages the locations of sidewalks away from streets. In order for the Board of Commissioners to waive the requirement for sidewalks to be within a street right-of-way, all of the following provisions for relocated sidewalks shall be met:
(1) 
The walks shall be all-weather and easily cleared of snow.
(2) 
They shall be convenient for the most frequent trips, such as children walking to school bus stops.
(3) 
The walks shall remain as private property, and the responsibility for their maintenance shall be clearly established, such as by a homeowners' association.
[Added 3-20-2002 by Ord. No. 529]
A. 
Application of regulations. In order to ensure its unique character and a design to properly accommodate a compact building pattern, the following modified design standards shall apply to any traditional neighborhood development.
B. 
General standards.
(1) 
The street network shall be a hierarchy of streets generally laid out in a rectilinear or grid pattern of interconnecting streets and blocks that provide multiple routes from origins to destinations.
[Amended 4-16-2003 by Ord. No. 542]
(2) 
Streets shall be designed so that their terminal vistas are of open space areas, civic buildings or structures, or buildings of above-average size with a unique architectural style.
(3) 
Blocks shall have maximum lengths as regulated by § 180-43B.
(4) 
Side lot lines shall not be required to be at a right angle to the street line.
C. 
Internal streets.
(1) 
Local streets shall have a minimum right-of-way of 50 feet.
(2) 
Local streets shall have a minimum cartway width of:
(a) 
Twenty-eight feet where on-street parking is limited to one side of the street; or
(b) 
Twenty feet where on-street parking is prohibited or where there is one-way traffic with on-street parking limited to one side of the street.
(3) 
Culs-de-sac shall not be permitted.
(4) 
Local streets shall have a minimum center line radius of 100 feet.
(5) 
No local street shall intersect another at an angle of less then 75°.
(6) 
The size or shape of a clear sight triangle may be modified for streets within a traditional neighborhood development if the intersection in question is designed pursuant to the recommendations of a qualified traffic engineer and said design is deemed acceptable by the Board of Commissioners.
[Added 4-16-2003 by Ord. No. 542]
D. 
Accessways.
[Amended 4-16-2003 by Ord. No. 542]
(1) 
Accessways shall be permitted to abut the side and rear lot lines of residential lots.
(2) 
Accessways shall not be offered for public dedication, but shall be in a form of private ownership acceptable to the Board of Commissioners.
(3) 
Accessways shall have a minimum right-of-way of 24 feet and a minimum cartway width of 12 feet.
E. 
Streetscape.
(1) 
Lighting shall be provided at each of the proposed intersections within the development and at each proposed intersection with an existing street. In addition, each of the proposed dwellings and any nonresidential uses or structure shall be provided with post lamps and/or porch lights, in accordance with the traditional neighborhood development's design criteria.
(2) 
Benches shall be provided within the open space recreation areas and shall meet the specifications for design, size and materials as specified in the traditional neighborhood development's design criteria.
(3) 
Signage for the traditional neighborhood development shall be provided as follows:
(a) 
Street signs shall be provided at each intersection and shall meet the specifications for design, size and materials as specified in the traditional neighborhood development's design criteria.
(b) 
Traffic signs (such as stop signs, no-parking signs, one-way signs, etc.) shall meet the minimum standards for Lower Moreland Township and shall also meet specifications for design, size and materials as specified in the traditional neighborhood development's design criteria.
(c) 
Development signs shall meet the specifications for design, size and materials as specified in the traditional neighborhood development's design criteria. Any development signs shall also be designed as a permanent monument-style sign, and shall be owned and maintained by the homeowners' association.
(4) 
Trash receptacles, bollards, and other site appurtenances that may be placed within the open space and recreation areas shall be owned and maintained by the homeowners' association and shall meet the specifications for design, sire and materials as specified in the traditional neighborhood development's design criteria.
F. 
Street trees.
(1) 
Street trees shall be planted along all internal streets where suitable street trees do not exist.
(2) 
Large street trees shall be planted at intervals of not more than 45 feet, and small street trees at intervals of not more than 30 feet along both sides of new streets. An equivalent number may be planted in an informal arrangement, subject to the approval of the Board of Commissioners.
(3) 
Street trees shall not be planted opposite each other, but shall alternate.
(4) 
At intersections, trees shall not be located within the clear sight triangle.
(5) 
Street trees may be planted:
(a) 
In the right-of-way, between the curb and sidewalk; or
(b) 
Outside the right-of-way, hut within two feet of the street line.
(6) 
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, suitable for street use, and in conformity with the standards of the American Association of Nurserymen.
(7) 
The minimum trunk diameter, measured at a height of six inches above the finished grade level, shall be 2 1/2 inches.
(8) 
Species, in particular, approved trees shall include the following:
(a) 
Large trees.
Common Name
Botanical Name
Amur corktree
Phellodendron amurense
Black tupelo
Nyssa sylvatica
European linden
Tilia cordata
Japanese zelkova
Zelkova serrata
London planetree
Platanus acerifolia
Marshall's seedless green ash
Fraxinus pennsylvanica
Northern red oak
Quercus borealis
Red maple
Acer rubrum
Scarlet oak
Quercus coccinea
Sugar maple
Acer saccharum
Thornless black locust
Robina pseudoacacia inermis
Thornless honey locust
Gleditsia tricanthos inermis
Willow oak
Quercus phellos
(b) 
Small trees.
Common Name
Botanical Name
Amur maple
Acer ginnala
Callery pear
Pyrus calleryana chanticleer or white spires
Columnar red maple
Acer rubrum Columnaris
Columnar sugar maple
Acer saccharum Columnaris
Crabapple (disease resistant only)
Malus species
Golden rain tree
Koelreuteria paniculata
Japanese pagoda tree
Sophora japonica
Korean dogwood
Cornus florida kousa
Winter king hawthorn
Crataegus viridis winter king
(c) 
Upon the approval of the Board of Commissioners, other suitable species may be utilized.
[Added 3-11-2014 by Ord. No. 676]
A. 
Application of regulations. In order to ensure its unique character and a design to properly accommodate an attractive, safe, and coordinated building and development pattern and streetscape, the following modified design requirements and standards shall apply to all applications for subdivision or land development plans within the specific zoning district, as applicable.
B. 
Public improvements and site amenities shall be provided and installed by the developer or applicant, as applicable. The maintenance of these public improvements and site amenities shall be provided by the developer or property owner, as applicable. Each application shall be reviewed individually. Required amenities or any deviation therefrom shall be at the discretion of the Board of Commissioners.
C. 
MU-REV[1] design requirements and standards.
(1) 
Streetscape. The decorative design of public improvements and site amenities within the right-of-way and in other areas required to be open for or dedicated to public use, including but not limited to lights, benches, trash receptacles, and bicycle racks, shall have a common theme and color similar to and that complements the desired color and design approved by the Board of Commissioners.
(2) 
Street tree requirements and standards.
(a) 
Except as provided in the subsections below [§ 180-55C(2)(b) to (d)], street trees shall comply with the regulations set forth in this chapter relating to Subsection F, Street trees, of § 180-55.1, Traditional neighborhood development.
(b) 
Street trees shall be planted along each side of every street adjoining the tract where suitable street trees do not exist.
(c) 
A minimum of 50% of the trees shall be of a noninvasive, nonnoxious native origin plus a variety of other noninvasive, nonnoxious species totaling at least six species to ensure the trees are resistant to disease and the streetscape is visually attractive.
(d) 
Additionally, tree species shall be selected that require minimal maintenance, are salt tolerant, and capable of withstanding extreme weather conditions.
(3) 
Sidewalk, pedestrian path/walkway, and bicycle/pedestrian pathway requirements and standards.
(a) 
Except as provided in the subsections below [§ 180-55C(3)(b) to (d)], sidewalks, pedestrian paths/walkways, and bicycle/pedestrian pathways shall comply with the regulations set forth in this chapter relating to sidewalks and pedestrian paths (§ 180-47).
(b) 
Where sidewalks are not required to be installed along streets, alternative pedestrian paths/walkways, or bicycle/pedestrian pathways open for or dedicated to public use that provide the same level of pedestrian and/or bicycle access shall be required.
(c) 
Sidewalks, pedestrian paths/walkways, and bicycle/pedestrian shall be connected with any existing or planned sidewalk pedestrian path/walkway, or bicycle/pedestrian pathway network adjoining the tract.
(d) 
Pedestrian walkway or bicycle/pedestrian pathway along Huntingdon Valley Creek.
[1] 
The walkway or pathway must have an improved surface approved by the Township of Lower Moreland and have a minimum width of 12 feet.
[2] 
The area adjoining the walkway or pathway must be landscaped, and the applicant shall submit a landscaping plan that includes a combination of plants, trees, shrubbery, hardscape, and other elements that meet the satisfaction of the Township.
[3] 
Public access points to the walkway or pathway shall be established at a maximum of 1,000 feet apart from each other, with each access point connecting to a street or parking area open to the public.
[4] 
No motorized vehicles shall be permitted along the walkway or pathway except for municipal vehicles, motorized wheelchairs and other similar personal mobility assistance-related vehicles, and vehicles providing walkway or pathway maintenance.
[5] 
Bench and trash receptacle requirements and standards.
[a] 
Bench requirements and standards.
[b] 
A minimum of one durable bench shall be provided for each 300 feet of length along the walkway or pathway.
[c] 
The design, style, and color of required benches shall be Classic Ribbed Park Bench, Belson Outdoors, Inc., Model LB-72, "bike black" in color, or as required by the Township.
[d] 
Trash receptacle requirements and standards.
[e] 
A minimum of one durable trash receptacle shall be provided with each durable bench along the walkway or pathway.
[f] 
The design, style, and color of required trash receptacles shall be Ribbed Steel Trash Receptacle (with lid), "bike black" in color, and matching the bench, or as required by the Township.
(4) 
Street, sidewalk, pedestrian path/walkway, and bicycle/pedestrian pathway lighting requirements and standards.
(a) 
New streetlighting shall be provided along each side of every street adjoining the tract.
(b) 
New lighting for or along:
[1] 
Streets shall have a maximum total height of 18 feet; or
[2] 
Sidewalks, pedestrian paths/walkways, and bicycle/pedestrian pathways away from streets shall have a maximum total height of 14 feet.
(c) 
The design, style, and color of required lighting shall be Hanover Lantern, Inc., "Hyde Park" 2100 Series, post top lantern, "black" in color, and Anchor Base post (305) cast aluminum fluted post and base in "black" in color, or as required by the Township.
(5) 
On-site outdoor lighting requirements and standards. On-site outdoor lighting fixtures shall be similar in design to the required lighting set forth in the subsection above relating to street, sidewalk, pedestrian path/walkway, and bicycle/pedestrian pathway lighting requirements and standards [§ 180-55.2(C)(4)].
(6) 
Bicycle rack requirements and standards. Bicycle racks shall be provided in nonresidential or mixed-use developments on tracts having a minimum lot area of one acre.
(7) 
New principal buildings. For each new proposed principal building, an architectural elevation sketch of the building facade shall be submitted as part of any application for development.
[1]
Editor's Note: Refer to the listing of current zoning districts in Table 1-1.1, located in § 208-106 of Ch. 208, Zoning.
D. 
O-TOD design requirements and standards.
(1) 
Except as provided in the subsections below [§ 180-55.2D(2) to (4)], all applications for development shall comply with the regulations set forth in this chapter relating to MU-REV design requirements and standards (§ 180-55.2C).
(2) 
Creativity in terms of style, placement, and quantity of the site amenities is encouraged and shall be to the satisfaction of the Board of Commissioners. Required public improvements and site amenities shall be thematically unified and located along streets, and sidewalks, pedestrian paths/walkways, and bicycle/pedestrian pathways and in landscaped areas, open spaces and plazas open for or dedicated to public use.
(3) 
Parking requirements and standards.
(a) 
Except as provided in the subsections below [§ 180-55.2D(3)(b) to (f)], parking facilities shall comply with the regulations set forth in this chapter relating to off-street parking facilities (§ 180-38).
(b) 
Ingress and egress from parking areas shall be taken from local streets or alleys except that one point of ingress and egress from parking areas may be permitted from an arterial or collector street where at least one point of ingress and egress exists prior to (re)development of the tract.
(c) 
Landscaping.
[1] 
Except as provided in the subsections below {§ 180-55.2D(3)(c)[2] to [3]}, the parking facility landscaping shall comply with the regulations set forth in this chapter relating to landscaping of parking facilities (§ 180-39).
[2] 
A minimum of 50% of the trees shall be of a noninvasive, nonnoxious native origin plus a variety of other noninvasive, nonnoxious species totaling at least six species to ensure the trees are resistant to disease and the streetscape is visually attractive.
[3] 
Additionally, tree species shall be selected that require minimal maintenance, are salt tolerant, and capable of withstanding extreme weather conditions.
(d) 
Screening.
[1] 
Except as provided in the subsection below {§ 180-55.2D(3)(d)[2]}, parking lot screening shall comply with the regulations set forth in this chapter relating to the screening of parking areas set forth in § 180-50, Nonresidential developments, Subsection G.
[2] 
Fences and walls located along sidewalks and streets and used for screening shall be compatible with and have a common architectural theme throughout the development.
(e) 
All parking facilities must provide pedestrian connections via accessways to streets that meet the dimensional requirements detailed in the subsection below relating to sidewalk or pedestrian path widths [§ 180-55.2D(4)].
(f) 
Signs. Signs displaying the location of and directions to the transit station shall be provided at all parking facilities.
(4) 
Sidewalk or pedestrian path widths. See Table 180-55.2D below in this subsection for the unobstructed width requirements for sidewalks and pedestrian paths:
Table 180-55.2D
Required Unobstructed Sidewalk or Pedestrian Path Widths
Sidewalk or Pedestrian Path Feature
Width
(feet)
Minimum width
6
Maximum width*
15
NOTES:
*
Dependent on the expected level of activity.