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.
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.
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.
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.
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:
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.
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.
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.
No street shall intersect another at an angle of less than 90°.
|
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.
|
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]]
E.
Driveway grades shall not exceed 15%.
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:
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:
|
|
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.
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.
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]
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.
[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]
[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]
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.
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.
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.
C.
Conservation and setbacks along natural perennial watercourses, ponds
or lakes.
(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.
D.
Conservation and setbacks from wetlands.
(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.
(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%
| |
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.
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.
(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:
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.
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:
(3)
When active recreation activities are proposed, which entail the
construction and installation of equipment or playing surfaces, the
following improvements shall be installed:
(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.
(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:
(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.
(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.
(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.
(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.
(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.
(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.
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)
(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.
| |
