The following principles of subdivision and land development, general
requirements and minimum standards of design shall be observed by the applicant
in all instances:
A. All portions of a tract being subdivided shall be utilized
in lots, streets, public lands or other proposed uses so that remnants and
land-locked areas shall not be created.
B. When only a portion of a tract or single holding is the
subject of a subdivision or land development application, a sketch layout
shall be included for the balance of the tract. This requirement shall be
applicable only to a major subdivision.
C. Applicants shall make every effort to preserve trees,
groves, waterways, scenic points, historic spots and other community assets
and landmarks.
D. Subdivisions and land developments shall be laid out
so as to avoid the necessity for excessive cut or fill unless specifically
warranted by terrain or location.
E. Floodplain and flood hazard areas shall not be developed
for any uses which may involve danger to the health, safety, morals and general
welfare of the residents of Skippack Township.
F. Where no public water supply is available for the proposed
subdivision or land development, the Supervisors shall require the subdivider,
developer or builder to obtain from the district sanitarian of the Pennsylvania
Department of Environmental Resources, prior to final plan approval, certificates
of approval as to the quality and adequacy of the water supply proposed to
be utilized by the subdivider, developer or builder, and approval of the type
and construction methods to be employed in the installation of the individual
or community-type water supply system.
G. Where the subdivision or land development is inaccessible
to future sanitary sewers, the Supervisors shall require the subdivider, developer
or builder to obtain from the Pennsylvania Department of Environmental Resources,
prior to (or as a condition of) final plan approval, certificates of approval
of the sewage disposal facilities to be provided by the subdivider, developer
or builder.
H. Applicants shall observe the ultimate rights-of-way for contiguous existing streets. Additional portions of the corridors for such streets shall be irrevocably offered to the state or Township agency having jurisdiction, at no public cost. At the time of approval of the subdivision or land development, such agency shall have the right to accept such offer at such time as it deems appropriate. Applicable building setback lines as specified by Chapter
200, Zoning, shall be delineated as measured from the ultimate right-of-way street line.
I. Proposed subdivision and land developments shall be coordinated
with existing nearby neighborhoods so that the community as a whole may develop
harmoniously.
J. Improvement construction requirements will be completed
under Form 408 specifications of the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Resources, the Montgomery County
Conservation District, or other appropriate agencies, or the specifications
included herein, whichever specifications shall be more stringent.
K. The subdivider, developer or builder shall construct
and install, at no expense to the Township, the streets, curbs, sidewalks,
water mains, sanitary and storm sewers, streetlights, fire hydrants, street
signs, shade trees, monuments and other facilities and utilities specified
in this article. Construction and installation of such facilities and utilities
shall be subject to inspection by appropriate Township officials or their
agents during the progress of the work, and the subdivider, developer or builder
shall pay for such inspection.
L. In all proposed subdivisions the lots shall abut an existing
or proposed public road of specified design to provide safe ingress and egress.
M. The standards of design in the article should be used
to judge the adequacy of subdivision proposals. Wherever, in the opinion of
the Planning Commission, the literal application of these standards in certain
cases would serve to create an undue hardship, be plainly unreasonable to
the applicant, or be contrary to the public health, safety, morals or welfare,
the Township Planning Commission may recommend to the Supervisors such reasonable
exceptions as will not be contrary to the public interest. The Supervisors
may, at their discretion, modify or adjust the standards to permit utilization
of property while securing substantial conformance with the objectives of
these regulations.
N. All proposed improvements and the use of land shall be suited to the purposes for which the land is to be subdivided or developed and shall conform to Chapter
200, Zoning, and the Township Comprehensive Plan. No subdivision or land development shall be designed in a manner which is topographically unsuitable or would increase danger to health, life or property or aggravate existing erosion or flood hazards.
O. The standards included in these regulations are minimum
design requirements. The Supervisors reserve the right in any case to require
that development features or facilities exceed these standards if conditions
so warrant.
[Amended 2-10-1988 by Ord. No. 138]
A. General requirements.
(1) Lot areas, lot width, lot dimensions and all yard requirements shall not be less than specified by applicable provisions of Chapter
200, Zoning. Lot frontage shall be measured along the ultimate right-of-way line.
(2) Side lot lines shall be substantially at right angles
or radial to street lines.
(3) Street names shall be assigned to each lot in accordance
with the approval of the Township Board of Supervisors. Lot numbers shall
be shown on the plan.
B. Interior lots.
(1) One interior lot shall be permitted in any subdivision
with a total of four or more lots. However, the number of interior lots shall
not exceed 15% of the total number of lots in the subdivision.
(2) The area of the access strip to an interior lot shall
not be included in calculating the required lot area.
(3) Access to the interior lot shall be held in fee simple
and shall have a minimum width of 25 feet.
(4) Access to the interior lot shall not exceed 500 feet
in length.
(5) No interior lots shall have an access point at a street
contiguous to another interior lot.
[Amended 9-23-1998 by Ord. No. 229]
A. Parking lot landscaping.
(1) Parking lots should be effectively landscaped with trees
and shrubs to reduce the visual impact of glare, headlights and parking lot
lights; to delineate driving lanes; and to define rows of parking. Furthermore,
parking lots should be adequately landscaped to provide shade in order to
reduce the amount of reflected heat.
(2) All parking lots with 10 or more stalls shall be landscaped
according to the following regulations:
(a) One planting island shall be provided for every 15 parking
stalls. There shall be no more than 15 contiguous parking stalls in a row
without a planting island.
(b) The ends of all parking rows shall be divided from drives
by planting islands.
(c) Planting islands are areas within parking lots reserved
for landscaping, roughly corresponding to the size of one parking stall, and
shall be protected by curbing or bollards. Each planting island shall contain
one shade tree, plus shrubs and/or groundcover to cover the entire area. Such
vegetation shall be planted not to impair visibility.
(d) The placement of light standards shall be coordinated
with the landscape plan to avoid a conflict with the operation of light fixtures.
(e) The use of plantings selected from the List of Recommended
Plant Material is encouraged.
(3) All parking lots shall be screened from public roads and from adjacent properties as required in Subsection
D(2) herein.
B. Preservation and protection of existing vegetation.
(1) Preservation of existing vegetation. Each mature tree,
tree mass or woodland on the site shall be designated "TO REMAIN" or "TO BE
REMOVED" in accordance with the following criteria:
(a) All subdivisions and land developments shall be laid
out in such a manner as to minimize the removal of healthy trees and shrubs
on the site.
(b) A mature tree, tree mass or woodland shall be considered
"TO REMAIN" only if it meets all of the following criteria:
[1] The outermost branches of the tree(s) are at least five
feet or the trunk of the tree(s) is at least 20 feet, whichever is greater,
from any proposed buildings, structures, paving, parking or utilities (overhead
or underground).
[2] The outermost branches of the tree(s) are at least five
feet or the trunk of the tree(s) is at least 20 feet, whichever is greater,
from any proposed changes in grade or drainage such as excavations, mounding
or impoundments.
[3] The tree(s) are clear of any sight triangles and do not
by their location or apparent health pose any undue threat to the health,
safety and welfare of the community.
(c) Mature trees, tree masses or woodlands that do not meet
all the above criteria shall be designated "TO BE REMOVED."
(2) Protection of existing vegetation. Existing vegetation
intended to remain as part of the landscaping of a subdivision or land development
shall be identified in the field prior to any clearing and shall be physically
protected throughout the construction process. A temporary physical barrier
such as a snow fence shall be erected a minimum of one foot outside the dripline
or a minimum of 20 feet from the tree's trunk, whichever is greater,
on all sides of individual trees, tree masses or woodlands prior to major
clearing or construction. The barrier shall be placed to prevent disturbance
to or compaction of soil inside the barrier and shall remain until construction
is complete. The barrier shall be shown on the landscape plan.
C. Street trees.
(1) Street trees shall be required:
(a) Along all existing streets within or adjacent to a proposed
subdivision or land development.
(b) Along all proposed streets.
(c) Along access driveways that serve five or more residential
dwelling units and along access driveways that serve two or more nonresidential
properties.
(d) Along major walkways through parking lots and between
nonresidential buildings, as recommended by the Township Planning Commission.
(2) The street tree requirement may be waived by the Board
of Supervisors where existing vegetation is considered sufficient or to maintain
scenic views of open space, farmland or natural features.
(3) Street trees shall be provided by the subdivider or developer
between the ultimate right-of-way line and the building setback line, and
shall meet the following standards:
(a) Trees shall be planted a minimum distance of five feet
and a maximum distance of 15 feet outside the ultimate right-of-way line.
In the following cases, the Board of Supervisors may permit trees to be planted
within the ultimate right-of-way:
[1] In areas, such as existing villages, where front yards
may be located within the ultimate right-of-way.
[2] In cases where closely spaced rows of street trees may
be desirable and future street widening is considered unlikely.
(b) Trees shall be located so as not to interfere with the
installation and maintenance of sidewalks and utilities. Trees shall be planted
a minimum distance of three feet outside the road right-of-way, 15 feet from
overhead utilities, and six feet from underground utilities.
(c) Trees shall be planted at a ratio of at least one tree
per 50 linear feet of frontage or fraction thereof. Trees shall be distributed
along the entire frontage of the property, although they need not be evenly
spaced.
(d) The use of tree species selected from the List of Recommended
Plant Materials is encouraged.
D. Buffers and screens.
(1) Property line buffers.
(a) Property line buffers shall be required for the following types of development and as otherwise specified in Chapter
200, Zoning:
[1] All nonresidential development.
[2] All subdivisions or land developments containing dwelling
types other than single-family detached, lot line and village house.
(b) The quantity and type of plant material required shall
be determined by the intensity of the proposed land use and the adjacent land
use (or Zoning District for vacant land), according to the following table:
ADJACENT LAND USE
|
---|
Proposed Land Use
|
Office/ Institutional and Public Recreation
|
Commercial/ Industrial
|
Residential Dwelling Type A3
|
Residential Dwelling Type B4
|
---|
Office/ Institutional1
|
Low
|
Low
|
Medium
|
Medium
|
Commercial/ Industrial
|
Medium
|
Low
|
High
|
High
|
Residential2
|
Low
|
Medium
|
Medium
|
Low
|
Active Recreation: (playing fields, golf courses, swim club, etc.)
|
Low
|
---
|
Low
|
Low
|
NOTES:
|
---|
|
1
|
All uses in office/limited industrial parks in the L-I Limited Industrial-Office
District shall be considered office/institutional uses.
|
|
2
|
When the adjacent land use is vacant land, the adjacent land use shall
be considered the most restrictive use permitted in the zoning district in
which the vacant land is located.
|
|
3
|
Residential Dwelling Type A includes single-family detached, lot line
and village house dwellings.
|
|
4
|
Residential Dwelling Type B includes mobile home, patio, atrium, single-family
semidetached, two-family detached, two-family semidetached, single-family
attached, townhouse and multifamily dwellings.
|
(c) Buffer area location and dimensions.
[1] A buffer area of not less than 25 feet in depth or the required yard setback, whichever is less, nor more than 50 feet in depth shall be established along all tract boundaries, unless otherwise specified in Chapter
200, Zoning.
[2] The buffer area may be included within the front, side
or rear yard setback.
[3] Parking is not permitted in the buffer area.
[4] Site element screens are permitted in the buffer area.
[5] Stormwater basins are permitted in the buffer area.
(d) Plant material quantities and types. For every 100 linear
feet of property line to be buffered, the following minimum quantities and
types of plant material shall be required:
[1] Low intensity:
[b] Two ornamental trees. (In the low intensity buffer, one
evergreen tree may be substituted for one of the required ornamental trees,
at the applicant's discretion.)
(e) Design criteria.
[1] The required plant material shall be distributed over
the entire length and depth of the buffer area.
[2] Buffer plant material may be arranged in a formal or
informal pattern. However, informal groupings that reflect the natural character
of the region are encouraged.
[3] A combination of tree species is required according to
the following table:
|
Number of Trees
|
Minimum Number of Tree Species
|
Maximum % of Any One Species
|
---|
|
0 to 5
|
1
|
100%
|
|
6 to 15
|
2
|
50%
|
|
16 to 30
|
3
|
40%
|
|
31 to 50
|
4
|
30%
|
|
51 or more
|
6
|
20%
|
(f) Existing healthy trees, shrubs or woodlands may be substituted
for part or all of the required plant material at the discretion of the Board
of Supervisors. The minimum quantities and/or visual effect of the existing
vegetation shall be equal to or exceed that of the required buffer.
(g) Existing topographic conditions, such as embankments
or berms, may be substituted for part or all of the required property line
buffers at the discretion of the Board of Supervisors. The minimum visual
effect shall be equal to or exceed that of the required buffer or screen.
(2) Site element screens.
(a) Site element screens shall be required in all proposed
subdivisions and land developments around the following site elements, when
these are located partially or fully within 100 feet of the property line
or existing road right-of-way.
[1] Parking lots of five or more stalls.
[2] Dumpsters, trash disposal or recycling areas.
[3] Service or loading docks.
[4] Outdoor storage or sales yard.
[5] Vehicle storage or sales area.
[6] Rear yards of all dwelling types other than single-family
detached, lot line and village houses.
[7] Active recreation facilities.
[9] Sewage treatment plants and pump stations.
(b) Site elements not included in the above list that have
similar visual impact shall be screened in accordance with requirements for
the most similar elements, as determined by the Township.
(c) Screen location. The site element screen shall be placed
between the site element and the property line and shall be designed to block
views to the maximum extent possible. The screen shall be located as close
as possible to the site element and shall surround the element without impeding
function or encroaching on sight triangles.
E. Landscaping of stormwater basins and associated facilities. In order to minimize erosion and runoff problems, reduce maintenance and reduce the visual impact of stormwater basins and associated facilities, landscaping shall be required in and around all stormwater management facilities with a minimum surface area of 1,000 square feet. The Township may recommend that basins be naturalized or maintained as described below. The use of plantings selected from the
Recommended Plant Material List is encouraged.
(1) Naturalized basins.
(a) Basin floors. Basin floors shall be planted with wildflowers
and/or nonaggressive grasses, the intent being to create a mixed meadow of
such plantings, where appropriate. Selection of plantings should be based
on whether the area in question is usually well-drained or permanently wet.
(b) Wooded areas.
[1] Where stormwater management facilities adjoin wooded
areas, trees and shrubs shall be selected and planted so as to blend with
existing surroundings.
[2] Plantings in such areas shall be of sufficient density
to eliminate the need for mowing.
(c) Slopes.
[1] Where slopes are 30% or more, a mixture of wildflowers
and/or grasses or ground covers shall be planted.
[2] No woody plant materials or trees shall be located on
that portion of a berm acting as the impoundment structure of detention/retention
basin. Trees shall be located on the downstream side of the berm a sufficient
distance from the toe of the slope to assure that the toe of the slope is
outside the dripline of the mature species planted.
(2) Maintained basins.
(a) Basin floors and slopes. Basin floors and slopes shall
be planted with lawn grass and maintained as a lawn with a height of not more
than six inches.
(b) Wet areas. Low areas subject to prolonged wet conditions
such as low flow channels or areas with poor drainage shall be stabilized
to allow mowing and prevent erosion. Such stabilization may include geo-textile
fabrics or other porous materials such as grass pavers or PVC stabilizers.
(c) Drainage structures in residential districts. Embankments
surrounding drainage structures such as head or end walls are encouraged to
be planted with shrubs or ornamental trees along the top of the structure.
F. Plant materials specifications, maintenance and guaranty.
The following standards shall apply to all landscaping materials required
under this chapter.
(1) General requirements.
(a) The location, dimensions and spacing of required plantings
should be adequate for their proper growth and maintenance, taking into account
the sizes of such plantings at maturity and their present and future environmental
requirements, such as wind, soil, moisture and sunlight.
(b) Plantings should be selected and located where they will
not contribute to conditions hazardous to public safety. Such locations that
would contribute to conditions hazardous to public safety include, but are
not limited to, public street rights-of-way, underground and above ground
utilities, and sight triangle areas required for unobstructed views at street
intersections and in parking areas.
(c) All plant materials shall be planted according to the
most current American Association of Nurserymen (AAN) Standards and Penn State
Cooperative Extension Guidelines and shall be hardy to at least the USDA Hardiness
Zone 6.
(2) Minimum planting sizes.
(b) Ornamental trees or large shrubs, as listed in the
Recommended Plant Material List or an equivalent, shall have a minimum height of six feet or a
minimum one-and-one-half-inch caliper. New large shrubs shall have a minimum
height of 21/2 to three feet at time of planting.
(3) Maintenance.
(a) Required plant material shall be maintained for the life
of the project to achieve the required visual effect of the buffer or screen.
It shall be the ultimate responsibility of successive property owners to insure
that the required plantings are properly maintained. Dead or diseased plant
material shall be removed or treated promptly by the property owner and replaced
at the next growing season.
(b) Safety. All sight triangles shall remain clear, and any
plant material which could endanger safety such as unstable limbs shall be
removed and the plant material replaced. It shall be the responsibility of
the property owner to ensure all plantings and architectural elements are
maintained to provide a safe environment.
(4) Landscape bond.
(a) Any tree or shrub which dies within 18 months of planting
shall be replaced. Any tree or shrub shall be replaced if, within 18 months
of planting or replanting, the Township deems it not to have survived or to
have grown in a manner uncharacteristic of its type. When existing vegetation
is used to meet the requirements of this chapter, it shall be replaced if
within 18 months of the issuance of a use and occupancy permit the Township
deems it not to have survived. Substitutions for certain species of plants
may be made only when approved by the Township.
(b) The developer or landowner shall deposit with the Township
a sum of money equal to 110% of the amount necessary to cover the cost of
purchasing, planting, maintaining and replacing all vegetative materials.
The cost of both proposed new vegetation and existing vegetation used to meet
the requirements of this chapter shall be used in calculating the amount to
be deposited with the Township.
(c) This condition may be satisfied through a land development agreement with sufficient and appropriate financial guaranties. An additional financial guaranty shall be posted when required by the Township Board of Supervisors in accordance with §
169-19 of this chapter.
(d) Following certification by the Township that required landscaping has been installed, a portion of the financial guarantee shall be released to the developer or landowner in accordance with §
169-19 of this chapter. To ensure the replacement of any vegetation that may not survive, a maximum of 10% of this guaranty shall be retained by the Township for a term not exceeding 18 months from the date of planting.
All sanitary sewage disposal shall comply with the Skippack Township
Sewage Facilities Plan, as may be amended from time to time.
A. Community sewage system. Where a subdivision or land
development is proposed to be serviced by a public sanitary sewage collection
and treatment system, it shall comply with all requirements of the Pennsylvania
Department of Environmental Resources and must be approved by the Skippack
Township Municipal Authority.
B. Individual sanitary sewage disposal.
(1) Individual on-lot sewage facilities shall be installed
by the applicant or builder under the direct supervision of the Township Sewage
Enforcement Officer for Act 537 and/or a Department of Environmental Resources
representative.
(2) Such officials shall require percolation tests, soil
samples and other data to determine the size and extent of facilities needed.
Copies of all percolation tests shall be submitted to the Township. During
installation of such facilities, and before final coverage, such officials
shall make inspections and checks to assure that all requirements and specifications
have been met. They shall be granted free access to the development area at
all times during this period.
(3) After assuring that all requirements and specifications
have been met, the appropriate officials will then issue a certificate of
approval to the Township Secretary as a requirement for issuance of a building
permit.
(4) The type of on-site sewage disposal system to be installed
shall be determined on the basis of location, topography, available area,
soil characteristics, permeability and groundwater elevation. The disposal
area to be provided shall be determined by the results of percolation tests,
soil classification and depth of water table and such other tests as may be
deemed necessary. Proof of the adequacy of such facilities shall be furnished
by a licensed sanitarian. The reports of such tests shall be required at each
disposal area and must be presented to the Township prior to the issuance
of a building permit.
(5) All percolation tests shall conform to the Standards
of the Commonwealth of Pennsylvania.
(6) The "usable area" for sewage disposal shall be shown
on the final plan for each lot. The "usable area" shall be situated beyond
the radius of the water supply well and shall conform to all rules and regulations
or future amendments thereto of the Pennsylvania Department of Environmental
Resources.
(7) In no instance shall a septic tank, tile field or other
effluent disseminating system be located uphill from a drilled well and shall
not be closer to it than 100 feet, and 10 feet from any dwelling or property
line.
(8) Where on-lot systems are utilized for a subdivision proposed
to be served by a community system within a reasonable period of time not
to exceed 10 years, the Board of Supervisors may require the installation
of a sanitary sewage collection system, commonly called "capped sewers."
All other utility lines, including but not limited to electric, gas,
street light supply and telephone, shall be placed underground. Installation
of all utilities shall be in strict accordance with the engineering standards
and specifications of any state agency, the Township, or other public utility
concerned. All such underground utilities shall be put in place, connected
and approved, before the streets are constructed where such utilities lie
under the proposed cartway and before any person is permitted to occupy any
building to be served by such utilities.
The Board of Supervisors, at their discretion, may require streetlighting
to be installed for any subdivision or land development. Alternately, the
Board may require underground conduit with wires installed and stubbed below
ground level for future connection to streetlights.
[Amended 8-23-1995 by Ord. No. 191; 2-10-1999
by Ord. No. 233]
All breaks, openings, excavations or trenches located in any road right-of-way,
be they in existing roads or new subdivision roads under construction, shall
be backfilled completely with 2A modified stone, replacing all the excavated
materials in the opening without raising the surface of the highway, the road,
street, avenue, public lane, public alley, sidewalks or footpaths, due allowance
being made for the structures being placed in the trench. All backfilling
must be done by thorough mechanical tamping (E.G. Ram-Max, Jumping Jack or
Vibratory Plate) in uniform layers not exceeding six inches in depth based
upon field conditions.