[Amended 12-26-1990 by Ord. No. 90-12; 12-26-1990 by Ord. No.
90-15; 9-17-1992 by Ord. No. 92-6; 7-22-1993 by Ord. No. 93-10; 8-18-1994 by Ord. No. 94-7; 11-6-1996 by Ord. No. 96-5; 11-6-1996 by Ord. No.
96-6; 10-22-1998 by Ord. No. 98-13; 8-19-1999 by Ord. No. 99-11; 10-21-1999 by Ord. No. 99-13; 12-5-2001 by Ord. No. 2001-4; 11-1-2000 by Ord. No.
2000-9; 6-6-2007 by Ord. No. 2007-6; 9-2-2015 by Ord. No. 2015-04; 11-4-2020 by Ord. No. 2020-03]
The following principles, standards, and design requirements
shall be used in the evaluation of all subdivision and land development
proposals. Other design requirements as established in the Zoning
Ordinance or other municipal ordinances shall be used in addition
to the following:
A.
All portions of a tract shall be designated as to their use, such
as lots, roads, open space, parking areas, etc.
B.
Whenever possible, applicants shall preserve scenic areas, historic
sites, other community assets and landmarks and natural amenities
such as trees and waterways.
C.
Plans shall be designed to avoid excessive disturbance of vegetation
and movement of earth.
D.
Development and disturbance of floodplain land areas shall be governed
by additional standards contained in this chapter and all chapters
of the Township Code.
E.
Sidewalks, shared-use paths, curbs, and storm sewers shall be installed
along all existing and proposed public and private streets, common
driveways, common parking areas, open space corridors, and trail easements
except when this requirement is waived at the discretion of the Supervisors,
after review by the Township Planning Commission and Engineer. Engineering
design and construction standards shall be those contained in the
Township Engineering standards.
F.
The Board of Supervisors may request that development features exceed
these standards if conditions so warrant.
The standards in this article are the minimum requirements used
to judge the adequacy of subdivision and land development proposals.
A.
If strict application of these requirements would be unreasonable,
the applicant may request in writing that a waiver be granted by the
Board of Supervisors.
B.
The Township Planning Commission may, in such cases, recommend reasonable
modifications to the Board of Supervisors.
C.
The Board of Supervisors may, upon written request from the applicant,
modify or adjust the standards of this chapter, in accordance with
the standards and criteria set forth in the Pennsylvania Municipalities
Planning Code[1], to permit reasonable utilization of property in substantial
conformance with the objectives of the regulations and the public
interest. All requests for a modification shall:
(1)
Be in writing and part of an application for subdivision and/or land
development;
(2)
State the grounds and facts of unreasonableness or hardship on which
the request is based;
(3)
List the provision(s) of the chapter involved; and
(4)
State the minimum modification necessary.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
All new streets and extensions and widenings of existing streets
shall:
A.
Be offered for dedication to the Township or any authority having
jurisdiction over the street at the time of plan approval. The Township
may accept or refuse dedication of any street.
B.
Conform to the circulation element of the Township Comprehensive
Plan, as amended, Township Ultimate Right-of-Way Map and county or
state highway plans, and be designed to conform to existing streets.
C.
Provide appropriate access between abutting tracts of land for immediate
or future use.
D.
Create a road hierarchy among interior subdivision and land development
streets and exterior streets to ensure proper through-traffic flow,
local access and internal traffic distribution and flow.
E.
Be related closely to existing topography to assure reasonable grades,
alignment and drainage, appropriate access to lots and to minimize
regrading and removal of vegetation.
F.
Be designed to continue existing streets at equal or greater right-of-way
and cartway width, as recommended by the Township Engineer and Planning
Commission.
G.
Comply with PennDOT safety standards, unless as specifically required
otherwise by this article.
Every street, road, or highway within the Township shall be
classified by its function, and shall be subject to the requirements
for its classification as contained in this article. These classifications
are based on the Montgomery County Comprehensive Plan and the Indian
Valley Regional Comprehensive Plan which incorporates current standards
established by the American Association of State Highway and Transportation
Officials (AASHTO), and used by the Pennsylvania Department of Transportation
(PennDOT). Street classifications are intended to provide appropriate
standards for each road, as well as to coordinate street functions
and improvements among neighboring municipalities, the region, and
the state. The street classifications are as follows, which are illustrated
in The Lower Salford Road Classification Map (See Appendix A),[1] while the design standards are summarized in Figure 4.1:
Road Design Standards.
A.
Expressways. These highways carry the largest traffic volume and
are multilane divided highways with fully controlled access provided
only at grade separated interchanges. Expressways serve high volumes
of traffic at high speeds while providing high levels of safety and
efficiency. The typical posted speed is 55 miles per hour or higher.
B.
Arterials. Arterial roads provide a high degree of mobility in order
to better serve trips of longer length. Since access to abutting property
is not their major function, access controls are desirable to enhance
mobility. They are further classified as follows:
(1)
Principal arterials. Principal arterials generally provide between
two and four lanes of travel depending upon traffic volume and land
use density.
(2)
Minor arterials. Minor arterials interconnect with and augment principal
arterials in serving major activity centers. They typically accommodate
trips between seven and 25 miles in length. They are spaced at intervals
consistent with population density and carry vehicles within or between
several municipalities of the county. Lastly, they link other communities
not connected by principal arterials and provide key connections between
roads of higher classification.
C.
Collectors. Collector roads serve a dual function of providing a
mix of accessibility and mobility. They typically serve trips of up
to 10 miles in length and channel or distribute traffic to or from
a road of a higher classification. They are further subclassified
as major and minor collectors.
(1)
Major collectors: These types of roads provide a combination of mobility
and access with a priority on mobility. Ideally access is partially
controlled with preference given to through traffic. Access is permitted
with at-grade intersections and major access driveways of selected
land uses such as a retail or employment center. Few if any individual
driveways should be permitted off of major collectors. Major collectors
may accommodate trips within and between neighboring municipalities
and may serve as the major road through large industrial complexes
or office parks or provide key connections between roads of higher
classification.
(2)
Minor collectors: Minor collectors provide a combination of access
and mobility with more emphasis on access. They allow more access
to abutting properties with little or no restriction. Individual driveway
access is permitted. Generally minor collectors accommodate trips
only within a small segment of a municipality. They are spaced at
intervals to collect traffic from local roads and neighborhoods and
channel it to major collectors and arterials. Finally minor collectors
may serve as a major road through a residential neighborhood.
D.
Local roads. Local roads and streets have relatively short trip lengths,
generally not exceeding one mile. Because property access is their
main function, there is little need for mobility or high operating
speeds. Through traffic is discouraged from using local roads. Local
roads are to be designed to link adjacent neighborhoods and to provide
a link between individual properties and the collector road network.
(1)
Residential streets. New streets or extensions of existing streets
in residential developments function primarily to provide vehicular
access and street frontage for each lot. Parking on both sides may
occur on residential streets unless driveways take access on them
or the development otherwise provides significant off-street public
parking which is convenient to all the proposed houses.
E.
Alleys: Alleys are smaller service roads which provide a secondary
access to lots and buildings. They shall not be more than 750 feet
in length and shall have a paved cartway of 18 feet. Alley widths
may be reduced to 14 feet when limited to one-way traffic. Alleys
shall intersect on both ends with a street or another alley. The Township
will not accept dedication of any alley.
|
Figure 4.1: Road design standards.
| |||||||
|---|---|---|---|---|---|---|---|
|
Functional Classification
|
Ultimate Right-of-Way
(feet)
|
Minimum Travel Lane Width
(feet)1
|
Minimum Paved Shoulder/Bicycle Lane Width
(feet)
|
Or
|
Minimum Parking Lane Width
(feet)
|
Border Area
| |
|
Grass Strip
(feet)
|
Sidewalk
(feet)
| ||||||
|
Principal arterial
|
100
|
12
|
8
|
Not Permitted
|
5
|
5
| |
|
Minor arterial
|
80
|
11
|
8
|
Not Permitted
|
5
|
5
| |
|
Major collector
|
60
|
11
|
6
|
8
|
4
|
5
| |
|
Minor collector
|
50
|
10
|
5
|
8
|
4
|
5
| |
|
Local road/residential street
|
502
|
10
|
5
|
8
|
4
|
5
| |
|
Alley
|
NA
|
183
|
NA
|
NA
|
NA
|
NA
| |
|
1
|
On streets and alleys where the travel lane is next to a curb,
an additional 2 feet of travel lane is necessary.
|
|
2
|
On residential streets where parking is on both sides, the ultimate
right-of-way shall be 58 feet.
|
|
3
|
Alley widths may be reduced to 14 feet when limited to one-way
traffic.
|
[1]
Editor's Note: See the "Road Classification and Ultimate R/W Widths" map, included as an attachment to this chapter.
Sight distance, horizontal and vertical curvature, superelevation
and maximum and minimum street grades shall conform with those found
in Figure 4.1 and Figure 4.2 of this article. The Board of Supervisors
may allow the applicant to use the standards contained in the most
recent edition of A Policy on Geometric Design of Highways and Streets,
published by the American Association of State Highway Transportation
Officials, or current PennDOT standards if the Township Engineer agrees
that those guidelines are more appropriate in a given situation. In
addition, the following standards and guidelines shall be complied
with:
A.
Long radius, gentle curves are encouraged rather than shorter radius
curves connected by tangents.
B.
Curve-tangent relationships shall follow accepted engineering guidelines
for safety and efficiency. For example, minimum radius curves shall
not be used at the ends of long tangents.
C.
Street grades shall be measured along the center line in accordance
with the following:
(1)
The minimum grade for all streets shall be 1%.
(2)
The maximum grades for local streets shall be 10%.
(3)
The maximum grades shall be 5% for arterial and collector roadways.
(4)
Curve-grade combinations shall follow accepted engineering guidelines
for safety and efficiency. For example, minimum-radius horizontal
curves will not be permitted in combination with maximum grades.
At all approaches to intersections, street grades shall not
exceed 4% for a minimum distance of 50 feet from the intersection
of curblines or edges of cartways.
All street intersections shall be governed by the standards
of this section.
A.
Number of streets. Not more than two streets shall intersect at the
same point.
B.
Three-way/four-way intersections. Three-way or T-intersections shall
be used instead of four-way intersections unless the four-way intersection
can be justified in terms of necessary and desirable traffic movements.
C.
Angle of intersections.
(1)
All intersection approaches shall be designed at right angles unless
sufficient reason exists to justify a lesser angle. However, no angle
shall be less than 75° for intersections with primary arterials
or secondary arterials or 70° for intersections between local
access streets, measured at the center lines of the intersections.
(2)
Where angled intersections are used, it is preferable to design them
so that the heavier traffic flow will make the turn which is greater
than 90°, rather than the turn which is less than 90°.
D.
Corrective changes to existing intersections. When existing streets
intersect at odd angles or have more than four approaches, the applicant
shall make corrective changes to bring the intersection into compliance
with this chapter, as required by the Supervisors, who shall first
seek the advice of the Township Engineer and Planning Commission and
other technical advisors or agencies, as appropriate. For state and
county highways, corrective changes shall comply with the requirements
of the appropriate agency.
E.
Waiver of corrective changes. The Supervisors may waive the above
requirements for corrective changes under one or more of the following
conditions:
(1)
When changes made on the applicant's land will not improve the
intersections deficiencies.
(2)
When other road improvements are already planned which would correct
the problem without changes required of the applicant.
(3)
When not required by PennDOT where the intersections are under their
jurisdiction.
F.
Radii of pavement at intersections. Street intersections shall be
rounded with tangential arcs at pavement edge (curbline) as indicated
in Figure 4.2. The values presented are minimum values and the actual
utilized is to be verified based upon the largest fire truck or emergency
vehicle utilized by the Township or by the largest design vehicle
anticipated to use a site, whichever is greater, which will be verified
with truck turning templates for all movements.
G.
All radii specified herein must be increased if fire trucks or other
emergency vehicles would have difficulty with ingress or egress as
determined by the Township Fire Marshall. Any increase in radii shall
be reviewed by the Township Engineer. The applicant is required to
provide turning templates based on the largest firetruck or emergency
vehicle utilized by the Township or by the largest design vehicle
anticipated to use a site, whichever is greater, for all turning movements
at an intersection.
H.
Single-access street intersections.
(1)
Intersections with single access streets shall be designed with the
single access street extending as a side street from the through street,
rather than have a through street extend through an intersection to
terminate as a single access street.
(2)
Four-way intersections may be created using two permanent single
access streets intersecting directly opposite one another along a
through street, when the through street is a local access street.
I.
Approaches to intersections. Approaches to intersections shall follow
a straight course for a minimum of 50 feet for local access streets.
All other streets shall follow a straight course in accordance with
accepted engineering standards, but in no case less than 50 feet.
J.
All intersections shall provide minimum safe stopping sight distance in compliance with AASHTO and PennDOT standards. For standards regarding clear sight triangles and safe sight distances see § 142-33.
K.
Street intersection spacing shall be in compliance with the regulations
contained in this section, measured from centerline to centerline.
(1)
The spacing listed in Figure 4.2 shall be considered minimum spacing.
Where greater spacing is required in compliance with current AASHTO
or PennDOT standards, the greater spacing distances shall be applied,
as determined by the Township Engineer.
(2)
Offset intersections. In any case where the center lines of street
intersections are, or would be, within 150 feet of each other, they
shall be made to coincide by relocating the street within the applicant's
land, unless additional problems of sight distance or other safety-related
problems would be created.
L.
Vertical curve length. Vertical curve lengths shall be designed based
upon the roadway design speed to meet the required sight distance
criteria for vertical and sag curves based on acceptable criteria
as outlined in PennDOT's Design Manual 2 (DM2) and/or AASHTO.
M.
Horizontal curve radius. Horizontal curve radius shall be designed
based on the roadway design speed criteria as outlined in PennDOT's
Design Manual 2 (DM2) and/or AASHTO. Combinations with the minimum
radius horizontal curve and the maximum grade will not be approved.
N.
Traffic islands shall be constructed with a mountable curb.
|
Figure 4.2: Street Alignment and Intersection Standards
| ||
|---|---|---|
|
Functional Classification
|
Intersection Spacing
(feet)
|
Corner Radius
(feet)
|
|
Principal arterials
|
800
|
50
|
|
Minor arterials
|
800
|
35
|
|
Major collector
|
600
|
35
|
|
Minor collector
|
400
|
25
|
|
Local roads/residential streets
|
200
|
25
|
|
Alleys
|
N/A
|
15
|
Single-access streets shall only be permitted when a through
street or a temporary cul-de-sac street are infeasible. The Township
Board of Supervisors may require applicants to extend proposed single-access
street(s) to existing public roads or to the edge of property lines.
Additionally, an emergency access is required for single access streets.
The emergency access drive shall be a minimum of 10 feet wide with
bollards/chain at either end. The emergency access drive shall be
paved and designed to the satisfaction of the Township Fire Marshall.
In addition, the Township Board of Supervisors may require applicants
to redesign proposed single-access cul-de-sac street(s) into single-access
loop streets.
A.
Any street which is served by only one intersection with a through
street shall be considered a single-access street, regardless of the
street's configuration within the proposed subdivision or land
development. Included in this classification of streets are:
B.
Single-access streets shall be subject to the requirements for their
classification of street, notwithstanding their single-access status.
(1)
Permanent cul-de-sac streets:
(a)
Shall only be permitted if the Township Board of Supervisors
determines that a more desirable street layout, such as through streets,
temporary cul-de-sac or single-access loop streets, is infeasible.
(b)
Shall be permanently closed at one end with a paved turnaround.
The design of the turnaround for a specific location shall be determined
by the Board of Supervisors with the recommendation of the Planning
Commission.
[1]
When the turnaround has a landscaped island, the circular vehicular
turnaround shall be comprised of a twenty-six-foot-wide curbed and
paved cartway with an inside radius of 60 feet and an outside radius
of 86 feet, within a right-of-way with an inside radius of 50 feet
and outside radius of 96 feet. The fifty-foot landscaped island shall
meet the following requirements:
[a]
The landscaped island shall be owned and maintained
by a homeowners' association. The bylaws of the homeowners'
association, and all documents governing ownership, maintenance and
use restrictions for common facilities, shall be submitted to and
approved by the Township Board of Supervisors, in consultation with
the Township Solicitor. Alternative methods of ownership and/or maintenance
of the landscaped islands may be allowed by the Board of Supervisors.
[2]
When the turnaround does not have an island, the outer paved
radius shall be 42 feet within a right-of-way with an outside radius
of 52 feet.
(c)
Shall be a minimum of 250 feet in length and shall not exceed
750 feet in length unless approved by the Supervisors when warranted
by special conditions.
[1]
Measurement of the length shall be made from the edge of pavement
of the through street to the most distant point on the edge of pavement
of the turnaround, measured along the cul-de-sac street's center
line.
(d)
Shall be served by an appropriately located emergency access-way
when required by the Supervisors.
(2)
Temporary cul-de-sac streets:
(a)
May be temporarily closed at one end, with the intent to extend
the street onto the abutting tract upon its development.
(b)
Shall be built to the tract boundary line at a location and grade that are logical for extension onto the abutting tract, but shall be a minimum of 250 feet and shall not exceed 750 feet in length, unless approved by the Supervisors when warranted by special conditions, as in Subsection B(1)(c)[2] herein.
(c)
Shall not be extended as a cul-de-sac street, but shall be connected to another through street, unless approved by the Supervisors when warranted by special conditions as in Subsection B(1)(c)[2] herein.
(d)
Shall form a logical step in the circulation pattern of the
area in which it is located.
(e)
Shall be provided with a vehicular turnaround at the closed
end, abutting the tract boundary, with a paving radius of at least
42 feet.
[1]
Construction shall meet the same requirements as for a permanent
cul-de-sac turnaround.
[2]
Those portions of the turnaround extending beyond the street
right-of-way shall be located on temporary access easements, valid
only until the road is extended.
[3]
Upon extension of the street, the full rights and responsibilities
for the area of the temporary easements shall revert to the owners
of the lots on which they were located.
(f)
The developer responsible for extension of the street shall
also be responsible for the following:
[1]
Removal of all curbing and paving of the temporary turnaround
beyond the width of the street's cartway.
[2]
Installation of new sidewalk, curbing and cartway paving to
complete the street connection.
[3]
Extension of utilities as necessary.
[4]
Repair of any improvements damaged in this process.
[5]
Grading, installation and/or restoration of lawn areas where
affected by this removal and construction process.
(3)
Multiple cul-de-sac streets:
(a)
Are single-access streets which terminate in more than one vehicular
turnaround.
(b)
Shall only be permitted if the Township Board of Supervisors
determines that a more desirable street layout, such as through streets,
temporary culs-de-sac, or single-access loop streets, is infeasible.
(c)
May be permitted where the length of cul-de-sac is at least
250 feet and less than 750 feet measured from the through street intersection
to each turnaround.
(d)
May be permitted to exceed the 750-foot-limit when approved by the Supervisors when warranted by special conditions, as in Subsection B(1)(c)[1] and [2] herein, or when qualified as a temporary cul-de-sac as regulated in Subsection B(2) herein.
(e)
Shall be served by an appropriately located and designed emergency
accessway when required by the Supervisors.
(4)
Single-access loop streets:
(a)
Are single-access streets which do not terminate in a vehicular
turnaround, but instead loop back to intersect with themselves.
(b)
Shall only be permitted if the Township Board of Supervisors
determines that a more desirable street layout, such as through streets
or temporary culs-de-sac, is infeasible.
(c)
When permitted, shall meet the following requirements:
[1]
Shall not, under any circumstances, exceed 2,000 feet in length,
measured from the intersection with the through street, along the
entire center line around to its intersection with itself.
[2]
Shall not contain or serve more than 45 residential lots or
dwelling units.
[3]
Shall be required to be served by an appropriately located and
designed emergency accessway when required by the Supervisors.
(5)
Stub streets:
(a)
Shall be provided in appropriate locations for vehicular access
to abutting undeveloped lands when required by the Supervisors, upon
advice of the Township Planning Commission and Engineer.
(c)
Shall be provided with a vehicular turnaround.
(d)
Shall be constructed to the property line in accordance with
the standards of this chapter applicable to the classification of
streets it will be upon extension.
Clear sight triangles shall be required to be maintained along
all approaches to all street intersections, and all intersections
of driveways with streets, in compliance with the standards herein.
A.
Clear sight triangles shall be measured in each direction along street
and non-residential driveway center lines, from their point of intersection
in accordance with Figure 4.2.
B.
Where differing classifications of streets intersect, the higher
classification of street shall determine the dimensions used.
C.
For residential driveways, the sight distances, referenced in current
PennDOT standards shall apply.
|
Figure 4.3: Clear Sight Triangle Standards
| |
|---|---|
|
Functional Classification
|
Clear Sight Triangle
(feet)
|
|
Principal arterials
|
300
|
|
Minor arterials
|
200
|
|
Major collector
|
150
|
|
Minor collector
|
100
|
|
Local roads/residential streets
|
75
|
|
Alleys
|
50
|
D.
Within the area of clear sight triangles, obstructions to visibility
shall not be permitted within the following ranges of height:
(1)
For all streets, between 2 1/2 feet and 12 feet above the edge
of paving.
(2)
Any plant materials placed within clear sight triangles shall be
properly maintained to continually comply with the height restrictions
herein. If not properly maintained, the Township reserves the right
to trim or remove the plant materials, upon due notice to the property
owner.
(3)
Exceptions may be made by the Board of Supervisors to permit the
following items in a clear sight triangle:
(a)
One private sign or lamppost, provided that the post does not
exceed one foot square or diameter, and that the sign or lamp itself
is above the top height limitation.
(b)
One shade tree, provided that, as the tree matures, its lower
branches will be removed within the restricted height ranges.
(c)
Existing shade trees, provided that the lower branches are removed
within the restricted height ranges and that the size, number and
arrangement does not impede adequate visibility. The Board of Supervisors
may require removal of one or more trees as necessary to provide adequate
visibility.
(4)
Where street or driveway grades drop off from an intersection, the
Supervisors may modify these requirements as necessary to improve
visibility at the intersection.
Driveway intersections with streets shall be subject to the
PennDOT and Township permit process for state roads and the Township's
permit process for Township roads along with the additional requirements
of this chapter.
A.
Driveway intersections with streets:
(1)
Shall provide adequate safe stopping sight distance in compliance
with the current American Association of State Highway and Transportation
Officials (AASHTO) or PennDOT standards.
(2)
Where the minimum safe stopping sight distance line of sight extends
over the applicant's property line and outside the legal right
of way, the applicant shall relocate the driveway intersection to
a position where the line of sight is within the legal right-of-way
line and the applicant's property.
(4)
Shall be designed and constructed in compliance with current PennDOT
standards, unless Township standards are more restrictive.
(5)
The Township may require widening, acceleration lanes, deceleration
lanes or other requirements if deemed necessary by the Township Engineer
on any Township, county or state road.
B.
In order to facilitate safe and efficient access between streets
and driveways, the number of driveways permitted to serve individual
parcels of land shall be kept to the minimum needed to adequately
serve the parcel in question.
(1)
Properties with frontages of 100 feet or less may be permitted not
more than one driveway intersection with a street.
(2)
Not more than two driveway intersections with the same street may
be permitted for any parcel of land unless anticipated traffic volumes
warrant more than two and then only when supported by a traffic study
prepared by a professional engineer registered in PA.
C.
Driveway intersections serving individual parcels of land may be
prohibited by the Board of Supervisors where such intersections would
create congestion, interference and/or hazards to traffic flow and
safety by reason of street grades, land forms, vegetation, frequency
of driveway intersections, limited sight distances and/or high speed
traffic flow. In such cases, the Board of Supervisors may permit reasonable
alternative forms of vehicular access to the parcel of land by means
of:
D.
Where driveway intersections are prohibited by the Board of Supervisors
and alternative forms of vehicular access would cause an undue burden
upon an applicant, the Board of Supervisors may permit an alternative
interim access solution in compliance with the following:
(1)
It is the safest feasible alternative, acceptable to the Township
Engineer and/or current PennDOT standards.
F.
Choice of streets. When streets of different classes are involved,
the driveway shall provide access to the street of lesser classification
unless this requirement is waived by the Board of Supervisors for
reasons of sight distance, incompatibility of traffic, grading, drainage
or other major reasons.
G.
Stopping areas. Regardless of the driveway classification, all driveways
shall be provided with a stopping area within which the grade shall
not exceed 6%. The stopping area shall be measured as follows:
H.
Maximum grade for driveways.
(1)
Residential driveways shall not exceed 4% grade within the ultimate
right-of-way or 20 feet from the edge of the street cartway, whichever
is greater. The maximum driveway slope beyond the leveling area of
4% shall be a maximum of 15% grade.
(2)
All other driveways shall not exceed 4% grade within the ultimate
right-of-way or 20 feet from the edge of the street cartway, whichever
is greater. The maximum driveway slope beyond the leveling area of
4% shall be a maximum of 8% grade.
I.
All residential driveways must be paved unless they exceed 150 feet in length. Driveways which exceed 150 feet in length will be required to be paved within the ultimate right-of-way or for the first 20 feet away from the edge of the street cartway, whichever is greater. See § 142-35A(4).
J.
Turnaround areas. All residential driveways provided along arterial
and collector roads must provide a separate turnaround area to prevent
vehicles from backing out to the road or backing into the driveway
from the road.
Parking and related internal driveways shall be governed by
the following regulations:
A.
General.
(1)
Off-street parking facilities shall be provided in compliance with
the parking requirements of the Zoning Ordinance and the regulations
contained herein.
(2)
Angled or perpendicular parking shall not be permitted along public
or private streets, except where specifically permitted by this chapter
or other ordinances.
(3)
The terms "parking lot," "parking area" and "parking" are interchangeable.
"Parking" includes the driveway which provides direct access to the
parking spaces.
(4)
All parking areas and driveways into and out of said parking areas
shall be paved, unless otherwise noted in this chapter, and all paving
shall be installed in accordance with the Township engineering standards.
Driveways and parking areas of single-family detached homes with driveways
of 150 feet or more in length, measured perpendicularly or radially
from the edge of the street cartway, must be paved for at least 20
feet, measured from the edge of the street cartway, while the remaining
driveway and parking area can either be paved or consist of gravel.
(5)
Perpendicular parking spaces shall be at least nine feet wide and
18 feet long, except in parking lots that service retail areas or
restaurants, in which case parking spaces shall be at least 10 feet
wide and 20 feet long.
(a)
Where vehicles may overhang a planting strip, at the discretion
of the Board of Supervisors, a one-foot widening of the planting strip
shall permit a one-foot reduction of parking space length. Bumper
stops and/or curbs shall be provided which allow the parked vehicle
to extend at least one foot over the edge of the pavement.
(b)
Handicapped parking stall dimensions shall be in accordance
with standards developed under the Americans with Disabilities Act
(ADA), as amended.
(6)
Parallel parking spaces shall be at least eight feet wide and 22
feet long.
B.
All parking lots.
(1)
Parking shall not be permitted along driveways which serve as the
entrance(s) or exit(s) to parking areas with a capacity of 50 cars
or more.
(2)
Parking areas shall not be located closer than 15 feet to any tract boundary line or from any ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 142-42, Landscape regulations.
(3)
Where the edge of a parking area is located close to a street, driveway or other parking area and the provisions of Subsection B(2) above do not apply, a minimum separation of 10 feet shall be provided from the parking area to the ultimate right-of-way. This spacing shall consist of raised landscaped area, preferably curbed, with planting in conformance with § 142-42 herein.
(4)
Dead-end parking areas shall be discouraged when the required parking
capacity can be accommodated in a layout that permits more convenient
vehicular movements. However, extraneous through-traffic flow should
be avoided.
(a)
Up to 30 parking spaces may also be located in a dead-ended
parking area if there is no more desirable alternative feasible, and
sufficient backup areas provided for the end stalls.
(b)
More than 30 parking spaces may be located in a dead-ended parking
area only if a turnaround area is provided at the closed end, suitable
for passenger car turning. The turnaround area may be circular, T-
or Y-shaped or other configuration acceptable to the Board of Supervisors.
(5)
Parking spaces designed for the exclusive use by disabled persons
shall be installed in all parking lots as close and convenient to
the building entrances as is reasonable. The specific number and locations
of handicapped stalls shall be in conformance with the Americans with
Disabilities Act (ADA).
(6)
Provisions for pedestrian safety within a parking lot shall be required
by providing sidewalks, delineated crosswalks, traffic calming devices,
and other measures, including appropriate lighting, as determined
by the Board of Supervisors.
(7)
Innovative stormwater management controls such as rain gardens are
encouraged in parking lot design.
C.
Sidewalks, curbs and storm sewers in parking lots.
(1)
Sidewalks, curbs and storm sewers shall be installed along all existing
and proposed common parking areas.
(2)
All sidewalks shall be a minimum of five feet wide.
(3)
In areas of the parking lot where parked cars extend over the sidewalk,
an additional two feet of sidewalk width shall be required.
(4)
The Board of Supervisors may require additional sidewalk width in
areas where higher volumes of pedestrian traffic are anticipated.
D.
Residential parking lots.
(1)
Parallel rows of parking spaces, which are not separated by a driveway, shall be separated by a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 142-42 herein.
(2)
A single row of parking spaces located parallel to and between two driveways shall be separated from one of the driveways by a raised and/or curbed planting strip, a minimum of five feet wide, landscaped in accordance with § 142-42 herein.
E.
Nonresidential parking lots.
(1)
Parking lots with a capacity of 15 to 100 cars shall require a curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 142-42 herein, around the entire perimeter except where buildings, driveways and walkways are located.
(2)
Nonresidential parking lots for more than 100 cars shall be divided
into sections by curbed planting strips and planting islands in accordance
with the following regulations:
(a)
Planting strips shall be placed parallel to the rows of parking
in the following locations:
[1]
Between main access (entrance - exit) driveways and rows of
parking spaces.
[2]
Between other major driveways and rows of parking spaces (service
drives, general internal circulation).
[3]
Within large parking areas at intervals of not more than four
rows of parking stalls.
[4]
Refer to Appendix B (Previously referred to as Figure iV-2,
this illustration of a potential parking lot configuration will be
updated by MCPC once the final standards are approved) for an illustration
of appropriate locations and use of these planting strips.
(b)
All planting strips shall be a minimum of 15 feet wide and shall run the length of the parking row. All planting strips shall meet the landscaping requirements of § 142-42D of this chapter.
(d)
All planting islands shall be a minimum of 10 feet by 20 feet in area and shall meet the landscaping requirements of § 142-42D of this chapter.
(e)
Adequate sight distance must be available at the ends of planting
strips.
(3)
Shared access. When required by the Board of Supervisors, applicants
shall create agreements for shared vehicular access as the preferred
means of reducing the total number of curb cuts for traffic safety
and congestion reasons.
(a)
Nonresidential lots shall provide cross-access easements for
parking areas and driveways guaranteeing access to adjacent lots.
Interconnections shall be logically placed and easily identifiable
to ensure convenient traffic flow.
(b)
When two or more abutting lots share an access driveway, the
driveway shall be designed as the main access to those lots, and one
or more existing access driveways should then be closed.
(c)
Where development of three or more adjoining parcels consolidates
vehicular access into one shared driveway, that driveway shall be
designed to local street standards, except that a fifty-foot right-of-way
is not required.
(d)
Shared access may be located entirely on one lot or be split
among a common lot line.
(e)
Access easement and maintenance agreements or other suitable
legal mechanisms shall be provided, in a form acceptable to the Board
of Supervisors in consultation with the Township Solicitor.
(f)
Liability safeguards for all property owners and lessees served
by the shared access shall be guaranteed to the satisfaction of the
Board of Supervisors in consultation with the Township Solicitor.
(4)
The specific purposes to be served by these requirements are to:
(a)
Add visual character and improve the appearance of large parking
areas by reducing their massiveness.
(b)
Provide shade for parked cars and reduce heat islands, stormwater
run-off, and air pollution.
(c)
Improve vehicular and pedestrian safety by reducing random vehicular
flow across parking areas.
(d)
Reduce the amount and improve the quality of stormwater runoff
by providing pervious, landscaped areas within parking lots.
(e)
To permit a high level of visibility for those uses for which
visibility is an important factor.
(f)
To facilitate snow removal and storm drainage and to conserve
energy in construction and resurfacing operations, by laying out the
paving surface with minimal obstructions.
The following requirements apply to driveways within sites proposed
for land development as well as other sites proposed for development
which will provide parking capacity for 50 or more cars:
A.
A smooth transition shall be provided between the driveway section
required for access to a public street and the driveway(s) required
for internal site circulation.
B.
Main access driveways (entrance - exit) and service driveways handling
large trucks shall be a minimum paved width of 30 feet, with one lane
in each direction or larger if required by current PennDOT standards
governing the volume of traffic anticipated.
C.
Access driveways for cars and other small vehicles which are clearly
secondary in importance may be reduced to 24 feet in paved width,
unless otherwise required by current PennDOT standards governing the
volume of traffic anticipated. A minimum through length of 50 feet
shall be provided for all access driveways intersecting with arterials
and collectors.
D.
Interior storefront driveway in shopping centers shall be a minimum
paved width of 32 feet, to allow one lane in each direction and a
dropoff/pickup lane along the sidewalks.
E.
Driveways and drive aisles along other nonresidential buildings shall
be a minimum paved width of 24 feet, except where a dropoff/pickup
lane is proposed, the width shall be 32 feet.
F.
Parking aisles shall be a minimum of 24 feet wide with two-way traffic
flow for convenience and efficiency.
G.
One-way driveways and/or parking at less than right angles may be
permitted only when:
H.
Wherever feasible, internal circulation driveways shall extend from
access drives in locations which permit and encourage entering traffic
to turn and enter the parking aisles without first traveling along
a building-front driveway. This feature is intended to reduce the
volume of vehicular traffic along a building-front driveway to make
it safer for pedestrian traffic. Refer to Appendix B (previously referred
to as IV-2, this illustration of a potential parking lot configuration
will be updated by MCPC once final standards are approved) for an
illustration of this concept.
The length, width and shape of blocks shall be guided by the
following:
A.
The ideal block length measured along the building frontages is 800
feet. The minimum block length shall be 300 feet and the maximum block
length shall be 1,500 feet unless the zoning ordinance specifies different
minimum/maximum dimensional requirements.
C.
Respect for existing natural features which may constrain subdivision
or land development.
D.
Blocks shall be designed to continue the adjacent area's existing
street pattern and to provide efficient, convenient and safe pedestrian
and vehicular circulation.
E.
Suitability of lotting pattern and building sites created by the
blocks.
A.
Lots shall meet or exceed the minimum area and width requirements
of the Zoning Ordinance and be generally sufficient in size and shape
to adequately accommodate the development or use proposed for it.
Lots that contain natural restrictions such as wetlands, water bodies,
steep slopes, or other features shall be made large enough to provide
suitable area for the intended use of the lot without requiring encroachment
upon natural amenities. Lots with existing or planned public or required
improvements such as fuel pipe lines, underground utility easements,
stormwater detention basins, high voltage power lines, or other facilities
shall be sized to allow suitable room for the intended use of the
lot without requiring encroachment on the public facilities or easements.
B.
Deep, narrow lots and wide, shallow lots are to be avoided, except
that lots for attached dwelling units may receive special consideration.
The depth of a lot for a single-family detached home shall not exceed
2 1/2 (2.5) times its width at the building line. Every lot shall
contain a building envelope suitable for the type(s) of development
proposed.
C.
Every lot shall have a minimum of 25 feet of frontage as measured
at the legal and ultimate public street right-of-way line or at the
equivalent right-of-way line of a public, private, or common street.
Sufficient frontage is the minimum width required to site a driveway
into the property in accordance with the design requirements in this
section, the Township Zoning Ordinance, and other appropriate state,
federal, and local regulations. Corner lots will meet lot frontage
requirements on two streets.
D.
Lot lines shall be drawn parallel, concentric, at right angles or
radial to the right-of-way line whenever feasible and not otherwise
justifiable by existing, permanent, natural or man-made features.
Where possible, lot lines shall coincide with abutting lot lines and
lot lines across streets. Generally, lot corners of several lots should
coincide.
E.
Reverse frontage lots may be used as an alternative to marginal access streets or normal lotting when the lots abut a major collector street or street of a higher classification, or has natural conditions along one street that prevents safe access. When reverse frontage lots are used, an additional 25 feet shall be added to the minimum rear yard setback abutting a major collector street or street of a higher classification, to provide a landscaped buffer area in the rear yard in accordance with the reverse frontage lot standards of § 142-38F, below.
F.
Rear lots, as defined herein, may be permitted by the Board of Supervisors,
in accordance with the following standards and criteria:
(1)
Purposes of rear lotting shall be as follows:
(a)
To preserve existing farmland and/or rural appearance and character
by locating new development remote from existing road frontage, especially
when new development can be screened from view by intervening topographic
features such as hills and/or wooded areas.
(b)
To permit reasonable subdivision of land which is physically
constrained by unusual configuration of the tract or limited road
frontage, and which could not be subdivided in a desirable manner
using conventional streets and lofting patterns.
(c)
To permit an alternative to the use of local access streets
where such streets cannot be justified in terms of the number of lots
served, volumes of traffic generated and/or the need to extend, supplement
or otherwise support or reinforce an established road pattern or traffic
circulation plan for the area surrounding the proposed subdivision.
(2)
Parts of a rear lot. Rear lots shall be comprised of two parts, the
access strip and the body of the lot, in compliance with the following
standards:
(a)
The access strip shall be a minimum of 25 feet wide for its
entire length, including that portion which abuts a public street
right-of-way for access.
(b)
When necessary or desirable for grading, drainage or preservation
of natural features, such as trees, the access strip shall be widened
beyond the twenty-five-foot minimum as necessary. Fifty feet is suggested
as a maximum width.
(c)
When the body of the rear lot is capable of being further subdivided
into additional lots, the minimum width for its access strip shall
be 50 feet, for future use as a road right-of-way, unless further
subdivision is prohibited by a deed restriction or other legal instrument
approved by the Township Solicitor.
(d)
The access strip shall be a fee-simple part of the rear lot
and shall not be a separate parcel or easement. This portion of the
lot shall not be used for any purpose other than the location of an
access driveway. Vehicle parking, sewage disposal systems, and the
development of any structures shall be specifically prohibited in
the access strip.
(e)
The body of a rear lot shall comply with all the minimum dimensional
requirements of the zoning district in which it is located. The area
of the access strip shall not be counted toward the minimum lot area
requirement.
(f)
The front yard of the rear lot shall be parallel to the frontage
street. In the event the access strip is proposed for a future road,
a second front yard for the purpose of establishing setbacks shall
be measured from the potential access road.
(g)
All minimum setback requirements in the applicable zoning ordinance
shall be increased by 25% in rear lots.
(3)
Review factors. In reviewing applications for rear lots, the following
factors will be considered by the Board of Supervisors, Planning Commission,
and Engineer:
(a)
The amount of road frontage and configuration of the property
being subdivided.
(b)
The sizes and number of lots proposed, including both the total
number of lots and the number of rear lots.
(c)
The type and character of road which the tract abuts.
(d)
The topography of the parcel being subdivided, with an emphasis
on trees and slopes.
(e)
The physical characteristics of the surrounding area and whether
or not the subdivision site is distinguishable from:
(f)
The development status of the surrounding sites.
(g)
The visual character preferred for the tract; that is, whether
it's better to see a lot of houses butting the road or to hide
some in rear areas to reduce the perceivable density of development.
(h)
Whether rear lots would set an undesirable precedent for nearby
sites.
(i)
The economic impact of requiring road construction as compared
to using rear lots.
(j)
The visual and physical impacts of road construction as compared
to the use of access strips.
(4)
Design standards for rear lots.
(a)
The length of the access strip shall be kept to a minimum.
[1]
As a guide, the preferred length is approximately equal to the
depth of one lot which complies with the minimum lot width and area
requirements of the district in which it is located.
[2]
No access strip shall exceed two times the lot depth described in Subsection F(4)(a)[1] above, unless the primary purposes of the additional length are to preserve farmland or other land for preservation of agriculture or rural character, by locating new development remote from road frontage.
(b)
The location of the access strip shall be logical relative to
the body of the rear lot, surrounding property configurations and
natural features of the land, and it shall intersect the public street
at a safe, visible location.
(c)
Turns greater than 60° shall be avoided in access strips.
[1]
It may be necessary to widen the access strip at such sharp
turns to accommodate grading, drainage or tree preservation.
(d)
Driveways serving access strips shall comply with the Township's
Engineering Standards for drainage and cartway, from the edge of road
pavement to a distance of 50 feet beyond the ultimate right-of-way
line of the road.
(e)
Truck turning templates shall be provided to verify emergency
vehicle access to/from these lots.
(f)
When two access strips abut they shall share a common access
point and driveway from the edge of pavement to a distance of 50 feet
beyond the ultimate right-of-way line of the road, from which point
either one common driveway or two individual driveways may continue.
The shared portion shall be a minimum of 18 feet wide.
(g)
When more than two access strips would abut one another, the
Board of Supervisors may require the use of a public street, instead
of a driveway, in accordance with the standards of this chapter.
(h)
If a private rural lane is not used instead of multiple access
strips, only one common driveway shall be permitted, with appropriate
cross-easements, to serve the multiple access strips. Such a common
driveway shall be constructed in compliance with the Township's
Engineering Standards.
(i)
Access points to rear lots, whether single or paired, shall
be separated by at least 300 feet as measured along the right-of-way
line. Separation distance shall be measure from the center point of
the nearest access strips unless specific driveway access points have
been clearly established.
(j)
No more than one tier of rear lots shall be permitted on a tract.
In other words, a rear lot may not be located behind another rear
lot.
(k)
In a subdivision of five or more lots, the ratio between flag
lots proposed and full width lots proposed shall not exceed 1:5.
(l)
Rear lots are not permitted at the bulb or turn-around of a
cul-de-sac street.
(m)
Rear lots are not permitted to gain access from a single access
street.
(n)
The access strip must serve as the primary access point for
the lot unless a common driveway or access is gained through an easement
at a safer and less environmentally damaging location.
(5)
Provisions for future roads. The Board of Supervisors may permit
the use of rear lots where one or more access strips are intended
to serve as a right-of-way for a road which will serve future lotting.
The following regulations shall apply:
(a)
Legal guaranties shall be provided to assure future use of any
access strip proposed for future use as a road, subject to approval
of the Township Solicitor.
(b)
The road shall be constructed or financially guaranteed at the
applicant's expense, in compliance with Township standards.
(c)
Access strips legally and financially guaranteed for future
use as roads may comprise the legal and physical access to otherwise
landlocked residual parcels only if the access is irrevocably guaranteed.
(d)
An overall tentative sketch plan shall be submitted as part
of the proposed subdivision to show how the rear lotting and reservation
of access strips for future roads forms a logical and appropriate
first phase in subdivision of the entire tract and/or how it will
allow interconnection with adjacent tracts.
(e)
When the road is constructed, any access strips which are no
longer needed shall revert to the owners of the abutting lots, in
accordance with the terms agreed to as part of the original preliminary
plan approval which created the access strips.
A.
Minimal grading: Grading shall be limited to the minimum amount of
disturbance of soil or natural topography.
B.
All permanent and temporary cutting, filling, grading, regrading
and/or other forms of earth-moving activities shall be known as "grading"
and shall be conducted only in compliance with the Township's
engineering standards and the following requirements.
(1)
All grading shall be set back from property lines a minimum of five
feet, or a sufficient distance to prevent any adverse effects on adjacent
properties.
(2)
No permanent excavation shall be made with a cut face steeper in
slope than four horizontal to one vertical. For steeper slopes, a
soils report prepared by a qualified engineer or geologist experienced
in performing such studies and registered in the Commonwealth of Pennsylvania
shall be prepared to document the soil stability.
(3)
Wherever grading will increase the volume or velocity of stormwater
flow toward a property line the applicant shall install and maintain
drainage facilities sufficient to prevent adverse effects on the adjoining
property, in compliance with the Township's engineering standards.
The construction and operation of these drainage facilities shall
not cause any adverse effects on abutting properties.
(4)
Along property lines, where grading creates an abrupt drop-off from
the abutting property, in contrast to a previously existing gradual
change, the applicant shall be required to install a fence or other
suitable protective barrier.
(5)
A permit shall be required for grading operations. Permits shall
be issued by the Zoning Office upon recommendation of the Township
Engineer for each tract, lot, parcel or site which comprises a separate
operation, unrelated to or not contiguous with nearby grading proposed
for performed by the applicant. A permit shall not be required in
the following situations, however:
(a)
For an excavation which does not exceed 20 cubic yards total
material removed.
(b)
For a fill which does not exceed 20 cubic yards of materials
deposited.
(c)
For an excavation below finished grade for basements and footings
for a single-family detached or two-family dwelling, swimming pool
or underground structure authorized by building permits, excavation
for a driveway for a single-family detached or two-family dwelling,
or the regrading of such excavated materials into the site from which
they were excavated.
(6)
A site-grading plan shall be required for all minor and major subdivision
and/or land development plans as part of the preliminary plan application.
The Township Engineer may require a site-grading plan for other proposals
where the effects of grading may be a concern.
The items listed below shall be designed, constructed, developed,
installed and/or maintained in conformance with the Township Engineering
Standards and as referenced in the Township Standard details, which
will be promulgated from time to time by resolution of the Board of
Supervisors:
A.
Street and driveway paving.
B.
Curbing, sidewalks and storm drainage related to or needed for streets
and driveways.
C.
Intersection radii for both curbs and rights-of-way.
D.
Erosion and sediment control.
E.
Stormwater runoff at other drainage facilities.
F.
Utilities.
G.
Sanitary sewer facilities.
H.
Public or centralized water supply.
I.
Fire hydrants.
J.
Bridges, culverts, dams and/or other structures related to watercourses.
K.
All other items related to subdivision and/or land development for
which it is reasonable and prudent to require compliance with accepted
engineering principles and practices.
Sidewalks, curbs and storm sewers shall be installed along all
existing and proposed public and private streets and common driveways.
Shared-use paths shall be installed along proposed public and private
streets, common driveways, common parking areas, open space corridors
and trail easements when needed to connect the development with the
Township's community path network, as shown in Lower Salford's
2006 Open Space Plan, or current edition, or to continue this network
through the development; the Board of Supervisors shall determine
whether a shared-use path is necessary. Engineering design and construction
standards shall be those contained in the Township engineering standards.
Shared-use paths shall also comply with the American Association of
State Highway and Transportation Officials (AASHTO) standards for
bicycle facilities.
A.
Regardless of the small size of a land development or subdivision
proposal, sidewalks, curbs, storm sewers and shared-use paths shall
be required wherever they fill a gap in an existing network.
B.
If for any reason an interim waiver of these requirements is made, a sufficient guarantee shall be posted for the eventual installation of these items, subject to approval by the Supervisors, in consultation with the Township Engineer and Solicitor, in accordance with § 142-55.
C.
Sidewalk and shared-use path design and layout.
(1)
Sidewalk and border area widths are to follow the guidelines set
forth in Figure 4.1, Road Design Standards.
(2)
ADA compliant ramps are considered a part of of sidewalks and shared
use paths.
(3)
The border area shall exist between the curbline or edge of cartway
and the sidewalk.
(a)
Border areas between a sidewalk and the curb may contain street
lights, trees, benches, public use trash receptacles, mailboxes, or
newspaper boxes. No obstacle in the border area may reduce the required
sidewalk width for use by pedestrians.
(b)
Border areas shall be maintained as a grass strip between the
sidewalk and the curb. If grass is impractical at the site, brick
pavers or similar surface may be used at the discretion of the Board
of Supervisors upon the recommendation of the Township Planning Commission
and Engineer. In this case, a wider sidewalk may be necessary in place
of a border area to create a safer pedestrian environment.
(4)
The Board of Supervisors may require additional sidewalk width in
areas where higher volumes of pedestrian traffic are anticipated.
(5)
Sidewalks shall be located a minimum of four feet from the curbline
or edge of cartway, but shall not extend beyond the right-of-way line
of public streets or equivalent right-of-way line of private streets
and shall not interfere with monuments or pins at lot corners.
(6)
All sidewalks shall be a minimum of five feet wide.
(7)
Additional sidewalks shall be required where deemed necessary by
the Supervisors to provide access to schools, churches, parks, community
facilities and commercial or employment centers and to provide necessary
pedestrian circulation within land development and/or subdivisions
where otherwise required sidewalks would not be sufficient for public
safety and convenience. Such additional sidewalks may be constructed
of alternative materials, in compliance with the Township engineering
standards.
(8)
Sidewalks and shared-use paths shall be designed to facilitate access
and use by the handicapped, in compliance with current ADA, PennDOT
and Township engineering standards.
(9)
Driveway crossings shall be designed in compliance with current ADA,
PennDOT and Township engineering standards.
(10)
Shared-use path cartways shall be at least eight feet in width,
although the Supervisors may require additional width where needed.
(11)
When shared-use paths are next to roads, driveways or parking
areas, they shall be separated from the curb or edge of the shoulder
by a planted strip of grass that is at least five feet in width.
(12)
All shared-use paths shall have a right-of-way that is 25 feet
in width. Shared-use paths shall be located within this right-of-way,
no closer than five feet from the edge of the right-of-way.
(13)
All shared-use path rights-of-way shall be offered for dedication
to the Township. If the Township does not accept the offer of dedication,
a twenty-five-foot wide access and maintenance easement shall be provided
along the length of a shared-use path.
(14)
When a subdivision or land development includes an existing
or a proposed shared-use path with public access as delineated in
the 2006 Open Space Plan, or current edition, or more recent revision
thereof, the applicant shall make a provision for the continued recreational
use of the path subject to alterations of the course of the path within
the boundaries of the development under the following conditions:
(a)
The points at which the shared-use path enters and exits the
tract shall remain unchanged.
(b)
The proposed alteration will not diminish the path design and
function.
(c)
Where an existing path runs coincidentally with the paved road
intended for use by motorized vehicles, landscaping and other physical
structures shall be used to increase the separation between the path
and the road.
(15)
No shared-use path shall be designed with the intent to accommodate
motorized vehicles except for emergency or maintenance access.
The following landscape regulations shall be illustrated on
a landscape plan prepared and sealed by a registered landscape architect
in the State of Pennsylvania.
A.
Legislative intent.
(1)
Article 1, Section 27, of the Constitution of the Commonwealth of
Pennsylvania states that people have a right to clean air, pure water
and to the preservation of the natural, scenic, historic and aesthetic
values of the environment. It is the intent of these landscape planting
requirements to protect this right by conserving existing vegetation
and/or requiring new plant material in critical areas of land developments.
(2)
Specifically, it is the intent of these landscape planting requirements
to conserve existing healthy plant communities, such as woodlands,
and to require new landscape plantings in critical areas of new developments
in order to:
(a)
Reduce soil erosion and protect surface water quality by minimizing
stripping of existing woodlands or tree masses.
(b)
Reduce stormwater runoff velocity and volume by providing planting
areas where stormwater can infiltrate.
(c)
Improve air quality by conserving existing or creating new plantings,
which produce oxygen and remove carbon dioxide from the atmosphere.
(d)
Provide animal habitat.
(e)
Provide wind breaks, shade and the other microclimate benefits
of trees and landscape plantings.
(f)
Conserve historically, culturally or environmentally important
landscapes such as wooded hillsides, scenic views or aesthetic natural
areas.
(g)
Preserve and enhance property values through the implementation
of good landscape architectural standards.
(h)
Provide planted buffers between land developments which act
to visually integrate a development into the existing landscape.
(i)
Provide planted and architectural visual screens around visually
obtrusive site elements within development.
(j)
Enhance the aesthetic appearance of the community and provide
privacy and beauty.
(k)
Conserve energy by moderating solar radiation and providing
shade.
(l)
Improve the environment for pedestrians along streets, parking
lots and other pedestrian areas.
(m)
Aesthetically improve stormwater management facilities, such
as detention basins, without impairing function.
B.
Preservation of existing trees. The following tree preservation standards shall apply to all subdivisions and land developments, except minor plan submissions, as allowed by § 142-20.
(1)
Proposed status of existing trees. Each mature tree on the site shall
be designated "preserved" or "not preserved" 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. Special consideration shall be given to major specimen
trees.
(b)
It shall be incumbent on the applicant to prove that vegetation
removal is minimized. If challenged by Lower Salford Township, the
applicant shall produce evidence such as written documents or plans
certified by a registered landscape architect or other qualified professional
showing that no alternative layouts are possible and that no alternative
clearing or grading plan would reduce the loss of mature trees, tree
masses and woodlands.
(c)
A mature tree shall be considered "preserved" only if it meets
all of the following criteria:
[1]
The outermost branches of the tree(s) are at least five feet
from any proposed buildings, structures, paving, parking, utilities
(overhead or underground) and proposed changes in grade or drainage,
such as excavations, mounding or impoundments.
[2]
The trunks of the tree(s) are at least 20 feet from any proposed
buildings, structures, paving, parking, utilities (overhead or underground)
and proposed changes in grade or drainage, such as excavations, mounding
or impoundments.
[3]
The trees are clear of any proposed sight triangles and do not,
by their location or apparent health, pose any undue threat to the
health, safety and welfare of the community.
(d)
Mature trees that do not fit the above criteria shall be designated
"not preserved."
(2)
Protection of existing vegetation. Existing vegetation designated "preserved," in accordance with § 142-42B(1)(c) above, as part of the landscaping of a subdivision or land development shall be identified in the field prior to any clearing. At all times during the construction on any site, all trees to be retained within 25 feet of a construction area shall be protected by four-foot-high barrier fencing or equal, staked every 10 feet, erected a minimum of five feet outside the dripline of trees facing construction areas and a minimum of 20 feet from tree trunks. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete. No regrading, trenching, stockpiling of building material or topsoil or compaction of the soil and roots by motor vehicles shall be permitted.
(3)
Hydrology. Alteration of existing drainage patterns and water supply
for the protected vegetation shall be minimized.
C.
Replacement of trees destroyed by development. The following tree replacement standards shall apply to all subdivisions and land developments, except minor plan submissions, as allowed by § 142-20:
(1)
Nonspecimen trees eight inches or more in dbh.
(a)
All trees eight inches or more in dbh that do not qualify as
specimen trees shall be designated on a plan. The total dbh width
of all these trees shall be calculated.
(b)
Up to 25% of the total dbh width of nonspecimen trees with a
dbh of eight inches or more may be removed without the requirement
to provide replacement trees. Trees identified as "not preserved"
shall be considered as removed trees.
(c)
When site work involves the removal of more than 25% of the
dbh width of such trees, one caliper inch of replacement shade tree
width shall be provided for each dbh inch of "not preserved" tree
width in excess of the permitted 25% removal.
(2)
Specimen trees, which are defined as any tree, except undesirable
trees identified in § 142-43H, which are 24 inches or more
in diameter at breast height (dbh)
(4)
Replacement trees shall be required in addition to any trees or shrubs
required for street trees, screens, buffers, parking lot landscaping
and any other required landscaping.
(5)
Replacement trees shall be planted on the lot or tract where trees
were removed. At the discretion of the Township Board of Supervisors,
the required replacement trees may be planted on lands owned by the
Township.
D.
Parking lot landscaping.
(1)
Parking lots shall 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 shall be adequately landscaped to provide shade in order
to reduce the amount of reflected heat and to improve the aesthetics
of parking lots.
(2)
Planting islands and planting strips required by § 142-35 of this chapter shall meet the following planting requirements:
(a)
Planting islands shall be a minimum of 10 feet by 20 feet in area, underlain by soil (not base course material); mounded at no more than a four to one slope, nor less than a 12 to one slope; and protected by curbing or bollards. Each planting island shall contain one shade tree plus shrubs and/or groundcover to cover the entire area, selected from the plant lists in § 142-43.
(b)
All planting strips shall be a minimum of 15 feet wide. Strips shall run the length of the parking row, underlain by soil, mounded at no more than a four to one slope, nor less than a 12 to one slope, and shall be protected by curbs, wheel stops or bollards. Planting strips shall contain plantings of street-type shade trees at intervals of 30 feet to 40 feet, plus a significant mix of shrubs and groundcovers to cover the entire area at maturity, selected from the plant lists in § 142-43.
(c)
The placement of light standards shall be coordinated with the
landscape plan to avoid a conflict with the effectiveness of light
fixtures.
E.
Street trees.
(1)
Street trees shall be required:
(a)
Along all existing streets when they abut or lie within the
proposed subdivision or land development.
(b)
Along all proposed streets.
(c)
Along access driveways that serve five or more residential dwelling
units.
(d)
Along access driveways that serve two or more nonresidential
properties.
(e)
Along access driveways that serve parking lots with 100 or more
parking spaces.
(f)
Along major walkways through parking lots and between nonresidential
buildings, as required by the Board of Supervisors.
(2)
The street tree requirement may be waived by the governing body where
existing vegetation is considered sufficient.
(3)
Street trees shall meet the following standards:
(a)
Trees along streets shall be planted a minimum distance of five
feet and a maximum distance of 15 feet outside the ultimate right-of-way
line. However, in certain cases, as follows, 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.
[3]
Where there are existing trees along the road, new trees should
supplement them.
(b)
In nonresidential developments, trees shall be located within
a planting area within the front yard setback, at least 10 feet in
width, planted in grass or groundcover. In areas where wider sidewalks
are desirable, or space is limited, tree-planting pits may be used.
(c)
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 from curbs and sidewalks, 12 feet
from overhead utilities and six feet from underground utilities.
(d)
Trees shall be planted at a rate of at least one tree per 40
linear feet of street/driveway frontage or fraction thereof. Trees
shall be distributed along the entire frontage of the property, although
they need not be evenly spaced.
F.
Aboveground stormwater management areas and associated facilities.
Landscaping shall be required in and around all aboveground stormwater
management areas according to the following:
(1)
All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures or other earth structures, shall be planted with suitable vegetation such as naturalized meadow plantings or lawn grass specifically suited for stormwater basins. Trees and shrubs may be planted in the basin when required and approved by the Board of Supervisors. Plants shall be selected from the lists in § 142-43.
(a)
Trees and shrubs shall be planted around stormwater basins given
they do not interfere in the proper function of the basin and no trees
are planted on or within 30 feet of an impoundment structure, emergency
spillway or dam. A minimum planting of two trees and 10 shrubs per
100 linear feet of basin perimeter shall be planted around the basin.
(b)
Naturalized ground cover plant species, such as wildflowers,
meadows and nonaggressive grasses specifically designed for the permanently
wet, intermittently wet and usually dry areas of stormwater basins,
shall be seeded in the floors and slopes of the basin given:
(c)
Lawn grass areas may be sodded or hydroseeded to minimize erosion
during the establishment period. Once established, these turfgrass
areas shall be maintained at a height of not more than six inches.
(2)
All stormwater basins and other stormwater management facilities
shall comply with the Lower Salford engineering standards, adopted
from time to time by resolution of the Board of Supervisors; shall
incorporate best management practices as outlined in the Pennsylvania
Stormwater Best Management Practices Manual, PaDEP, December 2006,
as amended, or equivalent generally accepted technical resource; and
shall meet one or more of the design options listed below. Any stormwater
option chosen for a specific site shall be appropriate for that site
and shall be approved by the Township Board of Supervisors.
(a)
Option 1. Underground storage and/or underground seepage beds
when soil conditions will allow.
(b)
Option 2. Wet ponds and other facilities designed to retain
water year-round, provided that such facilities meet the following
requirements.
[1]
The maximum slope of earthen detention basin embankments and
other graded areas does not exceed four to one.
[2]
The minimum permanent pool level is high enough to allow sufficient
depth throughout the year to reduce the growth of unwanted vegetation
and mosquitoes.
[3]
The pond is of sufficient size to allow the appropriate aquatic
community needed to maintain a healthy pond ecology.
[4]
An outlet structure is designed to allow complete drainage of
the pond for maintenance purposes.
[5]
The design of a detention facility with a permanent pool includes
a determination of the proposed site's ability to support a viable
permanent pool. The design must account for such factors as the required
rate and quality of dry weather inflow, the quality of stormwater
inflow, seasonal and longer-term variations in groundwater table and
effects of expected pollutant loadings. The Pennsylvania Fish Commission
and Montgomery County Conservation District should be consulted during
the design of these facilities.
(c)
Option 3. Stormwater wetland basins, provided that the following
requirements are met:
[1]
The maximum slope of earthen detention basin embankments and
other graded areas does not exceed four to one.
[2]
Wetland areas within stormwater wetland basins are designed
in accordance with the Handbook of Constructed Wetlands, Volumes 1
and 5, United States Department Of Agriculture, 1995, as updated,
or equivalent generally accepted technical resource.
(d)
Option 4. Naturalized detention basins, provided that such facilities
meet the following requirements:
[1]
The maximum slope of earthen detention basin embankments and
other graded areas does not exceed four to one.
[2]
The detention basin is very free-form and curvilinear in shape
so that from most edges of the basin, the whole basin will not be
in view. When the natural topography lends itself to straight-sided
detention basins, the basin shall contain an island or peninsula planted
with trees which is large enough and appropriately placed to reduce
the perceived size of the detention basin. As an alternative, naturalized
detention basins may be created by constructing berms to dam up stormwater
in a natural depression or valley, provided that the topography and
natural vegetation in the remainder of the basin is left in its natural
condition.
[3]
Naturalized planting materials, such as wildflowers and nonaggressive,
warm-season meadow grasses, which tolerate wet, intermittently wet
and usually dry areas of the basin are planted throughout the basin.
Trees and shrubs may be planted in the basin where they will not interfere
with the function of the basin.
[4]
Final determination of whether a basin qualifies as naturalized
shall be made by the Board of Supervisors, under the advice of the
Township Planning Commission and the Township Engineer.
(e)
Option 5. Detention basins, provided that the maximum slope
of earthen detention basin embankments and other graded areas shall
be five to one.
(3)
Stormwater management areas shall be screened from adjacent properties using buffer plantings according to § 142-4G, herein.
(4)
The municipality will make the final determination on the continuing
operation and maintenance responsibilities prior to final approval
of the stormwater management site plan. The municipality reserves
the right to accept or reject the O&M responsibility for any or
all portions of the stormwater controls and BMPs.
G.
Buffers and screens.
(1)
All subdivisions and land developments shall be landscaped with the
following two components:
(2)
The following requirements are minimum standards; additional plant
material, berms or architectural elements may be included in the plan
at the applicant's discretion. When, in the opinion of the Township
Board of Supervisors, there is not adequate space between the property
line and site elements for both the property line buffer planting
and the site element screen, only the more intensive of the two shall
be required, with the recommendation of the Township Planning Commission.
(3)
Where in the opinion of the Board of Supervisors there is an overlap
of buffer and screen landscape requirements, the applicant may provide
the more restrictive planting requirement, in lieu of both, with the
recommendation of the Township Planning Commission.
(4)
Property line buffer requirements.
(a)
Property line buffers shall be required for the types of development
listed below and as otherwise specified in the Lower Salford Zoning
Ordinance. Property line buffers shall not be required for any type
of development located in the Township's Village Commercial District.
(b)
The quantity and type of plant material required shall be determined
by the intensity of the proposed land use and the adjacent existing,
or permitted land use if vacant, according to Figure 4.4: Intensity
of Required Property Line Buffers.
|
Figure 4.4: Intensity of Required Property Line Buffers
| ||||
|---|---|---|---|---|
|
Existing Land Use
(or permitted land use when undeveloped)
| ||||
|
Proposed Use
|
Office/ Institutional and Recreation
|
Commercial/ Industrial
|
Multifamily/ Single-Family Attached/Mobile Home Park
|
Single-Family Detached
|
|
Office/institutional
|
Low
|
Low
|
Medium
|
High
|
|
Commercial/industrial
|
Medium
|
Low
|
High
|
High
|
|
Multifamily/single-family attached/mobile home park/clustered
single-family detached dwellings
|
Low
|
Medium
|
Low
|
Medium
|
|
Active recreation
|
Low
|
None
|
Low
|
Low
|
(c)
An on-site investigation by the applicant shall determine the
adjacent land uses along each property boundary. In the case of vacant
land, the uses permitted by the existing zoning shall be used to determine
the buffer type. If more than one type of use is permitted on a site,
the use that would require the highest intensity buffer shall be used
to determine the buffer type. The existing or zoned uses shall be
noted on the plan. Lower Salford Township shall have final approval
of interpretation of existing and permitted land uses.
(d)
Buffer area location and dimensions.
[1]
A buffer area of not less than 15 feet in width shall be established
along all property lines, unless otherwise specified in the Zoning
Ordinance.
[2]
The buffer area may be included within the front, side or rear
yard setback.
[3]
The buffer area shall be a continuous pervious planting bed
consisting of trees and shrubs, grass or groundcover.
[4]
Parking and related aisles/driveways are not permitted in the
buffer area.
[5]
Site element screens are permitted in the buffer area.
[6]
Stormwater management areas are permitted in the buffer area,
provided that the visual screening requirements of the buffer is met.
(e)
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, based on the standards in § 142-42G(4)(b):
[1]
Low intensity: one canopy tree; two ornamental trees; two evergreen
trees. [NOTE: In the low-intensity buffer, one evergreen tree may
be substituted for one of the required ornamental trees, at the applicant's
discretion.]
[2]
Medium intensity: two canopy trees; two ornamental trees; five
evergreen trees; five shrubs.
[3]
High intensity: eight evergreen trees; two ornamental trees;
two canopy trees.
(f)
Design criteria.
[1]
The required plant material shall be distributed over the entire
length and width of the buffer area.
[2]
Buffer plant material may be arranged symmetrically (formal)
or asymmetrically (informal) and may be grouped to form plant clusters.
However, informal groupings that reflect the natural character of
the region are encouraged.
[3]
Plants shall be spaced to provide optimum growing conditions.
[6]
All landscape berm toes shall be a minimum distance of 10 feet
from the neighboring property line or the edge of the ultimate right-of-way.
(g)
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.
(h)
Existing topographic conditions, such as embankments or berms,
in conjunction with existing vegetation, may be substituted for part
or all of the required property line buffers at the discretion of
the governing body. The minimum visual effect shall be equal to or
exceed that of the required buffer or screen.
(5)
Site element screens.
(a)
Site element screens shall be required in all proposed land
developments and subdivisions around the following site elements:
[1]
Parking lots of 10 or more stalls.
[2]
Dumpsters, trash disposal or recycling areas.
[3]
Service or loading docks.
[4]
Outdoor sales or storage.
[5]
Vehicle storage.
[6]
Single-family attached rear yards facing streets.
[7]
Multifamily rear yards facing streets.
[8]
Single-family detached rear yards facing streets.
[9]
Active recreation facilities.
[10]
Aboveground stormwater management areas.
[11]
Sewage treatment plants and pump stations.
(b)
The type of site element screen required shall be determined
by the site element and the adjacent land use, according to Figure
4.4: Table of Types of Required Site Element Screens. In cases where
more than one type of site element screen is allowed, the required
site element screen type may be determined by Board of Supervisors,
with the recommendation of the Township Planning Commission.
|
Figure 4.5 Types of Required Site Element Screens
| ||||
|---|---|---|---|---|
|
Existing Adjacent Land Use
(or Permitted Land Use When Undeveloped)
| ||||
|
Proposed Site Element
|
Office or Institutional
|
Commercial or Industrial
|
Residential
|
All Existing and Proposed Roads
|
|
Parking lots, 10 stalls or greater
|
None
|
None
|
Types 1 or 6
|
Types 1, 7 or 9
|
|
Dumpster, trash or recycling area
|
Types 4 or 8
|
Types 3 or 4
|
Types 4 or 8
|
Types 4 or 8
|
|
Service and loading docks
|
Types 2 or 5
|
None
|
Types 2 or 5
|
Types 2 or 5
|
|
Outdoor sales or storage yard and vehicle storage
|
Type 1
|
Type 1
|
Type 1
|
Type 1
|
|
Attached residential or multifamily rear yards
|
None
|
None
|
None
|
Type 6
|
|
Single-family detached rear yards
|
None
|
None
|
None
|
Type 6
|
|
Active recreation facilities
|
None
|
None
|
Type 7
|
None
|
|
Detention basins
|
Type 6
|
None
|
Type 1 or 6
|
None
|
|
Sewage treatment plants and pump stations
|
Types 1 or 8
|
None
|
Types 1 or 8
|
Types 1 or 8
|
(c)
An on-site investigation by the applicant shall determine the
adjacent land uses along each property boundary. In the case of vacant
land, the uses permitted by the existing zoning shall be used to determine
the screen type. If more than one type of use is permitted on a site,
the use that would require the highest intensity site element screen
shall be used to determine the screen type. The existing or zoned
uses shall be noted on the plan. Lower Salford Township shall have
final approval of interpretation of existing and permitted land uses.
(d)
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 Lower Salford Board
of Supervisors.
(e)
Screen location. The site element screen shall be placed between
the site element and property lines, existing or proposed public streets
and common use areas within a site 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.
(f)
Screen types and design criteria. The following types of screens
shall be used where specified in Figure 4.4: Table of Types of Required
Site Element Screens.
[1]
Screen Type No. 1: evergreen or deciduous shrubs. Shrubs shall
be placed three feet on center in a minimum five-foot-wide bed surrounding
the site element and arranged to provide a continuous hedge-like screen
up to a minimum height of 3 1/2 feet at maturity. Shrubs may
be clipped to form a hedge or left in their natural habit.
[2]
Screen Type No. 2: double row of evergreen trees. A double row
of evergreen trees shall be placed 10 feet on center and offset 10
feet to provide a continuous screen at a minimum height of 12 feet
at maturity.
[3]
Screen Type No. 3: opaque fence. A six-foot opaque fence surrounding
the site element on at least three sides, with vines planted eight
inches on center.
[4]
Screen Type No. 4: opaque fence with ornamental trees and shrubs.
A six-foot opaque fence surrounding the site element on at least three
sides with additional plantings at the minimum rate of three shrubs
and two ornamental trees or large shrubs for each 10 linear feet of
proposed fence, arranged formally or informally next to the fence.
[5]
Screen Type No. 5: architectural extension of the building.
An eight-foot minimum height architectural extension of the building
(such as a wing wall) shall enclose service or loading docks. The
building materials and style of the extension shall be consistent
with the main building.
[6]
Screen Type No. 6: berm with ornamental trees. A two- to three-foot-high
continuous curvilinear berm with ornamental trees at the rate of one
tree for every 20 feet, clustered or arranged informally. There shall
be no plantings on top of the berm. The maximum slope of the berm
shall be three to one. All landscape berm toes shall be a minimum
distance of 10 feet from the neighboring property line or the edge
of the ultimate right-of-way.
[7]
Screen Type No. 7: a two- to three-foot-high continuous curvilinear
berm with grass alone. The maximum slope of the berm shall be three
to one. All landscape berm toes shall be a minimum distance of 10
feet from the neighboring property line or the edge of the ultimate
right-of-way.
[8]
Screen Type No. 8: evergreen hedge. An evergreen hedge (such
as arborvitae, chamaecyparis, etc.), minimum height at planting of
six-foot plants, three feet on center maximum.
[9]
Screen Type No. 9: low wall. A wall of brick or stone (not concrete
block), at least 50% opaque, no less than three and no more than four
feet in height.
(h)
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.
(i)
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 screen.
(j)
The applicant may propose the use of alternative screen types
or changes in plant materials or designs which fulfill the intent
of this chapter, with the approval of the Board of Supervisors.
H.
Cul-de-sac landscaped island requirements. Landscaped islands located
at the closed end of culs-de-sac shall meet the following requirements:
(1)
When feasible, healthy trees and shrubs shall be preserved within
landscaped islands.
(2)
In portions of landscaped islands not covered by preserved trees
or shrubs, each of the following types and amounts of landscaping
shall be provided:
(a)
One canopy tree, selected from the list in § 142-43, for every 1,000 square feet of cul-de-sac island area.
(b)
One evergreen tree, selected from the list in § 142-43, for every 1,200 square feet of cul-de- sac island area.
(c)
One shrub or small tree, selected from the list in § 142-43, for every 300 square feet of cul- de-sac island area.
(d)
Low-growing shrubs and ground covers, selected from the list in § 142-43, covering at least 2,000 square feet of portions of the island not covered by trees or shrubs. When islands have more than 2,000 square feet of area not covered by trees or shrubs, the portions in excess of 2,000 square feet may be covered with grass rather than low-growing shrubs and ground covers.
(3)
To promote diversity, up to 50% of the required canopy trees may
be replaced at the ratio of either two flowering trees, one evergreen
tree or 10 shrubs for each canopy tree.
(4)
Detention basins and other stormwater impounding areas may not be
located in cul-de-sac landscaped islands.
I.
Plant materials specifications, maintenance and guarantee. The following
standards shall apply to all plant materials or transplanted trees
as required under this chapter.
(1)
General requirements.
(a)
The location, dimensions and spacing of required plantings shall
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 shall be selected and located where they will not
contribute to conditions hazardous to public safety. Such locations
include, but are not limited to, public street rights-of-way, underground
and aboveground utilities, and sight triangle areas required for unobstructed
views at street intersections.
(c)
A variety of tree species is required as follows, based on the
total number of trees proposed to be planted on a site:
|
Proposed 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+
|
6
|
20%
|
(2)
Plant specifications.
(a)
All plants shall meet the minimum standards for health, form
and root condition as outlined in the American Association of Nurserymen
(AAN) Standards.
(b)
All plant material shall be hardy within the USDA Hardiness
Zone 6 applicable to Montgomery County, Pennsylvania.
(c)
Canopy trees, also called "shade trees," shall reach a minimum
height and spread of 30 feet at maturity as determined by the AAN
Standards and shall be deciduous. New trees shall have a minimum caliper
of three inches at planting.
(d)
Ornamental trees or large shrubs shall reach a typical minimum
height of 15 feet at maturity, based on AAN Standards. Trees and shrubs
may be deciduous or evergreen and shall have a distinctive ornamental
character such as showy flowers, fruit, habit, foliage or bark. New
ornamental trees shall have a minimum height of six feet or minimum
caliper of 1 1/2 inches. New large shrubs shall have a minimum
height of 2 1/2 to three feet at time of planting.
(e)
Small shrubs may be evergreen or deciduous and shall have a
minimum height at maturity of four feet based on AAN Standards. New
shrubs shall have a minimum height of 18 inches at time of planting.
(f)
Evergreen trees shall reach a typical minimum height of 20 feet
at maturity based on AAN Standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height at planting of six feet.
(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 ensure that the required plantings are properly maintained.
Dead or diseased plant material shall be removed or treated promptly
by the property owner and replaced at the next growing season.
(b)
Safety. All sight triangles shall remain clear, and any plant
material that could endanger safety such as unstable limbs shall be
removed and the plant material replaced if necessary. It shall be
the responsibility of the property owner to maintain all plantings
and architectural elements to ensure a safe environment.
(c)
Maintenance guidelines for the plantings are encouraged to be
published by the planting plan designer, to be used by grounds maintenance
personnel to ensure that the design's buffering and screening
concepts are continued.
(4)
Landscape bond.
(a)
In developments with proposed public streets, any tree or shrub,
including "preserved" trees, that dies within 18 months of street
dedication shall be replaced by the developer. Any tree or shrub that
within 18 months of street dedication or replanting is deemed, in
the opinion of Lower Salford Township, not to have survived or not
to have grown in a manner characteristic of its type, shall be replaced.
Substitutions for certain species of plants may be made only when
approved by the Township.
(b)
In developments with no new public streets, any tree or shrub,
including "preserved" trees, that dies within 18 months of planting
shall be replaced by the developer. Any tree or shrub that within
18 months of planting or replanting is deemed, in the opinion of Lower
Salford Township, not to have survived or not to have grown in a manner
characteristic of its type, shall be replaced. Substitutions for certain
species of plants may be made only when approved by the Township.
(c)
The developer shall deposit with the municipality a sum of money
in the form of cash, certified check, letter of credit or bond equal
to a minimum of 15% of the total landscaping costs to cover the cost
of replacing, purchasing planting, and maintaining all dead, dying,
defective or diseased plant material for a period of 18 months.
See separate attached list titled "Planting List."[1]
[1]
Editor's Note: The Planting List is included as an attachment to this chapter.
The design of subdivisions and land developments shall be done
in a manner which would preserve desirable natural and/or historic
features of a site wherever reasonably possible. Included in such
features would be the following:
All graded or disturbed areas of the site shall be stabilized
as quickly as possible by seeding or planting on slopes of less than
10% and shall be stabilized by sodding on slopes between 10% and 20%
and planted in ground cover on slopes of 20% or more.
Items preserved under § 142-44 above shall be protected during all phases of construction by fencing or other means from the effects of construction equipment operation, grading and any other activity which could endanger the preserved items.
A.
The Board of Supervisors shall determine the need for additional
community facilities to serve the proposed subdivision or land development.
B.
Where identified in the Indian Valley Regional Comprehensive Plan,
or otherwise deemed essential by the Board of Supervisors upon consideration
of the particular type of development proposed, and especially in
large-scale residential developments, the Board of Supervisors may
seek 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, roads, emergency services, and other facilities to
service the community.
C.
Areas provided or reserved for such community facilities shall be
adequate to provide for building sites, related activity areas, landscaping,
and off-street parking as appropriate to the use proposed.
A.
Applicants shall provide open space including appropriate recreation
facilities and trails in accordance to the Lower Salford Township
Open Space Plan and the Township Zoning Ordinance.
B.
Ownership and maintenance of common open space and facilities. Ownership and maintenance of common open space and other common facilities shall be provided in accordance with the regulations in § 164-22G of the Lower Salford Township Code.
C.
Open space shall protect the environmental, scenic, historical, and
cultural features of the Township.
D.
Open space criteria. Open space preserved in fulfillment of the requirements
of this article shall be in accordance with the following standards
and principles.
(1)
Open space shall be consistent with the plans and proposals outlined
in the Township's adopted Open Space Plan. The Board of Supervisors
shall review the consistency of the proposed open space with the recommendation
of the Township Planning Commission.
(2)
Open space shall connect to permanently preserved land on abutting
property, if possible, including provisions for accessways for general
public use to permit residents safe and easy access to open space.
(3)
Open space shall have frontage on a public or private road or easement
capable of providing suitable grade for access to the open space from
the roads for maintenance vehicles and equipment traffic.
(4)
Open space may include land within utility corridors only if the
utility companies having legal rights to these corridors do not prohibit
their use for such purposes.
(5)
Open space shall have the physical characteristics capable of serving
the purposes intended for such areas including recreational use.
(6)
Open space shall be visible from dwelling units and roadways.
(7)
Open space shall protect environmentally sensitive and/or aesthetic
features and be landscaped to provide sufficient screening or buffer
areas to minimize any negative impacts from or upon adjacent development.
E.
Open space designation. All land held for open space shall be so
designated on the plans. The plans shall contain the following statement
for lands in categories (1), (2), (3) . . . . . (8) below: "Open space
land may not be separately sold, nor shall such land be further developed
or subdivided." All plans shall further designate the use of open
space, the type of maintenance to be provided and a planting plan
or schedule. In designating use and maintenance, the following classes
may be used.
(1)
Natural area. Land which is left predominately in a natural condition
and managed to protect significant natural resources in accordance
with a natural areas management plan.
(2)
Farmland. Land which will be used to grow agricultural crops or for
the pasturing of farm animals maintained in accordance with the Soil
and Water Conservation Plan as approved by the Montgomery County Conservation
District.
(3)
Lawn. A grass area with or without trees which may be used by the
residents for a variety of informal purposes and which shall be mowed
regularly to ensure a neat and orderly appearance.
(4)
Recreation area. An area designated for a specific recreational use
including, but not limited to, tennis, athletic fields and tot lots.
Such areas shall be maintained so as to avoid creating a hazard or
nuisance and shall perpetuate the proposed use.
(5)
Garden area. An area designated for community vegetable plots.
(6)
Park. A small area designated for use for a variety of outdoor activities.
It may include lawn areas, decorative plantings, seating areas, or
walking paths.
(7)
Public plaza. An area in an urban or village center designated as
a meeting place for community residents. May include gazebos, information
stands, seating areas, decorative plantings, fountains, or other similar
elements.
A.
Fees for residential development. The applicant for any new residential
subdivision or land development shall be required to pay a recreation
impact fee in the amount as established by resolution by the Board
of Supervisors.
B.
Permitted uses of fees. The recreation impact fees collected under
this section shall be held in an account designated for expenditure
on parks and recreational facilities and may be used for, but are
not limited to, the acquisition of public open space, development
of public recreation facilities, landscaping of public open space
and related legal, engineering, construction document preparation
and engineering and design fees.
C.
Timing of fees. Fees required under this section shall be due and
payable at the time of building permit application.
A.
No proposal will be approved with a property line extending through
any portion of an existing building, except where that property line
follows a party wall separating semidetached or attached units, in
accordance with the Township Zoning Ordinance.
B.
When existing buildings are retained:
(1)
Minimum building setbacks shall be met or exceeded, in respect to
all new lot lines created, for the district in which the buildings
are located, even if this results in a lot area or dimensions in excess
of the otherwise applicable minimums.
(2)
Building setbacks in excess of the applicable minimums are encouraged,
in respect to all new lot lines created, when the height and/or bulk
of the existing building significantly exceeds that of proposed, abutting
development. For tall buildings, a setback equal to the height of
the building is suggested as a minimum. For proportionally wide or
deep buildings, a setback equal to 1/2 the width or depth of the building
is suggested as a minimum.
(3)
Run-down buildings shall be rehabilitated on the exterior to conform
in quality to surrounding new development.
(4)
Structurally deficient buildings shall be rehabilitated in conformance
with the Township's building code and BOCA Property Maintenance
Code.
(5)
Additions to retained buildings shall conform in all respects to
the requirements of the Zoning Ordinance applicable to the district
in which the building is located and shall be in harmony with the
character, design, building materials and other architectural features
of the building.
(6)
Historical or culturally significant buildings shall retain their
respective characters, to the greatest extent practical.
(7)
New buildings abutting the retained building shall reflect their
respective characters, to the greatest extent practical.
(8)
In nonresidential districts retained buildings shall be provided
with adequate parking, service and landscaped areas in accordance
with the Zoning Ordinance provisions for the intended use. If the
applicant cannot specify the intended use, then the most land consumptive
provisions shall be applied, to ensure sufficient land area for uses
permitted in that district.
(9)
The building setback lines, existing and proposed buildings, driveways,
parking areas, walks and other similar information shall be shown
on the plan, with a note added describing the buildings and their
intended purposes.
(10)
No plan approval will be granted to a subdivision or a land
development unless and until the above requirements are complied with
to the satisfaction of the Township Supervisors.
C.
When existing buildings will be removed:
(1)
The plan must show the location and include a brief description of
the building(s) to be removed.
(2)
Plan approval will be granted upon written agreement to the expeditious removal of buildings intended for removal, in conformance with all applicable state and Township requirements and procedures regarding demolition of buildings and disposition of the reusable parts and/or disposal of the rubble. If the building will not be removed immediately, a financial guaranty must be posed for its removal, in compliance with § 142-55 herein.
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