When required by this chapter, land development
plan approval shall be prerequisite to the granting of a zoning permit
by the Zoning Officer. In considering approval of a land development
plan, the following criteria shall be met:
A. Traffic circulation on the site and ingress/egress
to and from the site onto streets providing access to the site shall
be designed to ensure safety and convenience.
B. The location of buildings on the site shall be designed
to ensure adequate access by fire-fighting and other emergency vehicles
and shall bear a harmonious relationship with buildings on contiguous
properties.
C. Parking areas and pedestrian walkways shall be lighted
to create a level of lighting throughout the area of not less than
one footcandle when measured three feet above the pavement. Lighting
shall be directed or shielded so as to not create glare on adjacent
residential properties or public streets. Light standards in parking
areas shall be protected from accidental damage by vehicles.
D. Outside storage. All outside storage shall comply with the provisions of Chapter
190, Zoning.
(1) In addition, on properties where food is served in
paper or Styrofoam containers, covered waste receptacles shall be
conspicuously located on the premises for use by the patrons. The
management shall be responsible for maintaining the property free
from litter.
(2) Any establishment which furnishes carts or mobile
baskets to shoppers shall provide definite enclosed areas within the
required parking area for storage of the carts or mobile baskets.
The storage areas shall be clearly marked for storage of shopping
carts.
(3) In any multifamily residential development where dumpsters
are provided for common use by the residents, the dumpsters shall
be located at least 10 feet from any property line adjoining a single-family
dwelling and shall be screened by a six-foot hedge or opaque screening
fence. The area shall be maintained free from litter.
E. All areas of the property not paved or occupied by
buildings shall be landscaped and maintained in grass or other vegetative
ground cover.
F. Erosion and sedimentation control and stormwater management
plans shall comply with the minimum requirements of this chapter and
any other applicable regulation of the Township, county or commonwealth.
G. All site grading shall be performed in compliance
with the Township Grading Ordinance.
H. The land development plan shall demonstrate compliance with all applicable requirements of this chapter and Chapter
190, Zoning.
[Added 6-21-2017 by Ord.
No. 918]
A. Landscape plan. A landscape plan and associated planting details
shall be submitted with all zoning, subdivision and/or land development
applications.
(1)
The landscape plan must contain and show the following information:
(a)
All proposed/existing structures and paved areas.
(b)
All required bufferyards and the proposed vegetation within
the bufferyard.
(c)
All proposed vegetation and planting beds.
(d)
Any existing trees or vegetation which are to be preserved.
(e)
Any existing trees or vegetation which will be removed.
(f)
A planting schedule that communicates the common name, scientific
name, quantity, and condition of all proposed vegetated material.
(g)
A table(s) that demonstrates compliance with the bufferyard
and/or landscaping provisions of this chapter.
(h)
Appropriate landscape details, notes, specifications, and methods
of protecting existing vegetation.
(2)
The landscape plan shall accurately identify the location and
scale of the proposed species at 75% maturity.
B. Bufferyards. Applicants shall demonstrate through the submission of a landscape plan that sufficient buffering is provided (as required by §
190-630) to minimize impact to adjacent uses.
(1)
No structures or uses shall be permitted in the bufferyard,
other than stormwater management facilities, provided the structures
or uses do not interfere with the required plantings in the bufferyard.
Structures or uses not permitted within the required bufferyard include,
but are not limited to, buildings, accessory structures, parking spaces
and lighting devices.
(2)
Stormwater management facilities and structures may be maintained
within a buffer area, but the existence of such facilities or structures
shall not be a basis for a failure to meet the planting requirements.
(3)
When the width of a required buffer area is in conflict with
the minimum building setback requirements of the Zoning Ordinance, the greater distance shall apply. The buffer area planting
requirement shall be adhered to regardless of the setback requirement.
(4)
Minimum bufferyard standards. At a minimum, bufferyards shall
include:
(a)
One deciduous tree and three evergreen trees for every 100 feet
of property line where buffering is required.
(b)
Five shrubs shall be provided for every 100 feet of property
line where buffing is required.
(c)
A minimum of 75% of the plant material shall be grouped in planting
beds as opposed to isolated mulch rings.
(d)
The required plant material shall be distributed over the entire
length and width of the buffer area.
(e)
Buffer plant material shall be arranged asymmetrically and may
be grouped to form plant clusters. Informal groupings that reflect
the natural character of the region are encouraged.
(f)
Plants shall be spaced to provide optimum growing conditions.
(g)
Bufferyards are required to be a minimum of 20 feet in width.
(5)
The Township encourages flexibility in design and will entertain
alternative bufferyards where the applicant demonstrates the buffering
is equal to or better than the requirements of this chapter and meets
the intent of this section. The use of decorative walls, decorative
fences and landscape berms are allowable in an effort to meet the
requirements of this section. The applicant shall demonstrate that
the proposed buffering exceeds the minimum requirements by submitting
an exhibit(s) that compares the proposed buffering to the requirements
listed in this section.
(6)
Openings for driveways shall be permitted to cross a required
buffer area. Plantings in required buffer areas shall be located so
as to not obstruct visibility for traffic entering or leaving the
site.
(7)
It shall be the responsibility of the owner/applicant to assure
the continued growth and maintenance of all required materials within
the bufferyard. Replacement of vegetative material shall be no later
than the subsequent planting season.
C. Landscaping. All land development applications shall include provisions
for landscaping in accordance with the following landscape requirements:
(1)
Landscaping shall be used in all open areas not covered by buildings,
required parking areas, sidewalks or other impervious surfaces. Landscaping
shall provide a mixture of vegetated material that is compatible with
the land development and the surrounding land uses.
(2)
Within the site area, landscaping shall be generally required
for the following areas: the building perimeter; parking lots; dumpsters;
loading area; and stormwater detention facilities.
(3)
Artificial plants are prohibited as a substitute for required
landscaping improvements included in this chapter.
(4)
Sight distance shall not be adversely affected by the location
and size of landscaped plantings. Consideration shall be given to
future growth potential of all planted materials in reviewing sight
distance issues.
(5)
Deciduous trees shall be required at the following rates:
(a)
One per dwelling unit in single-family residential developments.
(b)
One per 5,000 square feet of the total site area in all other
residential developments.
(c)
One per 4,000 square feet of the total site area in nonresidential
developments.
(d)
Street trees, BMP tree plantings and trees within parking lot
islands shall be counted towards the deciduous tree requirement. Required
vegetation within bufferyards shall not fulfill this requirement.
(6)
Shrubs shall be required at the following rates:
(a)
One per 1,000 square feet of the total site area in all land
development projects except for single-family developments.
(b)
BMP shrub plantings shall be counted towards the shrub requirement.
Required vegetation within bufferyards shall not fulfill the shrub
requirement.
D. Street trees. Deciduous street trees may be provided in all land
development projects which include new streets.
(1)
Street trees shall be located outside of the right-of-way.
(2)
The spacing of trees shall be a minimum of 50 feet on center.
(3)
Street trees shall have a canopy of 30 to 50 feet spread at
maturity.
E. Landscaping of parking areas.
(1)
Interior landscaping shall be required for new parking areas.
Where a preexisting parking area is expanded to increase the size
to 4,000 or more square feet of area or 10 or more parking spaces,
interior landscaping shall be provided for the new parking areas.
(2)
Interior landscaping islands shall be a minimum of 10 feet wide
and equal to the length of the abutting parking stall(s).
(3)
One internal landscape island shall be provided for every 10
consecutive parking spaces arranged in a perpendicular or angled layout.
(4)
Each interior landscaping island shall, at a minimum, contain
at least one deciduous tree.
(5)
Applicants are encouraged to include BMP and stormwater facilities
within landscape islands.
(6)
All landscape islands shall be enclosed by appropriate curbing
or a similar device at least six inches wide and six inches in height
above the paving surface. Wedge curbing and curb cuts that accommodate
drainage into BMP islands are acceptable.
F. Screening.
(1)
All service structures shall be fully screened.
(2)
Location of screening. A continuous planting, hedge, fence,
or wall shall enclose any service structure on all sides unless such
structure must be frequently moved, in which case screening on all
but one side is required.
(3)
The average height of the screening material shall be one foot
more than the height of the enclosed structure, but shall not be required
to exceed eight feet in height.
(4)
When a service structure is located next to a building wall,
perimeter landscaping material may fulfill the screening requirements
for that side of the service structure if that wall or screening material
is of an average height sufficient to meet the height requirement
set out in this section.
(5)
Whenever service structures are screened by plant material,
such material may count toward the fulfillment of required number
of shrubs.
G. Plant sizes and requirements.
(1)
Deciduous trees. All trees required to be planted shall be a
minimum of two inches in diameter at 4.5 feet above the ground. Dwarfed
species shall not be considered deciduous trees.
(2)
Evergreen trees. All evergreen trees required to be planted
shall be a minimum of six feet in height at the time of planting,
measured from the ground adjacent to the planted tree to the top of
the tree.
(3)
Shrubs. All shrubs required to be planted shall be a minimum
of 24 inches in height at planting.
(4)
All planting shall be performed in conformance with good nursery
and landscape practice. Plant materials shall conform to the standards
recommended by the American Association of Nurserymen, Inc., in the
American Standard for Nursery Stock, ANSI Z60.1, current edition,
as amended.
(5)
No one species shall comprise more than 33% of the entire number
of plantings in a particular development.
(6)
Installed plant material should be locally grown, if possible.
(7)
Plant material shall be selected from the Pennsylvania Department
of Conservation and Natural Resources (PA DCNR) native plant publications.
Selected plant material shall not include any invasive species identified
on the PA DCNR invasive plant database.
H. Landscape modifications.
(1)
The Township Commissioners may modify or waive the landscaping
standards of this chapter where one or more of the following conditions
occurs:
(a)
There is existing healthy vegetation that is sufficient to meet
the requirements.
(b)
Landscaping would interfere with utilities, easements, sight
distance or other vegetation.
(c)
A required bufferyard would create redundant and/or duplicated
bufferyards along abutting lot lines.
(2)
In the event that existing vegetation and/or existing topography
provides screening which is adequate to meet the intent of the required
bufferyard to screen the buildings, activities and parking areas from
adjoining residential properties, the Township Commissioners, upon
recommendation by the Planning Commission, may determine that existing
topography and/or vegetation constitutes all or part of the required
bufferyard. If such a determination is made and the size of the bufferyard
warrants it, the applicant may be required to record a conservation
easement of the depth specified by the Township Commission to guarantee
that the existing topography and/or vegetation will not be disturbed
or removed from the approved bufferyard.
I. Posting of financial security for landscaping.
(1)
The landowner and/or developer shall provide the Township with
performance security, as required by this chapter, during development
of the site to guarantee proper installation of the required landscaping
and bufferyard materials required by this chapter and as shown on
the Township-approved landscaping plan.
(2)
The landowner and/or developer shall provide the Township with
maintenance security to guarantee the maintenance and survival of
the landscaping and bufferyard materials installed on the subject
property in accordance with this chapter and the Township-approved
landscape plan. This maintenance security shall be in the amount of
15% of the total cost of the landscaping and bufferyard materials
shown on the Township-approved landscape plan for a period of 18 months
from initial planting and certification by the Township Engineer and/or
Township landscape consultant.
(3)
Release of the performance security and maintenance security
shall be handled consistent with the requirements of this chapter.
(4)
All required landscape materials are considered a part of the
zoning and/or subdivision and land development approval. If any required
vegetated material dies and/or is removed at any point after installation
and is not replaced during the following planting season, the site
will be considered in violation of its zoning and/or subdivision and
land development approval.
[Added 11-16-2022 by Ord. No. 953]
A. All
permanent cul-de-sacs shall be designed with a snow removal/storage
easement area.
B. Said
area shall be constructed and finished in a manner and surface consistent
with the roadway design specifications of the associated roadway.
C. The
area shall be designed and located in a manner that is conducive to
winter maintenance operations and equipment access.
D. Signage
shall be placed identifying the area as a winter maintenance area
and subject to no-parking provisions during times of such maintenance.