The following standards and Pennsylvania Department of Transportation's
Publication 408 Specifications, as last amended, shall be followed
for all subdivision, land development and new construction in the
Township. Where the Township's standards and those of PADOT differ,
the most restrictive standard, as determined by the Township Engineer,
shall govern.
A.Â
The
minimum public or private street right-of-way shall be 50 feet (15.24
meters) or as specified in the current Official Map of Towamencin
Township, as last amended or as set forth below, whichever is greater:
Street Classification
|
Minimum Width Right-of-Way
(feet/meters)
| |
---|---|---|
Local access
|
50/15.24
| |
Feeder
|
60/18.288
| |
Collector
|
80/24.384
| |
Controlled access
|
80/24.384
| |
Arterial highway
|
100/30.48
| |
Service or marginal access
|
40/12.192
|
B.Â
Slope
rights-of-way shall be provided in addition to the right-of-way whenever,
due to topography, additional width is necessary to provide adequate
earth slopes. Such slopes shall not be in excess of 3:1.
A.Â
Local
access streets (residential).
(1)Â
For streets within the R-200 Districts: Provided that all lots served
are one acre (4,047 square meters) or larger in area, the cartway
width shall be a minimum of 20 feet (6.096 meters) with four-foot
(1.2192 meters) stabilized shoulders provided on each side of the
road. Where curbs are required by the Board of Supervisors for stormwater
management or road stabilization, the minimum cartway width shall
be 28 feet (8.5344 meters).
(2)Â
For all other local access streets: The minimum cartway width shall
be 30 feet (9.144 meters) with curbs. Parking allowed on one side
only.
(3)Â
The minimum cartway for streets where on-street parking is permitted
on both sides shall be 40 feet (12.192 meters) with curbs.
B.Â
Feeder
streets.
(1)Â
Where on-street parking is prohibited there shall be a minimum cartway
width of 24 feet (7.3152 meters) with a four-foot (1.2192 meters)
stabilized shoulder provided on each side of the road. Where curbs
are required by the Board of Supervisors for stormwater management
or road stabilization, the minimum cartway width shall be 30 feet
(9.144 meters). No parking allowed.
(2)Â
Where on-street parking is permitted on one side only, there shall
be a minimum cartway width of 36 feet (10.9728 meters) with curbs.
(3)Â
Where parking is permitted on both sides, there shall be a minimum
cartway width of 44 feet (13.4112 meters) with curbs.
C.Â
Collector
streets: A minimum cartway width of 40 feet (12.192 meters) shall
be required. On-street parking shall be prohibited.
D.Â
Controlled
access and arterial highways: Shall be determined by the agency having
jurisdiction (Commonwealth of Pennsylvania or Montgomery County) regarding
minimum cartway width, shoulders, and curbs. On-street parking shall
be prohibited.
E.Â
Service
or marginal access streets: Shall have a minimum cartway width of
30 feet (9.144 meters) with curbs.
A.Â
Maximum
(and minimum) grade.
Street Classification
|
Grade
| |
---|---|---|
Local access, maximum grade
|
10%
| |
Feeder, maximum grade
|
7%
| |
Collector, maximum grade
|
7%
| |
Controlled access and arterial
|
*
| |
Minimum grade, all streets
|
1.0%
| |
Minimum grade for grass swales
|
1.0%
| |
Marginal access roads and alleys, maximum grade
|
8%
|
*NOTE: Set by the agency with jurisdiction.
|
B.Â
Normal
street crown requirements: Five-sixteenths inch (0.09525 centimeters)
per foot extending in cross-section from edge of pavement to center
line.
C.Â
Depth
of grass swale: One foot (0.3048 meters) deep with maximum side slopes
of 4:1 on each side of the street.
D.Â
Horizontal
curves: Horizontal curves shall be used at all changes in direction
in excess of 1°, and shall consider distance, change in grade,
and alignment. The following standards shall be used:
Street Classification
|
Minimum Radius
(feet/meters)
| |
---|---|---|
Local access
|
150/45.72
| |
Feeder
|
200/60.96
| |
Collector
|
300/91.44
| |
Controlled access and arterial
|
To be set by the agency having jurisdiction
|
E.Â
Vertical
curves: Vertical curves shall be used at changes in grade of 1% or
more. The minimum length of vertical curves for each 1% of change
in grade shall be as follows:
Street Classification
|
Length/Percent Grade Change
(feet/meters)
| |
---|---|---|
Local access
|
25/7.62
| |
Feeder
|
50/15.24
| |
Collector
|
100/30.48
| |
Controlled access and arterial
|
To be set by the agency having jurisdiction
|
F.Â
Tangents
between reverse curves.
Street Classification
|
Minimum Length of Tangents Between Reverse Curves
(feet/meters)
| |
---|---|---|
Local access
|
100/30.48
| |
Feeder
|
240/73.152
| |
Collector
|
300/91.44
| |
Controlled access and arterial
|
As required by agency with jurisdiction
|
G.Â
Minimum
turnarounds for culs-de-sac.
Right-of-way diameter
|
120 feet (36.576 meters)
| |
Pavement diameter (w/o on-street parking)
|
100 feet (30.48 meters)
| |
Pavement diameter (w/ on-street parking)
|
110 feet (33.528 meters)
| |
Center island diameter (if approved by the Township)
|
78 feet (23.7744 meters)
|
H.Â
Design
speed.
Street Classifications
|
Design Speed
[miles/(kilometers) per hour]
| |
---|---|---|
Local access
|
30/(48.279)
| |
Feeder
|
35/(56.3255)
| |
Collector, controlled access
|
50/(80.465)
| |
arterial
|
55/(88.5115)
|
The pavement thickness design shall, as a minimum, conform to
the following schedule. However, additional standards may be required
by the Township Engineer to compensate for high water table soils,
frost heave potential, etc.
Pavement Thickness Design
|
---|
Option 1
|
One two-inch (3.81 centimeters) ID-2A
|
Wearing Course on
|
Two-inch (5.08 centimeters) ID-2A Binder
|
Course on
|
Ten-inch (25.4 centimeters) CABC PennDOT
|
#4 and #1 Stone on
|
Two-inch (5.08 centimeters) #1 Screenings
|
on Established Subgrade
|
Pavement Thickness Design
|
---|
Option 2
|
One-and-one-half-inch (3.81 centimeters) ID-2A
|
Wearing Course on
|
Two-inch (5.08 centimeters) ID-2A Binder
|
Course on
|
Six-inch (15.24 centimeters) B.C.B.C. on
|
Six-inch (15.24 centimeters) Sub-base
|
A.Â
Streets
shall be laid out so as to intersect as nearly as possible at right
angles. A proposed intersection of two new streets at an angle of
less than 75° shall not be acceptable. An oblique street should
be curved approaching an intersection and should be approximately
at right angles for at least 50 feet (15.24 meters) therefrom.
B.Â
No
more than two streets shall intersect at the same point. Four-way
intersections are to be avoided in the layout of residential areas
when T intersections can be utilized.
C.Â
Intersection
spacing.
(1)Â
Streets entering opposite of another street along an arterial, controlled
access, or collector street shall be laid out directly opposite one
another or with the minimum offset of 350 feet (106.68 meters) between
their center lines except local access and feeder streets intersecting
another local access or feeder street shall either intersect directly
opposite each other, or shall be separated by at least 150 feet (45.72
meters) between center lines, measured along the center line of the
street being intersected.
(2)Â
Feeder and local access streets shall not intersect on the same side
of an equal or more major thoroughfare at intervals of less than 500
feet (152.4 meters).
D.Â
The
design at channelized intersections shall conform to established federal
and PennDOT safety standards.
E.Â
Intersection
shall be approached on all sides by a straight leveling area in according
with the following standards:
Street Classification
|
Maximum Grade
(percent)
|
Length of Leveling Area from Intersection
(feet/meters)
| |
---|---|---|---|
Local access
|
4%
|
100/30/48
| |
Feeder Collector
|
4%
|
100/30/48
| |
Controlled access or arterial
|
4%
|
100/30/48
|
F.Â
Maximum
grade within any intersection shall not exceed 3%.
G.Â
Approaches
to an intersection shall follow a straight horizontal course for 100
feet (30.48 meters).
H.Â
Street
curbline intersections shall be rounded by a tangential arc with a
minimum radius of: 25 feet (7.62 meters) for intersections involving
local access streets; 30 feet (9.144 meters) for all intersections
involving a local access street and a feeder, collector, controlled
access, or arterial street.
I.Â
Alley
intersections and abrupt changes in alignment within a block shall
have the corners cut off in accordance with good engineering practice
to permit safe vehicular movement. Entrances shall be rounded at a
minimum radius of 10 feet (3.048 meters).
J.Â
Street
right-of-way lines at intersections shall be parallel to (concentric
with) curb arcs.
K.Â
Deceleration
lanes of not less than 12 feet (3.6576 meters) in width, shall be
provided on thru-collector and arterial streets at intersections between
collector streets or between collector and controlled access streets.
The length and geometry of the lanes shall be subject to approval
by the Township Engineer.
L.Â
Collector
streets shall be directly intersected only by other collector streets
or by feeder streets.
M.Â
Where
any local access or feeder street intersects a collector or controlled
access street, the right-of-way requirements shall be adequate to
accommodate deceleration lanes as approved by the Township Engineer.
A deceleration lane not less than 12 feet (3.6576 meters) in width
shall be provided on collector streets at intersections with local
access and feeder streets.
A.Â
Minimum
sight distance. When a proposed street or driveway is planned to intersect
an existing street, the intersection shall be so designed as to satisfy
the minimum sight distance requirements as set forth in the latest
edition of the Pennsylvania Code, Title 67, Transportation.
B.Â
The
Township shall have the right of entry to remove any obstruction to
vision within the clear sight triangle not conforming to the standards
controlling the area upon proper and sufficient notice to the property
owner.
C.Â
No
earth bank, fence, wall, plantings, or other visual obstruction higher
than 30 inches (76.2 centimeters) above the existing or proposed curb
level will be permitted within the clear sight triangle. There shall
be a sight triangle easement placed on adjacent lots at each intersection.
In addition, the deeds of all such lots shall include a description
of such an easement including all restrictions as described herein.
D.Â
The
Township may notify a landowner by certified mail to clear the clearway
sight triangle in accordance with this chapter. Upon failure of the
landowner to comply with such notification within 30 days, the Township
may enter upon said land and clear the sight triangle at the landowner's
expense in accordance with this chapter.
A.Â
Access
driveways to and from off-street parking areas shall be located so
as to minimize interference with street traffic.
B.Â
In
order to provide a safe and convenient means of access from the street,
grades on private driveways should not exceed 10%. A grade of 12%
for a single-family residential unit if approved by the Township.
C.Â
In
order to provide safe and convenient ingress and egress, private driveway
entrances shall be rounded at a minimum radius of five feet (1.524
meters), or shall have a flare constructed that is equivalent to this
radius, at a point of intersection with the cartway edge.
D.Â
For
the purpose of servicing any property held under single and separate
ownership, entrance and exit drives crossing the street lot line shall
be limited to two along the frontage of any single street, and their
center lines shall be spaced at least 200 feet (60.96 meters) apart.
E.Â
For
all nonresidential uses, landowners are encouraged to grant or obtain
driveway access easements from adjacent property owners in order to
minimize the number of access driveways on any given right-of-way.
F.Â
Driveways
must be located as far away as possible from the intersection but
there shall be a minimum spacing of 100 feet (30.48 meters) for all
nonresidential uses and 40 feet (12.192 meters) for residential uses,
measured at the ultimate right-of-way, between the center line of
any access driveway and the ultimate right-of-way line of the parallel
street.
I.Â
Driveways
for residential use, except for multiresidential uses, shall have
a minimum width of 10 feet (3.048 meters) and a maximum width of 18
feet (5.4864 meters) excluding any parking bay or turnaround.
J.Â
Entrance
to the street shall be at a horizontal angle ranging between 75°
to 105° with the intersecting street.
K.Â
The
driveway between the right-of-way of the street and the cartway shall
be paved.
L.Â
All
curb depressions shall be properly constructed to the satisfaction
of the Township Engineer when curbing is provided. If curbing is not
provided, then an adequate drainpipe or swale shall be installed.
M.Â
The
Board of Supervisors shall have the authority to approve driveways
intended for the use of two or more families, apartment developments
and commercial and industrial projects where usage by the occupants
constitutes essentially a private street. Driveways constituting private
streets are those access ways used by two or more families daily or
10 or more workers daily for vehicular circulation. Driveways serving
as private streets shall not be dedicated to the Township, nor does
the Township assume any responsibility for their maintenance.
N.Â
The
location and placement of driveways serving as private streets shall
comply with the street section of this article. Additionally, provisions
for drainage and stormwater runoff shall be approved by the Township
Engineer.
O.Â
The
Board of Supervisors shall evaluate the location, placement and alignment
of driveways serving as private streets based upon the ease of accessibility
to and efficient maneuverability through the development for the protective
service of fire and police.
P.Â
Construction
of driveways to be used as private streets shall conform to the pavement
structure of the applicable use as required for public streets: residential,
commercial or industrial. Curbing shall be used when required by the
Township.
Q.Â
The
owner and all successors of any property which is to abut any driveway
serving as a private street shall be fully responsible for the permanent
improvement of the driveway(s) and for the maintenance thereof in
a good and safe condition.
A.Â
The
minimum length of a cul-de-sac shall be 250 feet (76.2 meters).
(1)Â
For culs-de-sac exceeding 500 feet (152.4 meters) in length, there
shall be provided a stabilized emergency vehicular access in accordance
with approval of the Township Fire Chief at least 10 feet (3.048 meters)
wide at the head of the cul-de-sac giving direct access to an adjacent
street.
(2)Â
The easement provided for the emergency vehicular access shall have
a minimum width of 15 feet (4.572 meters). This easement shall become
a restriction upon the deed(s) of future lot owners.
(3)Â
If direct access to an adjacent street cannot be obtained for the
emergency vehicular access from the head of the cul-de-sac, the emergency
access shall be located at an appropriate point along the length of
the cul-de-sac.
(4)Â
The emergency vehicular access shall be identified by the placement
of blue reflectorized flexible high-impact plastic markers 48 inches
(121.92 centimeters) in height placed every 20 feet (6.096 meters)
along the access way. These markers shall be placed on both sides
of the emergency lane starting at the street right-of-way where it
intersects and shall be placed on each lot line. However, in no case
shall the distance between markers exceed 20 feet (6.096 meters).
In locations where the roadside is curbed, the curb shall be depressed
for a width equal to the emergency vehicular access plus four feet
(1.2192 meters). The lip of the depressed curb shall be three inches
(7.62 centimeters) in height. The depression shall be painted yellow
to be easily identifiable to emergency vehicles.
(5)Â
In cases where emergency vehicular access cannot be obtained to any
adjacent streets, the cartway of the proposed cul-de-sac shall be
constructed to an extra width of 10 feet (3.048 meters); said extra
width to begin at the intersection of the proposed cul-de-sac with
the higher order street and extending for a distance equal to the
difference between the ultimate length of the road and the 500 foot
(152.4 meters) length requirement of this section. The distance shall
not include transition areas. Street rights-of-way, bracketing the
extra width, shall also be increased in kind.
(6)Â
In areas of the Township where public water is not provided, the
maximum length of a cul-de-sac street shall not exceed 500 feet (152.4
meters).
(7)Â
P-loops (loop streets from a single access point) shall have an entrance
leg not exceeding 500 feet (152.4 meters). The loop of a P-loop shall
have a street length not exceeding 3,000 feet (914.4 meters).
(8)Â
Where the sum of the length of the entrance leg and ½ the
street length of the loop exceeds 500 feet (152.4 meters) in length,
there shall be provided a stabilized emergency vehicular access in
accordance with approval of the Township Fire Chief at least 10 feet
(3.048 meters) in width. The emergency access shall lead from the
most remote point in the loop and give direct access to an adjacent
street. If direct access to an adjacent street is unobtainable from
the most remote point in the loop, the emergency access shall be located
at an appropriate point along the length of the loop. The width of
the easement shall be 15 feet (4.572 meters). Identification of the
easement shall be the same as is provided for in this article.
B.Â
Minimum
turnarounds shall be in accordance with the Towamencin Township Engineering
Standards, as last amended.
C.Â
Provisions
for snow removal shall be provided in all culs-de-sac. A snow removal
easement shall be shown on the plans. No driveways or inlets are permitted
within 20 feet (6.096 meters) of the easement area. Driveways around
the cul-de-sac bulb shall be arranged in pairs to provide for the
maximum area possible for snow removal. Inlets within culs-de-sac
shall be marked with a reflectorized flexible high-impact plastic
marker 48 inches (121.92 centimeters) in height.
D.Â
The
bulb orientation will be left-handed unless otherwise approved by
the Township Engineer and the Public Works Director.
A.Â
Sidewalks
within residential districts shall be a minimum of four feet (1.2192
meters) wide and between four to six feet (1.2192 to 1.8288 meters)
wide within nonresidential districts at the discretion of the Board
of Supervisors.
[Amended 7-10-2013 by Ord. No. 13-06]
B.Â
Sidewalks shall be all-weather and be constructed as specified in the Streets, Curbs and Sidewalks Ordinance, Chapter 133 of the Code of the Township of Towamencin. A median strip of landscaped areas of grass shall separate all sidewalks from adjacent curbs or edge of the cartway.
[Amended 7-10-2013 by Ord. No. 13-06]
C.Â
Sidewalks
and pedestrian paths constructed along streets shall not exceed the
maximum grade specified in § A103A of this chapter for the corresponding
street classification. The maximum grade of sidewalks or pedestrian
paths, outside of the right-of-way of public or private streets, shall
not exceed 8%.
[Amended 7-10-2013 by Ord. No. 13-06]
D.Â
Curb
depressions shall be provided at street and other crossings and be
designed to accommodate bicycles and wheel chairs.
E.Â
Sidewalks,
pedestrian and bicycle paths shall be laterally pitched at a slope
of not less than ¼ inch per foot (0.635 centimeters per meter)
to provide for adequate surface drainage.
F.Â
Sidewalks
adjacent to angle parking areas shall be increased by two feet (0.6096
meters) in width to prevent vehicular overhang from restricting pedestrian
movement along the sidewalk unless stops are provided to prevent any
portion of the vehicle from overhanging the sidewalk.
A.Â
For
all nonresidential uses, all parking areas shall be located to the
rear or side of any building. As a minimum, all parking areas shall
be set back 15 feet (4.572 meters) from the ultimate right-of-way
line and all property lines pursuant to the provisions of the Zoning
Ordinance,[1] as last amended. The edge of any parking area shall not
be closer than 20 feet (6.096 meters) from the outside wall of the
nearest building.
B.Â
Facilities
with major parking requirements shall arrange buildings and open space
in order to provide for groups of small parking areas as opposed to
one large parking facility.
A.Â
All
parking aisles shall be designed to discourage through motor vehicular
circulation.
(1)Â
No individual parking aisle shall include greater than 18 parking
stalls on one side or 36 parking stalls on both sides.
(2)Â
Collector drives without any parking shall be required to connect
all parking aisles.
(3)Â
Dead-ended parking areas shall be discouraged for lots of 50 or more
parking spaces. All dead-ended parking areas shall be provided with
a turnaround either circular, "T" or "Y" shaped.
B.Â
Access
areas are those areas adjacent to a structure, facility or use area
which are primarily intended to provide for such functions as pickup
and delivery, servicing and emergency vehicle access. Access areas
shall not include parking areas.
(1)Â
Access areas shall be clearly delineated by signs noting use restrictions.
(2)Â
All service and delivery areas shall be laid out so that their periodic
use will not obstruct the normal flow of vehicular traffic and pedestrian
circulation.
(3)Â
Areas primarily intended for picking up and/or discharging passengers
or goods shall be clearly designated by pavement parking and signs.
(4)Â
Parking shall not be permitted along driveways or accessways which
serve as the main entrance(s) or exit(s) to parking areas with a capacity
of 150 cars or more.
C.Â
Pedestrian
paths shall be provided from the parking areas to the entrances of
buildings and adjacent street sidewalks.
The parking dimensional requirements shall be no less than those
listed in the following table:
Driveway Width
| ||||
---|---|---|---|---|
Parking Angle of Parking
(degrees)
|
Stall Width
(feet/meters)
|
Stall Depth
(feet/meters)
|
One-Way
(feet/meters)
|
Two-Way
(feet/meters)
|
90°
|
9/2.74321
|
18/5.48642
|
5/7.62
|
25/7.62
|
60°
|
9/2.7432*
|
19/5.79121
|
18/5.4864
| |
45°
|
9/2.7432*
|
18/5.4864
|
16/4.8768
| |
Parallel
|
9/2.7432
|
22/6.7056
|
*NOTE: Width is measured perpendicular to the side lines.
|
[Amended 4-25-2018 by Ord. No. 18-01]
A.Â
All
parking areas shall be physically defined by one or more of the following
methods: concrete curbing, wood or concrete bollards, railroad ties,
or concrete tire stops.
B.Â
All
construction requirements shall be in accordance with Pennsylvania
Department of Transportation's Form 408 Specifications, as last amended,
and/or as required by the Township Engineer, but in no case shall
be less than the following minimum standards:
(1)Â
For standard asphalt pavement, the specification shall, in no case,
provide less than one-and-one-half-inch (3.81 centimeters) depth superpave
volumetric asphalt mixture design, 9.5MM, PG 64-22, HMA wearing course,
0.3 to 3.0 ESALS and three inches (7.62 centimeters) depth superpave
volumetric asphalt mixture design, 19 MM, PG 64-22, HMA binder course,
0.3 to 3.0 ESALS, on six-inch (15.24 centimeters) depth crushed aggregate
base course.
(2)Â
Porous pavement is permitted, in parking spaces only, with the following
conditions:
(a)Â
The design of the porous pavement and infiltration testing must be
in accordance with the Pennsylvania Stormwater Best Management Practices
Manual, December 2006, as last amended (PA BMP Manual).
(b)Â
The porous pavement may be porous asphalt, pervious concrete or permeable
interlocking paver units with the following requirements:
[1]Â
For porous asphalt pavement, the specification shall provide
a minimum thickness of compacted porous asphalt of 2Â 1/2 inches
(6.35 centimeters) with a minimum of one inch choker (stabilizer)
course of clean, washed AASHTO No. 57 crushed stone.
[2]Â
For porous concrete, the specification shall provide a minimum
thickness of porous concrete of four inches (10.16 centimeters) with
a minimum of one inch choker (stabilizer) course of clean, washed
AASHTO No. 57 crushed stone.
[3]Â
For permeable interlocking paver units, the specification shall
be in accordance with the manufacturer's recommendations.
(d)Â
All porous pavement must include an overflow system to prevent stormwater
from rising to the level of the pavement surface.
C.Â
All
end parking stalls shall be separated from parking isles and internal
circulation bays by a raised planting island of not less than three
feet (0.9144 meter) in width.
Off-street loading facilities shall be designed to conform to
the following specifications:
A.Â
Each
required space shall be no less than 14 feet (4.2672 meters) wide,
50 feet (15.24 meters) long, and 17 feet (5.1816 meters) high, exclusive
of drives and maneuvering space, and located entirely on the lot being
served;
B.Â
There
shall be appropriate means of access to a street as well as adequate
maneuvering space.
[Amended 12-17-2003 by Ord. No. 03-09; 7-10-2013 by Ord. No. 13-06]
Concrete curbs shall be installed along each side of all roads. Curbing shall be constructed as specified in the Streets, Curbs and Sidewalks Ordinance, Chapter 133 of the Code of the Township of Towamencin. A combination curb and gutter may be used at the option of the developer when approved by the Township Engineer.
A.Â
All
plans for sites of 10 acres (40,470 square meters) or more shall include
landscaping plans prepared by a landscape architect.
B.Â
Street
trees, buffer yards, and other required planting shall be in accordance
with this chapter.
C.Â
Street
trees and other required plant material shall not be planted until
the finished grading of the subdivision or land development has been
completed.
D.Â
Plans
for proposed street tree planting or buffer zone plantings shall be
reviewed and approved by the Township.
E.Â
Street
trees and other required planting shall be guaranteed for a period
of 18 months from the date of planting and shall be certified to be
alive and healthy, as determined by a landscape architect, arborist,
or nurseryman at the end of the guarantee period. All such plant materials
shall be inspected for approval by the Township at the end of the
guaranteed period. Should a disagreement arise as to whether the planting
is alive and healthy, a consultant shall be retained by the Township,
at the expense of the developer, to make a final determination.
F.Â
Street
trees shall not be planted opposite each other, but shall alternate.
G.Â
At
intersections, trees shall be located no closer than 50 feet (15.24
meters) from the intersection of the curb.
H.Â
Street
trees shall be planted five feet (15.24 meters) outside the right-of-way,
unless otherwise approved by the Board of Supervisors.
I.Â
Street
trees shall not be closer than:
J.Â
Plant
material.
(1)Â
General requirements.
(a)Â
Plant material shall not, at maturity, obstruct the necessary visibility
of traffic control signs or signals, nor obstruct visibility at street
intersections or driveway entrances.
(b)Â
Plant material shall be selected to minimize future maintenance costs,
including, but not limited to, considerations of pruning, tree removal,
and sidewalk repair.
(c)Â
Plant material shall not interfere with underground utilities or
stormwater management facilities.
(d)Â
Plant material shall be adaptable to the specific planting site and
able to achieve the specified design objectives of the plan.
(e)Â
Plant material shall be spaced to permit the healthy growth of each
plant.
(2)Â
Street trees and associated planting shall be required for any subdivision
or land development as part of the design and construction of:
(a)Â
New streets;
(b)Â
New sidewalks or pedestrian ways;
(c)Â
Existing streets, sidewalks, pedestrianways, highways, bicycle or
other trails or pathways when they abut or lie within the subdivision
or land development;
(d)Â
Access driveways to residential developments serving greater than
four dwelling units.
(4)Â
Tree caliper at time of planting, as measured from four feet (1.2192
meters) above ground level, shall be no less than 2Â 1/2 inches
(6.35 centimeters).
(5)Â
The applicant shall indicate the tree species proposed to be installed.
The following plant material is approved for use within the Township
provided that the specific site is suitable:
(a)Â
Shade or canopy trees suitable for street trees or parking lots as
well as for buffers and screens [minimum two-and-a-half-inch caliper
(6.35 centimeters)].
Botanical Name
|
Common Name
| |
---|---|---|
Acer rubrum
|
Red Maple (native)
| |
Celtis sp.
|
Hackberry (native)
| |
Cladastris lutea
|
Yellow Wood (native)
| |
Corylus colurna
|
Turkish Filbert
| |
Fraxinus pennsylvania landceolata
|
"Marshall's Seedless"
| |
cv. Marshall's seedless
|
Ash (native)
| |
Ginkgo biloba
|
Ginkgo (male only)
| |
Gleditsia triacanthos, inermis
|
Thornless Honeylocust
| |
Koelreuteria paniculata
|
Golden Rain Tree
| |
Liquidamber styraciflua
|
Sweet Gum (native)
| |
Quercus bicolor
|
Swamp White Oak (native)
| |
Quercus borealis
|
Scarlet Oak (native)
| |
Quercus imbricaria
|
Shingle Oak (native)
| |
Quercus phellos
|
Willow Oak (native)
| |
Quercus prinus
|
Chestnut Oak
| |
Quercus rubra
|
Red Oak (native)
| |
Robinia pseudoacacia
|
Black Locust (native)
| |
Sophora japonica
|
Japanese Pagoda tree
| |
Tilia americana
|
American Linden (native)
| |
Tilia cordata
|
Little Leaf Linden
| |
Tilia tomentosa
|
Silver Linden
| |
Ulmus parvifolia
|
Chinese Lacebark Elm
| |
Zelkova serrata
|
Japanese Zelkova
|
(b)Â
Shade or canopy trees suitable for property line buffers and nonvehicular
use areas only [minimum of two-and-one-half-inch caliper (6.35 centimeters)].
Botanical Name
|
Common Name
| |
---|---|---|
Acer saccharinum
|
Silver Maple (native)
| |
Acer saccharum
|
Sugar Maple (native)
| |
Betula lenta
|
Sweet Birch (native)
| |
Betula nigra
|
River Birch (native)
| |
Carya ovata
|
Shagbark Hickory (native)
| |
Carya sp.
|
Hickory (native)
| |
Fagus grandifola
|
American Beech (native)
| |
Fagus sylvatica
|
European Beech
| |
Fraxinus americana
|
White Ash (native)
| |
Juglans nigra
|
Black Walnut (native)
| |
Liriodendron tulipifera
|
Tulip tree (native)
| |
Metasequoia glypostroboides
|
Dawn Redwood
| |
Ostrya virginiana
|
Hop Hornbeam (native)
| |
Phellodendron amurense
|
Amur Cork Tree
| |
Plantanus acerifolia
|
London Plane
| |
Prunus virginiana
|
Chokecherry (native)
| |
Quercus alba
|
White Oak (native)
| |
Quercus coccinea
|
Scarlet Oak (native)
| |
Quercus palustris
|
Pin Oak (native)
| |
Quercus vellutina
|
Black oak (native)
| |
Sassafras albindum
|
Sassafras (native)
|
(c)Â
Ornamental trees suitable for property line buffers or site element
screens 10 to 30 feet (3.048 to 9.144 meters) at maturity [minimum
of two-inch caliper (5.08 centimeters)].
Botanical Name
|
Common Name
| |
---|---|---|
Amelanchier canadensis
|
Serviceberry (native)
| |
Carpinus carolinia
|
Ironwood (native)
| |
Cercis candensis
|
Red Bud (native)
| |
Chionanthus virginicus
|
Fringetree (native)
| |
Cornus florida
|
Flowering Dogwood (native)
| |
Cornus kousa
|
Japanese Dogwood
| |
Cornus mas
|
Cornelian Cherry
| |
Crataegus cv. Toba
|
Toba Hawthorn
| |
Crataegus mollis
|
Downy Hawthorn
| |
Crataegus oxycantha
|
English Hawthorn
| |
Crataegus phaenopyrum
|
Washington Hawthorn
| |
Eleagnus augustofolia
|
Russion Olive
| |
Halesia carolinia)
|
Silverbells (native)
| |
Hammamelis virginiana
|
Witch Hazel (native)
| |
Koelreuteria paniculata
|
Golden Raintree
| |
Laburnum vossi
|
Goldenchain
| |
Magnolia soulangeana
|
Saucer Magnolia
| |
Magnolia virginiana
|
Sweetbay Magnolia (native)
| |
Malus sp.
|
Crab Apple Species (native)
| |
Oxydendrum arboreum
|
Sourwood (native)
| |
Prunus sargentii
|
Sargent Cherry
| |
Prunus serrulata cv.Kwanzan
|
Kwanzan Cherry
| |
Pyrus calleryana cv.Bradford
|
Bradford Pear
| |
Pyrus calleryana cv.Redspire
|
Redspire Pear
| |
Rhus glabra
|
Smooth Sumac (native)
| |
Rhus typhina
|
Staghorn Sumac (native)
| |
Sorbus aucuparia
|
European Mountain Ash
| |
Styrax japonica
|
Japanese Snowbell
| |
Syringa amurensis japonica
|
Japanese Tree Lilac
|
(d)Â
Large deciduous shrubs suitable for use in property line buffers
or site element screen (not clipped hedges) [mature height between
five and 15 feet (1.524 meters and 4.572 meters)].
Botanical Name
|
Common Name
| |
---|---|---|
Aronia arbutifolia
|
Black Chokeberry (native)
| |
Calycanthus floridus
|
Sweet Shrub (native)
| |
Cephalanthus occidentalis
|
Buttonbush (native)
| |
Clethra acuminata
|
Summersweet (native)
| |
Cornus serica
|
Red Osier Dogwood (native)
| |
Enkianthus campanulatus
|
Redvien Enkianthus
| |
Euonynonous alatus
|
Burning Bush
| |
Forsythia sp.
|
Forsythis
| |
Fothergilla major
|
Large Fothergilla (native)
| |
Ilex verticilata
|
Winterberry (native)
| |
Lindera benzoin
|
Spicebrush (native)
| |
Myrica pennsylvanica
|
Bayberry (native)
| |
Philadelphus spp.
|
Mock Orange
| |
Physocarpus opulifolius
|
Common Ninebark
| |
Sambucus canadensis
|
Elderberry (native)
| |
Spirea nipponica
|
Snow Mound Spirea
| |
Vaccinium corymbosum
|
Blueberry (native)
| |
Viburnum dentatum
|
Arrow Wood (native)
| |
Viburnum lentago
|
Nannyberry (native)
| |
Viburnum prunifolium
|
Black Haw (native)
| |
Viburnum spp.
|
Other Large Viburnums
| |
Viburnum trilobum
|
American Cranberry (native)
|
(e)Â
Deciduous or evergreen shrubs suitable for clipped hedges in property
line buffers or site element screens [six to 20 feet (1.8288 meters
to 6.096 meters) at maturity].
Botanical Name
|
Common Name
| |
---|---|---|
Acanthopanax pentaphyllus
|
Five Leaf Aralia
| |
Aronia arbutifolia
|
Chokeberry (native)
| |
Berberis sp.
|
Barberry Sp.
| |
Cornus mas
|
Cornelian Cherry
| |
Cotoneaster salicifolia
|
Willowleaf Cotoneaster
| |
Euonymous alatus
|
Burning Bush
| |
Euonymous alatus campactus
|
Dwarf Burning Bush
| |
Euonymous fortuneii vegetus
|
Big Leaf Wintercreeper
| |
sarcoxie
| ||
Ilex crenata 'compacta'
|
Compact Japanese Holly
| |
Ilex glabra
|
Inkberry (native)
| |
Ilex crenata 'hetzi'
|
Hetz Holly
| |
Juniperus chinensis 'glauca hetzi'
|
Hetz Blue Juniper
| |
Juniperus chinensis 'pfitzeriana' compacta
|
Compact Pfitzer Juniper
| |
Ligustrum ibolium
|
Ibolium Privet
| |
Lonicera fragrantissima
|
Winter Honeysuckle
| |
Philadelphus lemionei
|
Mock Orange
| |
Ribes alpinum
|
Currant
| |
Taxus baccata
|
English Yew
| |
Taxus brownii
|
Brown's Yew
| |
Taxus canadensis
|
Canada Yew
| |
Taxus densiformis
|
Dense Yew
| |
Taxus media Hatfieldi
|
Hatfield Yew
| |
Viburnum dentatum
|
Arrow Wood (native)
| |
Viburnum lentago
|
Nannyberry (native)
| |
Viburnum opulus
|
European Cranberry Bush
| |
Viburnum prunifolium
|
Black Haw (native)
| |
Thuja sp.
|
Arborvita
|
(f)Â
Evergreen shrubs suitable for site element screens.
Botanical Name
|
Common Name
| |
---|---|---|
Azalea - evergreen species - must reach three-foot height (0.9144
meters)
|
Azalea
| |
Chamaecyparis obtusa
|
Chamaecyparis
| |
Chamaecyparis pisifera
|
Chamaecyparis
| |
Ilex crenata "hetzi"
|
Japanese Holly
| |
Ilex glabra
|
Inkberry (native)
| |
Ilex mesevvea
|
Blue Holly Series
| |
Juniperus chinensis "Hetzi Glauca"
|
Hetz Blue Jumiper
| |
Juniperus virginiana
|
Eastern Red Cedar (native)
| |
Kalmia latifolia and cvs
|
Mountain Laurel (native)
| |
Leucothoe fontanessiana
|
Leucothoe
| |
Pieris floribunda
|
Mountain Andromeda (native)
| |
Pieris japonica
|
Japanese Andromeda
| |
Rhododendron sp.
|
Various Large Rhododendrums
| |
Taxus sp.
|
Yew
| |
Thuja sp.
|
Arborvitae
| |
Viburnum rhytidophillum
|
Leatherleaf Viburum
|
(g)Â
Evergreen trees suitable for property line buffers or site element
screens [minimum height five feet (1.524 meters)].
Botanical Name
|
Common Name
| |
---|---|---|
Abies concolor
|
White Fir
| |
Ilex opaca
|
American Holly (native)
| |
Picea abies
|
Norway Spruce
| |
Picea omorika
|
Siberian Spruce
| |
Picea pungens
|
Colorado Spruce
| |
Pinus strobus
|
White Pine (native)
| |
Pinus thunbergii
|
Japanese Black Pine
| |
Pseudotsuga menziesii
|
Douglas Fir
| |
Tsuga canadensis
|
Canadian Hemlock (native)
| |
Tsuga caroliniana
|
Carolina Hemlock (native)
|
(6)Â
Plant material specifications.
(a)Â
Plant names shall agree with the nomenclature of Standard Plant Names
as adopted by the American Joint Committee on Horticulture Nomenclature,
1942 edition, as last amended. Size and grading standards shall conform
to those specified by the American Association of Nurserymen in the
latest edition of the U.S.D.A. Standards for Nursery Stock. No substitutions
shall be permitted except by written permission from the Township.
(b)Â
All plants shall be typical of their species or variety. They shall
have normal, well-developed branches and virorous fibrous root systems.
All plants shall be nursery-grown, unless otherwise stated; they shall
have been growing under the same climate conditions as the Township
for at least four years prior to date of planting. All plants which
are found unsuitable in growth or condition, or which are not true
to name, shall be removed and replaced with acceptable plants.
(c)Â
Plants shall be measured as they stand in their natural position.
Stock furnished shall be a fair average of the minimum sizes specified
or of the range given in the U.S.D.A Standards for Nursery Stock.
Larger plants cut back to sizes specified shall not be accepted.
(d)Â
All precautions customary in good trade practice shall be taken in
preparing plants for moving. All balled and burlapped plants shall
be dug to meet or exceed the U.S.D.A. Standards for Nursery Stock.
(e)Â
Plants shall be packed, transported and handled with utmost care
to insure adequate protection against injury. Each shipment shall
be certified by state and federal authorities to be free from disease
and infestation.
(f)Â
In order to achieve the effect established in the planting plan,
uniformity of plant material is desired. The plant material shall
be of the same size, age, and cultivar, and shall have been obtained
from the same nursery.
A.Â
Within
the parking facility there shall be planted at least one tree of four-inch
(10.16 centimeters) caliper minimum for every five parking spaces
in single bays and one tree of four-inch (10.16 centimeters) caliper
minimum for every 10 parking spaces in double bays. Trees shall be
planted in such a manner so as to afford maximum protection from the
sun for parked vehicles.
B.Â
A
minimum of 10% of any parking lot facility over 2,000 square feet
(185.8 square meters) in gross area shall be devoted to landscaping,
inclusive of all required trees. For the purpose of this calculation,
the parking lot area square footage shall be defined as consisting
of all parking stalls, access ways, and driveways which are immediately
adjacent to such stalls. The required landscaping shall be provided
within this denoted area. No individual landscape area within a parking
lot shall be less than 200 square feet (18.58 square meters).
C.Â
The
perimeter of all parking facilities shall be landscaped to meet the
following buffer requirements in order to visually screen the motor
vehicles:
[Amended 2-24-2016 by Ord. No. 16-02]
(1)Â
The parking lot perimeter shall be landscaped to provide a visual
buffer. The plant materials shall include a mix of evergreen and deciduous
trees and shrubs in a naturalistic arrangement. The buffer shall consist
of a minimum of one evergreen tree for each 35 linear feet; one ornamental
or shade tree for each 50 linear feet; and one shrub for each four
linear feet of the parking lot perimeter. Informal groupings of more
closely spaced plants which reflect the natural character of the site
are encouraged.
(2)Â
The minimum width of the parking lot buffer area shall be 10 feet except when required otherwise by Appendix 136A, § 119, Buffer yard requirements, Subsection A(2)(b).
(3)Â
In addition to the requirements outlined in Paragraph C(1) above,
any parking area closer than 50 feet to a public street, right-of-way
or residential district shall include a continuous row of shrubs at
a rate of one shrub per four linear feet of parking edge, fence, wall,
berm or combination of these to a minimum height of three feet between
the street or residential district and parking area.
(4)Â
Existing vegetation of appropriate species and quantities on the
property can be considered in the fulfillment of these requirements
if permitted by the Board of Supervisors.
(5)Â
The trees and shrubs acceptable for use in the parking lot perimeter
planting shall be in accordance with Appendix 136A, § A116J.
The minimum size of the plant material at the time of planting shall
be as follows:
(a)Â
Shrubs used for parking area buffering must be a minimum of 24 inches
(60.96 centimeters) in height at the time of planting.
(b)Â
Tree caliper, as measured from four feet (1.2192 meters) above ground
level, shall be no less than 2Â 1/2 inches (6.35 centimeters).
(c)Â
Evergreen trees shall have a minimum height of five feet (1.524 meters).
All watercourses shall be protected by the establishment of
a riparian corridor buffer on each side of the watercourse and containing
one shade tree, minimum four-foot height, staggered at twenty-foot
centers, and one shrub, at minimum height of 18 inches, staggered
at three-foot centers. All materials shall conform to existing approved
species list and shall be approved by the Township Horticulturist.
A.Â
Disturbed areas within the basin shall be planted with covered vegetation
such as grass, crown vetch, native grasses, and/or appropriate shrubs.
All trees proposed to be planted within the basin or within 50 feet
from the basin fringe must be reviewed and approved by the Township
Horticulturist and/or landscape architect. The choice of such vegetation
will be based upon the intended use of the basin, maintenance requirements,
structural integrity of the berm area, and conformity with surrounding
landscaping.
B.Â
Specialized plantings suitable for wet conditions should be planted
in portions of the basin that retain water or that contain soils under
saturated conditions.
C.Â
Landscaping design should reduce overall maintenance requirements
for the basin. The use of native grass and shrubs is encouraged for
this reason.
D.Â
Plants that attract wildlife are encouraged. However, landscape designs
should not encourage burrowing animals.
E.Â
To reduce erosions, the flow from the inlet to outlet pipe will be
directed in a sodded swale eight feet (2.4384 meters) wide by six
inches (15.24 centimeters) deep.
F.Â
Trees should not be planted on the basin berm or dam. Shrubs can
be planted in this area.
G.Â
In order to reduce runoff and erosion, existing topsoil, trees, and
shrubs should be preserved within and surrounding the stormwater basin
excluding the earth berm.
H.Â
Within any detention basin one of the following seed mixtures shall
be used:
(3)Â
Deertongue grass establishment (legume). (NOTE: Deertongue grass
establishment may be maintained as a turf-grass and used for recreational
purposes.)
(a)Â
Deertongue grass, plus 10 pounds (4,536 grams)/acre Companion,
(use one).
(b)Â
Tall fescue, or 25 pounds (11,340 grams)/acre.
(c)Â
Birdsfoot trefoil, plus six pounds (2,721.6 grams)/acre Nurse
grass (use one).
(d)Â
Annual ryegrass or 30 pounds (13,608 grams)/acre.
(e)Â
Perennial ryegrass 30 pounds (13,608 grams)/acre.
(4)Â
Preferred varieties.
I.Â
Within any detention basin the following plant material is suitable
for occasionally flooded and permanently wet areas:
(1)Â
Canopy trees suitable for stormwater dentention basins.
Botanical Name
|
Common Name
| |
---|---|---|
+ Acer rubrum
|
Red Maple
| |
* Acer saccariunum
|
Silver Maple
| |
* Betula nigra
|
River Birch
| |
* Fraxinus americana
|
White Ash
| |
* Ilex opaca
|
American Holly
| |
+ Liquidamber Styraciflua
|
Sweet Gum
| |
* Nyssa sylvatica
|
Black Gum
| |
* Quercus phellos
|
Willow Oak
| |
+ Quercus bicolor
|
Swamp White Oak
| |
* Quercus pallustris
|
Pin Oak
| |
+ Taxodium distichum
|
Bald Cypress
|
NOTES:
| ||
---|---|---|
* = Usually well-drained, but subject to occasional flooding.
| ||
+ = Permanently wet areas.
|
(2)Â
Deciduous/evergreen ornamental trees suitable for stormwater detention
basins.
Botanical Name
|
Common Name
| |
---|---|---|
* Amelanchiar canadensis
|
Shadbush
| |
* Carpinus carolinia
|
Ironwood
| |
* Chloanthus virginiana
|
Fringetree
| |
* Magnolia virginiana
|
Sweetbay
| |
+ Salix Caprea
|
Willow
| |
+ Salix discolor
|
Willow
| |
* Thuja occidentalis cv. nigra
|
Arborvitae
|
NOTES:
| ||
---|---|---|
* = Usually well-drained, but subject to occasional flooding.
| ||
+ = Permanently wet areas.
|
(3)Â
Deciduous or evergreen shrubs suitable for stormwater detention basins.
Botanical Name
|
Common Name
| |
---|---|---|
+ Aronia arbutifolia
|
Red Chokeberry
| |
* Caly canthus florida
|
Sweetshrub
| |
+ Cephalanthus occidentalis
|
Button Bush
| |
+ Clethra alnifolia
|
Summersweet
| |
+ Cornus amonum
|
Silky Dogwood
| |
+ Cornus serica
|
Red-Stem Dogwood
| |
* Hammamelis virginiana
|
Witch Hazel
| |
+ Ilex glabra
|
Inkberry
| |
+ Ilex verticilata
|
Winterberry
| |
* Lindera benzoin
|
Spice Bush
| |
+ Myrica cerifera
|
Southern Bayberry
| |
+ Myrica pennsylvanica
|
Northern Bayberry
| |
+ Rhodedendron nudiflorum
|
Pinxterbloom Azalea
| |
+ Rhodedendron viscosim
|
Swamp Azalea
| |
* Sambucus canadensis
|
Elderberry
| |
* Viburnum cassanoides
|
Witherod
| |
* Viburnum dentatum
|
Arrow Wood
| |
* Viburnum lentago
|
Nannyberry
| |
* Viburnum tribolum
|
American Cranberry
|
NOTES:
| ||
---|---|---|
* = Usually well-drained, but subject to occasional flooding.
| ||
+ = Permanently wet areas.
|
(4)Â
Herbaceous perennials suitable for detention basins.
Botanical Name
|
Common Name
| |
---|---|---|
* Aster novae angliae
|
New England Aster
| |
* Chrysanthemum lencanthemum
|
Ox-Eye Daisy
| |
* Echinacea purpurea
|
Purple Cornflower
| |
+*Eupatorium fistulosum
|
Hollow Joe Pye Weed
| |
* Hemerocallis sp.
|
Day Lily
| |
* Hesperis matronalis
|
Dames Rocket
| |
+ Hibiscus moshentos
|
Rose Mallow
| |
+*Iris pseudocaris
|
Yellow Iris
| |
+ Iris vericolor
|
Blue Flag
| |
+* Lobelia cardinalis
|
Cardinal Flower
| |
+*Lobelia siphilitica
|
Blue Lobelia
| |
* Monarda didyma
|
Bee Balm
| |
+* Panicum virgatumSwitchgrass
| ||
* Phalaris arundinacae
|
Canary Reed Grass
| |
* Rudbeckia sp.
|
Black-Eyed Susan
| |
+ Scirpus acustus
|
Hard Stem Bullrush
| |
+ Spartina alternifolia
|
Cordgrass
| |
+ Typha angustifolia
|
Narrowleaf Cattail
| |
+ Typha latifolia
|
Common Cattail
| |
+* Vernonia noveboracensis
|
New York Iron Weed
|
NOTES:
| ||
---|---|---|
* = Usually well-drained, but subject to occasional flooding.
| ||
+ = Permanently wet areas.
|
A.Â
To
determine the required buffer yard and planting schedule, the following
three-step procedure shall apply:
(1)Â
Step 1: Site analysis and determination of buffer yard class.
(a)Â
For each property boundary, the applicant shall determine the adjacent
land use or street classification. Land use information shall be determined
by an on-site survey, and the Comprehensive Plan shall be utilized
to determine street classifications.
(b)Â
Table 1[1] specifies the buffer yard class for each boundary. The
applicant shall match his proposed land use with the corresponding
adjacent land use or street classification for each property boundary.
The letter indicates the buffer yard class.
[1]
Editor's Note: Table 1 is included as an attachment to this
Appendix.
(2)Â
Step 2: Selection of the planting option for the buffer class.
(a)Â
After determining the buffer class, the applicant shall select a
planting option from Table 2. For each buffer class several planting
options are available, one of which the applicant shall select to
meet the buffer yard requirement for each boundary. However, the Board
of Supervisors may permit an alternative planting option which shall
have a screening capability equal to, or greater than, any of the
available options.
(b)Â
The options set forth in Table 1[2] indicate the minimum amount of plant material that is
required per linear foot of property line. However, the Board of Supervisors
shall, at its discretion, have the power to increase the amount of
planting required (per Table 2) when it is believed that required
buffer materials are not capable of providing a desirable transition
between the existing and proposed land uses. Unless stated below,
plantings are required to be aligned adjacent to property lines or
right-of-way boundaries, but may be sighted on any portion of the
property if permitted by the Board of Supervisors. Plant materials
shall be so arranged to allow for proper growth and to provide the
buffer intended herein. All Class A buffers shall have a minimum width
of at least 15 feet (4.572 meters); all Class B buffers shall have
a minimum width of at least 25 feet (7.62 meters) and all Class C
buffers shall have a minimum width of at least 25 feet (6.096 meters).
[Amended 2-26-2015 by Ord. No. 15-02; 2-24-2016 by Ord. No. 16-02]
[2]
Editor's Note: Table 1 is included as an attachment to this
Appendix.
(c)Â
Where
a buffer requires the installation of canopy trees, such trees shall
be installed in addition to all street tree requirements where applicable.
(d)Â
Buffer
yard plantings shall be designed so that the first floor of the proposed
use will be adequately buffered and/or screened from the view of the
existing adjacent uses at the first floor level. A scaled rendering
which provides an elevation view illustrating the screening effect
of the proposed buffer landscaping when viewed from abutting properties
that are impacted by the proposed land use must be provided to demonstrate
that this requirement has been met.
[Added 2-26-2015 by Ord.
No. 15-02]
(e)Â
Berms with side slopes no steeper than four feet horizontal to one
foot vertical (4:1) may be used to supplement landscape planting.
[Added 2-26-2015 by Ord.
No. 15-02]
Table 2
| |||
---|---|---|---|
Planting Options
| |||
[Amended 1-17-2001 by Ord. No. 01-1; 2-26-2015 by Ord.
No. 15-02]
| |||
Class
|
Option
| ||
A
|
One
|
1 canopy tree per 40 feet (12.192 meters)
| |
+1 flowering tree per 60 feet (18.288 meters)
| |||
+1 evergreen tree per 60 feet (18.288 meters)
| |||
+1 shrub every 20 feet (6.096 meters), informally arranged
| |||
Two
|
1 canopy tree per 40 feet (12.192 meters)
| ||
+1 evergreen tree per 30 feet (9.144 meters)
| |||
+1 shrub per 20 feet (6.096), informally arranged
| |||
B
|
One
|
1 evergreen tree per 8 feet (2.4384 meters), informally arranged
| |
Three
|
1 evergreen tree per 15 feet (4.572 meters)
| ||
+1 evergreen shrub per 8 feet (2.4384 meters),
| |||
Four
|
1 evergreen tree per 10 feet (3.048 meters)
| ||
+1 shrub per 4 feet (1.2192 meters), informally arranged
| |||
Five
|
Hedgerow on property line of 3-foot (0.9144 meters) centers
| ||
C
|
One
|
3 canopy trees per 100 feet (30.480 meters)
| |
+ 10 evergreen trees per 100 feet (30.480 meters) with no white
pine (Pinus strobus)
| |||
+ 25 shrubs per 100 feet (30.480 meters)
|
(3)Â
Step 3: Selection of plant materials from the plant materials list.
Each planting option may utilize any of the plant materials outlined
in the Towamencin Township Engineering Standards, as last amended.
The Board of Supervisors may permit other planting types if they are
hardy to the area, are not subject to blight and disease, and are
of the same general character and growth habitat as those listed in
the Towamencin Township Engineering Standards. All plant material
shall meet the standards of the American Association of Nurserymen.
B.Â
The
applicant shall not be required to provide a buffer yard should existing
planting, topography, or man-made structures be acceptable for screening
purposes by the Board of Supervisors.
C.Â
When
the buffer plantings are near overhead utility lines, the following
requirements apply.
[Added 5-27-2015 by Ord.
No. 15-08]
(1)Â
Within 20 feet of the overhead utility lines, small trees with a
mature height of 25 feet or less shall be provided.
(2)Â
Within the area between 20 feet and 50 feet of the overhead utility
lines, trees with a mature height of 40 feet or less shall be provided.
(3)Â
Within the area 50 feet or more from overhead utility lines, trees
with a mature height greater than 40 feet may be provided.
(4)Â
Recommended[3] species for the smaller trees near overhead utility lines
are as follows:
Deciduous Trees
| |
Acer buergerianum (Trident maple)
| |
Acer campestre (Hedge maple)
| |
Acer ginnala (Amur maple)
| |
Acer tataricum (Tatarian maple)
| |
Acer griseum (Paperbark maple)
| |
Amelanchier spp. (Serviceberry species)
| |
Carpinus caroliniana (American hornbeam)
| |
Cercis canadensis (Red bud)
| |
Cornus florida (Flowering dogwood)
| |
Cornus kousa (Kousa dogwood)
| |
Cornus mas (Cornelian dogwood)
| |
Crataegus crusgalli var. inermis (Thornless cockspur hawthorn)
| |
Crataegus laevigata "Superba" (English hawthorn)
| |
Crataegus x lavallei (Lavalle hawthorn)
| |
Crataegus phaenopyrum (Washington hawthorn)
| |
Crataegus viridis "Winter King" (Winter king hawthorn)
| |
Malus "Adirondack" (Adirondack crab apple)
| |
Malus "Prairifire" (Prairifire crab apple)
| |
Malus "Profressor Sprenger" (Professor Sprenger crab apple)
| |
Prunus serrulata "Shirotae" (Mt. Fuji cherry)
| |
Prunus subhirtella "Autumnalis" (Autumn flowering cherry)
| |
Prunus virginiana (Chokecherry)
| |
Prunus virginiana "Schubert" (Canada red chokecherry)
| |
Syringa reticulata "Ivory Silk" (Japanese tree lilac)
| |
Syringa reticulata "Summer Snow" (Japanese tree lilac)
| |
Evergreen Trees
| |
Juniperus chinensis "Spartan" (Spartan Chinese juniper)
| |
Juniperus chinensis "Green Column" (Green column Chinese juniper)
| |
Juniperus scopulorum "Gray Gleam" (Grey gleam rocky mountain
juniper)
| |
Juniperus scopulorum "Moonglow" (Moonglow rocky mountain juniper)
| |
Juniperus virginiana "Emerald Sentinel" (Emerald sentinel eastern
red cedar)
| |
Juniperus virginiana "Manhattan Blue" (Manhattan blue eastern
red cedar)
| |
Thuja occidentalis "Emerald" (Emerald American arborvitae)
| |
Thuja occidentalis "Techny" (Techny American arborvitae)
|
[3]
Recommended tree list from PECO website for placement near
overhead wires.
A.Â
Drainage
easements shall be required along natural watercourses with a minimum
width of 20 feet (6.096 meters). Such easements may be used for storm
drainage systems, sanitary sewer lines, and open space. Where conditions
warrant, such as in floodplains, additional widths may be required.
B.Â
A
minimum easement width of 25 feet (7.62 meters) shall be required
for all storm drainage systems and sanitary sewer systems which are
located outside of the public right-of-way and wherever storm drainage
is collected in swales and ditches. An additional five feet (1.524
meters) of easement width shall be required for each additional utility
which is placed within the easement area.
A.Â
General
requirements.
(1)Â
All land development shall protect streams, lakes and ponds from
sedimentation damage, and control erosion in accordance with the Clean
Streams Law, P.L. 1987, and regulations adopted by DER, Chapter 102,
except that all developments, regardless of size, shall submit an
erosion and sediment control plan as part of the preliminary land
development plan for review by the Montgomery County Conservation
District or Township Engineer.
(2)Â
In accordance with the Clean Streams Law, P.L. 1987, no changes shall
be made in the contour of the land and no grading, excavation, removal
or destruction of the topsoil, trees or other vegetative cover of
the land shall be commenced, until such time that a plan for minimizing
erosion and sedimentation has been approved by the Montgomery County
Conservation District.
(3)Â
Where an erosion and soil erosion control plan is required, no earth
moving shall be permitted until the Township is in receipt of a satisfactory
review by Montgomery County Conservation District or Township Engineer.
(4)Â
Measures used to control erosion and reduce sedimentation shall,
as a minimum, meet the standards and specifications of the Montgomery
County Conservation District. In cases where the Montgomery County
Conservation District does not have standards and specifications for
erosion and sedimentation control, other known and commonly accepted
standards and specifications may be used as approved by the Township
Engineer.
B.Â
Compliance
with regulations and procedure.
(1)Â
Final plans for minimizing erosion and sedimentation, as approved, will be incorporated into the agreement and bond requirements as required by the Township (see § 136-802).
(2)Â
All lots, tracts or parcels shall be graded to provide proper drainage
away from buildings and dispose of it without ponding, and all land
within a development shall be graded to drain and dispose of surface
water without ponding except where approved by the Township or where
such ponding is part of the overall stormwater control plan for the
site.
(3)Â
The subdivider or developer shall construct and/or install such drainage
structures and/or pipes as are necessary to prevent erosion damage
and to satisfactorily carry off, or detain, release surface waters.
(4)Â
Where drainage swales are used to divert surface waters away from
buildings, they shall be sodded, planted or otherwise suitably protected
as required and shall be of such slope, shape and size as to conform
with the requirements of the Township Engineer. Concentration of surface
water runoff shall be permitted only in swales, watercourses, retention
or detention basins.
(5)Â
Excavations and fills.
(a)Â
Except for roadway embankment slopes, the excavation will conform
to the following conditions:
[1]Â
The slope shall be no greater than 4:1.
[2]Â
The excavation is located so that a line having a slope of 4:1
and passing through any portion of the cut face will be entirely inside
the property lines of the property on which the excavation was made,
otherwise evidence of easements for slope shall be shown.
[3]Â
The material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than that required, but to a
maximum of two horizontal to one vertical. For slopes steeper than
2:1, a written statement to that effect from a civil engineer, licensed
by the Commonwealth of Pennsylvania and experienced in erosion control,
shall be submitted to the Township Engineer and approved by him. The
statement shall affirm that the site has been inspected and that the
deviation from the slope will be stable.
[4]Â
A concrete or mortared stone masonry wall constructed in accordance
with approved standards is provided to support the face of the excavation.
[5]Â
All slopes shall be properly stabilized.
(b)Â
No fill shall be made which creates any exposed surface steeper in
slope than four horizontal to one vertical, except under the following
conditions:
[1]Â
The fill is located so that settlement, sliding, or erosion
will not result in property damage or be a hazard to adjoining property,
streets, alleys or buildings.
[2]Â
For slopes steeper than 2:1, a written statement from a civil
engineer, licensed by the Commonwealth of Pennsylvania and experienced
in erosion control, certifying that he has inspected the site and
that the proposed deviation from the maximum slope will not endanger
any property or result in property damage, is submitted to and approved
by the Township Engineer.
(c)Â
The top or bottom edge of slopes shall be a minimum of five feet
(1.524 meters) from property or right-of-way lines of streets or alleys
in order to permit the normal rounding of the edge without encroaching
on the abutting property.
(d)Â
Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavations and the sloping surfaces of fills. Fill
shall be placed and compacted so as to minimize sliding or erosion
of the soil.
(e)Â
Fills shall not encroach into floodplains or constructed channels
unless permitted as a special exception by the Zoning Hearing Board
and/or the Pennsylvania Department of Environment Resources.
(f)Â
Fills placed within floodplain or constructed channels shall have
suitable protection against erosion during periods of flooding.
(g)Â
Grading shall not be done in such a way so as to divert water onto
the property of another landowner.
(h)Â
During grading operations, necessary measures for dust control must
be exercised.
(i)Â
Grading equipment or construction equipment shall not be permitted
to cross streams. Provisions shall be made for the installation of
temporary culverts or bridges.
(j)Â
Adequate provisions shall be made to prevent equipment from carrying
mud or debris from the site onto adjoining streets. An area 50 feet
(15.24 meters) in width and 50 feet (15.24 meters) in length of stone
ballast is required at all entrances and exits. In addition, mechanical
tire cleaners may be required as deemed necessary by the Township
during construction.
(6)Â
Storm drains shall be required to be constructed by the owner to
take surface water from the bottom of vertical grades, to lead water
away from springs, and to avoid excessive use of cross gutters at
street intersections and elsewhere.
(7)Â
Unless otherwise directed by the Township and the Pennsylvania Department
of Environmental Resources, watercourses shall remain open and shall
not be piped or incorporated into a storm sewer system.[1]
[1]
Editor's Note: Original Section A122, Stormwater management,
which immediately followed this subsection, was repealed 1-17-2001
by Ord. No. 01-1. This ordinance also provided for the renumbering
of original Sections A123 through A131 as Sections A122 through A130.
A.Â
Sewers.
Sanitary sewers shall be installed and connected to the public sanitary
sewer system following review of plans and approval by the UGTMA.
B.Â
Sanitary
sewers, with connection to each building in a subdivision or land
development, shall be installed at the expense of the applicant or
subdivider, and connected to the public sanitary sewer system. The
sanitary sewer shall be extended through the project to the property
lines of the site so that adjacent land has access to the public sewers.
C.Â
Sanitary
sewers shall be constructed according to UGTMA Standards and the Pennsylvania
Sewage Manual of the DER.
D.Â
Wherever
practical, sanitary sewers shall be installed and connected to the
Upper Gwynedd-Towamencin Municipal Sewer Authority.
E.Â
If
sewers are not available in the vicinity, but are considered reasonably
necessary in the near future by the Township or the Pennsylvania Department
of Environmental Resources or other appropriate state agency for the
area in question, a system of sewers, together with all necessary
laterals extending from mains to the street right-of-way line shall
be installed at the expense of the developer. The sewer lines shall
be suitably capped at the limits of the subdivision or land development
and the laterals shall be capped at the right-of-way. The sewer installations
shall include the construction within rights-of-way or easement to
bring the sewer to the future connection with the Township sanitary
sewer system.
F.Â
All
public sanitary sewers shall be designed and constructed in accordance
with the Sewerage Manual issued by the Pennsylvania Department of
Environmental Resources and the Upper Gwynedd-Towamencin Municipal
Sewer Authority specifications.
A.Â
Bridges
and culverts shall be designed to meet current Pennsylvania Department
of Transportation standards to support expected loads and to carry
expected flows. They shall be constructed to the full width of the
right-of-way.
B.Â
It
is unlawful to construct any dam or other water obstruction, or to
make any change in or addition to, any existing water obstruction,
or in any manner change or diminish the course, current, or cross
section of any stream or body of water, without first having made
written application to and obtained consent or permit, in writing,
from the Pennsylvania DER.
C.Â
The
following information is required: drawing to include location plan;
cross section of present bridge, if one exists; profile of stream
for a reasonable distance above and below bridge site, showing slopes
of bed, normal water surface and floodwater surface (if the bridge
is on a skew, give the angle of the center line of the bridge with
the direction of the line of flow); the total drainage area above
the bridge site; description of watershed; length of stream from source
to bridge site and to the mouth; character of stream bed and banks;
extent and depth of overflow during floods; effect of previous floods
upon bridges, their span and clearance; whether bridge will be within
backwater influence of parent stream.
D.Â
When
submitting a plan involving construction of bridge or culverts, a
complete set of structural computations shall be submitted.
A.Â
Monuments
shall be iron or magnetic pins encased in stone or concrete and located
on the right-of-way lines at corners, angle points, beginning and
end of curves, at all corners and angle points of the boundaries of
the original tract to be subdivided and as otherwise required. Monuments
shall be indicated on the record plan. They shall be placed after
a new street has been completed. The center line of all new streets
shall be marked with spikes and referenced to permanent monuments
or structures. A certified copy of this referenced information shall
be given to the Township Engineer. Permanent reference monuments shall
be of case concrete or durable stone 20 inches (50.8 centimeters),
by four inches (10.16 centimeters), by four inches (10.16 centimeters),
with forty-five-degree beveled edges with an indented cross or dimple.
The monument shall be set by a registered professional surveyor so
that the scored point shall coincide exactly with the point of intersection
of the line being monumented. The monument shall be set at final grade
elevation.
B.Â
Staking
requirements. All lots shall be staked by the registered engineer
or surveyor for the subdivider, builder, or developer, when final
grading has been completed. This stake out shall be visible and completed
before an owner or occupant moves into the property. All lot corner
markers shall be permanently located and shall be at least a five-eighths-inch
(1.5875 centimeters) metal pin with the minimum length of 24 inches
(60.96 centimeters) located in the ground to existing grade.
C.Â
Bench
marks. The Township elevations are based on the U.S.G.S. Datum. All
contours and elevations shown on the plans must be based on this system.
A.Â
Minimum
cartway width shall be 10 feet (3.048 meters).
C.Â
When
not paved the cartway shall be constructed of six inches (15.24 centimeters)
of crushed stone of appropriate size, depth, and compaction to support
the largest Township fire trucks under all weather conditions. Placed
on top of the six inches (15.24 centimeters) of crushed stone shall
be an interlocked porous block pavement constructed of fiber reinforced
polyethylene. All voids are to be filled with topsoil and seeded with
a grass seed mix. The Township Engineer shall determine compliance
with this standard.
D.Â
The
emergency accessway shall be marked in accordance with § A108,
Subsection A(4), of these standards.
A.Â
The
developer shall erect at every street intersection a street sign or
street signs meeting Township approval, having thereon the names of
the intersecting streets. At intersections where streets cross, there
shall be at least two such street signs and at the intersections where
one street ends or joins with another street, there shall be at least
one such street sign.
B.Â
Street
signs are to be erected when the first dwelling on the street is occupied.
Temporary street signs may be erected on the approval of the Township
but shall be made permanent before final offer for the dedication
of roads is made.
C.Â
The
Board of Supervisors shall require warning and regulatory signs to
be erected upon the recommendation of the Township Engineer and/or
Police Department.
A.Â
General
requirements.
(1)Â
Lighting shall be installed as required by the Township. A lighting
plan shall be submitted with the preliminary plan and reviewed by
the Township Engineer.
(2)Â
Outdoor illumination in all districts shall be diffused or shielded
in such a manner as not to create any hazardous situations for passing
vehicular traffic or a nuisance to persons in the area. Lighting plans
shall provide for nonglare lights focused downward.
(3)Â
Lighting fixtures should not look institutional, yet should be vandal
proof. Lights should be of unbreakable plastic, recessed or otherwise
designed to reduce possible damage.
B.Â
On-lot
lighting.
(1)Â
Each residential unit shall have one post light or lantern, activated
by a photo cell, and located within the front yard.
(2)Â
For all nonresidential and multifamily development, globe or hooded
light fixtures shall be grouped together or installed at frequent
intervals to provide sufficient light for security. Minimum lighting
levels shall be as recommended by the Illuminating Engineering Society
in the IES Lighting Handbook, as last amended. Fixtures for this lighting
purpose should be mounted between 10 and 15 feet (3.048 and 4.572
meters) above finished grade and shielded to screen windows of dwellings
from the light.
(3)Â
For all on-lot lighting, the owner of record or his lessee shall
be responsible for all costs involved in lighting and maintenance.
C.Â
Pedestrian
path/walkway lighting.
(1)Â
Shall be lighted with globe or hooded fixtures. The fixtures shall
be located at frequent intervals so as to illuminate the path/walkway
and to avoid dark spots. The fixtures shall produce the correct intensity
of light to match the circumstance. Higher intensity lighting shall
be used at street intersections and large open areas, and lower intensity
lighting shall be used along backyards of dwelling units. Minimum
lighting levels shall be as recommended by the Illuminating Engineering
Society in the IES Lighting Handbook, as last amended.
(2)Â
The height of these fixtures shall be set between 10 and 15 feet
(3.048 and 4.572 meters) above the finished grade.
D.Â
Parking
lot, loading/storage area lighting.
(1)Â
Shall produce enough light intensity to provide security and discourage
vandalism. The minimum maintained horizontal footcandle shall be 1.0.
(2)Â
Shall be illuminated with hooded lights mounted on poles a maximum
of 30 feet (9.144 meters) above finished grades.
(3)Â
Shall be installed and shielded so as not to direct light on adjacent
dwellings.
E.Â
Lighting
within right-of-way. Where appropriate, the developer shall install
or cause to be installed, at the developer's expense, metal or concrete
pole streetlights serviced by underground conduit in accordance with
a plan to be prepared by the developer's engineer and approved by
the Township Engineer. The installation of metal poles may be waived
in such instances as approved by the Township due to the existence
of wooden poles already in place. Provision shall be made for energizing
said lighting after 50% or more of the dwellings in a given subdivision
or land development or section of a subdivision or land development
have been occupied. The developer shall be responsible for all costs
involved in lighting the streets until such time that the streets
are accepted or condemned as public streets by the Township.
F.Â
Streetlights.
All streetlights must comply with the technical specifications set
forth in Appendix 136B following this Appendix.
A.Â
All
developments of more than three lots must be provided with public
water supply if public water is available within 1,000 feet (304.8
meters) of the site property lines.
B.Â
The
developer shall construct water mains in such a manner as to make
adequate water service available to each lot or dwelling unit within
the subdivision or land development. A minimum pressure of 40 pounds
per square inch (28,124 kilograms per square meter) shall be provided
at each house or other building to be connected to the water supply
main. The water supply must comply with the regulations and standards
of the State Department of Environmental Resources and the specifications
and review/approval policies of the North Penn Water Authority. For
areas where the water pressure exceeds 75 pounds per square inch (52,732.5
kilograms per square meter), the developer shall install a pressure
reducing valve for each residential or nonresidential occupancy.
C.Â
The
system shall also be designed with adequate capacity and appropriately
spaced fire hydrants for fire-fighting purposes pursuant to the Standard
Schedule for Grading Cities and Towns of the United States with reference
to their Fire Defense and Physical Conditions, National Board of Fire
Underwriters, 1956 and the specifications and review/approval policies
of the North Penn Water Authority. Review and approval by the Township
Engineer and the Township Fire Chief shall be required in order to
insure that adequate fire protection is provided.
D.Â
Requirement
for public water. The applicant shall present evidence to the governing
body and the Township Planning Commission that the subdivision or
land development is to be supplied, if not by a private water supply,
a certificated public utility, a bona fide cooperative association
of landowners or by a Township corporation, authority, or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission, or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be considered acceptable
evidence.
E.Â
Fire
hydrants shall be located at accessible points throughout the subdivision
and shall be located according to the Fire Marshal, Township Engineer,
North Penn Water Authority, and/or DER. The type and methods of construction
to be employed in the installation of fire hydrants shall be in accordance
with current state regulations.
F.Â
Fire
hydrants are to be placed no more than 500 feet (152.4 meters) apart.
A fire hydrant should be placed at the bulb of all culs-de-sac and
at all street intersections.
Where no public water is accessible, water shall be furnished
by the developer on an individual lot basis in accordance with the
requirements established by the Pennsylvania Department of Environmental
Resources. If wells are installed on each lot and the lot also contains
its own sewage disposal facilities, the well shall be of the drilled
type, cased and grout sealed into the bedrock. The well will be required
to have a production of not less than six gallons (22,710 cubic centimeters)
per minute as established by the bailer tests, and certified by the
well driller. Before being placed in consumer use, it shall be disinfected
by the use of sodium hypochlorite or other acceptable solutions, and
a sample bacteriological examination collected by a licensed water
analyst.
A.Â
The
site design must include either a provision for the storage of trash,
refuse and garbage inside the building(s) or within a walled area
outside the building(s). The walls of such a trash and refuse area
must shield the trash and refuse from direct view of any adjacent
property and must be at least six feet (1.8288 meters) in height.
The trash and refuse area must be located a minimum of 50 feet (15.24
meters) from the property boundaries. The trash and refuse shall be
stored in covered containers.
B.Â
Trash
and refuse areas shall be located so as to be separate adequately
from habitable buildings to avoid being offensive, but at the same
time be convenient for both collectors and residents.
C.Â
The
trash and refuse areas shall be screened and landscaped. Evergreen
landscape plantings shall be used to screen the area. All evergreen
vegetation to be installed shall not be less than five feet (1.524
meters) in height at the time of planting. The plantings shall form
a continuous screen.