All persons undertaking any of the following
activities shall comply with the standards of this section:
A.
Residential uses. All residential dwellings with the
exception of single-family detached dwellings and multifamily dwellings
not otherwise requiring subdivision and land development approval.
Those projects subject to subdivision and land development approval
shall not be required to buffer along the property boundary if such
projects border other residential development of similar scale.
(2)
Multifamily Zones M-1 to M-7 shall comply with Items
1 through 5 of Table 1, Minimum Planting Standards.
(3)
Cluster development shall comply with Items 1 through
5 of Table 1, Minimum Planting Standards.
(4)
Mobile home parks shall comply with Items 1 through
5 of Table 1, Minimum Planting Standards.
[Amended 11-11-2002 by Ord. No. 5-2002]
B.
Nonresidential uses. Nonresidential uses shall not
be required to buffer along the property boundary if such projects
border other nonresidential development of similar scale and use.
(1)
All nonresidential buildings, excluding agricultural
buildings and buildings accessory to single-family residential uses.
(2)
Office Districts. HB Highway Business Districts, O-P
Office-Professional Districts, I Restricted Industrial Districts,
the Planned Highway Corridor District, the UDA Unified Development
Area District, the TD Transportation District, the TCD Town Center
District, and the C-I Commercial-Industrial Overlay District shall
comply with Items 1 through 5 of Table 1, Minimum Planting Standards.
[Amended 6-23-2003 by Ord. No. 1-2003; 1-24-2011 by Ord. No.
2-2011]
D.
Any activities for which a buffer would be imposed
by the Township Zoning Hearing Board.
A.
Consistent with the terms of this section, the applicant
shall plant trees and shrubs and make other landscape improvements
(e.g., berms, fences) as necessary to mitigate the adverse visual
impacts which his proposed actions will have on his property, adjoining
properties and the Township in general.
A.
To mitigate potential adverse impacts from the activities
covered herein, the applicant shall conform to the minimum planting
requirements set forth in Table 1.
|
Table 1 Minimum Planting Standards
| ||||||
|---|---|---|---|---|---|---|
|
Item No.
|
Improvement/ Conditions
|
Deciduous Trees
|
Shrubs
|
Trees
|
Evergreen Shrubs
| |
|
1.
|
Per 1,000 square feet gross building footprint
area
|
2
|
4
|
1
|
2
| |
|
2.
|
Per 40 linear feet of new paved street frontage
(private or public)
|
1
|
*
|
1
|
*
| |
|
3.
|
Per 2,000 square feet parking/loading area
|
1
|
2
|
1
|
2
| |
|
4.
|
Per 40 linear feet of existing public road frontage
|
1
|
*
|
1
|
*
| |
|
5.
|
Per 100 linear feet of property boundary along
adjoining residential or institutional properties
|
3
|
3
|
3
|
10
| |
|
NOTES:
| ||||
|
(1)
|
Asterisk (*) indicates additional plantings
at the applicant's discretion.
| |||
|
(2)
|
Additional standards for plantings.
| |||
|
(a)
|
Minimum sizes of plantings should be:
| |||
|
[1]
|
Trees: deciduous, two- to two-and-one-half-inch
caliper, 12 to 14 feet in height; evergreen, six to eight or more
feet in height; and
| |||
|
[2]
|
Shrubs: 18 to 24 inches in height.
| |||
|
(b)
|
Plantings shall conform to the standards of the publications American or U.S.A. Standard for Nursery Stock, ANSI or U.S.A.S. § 60.1 of the American Association of Nurserymen, as amended. All plant material used on the site shall have been grown within the same USDA hardiness zone as the site and shall be nursery grown, unless it is determined by the Township that the transplanting of trees per Article II, Conservation Practices, § 73-6F, partially fulfills the requirements of this section. At the discretion of the Township, plantings required under Item Nos. 1, 2 and 3 above may be waived or relaxed if it can be shown by the applicant that retaining existing plant material substantially achieves the objectives of this article.
| |||
|
(3)
|
The left column's description of views from
public road frontages and property boundaries refers to views of the
proposed improvements as they would exist without any additional plantings.
The proposed additional plantings for road frontages would achieve
a more highly filtered view; those for property boundaries would achieve
a hidden view.
| |||
|
(4)
|
In the case of public roads with existing filtered
views of the proposed improvements, plantings are indicated to be
evergreen shrubs; deciduous shrubs may be substituted by the applicant
if acceptable to the Township.
| |||
|
(5)
|
Fractions of plants calculated from Table 1
shall be rounded up to the nearest whole number.
| |||
|
(6)
|
The number of plants required is the total of
the four columns.
| |||
B.
In addition to the standards in Table 1, these minimum
standards shall be followed for parking areas:
(1)
Parking areas exceeding 20,000 square feet:
(a)
Fifty percent of the parking area's net perimeter
(total perimeter less street access lanes) shall be bordered by planting
areas of trees and shrubs at least five feet in width.
(b)
Fifty percent of the parking area's net perimeter
shall be bordered by planting areas of trees and shrubs at least 15
feet in width.
(2)
No more than 10 parking spaces shall be placed in
a continuous row without an intervening planting area of at least
100 square feet. At the discretion of the Township Engineer, the ratio
of parking spaces to planting areas required may be altered if public
safety is in question.
(3)
Planting areas shall be placed so as to provide safe
movement of traffic without interference of proper surface water drainage.
Planting areas shall be elevated above the parking lot surface or
bordered appropriately to prevent erosion or damage from automobiles.
Bollards may be used to afford protection of trees from vehicular
movement.
C.
Because of the many benefits of native plants (ease of maintenance, longevity, wildlife habitat, etc.), the applicant shall (unless impracticality is established to the satisfaction of the Township) conform to the minimum planting standards in Table 1 through the use of nursery grown native trees and shrubs (see Appendix B[1] for planting recommendations).
[1]
Editor's Note: Appendix B is located at the end of this chapter.
D.
Species selected by the applicant shall reflect the
following considerations:
(1)
Existing and proposed site conditions and their suitabilities
for the plant materials, based upon the site's geology, hydrology,
soils and microclimate.
(2)
Specific functional objectives of the plantings, which
may include but not necessarily be limited to visual screening, noise
abatement, energy conservation, wildlife habitats and aesthetic values.
(3)
Maintenance and replacement considerations such as
hardiness, resistance to insects and disease, longevity and availability
and cost of plant materials.
E.
It is the desire of the Township to protect and develop,
where feasible, wildlife habitats and food sources. With this in mind,
the applicant shall demonstrate that the species of vegetation proposed
has been selected with due consideration of the following characteristics:
(1)
The ability of plant material to bear edible fruit
during the various seasons of the year. Variety is the key, and each
tree, shrub, vine, grass and flower should be considered for its capacity
to supply food and/or cover for one or more species. Trees and shrubs
which bear fruit should not be planted in parking areas, near building
entrances, along vehicle travel lanes or any other area where such
plantings could pose hazards to public safety.
(2)
Existence of and potential for the establishment of
wildlife habitat. Dead trees in the most remote areas should not be
removed, but rather become a home for cavity nesting birds and other
wildlife. Brush pile habitats are excellent areas for smaller wildlife
to use as protection from enemies and survival from the rigors of
winter.
F.
For the purposes of promoting disease protection,
minimum maintenance, diverse natural plant associations and long-term
stability of plantings, the applicant is encouraged to choose those
combinations of species which may be expected to be found together
under more or less natural conditions on sites comparable to those
where the trees and shrubs are to be planted.
A.
Landscaping shall be required in and around all stormwater
management facilities with a minimum surface area of 1,000 square
feet for the purposes of:
B.
A planting plan and planting schedule shall be submitted
in accordance with the following:
(1)
Wet meadows including basin floors.
(a)
Wet meadows and basin floors shall be planted with wildflowers and nonaggressive grasses, the intent being to create a mixed meadow of such plantings, where appropriate. Selection of plantings should be based on whether the area in question is usually well drained or permanently wet and whether the area will be used for recreation purposes (see Appendix B[1] for planting recommendations). No woody plants shall be
planted within the saturated zone (phreatic line) of a stormwater
management basin.
[1]
Editor's Note: Appendix B is located at the end of this chapter.
(b)
Seeding by drills, corrugated rollers, cyclone
or drop seeders or hand seeding of such areas is preferred; however,
hydroseeding followed by hydromulching can be used on wet ground and
steep slopes.
(c)
Fertilizers, as a nutrient supplement, shall
not be used unless it is documented that soil conditions warrant such
use. Soil for planting of wildflowers shall contain not less than
3% or more than 10% organic matter, as determined by an agricultural
chemist, with certification of the test before planting.
(d)
Seeding should take place either between April
1 and May 1 or September 1 and October 15. Planting areas shall be
soaked to maintain a consistent level of moisture for at least four
to six weeks after planting.
(e)
Once established, a single annual mowing when
plants are dormant should be sufficient to maintain a wet meadow and/or
basin floor.
(2)
Wet edges which remain wet all or most of the year shall be planted with wildflowers, grasses and shrubs. Plants to be located on rims or banks which remain dry most of the year should be planted with species tolerant of dry soil conditions (see Appendix B[2] for planting recommendations).
[2]
Editor's Note: Appendix B is located at the end of this chapter.
(3)
Wooded areas.
(a)
Where stormwater management facilities adjoin wooded areas, trees and shrubs shall be selected and planted so as to blend with existing surroundings (see Appendix B[3] for planting recommendations).
[3]
Editor's Note: Appendix B is located at the end of this chapter.
(b)
Plantings in such areas shall be of sufficient
density to eliminate the need for mowing.
(c)
It is recommended that clusters of trees and
shrubs be planted around stormwater management facilities, where applicable,
to provide for wildlife habitat, wind control and buffering and screening.
(d)
Vegetation shall be planted during appropriate
times of the year, predominantly between late March and mid May or
from early October until evidence of ground freezing, depending upon
the species selected. Most deciduous trees and shrubs can be planted
in either spring or fall. Evergreens are best planted in late summer
or early fall.
(4)
Slopes.
(a)
Where slopes are gentle, a mixture of meadow grasses and wildflowers (for wet meadows) shall be planted (see Appendix B[4] for planting recommendations).
[4]
Editor's Note: Appendix B is located at the end of this chapter.
(b)
On steep slopes, dense spreading shrubs (shrubs
tolerant of dry soils) shall be planted. A heavy mat mulch shall be
used during the period of establishment.
(c)
No woody plant materials or trees shall be located
on a constructed or natural berm acting as the impoundment structure
of a detention/retention basin. Trees shall be located on the downstream
side of an impoundment berm a sufficient distance from the toe of
the constructed slope to assure that the toe of the slope is outside
the dripline of the species planted at maturity.
(5)
In cases where stormwater management facilities are
to be located in proximity to wetlands or waterways, the applicant's
planting plan and schedule shall consider the sensitive conditions
existing therein and be modified accordingly to reflect existing flora.
(6)
Screening and buffering. Screening and buffering shall be in conformance with the requirements of § 73-54 above. Stormwater management facilities shall be screened in a manner which complements the existing landscape and provides sufficient access for maintenance. Complete perimeter screening shall not be necessary; however, it shall be the applicant's responsibility to demonstrate in the submitted planting plan why this is so.
[Added 3-13-2000 by Ord. No. 1-2000]
A.
Emphasis shall be given to preserving existing native
vegetation that conforms to the requirements of this section. Other
than select planting of native vegetation and management of riparian
areas in accordance with this Code, disturbance of riparian areas
shall be minimized. Planting of trees and shrubs within the RBA shall
be performed in accordance with this section where native vegetation
is not present.
B.
All planting shall be done by zone. The zone closest
to the stream, Zone 1, shall consist of species native to the riparian
zone and selected for their value in stream bank stabilization. A
mix of species that provides prolonged stable leaf fall necessary
to meet energy and pupation needs of aquatic insects shall be selected.
In Zone 2, plant species shall be matched to the existing habitat.
To the extent possible, species shall be selected to assist with sediment
control and nutrient uptake at the outer edges of RBA'S.
C.
Combinations of trees, shrubs and grasses protect the stream more than any one species. Overall design can be modified to fit the landscape, provided that the applicant supplements existing vegetation with additional native riparian trees and shrubs, where needed, to conform to the overall requirements of this section. A partial list of suitable plant species is found in Appendix B.[1]
[1]
Editor's Note: Appendix B is included at the end of this chapter.
D.
Planting standards.
(1)
Zone 1. A minimum of eight canopy trees having
a two-inch caliper and eight understory trees between five feet and
six feet in height shall be planted per 1,000 square feet of open
area. Where site conditions warrant, two shrubs may be substituted
for each tree required, provided that no more than 10% of the trees
required are replaced by shrubs. Planting requirements may be fully
or partially waived where the applicant documents that existing vegetation
substantially achieves this standard.
[Amended 11-11-2002 by Ord. No. 3-2002]
(2)
Zone 2. A minimum of six canopy trees having
a two-inch caliper and 10 shrubs of two to three feet in height shall
be planted per 1,000 square feet of open area. Planting requirements
may be fully or partially waived where the applicant documents that
existing vegetation substantially achieves this standard.
E.
Planting plans shall be prepared jointly by a Pennsylvania-registered
landscape architect in consultation with other professionals having
a practical knowledge of riparian ecosystems (including horticulturists,
wetland specialists, wildlife biologists, ecologists, etc.) All planting
plans shall include a planting schedule that summarizes the quantity,
type, size and root condition of all plantings. All RBA enhancements
shall be installed using practices accepted by the American Association
of Nurserymen.
A.
Plantings shall be provided in arrangements and locations
which best mitigate the adverse impacts of the applicant's proposed
site disturbance actions. Plantings required in Table 1[1] which cannot be planted, in total, under the conditions
implied or which would not necessarily be planted, in total, under
the conditions implied shall be distributed with regards to site characteristics.
Where feasible, buffers shall contain a mix of deciduous and evergreen
plantings. Planting plans shall be required; such plans shall be prepared
by a landscape architect or acceptable professional alternative in
the practice of landscape architecture. In addition, planting plans
shall include a planting schedule which summarizes the quantity, type,
size and root condition of all plantings.
B.
Planting areas shall be selected and designed to reflect
natural landscape characteristics existing prior to site disturbance,
as well as those environmental conditions to be created following
site disturbance by the applicant.
C.
The locations, 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 moisture and
sunlight. In selecting locations for shade trees, consideration also
shall be given to aesthetic qualities of the site and to the protection
of solar access. In selecting the layout for buffers or the location
and mix of required plantings, consideration shall be given to the
natural topography of the setting and the texture, coloration and
compatibility of different plant species; it is strongly encouraged
that improved landscapes be designed in such a manner as to be creative
and attractive while maintaining the integrity of the natural landscape
within which such work is proposed.
D.
Plantings shall be limited or carefully selected for locations where they may be disturbed or contribute to conditions hazardous to the public's safety. Such locations include but shall not be limited to the edges of parking areas, public street rights-of-way, underground and aboveground utilities and sight triangle areas required for unobstructed views at street intersections. Street trees shall be planted by the applicant outside the street right-of-way but as close to the street line as is practical to avoid conflicts with the right-of-way functions and with sight distance, while still permitting clear orientation of the trees to the street. Such trees shall be spaced 40 to 50 feet apart, staggered along both sides of all streets. Tree size shall be in conformance with the requirements of Subsection C above. Planting locations shall consider underground utilities and the need for repairing these utilities, together with the presence of overhead wires. No trees shall be planted closer than 15 feet from fire hydrants, streetlights or stop signs. All trees planted near sidewalks shall be planted with deep root barriers to prevent cracked pavements and/or sidewalks; planting trees with tap roots rather than fibrous roots will help eliminate such cracking. The type of deep root barriers shall be approved by representatives of the Township. Replacement of existing trees shall be in accordance with the above provisions and shall be replaced as close to their original position as practicable.
E.
Species for street trees shall be selected with particular
emphasis on hardiness, growing habit for pedestrian and vehicle passage,
minimal need for maintenance and compatibility with other features
of the site and surrounding environs. Species for on-lot shade trees
shall be selected with the same emphasis and shall be acceptable representatives
of the Township. Use of native species is encouraged. A minimum of
four different species per planting scheme shall be required.
F.
Riparian buffer area design standards. The locations,
dimensions and spacing of required plantings shall be adequate for
their proper growth and maintenance, considering the sizes of such
plantings at maturity and their present and future environmental requirements,
such as soil, pH, moisture and sunlight. Site preparation should focus
on the removal of nonnative species, such as honeysuckle and multiflora
rose, if present. Weed control is essential during establishment of
the RBA and for the survival and growth of trees and shrubs.
[Added 3-13-2000 by Ord. No. 1-2000]
(1)
Zone 1.
(a)
The purpose of Zone 1 is to:
[1]
To create a stable ecosystem adjacent to the
water's edge;
[2]
To provide a soil/water contact area to facilitate
nutrient buffering processes;
[3]
Provide shade to moderate and stabilize water
temperature (and encourage the production of beneficial algal forms);
and
[4]
Contribute necessary detritus and large woody
debris to the stream ecosystem.
(b)
Dominant vegetation shall be composed of a variety
of native riparian tree and shrub species and such plantings as are
important for streambank stabilization. A mix of species will provide
prolonged stable leaf fall necessary to meet the energy and pupation
needs of aquatic insects.
(c)
Management of Zone 1 shall be limited to bank
stabilization and removal of invasive vegetation. Logging and other
overland equipment shall be prohibited except for stream crossings
and stabilization work.
(2)
Zone 2.
(a)
The purpose of Zone 2 is twofold: one, to provide
sediment filtering and nutrient uptake by forest trees and shrubs,
and two, to provide the space necessary to convert concentrated storm
flows to uniform, shallow, sheet flow by devices such as diversions,
basins and level spreaders.
(b)
Predominant vegetation in the area adjacent
to Zone 1 shall consist of riparian trees and shrubs capable of stabilizing
soil.
(c)
Predominant vegetation on the outer edge of
this zone shall consist of additional shrubs, dense grasses and forbes
(including wildflower species) or turf grass for sediment control
and nutrient uptake. The transition zone shall be designed to maintain
sheet flow. Zone 2 vegetation on the outer edge of the RBA should
be mowed not more than semiannually. Vegetation should be inspected
semiannually and remedial measures taken as necessary to maintain
dense vegetation.
A.
All landscape improvements to be provided in accordance with this article and Article IV, Conservation of Valued Woodlands and Other Vegetation, shall be installed and maintained by accepted practices as recognized by the American Association of Nurserymen. Planting and maintenance of vegetation shall include, as appropriate, but not necessarily be limited to provisions for surface mulch, guy-wires and stakes, irrigation, fertilization, insect and disease control, pruning, mulching, weeding and watering.
B.
The applicant shall make arrangements acceptable to
the Township that all landscape improvements installed in accordance
with this chapter shall be guaranteed and maintained in a healthy
and/or sound condition or otherwise be replaced once by equivalent
improvements for a period of at least 12 months following their acceptance
by the Township, except as otherwise required by the Township Subdivision
and Land Development Ordinance.[1] After installation and prior to Township acceptance of
the site improvements, representatives of the Township shall perform
an inspection of the finished site for compliance with the approved
planting plan. Provided that the finished site is found to be acceptable,
the twelve-month guaranty period shall commence five days from the
date of inspection. Plants found to be in poor health or lacking normal
growth habit shall be replaced with a substitute plant material determined
by the Township to be more suitable for the planting scheme. Replacement
plants shall be inspected by representatives of the Township after
installation. All plants shall be in a vigorous and thriving condition
at the end of the twelve-month period as determined above. Final inspection
of the site following the twelve-month period will be made by representatives
of the Township and final approval given.
C.
The applicant shall make arrangements acceptable to
the Township for the property's long-term landscape maintenance. The
applicant shall provide the names, addresses and telephone numbers
of those persons or organizations who will be assuming such responsibilities.
Landscaping improvements required by this chapter or any other ordinance
shall be subject to suitable restrictive covenants and, if practicable,
rules and regulations governing the use and maintenance of common
lands and facilities, which covenants, rules and regulations shall
be in form and substance acceptable to the Township Solicitor and,
in the case of covenants, rules and regulations, shall, without limiting
the foregoing, require the maintenance and replacement and prohibit
the destruction or removal of all landscaping materials and improvements
depicted on the landscaping plan; empower the Township to enforce
said obligations; and prohibit the amendment or termination of any
of the mandatory terms thereof without the express approval of the
Township.
D.
Where accidental damage or vandalism of plants occur,
the applicant shall replace the damaged plant material in accordance
with the original or modified planting plan. In such cases, the twelve-month
replacement policy required above may be waived, and any remaining
time in the guaranty period shall be binding for repeat replacements.
E.
At the Township's discretion, the applicant may be
required to escrow sufficient funds for the maintenance and/or replacement
of the proposed vegetation during the twelve-month replacement period.
In addition, an escrow may be required for the removal and replacement
of specimen trees damaged during construction.
