(a) 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, morals and general welfare.
(b) 
The following principles, standards and requirements shall be applied in evaluating plans for a proposed subdivision or land development. The standards of the Lower Gwynedd Township Zoning Ordinance (Chapters 1250 through 1299) for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots and other facilities.
(a) 
All portions of a tract being subdivided or developed shall be taken up in lots, streets, public lands or other proposed uses, so that remnants and landlocked areas shall not be created.
(b) 
In general, lot lines shall follow Township boundary lines rather than cross them.
(c) 
Subdivisions and land developments shall be properly designed in order to prevent the necessity for excessive cut or fill. Subdivisions and land developments shall be laid out to come as close as possible to balancing cut and fill operations on site. A grading plan for the entire site shall be submitted in conformance with Sections 1230.16 and 1230.19.
(d) 
No land shall be developed or plotted for residential purposes unless all hazards to life, health or property, including flood, fire and disease, have been eliminated or unless the plans provide adequate safeguard against such hazards without disturbing the natural condition of the land.
(e) 
Land subject to flooding shall not be plotted for residential occupancy.
(f) 
Where trees, groves, waterways, scenic points, historic spots or other community assets and landmarks are located within a proposed subdivision or land development, every possible means to the fullest extent shall be provided to preserve these features.
(g) 
Discarded construction material shall not be disposed of on site but shall be taken to a licensed disposal facility.
(h) 
The proposed subdivision or land development shall be coordinated with the existing adjacent neighborhoods so that the community as a whole may be developed harmoniously.
(a) 
Lot dimensions and areas, exclusive of easements, shall not be less than specified by the provisions of the Zoning Ordinance.
(b) 
Building setback lines shall be at and not a distance greater than specified by the provisions of the Zoning Ordinance:
(c) 
Lots shall front on a public street, a private street improved to Township standards or a parking court as approved by the Township.
(d) 
Through lots shall be deed restricted to limit access to the lower order street.
(e) 
Where feasible, lot lines shall follow municipal boundaries rather than cross them.
(f) 
Where feasible, side lot lines shall be at right angles to straight street lines and radial to curved street lines.
(g) 
Where feasible, the depth of residential lots shall be not less than one nor more than 2 1/2 times their width.
(h) 
The depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory off-street parking, access, loading and unloading, setbacks, landscaping, buffers, etc.
(i) 
Where feasible, lot orientation shall provide for proper solar access. This is achieved by building placement with the long access in a general east-west direction.
(a) 
Where new utility easements or expansions or extensions of existing utility easements are required to accommodate utility installations, such easements shall have a minimum width of 20 feet or as required by the individual utility company or authority, whichever is greater. New utility easements shall be located only upon consultation with the appropriate utility company or authority.
(b) 
Where feasible, easements shall be centered or adjacent to rear or side lot lines.
(c) 
Nothing shall be permitted to be placed, set or put within the area of a utility easement except lawns or suitable low ground cover.
(d) 
Access easements shall be provided where there are common driveways or shared access arrangements.
(e) 
Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 20 feet, or as may be required or directed by the Township and/or the Department of Environmental Protection. The owner shall properly grade and stabilize slopes and fence any open ditches when it is deemed necessary by the Township.
(f) 
No right-of-way or easement for any purpose whatsoever shall be created, recited or described in any deed unless the same has been shown on the approved record plan.
(g) 
Where pedestrian easements are provided across private lots, a method of physically delineating the pedestrian easement shall be provided. Such methods shall include shrubbery, trees, markers or other methods acceptable to the Township.
(h) 
There shall be a minimum distance of 50 feet, measured in the shortest distance, between any proposed dwelling and any petroleum products or natural gas transmission line.
(i) 
Sanitary sewer lines shall be placed in the public street cartway except where permitted in an easement by the Township Board of Supervisors and the Township municipal authority.
(j) 
Any deed conveying a lot on a record plan shall make reference to the plan and all easements and encumbrances referenced in the plan. A representative description expressing the references by which easements and encumbrances will appear on all affected deeds shall be presented to the Township Engineer and Township Solicitor for their review and approval prior to action on the final plan.
(a) 
Blocks and lots shall be graded to secure proper drainage away from buildings and to prevent ponding of stormwater, except in detention/retention areas.
(b) 
The final graded slope for excavation or fill shall not be steeper than three horizontal to one vertical.
(c) 
The top or bottom edge of slopes shall be a minimum of five feet from the property or right-of-way lines of streets in order to permit the normal rounding of the edge without encroaching on the abutting property.
(d) 
Burying of trees, stumps or construction materials is prohibited. Trees and stumps may be chipped or ground and spread on the site.
Stormwater management facilities shall be designed, installed and undertaken in accordance with the Lower Gwynedd Township Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 1241, Stormwater Management.
(a) 
General provisions and compliance.
(1) 
No changes shall be made to the contour of the land and no grading, excavating, or reconstruction of the topsoil, trees or other vegetative cover of the land shall be commenced until such time as a plan for minimizing erosion and sedimentation has been processed and reviewed by the Montgomery County Conservation District and the Board of Supervisors.
(2) 
Approval by the Board of Supervisors of all preliminary and/or final plans of subdivision and land development does not relieve the developer of his obligation to execute the erosion and sediment control measures as contained in this chapter.
(3) 
When required, final approval of plans and specifications by the County Conservation District for the control of erosion and sedimentation shall be concurrent with the approval of the plans of subdivision or land development and become a part thereof. Final plans for minimizing erosion and sedimentation, as approved, will be incorporated in the agreement and development escrow requirements as required by the Township.
(4) 
During the development phase, the Township Engineer or Soil Conservation Service representative shall inspect the development site and enforce compliance with the approved erosion and sediment control plans.
(b) 
General performance standards.
(1) 
Measures used to control erosion and reduce sedimentation shall, at a minimum, meet the standards and specifications of the Montgomery County Conservation District and the Erosion and Sediment Pollution Control Program Manual by the Pennsylvania Department of Environmental Protection.
(2) 
The following measures to minimize erosion and sedimentation shall be included, where applicable, in the control plan:
A. 
Stripping of vegetation, regrading or other development shall be done in a way that will minimize erosion.
B. 
Development plans shall preserve salient natural features, keep cut and fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately control volume and velocity of surface water runoff.
C. 
Whenever feasible, natural vegetation shall be retained, protected and supplemented.
D. 
The disturbed area and the duration of exposure shall be kept to a practical minimum, but shall not exceed 20 days. Areas disturbed between October 15 and April 15 shall be stabilized by placement of sod or other means acceptable to the Township.
E. 
Temporary vegetation and/or mulching shall be used to protect all exposed areas during development.
F. 
The permanent (final) vegetation and mechanical erosion control and drainage system shall be installed as soon as practical in the development.
G. 
Provisions shall be made to accommodate effectively the increased runoff caused by changed soil and surface conditions during and after development within the site. Where necessary, the rate of surface water runoff shall be mechanically retarded.
H. 
Sediment in the runoff water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps or similar measures.
(c) 
Site grading for erosion control. In order to provide more suitable sites for building and other uses, improve surface drainage and control erosion, the following requirements shall be met:
(1) 
All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding. All land within a development shall be graded to drain and dispose of surface water without ponding, except where ponding (detention basins, etc.) is part of the stormwater management plan for the site.
(2) 
Concentration of surface water runoff shall be permitted only in swales, watercourses or detention basins. Subject to the approval of the Township Engineer, swales shall be sodded, utilize jute matting or other similar measures to insure establishment of ground cover.
(3) 
Grading shall in no case be done in such a way as to increase stormwater runoff onto the property of another landowner.
(4) 
During grading operations, necessary measures for dust control must be exercised.
(5) 
Grading equipment will not be allowed to cross streams. Provisions shall be made for the installation of temporary culverts and bridges.
(6) 
Tire cleaning areas shall be provided and maintained at each point of access to the development site.
(d) 
Excavations and fills.
(1) 
No excavation shall be made with a cut face steeper than three horizontal to one vertical, except when a concrete, masonry or other approved retaining wall constructed in accordance with appropriate standards is provided to support the face of the excavation. Shop drawings and design calculations of the proposed wall, sealed by a registered professional engineer in the Commonwealth of Pennsylvania, will be required to be submitted to the Township Engineer for review and approval prior to construction.
(2) 
Edges of slopes shall be a minimum of five feet from property lines or right-of-way lines of streets in order to permit the normal rounding of the edge without encroaching on the abutting property.
(3) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fills.
(4) 
Cut and fill shall not endanger adjoining property.
(5) 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
(6) 
Fills shall not encroach on natural watercourses or constructed channels.
(7) 
Fills placed near natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.
(e) 
Responsibility.
(1) 
The responsibilities of the developer for erosion and sedimentation control include, but are not limited to, the following:
A. 
Whenever sedimentation is caused by stripping of vegetation, regrading or other development, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all affected surfaces, drainage systems and watercourses on and off site, and to repair any damage at his expense as quickly as possible.
B. 
Maintenance of all drainage facilities and all watercourses, both existing and proposed, within any proposed subdivision or land development shall be the responsibility of the developer during construction.
(2) 
It is the responsibility of any person, corporation or other entity doing any work on or across a stream, watercourse or swale or upon the floodplain or right-of-way during the period of work, to return it to its original or equal condition after such activity is completed.
(3) 
No person, corporation or other such entity shall block, impede the flow of, alter, or construct any structure or deposit any material or thing or perform any work which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the Township and/or Department of Environmental Protection, whichever is applicable.
(4) 
Each person, corporation or other entity which makes any surface changes shall be required to:
A. 
Manage on-site surface runoff in accordance with the Lower Gwynedd Township Stormwater Management Ordinance.1
B. 
Control existing off-site runoff through his development by designing it to adequately control all upstream runoff.
C. 
Provide and install at his expense, in accordance with Township requirements, all drainage and erosion control improvements (temporary and permanent) as required by the approved erosion and sediment control plan.
(a) 
Proposed streets shall conform in all respects to Township plans or to such other street plans or parts thereof as have been officially prepared and adopted by the Township.
(b) 
Proposed streets shall further conform to such county and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law.
(c) 
If lots resulting from the original subdivision are large enough to permit resubdivision, or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided.
(d) 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated within the Township or the ZIP Code area. All street names shall be subject to approval by the Board of Supervisors.
(e) 
Dead-end streets and eyebrows are prohibited.
(f) 
Private streets may be approved only if they are designed and constructed to meet public street standards as specified in this chapter and other Township regulations.
(g) 
New half or partial streets shall be prohibited.
(h) 
Wherever a tract to be subdivided or developed borders on an existing half or partial street, the other part of the street shall be platted within such tract.
(i) 
Any applicant whose property encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation.
(j) 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites. Streets shall be so arranged as to be generally parallel to, rather than cross, contour lines, as well as to prevent the necessity for excessive cut and fill. Streets shall be laid out to avoid hazardous areas such as floodplains, steep slopes and other hazardous natural features.
(k) 
Local roads (streets) shall be so designed to discourage through traffic. However, the arrangement of streets of higher classification shall provide for the continuation of existing or platted streets or for proper access to adjoining undeveloped tracts. If the subdivision or land development abuts a present or proposed major thoroughfare, a marginal interceptor street running parallel to the thoroughfare should be provided.
(a) 
If future extension is clearly practical or desirable, a stub street shall be provided with a temporary turnaround. The temporary turnaround right-of-way shall be placed adjacent to the tract boundary; the right-of-way shall meet the cul-de-sac standards. The right-of-way shall be granted as an easement to the Township; such easement will be surrendered to the adjoining property owners upon the extension of the street.
(b) 
Concrete curbing as required shall be installed completely around the circumference of the turnaround area and proper provisions shall be made for surface drainage.
(c) 
Upon the extension of the street beyond the temporary easement, the developer of the street extension shall go onto the land of the turnaround and remove the curbing and road construction and construct new curbing and roadway to the alignment of the street as extended. The developer shall completely remove all concrete, stone base and asphaltic surfacing from behind the new curb, backfill the area to within six inches of the final grade, fill the remainder with topsoil and seed the area. The developer shall also extend the private drives, if any, to the new curb position using the same construction as the undisturbed part of the drive.
Cul-de-sac streets shall be designed as follows:
(a) 
Cul-de-sac streets shall be a minimum of 250 feet long from the edge of paving or curbline of the intersecting street to the far end of the cul-de-sac edge of paving or curbline and shall not exceed 1,000 feet in length. A permanent or temporary cul-de-sac exceeding 1,000 feet in length may be approved by the Board of Supervisors only if the conditions of the tract relating to such items as topography and tract configuration warrant a longer cul-de-sac.
(b) 
Culs-de-sac shall have a circular turnaround having an outer paving radius of 50 feet and a right-of-way having a minimum radius of 60 feet. In no event shall the distance between the edge of paving and right-of-way line be less than 10 feet.
(c) 
As an alternative to a fully paved cul-de-sac, the center of the cul-de-sac may be provided with a planted island which shall be maintained by one of the lot owners or a community association approved by the Board of Supervisors. The cul-de-sac shall be provided with a paved cartway having an outer paving radius of 50 feet and the landscaped island shall have a maximum radius of 24 feet. The right-of-way shall have a minimum radius of 60 feet. When grading within the street right-of-way permits, such culs-de-sac should attempt to retain the existing vegetation on the site. Every effort should be made to adjust the location of the cul-de-sac to permit the retention of existing large trees in any proposed cul-de-sac which will otherwise have to be removed if they cannot be located within the landscape island. In the event that the right-of-way grading will not permit the retention of existing vegetation in a cul-de-sac, the landscaping proposed for the island shall be of low-maintenance varieties as approved by the Board of Supervisors. The landscaping plan shall specifically describe the maintenance required for any landscaping proposed on the landscape island.
(d) 
Drainage of cul-de-sac streets shall preferably be toward the open end. If drainage is toward the closed end, water shall be conducted away in an underground storm sewer or other means approved by the Township.
(e) 
The grade of the outer diameter of the turnaround shall not exceed 4%.
(f) 
The number of dwelling units on a permanently designed residential cul-de-sac street shall be limited so as not to generate more than 200 average daily trips (ADT).
(a) 
Purpose. The purpose of these provisions is to establish appropriate standards for the design of streets in residential subdivisions that will promote the safety and convenience of vehicular traffic, protect the safety of residents, minimize the long-term costs for the maintenance and repair of streets, minimize crime in residential areas, protect the residential qualities of neighborhoods by limiting traffic volume, traffic speed, noise and fumes, encourage the efficient use of land, and minimize the cost of street construction.
(b) 
Classification. Roads and streets of the Township are classified as follows:
(1) 
Major roadway. The primary function of a major roadway is to connect major centers of activity and to move vehicles through the community. Major roadways are Norristown Road, SR 63, SR 309, SR 202, Sumneytown Pike and Bethlehem Pike.
(2) 
Intercommunity roadway. The three primary functions of an intercommunity roadway are to connect major centers of activity and to move higher volumes of traffic and to provide access to many properties. The intercommunity roadways are Penllyn-Blue Bell Pike, Pen Ambler Road, Plymouth Road, and Evans Road.
(3) 
Secondary roadway. Secondary roadways provide the link between the major roadways, intercommunity roadways and local streets. Secondary roadways include:
A. 
Swedesford Road.
B. 
Township Line Road.
C. 
Meeting House Road.
D. 
Gypsy Hill Road.
E. 
McKean Road.
F. 
Tennis Avenue.
G. 
Brushtown Road.
H. 
Dager Road.
I. 
Grasshopper Road.
J. 
Houston Road.
K. 
Knight Road.
(4) 
Residential roads (streets). Residential roads or streets are all other roads and streets not of a higher classification, except private rights-of-way serving three or more residences.
(c) 
Right-of-way and cartway standards. All existing and proposed streets, other than private rights-of-way, shall have curb and all streets shall have a right-of-way and paving not less than those of an existing street of which the new street is to be a continuation, nor less than the following:
Minimum Requirements
Street Classification
Ultimate Right-of-Way
(feet)
Cartway
(feet)
Major roadway
100 (or more as may be required)
1
Intercommunity
80
1
Secondary
60
34
Residential roads
50
26
Private right-of-way serving 3 or more residences
50
18
1 As required by the Pennsylvania Department of Transportation, the County of Montgomery or Lower Gwynedd Township, but no less than 34 feet.
(d) 
Additional rights-of-way and cartway widths may be required by the Board of Supervisors in order to lessen traffic congestion, to secure safety from fire, panic and other dangers, to facilitate the adequate provision for transportation and other public requirements, including public safety and convenience, to promote the general welfare, where necessary for parking or where old roads do not provide proper widths and additional dedication is necessary.
(e) 
Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width shall be dedicated to the government agency having jurisdiction to conform to the standards of this chapter. Where a subdivision or land development abuts or contains an existing street of inadequate cartway width, additional cartway width shall be dedicated to conform to the standards of this chapter.
(f) 
The minimum right-of-way width for development along existing streets shall correspond with the ultimate right-of-way width for such streets.
(g) 
Residential roads. These streets are intended to carry the least amount of traffic at the lowest speed and will provide the safest and most desirable environment for residential neighborhoods. Developments should be designed so that the maximum number of homes in the development will front on this class of street.
(1) 
Service restrictions. Each local road shall be designed so that no section of the street conveys a traffic volume greater than 200 ADT.
(2) 
Street access. A local road may intersect or take access from any existing street type. Both ends of a loop street, however, must intersect the same connecting street and be laid out to discourage the passage of through traffic on it.
(3) 
Engineering criteria. All features of the geometric design of residential streets that are not specified below shall be designed for a design speed of 25 miles per hour.
A. 
Minimum grade: 1%.
B. 
Maximum grade: 8%.
C. 
Horizontal curvature: minimum center-line radius of 150 feet.
D. 
Minimum tangent length between reverse curves: 50 feet.
E. 
Stopping sight distances: 175 feet minimum.
F. 
Maximum grade within 50 feet of the ultimate right-of-way intersection: 4%.
G. 
Clear sight distance at intersections: per PennDOT standards for the grade of the road. The required distance must be shown on the plans.
(h) 
Secondary road. These are the middle order streets in the hierarchy. They will carry more traffic than the local roads and should provide an acceptable, if not an optimum, environment for a residential neighborhood.
(1) 
Service restrictions. Secondary roads shall be designed so that no section of the street conveys a traffic volume greater than 500 ADT. Secondary roads shall be designed to exclude all external through traffic which has neither an origin nor a destination on the secondary or its tributary residential local roads.
(2) 
Shoulders. When curbing is not required, two-foot-wide paved shoulders shall be provided on both sides of the cartway.
(3) 
Engineering criteria. All features of the geometric design of secondary streets that are not specified below shall be designed for a design speed of 30 miles per hour:
A. 
Minimum grade: 1%.
B. 
Maximum grade: 6%.
C. 
Horizontal curvature: minimum center-line radius of 300 feet.
D. 
Minimum tangent length between reverse curves: 100 feet.
E. 
Stopping sight distance: 225 feet minimum.
F. 
Maximum grade within 50 feet of the ultimate right-of-way intersection: 4%.
G. 
Clear sight distance at intersections: per PennDOT standards for the grade of the road. The required distance must be shown on the plans.
(i) 
Paving standards:
Street
Prepared Subgrade
Subbase
(inches)
Base Course
(inches)
Surface Course
(inches)
Major1
Yes
6
5 of Superpave material6
3 1/2 of Superpave material2
Intercommunity1
Yes
6
5 of Superpave material6
3 1/2 of Superpave material2
Secondary1
Yes
4
5 of Superpave material6
3 1/2 of Superpave material2
Residential1
Yes
4
4 of Superpave material6
3 1/2 of Superpave material3
Driveways and parking areas
Nonresidential
No
4
4 1/2 of Superpave material6
1 1/2 of Superpave material4
Residential
No
No
6 of 2A material
4 of Superpave material5
NOTES:
1 Pipe foundation underdrain is required. Use of the underdrain may be waived if it is determined unnecessary by the Township Engineer upon inspection of the subsurface soil conditions during roadway excavation.
2 One and one half inches of 9.5 mm, PG64-22 wearing course (0.3 to 3.0 million ESALs, SRL-H) on two inches of 19 mm, PG64-22 binder course. (ESAL-Equivalent Single Axle Load; values must be determined for specific roadway).
3 One and one half inches of 9.5 mm, PG64-22 wearing course (0.3 to 3.0 million ESALs, SRL-H) on two inches of 19 mm, PG64-22 binder course.
4 One and one half inches of 9.5 mm, PG64-22 wearing course (0.3 to 3.0 million ESALs, SRL-H).
5 One and one half inches of 9.5 mm, PG64-22 wearing course (0.3 to 3.0 million ESALs, SRL-H) on 2 1/2 inches of 19 mm, PG64-22 binder course.
6 25 mm, PG 64-22 base course.
(a) 
Lots used for single-family detached dwellings.
(1) 
Driveways shall not be located less than 40 feet from any street intersection, Driveways to corner lots shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications as described herein.
(2) 
For minor collector and higher order streets, there shall be adequate driveway turnaround space on each lot so that no car need back out onto a street in order to leave the lot.
(3) 
Driveways shall be so located, designed and constructed as to provide a reasonable sight distance at intersections with stopping space; not to exceed a grade of 4% from the road to 20 feet behind the right-of-way line and shall not exceed 12% for the balance of the driveway.
(4) 
All driveways shall be at least five feet from any side or rear lot line for single-family lots. Common use of driveways by adjacent landowners is encouraged and, in the case of a common driveway, this requirement does not apply.
(5) 
For properties abutting curbed and uncurbed streets, the following standards shall apply to the driveway apron at the street line:
A. 
Minimum curb cut or driveway width at the street line: 10 feet.
B. 
Maximum curb cut or driveway width at the street line: 20 feet.
(6) 
Each single-family lot shall have only one curb cut along any one street frontage, unless approved by the Township Engineer.
(7) 
The minimum width shall be 10 feet.
(8) 
The safe sight distance shall be calculated by the criteria used in PennDOT Title 67, Chapter 441.
(9) 
Driveways shall be subject to review and approval by the Township Fire Marshal.
(b) 
Lots or sites used for other purposes.
(1) 
All entrance drives serving four or fewer dwelling units shall, at a minimum, be designed to single-family driveway standards above.
(2) 
Except as provided in Subsection (b)(1) above, all entrance drives which may be expected to convey less than 200 ADT volume shall be laid out to conform to the design, service and access standards established in this chapter for local roads and shall be considered a local road for purposes of establishing the street hierarchy.
(3) 
All entrance drives which may be expected to convey greater than 200 ADT but less than 1,000 ADT volume shall be laid out to conform to the minimum design, service and access standards specified in this chapter for residential minor collectors and shall be considered minor collector streets.
(4) 
All entrance drives which may be expected to convey greater than 1,000 ADT volume shall be laid out to conform to the minimum design, service and access standards specified in this chapter for major collector streets.
(5) 
In addition to the above standards, all entrance drives shall be located in accordance with the recommendations of Access Management for Streets and Highways, U.S. Department of Transportation, June 1982, latest revision.
(6) 
The minimum width of a driveway for single-family dwellings serving more than four dwelling units shall be 16 feet, and for all other uses the minimum width shall be 20 feet for two-way traffic and 12 feet for one-way traffic.
(a) 
Curb radius. Minimum curb or edge of pavement radius shall be determined according to the specifications for the street of higher classification (existing or proposed), as specified below:
(1) 
Arterial, intercommunity, secondary: 30 feet.
(2) 
Residential: 20 feet.
(b) 
Intersection spacing. Proposed streets which intersect opposite sides of another street (either existing or proposed) shall be laid out to intersect directly opposite each other or, at the discretion of the Board of Supervisors, with a minimum offset or spacing measured from center line to center line as specified below.
Minimum Intersection Spacing
Higher Order Road Classification
or Roads of Equal Classification
Spacing
(feet)
Intercommunity
300
Secondary
125
Residential
125
(c) 
Intersection angle. Intersecting streets shall intersect at a ninety-degree angle for a minimum of 50 feet beyond the intersection of the right-of-way lines.
(d) 
Turning lanes. Deceleration or turning lanes may be required by the Township along existing and proposed major, intercommunity and/or secondary roads whenever these intersect other major, intercommunity or secondary roads.
(1) 
Deceleration or turning or merging lanes may be required by the Township along existing and proposed streets as determined by a traffic impact study required by Section 1230.40.
(2) 
Deceleration lanes shall be designed to the following standards:
A. 
The lane width shall be the same as the required width of the roadway moving lanes.
B. 
The lane shall provide the full required lane width for its full length. It shall not be tapered.
C. 
The minimum lane length shall be as follows:
Design Speed of Road
(miles per hour)
Minimum Deceleration Lane Length
(feet)
30
165
40
230
50
310
(a) 
Applicability.
(1) 
A traffic impact study shall be submitted as part of the preliminary plan application for all zoning changes and subdivisions and land developments that meet one or more of the following criteria:
A. 
Residential: 25 or more dwelling units or lots.
B. 
Commercial/office: a commercial or office building or buildings consisting of 15,000 square feet or more of gross floor space (total floor area on all floors withing the exterior walls of the building).
C. 
Industrial: any industrial development consisting of five lots or more than 50 vehicle trips per day with site access onto a Township street.
D. 
Institutional: any medical, educational or institutional development consisting of 15,000 square feet or more of gross floor area.
(2) 
Lower Gwynedd Township may, at its sole discretion, require any other subdivision, land development, zoning change, special exception or conditional use application to be accompanied by a traffic impact study; provided, however, that the Township Manager shall notify the applicant within 60 days following the Township's first meeting to consider the proposal. Such a notification shall specify the reason for the requirement, citing the proposal's particular location or existing problems or type of use. The Lower Gwynedd Township Supervisors, at their discretion, may waive the requirement for a traffic impact study. If required by the Supervisors, the applicant for a land development or subdivision shall provide emergency signal preemption for any traffic signals located within or immediately adjacent to the development.
(b) 
Traffic impact study. The study will enable the Township to assess the impact of a proposed development on the traffic system. Its purpose is to ensure that proposed development does not adversely affect the traffic network and to identify any traffic problems associated with access from the site onto the existing roads. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, conservation of energy and encouragement of public transportation use.
(c) 
General site description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed subdivision or land development. If the development is residential, types of dwelling units shall also be included. A brief desctiption of other major existing and proposed developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they may effect the transportation needs of the site (i.e., number of senior citizens).
(d) 
Traffic facilities description. The description shall contain a full documentation of the proposed internal and existing highway system. This description shall include proposed internal vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelization and traffic signals or other intersection control devices at all intersections within the site. The report shall describe the external roadway system within the area and include discussion of existing design deficiencies and potential safety hazards. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. All future highway improvements which are part of proposed roadway improvements which are, in turn, part of proposed surrounding developments shall be noted and included in the calculations.
(e) 
A major intersection is any intersection where traffic generated by the proposal will have a significant impact on the operation of the intersection and/or any other intersection involving an arterial road. Where doubt exists, the transportation engineer shall seek guidance from the Planning Commission prior to the submission of the traffic impact study.
(f) 
Study area. This area will extend approximately 1/2 mile along the adjacent roadway in both directions from all access points or to a major intersection along these roadways. Where doubt exists, the transportation engineer shall seek guidance from the Planning Commission prior to the submission of the traffic impact study.
(g) 
Existing traffic conditions.
(1) 
Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic and peak development generated hour(s) traffic shall be recorded. Traffic count data shall not be more than one-year old. Traffic counts shall be taken on a Tuesday, Wednesday or Thursday on a non-holiday week. Traffic counts shall be collected during average volume conditions, during fair weather and in consideration of any construction activities or special events which may be taking place in the area. Additional counts (conducted on a Saturday for a commercial development or residential development in close proximity to the commercial district) may also be required in some cases. The Township Supervisors shall make such determinations. Roadway characteristics shall be described and illustrated. Features to be addressed shall include lane configurations, geometry, signal timing, traffic control devices, posted speed limits and sight distance limitations. Existing levels of service shall be calculated for all intersections and turning movements within the study area. Manual traffic counts at major intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s), and documentation shall be included in the report. A volume-capacity and delay analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location.
(2) 
This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. Roadways, intersections and/or individual movements experiencing levels of Service D, E or F or volume/capacity ratios greater than or equal to 1.0, as described in Highway Capacity Manual, Special Report 209, Transportation Research Board, latest edition, shall be noted as congested locations and deficient.
(h) 
Traffic impact. Calculation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the use of Institute of Transportation Engineers (ITE) Trip Generation Report (current edition or as amended). These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements. These generated volumes shall be distributed to the area and assigned to existing roadways and intersections through the area. All turning movements shall be calculated. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.
(i) 
Analysis of traffic impact. The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using a background growth rate for the area from the Montgomery County Planning Commission's traffic count database or from the Delaware Valley Regional Planning Commission's Highway Network Coverage Counts), the proposed use or development-generated traffic, and the traffic generated by other proposed developments in the study area. A second volume/capacity and delay analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculation for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Volume-capacity and level of service calculations shall be completed for all major intersections. It is usually at these locations that capacity is most restricted. All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal intallation. The procedures described in the Highway Capacity Manual, Special Report 209, Highway Research Boardlatest edition, as outlined in the PennDOT Design Manual, Volume 2, shall be followed.
(j) 
Conclusions and recommendations. Levels of service for all roadways and intersections shall be listed. All roadways and/or intersections showing a level of service D, E or F and volume/capacity ratios equal to or greater than one shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection circulation design, and improvements, traffic signal installation and operation (including timing), and transit design improvements. All physical roadway improvements shall be shown in sketches. Signal timing should be evaluated for any intersection with a level of service D, E or F, but a volume capacity ratio of less than one.
(k) 
Time of submission. The traffic impact shall be submitted to the Planning Commission with the preliminary plan submission. Revisions to the preliminary plans may constitute the need for resubmission of the traffic impact study for the revised conditions. Improvement plans shall not be submitted to PennDOT until after review by the Township Planning Commission.
(l) 
Emergency response organizations. The Township shall submit all land development plans proposing the construction of nonresidential buildings or multi-family residential dwellings or any other development as may be suggested by Township staff to the Fire Department, Police Department and any other emergency response organization having jurisdiction within the area of the proposed development for review and comment.
(a) 
Street trees shall be planted for any subdivision or land development as part of the design and construction of:
(1) 
New streets.
(2) 
Existing streets or highways abutting or lying within the subdivision or land development.
(3) 
Access driveways to residential subdivisions or land development serving more than four dwelling units.
(b) 
At intersections, trees shall be located no closer than 50 feet from the intersection of the street rights-of-way.
(c) 
Street trees shall be planted outside the ultimate right-of-way, but not over underground utilities, unless otherwise approved by the Board of Supervisors. Trees required under this section shall be planted either on lots or within the general open space.
(d) 
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease. All plant material shall conform to the applicable standards of the American Association of Nurserymen. These standards include, but are not limited to, caliper, height, spread and root ball size.
(e) 
Where a street tree is planted within 15 feet horizontal distance from an overhead electric utility line, the species of street tree plants shall be of a variety which does not grow more than 25 feet in height.
(f) 
Buffer planting, when required, shall be aligned adjacent to property lines or right-of-way boundaries, but may be sited on any portion of the property if approved by the Board. The applicant shall provide a buffer yard planting, unless existing planting, topography or man-made structures are approved for screening purposes by the Board.
(g) 
If a vehicle parking area contains space allocation for more than 10 vehicles, a landscape strip having a width of at least 10 feet shall be required for at least every 10 vehicle spaces. In addition to these requirements, a minimum of 10% of any parking area in excess of 2,000 square feet in gross area shall be devoted to landscaping, inclusive of trees required under this section.
(h) 
Whenever a detention basin is provided on the site, the applicant shall submit a plan which will show, in addition to the trees required, the proposed ground cover and method of stabilizing the slopes.
(i) 
All subdivisions and land developments shall be laid out in such a manner so as to preserve the healthy trees and shrubs on the site. However, each tree having a caliper of six inches or more measured six inches above the ground, that is removed shall be replaced with a shade tree or shade trees from the list of recommended plants in Section 1230.43, which have a total caliper equal to or greater than the tree removed. For example, if a tree having a caliper of 12 inches measured six inches above the ground is removed, it may be replaced with a single tree of twelve-inch caliper, two trees of six-inch caliper, three trees of four-inch caliper or any other combination of trees meeting the requirements of Section 1230.43 with a total caliper of 12 inches or greater. This requirement is in addition to any other planting required by these Subdivision Regulations.
(j) 
All subdivisions and land developments shall be laid out in such a manner so as to preserve healthy trees and shrubs on the site. Any tree lost or destroyed as a result of clear cutting as defined in this Code, which has occurred within five years prior to the submission of a subdivision and/or land development application, shall be shown on the required plan as a "removed tree" and will be required to be replaced in accordance with Section 1230.41(i).
[Added 3-8-2023 by Ord. No. 536]
(k) 
No clear cutting is permitted.
[Added 3-8-2023 by Ord. No. 536]
(l) 
The penalty for any violation of Section 1230.41 shall be in accordance with the enforcement remedies within § 515.3 of the Pennsylvania Municipalities Code. Anyone violating this article, in addition to any other penalty outlined in this Code, shall be required to replace the removed tree(s) per the requirements in Section 1230.41.
[Added 3-8-2023 by Ord. No. 536]
(m) 
Any person who violates the ordinance, including property owners, occupants, tree companies and gardeners, could be held liable for violation of the ordinance. If a violation occurs during construction, the Township may issue a stop-work order suspending and prohibiting further activity on the property until a mitigation plan, including protection measures for remaining trees on the property, has been approved by the Board of Supervisors.
[Added 3-8-2023 by Ord. No. 536]
(a) 
For all subdivisions and land developments, the following plantings shall be required:
(1) 
Street trees, which shall be planted at the frequency of at least two shade trees per 40 feet of street length.
(2) 
Detention basin landscaping, which shall include at least one shade tree per 30 feet of the perimeter of the basin. Up to 50% of the shade trees may be substituted with flowering trees at the rate of two flowering trees for each shade tree required.
(b) 
In addition to the requirements of Subsection (a) hereof, interior landscaping, which shall include at least three shade trees per dwelling, shall be required for subdivisions and land development in the A and B Residential Districts.
(c) 
In addition to the requirements of Subsection (a) hereof, interior landscaping, which shall include at least two shade trees per dwelling, shall be required for the C Residential District, the CD Cluster Development Residential District and the CD-1 Cluster Development Residential District.
(d) 
In addition to the requirements of Subsection (a) hereof, the following plantings shall be required for the E Residential District, the E-1 Residential District and the E-2 Residential District, the MF-1 Multifamily District and the MF-2 Multifamily District:
(1) 
Buffer planting, which shall include at least one shade tree, one evergreen tree and one shrub per 30 feet of property.
(2) 
Interior landscaping, which shall include at least two shade trees per unit.
(3) 
Parking area landscaping, which shall include at least one shade tree and two shrubs per five vehicle parking spaces.
(e) 
In addition to the requirements of Subsection (a) hereof, the following plantings shall be required for the MF-3 Multifamily District and the MF-3-A Multifamily District:
(1) 
Buffer planting, which shall include at least one shade tree, one evergreen tree and one shrub per 30 feet of buffer yard.
(2) 
Interior landscaping, which shall include at least two shade trees per unit.
(3) 
Parking area landscaping, which shall include at least one shade tree per two vehicle parking spaces.
(f) 
In addition to the requirements of Subsection (a) hereof, the following plantings shall be required for the D Business District, the D-1 Special Use District, the D-2 Planned Business District, the D-3 Special Business District, the D-4 Special Business District and the PO Professional Office District:
(1) 
Buffer planting, which shall include at least one shade tree, one evergreen tree and one shrub per 30 feet of buffer yard.
(2) 
Interior landscaping, which shall include at least one shade tree per 500 square feet of gross floor area.
(3) 
Parking area landscaping, which shall include at least one shade tree per five vehicle parking spaces.
(g) 
In addition to the requirements of Subsection (a) hereof, the following plantings shall be required for the F Industrial District and the F-1 Limited Industrial District:
(1) 
Buffer planting, which shall include at least one shade tree, one evergreen tree and one shrub per 30 feet of buffer yard.
(2) 
Interior landscaping, which shall include at least one shade tree per 1,000 square feet of gross floor area.
(3) 
Parking area landscaping, which shall include at least one shade tree per 10 vehicle parking spaces.
[Amended 2-24-2015 by Ord. No. 496]
(a) 
Definitions. As used in this section, the following terms shall have the meanings indicated:
INVASIVE PLANTS/NOXIOUS WEEDS
Plants that are not native plants in a given area, grow aggressively, and spread and displace native plants. Invasive plants are generally undesirable because they are difficult and costly to control and can dominate whole habitats, making them environmentally destructive in certain situations. Lists of invasive plants are periodically updated and available from the Pennsylvania Department of Conservation and Natural Resources (http://www.dcnr.state.pa.us/forestry/plants/invasiveplants/).
NATIVE PLANT
A plant that occurs naturally in an area without human intervention and has been growing in the area since prior to the time of European settlement of that area. Such plants are adaptive to the local climate and tend to be more drought, disease and insect resistant than non-native plants, and help preserve the balance and beauty of natural ecosystems. For purposes of this section, native plants shall be all those naturally occurring plants in the Lower Delaware Valley, Piedmont-Coastal Plain areas; provided, however, that native plants from outside of, but close to, those general areas will satisfy the requirements of this section with the approval of the Township.
NON-NATIVE PLANT
Plants which have been introduced to an area other than their native range, either purposefully or accidentally. The term "non-native plant" shall refer to plants from other countries, regions, or continents. A non-native plant may have a negative impact on the local environment and/or ecosystem.
(b) 
Native Plant Standards. All plantings in subdivisions and land developments shall comply with the following regulations:
(1) 
Native Planting Requirements. To promote the restoration of native plants, no less than 75% of the trees, shrubs, and perennials selected for a new subdivision or land development shall be native to the Lower Delaware Valley, Piedmont-Coastal Plain areas, as indicated by the Pennsylvania Department of Natural Resources ("DCNR List").
(2) 
Invasive Plants. Plants identified as invasive are prohibited.
(3) 
Planting Diversity Requirement. The total number of different species of trees, shrubs, and perennials to be installed shall be a function of the total number of specimens in a landscape plan according to the following chart. For parking lots of greater than 80 total spaces, no one species of tree, shrub, or perennial shall comprise more than 25% of the total individuals of that plant type.
Number of Plant Types
Minimum Number of Species
Maximum Percent of Any 1 Plant Type
(Tree, Shrub or Perennial)
1 to 5
1
100%
6 to 15
2
50%
16 to 30
3
40%
31 to 50
4
30%
51 and over
6
20%
(4) 
Plant List Requirement. No less than 75% of the trees, shrubs, or perennials, respectively, shall be selected from the DCNR List.
(5) 
Minimum dimensions of plants at time of planting.
Plant Type
Size of Plant
Shade trees
14 feet minimum height 2 1/2 inch minimum caliper
Evergreen trees
8 feet minimum height
Ornamental flowering trees
8 feet minimum height; 2-1/2 inch minimum caliper
Shrubs
3 feet minimum height
Perennials and ornamental grasses
1 quart container
(6) 
Soil Quality. All soil in all landscaped areas shall be comprised of topsoil from the site, or hauled to the site, to a depth of 36 inches. Subsoil or fill dirt shall not be added to the upper 36 inches of soil in landscaped areas.
(7) 
Soil Amendments. When existing topsoil from the site is used in landscaped areas, one cubic yard of composted leaf mulch or similar organic material for every 100 square feet of landscaped area shall be tilled into the soil to a depth no greater than 12 inches, prior to planting.
(8) 
Soil Mulch Layer. To promote the establishment of healthy plant communities through the suppression of weeds and retention of soil moisture, a three-inch-thick layer of shredded mulch (bark, root, or hardwood) is required in all landscaped areas, to be applied immediately after planting is completed. The developer may substitute wood chips or other suitable material in areas not designated as stormwater management facilities. The use of stone as a mulch should be limited to areas subjected to erosion, such as inlets, filter trenches, or overflow risers. Stone is not permitted elsewhere in the landscaped area.
(a) 
Street signs shall be of an approved vandal-proof design and shall be consistent in design and specification with those in general use by the Township.
(b) 
The signs shall be located in a manner making them visible at all times with a minimum of effort by both pedestrian and vehicular traffic and as close to the side of the cartway or curb as practical, but no part of the nameplate shall be permitted to overhang any part of the cartway or curb.
(c) 
Street nameplates, standards, installation and locations shall be subject to the approval and inspection of the Township.
(d) 
The developer shall erect at every street intersection a street sign or street signs 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.
(e) 
The installation of all traffic control signs, equipment or devices required within the subdivision or land development and along the frontage shall be shown on the plan, approved by the Pennsylvania Department of Transportation, where required, and installed at the cost of the developer.
(a) 
Pedestrian trails are required in all subdivisions and land developments in locations as determined by the Board of Supervisors. Sidewalks shall be provided along both sides of existing and new streets.
(b) 
The minimum width of all sidewalks shall be five feet with a minimum four-foot-wide planting strip between the curb and the sidewalk along streets. The minimum width of all pedestrian trails shall be eight feet.
(c) 
The grades and paving of the sidewalk shall be continuous across driveways except in nonresidential and high-density residential developments and in certain other cases, as required by the Board of Supervisors, where heavy traffic volume dictates special treatment.
(d) 
At corners and pedestrian street-crossing points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic.
(e) 
All sidewalks shall be constructed in accordance with the Accessibility Guidelines for Buildings and Facilities, United States Architectural and Transportation Barriers Compliance Board, as amended, promulgated by the Americans with Disabilities Act of 1990. This includes the installation of detectable warnings on curb ramps.
(f) 
Sidewalks and other pedestrian trails shall not exceed a grade of 7% except for accessible routes, where the maximum rise for any run shall be 30 inches with a level landing of at least 60 inches at the bottom and top of each run. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. Where sidewalk or pedestrian trail grades exceed 5%, a non-slip surface texture shall be used.
(g) 
Sidewalks shall be laterally pitched at a slope of not less than 1/4 inch per foot to provide for adequate surface drainage.
(h) 
Sidewalks shall be concrete with a thickness of four inches on four inches of 2B stone, except at all driveway crossings where the concrete and stone thicknesses shall be increased to six inches. Wire mesh shall be installed at all driveway crossings. Pedestrian trails shall be constructed with two inches of 9.5 mm PG 64-22 wearing course (0.3 to 3.0 million ESALs, SRL-H) on six inches of 2A material base course on a prepared subgrade. The stone and wearing course shall be surrounded on the sides and bottom by a geotextile material.
(a) 
A parking space is a paved stall or berth, covered or uncovered, for parking motor vehicles, excluding space(s) within a public cartway. Parking facilities shall be provided off-street in accordance with the requirements of the Lower Gwynedd Township Zoning Ordinance and this chapter. Use of any parking space for any other purpose is prohibited.
(b) 
Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle(s).
(c) 
At no time shall angle or perpendicular parking be provided along public or private streets. All parking lots and bays permitting parking other than parallel shall be physically separated from the street and confined by curbing or other suitable separating device.
(d) 
Along arterial, major collector and minor collector streets, parking areas shall be designed to allow for ingress and egress without backing into a street. Access areas shall be designed so as to allow vehicles to enter a street in a forward direction.
(e) 
The following design standards shall be required for off-street parking facilities where the required number of off-street parking spaces, as specified in the Zoning Ordinance, is three or more.
(1) 
Except where specifically waived by the Board of Supervisors, parking areas shall be separated from external streets and internal streets and/or drives by a ten-foot-wide curbed planting strip.
(2) 
Each end of a parking row shall be provided with a ten-foot-wide curbed planting island.
(3) 
Each fourth row of parking (whether single- or double-loaded), shall be provided with a ten-foot-wide curbed planting strip.
(4) 
A canopy of flowering trees shall be planted in eighty-foot centers along the planting strips. At least one canopy or flowering tree shall be planted in each planting island. Trees shall meet the standards of Sections 1230.41 and 1230.42 regarding, street trees. The species chosen shall be able to survive soot and gas fumes. Trees which have low-growing branches, gum and moisture which may drop on vehicles, or seeds or pods which may clog drainage facilities shall not be used.
(5) 
In other areas where necessary for vehicular channelization and where determined necessary by the Board of Supervisors for pedestrian safety, a double-loaded row of parking spaces shall include a ten-foot-wide raised planting strip.
(6) 
The planting strips shall include sidewalks, light standards and trees. The location of light standards and trees shall not interfere with each other. Sidewalks shall be at least four feet wide.
(7) 
The edge of any parking area shall not be closer than 15 feet to the outside wall of the nearest building. This area shall be used for sidewalks to entryways and foundation plantings.
(8) 
Design standards for parking stalls shall not apply where the primary purpose is that of vehicle storage related to sales, service or other use. Unless otherwise specified, parking areas shall conform to the following minimum dimensional standards based upon their intended function.
Aisle Width
Type
One-Way
(feet)
Two-Way
(feet)
Stall Width
(feet)
Stall Depth2
(feet)
Conventional
20
24
9.0
19.0
Handicapped
20
24
12.5
19.0
Oversized1
(As determined by Township)
NOTES:
1 Including, but not limited to, recreational vehicles, tandem trailers, trucks and buses.
2 Stall depth shall be measured from the curb.
(9) 
Parking for handicapped or physically disabled persons shall be provided as required in the State Code.
(10) 
All dead-end parking areas shall be designed to provide sufficient area for backing and turning movements for the end stalls of the parking area.
(11) 
No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas.
(12) 
Except at entrance and exit drives, all parking areas shall be set back from the future right-of-way line and all property lines at least 10 feet or as required by the Zoning Ordinance. (The greater provision shall prevail.) The distance between this required setback and the cartway shall be maintained as a planting strip.
(13) 
The depth and width of parking areas reserved or laid out for commercial and industrial uses shall be appropriate to those uses.
(14) 
The layout of every parking area shall be such as to permit safe and efficient internal circulation, in accordance with accepted traffic engineering principles and standards, including truck traffic where applicable.
(15) 
Entrances and exits to and from off-street parking areas shall be located so as to avoid interference with street traffic.
(16) 
Every off-street parking area shall include sufficient stacking space to accommodate entering and exiting vehicles without overflowing into adjacent streets or service roadways.
(17) 
Wherever possible, the layout of parking aisles and rows shall be perpendicular to building facades to facilitate channelization of pedestrian movements.
(18) 
For the purpose of servicing any property held under single and separate ownership, entrance and exit accessways crossing the street line shall be limited to one accessway along the frontage of any single street. Unless and only if one accessway is impracticable in the judgment of the Board of Supervisors, two accessways shall be permitted along the frontage of any single street, and the center lines of the two accessways shall be spaced at least 80 feet apart. On all corner properties, there shall be a minimum of 60 feet, measured at the curbline, between the center line of any entrance or exit accessway and the street line of the street parallel to said accessway.
(19) 
Access drives shall be at least 12 feet from any side property line, except for the additional requirements in buffer yards. If a shared access agreement or common driveway situation exists, this requirement shall not apply.
(20) 
Concrete tire bumpers shall be installed so as to prevent vehicle overhang on the sidewalk area and planting strip.
(f) 
Parking lots with fewer than 20 spaces shall not have a grade exceeding 5%. Any grade, cut, fill or height difference exceeding four feet shall be subject to approval of the Board of Supervisors.
(g) 
All parking spaces shall be marked with a four-inch-wide painted line so that individual spaces are identifiable.
(h) 
Curbs or tire stops shall be designed for the protection of planting strips and to prevent overhanging of pedestrian walks. Curbs shall be designed to accommodate handicapped persons.
Where a land development includes off-street loading facilities, the following standards shall be met:
(a) 
Each space shall be no less than 14 feet wide, 50 feet long and 17 feet high, exclusive of drive and maneuvering space, and located entirely on the lot being served.
(b) 
There shall be adequate maneuvering space for all delivery vehicles.
(c) 
Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard or an unreasonable impediment to traffic.
It is the intention of Lower Gwynedd Township to protect and preserve natural resources in the Township for the purpose of preserving plant life, wildlife, scenic beauty and to provide recreational resources for the general public where appropriate. More specifically, natural resources within the Township shall be protected as follows: Site alterations, regrading, filling or clearing of vegetation prior to the submission of applications for zoning or building permits or the submission of plans for subdivision or land development shall be a violation of this chapter.
(a) 
Steep slopes. In areas of steep slopes, the following standards shall apply:
(1) 
Fifteen percent to 25%: No more than 30% of such areas shall be altered, regraded, cleared or built upon.
(2) 
Twenty-five percent or steeper: No more than 20% of such areas shall be altered, regraded, cleared or built upon.
(b) 
Woodlands. In all zoning districts, no more than 75% of such areas shall be altered. Any permitted clearing or alteration of woodland area shall be undertaken to maintain, where possible, a continuous canopy of trees where a continuous canopy and/or hedgerow exists.
(c) 
Streams, watercourses, wetlands, ponds, lakes and areas within the one-hundred-year floodplain or designated floodplain soils. Such areas shall not be altered, regraded, developed, filled, piped, diverted or built upon except as allowed in the Lower Gwynedd Township Zoning Ordinance.
(d) 
Overlapping resources. In the event that two or more resources identified in Subsections (a) through (c) overlap:
(1) 
The resource with the greatest protection standard (the least amount of alteration, regrading, clearing, cutting, building, etc.) shall apply to the area of overlap.
(2) 
The protection standard for the resource with the lesser protection standard shall be applied to the area which does not overlap with a resource requiring a greater protection standard.
(3) 
In the area of overlap, the greatest protection standard of the overlapping resources shall apply to all resources.
(e) 
Tree protection standards. The following requirements apply in all areas where existing trees shall remain:
(1) 
General requirements:
A. 
Grade changes and excavations shall not encroach upon the tree protection zone.
B. 
No toxic material, including petroleum based and/or derived products, shall be stored within 100 feet of a tree protection zone.
C. 
The area within the tree protection zone (TPZ) shall not be built upon, nor shall any materials be stored, temporarily or permanently, within the TPZ. Vehicles and equipment shall not be parked in the TPZ.
D. 
Where tree stumps are located within 100 feet of the TPZ, the stumps shall be removed by means of a stump grinder to minimize the effect on surrounding root systems.
E. 
Tree roots, which must be severed, shall be cut by a backhoe or similar equipment aligned radially to the tree. This method reduces the lateral movement of the roots during excavation, which could damage the intertwined roots of adjacent trees if done by other methods.
F. 
Within four hours of any severance of the roots, all tree roots that have been exposed and/or damaged shall be trimmed cleanly and covered temporarily with moist peat moss, moist burlap or other moist biodegradable material to keep the roots from drying out until permanent cover is installed.
G. 
Sediment, retention and detention basins shall not discharge into a TPZ.
H. 
Sediment, retention and detention basins shall not be located within a TPZ.
I. 
Prior to the construction of any improvements, the owner/developer shall, in a manner acceptable to the Township Engineer, identify the trees which measure six inches in caliper or more, six inches above the ground, that are not part of a tree protection zone that are not to be removed.
(2) 
The tree protection zone (TPZ). Prior to construction or alteration of the site, the TPZ shall be delineated by the following methods:
A. 
The TPZs shall conform to the approved development plans. Adjustments in the field may be approved by the Township Engineer.
B. 
All trees scheduled to remain shall be marked. Where groups of trees are to remain, only the edge trees need to be marked.
C. 
A forty-eight-inch-high wooden construction fence with steel posts shall be placed in the field along the boundary of the TPZ. The location of the TPZ shall be inspected and approved by the Township Engineer prior to commencing of clearing or site alterations. The TPZ fencing shall remain in place and shall be maintained until all work and construction has been completed. Any protective fencing that is damage shall be replaced or repaired before further construction begins.
D. 
Trees to be removed shall not be felled, pushed or pulled into a TPZ or into trees that are to remain.
(3) 
Retaining walls. Where the original grade cannot be retained at the TPZ line, a retaining wall shall be constructed outside the TPZ. The retaining wall shall be designed to comply with standards recommended by the Township Engineer for retaining walls. In addition, the following methods shall be used to ensure survival of the trees:
A. 
The top of the wall shall be four inches above the finished grade line.
B. 
The wall shall be constructed not less than six inches in width. A means for drainage through the wall shall be provided so that water will not accumulate on either side of the wall.
C. 
Any severed roots which result from excavation shall be trimmed so that their edges are smooth and are cut back to the lateral root, if exposed.
D. 
A layer of clean stone (sized 3/4 to one inch) shall be placed one foot from the inner side of the wall to aid in drainage.
(4) 
Trenching and tunneling. If there is no alternative to locating a utility line through a TPZ, tunneling shall be used instead of trenching, except where, in the opinion of the Township Engineer, survival of the tree would not be affected by either method. The Township Engineer shall determine the most appropriate location for the utility line. Trenches shall be filled as soon as possible and tamped to avoid air spaces.
(5) 
Applicants for subdivision or land development approval shall submit the following information:
A. 
A site plan which illustrates all natural resources on the site and the proposed use on the site.
B. 
All encroachments and disturbances necessary to establish the proposed use on the site.
C. 
Calculations which indicate the area of the site with natural resources; the area of natural resources that would be disturbed or encroached upon; and the area of the site included in the building envelope.
(a) 
Buffer yards serve to soften the outline of buildings, to screen glare and noise and to create a visual and/or physical barrier between conflicting land uses. Buffer yards are required between uses; along existing and proposed streets and against vacant land. The extent of buffering required shall be determined by the type of use proposed and the adjacent uses, streets or vacant land surrounding the proposed development. The impact of the proposed use on adjoining properties is the basis for establishing buffer yard standards.
(1) 
To determine the required buffer yard and planting schedule, a three-step procedure shall be followed:
A. 
Step 1: Site analysis and determination of buffer yard class.
1. 
For each property boundary, the applicant shall determine the adjacent land use, road classification or zoning classification of vacant land. Land use information shall be determined by an on-site survey, and the highway classifications of Section 1230.37 regarding ultimate rights-of-way shall be utilized to determine road classifications. The Zoning Map shall be used for vacant land. Table 1 below specifies the buffer yard class for each boundary.
2. 
The applicant shall match his proposed land use with the corresponding adjacent land use, road classification or zoning classification of vacant land for each property boundary. The letter indicates the buffer yard class.
B. 
Step 2: Selection of the planting option for the buffer class. 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.
C. 
Step 3: Selection of plant materials from the plant materials list.
1. 
Each planting option may utilize any of the plant materials outlined in Table 3. Minimum plant size, given either in height or in caliper, is indicated on this table. The Planning Commission may permit other planting types if they are hardy to the area, are not subject to blight or disease, and are of the same general character and growth habit as those listed in Table 3.
2. 
The applicant shall not be required to provide a buffer yard should existing planting, topography or man-made structures be deemed acceptable for screening purposes by the Planning Commission or the Zoning Officer.
3. 
For the purposes of this chapter, all caliper measurements shall be taken at six inches above grade.
(2) 
Except where a Class C buffer is required, a Class B buffer shall be provided along the side or rear property line where adjoining property or the property across a street is zoned for or in residential use. The Planning Commission may permit other planting types or a Class A buffer where the Planning Commission determines that Class B planting would not be needed between the properties.
Table 1
Zoning District
Use
Single-Family
AA, A, B, C, CD
Multifamily E, MF
Business D, Pos
Industrial F
Residential
None
A
A
A
Multifamily
B
None
A
A
Business
C
C
None
A
Industrial
C
C
B
None
Table 2
Planting Options
The options below indicate the amount of plant material that is required per linear foot of property line. Plantings shall be placed within the minimum width of the buffer area. The Planning Commission may permit staggering or grouping of plant materials if a satisfactory buffer is achieved.
Class
Minimum Width
(feet)
Options
A
25
(1)
1 canopy tree per 40 feet
B
35
(1)
1 canopy tree per 40 feet, plus
1 flowering tree per 60 feet, plus
1 evergreen per 60 feet
(2)
1 canopy tree per 40 feet, plus
1 evergreen per 30 feet
C
40
(1)
1 evergreen per 30 feet, plus
1 hedge on boundary (3-foot centers)
(2)
1 evergreen per 25 feet plus 1 berm, 4 feet high
(3)
1 evergreen per 25 feet, plus
1 shrub group, 1 per 8 feet
(4)
1 evergreen per 20 feet, plus
1 shrub group, 2 per 4 feet
Table 3
Plant materials list
The Planning Commission may permit other plant materials if the types are hardy to the area, are not subject to blight or disease, and are the same general character and growth habit as those listed below. Use of plant material that is native to Lower Gwynedd and the general area is encouraged, as stated in the Lower Gwynedd Township Comprehensive Plan of 1998.
A.
Canopy trees (two inches caliper minimum).
Acer ginnala — Amur maple
Acer rubrum — Red maple (native)
Acer saccharum — Sugar maple (native)
Fagus grandifolia — American beech (native)
Fagus sylvatica — European beach
Fraximus americana — White ash (native)
Fraximus Pennsylvania lanceolata (cv. Marshalls Seedless) — Green ash (native)
Ginko biloba — Ginko (male only)
Gleditsiatriacanthos inermis — Thornless honey locust
Liquidambar styraciflua — Sweet gum (native)
Liriodenendron tilipifera — Tulip tree (native)
Platanus acerifolia — London plane tree
Quercus alba — White oak (native)
Quercus borealis — Red oak (native)
Quercus coccinea — Scarlet oak (native)
Quercus phellos — Willow oak (native)
Sophora japonica — Japanese Pagodatree
Tilia-Linden — all species hardy to the area
Zelkova serrata — Japanese zelkova
B.
Flowering trees (two inches caliper minimum).
Amelanchier canadensis — Shadblow serviceberry (native)
Cornus florida — Flowering dogwood (native)
Cornus kousa — Kousa dogwood
Cornus mas — Cornelian cherry
Crataegus phaenopyrum — Washington hawthorn
Crataegus virdis Winter King — Winter king hawthorn
Koelreuteria paniculata — Golden rain tree
Laburnum vossi — Goldenchain
Magnolia soulangeana — Saucer magnolia
Madus baccata — Siberian crab (nonfruit-bearing varieties)
Malus florbunda — Japanese flowering crab (nonfruit-bearing varieties)
Malus Hopa-Hopa red-flowering crab
Oxydendrum arboreum — Sourwood (native)
Purus calleryana aristocrat — Aristocrat callery pear
Prunus kwanzan — Kwanzan cherry
Prunus yedoenis — Yoshino cherry
C.
Evergreens (four feet high minimum).
Ilex opaca — American holly (native)
Picea abies — Norway spruce
Picea omorika — Serbian spruce
Picea puntgens — Colorado spruce
Pinus Virginiana — Virginia pine (native)
Pseudotsuga menziesli — Douglas fir
Tsuga canadensis — Canadian hemlock
D.
Hedge (four feet high minimum).
Crataegus intricata — Thicket hawthorn
Forsythis intermedia — Border forsythia
Ilex glabra — Inkberry (native)
Juniperus virginiana — Eastern red cedar (native)
Syringa qunensis — Chinese lilac
Syringa vulgaris — Common lilac
Viburnum — Viburnum
E.
Hedgerow (four feet high minimum).
Crataegus crusgalli — Corkspur thorn
Cratae phanenopyrum — Washington hawthorn
Euonymus alatus — Winged euonyumus
Viburnum sieboldii — Siebold viburnum
Viburnum tomentosum — Doublefile viburnum
Viburnum lentage — Nannyberry viburnum
Viburnum prunifolium — Blackhaw viburnum
F.
Shrubs.
(1)
Three feet high minimum.
Juniperus virginiana — Upright juniper
Pyacantha coccinea lalandi — Landland firethorn
Taxus caplata — Upright yew
Taxus x media hicksi — Hicks yew
Thuja occidentalis — American arborvitae
(2)
Four feet high minimum.
Euonymus alatus — Winged euonyumus
Hamamelis vernalis — Vernal witch hazel
Hamamelis virginiana — Common witch hazel
Ilex verticillata — Winterberry
Viburnum dentatum — Arrowwood viburnum
Viburnum lantana — Wayfaring tree viburnum
(b) 
General requirements.
(1) 
Existing buffer. All existing deciduous and coniferous trees larger than two inches in caliper and/or six feet in height may be considered to contribute to the definition of an existing buffer on the property. If the amount of existing plant material that size or greater equals any of the above planting requirements for reducing buffer yard sizes, the equivalent reduction may be taken without additional plant material being required. In all cases, existing plant material of the above caliper and height shall be preserved in any buffer yard except where clearance is required to insure adequate sight distance. Any removal shall, where feasible, involve relocation rather than clearing.
(2) 
The buffer yard may overlap the required front, side or rear yards and, in case of conflict, the larger yard requirements shall apply.
(3) 
All buffer yards shall be maintained and kept clean of all debris, rubbish, weeds and tall grass.
(4) 
No structure, manufacturing or processing activity or parking or storage of materials shall be permitted in the buffer area.
(5) 
Plant materials shall be permanently maintained, and any plant material which does not live shall be replaced within one year of installation.
(6) 
Planting design. It is encouraged that plant materials in buffer yards be planted in natural clusters that will give privacy but that will not block views or vistas. The exception shall be commercial or industrial uses bordering residential uses. Here a dense, visual screen is required.
(7) 
Where open space is required, the buffer yard shall be part of the open space and not part of the lot area assigned to a dwelling unit.
(c) 
When required by the Zoning Ordinance (Chapters 1250 through 1299), screening shall be placed between off-street parking areas and land zoned for or in residential use. Such screening shall consist of hedge or hedgerow material as specified in Table 3, D and E, placed on three-foot centers.
(d) 
A post-and-rail fence is required to be installed around all open space at locations determined by the Township.
(a) 
Definitions. As used in this section, the following terms shall have the meanings indicated:
COMMON OPEN SPACE
A parcel or parcels of land, an area of water or a combination of land and water within a mobile home development site which is designed and intended for the use or enjoyment of residents of the mobile home development, but does not include streets, parking areas, areas set aside for public facilities and required setbacks and buffers.
MOBILE HOME DEVELOPMENT
A parcel of land which has been planned and improved for the placement of mobile homes and which consists of two or more mobile home lots.
MOBILE HOME LOT or MOBILE HOME SITE
A parcel of land in a mobile home development which is improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home.
MOBILE HOME or MOBILE TRAILER
A dwelling which is capable of being transported, intended for permanent occupancy and contained in one unit, or in two units designed to be joined into one integral unit and capable of again being separated for moving, which arrives at a site complete and ready for occupancy, except for minor and incidental unpacking and assembly operations, and which is constructed so that it may be used with or without a permanent foundation. "Mobile home" or "mobile trailer" includes any addition or accessory structure thereof, such as a porch, shed, deck or additional room.
MOBILE HOME PAD
A concrete pad at least six inches in thickness, with at least six tie-down rings to which the mobile home shall be secured, and equal in length and width to the dimensions of the mobile home to be placed thereon.
(b) 
Application required. An application for development of a lot or parcel of land for mobile home development purposes shall be made and approved, or approved as modified, before any zoning permit for such use issued. These Subdivision Regulations shall govern the processing of all applications for mobile home development.
(c) 
Contents of application. In addition to other requirements of these Subdivision Regulations, an application for preliminary or final approval of a mobile home development shall indicate, by drawings, diagrams, maps, text, affidavits or other legal instruments, the following:
(1) 
The placement, location and number of mobile home lots and mobile home pads on a layout map of the parcel at a scale of one inch equals 40 feet;
(2) 
The locations and dimensions of all driveways, pedestrianways, sidewalks and access roads with notation as to the types of impervious cover;
(3) 
The locations and dimensions of all parking facilities;
(4) 
The locations, dimensions and arrangement of all areas to be devoted to lawns, buffer strips, screen planting and recreation;
(5) 
The locations and dimensions of all buildings existing or proposed to be built and all existing tree masses and trees with a caliper of over six inches;
(6) 
Proposed provisions for handling of stormwater drainage, street and on-site lighting, water supply and electrical supply in the form of written and diagrammatic analyses with calculations and conclusions prepared by a registered professional engineer;
(7) 
Proposed provisions for treatment of sanitary sewage, together with proof that the treatment and disposal of such sewage meets with and has the approval of the agency of the Commonwealth having jurisdiction over such matters; and
(8) 
Provisions for all other needed utilities.
(d) 
Street systems.
(1) 
Entrances. The entrance road or area connecting the development with a public street or road shall have a minimum pavement width of 34 feet for a depth of at least 100 feet from the public street or road.
(2) 
Construction and design.
A. 
Grades. Grades of all streets within a mobile home development shall be sufficient to ensure adequate surface drainage but shall be not more than that provided for in Section 1230.37.
B. 
Curves.
1. 
Horizontal. Whenever an internal street is deflected in excess of 5°, connections shall be made by horizontal curves having minimum center-line radii of 150 feet.
2. 
Vertical. At all changes in grade of an internal street where the algebraic difference exceeds 1%, vertical curves shall be provided to permit a minimum sight distance of 200 feet.
C. 
Intersections. Within 100 feet of an intersection, intersecting streets shall be at approximately right angles. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Intersections of more than two streets at one point are prohibited.
D. 
Internal streets; dead-end streets. All internal streets and roadways shall be constructed of concrete or macadam of sufficient bearing, strength and design to accommodate mobile home units and of sufficient width to accommodate anticipated traffic and parking, if necessary. In no case shall any internal street or roadway have less than 26 feet of paved width. Dead-end streets shall be provided at the closed end with turnarounds having outside radii of not less than 40 feet.
(3) 
Illumination. All mobile home developments shall be furnished with lighting fixtures so spaced and so equipped with luminaries as will provide adequate levels of illumination throughout the development for the safe movement of vehicles and pedestrians at night.
(4) 
Preservation of sight lines. No structure, fence, tree, shrub or other planting shall be maintained between a line two feet above the street level and a plane seven feet above the street level, so as to interfere with traffic visibility across the corner within the triangle bounded by the intersecting street lines and a straight line drawn between points on each street 25 feet from the intersection of such street lines.
(5) 
Direct access to internal streets. Unless the cost is unreasonable, direct access from an individual mobile home lot shall be onto internal streets in the development, in order to ensure that the development exhibits a cohesive character and so as not to have an adverse impact on traffic movement on abutting roads.
(e) 
Off-street parking areas and walks.
(1) 
Off-street parking for at least two motor vehicles shall be provided for each mobile home. Each parking stall shall be at least 10 feet by 20 feet and shall be of macadam construction.
(2) 
Additional off-street parking spaces for vehicles of nonresidents shall be provided at the ratio of four spaces for each 10 units.
(3) 
Walkways.
A. 
All mobile home developments shall provide safe, convenient, all-season pedestrian walkways of adequate width for their intended use, which walkways are durable and convenient to maintain, between the development streets and all community facilities provided for residents.
B. 
Where pedestrian traffic is concentrated, each walk shall have a minimum width of 3 1/2 feet.
C. 
All mobile home sites shall be connected to common walks and to streets or to driveways connecting to a paved street. Each such walk shall have a minimum width of two feet.
(f) 
Storm drainage; erosion and sedimentation control. The provisions of these Subdivision Regulations relative to storm drainage and erosion and sedimentation control shall apply to all mobile home developments, and are accordingly incorporated in this chapter by reference.
(g) 
Water supply.
(1) 
Wherever an existing public water system is geographically and economically accessible to the proposed mobile home development, a distribution system connecting thereto shall be designed to furnish an adequate supply of water to each mobile home and all service buildings with adequate main sizes and fire hydrant locations to meet the specifications of the Middlestates Department, Association of Fire Underwriters.
(2) 
Where a satisfactory public water supply is not available, a mobile home development may be served by a community water supply system which meets all applicable requirements and regulations of state and county agencies having jurisdiction thereover.
(h) 
Sanitary sewers.
(1) 
Wherever an existing public sanitary sewerage system is geographically and economically accessible to the proposed mobile home development, the development's sanitary sewerage system shall be connected thereto.
(2) 
Where a satisfactory public sanitary sewerage system is not available, a mobile home development may be served by a community sewage treatment system, provided that the necessary permits are obtained from the Pennsylvania Department of Environmental Resources and any other authority having jurisdiction thereover.
(3) 
Any community sewerage system, the effluent of which is proposed to enter a watercourse of the commonwealth, shall comply with all effluent control standards established by state, county and municipal authorities.
(i) 
Installation and maintenance of utilities. All utilities shall be underground and shall be installed and maintained in accordance with utility company specifications regulating such systems.
(j) 
Common open space areas and buffers.
(1) 
A common open space area shall be located and designed as an area easily accessible to residents and preserving natural features. Common open space areas should include both active recreation areas for all age groups and, particularly where the site includes a watercourse or hilly or wooded areas, land which is left in its natural state. At least 25% of open space areas shall be located in an area not subject to flooding and which is usable for active recreational use. No such active recreational open space area shall be less than 1/4 acre in size.
(2) 
Buffers.
A. 
Along all exterior property boundary lines, except those which abut a public street or those which abut another mobile home development, there shall be a permanent buffer at least 15 feet in depth designed for screening the mobile home development and its abutting uses. The primary component of such buffer screen shall be a row of evergreen trees at a height of not less than six feet when planted, spaced not more than eight feet apart on-center, such trees to be of such species as to attain a height at maturity of not less than 20 feet. The use of mounding is also encouraged, provided that the slopes are a maximum of three to one. The use of opaque fencing not greater than six feet in height is also permissible. Combinations of vegetation and mounding, vegetation and fencing, or vegetation, mounding and fencing are allowable, but whenever only vegetation is used there shall be a double row of evergreen trees. Along all property boundaries which abut a public street, the use of a single row of deciduous trees with a spacing of not more than 40 feet on-center shall suffice. In cases where an edge of a mobile home development borders natural features which function as buffers, including, but not limited to, mature woodland, severe grade changes or stream valleys which are likely to be permanently preserved, buffering may be not required along such edge, at the discretion of the Board of Supervisors. A landscaping plan shall be submitted, with the final plans, showing all pertinent information, including the location, size and species of all trees and shrubs to be preserved or planted.
B. 
The plantings shall be maintained permanently and replaced within one year if any plant material dies. Plantings shall be placed not closer than three feet from any property line.
C. 
All existing deciduous and evergreen trees of a caliper of more than two inches and/or six feet in height shall be preserved in the buffer areas, except where clearance is required to ensure sight distance.
D. 
Generally, a minimum of 35% of plant material shall be evergreen and 10% flowering material.
(k) 
Fuel supply and storage.
(1) 
Liquefied petroleum gas systems.
A. 
The design, installation and construction of containers and pertinent equipment for the storage and handling of liquefied petroleum gas shall conform to the Act of December 27, 1951 (P.L. 1793), as amended, and to the regulations therefore promulgated by the Pennsylvania Department of Labor and Industry or its successor.
B. 
When installed, liquefied petroleum gas systems provided for mobile homes or other structures shall be maintained in conformity with the rules and regulations of the Department of Labor and Industry and shall comply with the following:
1. 
Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
2. 
Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
3. 
All liquefied petroleum gas piping outside of the mobile home shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment or systems in mobile homes.
4. 
Vessels of at least 12 U.S. gallons and less than 60 U.S. gallons gross capacity shall be maintained in a vertical position and shall be securely, but not permanently, fastened to prevent accidental overturning. No vessel shall be placed any closer to a mobile home exit than five feet, and no closer to any mobile home window than three feet.
5. 
No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.
6. 
All pipe connections shall be of a flare type.
(2) 
Fuel oil supply systems.
A. 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with the rules and regulations of the authority having jurisdiction thereover.
B. 
All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
C. 
All fuel oil supply systems provided for mobile homes and other structures shall have shut-off valves located within five inches of storage tanks.
D. 
All fuel storage tanks or cylinders shall be securely placed and shall be not less than five feet from any mobile home exit and not less than three feet from any mobile home window.
E. 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
(l) 
Fire protection.
(1) 
All mobile home development shall be provided with fire hydrants to meet the specifications of the Middlestates Department, Association of Fire Underwriters, but in any case, in sufficient numbers to be within 600 feet of all existing and proposed structures and mobile homes, measured by way of accessible streets.
(2) 
Portable hand-operated fire extinguishers of a type suitable for use on oil fires and approved by the local fire prevention authority shall be kept in each building and each mobile home in the park and shall be located inside the mobile home in a fixed location, preferably near a door but not in close proximity to cooking facilities.
(m) 
Landscaping.
(1) 
No portions of tree masses or trees with calipers of four inches or greater shall be cleared, unless clearly necessary for effectuation of the proposed mobile home development. Applicants shall make all reasonable efforts to harmonize their plans with the preservation of existing trees.
(2) 
In addition to plantings for buffered setbacks, a mobile home development shall be provided with the following landscaping requirements:
A. 
Disturbed topsoil shall be stockpiled and replaced after construction.
B. 
Deciduous trees of varying species shall be planted within the mobile home development at the ratio of two per mobile home. If a substantial portion of the tract is wooded and a substantial number of trees remain after development, the governing body may modify this requirement.
C. 
Deciduous and/or evergreen shrubs of varying species shall also be planted within the mobile home development at a ratio of at least four per mobile home.
D. 
Planting of landscape material shall be in accordance with a plan prepared by a registered landscape architect and shall be completed within six months of approval of the final plan. Failure to carry out the landscaping plan within such time shall warrant denial of the park's annual permit under Subsection (n)(1).
(n) 
Permits and inspections.
(1) 
Permits required. No person shall construct, alter, extend or operate a mobile home development within the Township unless and until he or she obtains:
A. 
A valid permit, issued by the County Department of Health, for the construction, alteration or extension proposed; and
B. 
A permit issued by the Township Code Official, which permit shall not be issued until a copy of the Health Department permit has been furnished, all permits for water supply and sewerage systems have been obtained, all other requirements contained in this chapter have been complied with and final approval of the application has been granted by the governing body.
(2) 
Fees. Fees for initial applications and preliminary and final approvals shall be prescribed by regulation by the Board of Supervisors.
(3) 
Inspection. Upon notification to the owner, licensee, manager or person in charge, a representative of the Township may inspect a mobile home or a mobile home development at any reasonable time to determine compliance with this chapter.
(o) 
Maintenance of facilities.
(1) 
The operator, owner, licensee, homeowners' association or similar entity shall be responsible for maintaining all common facilities in a condition of proper repair and maintenance. Such facilities include, but are not limited to, roads, parking areas, sidewalks or pathways, common open space, water supply and sewage disposal systems and buildings. If, upon inspection by the Township Code Official or his or her representative, it is determined that the mobile home development has not been so maintained, the operator, owner, licensee, homeowners' association or similar entity shall be in violation of this section and the Code Official shall notify such operator, owner, licensee, homeowners' association or similar entity of the particulars of any such violation.
(2) 
The operator, owner, licensee, homeowners' association or similar entity shall thereafter have 30 days in which to correct such violation, except that if the violation is determined by the Code Official or his or her representative to constitute a hazard to the health or safety of the residents of the mobile home development, he or she shall order that the violation be corrected forthwith.
(p) 
Single and separate ownership. Nothing in these Subdivision Regulations shall prevent a mobile home development from being owned in single and separate ownership or from being subdivided into individual mobile home lots. However, in the latter case, adequate arrangements shall be made for ownership and maintenance of the common areas and facilities.
(a) 
Where recreation areas are required by the Zoning Ordinance or are proposed by the developer, such areas or community facilities shall be provided in those portions of sites that are suitable to the needs created by the subdivision or land development for schools, parks, playgrounds, recreation areas or other neighborhood purposes.
(b) 
The recreational activities and/or facilities for which the area is intended must be specified on the development plans.
(c) 
Recreation areas shall be readily accessible to all development residents, or, in the case of recreation areas dedicated to the Township, shall be easily and safely accessible to the general public. At least one side of the recreation area shall abut a street for a minimum distance of 50 feet for access of emergency and maintenance vehicles. Measures must be taken to ensure that unsafe conditions will be avoided when recreation areas are adjacent to streets or parking lots.
(d) 
The configuration of the recreation area must be able to accommodate recreation activities proposed by the development plans. The area shall not include narrow or irregular pieces of land which are remnants from lotting and/or street and parking areas. Recreational areas shall have an appropriate area for access and a minimum area of 20,000 square feet.
(e) 
Recreation areas shall not be traversed by utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.
(f) 
The following may not be located in recreation areas: storm drainage facilities, sewage treatment or disposal facilities of any type, water storage tank, well pump house, and any similar use or other use which is not related to or associated with recreation.
(g) 
Active recreation areas shall be located in such a location that the use of the facility will not be a nuisance to the residents of nearby dwelling units.
(h) 
Dedication to the Township.
(1) 
In a case where the developer does not wish to retain the required recreation area or open space, or it is not accepted by an approved conservation organization, such area may be dedicated to the Township for public use.
(2) 
Before approving any site to be dedicated to the Township for recreational area and open space, the Board of Supervisors shall seek the advice of the Township Park and Recreation Board and the Township Planning Commission.
(3) 
Such area dedicated to the Township for public use shall be suitable for recreational purposes or open space by reasons of size, shape, location, topography and access.
(4) 
If the Board of Supervisors deems it to be in the public interest to accept in dedication land for recreational purposes and open space purposes, such acceptance shall be by adoption of a resolution or ordinance of the Board of Supervisors and acceptance of a deed of dedication from the developer, and in addition thereto, the developer shall contribute to the Township a sum of money to be determined by resolution of the Board of Supervisors. Said sum shall be deposited in a special maintenance account by the Township and shall be used only for the purpose of developing and maintaining dedicated land within the Township. In addition, where the Board of Supervisors has deemed it to be in the public interest to accept in dedication land for recreational purposes and open space purposes the developer shall contribute to the Township a sum of money to be determined by resolution of the Board of Supervisors. Said sum shall be deposited in a special capital reserve account by the Township and shall be used only for the purpose of acquisition of land or capital improvements for park and recreation purposes.
(5) 
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features. Additional new plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features. The buffer yard and street tree requirements of this chapter shall be met.
(a) 
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by the Board of Supervisors to assure the free flow of through-traffic unimpeded by vehicles entering or leaving park areas.
(b) 
The access requirements of this chapter shall be met.
(c) 
For commercial uses, the developer may be required to provide separate access for service vehicles and loading areas from the vehicular accessways and parking areas intended for patron use. This may be accomplished by using a separate access point for service vehicles to move from the road to the loading area. The applicant may also be required to screen the loading area when deemed necessary by the Township.
(d) 
Dead-end streets, cul-de-sac streets and eyebrows are prohibited except at the discretion, of the Board of Supervisors. If they are permitted they shall be terminated with a paved turn-around consistent with this chapter.
(e) 
Adjacent residential areas shall be protected from potential nuisance of the proposed nonresidential developments. Buffer yards shall be provided as prescribed in this chapter.
(f) 
Streets carrying nonresidential traffic shall not be extended to the boundaries of the adjacent existing or potential residential areas, nor connected to streets intended for predominantly residential traffic.
(g) 
Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level in any surrounding residential area. Grading to depress the parking area, raised berms, landscaping or fencing are satisfactory methods to create such seclusion.
(h) 
All area, design and parking requirements shall conform to the Zoning Ordinance and this chapter.
(i) 
Refuse collection for nonresidential developments.
(1) 
Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided.
(2) 
Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped.
(3) 
Collection stations shall not be located in buffer yards.
[Amended 11-27-2018 by Ord. No. 521]
(a) 
General provisions.
(1) 
All applicants for residential subdivision or land development approval for 10 or fewer single-family residential units shall, concurrent with the submission of a final plan of subdivision or land development, submit and tender to the Township a fixed park and recreation area fee of $1,000 for each of the proposed dwelling units. All applicants for residential subdivision or land development approval of more than 10 single-family residential units shall, concurrent with the submission of a final plan of subdivision or land development, offer for dedication a portion of the land being subdivided or developed as hereinafter set forth as public recreation area.
(2) 
Such public recreation area shall provide adequate open space and recreation land and facilities in accordance with the standards herein set forth in Subsection (b) accessible to such subdivision or development.
(3) 
Such recreation area shall not be part of any lot, but such area shall be dedicated to the Township in fee simple title or, in the sole discretion of the Board of Supervisors, to the extent that the same is intended to be developed as part of the trail and bikeway system of the Township, it shall be dedicated to the Township as a right-of-way or easement to be perpetually maintained for the purposes intended with full access and use by the general public, the documentation for which shall be submitted to and subject to the approval of the Board of Supervisors of Lower Gwynedd Township and its Solicitor and, in the case of a right-of-way or easement for public use and access, the plan shall provide that the said defined right-of-way or easement is to be used and occupied exclusively as park, open space and recreation area, and is not to be subject to further disturbance, subdivision or construction of any building, structure or land development and that the document establishing the title to the same shall contain language that said defined right-of-way or easement is not subject to further disturbance, subdivision or construction of any building, structure or land development as a condition running with title to the land and the same shall be maintained in a manner open to the general public.
(4) 
All areas dedicated under the provisions of this section shall be consistent with the specific goals, objectives, plans and recommendations of the Township Comprehensive Plan and the Township Open Space, Parks and/or Recreation Plan (if any) and are to be in accordance with the definite principles and standards contained in this chapter.
(5) 
In lieu of land dedicated for recreation purposes, a fee may be paid, as hereinafter set forth in Subsection (c).
(b) 
Standards for land dedication.
(1) 
Any land dedicated to the Township in fee simple title shall be used only for park, recreation or open space purposes and shall be available to the public, subject to such regulations and rules as may be recommended by the Lower Gwynedd Township Parks and Recreation Board and/or adopted by the Board of Supervisors of Lower Gwynedd Township.
(2) 
The land to be dedicated shall have the size, dimensions, topography, access and general character suitable for its proposed recreational use, as determined by the Board of Supervisors, in conjunction with the Township Park and Recreation Board and the Township Planning Commission. Any land not suitable for active or passive recreation shall not be accepted as dedicated land, which land shall include, but not be limited to, areas within stormwater basins that could not be used for recreation.
(3) 
Consideration shall be given to preserving natural features, including rocks and rock outcrops, large trees and tree stands, watercourses, margin areas, historic structures and areas and other community assets that would enhance the value and aesthetic qualities of the development.
(4) 
The land shall be easily and safely accessible from all residential or occupied areas within the development or the general area to be served, and it shall have road frontage or, subject to the sole discretion of the Board of Supervisors, suitable access, ingress and egress from a public roadway for maintenance purposes.
(5) 
The land shall be contiguous and regular in shape, where possible and practical.
(6) 
The Board of Supervisors may, at its discretion, require that land to be dedicated be located along a property boundary so that such land may be combined with dedicated land or other recreation areas that are or will be adjacent to the land to be dedicated.
(7) 
The land shall be located on soils suitable for use and development as a recreation area.
(8) 
No more than 25% of the land shall have a slope in excess of 7%.
(9) 
No more than 25% of the land shall be within floodplain, hydric soil overlay or wetland areas.
(10) 
The land shall be accessible to all necessary utilities.
(11) 
The land shall be designed and developed for its intended open space, park or recreation use in accordance with the recommendations for such as contained in the National Recreation and Park Associations Recreation Park and Open Space Standards and Guidelines, 1983, as amended.
(12) 
Such area or land as is dedicated or intended to be used and developed as and to be incorporated in the trail and bikeway system for the Township, by means of a grant of right-of-way or easement to the Township, shall be consistent in location, design, dimensions, topography and route as is consistent with that approved and recommended by the Lower Gwynedd Board of Supervisors and the Township Park and Recreation Board for such uses and purposes.
(13) 
Grants of rights-of-way or easements intended to be used and developed as and to be incorporated in the trail and bikeway system for the Township shall be not less than 20 feet wide and not more than 30 feet wide at any point along the length of said trail and shall include an additional ten-foot-wide construction easement along each side of the length of said trail which shall automatically terminate upon the completion of construction of the same and shall be consistent with the location, topography and route of the Township trail and bikeway system providing for interconnection of the various components throughout the Township.
(14) 
Except for rights-of-way or easements as hereinbefore provided in Subsection (b)(12) and (13) with reference to the trail and bikeway system, no contiguous area of land shall be considered for dedication in fee simple title if it is less than 0.5 acre, and in no event shall the area proposed for dedication in fee simple title be less than 100 feet in width, and the Board of Supervisors shall have the sole discretion not to approve or accept any area of land if it determines that the contiguous area of the same is insufficient to adequately serve as or provide park and recreation area.
(15) 
When land is dedicated, acceptance by the Township shall be by means of a signed resolution and a signed deed of dedication executed by the property owner transferring title in fee simple to the Township or by grant of a right-of-way and easement to the Township, to which a property description of the dedicated area shall be attached in a form acceptable to and approved by the Township Solicitor. Subject to the submission of documentation to the Board of Supervisors for its approval and except as provided with regard to easements or rights-of-way for the trails and bikeway system, a fee simple, special warranty deed conveying the property shall be delivered to the Township with title free and clear of all liens, encumbrances and conditions, other than nonexclusive public utility easements.
(16) 
Required amount of dedicated land. For all residential subdivisions or land developments consisting of greater than 10 units, the area or land required to be dedicated in accordance with this section shall be 2,000 square feet (0.0459 acre) for each and every dwelling unit.
(c) 
Standards for fee in lieu of land dedication.
(1) 
At the discretion of the Board of Supervisors, payment of a fee in lieu of land dedication shall be required where, in the opinion of the Board of Supervisors:
A. 
Land dedication would result in open space or recreation areas too small to be usable.
B. 
The Township Comprehensive Plan or the Township Open Space, Parks and Recreation Plan (if any) recommends recreation land to be provided elsewhere.
C. 
A suitable site for recreation cannot be located within the development.
(2) 
If the payment of a fee in lieu is required by the Board of Supervisors, the applicant shall tender to the Township prior to or concurrent with final plan approval a fee in lieu of dedication in an amount equal to $1,000 per proposed dwelling unit.
(3) 
All fees paid in lieu of land dedication shall be used on/for:
A. 
The acquisition of land for parks, recreation areas, facilities, open space and trails or bikeways as component additions to the Lower Gwynedd Township system.
B. 
The construction of improvements on such land.
C. 
Costs incidental to such purposes, including, but not limited to, planning, engineering, design, administrative and legal fees, utility relocation or installation, construction of sewage or water facilities, vehicular and pedestrian access, signage and the purchase of park equipment and maintenance.
(4) 
All fees paid to the Township under this section shall be deposited in a separate interest-bearing account established for such fees, the records for which shall clearly identify the specific subdivision/land development sites for which such fees have been received. Interest earned on such fees shall become funds of that account and be subject to distribution or expenditure for any and all costs and expenses hereinbefore identified. Funds from such accounts shall be expended only in properly allocable portions of the costs incurred to acquire, construct or improve such specific, identifiable, and/or proposed recreation facilities for which such funds have or may hereafter be collected.
(d) 
Combination of land dedication and fees in lieu of land dedication.
(1) 
The Township may accept a combination of land dedication in fee simple title, grants of rights-of-way and easements and fees in lieu of land in order to best meet the requirements and standards of the Lower Gwynedd Township Open Space Park and Recreation Plan (if any) or such additional plans and designs as may be approved for the Township trail and bikeway system. Such combination shall be subject to the review and approval of the Board of Supervisors of Lower Gwynedd Township at its sole discretion.
(2) 
The resulting combination of land and fees shall not, except as may be otherwise reduced to recognized rights-of-way granted for the trail and bikeway system, exceed the total acreage which constitutes the basis of calculating the fee in lieu of dedication required by this article.
(e) 
Decision of land dedication versus fees in lieu of land dedication.
(1) 
The Board of Supervisors shall determine whether land dedication, grant of rights-of-way and easements or fees in lieu of land shall be required. Such decision shall be made as early in the plan review process as possible but not later than concurrent with the preliminary plan approval.
(2) 
The Board of Supervisors shall, in reaching its decision, consider the following factors, in addition to any other factors that may be applicable to a particular plan.
A. 
If the land in that location serves a valid public purpose.
B. 
If there is a need to make a reasonable addition to an existing park or recreation area either through dedication of adjacent land on the property to be developed or by condemnation or purchase elsewhere in the Township.
C. 
If the land meets the objectives and requirements of this section.
D. 
If the area surrounding the proposed development has sufficient existing parks, recreation areas or facilities or open space and if pedestrians or bicyclists can safely reach these areas.
E. 
Any relevant policies of the Township regarding parks, recreation areas and facilities and open space, including those within the Township Comprehensive Plan and the Township Open Space, Park and Recreation Plan (if any).
F. 
Any recommendations regarding such land that has been received from the Township and/or County Planning Commission, the Township Parks and Recreation Board, the Township Engineer and/or the Wissahickon School District.