(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]
(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:
(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.
(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.
(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:
(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)
INVASIVE PLANTS/NOXIOUS WEEDS
NATIVE PLANT
NON-NATIVE PLANT
Definitions. As used in this section, the following terms shall have
the meanings indicated:
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/).
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.
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:
(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.
(d)
A post-and-rail fence is required to be installed
around all open space at locations determined by the Township.
(a)
COMMON OPEN SPACE
MOBILE HOME DEVELOPMENT
MOBILE HOME LOT or MOBILE HOME SITE
MOBILE HOME or MOBILE TRAILER
MOBILE HOME PAD
Definitions. As used in this section, the following
terms shall have the meanings indicated:
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.
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.
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.
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.
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.
[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.
