The requirements of this article shall apply to all proposed subdivisions, land developments or lot improvements regulated by Chapter 455, Zoning. The requirements and standards prescribed herein shall be considered the minimum requirements and standards for all landscape plans. All portions of a property not covered by buildings or paved surfaces shall be landscaped utilizing combinations of existing vegetation, trees, shrubs, lawns, ground cover and mulch in accordance with this article. Landscaping and its maintenance should help preserve the resources of Easttown Township by utilizing such methods as specifying native plants, xeriscaping (using drought-tolerant plants), using drip irrigation systems and sustainable materials.
All proposed landscape material shall conform to the following
standards:
A.
Nursery-grown plant material shall conform to those listed in the
"American Standard for Nursery Stock," ANSI Z60.1, current edition,
published by the American Nursery and Landscape Association (ANLA).
(1)
Deciduous trees shall have a minimum caliper of three to 3.5 inches,
measured at a point six inches above finished grade.
(2)
Single-stemmed ornamental and understory trees shall have a minimum
caliper of two inches, measured at a point six inches above finished
grade, and a minimum height of eight feet. Multi-stemmed trees shall
have a minimum height of eight feet. Multiple-stemmed trees should
be identified as such in the plant list and shall be counted as one
tree.
(3)
Evergreen trees shall have a minimum height of eight feet.
(4)
Shrubs utilized for buffering and screening purposes shall be a minimum
of 24 inches in height.
(5)
Shrubs proposed in other areas of the site, including parking lot
islands and foundation plantings, shall be a minimum of 18 inches
in height or spread, depending on normal growth characteristics of
the species.
(6)
Ground covers, perennials and annuals shall be appropriate to type.
B.
Plant materials selected shall be suitable to the site's microclimate,
be appropriate for the intended function, be proportional to site
features, reflect natural landscape characteristics existing prior
to site disturbance, promote diverse natural plant associations and
minimize the amount of maintenance required. To promote diversity,
no more than 30% of any plant type (e.g., trees, shrubs) shall be
of one species. Requirements for minimum percentages of native plant
material are included within each section herein.
C.
Plants that interfere with the function of utilities, compromise
safety, obstruct views in clear sight triangles, are easily susceptible
to disease or pest infestations, or are aggressively invasive in nature
shall be avoided.
D.
Plant materials shall be spaced appropriate to their species and
function in the landscape. Trees shall be offset a minimum of 15 feet
from overhead utility lines, light poles, traffic signs and fire hydrants,
10 feet from underground utility lines and, where possible, five feet
from sidewalks and driveways.
A.
Landscape plans shall be submitted at the time of preliminary and
final plan applications and shall contain the following information:
(1)
The signature and seal of the registered landscape architect who
prepared the plans.
(2)
Approximate finished grades and drainage patterns of topography after
project construction.
(3)
Description of existing vegetation conditions on the lot and measures to be taken to protect such vegetation during and following construction, as described in § 274-29 of this chapter.
[Amended 12-15-2014 by Ord. No. 424-14]
(4)
Proposed locations and description of plant materials and other landscape
materials or elements to be installed at the project.
(5)
A plant list, which shall include the quantity, botanical and common
names of the plants, their size at installation, and the method of
root containment.
(6)
Charts indicating compliance with the requirements of this article.
(7)
Standard specifications for installation, including a guarantee note
and planting distances from utilities.
(8)
A note indicating that shrubs shall be placed in continuous mulched
beds.
(9)
Details for landscape installation, including any specialty features.
(10)
Irrigation system layout and pipe sizing, if applicable.
(11)
Berm contours, referenced to existing and proposed grades, if
applicable.
B.
The landscape design shall reflect the following considerations:
(1)
The definition of spaces within the proposed development, e.g., by
creating enclosures, open areas and landmarks. Particular attention
shall be given to creating privacy for individual residences by the
creative use of plants and structural materials harmonious with the
overall architectural theme of the proposed development.
(2)
The provision of landscaping to help improve human comfort and to
serve as a means of energy conservation. Measures to be considered
shall include the use of plant materials to reduce the chilling effects
of strong prevailing winter winds and to provide shade during the
hot summer months.
(3)
The use of landscape structural materials in the construction of
fences, walls and other improvements, which are relatively durable
and will not present unusual expense in maintenance or replacement.
A.
All landscape materials depicted on the approved landscape plan shall
be financially secured, guaranteed and maintained for a period of
two years following final written acceptance by the Township. The
guarantee shall provide for timely removal and replacement of plantings
that do not survive. This guarantee shall be applicable to existing
plant material that is contributing to the minimum planting requirements
stated herein. The Township at its discretion may require a bond or
other similar escrow to enforce the guarantee and require the applicant
to pay for the services of the Township landscape architect to monitor
and report on that compliance to the Township.
B.
All landscape improvements shall be installed and continuously maintained
by accepted practices as recognized by the American Nursery and Landscape
Association. Planting and maintenance of vegetation shall include,
as appropriate, but not necessarily be limited to provisions for surface
mulch, guy wires and stakes, irrigation, fertilization, insect and
disease control, pruning, mulching, weeding and watering.
Where preserved, existing trees and shrubs that lie within a
required planting area, e.g., in a buffer yard, or along a right-of-way
may be credited toward the minimum planting requirement, subject to
the following criteria:
A.
The plants must be of reasonable health and character.
B.
Shade trees must be capable of reaching a mature height of 30 feet
and width of 15 feet.
C.
Plant material being considered for credit must be located in the
area of the required landscape plantings for that improvement (e.g.,
existing, preserved vegetation within buffer yards may be credited
toward that landscape requirement. However, any existing trees in
excess of the buffer requirement may not be credited toward interior
parking lot planting because they do not lie within the parking lot
area).
D.
Vegetation shall be considered preserved when the plans provide for
a minimum of 75% of the ground area within the dripline of the tree
to be maintained at the existing grade level and covered in a pervious
surface.
E.
Existing plants found to be in poor health or lacking normal growth
habits during the two-year guarantee period shall be replaced with
nursery-grown plant material, capable of meeting the minimum requirements
toward which the existing material was credited. Plants with 50% or
more dead vegetation or wood are considered dead and require replacement.
Replacement plants are subject to the two-year guarantee. A note to
this effect shall be placed on the plans.
Buffer yards shall be provided as required in § 274-34 and planted in accordance with the following standards:
A.
The following is the minimum amount of plant material required per
100 linear feet of unvegetated buffer length for each buffer type
and plant category. The standard shall be prorated for portions of
buffers less than 100 feet in length.
(1)
Screen buffers: two shade trees; eight evergreen trees; and 25 shrubs.
(a)
Screen buffers shall be designed to minimize all adverse impacts
that the proposed development may have on the adjacent land use.
(2)
Perimeter buffers: three shade trees; three evergreen trees; and
15 shrubs.
(a)
The shade tree component may be eliminated along street rights-of-way,
subject to the street tree planting requirement.
(b)
The evergreen tree requirement may be eliminated along rights-of-way in the PBO, VB, VT and VR Zoning Districts and when parking lot screening, in accordance with § 274-43, is provided.
[Amended 8-19-2013 by Ord. No. 417-13]
(c)
Perimeter buffer plantings may be grouped or clustered to provide
views of project identification signs or prominent site features;
however, no more than 100 feet shall be permitted between any two
plants.[2]
[2]
Editor's Note: Former Subsection A(2)(d), Example, which immediately
followed this section, was repealed 12-15-2014 by Ord. No. 424-14.
B.
Buffer plantings may be placed anywhere within the required buffer
yard, except that no plant may be placed within three feet of a property
line. Naturalistic placement and vertical layering of plant material
is encouraged. Buffers shall be designed to complement and integrate
with existing buffer plantings and natural areas on adjacent properties.
Buffer plantings may be increased at the discretion of the landowner
of the proposed development.
C.
Preserved, existing plant material may be counted toward satisfying
the minimum buffer requirements for that portion of the buffer in
which they are present. The quantity of required buffer plants shall
not be reduced by the quantity of existing plants within the vegetated
length of the buffer. To be considered as buffer material, the existing
vegetation must be of reasonable health and character, woody, noninvasive,
and collectively able to meet the desired buffer intensity level.
Supplemental plant material shall be required where the existing vegetation
is lacking. For example, if the existing vegetation is comprised of
deciduous trees and shrubs, then the evergreen tree element must be
provided.
D.
A minimum of 60% of the required buffer plant material shall be native
to the region.
E.
To encourage diversity in design, and to accommodate changes in availability
of plant material, shade trees may be substituted at the rate of two
ornamental or understory trees per shade tree, for up to 50% of the
shade tree requirement.
F.
Shrubs shall consist of a mixture of evergreen and deciduous types,
according to site conditions. Shrub plantings that provide a mixture
of mature heights and four seasons of interest are encouraged. Shrubs
shall be clustered and placed in continuous mulched beds.
G.
Earthen berms shall be provided as an integral component of buffers,
where topographic conditions permit their construction. Other nonvegetative
elements, such as fences, walls and garden features, as determined
by the Township landscape architect, may be used in conjunction with
required plantings and berms to enhance the buffer's functionality
or to improve the site's security or aesthetics. Nonvegetative elements
shall comply with the following requirements:
(1)
They shall not impede stormwater runoff, nor divert it off site,
nor interfere with natural drainage patterns.
(2)
They shall be placed outside of clear sight triangles and shall not
impair the function of utilities.
(3)
Earthen berms shall average from three to five feet in height, with
side slopes not exceeding 25%. They shall be placed in a manner that
is complementary to the surrounding environment, generally undulating
within the buffer width.
H.
If walls or fences are placed along the property line, the finished
side shall face outward. Gates may be needed to facilitate maintenance
or access. If these features are set within the buffer yard, plant
material should be placed on both sides to break up their linear appearance.
I.
Landscape features, such as gazebos, flagpoles or water features,
may be placed within the buffer yards, so long as the intensity of
screening is not compromised by these features.
J.
The remainder of the buffer area shall be covered with grass, ground
covers, mulch or other pervious surfaces suitable to the level of
anticipated stormwater runoff and appropriate erosion control.
K.
Plant material shall conform to the standards of § 274-37. Plant material that may become a nuisance to neighboring properties or that will threaten the ecological balance of adjacent woodlands and natural areas shall be avoided.
L.
All elements within buffer areas are to be perpetually, continually
and regularly maintained by the property owner. A note to this effect
shall be placed on the plans.
A.
Street trees shall be provided along existing and proposed streets
and driveways as follows:
(1)
Along both sides of all proposed public and private streets that
lie within any proposed subdivision or land development;
(2)
Along any existing street right-of-way line that abuts the site,
including streets proposed for extension or widening into the site;
(3)
Along access driveways serving five or more residential units or
two or more nonresidential properties.
B.
Street trees are in addition to other required plantings, such as
screen buffer, parking lot and compensatory plantings.
C.
Street trees shall be provided at a ratio of at least one tree per
50 linear feet, or fraction thereof, of right-of-way line or cartway
edge. In the case of cul-de-sac streets, the measurement is taken
around the outside of the bulb. The widths of driveway cuts shall
not be excluded from the total measurement.
D.
The trees may be arranged either formally or informally, as best
suits the character of the development and the surrounding streetscape.
(1)
In a formal arrangement, the trees shall be arranged so they are
relatively evenly spaced. They shall be staggered on opposite sides
of the street, so that a tree is located approximately every 25 linear
feet, as measured along the center line of the street.
(2)
In an informal arrangement, the trees may be clustered in groups
along the length of the right-of-way. The groupings should be staggered
on opposite sides of the street, so that the entire street may benefit
from their shade. The setback distance from the right-of-way line
should be staggered from two feet to 10 feet. Trees within the clusters
should be spaced no closer than 20 feet apart, to allow for canopy
development. The maximum distance between clusters of street trees
on the same side of the street shall be no greater than 100 feet.
(3)
Other alternate arrangements, meeting the intent of this chapter,
may be approved by the Board of Supervisors in appropriate consultation
with the Planning Commission.
E.
The trees shall be placed a minimum of two feet outside of the existing or proposed right-of-way line. Where a right-of-way line is not proposed, the trees shall be placed a minimum of five feet away from the edge of the cartway. Street trees shall not be placed within clear sight triangles. See Article XII of this chapter for additional planting requirements for street trees within the Village of Berwyn District.
F.
Street trees shall be limbed up to a height of six feet above grade.
This shall be noted on the plant list and in the planting notes or
specifications.
H.
To control problems associated with monoculture, a variety of trees
shall be used in each street tree planting. Generally, no more than
20 trees of a single species should be placed in a planting arrangement.
Changes in species should occur at street intersections, changes in
horizontal alignment, or at natural interruptions, such as a stream
crossing. Fifty percent of the proposed street tree species shall
be native to the region. Tree species that are tolerant of pollution,
salt and soil compaction are preferable. Long-lived tree species and
those that do not drop nuisance or hazardous fruits and seedpods are
preferable.
I.
When existing preserved trees are utilized to satisfy part of the
street tree requirement, the total length of right-of-way or cartway
subject to calculation may be reduced by the length of right-of-way
containing existing trees meeting these requirements. The quantity
of required street trees shall not be reduced by the quantity of existing
trees within the vegetated length of right-of-way.
All parking lots and vehicle storage areas accommodating five
or more vehicles shall be designed and effectively landscaped with
trees and shrubs to provide shade, mitigate the temperatures of paved
areas and break up large expanses of pavement, in accordance with
the following:
A.
Landscaped areas totaling not less than 10% of the area within the
proposed parking lot shall be provided as raised planting islands
and be continually maintained. The area within the proposed parking
lot shall be defined to include access aisles, landscape islands and
parking spaces or storage areas suitable for parking. Driveways, stacking
lanes for drive-through businesses and gasoline service areas, where
no parking is proposed, shall not be included in this calculation.
Perimeter planting strips shall not be considered as part of the required
interior parking lot landscaping; however, planting islands abutting
the perimeter of the parking lot shall be considered.
B.
A raised planting island, a minimum of 10 feet in width and the length
of the parking stall, shall be spaced not more than every 15 parking
stalls and at the ends of rows of parking stalls. Interior islands
shall be placed opposite each other in adjacent rows of parking to
reduce the number of raised islands and to increase the area available
for tree roots.
C.
Additional raised planting islands shall be provided as necessary
to guide vehicle movement, to separate rows or parking spaces, and
to provide adequate space for plant growth, pedestrian circulation,
and vehicle overhang. Curbs of such islands shall be designed so as
to facilitate surface drainage.
D.
Shade trees shall be provided within the required islands and adjacent
to the parking lot or vehicle storage area at a ratio of one tree
per 10 parking spaces. When adjacent to parking stalls and pedestrian
use areas, the trees shall be limbed up to a height of six feet above
grade. This shall be noted on the plant list and in the planting notes
or specifications.
E.
A minimum of 30% of the proposed shade trees shall be native to the
region.
F.
To encourage diversity in design, and to accommodate changes in availability
of plant material, shade trees may be substituted at the rate of two
ornamental or understory trees per shade tree, for up to 50% of the
shade tree requirement.
G.
At least 50% of the total planting island area shall be covered by
mulched planting beds, containing a variety of shrubs and ground cover
plantings. The remaining area within the planting islands may be covered
by lawn grass. Unplanted mulch beds are not permitted.
H.
The plantings within the islands, where clear visibility must be
maintained, shall grow lower than, or be maintained at, a maximum
height of 30 inches. A note to this effect shall be placed on the
plans. Plantings in divider islands or along the perimeter, where
visibility is not compromised, may grow taller.
I.
Plant material shall conform to the standards of § 274-37. They are encouraged to be of species resistant to road deicing salts.
J.
Parking lot plantings are in addition to other plantings required by this chapter. Where it can be demonstrated that proposed buffer plantings, required by § 274-41 of this article, will screen proposed parking lots to the standards of this section, this requirement may be partially or completely waived by the Board of Supervisors.
K.
Except within the Village Business District (VB), Village Transition
District (VT) and Village Residential District (VR), the following
regulations shall apply:
[Amended 8-19-2013 by Ord. No. 417-13]
(1)
The perimeter of parking areas, including access drives and stacking
lanes for drive-through businesses and gasoline service, shall be
landscaped to soften the feature's appearance, in accordance with
the following:
(a)
A planting strip a minimum of 10 feet in width shall be provided around the perimeter of these features. When the feature abuts a buffer yard required by Chapter 455, Zoning, and where the proposed buffer yard plantings are sufficient to meet the criteria of this section, additional plantings are not required. This should be noted on the plan.
(b)
The planting strip may contain a variety of plant material capable
of providing a continuous screen at a minimum height of 24 inches.
(c)
The plant material shall be placed a minimum of two feet from
the edge of pavement to allow for vehicle overhang and door opening.
Required plantings shall be set far enough away from the edge of pavement
in areas anticipated for snow removal storage to avoid crushing the
plants.
(d)
Earthen berms may be a component of the perimeter planting strip
but shall not reduce the plant material requirement.
L.
Parking lot screening and greening standards in the VB, VT and VR
Districts. In the Village of Berwyn Districts (VB, VT and VR), all
parking and loading areas fronting public streets or sidewalks and
all parking and loading areas abutting residential districts or uses
should abide by the following standards:
[Amended 8-19-2013 by Ord. No. 417-13]
(1)
A landscaped area should be provided, consisting of an area at least
six feet wide located behind the sidewalk.
(2)
Screening provided for parking and loading areas along public streets
and sidewalks should be composed of fences, railings, solid walls,
vegetated hedges, or a combination thereof, according to the following
standards:
(a)
Fences and railings should be a minimum of 30 inches and a maximum
of 42 inches in height.
(b)
Fences and railings shall be constructed of metal with a black powder
coat finish. Plastic, wood, galvanized steel, chain link, and razor
wire are prohibited.
(c)
Fencing and railing should be a minimum of 70% open.
(d)
Solid walls should be a minimum of 18 inches and a maximum of 32
inches in height.
(e)
Walls shall be constructed of brick or stone.
(f)
Vegetated hedges should be no less than 80% open in the winter months
and no more than 32 inches in height.
(3)
Screening
provided for parking and loading areas abutting residential districts
or uses should be composed of fences, railings, solid walls, vegetated
hedges, or a combination thereof, according to the following standards:
(a)
Fences and railings should be a minimum of 30 inches. Fences used
for screening may be constructed of solid materials and be a maximum
of six feet in height.
(b)
Fences and railings may be constructed of metal, plastic, vinyl,
or wood. Galvanized steel, chain link, and razor wire are prohibited.
(c)
Solid walls should be a minimum of 18 inches and a maximum of 32
inches in height.
(d)
Walls shall be constructed of brick or stone.
(e)
Vegetated hedges should be no less than 80% open in the winter months
and no more than 32 inches in height.
(4)
One
tree should be provided for each 25 linear feet of parking lot frontage.
Views of all loading areas, equipment and storage areas or yards,
and utilitarian site elements shall be screened or lessened to the
greatest extent possible, especially when such areas are proposed
within 100 feet of residential properties or face public rights-of-way
or patron parking areas.
A.
The portions of loading areas that are not enclosed within buildings
shall be screened by fences, walls, architectural elements and/or
evergreen plantings to a minimum height of 10 feet.
B.
The vehicular use or open end of loading areas shall be screened
from public view as close to the edge of pavement as practicable by
fences, walls or architectural elements at a minimum height of six
feet and/or evergreen plantings provided at a minimum height of 10
feet at planting.
C.
Site element screens, providing a year-round visual screen, shall
be placed around the perimeter of all other utilitarian areas, such
as equipment and storage areas or yards, community recreational vehicle
parking lots, and the nonaccessible sides of trash enclosures, utility
boxes and recreational vehicle storage areas on private property,
subject to the following requirements:
(1)
Site element screens shall be comprised of:
(a)
Opaque architectural elements, walls or fences, a minimum of
six feet in height, softened by plantings; or
(b)
Evergreen and dense deciduous plant material, capable of reaching
a minimum height of six feet and 75% opacity within one year following
planting; or
(c)
Other suitable screening materials, meeting these criteria,
with approval from the Board of Supervisors.
(2)
Screens shall be placed as close to the element being screened as
practicable.
(3)
Screens surrounding fenced equipment or storage yards shall also
contain one shade tree per 50 feet, or fraction thereof, of perimeter
fencing.
Plantings and fencing shall be provided around all stormwater
management areas and structures to soften views of these features
and visually unite them with the natural or proposed landscape, while
providing sufficient access for maintenance, in accordance with the
following:
A.
Naturalistic groupings of a mixed variety of plantings, conforming to the standards of § 274-41A(2), Perimeter buffers, shall be provided along the visible edges of basins, berms and outflow structures as appropriate to the type and/or construction of such features.
B.
Trees and woody plant materials shall not be located on a constructed
or natural berm acting as the impoundment structure of a detention/retention
basin. Trees shall be located on the downstream side of an impoundment
berm a sufficient distance from the toe of the constructed slope to
assure that the toe of the slope is outside the dripline of the species
planted at maturity.
C.
Where possible, outflow structures should be softened by shrubs or
perennial plantings.
D.
Low-maintenance, water purifying, meadow plantings shall be used
on the basin floor and, at a minimum, along the inside slopes of the
basin. The seed mixture shall contain species appropriate to the anticipated
soil moisture content. Additional meadow plantings are encouraged
along the outside slopes of proposed basins, especially when such
features are proposed adjacent to other natural environmental systems.
E.
Basins, which have the potential to retain a minimum of 18 inches
of water at any given time, shall be completely surrounded by fencing,
at least 3 1/2 feet in height, in conjunction with the required
plantings. Gates shall be provided at appropriate locations that are
large enough to accommodate maintenance vehicle access.
Foundation plantings shall be provided to soften the architectural
facade of each proposed or expanded commercial, industrial, institutional,
or apartment building, in accordance with the following:
A.
B.
Plants are encouraged to be placed near the buildings or between
buildings to create a setting for the building, along blank walls,
and in locations where additional landscaping is needed.
C.
Compliance with this section shall be tabulated in a chart, placed
on the plans.
