[Ord. No. 1050, 11/18/2019]
1.
Design and Improvements. The design and physical improvements to
the property being subdivided shall be provided, constructed, and
installed by the developer as shown on the approved plan in accordance
with the requirements of this chapter. If any provisions of this chapter
are found to be unreasonable and cause undue and unnecessary hardship
as they apply to his proposed subdivision, the Board of Supervisors
may waive or vary the strict terms of such provisions. The criteria
for the Board of Supervisors to apply in determining whether to waive
or vary the strict applications of a provision are the following and
shall be considered in their totality:
A.
That there exist special physical circumstances or conditions which
render the strict application of the requirements as undue or unnecessary
hardship.
B.
That the hardship created cannot be ameliorated by a reasonable change
in plans.
C.
That the unnecessary or undue hardship has not been created by the
applicant.
D.
That the waiver or varying of the strict terms of this chapter will
not have the effect of nullifying the intent and purpose of this chapter.
E.
That the property cannot be reasonably developed without the waiver
or the varying of the strict terms of this chapter.
F.
That the waiver or varying of the strict terms of this chapter will
represent the minimum deviation that will afford relief and will represent
the least modification possible of the regulations in issue.
2.
Land Requirements.
A.
All portions of a tract being subdivided shall be taken up in lots,
streets, public lands or other proposed uses so that remnants and
landlocked areas shall not be created.
B.
Reserve strips preventing access to lots, public rights-of-way, public
lands, or adjacent private lands are prohibited.
C.
Wherever possible, applicants shall preserve trees, groves, waterways,
scenic points, identified spots of heritage and other community assets
and landmarks.
D.
Subdivisions and land developments shall be laid out to avoid the
necessity for excessive cut or fill.
E.
Land which the Board of Supervisors finds to be unsuitable for subdivision
building purposes due to flooding, improper drainage, steep slopes,
rock formations, adverse earth formations or topography, utility easements,
or other features which will reasonably be harmful to the safety,
health, and general welfare of the present or future inhabitants of
the subdivision and/or its surrounding areas shall not be subdivided
or developed unless adequate methods are formulated by the applicant
and approved by the Board of Supervisors, upon recommendation of the
Municipal Planning Commission and Engineer, to solve the problems
created by the unsuitable land conditions. Such land shall be set
aside for uses that shall not involve such a danger or incorporated
into other suitable lots.
[Ord. No. 1050, 11/18/2019]
1.
Purpose.
A.
Objective. The purpose of these provisions is to establish appropriate
standards for the design of streets that will 1) promote the safety
and convenience of vehicular traffic, 2) promote the safety and convenience
of bicycle and pedestrian traffic, 3) protect the safety of neighborhood
residents, 4) minimize the long term costs for the maintenance and
repair of streets, 5) discourage crime in residential areas, 6) protect
the residential qualities of neighborhoods by limiting traffic volume,
traffic speed, noise and fumes, 7) encourage the efficient use of
land, 8) minimize the cost of street construction and thereby restrain
the rise in housing costs, 9) use vegetation for mitigating heat island
effect on streets, and 10) minimize the construction of impervious
surface, thereby protecting the quantity and quality of the municipality's
water resources.
B.
Limitations. These provisions do not include standards for stormwater
management or pedestrian circulation. Refer to appropriate ordinances
for those standards.
2.
Jurisdiction. These provisions shall be applicable to the design
and construction of all new streets.
3.
Relationship to Other Plans and Ordinances. The location of all streets
shall conform to the Official Map or Comprehensive Plan adopted by
the Township.
4.
Functional Classification. Functional classification, the grouping
of streets by the character of service they provide, was developed
for transportation planning purposes. Comprehensive transportation
planning, an integral part of total economic and social development,
uses functional classification as an important planning tool. The
emergence of functional classification as the predominant method of
grouping streets is consistent with the policies contained herein.
All or new existing public streets shall be classified in accordance
with the following criteria by the Township Engineer:
A.
Arterial. Identified as significant in terms of the nature and composition
of travel it serves. Its importance is derived primarily from service
provided to through travel, from service provided to major circulation
movements within the area, and from service provided to rurally oriented
traffic. Identified as streets with trip length and density suitable
for statewide travel. Arterial streets are those that provide linkage
of cities, towns, and other traffic generators that can attract travel
over similarly long distances.
B.
Collector. Collector streets provide access to arterial streets from
other collectors or local access streets. A moderate level of mobility
is expected. A collector street often carries local bus traffic and
provides intracommunity continuity, but, ideally, does not penetrate
identifiable neighborhoods. In the Central Business District, and
in other areas of similar development and traffic density, the collector
system may include the entire street grid.
C.
Local. Local streets provide access to abutting properties and may
also conduct traffic from local streets that intersect it. Each local
street shall be designed so that no section of it will convey a traffic
volume greater than 1,000 ADT. Each half of a loop local street may
be regarded as a single local street and the total traffic volume
conveyed on a loop street shall not exceed 1,000 ADT. Local streets
shall be designed to exclude external through traffic which has neither
origin nor destination on the local access.
D.
Very Low Volume Local (VLV). Very low volume local (VLV) streets
are similar to local streets except that the maximum traffic volume
on a VLV local street shall be 400 ADT.
5.
Design Standards for Streets.
A.
All streets shall be designed in accordance with the following, except
where standards contained within this Part 5 differ:
(1)
A Policy on Geometric Design of Highways and Streets, American
Association of State Highway and Transportation Officials, latest
edition.
(2)
Pennsylvania Department of Transportation Design Manual Part
2, Highway Design, Publication 13, latest edition.
(3)
Highway Capacity Manual, Transportation Research Board, National
Research Council, latest edition.
(4)
Trip Generation, Institute of Transportation Engineers, latest
edition.
B.
Street Connectivity Index.
(1)
All street networks shall be designed to provide a minimum connectivity
index (CI) of 0.75 that is calculated as follows:
(2)
CI equals the number of intersections divided by the number
of intersections plus the number of culs-de-sac.
(3)
All development proposals shall be designed to provide at least
two access locations to existing streets.
(4)
Where a development proposal includes the construction of an
arterial or collector street, those streets shall be completed prior
to the remainder of the street network within the development.
C.
Design Standards for Very Low Volume (VLV) Local Street.
(1)
Cartway Width and Curbing. Cartway width and curb requirements shall be determined on the basis of the intensity of development proposed and the manner in which parking shall be as required by Chapter 21, Streets and Sidewalks.
(2)
Moving Lanes. All VLV local streets shall provide at least two
lanes.
(3)
Engineering Criteria. All features of the geometric design of
residential access streets that are not specified below shall meet
a design speed of 25 miles per hour:
(a)
Minimum grade: 1% (Maximum K = 167 for sag positive drainage).
(b)
Maximum grade: 10%.
(c)
Horizontal curvature: minimum center-line radius of 100 feet.
(d)
Minimum tangent length between reverse curves: 50 feet.
(e)
Stopping sight distances: 155 feet minimum (minimum K = 12 for
crest and 26 for sag).
(f)
Maximum grade within 50 feet of intersection: 5%.
(g)
Minimum street length: 250 linear feet.
(4)
Cul-De-Sac Turnarounds. A cul-de-sac with a grass center island
with the following dimensions, island radius = 32 feet, cartway width
= 26 feet, cartway radius = 58 feet, right-of-way radius = 70 feet,
shall be provided at the terminus of every permanent cul-de-sac. In
no case shall a cul-de-sac exceed 750 feet in length.
D.
Design Standards for Local Streets.
(1)
Cartway Width and Curbing. Cartway width and curb requirements shall be determined on the basis of the intensity of development proposed and the manner in which parking will be provided, as determined by Chapter 21, Streets and Sidewalks.
(2)
Moving Lanes. All local streets shall be provided with two continuous
moving lanes, within which no required parking is permitted.
(3)
Engineering Criteria. All features of the geometric design of
local streets that are not specified below shall meet a design speed
of 25 miles per hour:
(a)
Minimum grade: 1% (Maximum K = 167 for sag positive drainage).
(b)
Maximum grade: 8%.
(c)
Horizontal curvature: minimum center-line radius of 100 feet.
(d)
Minimum tangent length between reverse curves: 50 feet.
(e)
Stopping sight distance: 155 feet (K = 12 for crest and 26 for
sag)
(f)
Maximum grade within 50 feet of intersection: 5%.
(g)
Minimum street length: 250 linear feet.
(4)
Cul-De-Sac. Culs-de-sac are not permitted on local streets or
must be approved by the Ferguson Township Board of Supervisors.
E.
Stub Streets.
(1)
Local and VLV local stub streets may be permitted only within
subsections of a phased development for which the proposed street
extension in its entirety has been approved as part of an approved
preliminary plan.
(2)
Collector Stub Streets. Collector stub streets may be permitted
or may be required by the municipality, provided that the future extension
of the street is deemed desirable by the municipality or conforms
to an adopted plan of the municipality.
(3)
Temporary Turnarounds. All stub streets shall be provided with
a turnaround paved to an outside radius of 35 feet. No turnaround
is required if the stub street provides access to four or fewer lots
or housing units. In the latter case, a sign indicating a dead-end
street shall be posted.
F.
Half Streets. Half streets are prohibited. The full right-of-way
and cartway width of all classes of streets shall always be provided.
G.
Intersections.
(1)
Corner Sight Distance (Clear Sight Triangle). Whenever a proposed
street intersects an existing or proposed street with higher traffic
volumes, the street with lower traffic volumes shall be made a stop
street. The stop street shall also be designed to provide a minimum
corner sight distance as specified in the AASHTO Green Book for public
streets. Driveway sight distance shall not be used for public streets.
(a)
The entire area of the clear sight triangle shall be designed
to provide a continuous view of approaching vehicles within the clear
sight triangle.
(b)
The clear sight triangle shall be depicted and labeled on the
plan.
(c)
In determining the clear sight triangle; the distance to the
stopped driver from the edge of the through street shall be 18 feet,
and the stopped driver's eye height shall be at both 3.5 feet and
7.5 feet; and the distance from the center of the intersection to
the approaching vehicle shall be 350 feet for local and VLV local
streets. For collector and arterial streets, contact Township Engineer.
For streets that have required on-street parking, the distance to
the stopped driver from the edge of the through street may be reduced
to 14.5 feet, and the distance from the center of the intersection
to the approaching vehicle may be reduced to the minimum required
stopping sight distance based upon street slope and design speed.
No required on-street parking spaces shall be within the clear sight
triangle.
(d)
Street trees shall only be planted in the clear sight triangle
with the approval of the Township Engineer after consultation with
the Township Arborist. Trees must be of the variety that will not
limit the continuous view of oncoming vehicles (small diameter tree
at larger spacing with 7.5 feet clear understory).
(2)
Curb Radius. Minimum curb or edge of pavement radius shall be
determined according to the specifications for the street of higher
classification in the street system hierarchy, as specified below:
|
VLV local
|
15 feet
|
|
Local
|
20 feet
|
|
Collector and arterial
|
As determined by the Township Engineer
|
(3)
Intersection Spacing.
(a)
Proposed streets which intersect opposite sides of another street
(either existing or proposed) shall be laid out to intersect directly
opposite each other.
(b)
Minimum spacing between intersections measured from center line
to center line shall be as specified below.
|
Major Road Type Intersected
|
Minimum Spacing
(feet)
|
|---|---|
|
Arterial
|
1,000*
|
|
Collector
|
300
|
|
Local
|
125
|
|
*
|
This is minimum. The actual spacing shall be determined by the
Township Engineer based upon the traffic characteristics of the higher
order street.
|
(4)
Minimum Intersection Angle. Cartways shall intersect at a 90°
angle for a minimum of 50 feet from the intersection.
(5)
Acceleration, deceleration and turning lanes (auxiliary lanes)
may be required along existing and proposed streets as determined
by a traffic impact study required by this Part 5. All auxiliary lanes
shall be designed in accordance with the results of the traffic impact
study, AASHTO Green Book, and relevant PennDOT guidelines.
H.
Rights-of-Way.
(1)
Rights-of-Way.
(a)
Minimum rights-of-way shall be provided as follows:
|
Road Type
|
Width
(feet)
|
|---|---|
|
Arterial
|
90
|
|
Collectors
|
70
|
|
Local
|
60, or 50 with 5-foot sidewalk easement on both sides
|
|
VLV local
|
60, or 50 with 5-foot sidewalk easement on both sides
|
(b)
Increases in the road width for parking lanes, turning lanes,
medians, etc., will require an increase in the right-of-way width
equal to the additional road width. All rights-of-way widths shall
be in ten-foot increments.
(2)
Reduction in Right-of-Way Width. The municipality may reduce
the required right-of-way width for local or VLV local streets if
all the following conditions are met:
(a)
The site is located within Zone District RA or RR.
(b)
The potential for future development will alter neither the
street classification nor the design standards proposed. As a condition
for varying the right-of-way requirements, the municipality may require
deed restrictions or other binding agreements to ensure no additional
access to or use of the street.
(c)
In no instance shall a right-of-way width be less than 33 feet.
In granting the reduced right-of-way width, it shall be determined
that sufficient width will be available to provide for all of the
following (unless separate right-of-way for them is being provided
elsewhere to the satisfaction of the municipality, or they are clearly
not required by the proposed development):
(3)
Increase in Right-of-Way Width.
(a)
If proposed lots are large enough for further subdivision which
may change the street classification in the future to a higher order
street, the municipality may require that the right-of-way width for
the higher order street be provided.
(b)
In unusual circumstances, the provision of the elements listed
in this section may require right-of-way widths in excess of the minimum
established in other sections.
I.
Driveways.
(1)
Every building hereafter erected or moved shall be on a lot
adjacent to a public street, or with motor vehicle access to an existing
private street. The intent of the following regulations is to provide
safe and convenient access for servicing, fire protection, traffic
circulation and required off-street parking:
(a)
On arterial streets, access for each lot shall be limited to
not more than two driveways for the first 300 feet of frontage or
fraction thereof and one driveway for each additional 300 feet of
frontage. On all other streets, access shall be provided by not more
than one driveway for the first 50 feet of frontage or fraction thereof
and one driveway for each additional 50 feet of frontage.
(b)
No driveway shall be closer to the side or rear property line
than two feet, unless the two adjoining property owners mutually agree
to a common driveway in such form and manner acceptable for recording
in the office of the Recorder of Deeds of Centre County, Pennsylvania,
binding their heirs and assigns to the easement so created, or unless
the two adjoining property owners agree that each may locate this
driveway at the lot line joined to the driveway of the other.
(c)
Driveways to corner lots or through lots shall gain access from
the street of lower classification when the lot is bound by streets
of two different classifications.
(2)
Driveways to Single-Family and Two-Family Dwellings.
(a)
Driveways to corner lots shall be located not less than 55 feet
from point of intersect of the projection of the curblines of the
intersecting streets to the projection of the edge of driveway at
the right-of-way. 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.
(c)
A single common driveway serving no more than four dwelling
units is permitted. A recorded shared use and maintenance agreement
is required for the driveway to be permitted.
(d)
Driveways may have radii that range from zero feet to five feet.
Therefore, the width of the driveway at the edge of the street/curb
can range from 10 feet to 34 feet.
(e)
If two driveways are proposed on the same lot, the distance
between the driveways shall be at least 50 feet, measured between
the inner edges of the driveway at the edge of the street/curb.
(3)
Driveways for Multifamily, Office, Commercial or Industrial
Development.
(a)
All entrance drives serving four or fewer dwelling units may
be designed to single-family/two-family driveway standards above.
(b)
All entrance drives serving more than four dwelling units and
all other uses in this category shall be laid out to conform to the
design, service, and access standards established in this chapter
for the classification of street based on expected ADT.
(c)
If two driveways are proposed on the same lot, the distance
between the driveways shall be at least 75 feet, measured between
the inner edges of the driveway at the edge of the street/curb.
(5)
Driveway Density.
(a)
Driveway density shall be calculated for all existing or proposed
streets that are proposed by the developer to result in additional
accesses as a result of the subdivision or land development plan.
The driveway density calculation shall include all existing and proposed
access along both sides of the street and shall be performed for each
block of the street.
J.
Roadway Hazard Areas. Streets shall be laid out to avoid hazard areas,
such as floodplains, cliffs, steep slopes or large ravines. A secondary
means of access which does not go back through the same hazard area
shall be provided when one of the streets into a subdivision of more
than 20 dwelling units crosses through a hazard area.
K.
Signage and Signalization. The developer shall provide all necessary
roadway signs and traffic signalization as may be required by the
municipality, based upon municipal standards, state standards and
a traffic impact study, if required.
L.
Construction Standards. All street and related improvements shall be constructed in accordance with Chapter 21, Streets and Sidewalks.
M.
Traffic Impact Study. These regulations represent the minimum requirements
and standards for preparation of a traffic impact study satisfying
the reporting requirements of Ferguson Township for any development,
subdivision, expansion or change in use within the Township. Also
specified are the traffic level of service standards and minimum requirements
which must be satisfied for future development impacts.
(1)
Traffic Study Requirements. A traffic impact study (TIS) shall
be required as outlined below. The estimated number of trips shall
be determined by either an analysis of similar uses through data collected
by the Institute of Transportation Engineers or through studies of
similar uses, whichever is deemed acceptable to the Township Engineer.
(a)
Any development, subdivision, expansion or change in use which
will generate, on the average, 75 or more additional trips during
any peak hour shall be required to have a TIS completed as part of
the development.
(b)
When a TIS is prepared for a subdivision that does not propose
development of the lots, the TIS may be required to be updated at
the time of land development of the lots to address the specific type
and size of development that differs from the original TIS assumptions.
(c)
The Township may require a traffic study for developments or
changes in use generating fewer than 75 additional vehicles during
peak hours in cases where known traffic deficiencies exist in the
area of the proposed development or change in use.
(d)
The Township may waive the TIS requirement for an individual
subdivision or development or change in use where said development
or change in use was incorporated as part of a previous traffic impact
study or studies by the Township or other government agencies.
(e)
The TIS shall only be valid for the duration of the development
assumptions contained within the TIS. If a phased development occurs
over a longer time than studied, a new TIS shall be required.
(f)
The TIS shall be completed consistent with criteria required
by PennDOT.
(2)
Report Contents and Scope. Prior to performing a TIS, the Township
must approve a scope of study specifying the study area, intersections,
methodologies, and any special requirements. Prior to beginning the
study, a TIS scoping meeting will be scheduled by the applicant to
develop and review the scope of work. PennDOT will be invited to the
meeting when appropriate (access to state highway or potential traffic
signal mitigation). The study shall include the following:
(a)
Description of the proposed project in terms of land use and
magnitude.
(b)
An inventory and analysis of existing roadway and traffic conditions
in the site environs, including:
1)
Roadway network and traffic control.
2)
Existing traffic volumes in terms of peak hours and average
daily traffic (ADT), where specifically requested.
3)
Planned roadway improvements by others.
4)
Intersection levels of service by movement, approach, and total
intersection.
5)
Roadway levels of service (where requested).
6)
Other measures of roadway adequacy; i.e., lane widths, traffic
signal warrants, vehicle delay studies, etc.
(d)
An analysis of future traffic conditions, with and without the
proposed development, including:
1)
Future design year or years, with phasing, combined traffic
volumes (site traffic plus future roadway traffic). Note: if the study
is required for PennDOT review, the future design year shall be consistent
with PennDOT requirements.
2)
Intersection levels of service.
3)
Roadway levels of service (where appropriate).
4)
A pavement analysis of roadways which are projected to experience
significant increases in ADT volumes (where appropriate).
5)
Other measures of roadway adequacy, i.e., lane width; traffic
signal warrants; vehicle delay studies; etc.
(e)
A description of future levels of service and their compliance with standards for traffic capacity of streets, intersections and driveways as outlined in Subsection 3.
(f)
A description and analysis of the proposed access plan and site
plan.
1)
On-site circulation plans showing parking locations and dimension,
loading access, circulation plan showing parking locations and dimension,
loading access, circulation roadway and traffic control.
2)
Driveway access plan showing location of driveways and new intersections,
including geometric conditions and traffic control.
(g)
A qualitative analysis of transportation demand management measures,
including transit, pedestrian and bicycles, as well as telecommuting,
flextime, ridesharing, etc.
(3)
Standards for Traffic Capacity and Access. New or modified streets
and intersections shall be designed for adequate traffic capacity
defined as follows, unless approved by the Township Board of Supervisors.
All reference to "levels of service" (LOS) shall be as defined by
the Highway Capacity Manual, Special Report 209, published by the
Transportation Research Board.
(a)
Traffic capacity LOS shall be based upon a future design year
which coincides with completion of the development and PennDOT requirements.
(b)
New unsignalized intersections or driveways which intersect
streets shall be designed for LOS C or better for each traffic movement.
(c)
New or modified (adding an additional approach) signalized intersections
shall be designed for LOS C or better for each movement.
(d)
Existing intersections impacted by development traffic shall
maintain a minimum LOS D for each movement.
(e)
Streets shall be designed for a minimum LOS C.
[Ord. No. 1050, 11/18/2019]
1.
Length. Blocks shall have a minimum length of 300 feet and a maximum
length of 1500 feet.
2.
Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except:
3.
Mid-Block Walkways.
A.
Midblock walkways shall be required between adjacent streets in excess
of 1,000 feet in length. Such walkways shall extend through the approximate
center of the block.
B.
Midblock walkways shall have the right-of-way width of not less than 10 feet, a width of five feet and designed and constructed in accordance with Chapter 21, Streets and Sidewalks. The entity to maintain the midblock walkway shall be identified.
C.
Midblock walkways should include ground cover or other vegetation
on one or both sides of the walkway to identify areas suitable for
public access and to minimize negative impacts of stormwater runoff.
[Ord. No. 1050, 11/18/2019]
1.
General.
A.
Lot Lines. Insofar as practical, side lot lines shall be at right
angles to straight street lines or radial to curved street lines.
B.
Municipal Boundaries. Where practical, lot lines shall follow municipal
boundaries rather than cross them.
C.
Residential Lot Depth. Generally, the depth of residential lots shall
be not less than one nor more than 2 1/2 times their width.
D.
Lot Drainage. Lots shall be laid out so as to provide positive drainage
away from all buildings and individual lot drainage shall be coordinated
with the general storm drainage plan for the area if adopted by the
municipality.
2.
Lot Frontage and Access.
A.
Access to Public Streets. All lots shall have direct access to a
public street or to a private street if it meets the requirements
of this subsection.
(1)
Lots may be created in recorded subdivisions where private streets
existed as of January 10, 1989.
(2)
Whenever a developer proposes to access a street that existed
as of January 10, 1989 and was/is not offered for dedication to public
use, the developer shall submit for the purposes of recording with
the plan a copy of an agreement in a form and content acceptable to
the Township. Said agreement shall include the Township as a party
together with the developer, his heirs and assigns and all other property
owners who access said existing private street and their heirs and
assigns. The agreement shall establish the conditions under which
said street(s) shall be maintained and the condition under which it
may be later offered for dedication. Said agreement shall stipulate,
among other things:
(a)
That said street(s) shall be maintained, cleared of snow and
ice, and remain passable at all times. The distribution of the cost
of said maintenance for the private street among all adjacent property
owners shall be set forth. The area of street to be maintained shall
be from the nearest intersection of the private street(s) with the
public street to the intersection with another street, or the end
of the private street.
(b)
That failure of the developer or other parties to the agreement
to maintain the street in a passable condition at all times shall
be sufficient reason for the Township to enter the street in an emergency
to maintain, to clear snow and ice, and to make the street passable
and, to bill the responsible parties for the cost of said work. If
the parties fail to pay said charges, the Township may collect the
charges through a municipal lien plus interest, costs and attorney
fees. Forced maintenance by the Township under this section shall
not be construed as the Township's acceptance, or potential acceptance,
of the street.
(c)
That said street(s) shall conform to municipal specifications
with respect to design construction standards and right-of-way at
the time of the offer of dedication or when surety is posted in an
amount approved by the Township for the improvements to the street
to bring it into conformance with the municipal specifications in
effect on the date of the dedication.
(d)
That agreement by the owners of 60% of the front footage thereon
shall be binding on the owners of the remaining lots with respect
to offering the private street for public dedication.
(e)
That at any intersection of the private street with a public
street, a sign no larger than two square feet shall be erected and
maintained by the developer that states "This is a private street
and is the end of Township road maintenance."
(3)
Private Streets Offered for Public Dedication. Upon receipt
of a petition of the owners of 60% of the front footage of the private
street, the Board of Supervisors may authorize the acceptance of said
street, provided:
(a)
That the right-of-way, for the classification of street, as
determined by the Township Engineer, is dedicated and deeded to the
Township.
(b)
That the street is constructed pursuant to the currently adopted
street standards.
(c)
That the street has a logical beginning and end; no midblock
streets may be offered for dedication.
(d)
That complete construction drawings, per the Township's standards
for public streets, which are sealed by a licensed civil engineer,
shall be provided to the Township.
(4)
A note shall be placed on the subdivision plan indicating that
the street is private and shall refer to the Deed Book and Page where
the agreement is recorded.
(5)
Any newly created lot(s) shall have a provision placed in the
deed of conveyance that the access for said lot(s) is via a private
street and subject to the agreement recorded in Deed Book_____, Page_____.
B.
Double or Reverse Frontage. Double or reverse frontage lots shall
be avoided, except where required to prevent direct access to arterial
streets, or to overcome specific disadvantages of topography or orientation.
C.
Arterial Streets. Where a lot abuts an arterial street and an existing
local and/or collector street, access shall be from the local or collector
street only. Where this chapter requires installation of a local,
marginal access, or other type of street parallel to an arterial street,
all lots abutting such local, marginal access, or other type shall
derive access solely therefrom.
3.
Zoning Requirements. Lot dimensions and areas shall be not less than specified by the provisions of Chapter 27, Zoning, unless a variance is first granted under provisions of said chapter. No parcel may be subdivided which will create a nonconforming lot or building setback. No parcel may be subdivided which would require, for building purposes, encroachment into floodplains or steep slopes in order to meet other requirements of Chapter 27, Zoning.
[Ord. No. 1050, 11/18/2019]
1.
Off-Site Systems.
A.
Public Sanitary Sewer. All lots located within the designated sewer
service area of the current Centre Region Sewage Facilities Plan,
as revised, shall connect to the public sanitary sewer system when
deemed feasible, permitted, and/or required by the appropriate sewer
authority. If sewer service is not presently available to lots in
the service area, capped sewers shall be installed for future connection
unless off-site service is specifically exempted by revision to the
plan. All components of the system shall be designed and constructed
in accordance with the standards of the applicable sewer authority.
B.
Community Sewage Systems. Community sewage systems (package treatment
plant or subsurface disposal) shall be required for subdivisions or
land developments outside the sewer service area when such include
10 or more lots with a median lot size of less than one acre. The
design of the system shall be approved by the Sewage Enforcement Officer.
An agreement guaranteeing maintenance of the systems shall be prepared
by the applicant subject to approval by the Board of Supervisors.
Such agreement shall be noted in the deed for each connecting lot
and shall specify the responsibilities of each property owner for
the proper functioning and maintenance of the system.
2.
On-Site Systems. All lots which will not have off-site sewage disposal
shall provide on-site systems approved by the Sewage Enforcement Officer,
except for lots intended to remain undeveloped and so exempted by
the Board of Supervisors. No lot may be subdivided unless so exempted
or found suitable for an approved system.
[Ord. No. 1050, 11/18/2019]
1.
All water supply systems shall meet applicable state and/or local
water authority/company standards.
A.
All lots located within the designated water service area of the
current Centre Region Sewage Facilities Plan, as revised, shall connect
to public water authority/company mains when such is feasible and/or
permitted by the appropriate water authority/company. All water mains
and laterals shall meet the design and installation specifications
of said water authority/company.
B.
Fire hydrants shall be provided in accordance with this section for
the protection of buildings or portions of buildings. Fire hydrants
shall be provided along required fire apparatus access roads and adjacent
to public streets along the route of travel for fire apparatus.
C.
Existing fire hydrants on public streets may be considered available.
Existing fire hydrants on adjacent private properties shall not be
considered available.
D.
One- and Two-Family Dwellings
[Amended by Ord. No. 1076, 3/15/2022]
(1)
Minimum fire flow.
(a)
Lots with front, side, and rear yard setback requirements of
15 feet or greater and building separation of 30 feet or greater shall
be 750 gallons per minute.
(b)
Lots with front, side, and rear yard setback requirements of
less than 15 feet or building separations of less than 30 feet shall
be 1,000 gallons per minute.
E.
All Other Types of Developments.
[Amended by Ord. No. 1076, 3/15/2022]
H.
If the needed fire flow is not provided in developments served by
a community water system, all dwellings and occupied structures shall
be provided with an approved automatic fire sprinkler system installed
in accordance with the applicable NFPA standard.
(1)
Exception. The Fire Chief is authorized to accept a deficiency
of up to 10% of the required fire flow where existing fire hydrants
provide all or a portion of the required fire flow. (Written notice
of the deficiency and approval shall be noted on the plan.)
(2)
Exception. Subdivisions and land developments located outside
of the regional growth boundary and served by a community water system
may utilize water storage systems, as described in § 506,
Subsection 2A, to meet the water supply requirements.
2.
Water System Areas.
A.
The minimum water supply requirements for developments of one- and
two-family dwellings shall be a 4,000-gallon approved water storage
source located along required fire apparatus access roads. The spacing
between the 4,000-gallon water storage sources shall not exceed 1,500
feet as measured along the center line of fire apparatus access roads.
The distance from the closest lot line to a 4,000-gallon water storage
source shall not exceed 750 feet as measured along the center line
of fire apparatus access roads.
B.
Maintenance, replacement and repair of the water storage container
shall be the responsibility of the Township. The Township shall collect
sufficient funding to maintain, replace and repair the water storage
container through an assessment levied by resolution on a front-foot
basis. Funds collected shall be placed in a separate account within
the hydrant fund for each development. The Township may require by
resolution an initial fee to be collected from the developer for each
underground water storage tank as an initial payment toward the depreciation
costs to replace the water storage tank.
C.
The minimum water supply requirements for developments other than
one- and two-family dwellings, shall be determined using NFPA Standard
1142, "Water Supplies for Suburban and Rural Fire Fighting."
D.
If the needed water supply is not provided in developments outside
of the community water system areas, all dwellings and occupied structures
shall be provided with an approved automatic fire sprinkler system
installed in accordance with the applicable NFPA standard.
3.
Fire Apparatus Access.
A.
Facilities, buildings, or portions of buildings hereafter constructed
in subdivisions or land developments approved after the effective
date of this section shall be accessible to fire department apparatus
by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the
imposed load of fire apparatus. An exception shall be granted for
private roads or driveways that serve four or fewer dwellings.
B.
The paved cartway width for all public streets shall meet municipal
standards. Minimum paved cartway width for fire apparatus access roads
that are curbed shall be 20 feet. The minimum paved cartway width
for fire apparatus access roads that are noncurbed shall be 18 feet
and the adjacent berms must be stabilized and mudfree.
C.
The maximum length of dead-end fire apparatus access roads (culs-de-sac)
shall not exceed 750 feet.
(1)
Exception(s):
(a)
The length of dead-end fire apparatus access roads (culs-de-sac)
may be extended to 1,500 feet if all structures on the access road
are provided with an approved automatic fire sprinkler system installed
in accordance with the applicable NFPA standard and the municipality
provides a modification from the 750-foot regulation.
(b)
Phased developments with an approved master plan may contain
dead-end fire apparatus access roads exceeding 750 feet, provided
that additional phases correct the deficiency.
D.
Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with turnaround provisions in accordance with municipal
standards.
E.
Single access developments must be provided with a boulevard-type
entrance. The boulevard entrance shall extend to the interior of the
subdivision and have distinct travel lanes with a minimum width of
12 feet each.
[Ord. No. 1050, 11/18/2019]
1.
Utility Easements. In subdivisions containing five or more lots,
all electric, telephone, and cable television utility lines shall
be placed underground. All utilities shall be installed in a manner
which will allow safe and ready access for the installation and maintenance
of other utilities.
A.
Utility easements outside street rights-of-way shall be a minimum
of 15 feet in width or as otherwise determined by the appropriate
utility company, except that easements lying parallel and abutting
street rights-of-way may be reduced to a minimum width of 7 1/2
feet. All other easements outside street rights-of-way shall be centered
on or adjacent to rear or side lot lines where feasible.
B.
Lines connecting utility service to each lot shall be installed in
accordance with the standards of the utility company providing such
service.
2.
Drainage Easements. Where a subdivision or land development is or
will be traversed by a drainage way there shall be provided a drainage
easement conforming with the line and width of such adequate to preserve
unimpeded flow of natural drainage or for the purpose of installing
a stormwater sewer. The owner shall grade and seed the slopes of such
after construction where necessary to prevent erosion and sedimentation
and in a manner, which will not adversely alter the functioning of
the drainage way. Nothing shall be placed or planted within the drainage
easement which will impede the flow of natural drainage.
A.
No structures, trees, or shrubs shall be placed or planted within
a drainage easement unless authorized by the Township.
3.
Snow Stockpile Easement. At the end of any cul-de-sac street, provide
a twenty-foot-wide by twenty-foot–deep easement for plowing
and placement of snow by public works equipment. The easement area
shall be shown on any plan, and unobstructed by any feature, such
as a driveway, plantings or aboveground structures.
5.
Off-Site Easements. In the event that off-site easements are necessary,
they shall be denoted on the subdivision and/or land development plan
as applicable.
[Ord. No. 1050, 11/18/2019]
1.
All markers required herein shall be accurately placed by a licensed
land surveyor after final approval of the plan.
A.
Markers.
(1)
Markers shall consist of iron pipes or steel bars 36 inches
long and one inch in diameter.
(2)
Markers shall be set at all lot corners, at all changes in direction
of lot lines (except curve arcs), and at the beginning and end of
curved lot lines.
(3)
Markers shall be set at all corners and changes in direction
of right-of-way lines, unless they coincide with property corners.
[Ord. No. 1050, 11/18/2019]
Street trees shall be planted by the developer, in a variety approved by the Township, along all new streets in a subdivision. Street trees shall be planted on both sides of the street in accordance with Chapter 25, Trees. Criteria, including but not limited to canopy cover, shall be in accordance with the Township Code of Ordinances.
[Ord. No. 1050, 11/18/2019]
1.
Erosion and Sedimentation Control Plans. Whenever earthmoving activities
are proposed for a subdivision or land development which requires
preparation of an erosion and sedimentation control plan under the
rules and regulations of the Pennsylvania Department of Environmental
Protection, the Board of Supervisors shall require that a copy of
such plan be submitted along with the plan submitted for preliminary
approval. Review and approval of such erosion and sedimentation control
plan by the Department of Environmental Protection, or its designated
agent, shall, in such cases, be required for preliminary approval
of the plan.
2.
Grading.
A.
Blocks and lots shall be graded to secure proper drainage away from buildings. Alterations to existing storm runoff patterns and amounts shall conform to provisions of Chapter 26, Stormwater Management.
B.
No excavation shall be made resulting in a slope steeper than three
horizontals to one vertical, except when all of the following criteria
are met:
(1)
The excavation is located so that a line having a slope of 3:1
and passing through any portion of the proposed slope will intersect
the existing ground inside the property lines of the property on which
the excavation is proposed to be made; and
(2)
The slope is located so that settlement, sliding, or erosion
will not result in material being deposited on adjoining property
by any means; and
(3)
The materials and methods used to finish such grading is sufficiently
stable to sustain a slope of 1:1; and
(4)
A geotechnical report shall be prepared by a qualified geotechnical
consultant and reviewed by the Township geotechnical consultant. The
report shall identify all methods and materials used for such cut
and fill operations and shall affirm that such deviation from the
slope standard will not result in erosion, sedimentation or injury
to persons or damage to adjacent property.
C.
In all cases, the edge of excavation or fill shall be a minimum of
five feet from property lines of developed lots.
[Ord. No. 1050, 11/18/2019]
All subdivisions and land developments shall be planned in conformity with the provisions of Chapter 26, Stormwater Management. All required plans of said chapter shall be completed and approved prior to preliminary approval of the subdivision or land development plan.
[Ord. No. 1050, 11/18/2019]
1.
Sidewalks shall be shown on all new preliminary and final subdivision
plans, land development plans and surety posted upon final plan approval,
in all districts, as required below:
A.
In the C, OC, I and IRD Districts along both sides of all streets.
B.
In the R-1, R1B, R-2, R-3, R-4, MHP, V, TSD, TTD, and PRD Districts
along both sides of all streets.
C.
In the RA, AR and FG Districts, no sidewalks shall be required.
D.
In the RR zoning district, the Board of Supervisors will determine
whether sidewalks are required or not.
E.
Sidewalks are required along both sides of all private streets and/or
driveways serving more than three units unless a modification is granted
by the Board of Supervisors.
F.
When a property is to be subdivided into 10 or more residential lots,
or is to be developed with 10 or more residential units, and the original
parcel abuts a public bikeway, a connection to the bikeway must be
provided. The connection may be a sidewalk or a bikeway.
G.
When a property is to be subdivided into five or more nonresidential
lots, and the original parcel abuts a public bikeway, a connection
to the bikeway must be provided. The connection may be a sidewalk
or a bikeway.
H.
All nonresidential and multifamily residential uses shall provide
a separate pedestrian walkway connecting the primary building entrance(s)
to the nearest public sidewalk abutting the parcel. Parcels greater
than one acre that have frontage on more than one street may be required
to provide multiple connecting walkways.
2.
Sidewalks shall be constructed according to Chapter 21, Streets and Sidewalks, and shall be located along all property lines which abut streets. Sidewalks shall be constructed within the public right-of-way, unless the Board of Supervisors authorizes sidewalks to be constructed on private property immediately adjacent to the public right-of-way. In such case, the developer shall enter into an easement agreement in a form acceptable to the Board of Supervisors. The grant of easement shall be recorded contemporaneously with the recording of the final subdivision plan and/or land development plan. Said plan shall include a note referencing the existence of and recording information concerning the grant of easement.
3.
Sidewalks crossings of streets shall be provided across both sides of intersecting streets. All crossing shall have designed ramps to meet current ADA requirements and conform to PennDOT RC Standards and Chapter 21, Streets and Sidewalks. Ramps shall be constructed by the developer at the time of street construction.
[Ord. No. 1050, 11/18/2019]
1.
Public Spaces.
A.
In reviewing subdivision plans, the Township Planning Commission,
Board of Supervisors and Township staff shall consider whether community
facilities, including schools in the area, are adequate to serve the
needs of the additional dwellings proposed by the subdivision and
shall make such report thereon as its deems necessary in the public
interest, to the State College Area School Board.
B.
Developers shall give earnest consideration to the desirability of
providing or reserving areas for facilities normally required in residential
neighborhoods, including places of worship, libraries, schools and
other public buildings, parks, playgrounds and playfields. Area provided
or reserved for such community facilities should be adequate to provide
for building sites, landscaping, bikeways/shared-use paths, and off-street
parking as appropriate to the use proposed. Prior to the preparation
of plans, developers of large tracts should review minimum standards
for suitability and desirability of various community facilities applicable
to the tract being subdivided with the Township staff, the staff of
the Centre Region Parks and Recreation Department and the Ferguson
Township Planning Commission.
C.
Unity. It is desirable for the intended parkland to be in several
well-placed, adequately sized areas within the Township, so that it
can accommodate the anticipated uses.
2.
Parks, Open Space and Recreational Facilities.
A.
The purpose of this section is to ensure that adequate parks and
recreational facilities are provided to meet the needs of residents
as these needs are generated by new subdivision and land development
activity.
B.
The provisions of this section shall apply to all developments with
either single- or multiple-family dwellings.
(1)
Established lots for agriculture within the RA or RR Zoning
Districts will not be assessed a fee for any of the one or more dwelling
units that could be established on the farm lot. However, should said
lot(s) undergo further subdivision for any residential lots the appropriate
fee shall be applied as a condition of approval at the time of any
such subdivision.
(2)
In mixed-use development and/or mixed-use structures, where
a combination of residential and nonresidential units is proposed,
the fee-in-lieu will be applicable to all proposed residential units
and shall be assessed as a condition of final plan approval.
(3)
For applications with more than four lots and measuring less
than one mile away from the perimeter of a Centre Region Parks and
Recreation facility. The amount of parkland to be dedicated in each
development shall be determined based upon the calculation identified
within Township Fee Schedule or approved equivalent. Said radius measurements
shall be taken from the radius of the outermost perimeter of lots
included in the application. The Centre Region Parks and Recreation
Department policy on acceptance of maintenance of parkland requires
parks to be equal to or larger than four acres.
(4)
The developer shall place a note on each subdivision plan or
land development plan which is subject to dedication of parkland that
shall read as follows:
(a)
"No more than [insert number] dwelling units may be constructed
on the land which is the subject of this subdivision plan [land development
plan] unless additional land is dedicated to the Township of Ferguson
for parkland and/or the Board of Supervisors accepts an additional
fee-in-lieu of dedication of parkland. The land shown on this plan
as parkland, consisting of _____ acres, shall be deeded to Ferguson
Township by a deed of general warranty, free and clear of all liens
and encumbrances. Said land shall be available for Ferguson Township
use consistent with its ordinances and regulations with no restriction,
except that the purpose of the conveyance shall be for public park
and recreation uses."
C.
The Township will officially accept the parkland at the time of final plan approval, provided the land meets the criteria set forth in § 22-513, Subsection 2E. At such time, a general warranty deed free from all encumbrances shall be recorded for the dedicated land and it shall contain the following restrictive clause:
(1)
"This land was dedicated to the Township of Ferguson for perpetual
public park purposes pursuant to the Township of Ferguson Subdivision
Ordinance."
D.
The Township or its designee shall be responsible for maintaining
all dedicated and accepted areas. Formation of and cooperation with
homeowners' associations or similar organizations for purposes of
maintenance shall be required, but the responsibility of seeing that
the work is done shall remain with the Township.
E.
The Board of Supervisors shall determine if the land is acceptable
for dedication based on the following and any other relevant criteria:
(1)
Access. The dedicated land must be readily accessible to all
development residents that it is intended to serve. The dedicated
land shall about a public street and shall have a minimum frontage
of 50 feet or shall adjoin and become part of an already existing
park area which is accessible from a public street. If appropriate,
access to the park from other parts of the neighborhood shall be provided
through twenty-foot access easements with ten-foot wide paved walkways.
(2)
Location. The parkland shall be located, to the extent possible,
so that it equally serves all residents of the development, but in
all events the land shall be accessible to those it is designated
to serve. In some instances, the Township may require that the parkland
be placed in a location where it may be combined with existing parkland
from an adjacent development. In determining the location, reference
should be made to the Township's Recreation, Parks and Open Space
Plan to determine if there are proposed parkland locations in the
vicinity of the site.
(3)
Shape. The majority of the parkland shall have a length-to-width
ratio of no more than 2 1/2 to one. The shape shall be suitable
to accommodate those park activities appropriate to the location and
needs of the residents. Yards, court areas, setbacks, and other open
areas required by zoning and other regulations are not to be included
as part of the acreage to be dedicated.
(4)
Soils, Floodplain and Stormwater Facility. Soil shall be suitable
for the intended park uses. No parkland may be located on or within
any drainageway, wetland area, steep slope area or stormwater detention
basin, with the exception that up to 25% of the total parkland may
be located within a floodplain with approval of the Board of Supervisors.
(5)
Slope. The majority of the park shall have a slope of no more
than 4%, and the average slope of the park, as measured perpendicular
to the contour lines, shall not exceed 8%.
(6)
Size. The minimum parcel size shall be no less than four acres.
(7)
Utilities.
(a)
The major piece(s) of dedicated land are to be accessible to,
but not crossed above the surface by, a public street(s), telephone,
power, fuel, water and sewer lines, etc. If any of these facilities
are placed underground, no part of them or their supportive equipment
shall protrude above ground level within an active play area. When
parkland is to be dedicated to the Township, utilities such as water,
sewer, and electric shall be extended to the parkland. The location
of the utility extensions shall be approved by the Township.
F.
Pedestrian and Bicycle Paths. Pedestrian and bicycle paths may be
accepted as parkland if they meet all the following conditions:
(1)
The minimum width of the parkland right-of-way or easement shall
be 20 feet.
(2)
The pedestrian and bicycle paths shall have logical beginning
and ending points that provide appropriate means of access to a park
or other facilities residents of the development are likely to use.
(3)
The cost of improving the pedestrian or bicycle path shall be
paid by the developer in order to accommodate its intended use. This
shall not be considered as a credit towards a fee-in-lieu of land
dedication.
(4)
The provisions of Subsection 2E(3) and (5), "Shape," and, "Slope,"
must still be met by the development.
G.
The developer shall be responsible for complying with the provisions of Chapter 26, Stormwater Management. The stormwater management site plan submitted to the Township for the subject development must provide mechanisms to ensure effective stormwater management for the dedicated parkland property.
H.
Fee in Lieu of Dedication.
(1)
The payment of fee-in-lieu of land dedication shall be in accordance with the requirements of Article V, § 503(11) of the Pennsylvania Municipalities Planning Code (Act 247), as amended, 53 P.S. § 10503(11). The fee-in-lieu of parkland shall be used to enhance public recreation areas which will directly or indirectly benefit future inhabitants of the development or subdivision providing the fee.
(2)
If it is determined that there is not land suitable for dedication,
or that the subdivision is too small to allow for a suitable amount
of land for dedication, or that it is not practical to dedicate land,
or that there already exists an adequate amount of parkland and recreational
facilities, or the location of parkland within the proposed subdivision
is not consistent with the adopted Ferguson Township Recreation Parks
and Open Space Plan, a fee-in-lieu shall be considered by the developer.
Such determination shall be made at the preliminary plan stage. The
parkland fee per person shall be established by resolution of the
Board of Supervisors.
(3)
After receiving the recommendation of Ferguson Township staff,
the Centre Regional Planning Agency, the Ferguson Township Parks and
Recreation Committee, and the Centre Region Parks and Recreation Department,
the Ferguson Township Board of Supervisors may determine that a fee-in-lieu
would be more beneficial to the Township residents than a land dedication
for parkland. The following procedure shall be utilized to determine
the appropriate fee-in-lieu:
(a)
As part of the plan approval process, the Township Manager,
under the direction of the Board of Supervisors, shall send written
notice to the developer that the Board has determined a fee-in-lieu
would be more beneficial to the Township's residents than the dedication
of parkland.
(b)
Neighborhood/Community Park Fee-in-Lieu. See Township Fee Schedule
or approved equivalent for said calculation.
I.
The Board of Supervisors may, at its option, and with the developer's
agreement, require the dedication of some land and the payment of
a fee-in-lieu of dedication for the balance. This will be determined
based on existing parkland being located adjacent to the proposed
subdivision or land development plan and the desire to expand the
existing parkland.
J.
The Board of Supervisors may establish by resolution a fee to be
paid in addition to the dedication of land to fund the costs of preparing
a park master plan or to update an existing park master plan.
[Ord. No. 1050, 11/18/2019]
2.
General Requirements.
A.
The subdivision of land within Zone I for any purpose other than
for the specific protection of the groundwater within this area shall
be prohibited.
(1)
All land development plans shall contain a note acknowledging
the proposed project location in relation to Appendix A "Source Water
Protection Overlay Map" zones.[2] In addition, all land development plans shall note the
applicant's compliance with all state and federal laws regarding chemical
storage and use.
B.
In Zone II, land development plans for regulated land uses and activity
shall comply with the following requirements in addition to plan review
procedures and requirements within this chapter:
(1)
A qualified professional shall review aerial photos, soils,
geologic, and other available related data including any source water
protection study or report, as the data relates to the subject property.
The qualified professional shall also conduct a site inspection of
the property. Based on the above information, the professional shall
prepare a map of the site showing the following:
(a)
Closed depressions.
(b)
Open sinkholes.
(c)
Seasonal high ponds and streams.
(d)
Intermittent streams.
(e)
Bodies of water or streams.
(f)
Surface drainage patterns.
(g)
Intermittent or vernal ponds.
(h)
Lineaments, faults and fracture traces.
(i)
Excavations and quarries.
(j)
Outcrops of bedrock.
C.
Based on the map prepared pursuant to § 22-514, Subsection 2B(1), above, and in conjunction with other mapping and information submitted for compliance with the requirements of this chapter, the registered design professional shall prepare a report demonstrating compliance with the requirements of this section, including any recommended mitigating measures designed to ensure compliance.
D.
The Ferguson Township qualified professional, or other appointed
agent, shall review the information and recommendations made by the
applicant's qualified professional and shall then report to the Ferguson
Township Planning Commission and the Board of Supervisors whether
the proposal meets the design requirements of this section.
E.
During construction activity, all excavations shall be protected
against stormwater ponding.
F.
All buildings, structures, impervious surfaces, and utilities shall
be situated, designed, and constructed so as to minimize the risk
of new sinkhole formation and of the accelerated introduction of contaminants
and pollution into the source water protection area through existing
or future sinkholes.
G.
Buildings, structures, impervious surfaces, utilities, and swimming pools shall not be located within 50 feet of any features identified in § 22-514, Subsection 2B(1)(b).
H.
All commercial, industrial and nonresidential salt or deicing storage areas, gasoline, or other chemical storage areas shall not be located within 100 feet of any features identified in § 22-514, Subsection 2B(1)(b), (c) and (e).
I.
Detention, retention and infiltration facilities shall be in compliance with Chapter 26, Stormwater Management.
J.
Stormwater retention facilities, French drains, and other areas of concentrated infiltration of stormwater shall be in compliance with Chapter 26, Stormwater.
K.
Blasting activity permitting is required by the PA DEP Bureau of
Mining Programs in accordance with provisions of the Administrative
Code of 1929, Section 1917-A and 25 Pa. Code Chapter 211. For the
purpose of the Source Water Protection Overlay District and Map, blasting
activity shall be permitted by special exception within any delineated
Zone I radius. Blasting must be done per PA DEP's standards and regulations.
PA DEP limits the number and size of blasts that can go off in a sequence
to limit ground motion.
(1)
Prior to PA DEP permit approval and Zoning Hearing Board consideration
of special exception, a water purveyor shall have the opportunity
to review and comment on proposed blasting activity within any delineated
Zone I radius.
[Added by Ord. No. 1067, 4/8/2021]
1.
Intent.
A.
Trees Improve Air and Water Quality. Trees reduce soil erosion, noise,
and glare, while providing habitat for desirable wildlife. Trees moderate
the climate and enhance community image, property values, and protects
the public health, safety, and general welfare. The purpose of these
regulations is to encourage the protection of trees through sound
land use and tree management practices by:
(1)
Preserving, protecting and maintaining existing native trees
in Ferguson Township and increasing the overall tree canopy and understory
with native species and improving tree and ecosystem health on both
public and private lands.
(2)
Preserving and evaluating healthy trees on site whenever possible,
in partnership with the applicant, by ensuring that all applications
for grading permits, land development plans, and subdivision plans
respect existing trees as a natural resource.
(3)
Preserving and protecting all individual and groups of heritage
trees as defined herein.
2.
Applicability.
A.
Any applicant who submits an application for a grading permit, land
development plan, or subdivision plan of four parcels or more shall
comply with the terms of this chapter.
C.
This chapter is not intended to apply to:
(1)
Farm-based business.
(2)
Subdivisions of three parcels or fewer.
(3)
A land development plan for a residential structure unless located
within the Ridge Overlay Zoning District.
(4)
The removal of trees from a lot containing or proposing a single-family
residence, unless such removal is a part of grading activities that
impact one acre or more of area. However, no owner or occupant shall
be permitted to remove trees if such trees have been planted or preserved
to meet the requirements of Township ordinances or an application
approved by the Township.
(5)
The removal of trees identified as dead or diseased by the Township
Arborist.
(6)
The removal of trees for sale in the ordinary course of business
from horticultural properties, such as farms, nurseries or orchards.
(7)
The removal of any tree, including preserved, heritage and significant,
which is deemed a probable or imminent hazard by the Arborist as established
by ISA Tree Risk Assessment.
(8)
The removal of trees required for approved utility construction
and maintenance within established easement areas.
(9)
Timbering and forestry practices as defined by the Pennsylvania
Municipalities Planning Code.
3.
Tree preservation, protection and replacement.
A.
Tree Survey Plan.
(1)
All applicable, as defined above, applications for a grading
permit, land development plan or subdivision plan shall include an
existing tree survey plan and a proposed tree plan except any action
that does not include ground coverage disturbance.
(2)
Minor alteration plans that choose to take advantage of the
incentives within this chapter shall submit an existing tree survey
plan, a proposed tree plan and comply with the terms of this chapter.
(3)
All tree survey plans shall be prepared by an engineer, land
surveyor, geologist, or landscape architect to ensure accuracy of
plats and compliance with § 22-400, Plan Requirements.
(4)
The existing tree survey plan and proposed tree plan shall be
reviewed by the Township Arborist and included as part of staff review
comments for preliminary and final plan approval.
(5)
The number of trees shall be calculated using the guidelines
listed in this chapter.
(6)
Heritage, significant and boundary trees shall be individually
noted on the existing and proposed tree plans.
B.
Existing Tree Survey Plan.
(2)
The existing tree survey plan shall contain existing topographic
contour lines at vertical intervals of two feet for land with average
undisturbed slope of 4% or less, and at intervals of five feet for
land with average natural slopes exceeding 4%, including source of
topographic data and shall show all existing buildings and structures,
driveways, parking areas, drainage structures, water detention/retention
areas, utilities and all limits of grading.
(3)
The existing tree survey plan shall denote each tree currently
on the lot over six inches in caliper and the existing canopy coverage.
It will denote each tree that will be saved, the location of the tree
protection fences for each tree to be saved and trees to be removed.
(a)
Existing tree survey methodologies must be approved by the Township
Arborist.
C.
Proposed Tree Plan.
(2)
The proposed tree plan shall contain proposed topographic information
at two-foot contour intervals and shall show all proposed buildings,
structures, driveways, parking areas, drainage structures, water detention/retention
areas, utilities and all limits of grading.
(3)
The proposed tree plan shall denote the proposed tree replacement
schedule, including the pre-existing trees that will be saved, and
the proposed tree canopy of the replacement trees at maturity. The
species of proposed replacement and additional trees shall be species
listed on the Official Township Planting List.
D.
Tree Preservation and Protection.
(1)
Tree Preservation. Every application for a grading permit, land
development plan or subdivision plan application shall preserve 20%
of the existing tree canopy on the lot, except where it can be demonstrated
that it is not practical to do so and approved by the Township Arborist.
The conditions for determining the practicality of tree preservation
on a given lot shall be as follows:
(4)
The credit (round up) for approved preserved trees and additional
canopy tree plantings to offset parking requirements shall be calculated
as follows:
|
Percentage of Existing Tree Canopy
|
Parking Credit
|
|---|---|
|
20%
|
Required
|
|
30%
|
10%
|
|
40%
|
15%
|
|
50%
|
20%
|
(a)
Approved preserved trees around the perimeter of the property may offset the buffer requirements for the land development or subdivision (as required by § 27-707, Landscaping, of the Zoning Ordinance). The number of trees required to be planted in buffer yards may be reduced by canopy tree credit for approved preserved trees as follows:
1)
The credit for approved preserved trees to offset buffer yard
landscaping requirements shall be calculated as follows:
|
Diameter of Trunk of Preserved Tree
(DBH in inches)
|
Number of Trees Credited
|
|---|---|
|
30 or greater
|
8
|
|
18 to 29
|
6
|
|
12 to 17
|
4
|
|
6 to 11
|
2
|
(b)
Any tree preserved within 20 feet of any proposed building or
within five feet of a proposed road or sidewalk (measured from edge
of curb or edge of right of way) shall not be considered an approved
preserved tree by this section.
(c)
The Township Arborist will perform a tree assessment for each
proposed preserved tree on the lot to assess the health and structure
prior to credit calculations.
(5)
The applicant is encouraged to maintain contiguous tree masses.
(6)
Additional Tree Planting Requirement.
(a)
If the applicant chooses to increase the tree canopy by planting
additional trees, every additional tree must measure at a minimum
two inches in caliper at time of planting and be listed on the Official
Township Plant List.
(b)
The species of additional planted canopy trees shall be subject
to the recommendation of the Tree Commission. Species are to be hardy
to the area and noninvasive and 60% shall be native, consistent with
the provisions of this section. The applicant can refer to Ferguson
Township's Official Plant List for selections.
(7)
Subject to the Approval of the Tree Commission:
(a)
A Maximum of 30% of the additional planted canopy trees may
be replaced with evergreen trees (at a minimum of six feet in height
at the time of planting) at a ratio of two evergreen trees per required
two-inch-caliper canopy tree.
(b)
A maximum of 20% of the additional planted canopy trees may
be replaced with ornamental/flowering trees at a ratio of two understory
trees per required two-inch-caliper canopy tree.
(c)
A maximum of 10% of the additional canopy trees may be replaced
as shrubs with a minimum size of two gallons at time of planting and
will reach 24 inches in height at maturity at a ratio of six shrubs
per required two-inch-caliper canopy tree.
(d)
A maximum of 10% of the additional canopy trees may be replaced
as groundcover at a ratio of 40 plants to one two-inch-caliper canopy
tree. The minimum size of the groundcover will be a one-gallon container.
(8)
Calculation and estimation of existing trees and canopy to be
indicated on the existing tree survey plan shall be performed before
any clearing commences and shall be performed in the presence of the
Township Arborist.
(9)
Protective Fencing.
(a)
Every application subject to this section shall be prepared
in such a manner to preserve the healthy trees and shrubs on the site.
(b)
Prior to the preconstruction conference with the Township Arborist,
protective fencing shall be placed around trees to minimize damage
to root systems. Fencing shall be a minimum of eight feet in height
and constructed of chain link or other material approved by the Township
Arborist.
(c)
The protective fencing shall be placed around the dripline of
the tree. Nothing shall be stored, stockpiled, temporarily placed,
excavated or allowed in the protective fencing.
(d)
This fence will be installed prior to any and all earth disturbance.
(e)
No fuel storage, refueling or maintenance of equipment or wash
down of cement handling equipment shall be permitted within any protective
fencing.
(f)
Any damage to the fencing or encroachment on the protected areas
shall be remedied immediately. Any observed damage to the trees or
roots shall be immediately reported to the Township Arborist and remedied
as soon as is practicable.
E.
Tree Replacement.
(1)
At the discretion of the Township Arborist, approved preserved
trees that have not been adequately protected or damaged may be required
to be removed and replaced within a ten-foot diameter of the removed
tree and not within the buffer yard. This is be at the expense of
the applicant in addition to paying a fine as follows:
(2)
If the approved preserved tree was identified as a heritage
tree, the applicant will be required to remove and replace the heritage
tree in addition to paying a fine of $1,000 and the appraised value
of the heritage tree as determined by the Township Arborist in accordance
with established ISA tree appraisal standards.
(3)
All replacement and additional tree plantings shall be guaranteed
and maintained in a healthy and/or sound condition or shall be replaced
with a new tree of the same species with a minimum caliper of two
inches to maintain conformance with the approved subdivision or land
development plan.
F.
Construction Conferences.
(1)
Preconstruction conference.
(a)
Upon approval of any permit subject to this section, and prior
to any construction, or earth disturbance on the site, a preconstruction
conference shall be held on the site between the Township Arborist
and the applicant.
(b)
The preconstruction conference shall coincide with § 22-401, Preliminary Plan Contents and Review.
(c)
The Arborist shall inspect the tree protection fences and other
protective devices which have been installed to protect trees.
(2)
Notification.
(a)
After the preconstruction conference, the Township Arborist
shall notify the Planning and Zoning Director of his/her findings
in writing.
(b)
Upon approval of the tree protection measures by the Township,
grading and construction may proceed, provided that all pertinent
permits have been secured with preliminary and final review.
(3)
Invasive Vines. Invasive vines which threaten the health of
any approved preserved tree shall be cut at the base using a hand
saw, snips or loppers, and treated with a basal herbicide to minimize
regrowth. The vine shall not be pulled out of the tree but shall be
allowed to die in place.
(4)
Post-Construction Conference.
(a)
Calculation of approved trees remaining after construction shall
be performed by the applicant and reviewed and approved by the Township
Arborist based on a procedure similar to that used in completing the
tree survey plans. In the event the completed project is not in compliance
with the approved schedule of preserved trees on the final plan, the
applicant shall receive written instructions from the Township addressing
reparation for all removed trees. The applicant shall complete the
reparation, weather permitting, within 45 days of receiving such notification.
[Ord. No. 1076, 3/15/2022]
1.
Purpose and Intent. The purpose of this section is to provide landscaping
requirements which:
A.
Enhance and promote the aesthetics of the community through seasonal
diversity of plantings.
B.
Protect the public health, safety, and welfare by:
(1)
Screening and buffering incompatible land uses.
(2)
Minimizing noise, air, water, dust, and visual pollution.
(3)
Preserving property values and the character of neighborhoods.
(4)
Reducing the heat and glare absorbed and radiated by development.
(5)
Helping control soil erosion.
(6)
Increasing traffic safety.
(7)
Mitigating stormwater runoff on site and improving the water
quality through the use of vegetation.
C.
Increase the variety of plant materials used in landscape plans.
D.
Improve the aesthetics of the site through seasonal diversity of
plantings.
2.
General Requirements.
A.
Required buffers shall be reserved solely for open space and landscaping.
No proposed building addition, structure, parking area or any other
type of physical land improvement shall be located in a required buffer,
provided that driveways or roads may cross required buffers if necessary
to provide access to the building site. Sidewalks, bikeways and pedestrian
paths may also be located within required buffers.
B.
All selected trees and shrubs must be listed on the official Township
plant list. Although not listed on the official Township plant list,
any type of herbaceous perennial may be used on site, provided it
is not recognized as an invasive plant by the Commonwealth of Pennsylvania
Department of Conservation and Natural Resources.
C.
If you wish to use ericaceous or broadleaf evergreens on site, the
pH of the soil must be tested and the soil amended where the plants
will be located. This information must be provided to the Zoning Administrator
and Township Arborist for verification prior to issuance of the occupancy
permit.
D.
All landscaping, trees and planting materials adjacent to parking
areas, loading areas or driveways shall be properly protected by barriers,
curbs or other means from damage by vehicles. In addition, the tree
or shrub shall be planted a minimum of three feet from any curb.
E.
Plant materials with seasonal diversity should be selected and distributed
throughout the site.
F.
All landscaping plans should be verified by the Zoning Administrator
and Township Arborist with consultation from the Tree Commission.
3.
Conflicting Requirements. In the event that one or more of the provisions
of this section is applicable and there is a conflict among them,
the more restrictive requirement shall apply.
4.
Landscaping Plan. When a site or land development plan requires the
installation of landscaping, subject to the requirements of this section,
a landscaping plan shall be submitted along with the site or land
development plan. The landscaping plan shall show the following:
A.
The location of all buffer yards and planting areas shall be graphically
depicted.
B.
The plan must graphically depict the distribution, mature height
and spread of all required plant materials. The official Township
plant list shows the plant height and spread which is to be used for
each plant species.
C.
The plan must show a table which identifies the required and proposed
number of each plant species being provided for each type of buffer,
screen or other use. (i.e., the number of plants, Corridor Overlay
buffer, parking lot, general site). The table shall also identify
the scientific and common name of each plant, the mature height and
spread and the symbol used for the plant.
D.
The plan must identify the specific size and species of materials,
both vegetative and fencing, which will be used for screening of trash
collection and storage areas.
5.
Planting Requirements. All trees and shrubs shall be planted in accordance
with Township Resolution 2014-25.
6.
Maintenance.
A.
The owner or his agent shall be responsible for the maintenance,
repair and replacement of all landscaping materials and screening
fences or walls to maintain conformance with the landscaping requirements.
B.
Any plant material that is 25% dead or more shall be considered dead
and must be replaced.
C.
Replacements shall be made during the first spring or fall planting
season following the death of the plants.
D.
Replacements shall be of the same size and type (canopy, understory,
shrub) of plant as shown on the plan.
E.
All parking lots and buffer yards shall be kept free of litter and
trash.
7.
Standards. All landscape material planted shall meet or exceed the
following standards at the time of planting:
A.
All canopy trees shall reach a height of at maturity of at least
30 feet with a spread of at least 30 feet and shall have a caliper
of at least two inches at planting. Canopy trees are to be planted
such that the majority of the canopy is located on the site of the
applicant's land development. See the Township's official
plant list for a listing of permitted canopy trees.
B.
All evergreen trees shall reach a minimum height of 20 feet at maturity
and shall be a minimum of six feet tall at planting. See the Township's
official plant list for a listing of permitted evergreen trees.
C.
All understory trees shall reach a minimum height of 10 feet at maturity
and shall have a caliper of 1 1/2 inches at planting. See the
Township's official plant list for a listing of permitted understory
trees.
D.
All deciduous or evergreen shrubs used for screening purposes in
the Corridor Overlay District or buffer yard shall reach a minimum
height of five feet at maturity and shall be at least three feet tall
at planting. See the Township's official plant list for a listing
of permitted shrubs.
E.
All deciduous or evergreen shrubs used for general or parking lot
landscaping must be a minimum of two gallons at planting. See the
Township's official plant list for a listing of permitted shrubs.
8.
Use of Existing Vegetation.
A.
Where an existing hedgerow or forested area is located within a proposed
buffer yard, the use of existing vegetation is strongly encouraged
to the extent that a suitable buffer will be provided. One existing
canopy tree of at least four-inch caliper may be substituted for one
new tree that is listed in Township's official plant list. All
changes to the existing hedgerow or forested area must be approved
by the Township Zoning Administrator and Township Arborist with consultation
from the Tree Commission.
B.
Any existing understory vegetation which is shown to be native and
noninvasive should counted toward the buffer yard planting requirements.
C.
In an area where the canopy trees will not allow for the planting
and growth of understory trees, four shrubs could be planted in lieu
of each required understory tree.
D.
Prior to plan approval, the plan for tree and/or understory vegetation
substitution or removal of existing vegetation must be approved by
the Zoning Administrator and Arborist with consultation for the Tree
Commission.
9.
Use of Existing Features. Lots separated by a bona fide drainageway,
creekway or stream channel may not substitute such condition for a
portion of any corresponding buffer yard width.
10.
Screening of Trash Collection and Storage Areas. All trash collection
and storage areas shall be screened from all adjoining properties
and streets with vegetative materials and/or fences of at least six
feet in height at the time of installation. Screening with chain-link
fencing shall not be acceptable.
11.
Access and Visibility. No tree, shrub, fence, wall or similar item
shall be installed in the sight triangle of any corner, street intersection
or accessway intersecting a public right-of-way that would cause an
obstruction to visibility.
12.
Purpose. Buffer yards are intended to aid the Township of Ferguson
in protecting the community character of the Township by separating
incompatible uses either within the same zoning district and/or between
adjacent zoning districts. The purpose of the buffer yard requirements
is to alleviate problems which could be encountered by a single standard.
The requirements of this section can reasonably accommodate the characteristics
of each site and the range of land uses.
A.
All buffer yards shall include:
(1)
A required width of 15 feet.
(2)
A minimum of three canopy trees and four understory trees/evergreen
trees per every 100 linear feet of distance along a site's perimeter.
(3)
A minimum of six shrubs per every 100 linear feet of distance
along a site's perimeter.
(a)
Areas less than 100 linear feet and/or fraction thereof are
to be landscaped with the corresponding ratio by 100 linear feet,
rounded up to the nearest whole plant.
(4)
Planting stock to be used as landscape materials for the buffer
yard in question are included in the Township's Official Plant
List.
B.
Village District. Within the required three-foot side yard setback,
the Board of Supervisors may approve the use of a fence or wall in
place of the buffer yard which would satisfy the buffer yard requirements
as defined above. When landscaping is being provided to buffer against
a different use group than is on the site, the required plant material
must be evenly distributed within each 100-foot section of the buffer
area. The even distribution of plantings is intended to screen objectionable
views. When landscaping is being provided to buffer against the same
use group as exists on the site, the required plant material may be
grouped or unevenly distributed within each 100-foot section of the
buffer area.
C.
Corridor Overlay District. In addition to the requirements of § 27-401, including the buffer yard options set forth in illustrations adopted as part of this chapter and codified at the end of this section, any site located within the Corridor Overlay Zoning District shall comply with the following landscaped buffer yard requirements:
(1)
A landscaped buffer shall be required for all parking areas
visible from the corridor street. "Visible" is determined by anyone
(as represented by the Township Zoning Administrator) that is either
a pedestrian and/or passenger or driver of an average size vehicle
on the corridor street. The main purpose of this landscape buffer
is to screen parking lot views from the corridor street. The landscaped
buffer may be permitted within the required fifty-foot setback.
(2)
To provide flexibility in design of the landscaped buffer yard
between the off-street parking lot and the street located in the corridor,
one or more of the following landscape treatment options shall be
used. The type of canopy trees chosen shall be in accordance with
Township Resolution 2014-25 (Regulations and Standards for Arbor Work)
and Township Resolution 2015-29 (Approved List of Tree Species, Cultivars,
and Hybrids for Street and Park Planting). These treatment options
include:
(a)
A minimum ten-foot-wide landscaped strip shall be planted with
a minimum of one canopy tree or evergreen tree and 15 shrubs per 35
linear feet of frontage along the parking area (excluding driveway
openings) (Figure 1).
(b)
A berm/earth mound, the top of which is at least two feet higher
than the elevation of the adjacent parking lot pavement. The slope
of the berm shall not exceed 25% (4:1) for lawn areas. Berms planted
with ground covers and shrubs may be steeper. However, no slope shall
exceed 50% (2:1). Berms shall be graded to appear as naturalistic
forms not causing any soil erosion problems and planted with a minimum
of one canopy tree or evergreen tree and 15 shrubs per 35 linear feet
of frontage along the parking area (excluding driveway openings) (Figure
2).
(c)
A six-foot-wide landscaped embankment strip and a minimum three-foot
grade drop from the required yard area into any adjacent parking lot
pavement. The resulting embankment shall be planted with a minimum
of one canopy tree or evergreen tree and 15 shrubs per 35 linear feet
of frontage along the parking area (excluding driveway openings).
At least 50% of the required shrubs shall be planted in the top half
of the grade drop area (Figure 3).
(d)
A minimum of a five-foot-wide landscaped strip with a minimum
three-foot-high brick, stone or finished concrete material wall to
screen any parking lot. The wall shall be located adjacent to, but
entirely outside, the minimum five-foot-wide landscaping strip. The
strip shall be planted with a minimum of one canopy tree or evergreen
tree and 15 shrubs per 35 linear foot of frontage along the parking
area (excluding driveway openings) (Figure 4).
(e)
A minimum twenty-five-foot-wide strip of existing woodlands
or tree growth of sufficient trunk diameter or caliper of six inches
if preserved between any parking lot or buildings and the corridor
street (Figure 5).
(f)
For display areas consisting of a parking lot that will be used
to display products for sale or rent such as cars, trucks, boats and
recreational vehicles, the following buffer yard may be used:
1)
A landscaped planting strip shall be planted with
a minimum of one canopy tree for every 50 feet of frontage along the
display parking area. Each tree shall have a landscaped planting bed
around its base. In addition, each end of the display area shall include
a planting bed/mound which includes one canopy tree and 10 shrubs
(Figure 6). As required but this chapter, a certain number of plants
shall be planted per 35 linear feet. Within the specified length,
the plantings may be staggered and do not have to be planted in a
linear fashion.
2)
The placement/configuration of much shall reflect
best practices in horticultural and landscape maintenance standards,
including but not limited to no placing of materials to be a minimum
of two inches of mulch and not to create a formation indicative of
a mulch volcano.
(3)
Flexible Buffer Yard.
 Corridor Overlay District Flexible Buffer Yard.
|
(4)
of Buffer Yard Width. The landscaped buffer yard area shall
be established along the length of, and contiguous to, any lot line
or demarcation of land use, such as a leasable area. The width of
the area determined from buffer yard of this section shall be measured
at right angles to the lot line of the applicant's land development.
13.
Interior and Exterior Parking Lot Landscaping.
A.
All parking lots shall meet the location requirements stipulated in Chapter 22. All raised yards surrounding the parking lot shall be bordered by a curb six inches high along the sides of the yard area abutting the parking lot, including spaces and aisles. Where the yards are not raised, separate stops shall be provided at the end of each parking space abutting the yards. Where walkways terminate at curbs, ramps shall be provided. Setback areas shall be planted with grass or similar vegetative material and may include shrubs, fences or walls.
B.
Planting areas shall be installed at the end of all parking bays
abutting an aisle or driveway. The planting areas shall be bordered
by a curb four inches high wherever it abuts a space or aisle, and
shall be at least nine feet wide and extend the length of the parking
space and/or bay. Each planting area shall be planted with a combination
of suitable ground covers and/or grass and a minimum of one canopy
tree.
C.
Utility poles and light standards are permitted within the planting areas, provided they are separated from the spaces and aisles as required by Chapter 22. Utility poles and light standards are also permitted within the parking lot, provided the pole is surrounded on all sides by a six-inch concrete curb. The back of the curb must be a minimum of three feet away from the edge of the pole. No poles are permitted within a required parking space or drive aisle.
D.
When parking bays incorporate more than 10 parking spaces in a continuous
row, a raised island shall be incorporated within the parking bay
for every 10 parking spaces. The raised island shall be bordered by
a curb four inches high minimum wherever it abuts a space or aisle
and shall be nine feet wide and extend the length of the parking space
and/or bay. Each raised island shall be planted with a combination
of suitable ground covers and/or grass and a minimum of one canopy
tree. Wherever a building adjoins a parking lot perimeter, islands
shall be required. At the discretion of the Board of Supervisors,
the required ratio of landscaped islands shall be maintained, but
may be exceeded in some lot areas to one island for every 12 parking
spaces where lot configuration and/or site constraints exist that
would make it unreasonable to install a raised island for every 10
parking spaces.
E.
In order to provide flexibility in design, reduce heat, glare and
visual expansiveness, the following option may be considered in conjunction
with interior landscaped islands: provision of a continuous landscaped
strip between every four bays of parking in lots that contain eight
or more bays in one area. The strip shall be a minimum of 15 feet
wide and shall include a vehicle overhang of 2 1/2 feet when
parking spaces are adjacent to the strip. The stall length with the
overhang strip may be reduced to 16 feet. The strip shall contain
a landscaped area of 10 feet minimum in width and shall be planted
with shade trees at a ratio of at least one tree for every 40 feet
of the strip length inclusive of driveway widths. These trees shall
be planted no less than 25 feet nor greater than 40 feet apart. A
combination of suitable ground covers and/or grass shall cover the
remainder of the strip. If the landscaped strip provides direct access
to a building entrance, a minimum five-foot-wide sidewalk shall also
be included in the strip. In this event, the landscaped strip will
be required to be 20 feet in width, with the sidewalk in the middle
of the strip. The required trees can then be planted alternately on
each side of the sidewalk at the required distance.
F.
In the event an existing parking lot is being enlarged or revised,
these regulations will apply only to the new section of the parking
lot.
14.
Commercial District Planting Requirements.
A.
In the C District, the off-street parking located within the front
yard setback area shall be provided with a twelve-foot-wide buffer
yard between the parking lot and property line fronting any street
right-of-way.
B.
The planting shall provide shade and a view restrictive screen for
parking areas. For evening uses, the screen is intended to function
to block headlight glare affecting vehicles off site. Headlights of
parked vehicles must be obscured from the public right-of-way.
C.
No tree, fence, wall or similar item shall be installed in the sight
triangle of any corner, street intersection or accessway intersecting
a public right-of-way that would cause an obstruction to visibility.
