Best Practices
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I.
Open Space
The large size of an institutional property might also make it worthy of
preservation. If an institution’s open space is identified on the institutional
inventory, the municipality can attach open space preservation provisions.
Alternatively, municipalities can limit redevelopment to a smaller portion of the
property by requiring that at least 50% of the gross tract be preserved.
J. Established Landscapes
Because the existing landscape may be as contextually important as the
building, regardless of the size of the property, a municipality might want
to encourage its protection. Designed features of the landscape, such as
specimen trees, walls, fences, and ornamental gardens, contribute to the
property’s character and should be inventoried prior to redevelopment. Features
identified as most important to the community should then be preserved,
enhanced, and incorporated into new development.
Preserve Existing Trees.
Preserving large, mature trees protects the
character of the property and maintains a significant neighborhood
attribute. Formal tree protection can be provided by shade tree
ordinances or heritage tree provisions. Tree removal should be avoided.
Additions to the building or property should respect existing trees.
Incorporate Existing Site Features into New Development.
When new
landscape plantings and features are being added, their placement,
scale, quality, color, and material should be in keeping with the existing
landscape. Existing features should be identified and incorporated into the
final site plan and landscape plan.
Require Landscape Screening and Buffers.
Given the unique nature of
redevelopment, municipalities can consider basing the applicable buffer
requirements on the specific land use in the zoning ordinance rather than
the current subdivision ordinance, which may be geared toward new
development. The greater the intensity of land uses, the more substantial
a landscape buffer should be. For instance, if an adaptive reuse project
proposes a multifamily or nonresidential development adjacent to a
single-family neighborhood, it should consider using a planted buffer that
matches the character of the surrounding properties. A layered planting of
deciduous and evergreen trees, shrubs, and perennials should be required
no matter the intensity of the development and can include a decorative
fence. Accessory and utility uses, including storage areas and electrical
and mechanical equipment, should also be screened with plantings
or fencing.
Heritage Tree Protection
Standards
Whitemarsh, in its township
code under “Tree Protection
Standards,” defines a “heritage
tree” as “A tree located on public
or private property:
A. Which is specifically
identified and considered
worthy of preservation by
the Township because of
the species, size, rarity or
historical importance; or
B. Having a [diameter at
breast height] greater than
40 inches or an age greater
than 75 years.”
Campus and Large Lot
Preservation
Many of today’s large institutions
were adapted from former
estates. The historic Haas
family estate, Stoneleigh, in
Lower Merion Township was
preserved through an Estate Lot
Preservation Ordinance. Under
this ordinance, two lots were
created. The mansion is located
on one lot, and the second lot
contains the gardens and natural
landscape, which were donated
to the Natural Lands Trust for
public use.
