[Amended 1-21-1992 by Ord. No. 295]
A.
The standards and requirements outlined herein shall
be considered minimum standards and requirements for the promotion
of the public health, safety, morals and general welfare.
B.
If any mandatory provisions of this chapter are shown
by the applicant to be unreasonable and cause undue hardship as they
apply to his proposed subdivision, the Township Supervisors may grant
a modification to such applicant from such mandatory provisions, so
that substantial justice may be done and the public interest secured;
provided that such variations will not have the effect of nullifying
the intent and purpose of this chapter.
C.
In granting modifications, the Township Supervisors
may impose such conditions as will, in their judgment, secure substantially
the objectives of the standards or requirements so varied or modified.
D.
When recommended by the Township Engineer and approved
by the Board of Supervisors, a full traffic impact study shall be
required with predevelopment and postdevelopment calculations for
abutting streets and intersections as directed.
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 controlling access to lots, public
rights-of-way, public lands or adjacent private lands shall be prohibited
unless their control is definitely placed in the township under conditions
approved by the Board of Supervisors.
C.
In general, lot lines shall follow township boundary
lines, rather than cross them.
D.
Where trees, groves, waterways, scenic points, historic
spots, or other community assets and landmarks are located within
a proposed subdivision or land development, every possible means to
the fullest extent shall be provided to preserve these features.
E.
Subdivisions or land developments shall be properly
designed in order to prevent the necessity for excessive cut or fill.
F.
Land subject to flooding or other hazards to life,
health or property, and land deemed to be topographically unsuitable,
shall not be subdivided or developed for residential occupancy or
for such other uses as may endanger health, life, or property, or
aggravate erosion or flood hazards until all such hazards have been
eliminated or unless adequate safeguards against such hazards are
provided by the final plans. Such land within a subdivision or land
development shall be set aside on the plan for uses that will not
be endangered by periodic or occasional inundation or will not produce
unsatisfactory living conditions.
G.
Where flooding is known to have occurred within the
area shown on the plan, such area shall be clearly marked "subject
to periodic flooding" and no building or street shall be permitted
in this area.
[Amended 1-21-1992 by Ord. No. 295]
A.
Streets proposed in any major subdivision or land
development shall be in accordance with the Comprehensive Plan and
the Official Map of Upper Southampton Township.
B.
The arrangement, character, extent, grade, and location
of proposed streets shall be considered in their relation to existing
and planned streets, to topographical conditions, to public convenience
and safety, and in their appropriate relation to the proposed uses
of the land to be served by such streets.
C.
Where such are not in the Upper Southampton Official
Map, the arrangement of streets in a subdivision or land development
shall either provide for the continuation or appropriate projection
of existing principal streets in surrounding areas, or conform to
a plan for the neighborhood approved or adopted by the Board of Supervisors
to meet a particular situation where topographical or other conditions
make continuance or conformance to existing streets impractical.
D.
Residential streets shall be so laid out as to discourage
through traffic. However, the design of streets shall provide for
continuation of existing or recorded streets and for proper access
to adjoining undeveloped tracts suitable for future subdivision.
E.
Where a subdivision or development abuts or contains
an existing or proposed expressway, arterial or collector street,
the Board of Supervisors with the advice of the Planning Commission
may require either marginal access, reverse frontage with screen planting
along the rear property line, or such other treatment as may be necessary
for adequate protection of properties, to afford separation of through
and local traffic and to reduce the number of access points on major
streets.
F.
Streets that are extensions of or obviously in alignment
with existing streets shall bear the names of the existing streets.
Street names shall not be repeated, and all street names shall be
subject to the approval of the Board of Supervisors.
G.
If the lots resulting from the original subdivision
are large enough for resubdivision, or if a portion of the tract is
not subdivided, suitable access to street openings for such an eventuality
shall be provided.
H.
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts, or when designed
as culs-de-sac. Stub streets shall be designed with a temporary turnaround
built to the standard required for culs-de-sac.
I.
Whenever an applicant proposes to establish a street
which is not offered for dedication and not required to be offered
for dedication, he shall submit a copy of a statement signed by the
Township Solicitor that he has made an agreement on behalf of his
heirs and assigns with the township. Said agreement shall be subject
to the Township Solicitor's approval and shall be recorded with the
subdivision plan. Said agreement shall establish the conditions under
which the streets may later be offered for dedication and stipulate
among other things:
(1)
That the street shall be in a good state of repair
as certified by the Township Engineer or that the owners of the lots
along it agree to include with the offer of dedication sufficient
money, as estimated by the Township Engineer, to restore the street
to conform with township specifications.
(2)
That an offer to dedicate the street shall be made
only for the street as a whole.
(3)
That the method of assessing repair costs shall be
as stipulated.
(4)
The agreement to offer the street for dedication by
the owner of 60% of the lots shall be binding on owners of the remaining
lots.
J.
Streets shall be carefully related to topography so
as to produce reasonable and minimum grades, satisfactory drainage
and suitable building sites.
K.
Private streets may be approved only if they are designed
to meet township street standards for right-of-way, paving width,
drainage, curbs and gutters.
[Amended 1-21-1992 by Ord. No. 295]
A.
Streets shall be constructed in accordance with the
following minimum requirements:
[Amended 2-21-2006 by Ord. No. 375]
|
Minimum Requirements
| |||||
|---|---|---|---|---|---|
|
Street Classification
|
Classification of Development
|
Minimum Requirements Right-
of-Way
(feet)
|
Cartway*
(feet)
|
Curb
|
Sidewalk**
|
|
Principal street
|
A, B, C
|
100
|
48***
|
Yes
|
Yes
|
|
Minor arterial
|
A, B, C
|
80
|
40
|
Yes
|
Yes
|
|
Urban collector
|
A
B, C
|
60
60
|
34
36
|
Yes
Yes
|
Yes
Yes
|
|
Local
|
A
|
50
|
30
|
Yes
|
Yes
|
|
Marginal access street
|
A
B
C
|
50
50
56
|
26
26
31
|
Yes
Yes
Yes
|
Yes
Yes
Yes
|
|
Classification of Land Development
or Subdivision:
| ||
|---|---|---|
|
A—
|
Residential: Density up to 8.5 dwelling
units per acre.
| |
|
B—
|
Residential: Density over 8.5 dwelling
units per acre.
| |
|
C—
|
Nonresidential (Commercial, Office,
or Industrial).
| |
|
NOTES:
| ||
|---|---|---|
|
*
|
Dimension of pavement width alone
where no curbs are used, but face to face where curbs are used.
| |
|
**
|
Sidewalks shall be provided along
both sides of all streets, except when in the opinion of the Board
of Supervisors with the advice of the Planning Commission they are
unnecessary for the public safety and convenience.
| |
|
***
|
As determined by the Board of Supervisors
with the advice of the Township Engineer, or the Pennsylvania Department
of Transportation where state roads are involved.
| |
B.
Where a subdivision or development abuts or contains
an existing street of inadequate right-of-way width, a future right-of-way
width shall be indicated on the plan to conform to the standards set
forth herein.
C.
Provision for additional street width may be required
by the Board of Supervisors in specific cases for:
D.
Half streets shall be prohibited.
E.
The rights-of-way shall be graded to their full width
as deemed necessary by the Board of Supervisors to provide suitable
finished grades to the tolerances herein specified.
F.
Additional rights-of-way and cartway widths may be
required by the Township Board of Supervisors in order to lessen traffic
congestion; to secure safety from fire, panic and other dangers; to
facilitate the adequate provision for transportation and other public
requirements; and to promote the general welfare.
G.
Any applicant/developer who encroaches within the
legal right-of-way of a state highway is required to obtain a highway
occupancy permit from the Pennsylvania Department of Transportation.
[Amended 1-21-1992 by Ord. No. 295]
A.
Horizontal alignment.
(1)
Horizontal curve requirement. When street lines are
deflected in excess of three degrees, connection shall be made by
horizontal curves. A long-radius curve shall be preferred in all cases
to a series of curves and tangents.
(2)
Minimum tangent. Except on residential and local minor
collector streets, a minimum tangent of 100 feet shall be required
between curves.
(3)
Reverse curves. In no case shall two curves of reverse
direction be joined together without the minimum tangent length of
100 feet provided for the above two street classifications.
(4)
Design procedure. The horizontal alignment of all
streets shall be designed in accordance with the procedures outlined
in the Pennsylvania Department of Transportation Design Manual, Part
2, Highway Design.
B.
Vertical alignment.
(1)
Amenable to topography. The center-line profile of
streets shall conform to the contour of the land to produce usable
lots and streets consistent with reasonable grade alignment, drainage
and future municipal sanitary facilities.
(2)
Vertical curve requirement. A vertical curve shall
be used at all changes in grade of the center-line profile exceeding
1%.
(3)
Design procedure. All vertical curves shall be designed
in accordance with the procedures outlined in the Pennsylvania Department
of Transportation Design Manual, Part 2, Highway Design.
[Amended 1-21-1992 by Ord. No. 295]
B.
Cul-de-sac grade. Maximum grades within 100 feet of
the outer perimeter of a cul-de-sac bulb shall not exceed 4%, measured
along the center line of the street.
C.
Minimum radius; maximum grade. A combination of minimum
radius horizontal curves and maximum grades will not be approved.
D.
Where the grade of any street at the approach to an
intersection exceeds 6%, a leveling area of at least 75 feet, measured
from the street line, shall be provided, having a grade not greater
than 2%.
[Amended 1-21-1992 by Ord. No. 295]
A.
New street intersections involving more than two streets
shall be prohibited.
[Amended 2-21-2006 by Ord. No. 375]
B.
Streets shall be laid out to intersect as nearly as
possible at right angles. No street shall intersect another street
at an angle of less than 60°.
C.
Primary and secondary residential streets shall not
intersect on the same side of a major thoroughfare at an interval
of less than 800 feet.
D.
A minimum clear-sight triangle of 75 feet as measured
from the center line of the intersection of two streets shall be provided
at all intersections. No physical obstruction, planting, berm or grade
shall obscure vision above a height of two feet in such triangle.
Each leg of each triangle shall be increased by one foot for each
foot of right-of-way greater than 50 feet of either intersecting street.
E.
The minimum curb radii at all street intersections
shall be 25 feet and 15 feet at the property line.
F.
The minimum center-line offset between a street intersecting
another street is 150 feet.
G.
The approach to an intersection shall follow a straight
course for at least 50 feet as measured away from the intersecting
lines of rights-of-way.
H.
Where the grade of any street at the approach to an
intersection exceeds 6%, a leveling area of at least 75 feet, measured
from the street line, shall be provided, having a grade not greater
than 2%.
I.
Deceleration lanes shall be a minimum of 150 feet
in length. At the minimum, a taper section 50 feet in length shall
extend from the edge of the curb of the through road to the full width
curb edge of the deceleration lane. The full width of a deceleration
lane shall be 13 feet. A full-width section of the deceleration lane
shall extend for a minimum of 150 feet.
[Amended 1-21-1992 by Ord. No. 295]
A.
Cul-de-sac streets, permanently designed as such,
shall not exceed 800 feet in length except as modifications are permitted
by the Board of Supervisors, upon petition presented by the applicant,
which petition may be granted if it can be clearly shown that by reason
of unfavorable contours, or irregular shape of the plot from which
the subdivision is being made, a normal street pattern cannot be established,
or a hardship would be caused by not granting such a modification.
B.
The minimum right-of-way shall be 50 feet and the
minimum cartway shall be 30 feet.
C.
Minimum radii. Culs-de-sac shall have, at the closed
end, a turnaround which is paved to an outside radius of not less
than 48 feet, and which has a right-of-way, concentric with the paved
area, with an outside radius of not less than 60 feet.
D.
All temporary turnarounds shall conform to the design
specifications for culs-de-sac.
E.
An island with curbing and a minimum radius of 18 feet in the center
of the cul-de-sac may be required at the Township's discretion.[1]
[Amended 10-4-2016 by Ord. No. 442]
F.
Unless future extension is clearly impractical or
undesirable, the cul-de-sac right-of-way of the same width as the
street shall be carried to the property line in such a way as to permit
future extension of the street into the adjoining street. At such
time as the street is extended, the area created by the turnaround
shall revert in ownership to the property owner fronting on the cul-de-sac
turnaround.
[Amended 1-21-1992 by Ord. No. 295]
Alleys are not permitted.
[Amended 1-21-1992 by Ord. No. 295]
A.
Driveways shall be so located, designed, and constructed
as to provide a reasonable sight distance at intersections with streets.
A stopping area, measured 20 feet behind the right-of-way line, shall
be provided not to exceed a 4% grade.
B.
Driveways, where provided, shall be located not less
than 40 feet from the intersection corner of corner lots and shall
provide access to the street of lower classification when a corner
lot is bounded by streets of two different classifications as herein
defined.
C.
Driveway entrances for nonresidential and high-density
residential developments may be depressed in order to permit a freer
and safer movement of vehicles.
D.
Minimum design standards for the various types of
development shall be as follows:
|
Driveway
| |||||
|---|---|---|---|---|---|
|
Classification of Development
|
Minimum Width at Curb
(feet)
|
Minimum Radius
(feet)
|
Maximum Grade
(percent)
|
Maximum Change of Grade per
10 Feet
(percent)
| |
|
A
|
9
|
3 to 5
|
8%
|
10%
| |
|
B
|
12 (one-way)
24 (two-way)
|
10
15
|
5%
5%
|
7%
7%
| |
|
C
|
12 (one-way)
24 (two-way)
|
15
15
|
5%
5%
|
7%
7%
| |
|
Classification of Land Development
or Subdivision:
|
|---|
|
A - Residential: Density up to three
dwelling units per acre.
|
|
B - Residential: Density in excess
of three and up to and including 8.5 dwelling units per acre.
|
|
C - Nonresidential (Commercial and
Industrial).
|
[Amended 1-21-1992 by Ord. No. 295]
A.
Automobile parking facilities shall be provided off street in accordance with the requirements of Chapter 185, Zoning.
B.
At no time shall angle or perpendicular parking be
permitted along the public streets. All parking lots and bays permitting
parking other than parallel shall be physically separated from the
street and confined by curbing.
C.
No one area for off-street parking of motor vehicles
in the B and C classifications of development shall exceed 36 cars
in capacity. Separate areas on a parcel shall be physically separated
from one another by eight-foot planting strips.
D.
No less than 20 feet of open space shall be provided
between the curbline of any parking area and the outside wall of the
unit in a B and C classification of development, provided a lesser
distance is permitted on the sides of the building facing the side
and rear yards if the affected building has a Fire-suppression system
and the Fire Marshal approves the lesser distance as well as the type
of fire-suppression system.
[Amended 2-21-2006 by Ord. No. 375]
E.
Parking lot dimensions shall be no less than those
listed in the following table:
|
Angle of Parking
(degrees)
|
Parking Stall Width
(feet)
|
Driveway Stall Depth
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
|
|---|---|---|---|---|
|
90°
|
9
|
18 1/2
|
20
|
25
|
|
60°
|
9
|
19 1/2
|
18
|
21
|
|
45°
|
9
|
18 1/2
|
15
|
18
|
|
30°
|
9
|
18
|
12
|
15
|
|
Parallel
|
8
|
22
|
12
|
18
|
F.
All dead-end parking lots shall be designed to provide
sufficient back-up area for the end stalls of the parking lot.
G.
Parking areas shall be designed so that each motor
vehicle may proceed to and from the parking space provided for it
without requiring the moving of any other motor vehicle.
H.
No less than a five-foot radius of curvature shall
be permitted for all curblines in all parking areas.
I.
Except at entrance and exit drives, all parking areas
shall be set back from the future right-of-way line at least five
feet. The distance between this required setback and the future right-of-way
shall be maintained as a planting strip.
J.
Automobile parking areas shall be constructed in accordance
with the following minimum specifications:
K.
The construction methods used in the construction
of all automobile parking areas shall be in accordance with the requirements
of the Pennsylvania Department of Transportation Form 408, latest
edition thereof, specifications.
L.
The depth and width of lots reserved or laid out for
commercial and industrial uses shall be adequate to provide for the
off-street parking generated by the use.
[Amended 1-21-1992 by Ord. No. 295]
A.
The minimum width of combination sidewalk and curb
shall be six feet. Where the sidewalk and curb are separated by an
unpaved section, the minimum width of the sidewalk alone shall be
four feet along the streets.
B.
The grades and paving of the sidewalk shall be continuous
across driveways except in nonresidential and high-density residential
developments and in certain other cases where heavy traffic volume
dictates special treatment.
C.
Sidewalks shall be laterally pitched at a slope not
less than 1/4 inch per foot to provide for adequate surface drainage.
D.
At corners and pedestrian street crossing points,
sidewalks shall be extended to the curbline with an adequate apron
area for anticipated pedestrian traffic.
E.
Sidewalks shall not exceed a 7% grade. Steps or a
combination of steps and ramps shall be utilized to maintain the maximum
grades.
F.
Sidewalks adjacent to angle-type parking areas shall
have sufficient additional width to permit pedestrian movement beyond
the bumper overhang area.
[Amended 1-21-1992 by Ord. No. 295]
A.
Street name plates shall be of metal construction
or of equivalent material approved by the Board of Supervisors; all
corners shall be rounded; the lettering shall be of standard proportions
and spacing. The lettering shall be such as required by the Board
of Supervisors. The plates shall be horizontal. The lower edge of
the name plate shall be seven feet above the ground level or curb.
The name plate shall be attached to the standard by rust-proof metal
fasteners.
B.
The standard shall be rust-proof metal and shall be
of sufficient length to permit the same to be embedded in the ground
a distance of not less than three feet, as hereinafter provided, and
to permit the lower edge of the street name plate to be seven feet
above the ground level or curb, as hereinafter provided. Upon erection,
the standard shall be embedded in a concrete base for a depth of not
less than three feet below the surface of the ground. Suitable back
fill material shall be placed in the hole around the post in successive
layers not exceeding 12 inches in depth, measured loose. Each layer
of back fill shall be thoroughly tamped to secure maximum practical
density so that the post will be plumb and rigid. Posts shall not
be installed in freezing or thawing weather. The standard shall be
of such metal construction as to hold the name plate rigidly in a
proper and permanent position and prevent it from swaying in the wind.
C.
The signs shall be located with a view to making them
seen at all times with a minimum of effort by both pedestrian and
vehicular traffic and as close to the side of the cartway or curb
as practical; but no part of the name plate shall be permitted to
overhang any part of the cartway or curb. The lettering shall be made
of a light-reflecting material.
D.
Street name plates, standards, installations and locations
shall be subject to the approval and inspection of the Township Engineer.
[Amended 1-21-1992 by Ord. No. 295; 2-21-2006 by Ord. No.
375]
All curbs shall be designed and constructed
in accordance with the Pennsylvania Department of Transportation Form
408, or latest edition thereof, specifications; provided, however,
that curbs in private parking areas and private streets may be constructed
of Granite block.
A.
The lengths, widths, and shapes of blocks shall be
determined with regard to:
B.
In general, all blocks in a subdivision shall have
a minimum length of at least 500 feet and a maximum length of 1,600
feet.
C.
Whenever practicable, blocks shall be of such width
as to provide two tiers of lots of the minimum size permitted under
the applicable zoning classification, except in the case of lots along
a major thoroughfare where the lot fronts on an interior street.
D.
Modifications of the above requirements are possible
in multifamily, commercial, and industrial developments.
E.
Pedestrian walks, not less than 10 feet wide and with
a concrete paving not less than four feet wide, shall be required
where deemed essential to provide circulation or access to schools,
playgrounds, shopping centers, transportation, and other community
facilities. The right-of-way for these walks shall be offered for
dedication to the township.
A.
The size, shape, and orientation of lots shall be
appropriate for the location of the subdivision and for the type of
development and use contemplated.
C.
All lots shall abut on a street. Lots where the front
and rear property lines abut streets shall be avoided except in the
case of reverse frontage along major thoroughfares.
D.
In general, side lot lines shall be at right angles
or radial to the street line.
E.
The depth and width of lots reserved or laid out for
commercial and industrial uses shall be adequate to provide for the
off-street parking generated by the use.
F.
Lots excessively deep in relation to width, or lots
excessively irregular in shape are to be avoided. A proportion of
21/2 in depth to one in width is generally accepted as a proper maximum.
G.
House numbers shall be assigned in accordance with
township requirements and shall be indicated on final plans.
[Amended 1-21-1992 by Ord. No. 295]
A.
Blocks and lots shall be graded to secure proper drainage
away from buildings and to prevent the collection of stormwater in
pools.
B.
All drainage provisions shall be of such design as
to carry surface waters to the nearest practical street, storm drain,
or natural watercourse.
C.
The owner shall construct and/or install such drainage
structures and/or pipes which are necessary to prevent erosion damage
and to satisfactorily carry off such surface waters.
D.
No excavation shall be made with a cut face steeper
in slope than three horizontal to one vertical, except under one or
more of the following conditions:
(1)
The excavation is located so that a line having a
slope of three horizontal to one vertical and passing through any
portion of the cut face will be entirely inside of the property lines
of the property on which the excavation was made.
(2)
The material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than three horizontal to one
vertical, and a written statement of a civil engineer licensed by
the Commonwealth of Pennsylvania and experienced in erosion control,
to that effect is submitted to the Township Engineer and approved
by him. The statement shall state that the site has been inspected
and that the deviation from the slope specified hereinbefore will
not result in injury to persons or damage to property.
(3)
A concrete or stone masonry wall constructed in accordance
with approved standards is provided to support the face of the excavation.
E.
No fill shall be made which creates any exposed surface
steeper in slope than three horizontal to one vertical, except under
one or more of the following conditions:
(1)
The fill is located so that settlement, sliding, or
erosion will not result in property damage or be a hazard to adjoining
property, streets, alleys, or buildings.
(2)
A written statement from a civil engineer, licensed
by the commonwealth and experienced in erosion control, certifying
that he has inspected the site and that the proposed deviation from
the slope specified above will not endanger any property or result
in property damage, is submitted to and approved by the Township Engineer.
(3)
A concrete or stone masonry wall constructed in accordance
with approved standards is provided to support the face of the excavation.
F.
The top or bottom edge of slopes shall be a minimum
of five feet from property, or right-of-way lines of streets or alleys
in order to permit the normal rounding of the edge without encroaching
on the abutting property.
[Amended 1-21-1992 by Ord. No. 295]
A.
Easements with a minimum width of 30 feet shall be
provided as necessary for utilities and drainage.
B.
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
C.
Nothing shall be permitted to be placed, planted,
set or put within the area of an easement. The area shall be kept
as lawn.
D.
Where a subdivision or land development is traversed
by a watercourse, there shall be provided a drainage easement or right-of-way
conforming substantially with the line of such watercourse and of
such width as will be adequate to preserve natural drainage but not
less than 30 feet, or as may be required or directed by the Department
of Environmental Protection. The owner shall properly grade and seed
slopes and fence any open ditches when it is deemed necessary by the
Board of Supervisors.
E.
Where stormwater or surface water will be gathered
within the subdivision or land development and discharged or drained
in volume over lands within or beyond the boundaries of the subdivision
or land development, the applicant or owner shall reserve or obtain
easements over all lands affected thereby, which easements shall be
adequate for such discharge of drainage and for the carrying off of
such water and for the maintenance, repair and reconstruction of the
same, including the right of passage over and upon the same by vehicles,
machinery and other equipment for such purposes, and which shall be
of sufficient width for such passage and work. The owner shall convey,
free of charge, or cost, such easements to the township upon demand.
[Amended 1-21-1992 by Ord. No. 295]
A.
Storm drains and appurtenances shall be required to
be constructed by the owner to take surface water from the bottom
of vertical grades, to lead water away from springs when such grades
and springs are not indicated as watercourses on the Upper Southampton
Township Zoning Map, and to avoid excessive use of cross-gutters at
street intersections and elsewhere.
B.
The stormwater management system shall be designed and constructed in accordance with § 160-67 of this chapter.
C.
In the design of storm sewerage systems, the future
use of undeveloped areas upstream shall be taken into account in calculating
pipe sizes.
[Amended 1-21-1992 by Ord. No. 295]
Bridges and culverts shall be designed to meet
current Pennsylvania Department of Transportation Standards to support
expected loads and to carry expected flows. They shall be constructed
to the full width of the right-of-way.
[Amended 1-21-1992 by Ord. No. 295; 7-6-1999 by Ord. No.
337; 10-4-2016 by Ord. No. 442]
A.
Within any land development or subdivision, trees shall be planted
on the lots where suitable trees do not exist.
B.
Trees shall not be planted in the street right-of-way or in the planting
strip between the curb and sidewalk.
C.
Trees shall be planted on the lots a minimum distance of eight feet
and a maximum distance of 15 feet from the street right-of-way. The
specific distance trees are planted from the street right-of-way shall
be determined by the Township Engineer once the variety of trees has
been selected.
D.
Trees shall be planted 40 feet apart, or an equivalent number shall
be planted in an informal arrangement acceptable to the Township.
E.
When trees are located on both sides of a street, trees shall not
be planted opposite each other, but shall alternate.
F.
At intersection, trees shall be located no closer than 30 feet from
the intersection of the street right-of-way lines.
G.
Trees and other required plants shall be grade No. 1 quality nursery
stock grown under climatic conditions comparable to those of Upper
Southampton Township. They shall be of symmetrical growth, free of
insects, pests, and disease, and suitable for street use and durable
under the maintenance contemplated.
H.
The trunk diameter measured at a height of five feet above the finished
grade level shall be a minimum of 2 1/2 inches.
I.
Trees shall be limited to the following varieties:
|
Approved Varieties:
| |
|---|---|
|
Acer camprestre - Hedge maple
| |
|
Acer ginnala - Amur maple
| |
|
Acer Rubrum - Red maple
| |
|
Acer Rubrum October Glory - October glory maple
| |
|
Acer Rubrum Red Sunset - Red sunset maple
| |
|
Carpinus betulus - European hornbeam
| |
|
Cladrastus lutea - Yellowwood
| |
|
Ginkgo Biloba (male graft only) - Maidenhair tree
| |
|
Gleditsia Triacanthos Inemis Shademaster - Thornless shademaster
locust
| |
|
Prunus sargenii columnare - Columnar cherry
| |
|
Prunus serrulata - Kwanzan cherry
| |
|
Pyrus Calleryana Aristocrat - Aristocrat pear
| |
|
Pyrus Calleryana Chanticleer - Chanticleer pear
| |
|
Pyrus Calleryana Redspire - Redspire pear
| |
|
Quercus Borealis - Red oak
| |
|
Quercus Coccinea - Scarlet oak
| |
|
Quercus Phellos - Willow oak
| |
|
Tilia Cordata - Littleleaf linden
| |
|
Tilia Cordata Greenspire - Greenspire linden
| |
|
Tilia Euchlora - Crimean linden
| |
|
Zelkova Serrata Green Vase - Green vase zelkova
| |
|
Zelkova Serrata Village Green - Village green zelkova
|
J.
Where buffer strips are required along two different land uses and
along the rear of reverse-frontage lots, an evergreen planting screen
shall be used to provide an adequate visual barrier. The plant material
used shall be of a minimum height of five feet at the time of planting
and shall be planted in a staggered arrangement in order to provide
an immediate effect. Deciduous and semideciduous shrubs may be used
with evergreens to provide accent and color. It is recommended that
a landscape architect be employed to ensure the proper use and arrangement
of plant material and to provide an aesthetically pleasing effect.
The following list is recommended for screening purposes. Buffer trees
must be six feet on center for staggered rows and individual trees
in a row must be 10 feet on center. Approved varieties for use in
buffer strips and shall be limited to the following:
|
Picea Abies - Norway spruce
| |
|
Picea Pungens - Colorado spruce
| |
|
Picea Pungens Glauca - Colorado blue spruce
| |
|
Pinus Nigra - Austrian pine
| |
|
Pinus Strobus - White pine
| |
|
Tsuga Canadensis - Canadian hemlock
| |
|
Thuja Nigra - Dark American arborvitae (for use in narrow areas;
straight line spacing three feet on center)
|
K.
Trees and other required plant material shall not be planted until
the finished grading of the subdivision or land development has been
completed.
L.
All trees having a diameter of 20 inches or greater measured at a
distance of four feet above ground level on land proposed for development
are subject to regulation and shall be shown on the preliminary and
final plans. The cutting or removal of a tree subject to regulation
shall take place only by written approval of the Township.
M.
All trees subject to regulations shall be located on the preliminary
and final plans including trees proposed for removal and for retention,
and trees likely to be affected by proposed grading. The plan shall
indicate the nature of the protection to be provided to retain the
original grade level within the drip line of the tree in the latter
case.
N.
For each tree with a diameter of 20 inches or greater that is removed,
a replacement tree of a size not less than that provided in this section
shall be provided by the developer when such replacement is feasible
and desirable in the opinion of the Township. The replacement tree(s)
locations and species shall be indicated on the preliminary and final
plans.
O.
All materials, installation and maintenance provisions shall be in
accordance with the American Association of Nurserymen.
A.
Where a proposed park, playground, school or other
public use shown in the Comprehensive Plan is located in whole or
in part in a subdivision or land development, the Board of Supervisors
may require the dedication or reservation of such area within the
subdivision or land development in those cases in which the Board
of Supervisors deems such requirements to be reasonable.
B.
Where deemed essential by the Board of Supervisors,
upon consideration of the particular type of development proposed
and especially in large-scale planned unit developments, the Board
of Supervisors may require the dedication or reservation of such other
areas or sites of a character, extent, and location suitable to the
needs created by such development for schools, parks, and other neighborhood
purposes.
C.
Where a proposed park, playground, or other public
use is indicated on a proposed subdivision or land development plan,
the Park and Recreation Board shall review the plan and submit recommendations
to the Board of Supervisors.
[Amended 1-21-1992 by Ord. No. 295]
A.
Conformance to Zoning Ordinance regulations. The density, parking area and building requirements shall in all respects conform to Chapter 185, Zoning, for multifamily developments.
B.
Filing of plans for preliminary and final approval.
Preliminary approval of the site plan must be obtained for the entire
proposed multifamily development. Final approval may be obtained section
by section, but such development sections shall be specified on the
preliminary plan and must be numbered in the proposed order that they
are to be developed. Such order of development must be adhered to,
and if changes are required, plans must be refiled and reviewed and
approved.
C.
Bonding required. Bonding procedures shall be required
before final approval of the land development plan, and shall guarantee
the improvements by the builder of streets, sidewalks, curbs, streetlighting,
street trees, drainage facilities, utilities, and other facilities
that are deemed necessary by the Board of Supervisors.
D.
Arrangement of buildings and facilities.
(1)
All of the elements of the site plan shall be harmoniously
and efficiently organized in relation to topography, the size and
shape of the plot, the character of the adjoining property, and the
type and size of the buildings, in order to produce a livable and
economical land use pattern.
(2)
Arrangement of buildings shall be in favorable relation
to the natural topography, existing desirable trees, views, within
and beyond the site, and exposure to the sun and other buildings on
the site.
E.
Access and circulation.
(1)
Access to the dwellings and circulation between building
and other important project facilities for vehicular and pedestrian
traffic shall be comfortable and convenient for the occupants.
(2)
Access and circulation for fire-fighting equipment,
furniture moving vans, fuel trucks, garbage collection, deliveries
and snow removal shall be planned for efficient operation and convenience.
(3)
Walking distance from the main entrance of a building
to a street, driveway or parking area shall usually be less than 100
feet; exception to this standard should be reasonably justified by
compensating advantages, such as desirable views and site preservations
through adaptation to topography. In no case shall the distance exceed
250 feet.
F.
Yards. Yards shall assure adequate privacy, desirable
outlook, adequate natural light and ventilation, convenient access
to and around the dwellings, and other essential uses.
G.
Grading.
(1)
Grading shall be designed for buildings, lawns, paved
areas and other facilities, to assure adequate surface drainage, safe
and convenient access to and around the buildings and for the conservation
of desirable existing vegetation and natural ground forms.
(2)
Grading around buildings shall be designed to be in
harmony with natural topography, and to minimize earthwork.
H.
Streets.
(1)
Streets shall be provided on the site where necessary
to furnish principal trafficways for convenient access to the living
units and other important facilities on the property.
(2)
Streets proposed to be dedicated for public use and
maintenance shall conform to the design requirements of the Pennsylvania
Department of Transportation, Design Manual, Part 2, Highway Design.
I.
Driveways.
(1)
Driveways shall be provided on the site where necessary
for convenient access to the living units, garage compounds, parking
areas, service entrances of buildings, collection of refuse and all
other necessary services. Driveways shall enter public streets at
safe locations.
(2)
Driveways shall be planned for convenient circulation
suitable for traffic needs and safety.
J.
K.
Sidewalks.
(1)
Street sidewalks and on-site walks shall be provided
for convenience and safe access to all living units from streets,
driveways, parking areas or garages and for convenient circulation
and access to all project facilities.
(2)
Width, alignment and gradient of walks shall provide
safety, convenience and appearance for pedestrian traffic. Small jogs
in the alignment shall be avoided.
(3)
The alignment and gradient of walks shall be coordinated
with the grading plan to prevent the passage of concentrated surface
water on or across the walk and to prevent the pocketing of surface
water by walks.
L.
Refuse collection.
(1)
Outdoor collection stations shall be provided for
garbage and trash removal when individual collection is not made and
indoor storage is not provided.
(2)
Collection stations shall be located to avoid being
offensive, shall be convenient for both collectors and tenants, and
shall be screened and landscaped.
M.
Planting. The appeal and character of the site shall
be preserved and enhanced by retaining and protecting existing trees
and other site features; and additional new plant material shall be
added for privacy, shade, beauty of buildings and grounds, and to
screen out objectionable features.
[Amended 1-21-1992 by Ord. No. 295]
A.
The subdivision of a portion of a lot for commercial
purposes shall be accompanied by a site development plan showing the
intended development of the entire tract.
B.
Additional width of streets adjacent to areas proposed
for nonresidential use may be required as deemed necessary by the
Board of Supervisors to assure the free flow of through traffic from
vehicles entering or leaving parking areas. For developments fronting
on an existing or proposed expressway, arterial or collector street,
the Board of Supervisors may require marginal access to provide separation
from through and local traffic.
C.
When adjacent lots proposed for nonresidential uses
front on a collector or arterial street, the owner may be required
to provide a service road for ingress and egress, or in lieu thereof,
the owner may be required to provide an area adjacent to the proposed
lots for off-street parking purposes.
D.
Adjacent residential areas shall be protected from
potential nuisance of the proposed nonresidential developments, including
the provision of extra depths in parcels backing up on existing or
potential residential developments and provisions for a permanently
landscaped, evergreen buffer strip.
E.
Streets carrying nonresidential traffic shall not
normally be extended to the boundaries of the adjacent existing or
potential residential areas, nor connected to streets intended for
predominantly residential traffic.
F.
Parking areas shall be located or designed in such
a manner that they are visibly secluded from eye level of the surrounding
area. Grading to depress the parking area, raised berms, landscaping,
or fencing are satisfactory methods to create such seclusion.
A.
General.
(1)
No changes shall be made in the contour of the land;
no grading, excavating, removal nor destruction of the topsoil, trees
or other vegetative cover of the land shall be commenced until such
time that a plan for minimizing erosion and sedimentation has been
processed with and reviewed by the Township Planning Commission, or
there has been a determination by the Commission that such plans are
not necessary.
(2)
No subdivision or land development plan shall be approved
unless:
(a)
There has been a plan approved by the Board
of Supervisors that provides for minimizing erosion and sedimentation
consistent with this section, and an improvement bond or other acceptable
security is deposited with the municipality in the form of an escrow
guarantee which will ensure installation and completion of the required
improvements.
(b)
There has been a determination by the Board
of Supervisors that a plan for minimizing erosion and sedimentation
is not necessary.
(3)
Measures used to control erosion and reduce sedimentation
shall, as a minimum, meet the standards and specifications of the
Bucks County Soil and Water Conservation District. The Township Engineer
shall ensure compliances with the appropriate specifications, copies
of which are available from the district.
B.
Performance principles. The following measures are
effective in minimizing erosion and sedimentation and shall be included
where applicable in the control plan:
(1)
Stripping of vegetation, regrading, or other development
shall be done in such a way that will minimize erosion.
(2)
Development plans shall preserve salient natural features,
keep out-fill operations to a minimum, and ensure conformity with
topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained,
protected, and supplemented.
(4)
The disturbed area and the duration of exposure shall
be kept to a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as
is practicable.
(6)
Temporary vegetation and/or mulching shall be used
to protect exposed critical areas during development.
(7)
The permanent (final) vegetation and mechanical erosion
control and drainage shall be installed as soon as practical in the
development.
(8)
Provisions shall be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after development. Where necessary, the rate of surface
water runoff will be mechanically retarded.
(9)
Sediment in the runoff water shall be trapped until
the disturbed area is stabilized by the use of debris basins, sediment
basins, silt traps, or similar measures.
C.
Grading for drainage. In order to provide more suitable
sites for building and other uses, to improve surface drainage, and
to control erosion, the following requirements shall be met:
(1)
All lots, tracts or parcels shall be graded to provide
proper drainage away from buildings and dispose of it without ponding;
all land within a development shall be graded to drain and dispose
of surface water without ponding, except where approved by the Board.
(2)
All drainage provisions shall be of such design to
adequately handle the surface runoff and carry it to the nearest suitable
outlet such as a curbed street, storm drain, or natural watercourse.
Where drainage swales are used to divert surface waters away from
buildings, they shall be sodded or planted as required and shall be
of such slope, shape and size as to conform with the requirements
of the township.
(3)
Concentration of surface water runoff shall only be
permitted in swales or watercourses.
(4)
Excavations and fills.
(a)
Cut and fill slopes shall not be steeper than
three to one unless stabilized by a retaining wall or curbing, except
as approved by the Board when handled under special conditions.
(b)
Adequate provisions shall be made to prevent
surface water from damaging the cut face of excavations and the sloping
surfaces of fills.
(c)
Cut and fill shall not endanger adjoining property.
(d)
Fill shall be placed and compacted so as to
minimize sliding or erosion of the soil.
(e)
Fills shall not encroach on natural watercourses
or constructed channels.
(f)
Fills placed adjacent to natural watercourses
or constructed channels shall have suitable protection against erosion
during periods of flooding.
(g)
Grading shall in no case be done in such a way
so as to divert water onto the property of another landowner.
(h)
During grading operations, necessary measures
for dust control must be exercised.
(i)
Grading equipment will not be allowed to cross
live streams. Provision shall be made for the installation of temporary
culverts or bridges.
D.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation,
regrading or other development, it shall be the responsibility of
the person, corporation or other entity causing such sedimentation
to remove it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
(2)
Maintenance of all drainage facilities and watercourses,
existing and proposed, within any subdivision or land development
shall be the responsibility of the developer until:
(a)
A right-of-way for these facilities is offered
for dedication by the developer and is accepted by the township, it
shall then become the responsibility of the township.
(b)
An easement acceptable to the township is established.
In the case of a subdivision the maintenance shall then be the responsibility
of the individual lot owner over which the easement passes; for land
development it shall be the responsibility of the owner.
(c)
An approved homeowners' association assumes
the responsibility for the maintenance of the development including
any drainage facilities and/or watercourses.
(3)
It is the responsibility of any person, corporation,
or other entity doing any act on or across a communal stream, watercourse
or swale, or upon the floodplain or right-of-way during the period
of the activity, to return it to its original or equal condition after
such activity is completed.
(4)
No person, corporation, nor other entity shall block,
impede the flow of, alter, construct any structure, deposit any material
or thing, or commit any act which will affect normal or flood flow
in any communal stream or watercourse without having obtained prior
approval from the township or Department or Environmental Protection;
whichever is applicable.
(5)
Each person, corporation or other entity which makes
any surface changes shall be required to:
(a)
Collect on-site surface runoff and dispose of
it to the point of discharge into the common natural watercourse of
the drainage area.
(b)
Handle existing off-site runoff through his
development by designing to adequately handle storm runoff from a
fully developed area upstream.
(c)
Pay his proportionate share of the total cost
of off-site improvements to the common natural watercourse, based
on a fully developed drainage area.
(d)
Provide and install at his expense, in accordance
with township requirements, all drainage and erosion control improvements
(temporary and permanent) as required by the erosion and sediment
control plan.
(6)
It is the responsibility of the township to keep all
streams designated on the Upper Southampton Zoning Map open, free-flowing,
and in their natural watercourse.
E.
Compliance with regulations and procedures.
(2)
The installation and design of the required erosion
and sediment control measures shall be in accordance with standards
and specifications on file with the township including:
(a)
Debris basin.
(b)
Grade stabilization structure.
(c)
Grassed waterway or outlet.
(d)
Mulching.
(e)
Sodding.
(f)
Temporary cover on critical areas.
(g)
Temporary diversion (urban).
(h)
Permanent diversion (urban).
(i)
Permanent grass and legume cover on critical
areas with prepared seedbed.
(j)
Permanent grass and legume cover on critical
areas with unprepared seedbed.
(k)
Stream channel construction, bank erosion structures,
bench terrace, and other temporary or permanent measures deemed appropriate
by the township.
(3)
Final plans for minimizing erosion and sedimentation
as approved will be incorporated into the agreement and bond requirements
as required by the township.
(4)
The approval of plans and specifications for the control
of erosion and sedimentation shall be concurrent with the approval
of the final plats of subdivision or land development, and become
a part thereof.
(5)
At the time a building permit is applied for, a review
shall be conducted by the Township Engineer to ensure conformance
with the plan as approved. During the construction, further consultative
technical assistance will be furnished, if necessary, by the Township
Engineer and the Bucks County Soil and Water Conservation District.
During this development phase, the Township Engineer shall inspect
the development site and enforce compliance with the approved plans.
(6)
Permission for clearing and grading prior to recording
of plats, may be obtained under temporary easements or other conditions
satisfactory to the township.
(7)
In the event the developer proceeds to clear and grade
prior to recording plats, without satisfying conditions specified
under § 160-525(5)(F), the Board may revoke the approval
of the preliminary plan.
[Amended 6-20-1989 by Ord. No. 268]
A.
General requirements.
(1)
Grade changes and excavations shall not encroach upon
the tree protection zone.
(2)
The area within the TPZ shall not be built upon, nor
shall any materials be stored there either temporarily or permanently.
Vehicles and equipment shall not be parked in the TPZ.
(3)
When tree stumps are located within 10 feet of the
tree protection zone the stumps shall be removed by means of a stump
grinder to minimize the effect on surrounding root systems.
(4)
Tree roots which must be severed shall be cut by a
backhoe or similar equipment aligned radially to the tree. This method
reduces the lateral movement of the roots during excavation, which
if done by other methods could damage the intertwined roots of adjacent
trees.
(5)
Within four hours of any severance of roots, all tree
roots that have been exposed and/or damaged shall be trimmed cleanly
and covered temporarily with peat moss, moist burlap or other moist
biodegradable material to keep them from drying out until permanent
cover can be installed.
(6)
Sediment, retention and detention basins shall not
discharge into the tree protection site.
(7)
Sediment, retention and detention basins shall not
be located within the tree protection zone.
B.
The tree protection zone requirements.
(1)
Prior to construction, the tree protection zone shall
be delineated by the following methods:
(2)
A forty-eight-inch-high fence mounted on steel posts,
located eight feet on center, shall be placed along the boundary of
the tree protection zone; when the fence has been installed, it shall
be inspected and approved by the Municipal Arborist prior to commencing
clearing and further construction; the fencing along the tree protection
zone shall be maintained until all work/construction has been completed;
and damages to the protective fencing shall be placed and repaired
before further construction shall begin.
(3)
In addition to the tree protection zone, trees may
be left standing as protection between the trunks of the trees to
be retained and the limits of grading. When additional trees are used
as protection, the tree protection zone on the approved plan shall
be marked in the field so that the additional buffer area is delineated.
When this method of protection is used, these additional trees shall
be removed at the time of completion of the project.
(4)
Trees being removed shall not be felled, pushed or
pulled into a tree protection zone or into trees that are retained.
C.
Retaining walls.
(1)
When the original grade can not be retained at the
tree protection zone line, a retaining wall shall be constructed outside
of the tree protection zone; the retaining wall shall be designed
to comply with the township standards for retaining walls.
(2)
In addition to the above, the following methods shall
be used to ensure survival of the tree:
(a)
The top of the wall shall be four inches above
the finish grade line.
(b)
The wall shall be constructed of large stones,
brick, building tile, concrete blocks or treated wood beams not less
than six inches by six inches; a means for drainage through the wall
shall be provided so water will not accumulate on either side of the
wall; weep holes shall be required with any wall.
(c)
Any severed roots as a result of excavation
shall be trimmed so that their edges are smooth and are cut back to
a lateral root if exposed.
(d)
A layer of clean stone (sized 3/4 inch to one
inch) shall be placed one foot out from the wall to aid in drainage.
D.
Pruning methods. All final cuts shall be made sufficiently
close to the trunk or parent limb but without cutting into the branch
collar or leaving a protruding stub, according to the National Arborist
Association standards. All necessary pruning cuts must be made to
prevent bark from being torn from the tree and to facilitate rapid
healing. Flush cuts are unacceptable.
E.
Fertilization methods.
(1)
All trees which have experienced any disturbance or
have had damages to the roots or branches shall be fertilized.
(2)
Trees shall be fertilized in early fall (September-October)
or mid-spring (April-May). Fall applications are preferred.
(3)
Fertilizer shall be broadcast over the soil surface in an area twice the size of the tree protection zone at the rates given in Subsection E(5) below. A minimum of 1,000 square feet per tree will receive fertilization.
(4)
Fertilizer grade shall have approximately three parts
nitrogen to one parts phosphorus and potassium (3 to 1 to 1 ratio).
(5)
Fertilizer shall be applied at a rate equivalent to
one pound nitrogen per 1,000 square feet.
|
Example:
|
How much 20-8-8 fertilizer needed to apply
one pound nitrogen over 1,000 square feet
| ||
|---|---|---|---|
|
Need 1 lb. nitrogen
| |||
|
.20
|
x=1
| ||
|
x=1
| |||
|
20
| |||
|
x = 5 lbs.
| |||
|
5 lbs. 20-8-8 should be broadcast over a 1,000
square foot area
| |||
F.
Trenching and tunneling.
(1)
If there is no alternative but to locate a utility
line through a TPZ, tunneling shall be used instead of trenching,
except where, in the opinion of the Municipal Arborist, survival of
the tree would not be affected by either method. The Municipal Arborist
shall recommend the most desirable location for the utility line.
(2)
Trenches shall be filled as soon as possible, and
tamped lightly to avoid air spaces.
