A.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion and protection
of the public health, safety, morals and general welfare.
B.
If any mandatory provision of this chapter is shown by the applicant
to be unreasonable and cause undue hardship as they apply to his proposed
subdivision, the Board of Supervisors may grant a variance 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 these
regulations.
C.
In granting variances and modifications, the Board may impose such
conditions as will, in its judgment, secure substantially the objectives
of the standards or requirements so varied or modified.
[Amended 6-7-1987 by Ord.
No. 130]
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 are not created.
B.
Reserve strips controlling access to lots, public rights-of-way,
public lands or adjacent private lands are hereby 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, wetlands, 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, floodplains 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.
H.
All private roads shall conform to all applicable provisions of this
chapter.
J.
All lots shall have a minimum width at the street frontage at least equal to the minimum lot width at the building setback line for the district in which the lot is located, except for those lots which qualify as lane lots pursuant to § 22-329 hereof.
K.
All lots shall be regular in shape and shall not contain irregular
protrusions, such as long, narrow peninsulas, that are laid out to
accommodate septic systems.
[Amended 8-8-1978 by Ord.
No. 59]
A.
All streets (public and private) shall meet the latest specifications
and design standards of the Pennsylvania Department of Transportation
unless the Township has adopted more stringent standards and specifications,
in which case, the more stringent standards and specifications shall
apply.
B.
The proposed pattern of streets shall be related to existing streets,
to the Township plan of streets and to such county and state road
and highway plans as have been duly adopted in order to accomplish
a smooth flow of traffic, to avoid poor sight distance, to avoid traffic
congestion and to promote public convenience and safety.
C.
The street pattern shall be related to topography so as to produce
usable lots, to avoid steep grades, to promote adequate drainage throughout
the subdivision and/or land development which is compatible to other
artificial or natural drainage patterns in the Township and to avoid
erosion.
D.
Access shall be given to all lots and portions of the tract in the
subdivision or land development and to adjacent unsubdivided or undeveloped
territory, except that no access by paved roadway need be provided
for restricted preserved areas, dedicated open space, areas reserved
for recreational use or areas not generally used by public motor vehicular
traffic. Streets giving such access shall be improved to the limits
of the subdivision or land development. Remnants, reserve strips and
landlocked areas shall not be created. Access shall be provided in
a manner appropriate to the proposed land use (i.e., nonpaved for
agricultural use, stone or paved for fire or emergency vehicle use).
E.
Names of all existing highways and streets shall, subject to the
approval of the Board of Supervisors, be continued, and there shall
be no duplication of names existing elsewhere in the Township.
F.
No public or private street (including, but not limited to, thoroughfare
and local streets, including the full width of their rights-of-way)
shall be installed or constructed closer 10 feet to any side or rear
boundary line of a tract of land, lot or a proposed lot; provided,
that such public or private street need not have a ten-foot setback
from a side boundary line at the point of intersection with the front
boundary line of a tract of land, lot or proposed lot.
[Amended 1-5-1981 by Ord.
No. 75]
A.
Residential streets within a subdivision or land development shall
be so laid out that their use by through traffic will be discouraged.
B.
All rights-of-way for streets, avenues and highways shall be not
less than 50 in width. The minimum paved cartway of arterial highways
shall be up to 41 feet, as required by the Board of Supervisors. The
Township reserves the right to require greater right-of-way and/or
cartway width than the minimum if it is deemed necessary for any reason.
Wherever curbs are not required by the Township, shoulders adjacent
to and on both sides of the cartway shall not be less than seven feet
in width.
C.
Dead-end streets shall be provided with a paved turnaround area 50 feet in width for a distance of 50 feet if more than two buildings or dwelling units are located on such a street. This provision shall be applicable in the instance when a street only temporarily dead-ends. Any street which dead-ends permanently shall meet the standards and provisions of § 22-309.
D.
All paving at street intersections shall be circular with a radius
of not less than 20 feet. Where the street intersects with a state
or township road, the radius shall be not less than 30 feet. A larger
radius may be required for sharp corners.
E.
All residential highways shall be graded to the full width of right-of-way.
All culverts, bridges and storm sewers shall be constructed for the
width required for gradings.
A.
All deflected street lines shall be connected by use of horizontal
curves.
C.
A tangent is hereby required between curves. However, a long radius
curve is preferred in all cases to a series of curves and tangents.
Tangents of 100 feet are hereby required between reverse curves.
D.
Superelevation (commonly known as "banking as a curve") is hereby
required when curve radii are less than 600 feet on rural sector streets
and major thoroughfares.
A.
Center line grades shall be not less than 1%.
C.
Vertical curves.
(1)
Vertical curves shall be used at a change of grade exceeding 1% and
shall be designed in relation to the extent of the grade at the rate
of no more abrupt than 1% change in grade per 25 feet along the center
line, and the following minimum sight distances shall be maintained:
(2)
Vertical curves shall not produce excessive flatness in grade. There
shall be no dips, cross-gutter bumps or humps in the paving.
D.
Where the grade of any street at the approach to an intersection
exceeds 4%, a leveling area shall be provided having not greater than
4% grade for a distance of 40 feet measured from the nearest right-of-way
in the intersecting street.
[Amended 8-8-1978 by Ord.
No. 59]
A.
Right-angle intersections shall be used whenever possible and shall
be always used when local residential streets empty into major thoroughfares
and rural sector streets. There shall be no intersection angle measured
at the center line of less than 60°.
B.
No more than two streets shall cross at the same point.
C.
Intersections with major thoroughfares shall be located not less
than 1,000 feet apart, measured from center line to center line.
D.
Streets entering the opposite sides of another street shall either
be directly across from each other or offset by at least 200 feet
on local residential streets and rural sector streets and 400 feet
on major thoroughfares, measured center line to center line.
E.
The maximum grade within any intersection shall not exceed 1%.
F.
Corner curb radii shall have the following minimum lengths: local
residential streets and rural sector streets, 25 feet; major thoroughfares,
35 feet. Where streets of different categories intersect, the requirements
for the largest street shall apply.
G.
The right-of-way line for corner curbs shall be an arc concentric
with the curbline with a radius of a minimum of 20 feet or shall be
a triangle constructed by drawing a chord of an arc concentric with
the curbline with a radius of a minimum of 15 feet.
H.
At all intersections, the right triangle shall be composed as follows:
|
Design Speed
(mph)
|
Length of Sight Triangle Leg Along the Center line of
the Closest Lanes
(feet)
| |
|---|---|---|
|
Minor Street — Stop Conditions
|
50
| |
|
20
|
100
| |
|
30
|
200
| |
|
40
|
275
| |
|
50
|
300
|
|
The higher design speed of intersecting roads shall control.
The design speed shall be established by the Township Engineer.
|
I.
The applicant shall be responsible for the costs of all traffic control
devices to be placed within the development including, but not limited
to, stop signs, yield signs, one-way signs and traffic lights.
A.
Private streets within a subdivision or land development shall be
so laid out that their use by through traffic will be discouraged.
B.
All rights-of-way for private streets shall be not less than 50 feet
in width. The minimum paved cartway width of all private streets shall
be 26 feet. The Township reserves the right to require a lesser right-of-way
and/or cartway width than the minimum if it is desired necessary and
in the best interests of the Township. The installation of curbs and
sidewalks along private streets shall be required. Wherever curbs
are not required by the Township, shoulders adjacent to and on both
sides of the cartway shall not be less than seven feet in width.
D.
All paving and street intersections shall be circular curves with
a radius of not less than 20 feet. If the street intersects with a
state or Township road, the radius shall not be less than 30 feet.
A larger radius may be required for sharp corners.
[Amended 1-5-1981 by Ord.
No. 75]
A.
A "no outlet" sign shall be placed at the beginning of any street
leading into a cul-de-sac in order to inform travelers that the street
dead-ends.
B.
The minimum right-of-way shall be 50 feet and the minimum cartway
shall be 31 feet.
C.
Single-access streets and culs-de-sac shall not exceed 500 feet in
length. The length of such streets shall be measured from the point
of single access to an existing public street to the end of the street
in question or, in the case of a loop street, shall be measured around
such loop to the point of beginning. When applicable, single-access
streets shall be provided at the closed end with a paved turnaround
having a minimum radius to the outer pavement edge or curbline of
50 feet. The right-of-way shall have a minimum radius of 62 feet within
the turnaround area. The center line grade on the cul-de-sac turning
area shall not exceed 4%.
D.
An island with curbing and a minimum radius of 18 feet shall be provided
in the center of a cul-de-sac and shall be planted with grass and/or
other vegetation.
E.
When required for the future extension, the turnaround right-of-way
shall be placed adjacent to the tract boundary with sufficient width
along the boundary line to permit extension of the street at full
width. The drainage of a cul-de-sac shall preferably be towards the
open end.
A.
Alleys are prohibited in developments of single-family detached dwellings.
B.
Alleys shall have a paved cartway of at least 24 feet and a right-of-way
width of 32 feet.
C.
No alley shall dead-end.
D.
Curbs and sidewalks are hereby required.
E.
The flow of traffic in all alleys shall be a one-way direction.
F.
Alley intersections and sharp changes in alignment shall be avoided,
but where necessary, corners shall be rounded or cut back sufficiently
to permit safe vehicular circulation.
[Amended 1-5-1981 by Ord.
No. 75]
A.
Driveways shall be so located, designed and constructed as to provide
the maximum possible site distance at intersections with streets.
A stopping area, measured 55 feet from the edge of the cartway, shall
be provided and shall not exceed a 4% grade. Driveways shall be designed
so that no stormwater drains onto the paved cartway of any intersecting
street or road.
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 or lower 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)
|
Maximum Radius
(feet)
|
Maximum Grade
|
Maximum Change Per 10 Feet
| |
|
A
|
9
|
3 to 5
|
8%
|
10%
| |
|
B
|
12 (one-way)
|
10
|
5%
|
7%
| |
|
14 (two-way)
|
15
|
5%
|
7%
| ||
|
C
|
12 (one-way)
|
15
|
5%
|
7%
| |
|
14 (two-way)
|
25
|
5%
|
7%
| ||
|
Classification of land development or subdivision:
| ||
|---|---|---|
|
A -
|
Residential: density up to three dwelling units per acre.
| |
|
B -
|
Residential: density in excess of three dwelling units per acre.
| |
|
C -
|
Nonresidential: commercial and industrial.
| |
A.
Automobile parking facilities shall provide off-street parking in accordance with the requirements of the Chapter 27, Zoning.
B.
All parking lots and bays permitting parking other than parallel
shall be physically separated from the street and confined by curbing.
C.
Parking lot dimensions shall be no less than those listed in the
following table:
|
Parking
|
Driveway
(Separate Rows of Parking Spaces)
| ||||
|---|---|---|---|---|---|
|
Angle Parking
|
Stall Width
(feet)
|
Stall Depth
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
| |
|
90°
|
10
|
20
|
20
|
25
| |
|
60°
|
10
|
21
|
18
|
21
| |
|
45°
|
10
|
20
|
15
|
18
| |
|
30°
|
10
|
20
|
12
|
15
| |
|
Parallel
|
10
|
22
|
12
|
18
| |
D.
All dead-end parking lots shall be designed to provide sufficient
backup area for the end of stalls of the parking lot.
E.
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.
F.
No less than a five-foot radius of curvature shall be permitted for
all curblines in all parking areas.
G.
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 line shall
be maintained as a planting strip.
A.
The lengths, widths and shapes of blocks shall be determined with
regard to:
B.
Blocks shall have a maximum length of 1,600 feet and, when possible,
a minimum length of 500 feet. In the design of blocks longer than
1,100 feet, special consideration shall be given to access for fire
protection.
C.
At the discretion of the Board of Supervisors, modifications of such
requirements may be required in multifamily, commercial and industrial
developments when necessary for access for fire protection.
D.
Interior walks shall be required. The right-of-way of such walks
shall not be less than 10 feet with a minimum paved walkway of four
feet. Greater width may be required as necessary to facilitate pedestrian
circulation. Interior walks shall be maintained by the abutting property
owners in the same manner as sidewalks and public or private streets.
A.
All sidewalks laid after the effective date of this chapter within
the Township shall be constructed in the manner and with the materials
specified in this section or in a manner and with materials of equal
quality if approved by the Board of Supervisors and Township Engineer.
B.
All sidewalks shall be laid in conformity to the grade of the street
established by the owner's engineer and as approved by the Township
Engineer and shall be constructed parallel to the street line, employing
air-entertained Class A, 3,300-pound cement concrete, or such upgrading
of strength as may be required by the Pennsylvania Department of Transportation,
and shall meet the following requirements:
(1)
Concrete sidewalks shall not be less than four inches in thickness,
except where a driveway crosses the sidewalk, in which case, it shall
be six inches in thickness reinforced with No. 6 wire mesh within
the limits of the driveway. Sidewalk widths shall be determined by
the zoned area in which the project is located. Residential sidewalks
shall be four feet in width and shall be constructed parallel to but
at four feet offset from the back curbline. Commercial sidewalks shall
be five feet in width and abut the back curbline with a one-quarter-inch
joint between curb and sidewalk. The joint filler shall be suitable
elastic waterproof compound that will not become soft and run out
in hot weather nor become hard and brittle and chip out in cold weather,
or prepared strips of fiber matrix and bitumen as approved by the
Township Engineer. The strips shall be 1/4 inch in thickness and their
width shall at least equal the full thickness of the slab.
(2)
Concrete sidewalks shall be constructed in slabs or independently
divided sections having an area of not more than 100 square feet and
shall not have a length greater than 10 feet or sections greater than
two times the width (commercial) or 2 1/2 times the width (residential).
Where it is desired to construct larger slabs, they shall be reinforced
with No. 6 steel mesh in a manner satisfactory to the Township Engineer.
The method of placing the various sections shall be such as to produce
a straight clean-cut joint between them extending the entire depth
so as to make each section an independent unit. Where the slabs are
more than five feet in width, they shall be scored longitudinally
in the center. Transverse and longitudinal scoring shall be for a
depth of 1/3 the thickness of the slab.
(3)
A one-quarter-inch joint shall be provided at least every 50 feet
in the length of walk which shall be filled with an approved joint
filler. A similar joint shall be provided at each intersection of
sidewalk and curb and between the sidewalks and abutting buildings.
The joint filler shall be as described previously. The slabs between
expansion joints shall be divided into blocks five feet in length
by scoring transversely for a depth of at least 1/3 the thickness
of the concrete slab.
(4)
The subbase shall be four inches of gravel, clean cinder or other
material approved by the Township Engineer.
(5)
Where driveways are constructed across sidewalks, the aprons shall
be constructed from the back of the curbline to the right-of-way line
in both residential and commercial districts. The apron shall ascend
from the lip of the depressed curb to the right-of-way line at the
rate of one inch to the foot. The apron shall be six inches in thickness
and reinforced with No. 6 steel mesh reinforcing. Where the sidewalk
meets the apron, there shall be a one-quarter-inch joint between,
filled with approved joint filler. The change from sidewalk elevation
to apron elevation shall be uniform rolled transition beginning at
the nearest sidewalk score mark five feet from each edge of the apron
in both residential and commercial districts. Any variation to such
specifications requires the approval of the Township Engineer and
shall be conducted under his supervision.
(6)
All sidewalks shall have a pitch or slope from the outside sidewalk
line toward the back curbline descending at the rate of 1/4 inch to
the foot, and shall in no case be constructed otherwise, unless so
directed by the Township Engineer.
(7)
Concrete used in the construction of sidewalks shall be supplied
by a commercial producer of ready-mixed concrete and approved by the
Pennsylvania Department of Transportation. The quality of the concrete
shall conform to the current specification for Cement and Concrete
Society for Testing Materials. Ready-mix concrete which has practically
hardened shall not be retempered; that is, remixed with or without
additional materials or water.
(8)
Forms for concrete sidewalks shall be constructed of wood or steel,
be straight and free from warp, and be of sufficient strength, when
braced or staked, so as to assure perfect alignment and grade, and
shall be approved by the Township.
(9)
Where existing structures, such as fire hydrants, utility poles,
light standards, etc., are located within the sidewalk area, the concrete
around such structures shall be scored in a block eight inches wider
than the maximum dimension for the structure at the sidewalk elevation.
Prior to placing the concrete around such structures, premolded expansion
material, 1/4 inch thick, shall be placed around the structure for
the full depth of the concrete in the sidewalk.
[Amended 8-8-1978 by Ord.
No. 59]
A.
The size, shape and orientation of the lots shall be appropriate
for the location of the subdivision and for the type of development
and use contemplated and designed to carry out purpose and intent
of the Zoning Ordinance[1] and this chapter.
[1]
Editor's Note: The Joint Municipal Zoning Ordinance is on
file in the Township offices and is accessible via the Township website.
B.
All lots shall abut or have access to a street in accordance with the provisions of Chapter 27, Zoning.
C.
In general, side lot lines shall be at right angles or radial to
the street line.
D.
The depth and width of lot reserved or laid out for commercial and
industrial uses shall be adequate to provide for the off-street parking
and loading generated by the use.
E.
House and lot numbers shall be assigned in accordance with Township
requirements and shall be indicated on final plans.
F.
Each change of direction of lot lines shall be marked with permanent
monuments.
A.
Blocks and lots shall be graded to secure proper drainage away from
buildings and to prevent the collection of stormwater pools. Stockpiling
of topsoil shall be protected from erosion as provided for by the
Township Engineer.
B.
All drainage provisions shall be of such design as to efficiently
carry surface waters to the nearest practical street, storm drain
or natural watercourse.
C.
The applicant shall construct and/or install such drainage structures
and/or pipes which are necessary to prevent erosion damage and to
satisfactorily handle surface waters in accordance with the Pennsylvania
Clean Streams Act.[1] Any drainage system not operating as planned shall be
corrected at the expense of the applicant.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
D.
The applicant shall not modify, fill, excavate or regrade the land
in any manner so close to a property line as to endanger or damage
any adjoining public street, sidewalk, alley or any other public or
private property without supporting and protecting such property from
settling, crackling, erosion, sediment or other physical damage or
personal injury which might result.
E.
The owner shall not deposit or place any debris or other material
whatsoever, or cause such to be thrown or placed, in any drainage
ditch or drainage structure in such a manner as to obstruct free flow.
F.
All plans and specifications accompanying applications shall include
provision for both interim (temporary) and ultimate (permanent) erosion
and sediment control.
(1)
The design, installation and maintenance of erosion and sediment
control measures shall be accomplished in accordance with such guidelines
as may be established, from time to time, by the United States Department
Agriculture, Natural Resources Conservation Service. No earthmoving
or other land-shaping operations shall commence prior to the construction
of erosion and sediment control protection.
(2)
All graded surfaces shall be seated, sodded and/or planted or otherwise
protected from erosion within 60 days of breaking ground, and shall
be watered, tendered and maintained until growth is well established
at the time of completion and final inspection.
(3)
No topsoil shall be removed from the parcel of land which is the
subject of the subdivision or land development without the approval
of the Board of Supervisors.
[Added 1-17-2017 by Ord.
No. 312]
(4)
All topsoil disturbed during grading shall be returned to the site.
Returned topsoil shall be spread at a minimum depth of 10 inches after
settlement and compaction. The areas on which topsoil is to be spread
shall be cleared of all unsuitable material and shall be loosened
by raking or other approved manner. The topsoil shall be placed and
spread over the prepared areas and compacted by means of a light roller,
weighing not more than 120 pounds per foot width of roller. The finished
surface of the topsoil shall be smooth, even, and true to line, grades,
and cross sections.
[Added 1-17-2017 by Ord.
No. 312]
G.
Natural and/or existing slopes exceeding five horizontal to one vertical
shall be benched or continually stepped into competent materials where
the vertical cut exceeds 10 feet prior to placing all classes of fill.
H.
Fills toeing out on natural slopes steeper than four horizontal to
one vertical shall not be made, unless approved by the Township after
receipt of a report deemed acceptable by the Township Engineer, and
by a soil engineer certifying that he has investigated the property,
made the soil test and that in his opinion such steeper slopes will
safely support the proposed fill. Costs for such investigation and
report shall be borne by the developer.
I.
A quality control program is critical for fills. Therefore, whenever
load-bearing fill material is to be used, each layer of compacted
fill shall be tested to determine its dry density per ASTM D1556.
The density of each layer shall not be less than 95% of the maximum
dry density or determined as ASTM D1557. These tests shall be required
for all fills and stormwater or sediment basins within the Township.
A.
Easements with a minimum width of 20 feet, not including any watercourse
or banks thereof, shall be provided as necessary for utilities and
drainage. Such easements shall include, but not be limited to, access
to all drainage facilities, including piping and retention and/or
detention basins, whether publicly or privately owned. Such easements
shall provide that the Township may maintain and/or repair any privately
owned drainage facility if such repair and maintenance is not performed
by the private owner. Such easements shall also provide that any repairs
and/or maintenance performed by the Township shall be at the sole
cost and expense of the lot owners' and/or homeowners' association
involved.
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
20 feet, or as may be required or directed by the Pennsylvania 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 or 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 1-5-1981 by Ord.
No. 75]
A.
General characteristics. A storm drainage system shall be provided
in order to:
(1)
Permit unimpeded flow of natural watercourses.
(2)
Insure adequate drainage of all low points along the lines or streets.
(3)
Intercept stormwater runoff along streets along intervals related
to the extent and grade of the area drained.
(4)
Provide positive surface drainage away from on-site sewage disposal.
(5)
Remove surface water from the bottom of vertical grades, lead water
from springs and avoid excessive use of cross gutters at street intersections
and elsewhere.
(6)
Limit stormwater runoff from the subject tract to other lands so
that no more occurs than that which occurred prior to any construction
of any nature on the subject tract.
B.
Site drainage plan. A site drainage plan for the proposed subdivision
and/or land development tract which illustrates the following information
shall be prepared for preliminary and final plan review:
(1)
A map of the land use of (both prior to and after development) the
watershed area or areas in which the proposed subdivision and/or land
development is located.
(2)
Calculations of runoff for all points for runoff concentration.
(3)
The complete drainage system of the subdivision and/or land development
(all existing drainage features which are to be incorporated in the
design shall be so identified).
(4)
A letter of approval by the Pennsylvania Department of Transportation
when drainage structures are to be located on state highway rights-of-way.
(5)
If the subdivision and/or land development is to be developed in
stages, the drainage plan for the entire subdivision and/or land development,
presented with the first stage, and appropriate development stages
for the drainage system shall be indicated.
C.
Calculations of stormwater runoff. Stormwater runoff shall be calculated
by the soil-cover-complex method. Complete detailed calculations shall
be submitted to the Township Engineer. All calculations shall be based
upon the assumption that the predevelopment land use condition is
meadowland in good condition, unless the actual predevelopment condition
has a stormwater runoff rate less than meadowland. The condition showing
the least runoff shall be the basis of all water runoff calculations
for all portions of the tract.
D.
Design of drainage systems. Design of the drainage systems shall
incorporate the following considerations:
(1)
The existing points of natural drainage onto adjacent property shall
not be altered without written approval of the affected landowners.
(2)
No stormwater runoff drainage water shall be so diverted as to overload
existing drainage systems or create flooding or the need for additional
drainage structures on other private properties or public lands without
approved provision being made by the developer for properly handling
such conditions.
(3)
Storm drainage facilities should be designed not only to handle the
anticipated peak discharge from the property being subdivided or developed,
but also the anticipated increase in runoff that will occur when all
property of higher elevations in the same watershed is fully developed
under current zoning control.
E.
Placement of storm sewers. Storm sewers shall be placed behind the
curb, between curb and sidewalk area, when located in a street right-of-way.
When located on undedicated land, they shall be placed within an easement
not less than 20 feet wide approved by the Township Engineer. Open
ditches shall be avoided and graded. Finished drainage soils shall
be permitted only where piping is impractical.
F.
Size of storm sewers. Storm sewers shall have a minimum diameter
of 15 inches and a minimum grade of 1/2%. Changes in alignment by
straight sections shall be connected by inlets or manholes. Storm
sewer sizes shall be selected for a minimum storm frequency of 25
years. The time of concentration approach in combination with rainfall
intensity curves and other hydraulic designed data, provided by the
Natural Resources Conservation Service, shall be used in the design.
Deviations in design from the figures shall be based on detailed engineering
which shall be documented and explained before being approved.
G.
Manholes and inlets.
(1)
Manholes shall be not more than 300 feet apart on sizes up to 24
inches, and not more than 450 feet apart on greater sizes. Inlets
may be substituted for manholes, on approval by the Township Engineer,
at a space of no more than 450 feet.
(2)
Inlets and manhole covers and frames shall conform to Pennsylvania
Department of Transportation specifications, or Township specifications,
where provided. At street intersections, inlets shall be placed in
the tangent and in the curved portion of the curbing.
H.
Stormwater roof drains. Stormwater roof drains shall not discharge
water directly onto a sidewalk, lane or street, and shall be constructed
to retain the discharge only on the property or to a stormwater system.
I.
Pipe design. In all cases where drainage is picked up by means of
a headwall or inlet structure, and inlet or outlet conditions control,
the pipe shall be designed as a culvert. Where pipe is part of a storm
sewer system and crosses the roadway, it shall be designed as a storm
sewer with the same design as the remainder of the system.
J.
Fencing of basins. All stormwater detention and retention basins
shall be fenced with a minimum of a four-foot high fence and be provided
with a gate which latches closed in a manner which will prevent entrance
into the basin area by children.
A.
Bridges and culverts shall be designed to meet current Pennsylvania
Department Transportation standards, to support expected loads and
to carry expected flows. Culverts shall be constructed to the full
width of the right-of-way. Bridges shall be constructed to the minimum
width of the road bed with provisions made for the addition of sidewalks.
B.
Approval of the Water and Power Resources Board of the Commonwealth
is required when the area drained upstream of the point under consideration
exceeds an area of 1/2 square mile.
C.
United States Department of Agriculture NRCS specifications of riprap
shall be adhered to when riprap is required.
A.
Street name plates shall be of metal construction or of equivalent
material approved by the Board of Supervisors. All corners shall be
rounded and the lettering shall be of standard proportions and spacing
in accordance with one of the alphabets used by the U.S. Bureau of
Public Roads. The lettering shall be such as is 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 rustproof fasteners.
B.
The standard shall be rustproof 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 backfill material shall
be placed in the hole around the post in successive layers not exceeding
12 inches in depth, measured loose. Each layer of backfill 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 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 toward 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.
D.
Street name plates, standards, installation and locations shall be
subject to the approval and inspection of the Township Engineer.
[Amended 8-8-1978 by Ord.
No. 59]
A.
Conformity required. The density, parking area and building requirements
shall in all respects conform to the Zoning Ordinance[1] requirements for multifamily developments, and where applicable, shall conform to § 22-323.
[1]
Editor's Note: The Joint Municipal Zoning Ordinance is on
file in the Township offices and is accessible via the Township website.
B.
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 and in order to carry out the purposes and intent of these
regulations and of the Zoning Ordinance or any section thereof.
(2)
Arrangement of buildings shall be in favorable relation to the natural
topography, existing desirable trees, views within and beyond the
site, and exposures to the sun, other buildings on the site and recreational
areas, in order to carry out the purposes and intent of these regulations
and of the Zoning Ordinance or any section thereof. Arrangement of
buildings shall be such that they are not seen from surrounding thoroughfares.
C.
Access and circulation.
(1)
Access to the dwellings and circulation between buildings and other
important project facilities for vehicular and pedestrian traffic
shall be comfortable and convenient for the occupants.
(2)
Access and circulations for firefighting equipment, furniture-moving
vans, fuel trucks, garbage collection, deliveries and snow removal
and shall be planned for efficient operation and convenience.
(3)
The walking distance from the main entrance of a building to a street,
driveway or parking area shall usually be less than 100 feet. Any
exception to this standard should be reasonably justified by compensating
advantages, such as desirable views and site preservation through
adaption to topography. In no case shall the distance exceed 250 feet.
D.
Yard. Yards shall assure adequate privacy, desirable outlook, adequate
natural light and ventilation, convenient access to and around the
dwellings, and other essential uses.
E.
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.
G.
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, and shall conform to the design requirements
and specifications of these regulations.
I.
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 passage of concentrated surface water on or
across the walk and to prevent the pocketing of surface water by walks.
J.
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.
K.
Planting. The appeal and character of the site shall be reserved
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 from public view.
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 (acceleration and deceleration lanes)
adjacent to areas proposed for nonresidential use shall be required
to assure the free flow of through traffic from vehicles entering
or leaving parking areas. Development fronting on an existing or proposed
expressway, arterial or collector street shall 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.
Alleys shall be required in commercial and industrial districts, except where other adequate provision is made for off-street loading and parking consistent with the use proposed. Where required, alleys in commercial and industrial districts shall conform to the standards of § 22-310.
E.
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.
F.
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.
[Amended 8-8-1978 by Ord.
No. 59]
A.
Purpose.
(1)
It is the purpose of the planned preservation development provisions
of this chapter and of the Zoning Ordinance[1] to provide for residential housing at reasonable densities
while preserving:
(a)
Agricultural lands (land designated Classes I, II and III by
the County Planning Commission based on the interim soil survey report
for the County prepared by the U.S. Department of Agriculture.
(b)
Wetlands, lakes and ponds.
(c)
Floodplains.
(d)
Areas within 50 feet of the center line of any stream or other
watercourse where the average slope of the ground to the stream is
more than 15% or areas 100 feet from the center line of any stream,
creek, river or other watercourse where the average slope of the ground
to the stream is less than 15%.
(e)
Historical sites, i.e., sites designated of historical value
by the United States, the commonwealth or their agencies, or by the
Township Historical Commission or its successor.
[1]
Editor's Note: The Joint Municipal Zoning Ordinance is on
file in the Township offices and is accessible via the Township website.
(2)
It is also the purpose of such provisions to recognize and implement
the people's constitutional right to clean air, pure water and the
preservation of the natural, scenic, historic and aesthetic values
of the environment in order to protect the general welfare.
B.
General requirements.
(1)
Recognizing the permitted densities under the Zoning Ordinance[2] and the required setback, yard and other limitations,
all buildings, structures, areas of paving or other impervious surfaces,
and, generally, all improvements to the site shall be located to achieve,
so far as possible, the purposes of these regulations, the Zoning
Ordinance or any section thereof, and this section.
[2]
Editor's Note: The Joint Municipal Zoning Ordinance is on
file in the Township offices and is accessible via the Township website.
(3)
The Planning Commission and the Board of Supervisors will carry out the intent of this chapter by establishing, on all preliminary and final subdivision and land development plans, development areas, which achieve to the extent possible the full purpose and intent of this section. The extent to which the purpose of this section is carried out, including the location and extent of the development areas, shall be governed by the provisions of this section and these regulations and the provisions of Chapter 27, Zoning.
(4)
When the exercise of the rights of the applicant under these regulations
or otherwise within the confines of the restrictions of these regulations
or of the Zoning Ordinance make it necessary to locate development
areas in whole or in part within any area to be protected or preserved
as designated in this section, then such areas shall be protected
from the intrusion of development in the following order (the most
protected being listed first):
(a)
Floodplains.
(b)
Areas within 50 feet of the center line of any stream, creek
or river, or other watercourse where the average slope of the ground
to the stream is less than 15% and areas 100 feet from the center
line of any stream, creek, river or other watercourse where the average
slope of the ground to the stream is more than 15%.
(c)
Areas of land subject to flooding soils, unique soils and soils
of statewide importance.
(d)
Wetlands, lakes and ponds.
(e)
Agricultural lands.
(f)
Historical sites.
C.
Open space areas generally. In addition, in planned preservation
developments, all open space areas shall meet the following requirements:
(1)
Be for the private use of owners, residents and their guests.
(2)
Constitute in so far as possible a single unbroken area on the tract.
(3)
So far as possible and while achieving the purpose of this section,
provide maximum setbacks or buffers from all public roads, property
lines and developed areas.
(4)
Be designed to provide maximum utility for agricultural purposes,
when agricultural land is involved.
(5)
Provide maximum protection for streams, ponds, lakes, wooded areas,
natural rock formations and other amenities.
(6)
Provide maximum protection for historic sites and structures.
(7)
Provide coordinated private recreation facilities including, but
not limited to, facilities for tennis, swimming, shuffleboard, play
fields, baseball fields and tot lots. Such areas shall be maintained
so as to avoid creating a hazard or nuisance and shall perpetuate
the purposes of this section.
D.
Single and continuous area required. Open space shall be laid out
to constitute a single, continuous area within the subdivision or
land development.
E.
Location and use of structures. Structures in open areas shall be
located in designated development areas. Such structures shall be
for the use of the owner and his guests and shall be designed to preserve
setback and buffer requirements.
G.
Permitted structures. Structures in open space may include, but are not limited to, stables, barns, swimming pools, tennis courts and other structures serving the uses set forth in Subsection F hereof, subject to the provision that no more than 5% of the open space shall be covered by structures or paved by any impervious surface. Locations for the establishment of structures or improvements shall be designated in all subdivision and land development plans. All structures shall be located in a designated development areas.
I.
Ownership of open space areas. Ownership of open space areas shall be in compliance with the provisions of Chapter 27, Zoning.
J.
Limitations on sale or development. All lands held for open space
shall be so designated on the plans and shall not be separately sold,
further developed or subdivided.
K.
Parking areas. 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.
[Amended 6-25-1984 by Ord. No. 107; 1-18-1989 by Ord. No. 147]
A.
Within any land development or subdivision, street trees shall be
planted along the side of all streets where suitable street trees
do not exist.
B.
Street trees shall be planted at an average of one tree for every
60 feet, or an equivalent number shall be planted in an informal arrangement
acceptable to the Board of Supervisors.
C.
Street trees shall not be planted opposite each other, but shall
alternate.
D.
At intersections, trees shall be located no closer than 30 feet from
the intersection of the street right-of-way lines.
E.
Trees of six inches or more which are to be removed or destroyed during any stage of development, grading and/or construction within a subdivision or land development shall be replaced with a tree or trees of the type provided by Subsection H and I of this section. Said replacement trees shall meet the following size limitations:
(1)
Diameter of trees.
(a)
Trees with a diameter of six inches or more but less than 10
inches which are removed shall each be replaced with a tree of a like
caliper or no less than two trees measuring four to six inches in
diameter.
(b)
Trees with a diameter of 10 inches or more but less than 15
inches which are removed shall each be replaced with a tree of like
caliper or no less than four trees measuring four to six inches in
diameter.
(c)
Trees with a diameter of 15 inches or more but less than 24
inches which are removed shall each be replaced with no less than
six trees measuring four to six inches in diameter.
(d)
Trees with a diameter of 24 inches or more which are removed
shall be each be replaced with no less than 10 trees measuring four
to six inches in diameter.
(2)
All replacement trees shall be measured at a height of four feet
above the finished grade level. Replacement trees may be planted within,
but not in place of, required buffers, street trees, trees in parking
lots or trees planted on single-family lots or common open space.
Where development takes place on fully wooded lots, the Township may
designate off-site areas where replacement trees shall be planted.
F.
Trees shall be located in such a way as to preserve an area for utility
easements outside of the area of the paved cartway, gutters, curbs
or sidewalks. Where the restrictions of this chapter require street
trees to be planted on individual lots, the lot area so planted shall
be restricted to enable the Township to preserve, prune, maintain,
remove and replace such trees.
G.
Street trees and other required plants shall be of nursery stock
grown under climatic conditions comparable to those of the 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.
In particular, approved trees for street planting include the following:
(1)
Acer ginnala - American maple.
(2)
Acer platanoides - Norway maple.
(3)
Acer saccharum - Sugar maple.
(4)
Fraxinus americana - White ash.
(5)
Fraxinus pennsylvanica lancelolata - Green Ash.
(6)
Ginkgo biloba - Ginkgo (male).
(7)
Liquidambar styraciflua - Sweetgum.
(8)
Liriodendron tulipifera - Tulip tree.
(9)
Phellodendron amurense - Amur cork tree.
(10)
Platanus acerifolia - London planetree.
(11)
Quercus alba - White oak.
(12)
Quercus borealis - Red oak.
(13)
Quercus coccinea - Scarlet oak.
(14)
Quercus phellos - Willow oak.
(15)
Tilia Linden - all species hardy to the area.
(16)
Zelkova serrata - Japanese Zelkova.
I.
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 four 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. A registered professional
landscape architect must develop the landscape plan for the buffer
strips to insure the proper use and arrangement of plant material
and to provide an aesthetically pleasing effect. The following are
recommended evergreens for screening purposes:
J.
All trees required by this section shall be planted prior to and
as a condition to the issuance of an occupancy permit for the subdivision
or land development.
[Amended 1-5-1981 by Ord.
No. 75]
A.
Generally.
(1)
No changes shall be made in the contour of the land, and no grading
or excavating of topsoil, or removal or destruction of trees or other
vegetative cover, shall be commenced within a proposed subdivision
or land development tract until such time as an erosion and sedimentation
control plan has be submitted to and reviewed by the Bucks County
Soil Conservation Service in accordance with the rules and regulations
of the Pennsylvania Department of Environmental Resources, and the
subdivision or land development plan has been reviewed by the Township
Planning Commission and approved by the Board of Supervisors. In no
event shall topsoil be removed from the parcel of land which is the
subject of the subdivision or land development without the approval
of the Board of Supervisors.
[Amended 1-17-2017 by Ord. No. 312]
(2)
No subdivision or land development plan shall be approved unless:
(a)
There has been a plan approved by the Board, the Pennsylvania
Department of Environmental Protection or the County Soil and Water
Conservation District that provides for minimizing erosion and sedimentation
consistent with this section, and an improvement bond or other acceptable
security is deposited with the Township 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 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 County
Soil and Water Conservation District, or such other governmental body
having jurisdiction. The Township Engineer shall ensure compliance
with the appropriate specifications, copies of which are available
from the district.
B.
Performance principles. The following measures shall be included
where applicable in the control plan:
(1)
Stripping of vegetation, grading or other development shall be done
in such a way that will minimize erosion.
(2)
Development plans shall preserve salient natural features, keep outfill
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 practical.
(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 shall
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.
(10)
Detailed soil loss calculations using the universal soil loss
equation shall be submitted.
(11)
A one-hundred-year design storm shall be used in all calculations
for sizing various erosion sedimentation control structures.
(12)
The soil-cover-complex method of runoff determination shall be employed to determine the peak runoff loads. All calculations shall conform to the requirements of § 22-318C.
(13)
The erosion and sedimentation control system shall be detailed
in a written report to the Township. The report shall follow the outlined
in § 44 of the Pennsylvania DEP Soil Erosion and Sedimentation
Control Manual and amendments and changes thereto.
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 all land within a development shall be graded
to drain and dispose of surface water.
(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. No slope shall
be steeper than three horizontal to one vertical. 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)
Concentrations of surface water runoff shall only be permitted in
swales or watercourses.
(4)
Excavations and fills shall be as follows:
(a)
Cut-and-fill slopes shall not be steeper than a ratio of 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
shall be exercised.
(i)
Grading equipment shall not be allowed to cross live streams.
Provision shall be made for the installation of temporary culverts
or bridges.
D.
Responsibility.
(1)
Whenever sedimentation and/or erosion is caused by stripping vegetation,
regrading or other development, it shall be the responsibility of
the person 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, at which time it
shall then become the responsibility of the Township.
(b)
An easement acceptable to the Township is established, in which
case the maintenance shall then be the responsibility of the individual
lot owner over whose lot the easement passes.
(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 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 such person shall block, impede the flow of, alter, construct
any structure, deposit any material or thing, or commit any act which
affect normal or flood flow in any communal stream or watercourse
without having obtained prior approval from the Township or Pennsylvania
Department of Environmental Protection, whichever is applicable.
(5)
Every person who 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 or drainage area.
(b)
Handle existing off-site run-off through his development or
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.
E.
Compliance with regulations and procedures.
(2)
The installation and design of the required erosion and sediment
control measures shall be in accordance with the standards and specifications
of USDA Natural Resources Conservation Service or, if more stringent,
in accordance with the standards and specifications, if any, on file
with and approved by the Township, including the following:
(a)
Debris or sedimentation 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 and 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 and/or the Township Building Inspector to
insure conformance with the plans as approved. During the construction,
further consultative technical assistance will be furnished, if necessary,
by the Township Engineer and the County Soil and Water Conservation
District. During this development phase, the Township Engineer shall
inspect the development site and force 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 Subsection E(6), hereof, the Board may revoke the approval of the preliminary plan.
(8)
All detention and retention basins shall be fenced with a minimum
four-foot-high fence, and such fence shall be designed in such a manner
as to keep children out and shall be provided with a gate which latches
in such a manner to prevent children from entering the basin area.
[1]
Editor's Note: Former § 326, General design standards
and improvements designated floodplain districts, added 8-8-1978 by
Ord. No. 59, was repealed 9-23-2015 by Ord. No. 309.
[Added 1-5-1981 by Ord.
No. 75]
All retention and/or detention basins shall be designed to handle
stormwater runoff from the one-hundred-year storm. Whenever a retention
and/or detention basin is designed so that no overflow of water into
a natural watercourse is provided for, then the following additional
requirements shall be met:
A.
The depth of such retention and/or detention basin shall not be greater
than four feet above the minimum water table depth, which shall be
determined as follows: the applicant shall monitor the water table
depth for a minimum of 60 consecutive days during the months of February
through April.
B.
Such basin shall be designed to fill during the one-hundred-year
storm to a maximum of two feet below the top edge of the lowest bank
of such basin.
C.
The applicant shall perform soil infiltration and permeability tests
of the basin area.
D.
The results of the applicant's determination of the minimum water
table depth and the results of the applicant's infiltration and permeability
tests shall be certified to and observed by the Township Engineer
and shall be accepted only upon certification of acceptance by the
Township Engineer.
[Added 1-17-1985 by Ord.
No. 114]
Clear sight triangles of 60 feet measured along street right-of-way
lines from their points of junction shall be provided at all intersections.
Within the clear sight triangle, no wall, fence or other structure
between two feet and 10 feet in height shall be erected, altered or
maintained, and no hedge, tree, shrub or other growth shall be planted
or maintained which interferes with a free and unobstructed view down
and across lands within such clear sight triangle.
[Amended 4-6-1983 by Ord.
No. 102; 1-19-1992 by Ord. No. 167; 12-15-1993 by Ord. No. 174]
A.
Applicability. This section shall apply to any subdivision or land
development plan submitted to the Township for approval, except a
residential subdivision or land development of less than three dwelling
units or a nonresidential subdivision with less than 8,000 square
feet of building area.
B.
Dedication of land suitable for park and recreational use to the
Township.
(1)
The developer or applicant shall dedicate land suitable for park or recreational use to Upper Makefield Township, unless one of the alternatives set forth in Subsection D of this section is agreed to by the Township and the developer. The land shall not be dedicated until the completion of the necessary and agreed upon improvements are made to the land, and the appropriate facilities are constructed to make the land usable for park and recreation purposes.
(2)
The amount and location of land to be dedicated to the Township shall
bear a reasonable relationship to the use of park and recreational
facilities by future residents of Upper Makefield Township. At a minimum,
the following criteria for dedication of park and recreation areas
to the Township shall apply:
(a)
Residential subdivision or land development. The amount of land
to be dedicated for park and recreational areas in residential subdivisions
or land developments of three or more individual dwelling units, whether
they are single-family dwellings or contained within a multifamily
dwelling, shall be as follows:
[1]
Single-family detached or two-family developments. In the case
of subdivision of single-family detached or two-family dwellings,
the developer shall dedicate a minimum of 4,000 square feet per dwelling
unit.
[2]
Multifamily developments. In multifamily residential developments,
the developer shall dedicate a minimum of 4,000 square feet per residential
dwelling unit.
[3]
Conversions. In the event that any building is converted to
multifamily use, it will be subject to the multifamily regulations.
(b)
Nonresidential subdivision or land development. The amount of
land to be dedicated for park and recreational areas in a nonresidential
subdivision or land development shall be 1,300 square feet per 4,000
square feet of building area. The types of park and recreational areas
that shall be deemed suitable for nonresidential subdivision or land
developments shall include, but not be limited to:
[1]
Playing fields (baseball field, soccer field or the like, designed
for active recreation, constructed pursuant to the minimum standards
of the regulatory authority, such as Township little league).
[2]
Tennis courts.
[3]
Tot lots (small playground especially designed for young children).
[4]
Basketball courts.
[5]
Paddle tennis courts.
[6]
Jogging parks with exercise stations.
(c)
The land dedicated to the Township for park and recreation purposes
need not be a part of the of the land development or subdivision.
It may be located on a separate parcel of land; provided, that in
the sole discretion of the Board of Supervisors, it is convenient
to the subdivision or land development. In addition, the developer,
with the approval of the Township, may construct park and recreation
facilities at the Township facilities or the facilities of another
developer to satisfy the requirements of this section. Park and recreation
facilities which are available to all Township residents as opposed
to facilities which are available only to the residents of a particular
subdivision or land development are encouraged.
(d)
No more than 25% of the park and recreation space may consist
of floodplain areas or areas with slopes in excess of 8%. Floodplain
and steep slopes may not be used for active recreation.
(e)
The land to be dedicated must be suitable for active or passive
recreation by reason of its size, shape, location and topography.
(f)
In the event of a conflict between the Joint Municipal Zoning
Ordinance[1] as to the amount of recreational area which must be dedicated,
this section shall control.
[1]
Editor's Note: The Joint Municipal Zoning Ordinance is on
file in the Township offices and is accessible via the Township website.
(3)
When land is being dedicated, notwithstanding the foregoing, the
land which is dedicated must meet the minimum lot size for the district
within which it is being dedicated.
(4)
Any location dedicated to the Township shall be used only for the
purpose of providing park and recreational facilities.
(5)
When it is dedicated, acceptance by the Township shall be by means
of a signed resolution to which a property description of the dedicated
recreational area shall be attached. All changes and agreements should
eventually be listed directly on the signed drawing linens. In no
event shall the Township be required to accept dedication of park
and recreational areas.
(6)
Where a developer dedicates land, the acquisition value of the land plus any improvements being placed on the land for park and recreation purposes must equal or exceed the fee in lieu of dedication as established by resolution of the Board of Supervisors from time to time. If the value of the fee in lieu of dedication is not met or exceeded, the developer must supply the balance of his obligation to supply park and recreation facilities by one or more of the alternatives set forth in Subsection D herein.
C.
Criteria for locating recreation areas. The Planning Commission and
the Board of Supervisors, in exercising their duties regarding the
review of subdivisions and land development plans, shall consider
the recommendations of the Park and Recreation Board, as well as of
the following criteria in determining whether to approve the proposed
recreation plan (which approval shall include both the use and location
of the proposed park and recreational area) in the developer's subdivision
or land development plan:
(1)
The site or sites shall be easily and safely accessible, have good
ingress and egress, and have access to a public road; however, no
public road shall traverse the site or sites.
(2)
The site or sites shall have suitable topography and soil conditions
for use and development as a recreation area.
(3)
The size and shape of the site or sites shall be suitable for the
development of the recreation area proposed.
(4)
The site or sites shall to the greatest extent practical be accessible
to essential utilities, such as water, sewer and power.
(5)
The site or sites shall be in conformance with the Township's Comprehensive
Park and Recreation Plan.
D.
Alternatives to dedication of land.
(1)
Fee in lieu of dedication.
(a)
Where the Board of Supervisors and the developer agree that
because of the size, shape, location, access, topography or other
physical features of the land or any other need of the Township, that
it is impractical to dedicate land to the Township as required by
this section, the Supervisors shall require a payment of a fee in
lieu of dedication of such land from the developer. The calculation
of the fee in lieu of dedication shall be set forth in detail in a
resolution and shall bear a reasonable relationship to the use of
the park and recreation facilities by future inhabitants of Upper
Makefield Township.
(b)
Any fee in lieu of dedication which is collected by the Township
shall be used only for the purpose of providing park and recreational
facilities within Upper Makefield.
(c)
A fee authorized under this subsection shall, upon its receipt
by the Township, be deposited in an interest-bearing account, designated
the Upper Makefield Township Park and Recreation Fund. Interest earned
on such accounts shall become funds of that account. Funds from such
accounts shall be expended only on specific recreation facilities
approved by the Board of Supervisors.
(d)
Upon request of any person who paid fees under this subsection,
the Township shall refund such fee, plus interest accumulated thereon
from the date of payment, if the Township had failed to utilize the
fee paid for recreation purposes within three years from the date
such fee was paid unless return of the fee has been waived by agreement
between the developer and the Township.
(2)
Reservation by developer for homeowner's association.
(a)
Where the developer and the Board agree, the required lands
necessary to be dedicated to the Township may be reserved by the developer
for use by the development's homeowner's association. If this is agreed
to by the developer and the Township, the lands must be used solely
for park or recreation purposes.
(b)
If the homeowner's association desires to dissolve and offers
the land and equipment to the Township, the Park and Recreation Board
will review the land condition and maintenance costs and provide budgetary
inputs to the Board of Supervisors. The Board of Supervisors will
then determine whether they wish the land to be dedicated to the Township
or whether the homeowner's association shall be required to continue
to own and maintain it.
(3)
Combination. Where the developer and the Township agree, the developer
may utilize any combination of the aforementioned techniques to satisfy
his park and recreation obligation. However, in no circumstance shall
the total value of the acquisition of land, improvements thereon,
dedicated land or reserved land fail to meet or exceed the value of
the fee in lieu of dedication established by resolution of the Board
of Supervisors from time to time.
E.
Recreation plan. The Board of Supervisors shall adopt a formal recreation
plan for Upper Makefield Township by resolution. Future park and recreational
facilities proposed within Upper Makefield Township shall be in accordance
with principles and standards contained in the plan. In addition,
the plan shall contain a calculation of the fee in lieu of dedication.
The plan may be amended from time to time by resolution of the Board
of Supervisors.
[Added 12-20-1985 by Ord.
No. 119]
A lane lot (sometimes called a flag lot) is a parcel of land,
used for a single-family dwelling, which does not have the required
minimum lot width at the minimum front yard line but has direct access
to a public street through a narrow strip of land which is part of
the same lot. The lot line of the narrow portion of the lot (the lane)
are parallel or nearly parallel.
A.
The lot portion of a lane lot shall meet all yard requirements for
the district in which it is located. The building setback shall be
measured at a distance equal to the depth of the front yard from the
end of the lane.
B.
The lane of each lane lot must front on a public street.
C.
Only one tier of lane lots shall be permitted, i.e., there may be
no more than two tiers of lots from a public road.
D.
The minimum lot size for a lane lot shall be five acres.
E.
The area of the lane shall not be included in the area of the lot
for the purpose of determining compliance with the areas requirements
of the Zoning Ordinance[1] and these subdivision regulations.
[1]
Editor's Note: The Joint Municipal Zoning Ordinance is on
file in the Township offices and is accessible via the Township website.
F.
The lane shall be a minimum of 30 feet in width if the lot which
it is serving is restricted from further subdivision. The lane must
be a minimum of 60 feet wide if the lot which it serves is not restricted
from further development.
G.
A shared driveway serving two adjacent lane lots may be constructed
if the lanes are contiguous; provided, however, that the common driveways
must be built entirely on a single lane and may not cross the lot
line dividing the two lots except where the driveway separates to
serve the two lots.
H.
Two contiguous lane lots must be served by a common entrance even
if a shared driveway is not supplied. Cross easements in a form satisfactory
to the Township providing for the common entrances must be approved
by the Township prior to final plan approval and must be recorded
at the same time as the linen plans.
[Added 3-8-1988 by Ord.
No. 142]
A.
The name of a subdivision and the streets located within the subdivision
shall be subject to the approval of the Township and, once approved,
shall not be changed except with the approval of the Township as a
revision to the plans.
B.
No subdivision or street name shall be so similar to an existing
subdivision or street name so as to cause confusion between the names.
Such potential confusion shall be a valid cause for the Township to
deny approval of a proposed name.
C.
No subdivision or street shall be given a name which begins with
"Upper Makefield Township."
[Added 10-19-2005 by Ord.
No. 267]
A.
Applicability. The Washington Crossing Overlay District (the "District")
shall apply to all properties in Upper Makefield Township, regardless
of zoning district, which are shown on the Washington Crossing Overlay
District Map which is attached to this section as Exhibit A.[1] These are supplemental regulations which shall apply in
addition to all other applicable regulations of the Zoning Ordinance[2] and this chapter. In the case of a conflict between this
section and any other section, the section imposing the stricter requirements
shall apply.
[1]
Editor's Note: Exhibit A is included as an attachment to this chapter.
[2]
Editor's Note: The Joint Municipal Zoning Ordinance is on
file in the Township offices and is accessible via the Township website.
B.
Purpose. The purpose of the Washington Crossing Overlay District
is to enhance the appearance and design of the Washington Crossing
area; to develop a process for review and approval of development
that maintains a high standard of architectural and site development
design consistent with the historical significance of the area; to
ensure that facilities for parking and vehicular and pedestrian circulation
can be safely and adequately provided to enhance the enjoyment of
the district by both residents and tourists; to provide for landscaping
and street trees; and to make sure that new development reflects and
enhances the visual, historic and cultural character of Washington
Crossing area of Upper Makefield Township,
C.
Design review process. Applicants for subdivision or land development
shall submit, in addition to all other required information, the information
and drawings listed below. The proposed design shall be reviewed as
part of the subdivision or land development review process. Design
review consists of a systematic assessment of the three-dimensional
configuration, design, and materials to be used to ensure that the
proposed development meets the goals for the Washington Crossing Overlay
District.
(1)
Description of use or uses proposed.
(2)
Architectural drawings of proposed building(s), sign(s) or structure(s)
showing all sides of the proposed building(s), sign(s) or structure(s),
with information on and samples of building materials and colors.
(3)
Photographs of the original site in which the proposed development
will occur, prior to any change being made, showing surrounding areas
and how the new development will relate to the existing surroundings.
(4)
Information on any relevant historically significant event, building,
place or resource.
(5)
The applicant shall submit the plans, complete with architectural
drawings to the Historic and Architectural Review Board (HARB). The
HARB shall forward its advisory recommendation to the Planning Commission
and Board of Supervisors.
D.
Standards for development within the Washington Crossing Overlay
District.
(1)
Building design. The following standards shall apply to all building
designs:
(a)
All sides of a building shall be architecturally consistent
with the front facade, and all building faces visible from the street
or abutting properties shall have the same historical period architectural
features and style as the front facade. Modifications may be made
in the design for necessary loading and other utility areas. HVAC
and other mechanical units located at ground level shall be screened
from view.
(c)
Roof design. Pitched roofs with gables are required. Flat roofs
are prohibited except where there is a partial or pent roof that extends
along all sides of the building. HVAC units shall not be visible from
surrounding properties or any public street on the same elevation.
(d)
Colors. All buildings and roofs shall be designed to use primarily
white, earth tones, and colors of traditional building materials such
as brick, stone, or wood. Appropriate augmenting trim colors shall
be permitted.
(e)
Building facade. Building walls of more than 150 feet in length
must be designed so that there are no long expanses of an unbroken
wall. The building wall shall include change in materials, color,
or texture; windows; entranceways; or other variations. Windows shall
constitute no more than 40% of the front facade of the building and
have a historical appearance.
(2)
Road improvements. In order to preserve the historical nature of
this area, the character of the roads, sidewalks, and walkways in
the district should remain rustic in character while still accommodating
persons with physical limitations and increased traffic flow.
(a)
General design. In the district, a reduced number of curb cut
access locations will benefit the character and accessibility of the
area. To the extent possible, driveways serving nonresidential uses
shall be shared, existing parking areas shall be linked. Where deemed
appropriate, entrances to shared driveways shall be encouraged to
be one-way access points. These features are especially desirable
at the following locations:
(b)
Planting strip. Low roadside planting strips shall be installed
along all roadways in the District to provide consistency in the road
shoulders. The planting strip shall be located between the cartway
and the drainage swale. In the absence of a drainage swale, the planting
strip shall be located between the cartway and the sidewalk or between
the cartway and edge of the ultimate right-of-way. Vegetation in the
planting strip shall not exceed 18 inches in height, and comprised
of low shrubs and perennials to allow motorists and pedestrians clear
sight distance.
(c)
Curbs. Curbs are to be installed along streets in the district
when, in the opinion of the Township, delineation of the cartway is
necessary for safety. It is anticipated that curbs will be required
along Taylorsville Road and along Pa. Route 532 just east of Taylorsville.
It is also anticipated that curbs will be waived in the immediate
area of the historical park, in natural areas and along Pa. Route
532 east of the Delaware Canal. All curbs shall be constructed of
Belgian block or an imitation Belgian block approved by the Township.
(d)
Sidewalks. Sidewalks and walkways in the district improve safety,
and make the area more accessible to residents and visitors. Sidewalks
shall be constructed of materials which will accent the historic nature
of the district. A new sidewalk system should include crosswalks and
handicapped-accessible curb cuts. In some areas, the character of
the district is best maintained by use of paver bricks. In other areas,
sidewalks are best constructed of concrete with color and texture
to compliment the brick paving. In more naturalized areas, compacted
stone dust walkways may lend to the historic and rustic character
of the district. Unless otherwise directed by the Board of Supervisors,
below are materials to be used in the following areas:
[1]
General Washington Memorial Boulevard (Pa. Route 532). Sidewalks
are to be five feet wide, constructed of brick or brick-style unit
pavers. Exceptions: the north side of Route 532 west from Taylorsville
Road to the edge of the district, where concrete, colored and textured
to resemble paving bricks, is preferable; and the area of Route 532
between the Delaware Canal to General St. Clair Street, where the
sidewalk shall be six feet wide and constructed of compacted stone
dust similar to that used on the canal towpath.
[2]
General Green Road: five-foot-wide walkway of compacted stone
dust on the western side of the street.
[3]
River Road (Pa Route 32): sidewalks constructed of brick or
brick-style unit pavers on the east side of River Road.
(e)
Crosswalks. Crosswalks are to be located at all street intersections
and at locations where pedestrians are likely to cross State highways.
Example: River Road slightly north of General Mercer Road, on Pa.
Route 532 at the General Washington Inn. Crosswalks are to be constructed
of a color-textured concrete surface. The color shall match the paving
bricks in the district. The texture shall be designed to minimize
traffic noise.
(f)
Landscaping.
[1]
Street trees. Street trees shall be provided every 30 feet along
public street frontages. Street trees shall be a minimum of two-and-one-half-inch
caliber, growing to a height not less than seven feet after two growing
seasons. Street trees shall be planted so as not to interfere with
power and utility lines.
[2]
Parking area planting. Where parking areas are located between
the street and the proposed principal building, plant materials shall
be installed at the edge of the parking area closest to the street,
which shall be at least three feet in height when planted and which
shall meet the landscape requirements of this chapter. Parking areas
with more than eight parking spaces shall include a minimum thirty-two-square-foot
planting strip between every six spaces. The planting strip should
not exceed 18 inches in height to allow motorists and pedestrians
clear sight distance.
[3]
Buffers. Buffers shall meet the landscape requirements of this
chapter. The development shall meet any additional buffer requirements
of JMZO § 1003 and all other applicable Township ordinances.
Additionally, buffer yards will consist only of the species of plants
listed in this section. It is anticipated that a plant buffer will
be used in lieu of, or in addition to, fencing where practical. At
the discretion of the Township, healthy trees of 10 inches or more
caliber, not within the building envelope, may be considered as part
of the landscaping plan.
[4]
Planting materials. Plantings will be of species which will
accent the historic nature of the district. Notwithstanding the regulations
below, it is anticipated that plantings will be Pennsylvania native
species:
[a]
Acer ginnala - American maple.
[b]
Acer saccharum - Sugar maple.
[c]
Fagus grandifolia - American beech.
[d]
Fraxinus americana - White ash.
[e]
Fraxinus pennsylvanica lanceolata - Green ash.
[f]
Liquidambar styraciflua - Sweetgum.
[g]
Liriodendron tulipifera - Tulip tree.
[h]
Phellodendron amurense - Amur cork tree.
[i]
Plantanus occidentalis - American planetree.
[j]
Quercus alba - White oak.
[k]
Quercus borealis - Red oak.
[l]
Quercus coccinia - Scarlet oak.
[m]
Queros phellos - Willow oak.
[n]
Robinia pseudoacacia - Black locust.
[o]
Tilia-linden - all species hardy to the area.
[5]
Existing trees. In constructing new road, pedestrian pathways
or building improvements, the applicant shall make every effort to
preserve existing, mature, healthy trees. If feasible, the applicant
shall redesign buildings, road improvements, pathway locations, and
other improvements to preserve such trees from removal or damage.
E.
Lighting. The district shall be served by uniform pedestrian-scale
ornamental light fixtures (not to exceed 12 feet) and/or foot lighting
as deemed necessary for pedestrian safety. Commercial parking lot
lighting will be uniform ornamental fixtures consistent with the design
for streetlights and/or foot bollards shown on Exhibit B and Exhibit
C, respectively, of this chapter.[3] Modem fluorescent or LED light fixtures shall be used
and shall focus on illumination of pedestrian walkways and away from
residential structures.
[3]
Editor's Note: Said exhibits are included as attachments to this chapter.
F.
Signs. Signage shall meet the requirements of the Newtown Area Joint
Municipal Zoning Ordinance (JMZO).[4] In addition to the requirements set forth in the JMZO,
signs in the district shall reflect a historic design. Not withstanding
the provisions of § 1106 of the JMZO, no sign in the district
shall be internally lighted. Rotating, revolving signs, or neon signs,
pennants, flags, banners, balloons, and objects such as tires, automobiles,
food products, or other items designed to draw attention to the product
or business are prohibited.
[4]
Editor's Note: The Joint Municipal Zoning Ordinance is on
file in the Township offices and is accessible via the Township website.
G.
Parking and parking facilities.
(1)
There shall be no on-street parking in the district. All parking
areas serving new uses or uses on properties which are being redeveloped
shall be set back a minimum of 25 feet from the ultimate right-of-way
line of any public street. The area between the cartway and the parking
areas shall be devoted to required street trees, landscaping, and
sidewalks.
(2)
Parking lots shall be designed so that the parking spaces are located
to the side and rear of the building, and a vegetative buffer in compliance
with § 1003 of the Newtown Area Joint Municipal Zoning Ordinance
for off-street parking areas shall be installed to reduce visibility
from the roadside. Tiered parking or multilevel parking garages, whether
above or below ground, are prohibited within the district.
[Amended 7-13-2011 by Ord. No. 299]
(3)
Parking layout shall provide for pedestrian circulation throughout
the parking area. The pedestrian circulation system shall be illustrated
on the site plan.
H.
Drive-through service. Drive-through service facilities shall not
be located in any front yard area. Plantings shall be installed sufficient,
in the opinion of the Township, to shield the drive-through from view
from the street and from the adjacent properties.
[Added 6-20-2007 by Ord.
No. 276]
A.
No sign shall be constructed, erected, altered or maintained within
the area of the Washington Crossing District as shown on the attached
Exhibit A[1] until a Washington Crossing sign permit is secured from
the Township Code Enforcement Office.
[1]
Editor's Note: Exhibit A is included as an attachment to this chapter.
B.
In order to secure a Washington Crossing sign permit as required by Subsection A of this section, the applicant shall demonstrate compliance with the Washington Crossing Sign Design Guide, which is attached hereto and incorporated herein by reference.[2]
[2]
Editor's Note: Said Sign Design Guide is on file in the Township
offices.
C.
Each applicant for a Washington Crossing sign permit shall appear
before the Township Planning Commission, which shall review the sign
permit application and provide the applicant with advice and direction
on the best method of designing, constructing, altering or maintaining
the sign in compliance with the Washington Crossing Sign Guide. The
recommendations of the Planning Commission shall be forwarded to the
Township Planning and Zoning Officer, who shall consider the recommendation
of the Planning Commission in his or her review of the sign application.
D.
All applicants for a permit under this section shall also be required
to comply with all provisions, including but not limited to sign regulations
of the Newtown Area Joint Municipal Zoning Ordinance (JMZO).[3]
[3]
Editor's Note: The Joint Municipal Zoning Ordinance is on
file in the Township offices and is accessible via the Township website.
