[Ord. 158, 3/9/1977]
1.
The purpose of this Part is to establish and define the public improvements
and design standards which will be required by the Township in the
review, approval and construction of any subdivision or land development.
2.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, morals and general welfare.
3.
Whenever Township or other applicable regulations impose more restrictive
standards and requirements than those outlined herein, such other
regulations shall control.
4.
Where literal compliance with the standards and requirements specified
herein is clearly impractical, the Board of Supervisors may modify
or adjust the standards to permit reasonable utilization of property
while securing substantial conformance with the objectives of these
regulations.
[Ord. 158, 3/9/1977; as amended by Ord. 381, 5/11/1994]
1.
All portions of a tract being subdivided shall be taken up in lots,
streets, public lands or other proposed uses so that remnants and
landlocked areas shall not be created. In general, lot lines shall
follow municipal or Township boundary lines rather than cross them.
Wherever possible, developers shall preserve trees, groves, waterways,
scenic points, historic spots and other community assets and landmarks.
Subdivisions and land developments shall be laid out so as to avoid
the necessity for excessive cut or fill.
2.
Land subject to flooding or other hazards to life, health or property and land deemed to be topographically unsuitable shall not be designed for residential occupancy or for such other uses as may increase danger to health, life or property or aggravate existing erosion or flood hazards. Such land within the subdivision or land development shall be set aside on the plan for uses not endangered by periodic or occasional inundation and shall not produce unsatisfactory living or occupancy conditions. 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 streets shall be permitted in this area. Floodplains are subject to the provisions of Part 7 of the Northampton Township Zoning Ordinance [Chapter 27].
3.
Land designated as open space in a previously approved subdivision
or land development plan shall not be designated for residential occupancy
or for any other use which is inconsistent with its use as open space.
[Ord. 158, 3/9/1977; as amended by Ord. 180, 2/13/1980; by Ord. 209, 5/9/1984; by Ord. 211, 5/9/1984, § 118-20; by Ord. 219, 11/28/1984; by Ord. 266, 2/24/1988; by Ord. 267, 3/9/1988; by Ord. 379, 3/23/1994; by Ord. 381, 5/11/1994; by Ord. 388, 10/12/1994; by Ord. 412, 10/9/1996; by Ord. 419, 6/11/1997; by Ord. 447, 3/10/1999; by Ord. 464, 10/11/2000; by Ord. 469, 12/13/2000; by Ord. 501, 12/8/2004; by Ord. 554, 10/27/2010, § 1; and by Ord. 561, 4/25/2012]
1.
Streets.
A.
Streets proposed in any major subdivision or land development shall
be in accordance with the Comprehensive Plan and the Official Map
of Northampton Township.
B.
Streets shall be carefully related to topography so as to produce
reasonable and minimum grades, satisfactory drainage and suitable
building sites.
C.
Residential streets shall be so laid out as to discourage through
traffic. However, the design of streets shall provide for continuation
of existing or recorded streets and for proper access to adjoining
undeveloped tracts suitable for future subdivision.
D.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts, or when designed as culs-de-sac.
Stub streets shall be designed with a temporary turnaround built to
the standard required for culs-de-sac.
E.
Streets that are extensions of or obviously in alignment with existing
streets shall bear the names of the existing streets. Street names
shall not be repeated within the Township. The applicant/developer
shall obtain, in writing, a statement from the postmaster of the nearest
postal service area and a statement from an official of the nearest
fire company that proposed street names do not conflict with existing
street names.
F.
Private streets may be approved only if they are designed to meet
Township street standards for right-of-way, paving width, drainage,
curbs and gutters.
G.
When street lines are deflected in excess of 3°, connection shall
be made by horizontal curves. A long-radius curve shall be preferred
in all cases to a series of curves and tangents.
H.
The approaches to any intersection shall follow a straight course
for at least 50 feet, as measured away from the intersecting lines
of rights-of-way.
I.
Except on residential and local minor collector streets, a minimum
tangent of 100 feet shall be required between curves.
K.
Street Right-of-Way and Pavement Standards. The following design
and construction requirements are subject to periodic review and approval
by the Board of Township Supervisors or modification by the Pennsylvania
Department of Transportation (PennDOT) in the case of a state-maintained
road (see PennDOT Form 408):
|
Type of Street
|
Minimum Right-of-Way Required
(feet)
|
Minimum Cartway or Paving Width
(feet)
|
|---|---|---|
|
Residential
|
50
|
31
|
|
Minor collector (primary)
|
60
|
36
|
|
Major collector
|
80
|
36 to 48
|
|
Major arterial
|
100 to 120
|
PennDOT standard
|
|
Industrial
|
50
|
31
|
L.
Additional rights-of-way and cartway widths may be required by the
Township Board of Supervisors in order to lessen traffic congestion;
to secure safety from fire, panic and other dangers; to facilitate
the adequate provision for transportation and other public requirements;
and to promote the general welfare. Short extensions of existing streets
with lesser rights-of-way and/or cartway widths than as prescribed
above may be permitted, provided that no section of new right-of-way
shall be less than 50 feet in width.
M.
Where a subdivision abuts or contains an existing street of inadequate
right-of-way width, additional right-of-way width shall be dedicated
or held for future dedication to conform to the standards set by the
Township.
N.
New half or partial streets are not permitted, except where satisfactory
assurance for dedication of the remaining part of the street can be
secured. Wherever a tract to be subdivided borders an existing half
or partial street, the other part of the street shall be plotted within
such tract.
O.
Any applicant/developer who encroaches within the legal right-of-way
of a State highway is required to obtain a highway occupancy permit
from the Pennsylvania Department of Transportation, Permit Office,
Doylestown, Pennsylvania.
Q.
Where the grade of any street at the approach to an intersection
exceeds 6%, a leveling area of at least 75 feet, measured from the
street line, shall be provided, having a grade of not greater than
2%. Vertical curves shall be used at changes of grade exceeding 1%
and shall be designed to provide the following minimum sight distances:
R.
For cul-de-sac streets, the following design shall be required:
(1)
A permanent or temporary cul-de-sac exceeding 600 feet in length
may be approved by the Board of Supervisors only if conditions of
the tract warrant a cul-de-sac of greater length.
(2)
Cul-de-sac shall have, at the closed end, a turnaround which
is paved to an outside radius of not less than 40 feet, and which
has a right-of-way, concentric with the paved area, with an outside
radius of not less than 50 feet, except for culs-de-sac in industrial
zones, which shall have a paved outside radius of not less than 48
feet and a right-of-way, concentric with the paved area, with an outside
radius of not less than 60 feet.
S.
Street intersections shall be designed to intersect at right angles.
New street intersections involving more than two streets shall be
prohibited. The minimum center-line offset between streets intersecting
another street is 150 feet. The minimum curb radii at street intersections
shall be 25 feet and 15 feet at the property line.
T.
A minimum clear-sight triangle of 75 feet as measured from the center-line
intersections of two streets shall be provided at all intersections.
No physical obstruction, planting, berm or grade shall obscure vision
above a height of two feet in such triangle. Each leg of each triangle
shall be increased by one foot for each foot of right-of-way greater
than 50 feet for either intersecting street.
U.
Residential driveways shall be located not less than 50 feet from
the intersection of corner lots and shall, where appropriate, connect
to the street of lowest potential traffic if located on a corner lot.
V.
Access to individual commercial and industrial parking areas and
sites shall be controlled and shall be so located as to provide a
minimum of 150 feet between points of access.
W.
Bridges and culverts shall be designed to meet current Township specifications.
They shall be constructed to the full width of the right-of-way or
to an adequate dimension to accommodate special grade conditions.
Approval of the Pennsylvania Department of Environmental Protection,
Division of Dams and Encroachments, is required when the area drained
upstream of the point under consideration exceeds an area of 1/2 square
mile.
2.
Curbs, Sidewalks, Driveway Aprons, Street Signs and Streetlighting.
A.
Curbs.
(2)
Curbs shall be constructed along any existing street on which
a subdivision or land development abuts, and the existing paved cartway
shall be widened to the curb.
(3)
All curbs shall be constructed in accordance with the Accessibility
Guidelines for Buildings and Facilities, United States Architectural
and Transportation Barriers Compliance Board, as amended, promulgated
by the Americans with Disabilities Act of 1990.
(4)
The location of curbing along such existing street shall be
determined by the width of the required cartway of the road as established
by this chapter or by PennDOT standards in the case of a State-maintained
road.
(5)
The specific type and design of a curb shall be in accordance
with the design standards as established by the Township Engineer
and Public Works Department.
B.
Sidewalk and Pedestrian Paths. Sidewalks shall be required on both
sides of all existing and proposed streets.
(1)
All sidewalks shall be constructed in accordance with the Accessibility
Guidelines for Buildings and Facilities, United States Architectural
and Transportation Barriers Compliance Board, as amended, promulgated
by the Americans with Disabilities Act of 1990.
(2)
Sidewalks, pedestrian paths and accessible routes shall be of
a hard surface composition and shall be constructed according to Township
specifications. An occasionally used footpath may use gravel, pine
bark, chips or other material approved by the Board of Supervisors.
(3)
Sidewalks or other pedestrian paths shall not exceed a grade
of 7%. Except for accessible routes, where the maximum rise for any
run shall be 30 inches with a level landing of at least 60 inches
at the bottom and top of each run, steps or a combination of steps
and ramps shall be utilized to maintain the maximum grades, where
necessary. Where sidewalk or pedestrian path grades exceed 5%, a nonslip
surface texture shall be used.
(4)
Sidewalks shall be laterally pitched at a slope of not less
than 1/4 inch per foot to provide for adequate surface drainage.
(5)
The grades and paving of sidewalks shall be continuous across
driveways, except in certain nonresidential and high-density residential
developments and in certain other cases where heavy traffic volume
dictates special treatment.
(6)
The minimum width of all sidewalks shall be four feet.
(7)
The specific type and design of sidewalk shall be in accordance
with the design standards as established by the Township Engineer
and Public Works Department.
(8)
A minimum four-foot wide grass plot shall be provided between
the sidewalk and the back of the curb. Such grass plot may be modified
or eliminated for certain commercial area sidewalks at the sole discretion
of the Board of Supervisors.
(9)
If the provision of sidewalks requires the destruction or removal
of valuable trees, consideration shall be given to the retention of
such valuable trees.
(10)
The Board of Supervisors may waive the installation of sidewalks
and impose a fee in lieu thereof when requested by the landowner and
when it is deemed impractical or unnecessary for the aforesaid sidewalk
to be installed at the time of construction. The fee shall be established
by the Board of Supervisors by resolution from time to time.
C.
Corners and Street Crossings. At corners or other pedestrian street-crossing
points, sidewalks shall be provided pursuant to the Accessibility
Guidelines for Buildings and Facilities, United States Architectural
and Transportation Barriers Compliance Board, as amended, promulgated
by the Americans with Disabilities Act of 1990.
D.
Driveway Aprons. Where driveways cross sidewalks, a concrete apron
shall be provided from the sidewalk to the back of the curb.
E.
Street signs, as approved by Northampton Township, shall be required
for all subdivisions and land developments having existing or proposed
streets. The developer shall erect, on metal poles, at every street
intersection, a street sign or street signs having thereon the names
of the intersecting streets. At intersections where streets cross,
there shall be at least two such street signs, and at intersections
where one street ends or joins with another street, there shall be
at least one such street sign.
F.
Lighting Requirements.
(1)
Streetlighting shall be required for all commercial and industrial
land developments, for all multi-family residential areas and, at
the discretion of the Board of Supervisors, for all or portions of
single-family residential developments.
(2)
In single-family residential subdivisions, appropriate conduit
and wiring shall be installed underground even though standards and
lighting fixtures may not be required or constructed immediately.
In lieu of conduit and wiring, a fee may be imposed by the Board of
Supervisors, at its sole discretion, when it is deemed impractical
or unnecessary for such conduit and wiring to be installed at the
time of the construction of the residential subdivision. Such a fee
shall be initially established by the Board of Supervisors by resolution.
Such fee provisions may be changed from time to time by the Board
of Supervisors.
(3)
Proposed intersections with any major collector or major arterial
street shall have streetlights.
G.
Where required above, the owner shall install or cause to be installed,
at the owner's expense, metal pole streetlights serviced by underground
conduit in accordance with a plan to be prepared by the owner's
engineer and approved by the Township Engineer and Board of Supervisors.
The equipment of metal poles may be waived in such instances as approved
by the Board due to the existence of wooden poles already in place.
The owner shall be responsible for all costs involved in lighting
the streets from the date of first dwelling unit occupancy until such
time as the streets are accepted by the Township. In certain commercial,
office, institutional or other high-density areas of the Township,
the Board of Supervisors may require the use of replica gas lights
in accordance with the design standards as established by the Township
Engineer and the Public Works Department.
3.
Grading, Drainage and Erosion and Sediment Control.
A.
Grading activities and sedimentation and erosion control facilities
shall be designed, installed and undertaken in accordance with the
Northampton Township Stormwater Management and Grading Ordinance.
B.
Any area of the Township proposed for development shall be designed
to meet the following maximum disturbed vegetative ground cover requirements:
|
Range
(percent)
|
Maximum Percent Permitted Disturbance
|
|---|---|
|
8 to 15%
|
40%
|
|
15 to 25%
|
30%
|
|
25% or more
|
15%
|
4.
Easements.
A.
Easements with a minimum width of 20 feet shall be provided, as necessary,
for all utilities, including storm drainage facilities, access to
sedimentation devices, sanitary sewers and appurtenances, water supply
lines, underground telephone lines, cable television lines, electrical
lines or conduits, and for access to open space areas and to floodplain
areas in certain circumstances. Easements required for public water
and sanitary sewer facilities shall be 30 feet or as required by the
Northampton, Bucks County, Municipal Authority.
B.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines. Nothing shall be permitted to
be placed, planted, set or put within the area of an easement. The
area shall be kept as lawn or as minor paving in the case of driveways
or sidewalks.
C.
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
100 feet or as determined by the Township Engineer 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 Township.
D.
No right-of-way or easement for any purpose whatsoever shall be recited
or described in any deed unless shown on the approved final plan.
5.
Public and Private Water Supply.
A.
The developer shall provide and construct water mains in such a manner
as to make adequate water service available to each lot or dwelling
unit within the subdivision or for each use in the land development.
A minimum pressure as required by the Northampton Municipal Authority
shall be provided at each dwelling or other building to be connected
to the water supply main. The water supply must comply with the regulations
and the standards of the State Department of Environmental Protection
of Pennsylvania and the standards of the Authority.
B.
The public water system shall also be designed with adequate capacity
and appropriately spaced fire hydrants for firefighting purposes.
Review and approval by the Northampton, Bucks County, Municipal Authority
shall be required in order to assure that adequate fire protection
is provided. Written certification of that review must be submitted
by the applicant to the Township prior to approval of final plans.
For final plans, the approval of the Insurance Services Office is
also required for fire hydrants.
C.
Where no public water is accessible or can be extended to the property,
water shall be furnished by the developer or lot owner on an individual
lot basis. If wells are installed on each lot and the lot also contains
its own sewage disposal facilities, the well shall be of the drilled
type, cased and grout-sealed into the bedrock. The well will be required
to have a production of not less than six gallons per minute as established
by bailer tests and certified by the well driller. Before being placed
in consumer use, it shall be disinfected by the use of sodium hypochlorite
or other acceptable solutions and a sample bacteriological examination
performed by a licensed water analyst. All standards of the Bucks
County Department of Health shall be followed.
6.
Public Sanitary Sewers and Private On-lot Sewage Disposal.
A.
The design, construction, operation and approval procedures for public sanitary sewers, treatment of sewage and related facilities within Northampton Township are under the legal control and jurisdiction of the Northampton Township Municipal Authority, herein called the "Authority," pursuant to the provisions of Chapter 18, "Sewers and Sewage Disposal," as amended to date.
B.
Wherever practical, sanitary sewers shall be installed and connected
to the Authority. Where a sanitary sewer is not yet accessible but
is planned for extension to the subdivision, the subdivider shall
install sewer lines, including lateral connections, as may be necessary
to provide adequate service to each lot when connection with the public
sanitary sewer system is made. The sewer lines shall be suitably capped
at the limits of the subdivision, and the laterals shall be capped
at the right-of-way line. The sewer installation shall include the
construction within right-of-way or easements to bring the sewer to
the future connection with the Authority's sanitary sewer system.
C.
When capped sewers are required and provided, on-site disposal facilities
shall also be provided. A sewer shall be considered to be planned
for extension to a given area any time after preliminary engineering
and related studies have been completed and the construction of facilities
adequate to serve the area containing the subdivision has been programmed
for completion within a reasonable time. The Authority shall determine,
in writing, that a proposed subdivision or land development is or
is not accessible for connection to its sewerage system.
D.
All public sanitary sewers shall be designed and constructed in accordance
with the Sewerage Manual issued by the Pennsylvania Department of
Environmental Protection. No public sanitary sewer or connection thereto
shall be constructed until plans and specifications have been submitted
to the Pennsylvania State Department of Environmental Protection and
to the Authority and approved in accordance with existing laws.
E.
If public sewer facilities are not available, the developer or owner
shall provide for sewage disposal on an individual lot basis according
to the rules, regulations, terms, definitions and conditions of the
individual sewage disposal system application and certification procedure
for Bucks County, Pennsylvania, adopted by the Bucks County Board
of Commissioners on March 24, 1971, and any amendments made thereto.
When on-lot sewage disposal facilities are proposed, a satisfactory
Bucks County Health Department feasibility report must be received
by the Board of Supervisors before approval of the final plan. The
dimensioned location(s) of the on-lot sewage system and the well,
if proposed, must be shown on the plan prior to the issuance of a
building permit.
7.
Electric, Telephone and Communication Facilities.
A.
All electric, telephone, cable television and communication service
facilities, both main and service lines, shall be provided by underground
cables, installed in accordance with the prevailing standards and
practices of the utility and other companies providing such services,
except where it is demonstrated to the Board of Supervisors that the
underground installation required herein is not feasible because of
the physical condition of the lands involved.
B.
Where practicable, all utilities shall be located within the street
right-of-way; otherwise, easements or rights-of-way of sufficient
width for installation and maintenance shall be provided. As-built
drawings shall show locations of all such utilities.
C.
Installation of cable television service lines parallel to other
utilities or other means of providing such television service shall
be made by the enfranchised cable operator(s) to residents in all
future new residential construction. The aforementioned cable operator(s)
shall be given reasonable notice of all relevant easement and service
trench ground openings by the developer; further, reasonable time
and opportunity to make the required installation shall be given by
the developer.
8.
Off-Street Parking and Loading Facilities.
A.
General.
(1)
The number and type of off-street parking spaces and off-street loading spaces for all types of permitted uses are specified in the Northampton Township Zoning Ordinance [Chapter 27]. The criteria contained in this subsection pertains to the general design requirements.
(2)
All off-street parking spaces shall be in parking lots or courts,
fully paved, with curbs, island separators, appropriate lighting,
proper drainage and convenient pedestrian and vehicular access.
(3)
Off-street parking spaces required for single-family dwellings
shall be located in a garage, carport or driveway.
(4)
All parking lots and bays shall be physically separated from
the street and confined by curbing or other suitable separating device.
(5)
Access and circulation for firefighting and other emergency
equipment, moving vans, fuel trucks, garbage collection, deliveries
and snow removal shall be planned for efficient operation and convenience.
(6)
No less than a five-foot radius of curvature shall be permitted
for all curblines in parking areas.
B.
Design Standards. The design standards specified below shall be required
for all off-street parking facilities with a capacity of three or
more vehicles:
(1)
Off-street parking areas shall be designed to:
(a)
Permit safe and efficient internal circulation in accordance
with accepted traffic engineering principles and standards.
(b)
Permit each motor vehicle to proceed to and from the parking
space provided for it without requiring the moving of any other motor
vehicles.
(c)
Have sufficient reservoir space to accommodate entering and
exiting vehicles without overflowing out onto adjacent streets or
service roadways.
(2)
Setbacks. Off-street parking areas shall be located:
(a)
At least 15 feet from the future right-of-way line and all property lines or as required by the Northampton Township Zoning Ordinance [Chapter 27], the greater provision to prevail. The distance between this required setback and the future cartway shall be maintained as a planting strip.
(b)
At least 20 feet from any building or structure.
(3)
Parking Spaces.
(a)
All parking spaces shall be marked so as to provide for safe
and orderly parking. Parking stalls shall be delineated by a double
striped line, closed at the aisle end; and, parking stall widths shall
be measured to the center of the double striped lines.
(b)
Subject to provisions relating to parking for individuals with
disabilities and parking for railroad passenger stations, the minimum
dimensions of stalls and aisles shall be as follows:
|
Angle of Parking
|
Parking Stall Width
(feet)
|
Stall Depth
(feet)
|
Aisle One-Way
(feet)
|
Two-Way
(feet)
|
|---|---|---|---|---|
|
90°
|
9.5
|
18
|
*
|
24
|
|
60°
|
9.5
|
20.2
|
18
|
21
|
|
45°
|
9.5
|
19.6
|
15
|
18
|
|
30°
|
9.5
|
16.5
|
12
|
18
|
|
Parallel
|
9.5
|
22
|
12
|
18
|
|
*NOTE: Not permitted.
|
(c)
Angle or perpendicular parking shall not be permitted along
public or private streets.
(d)
In no case shall parking areas for three or more vehicles be
designed to require or encourage cars to back into a public street
in order to leave the lot.
(e)
All dead-end parking areas shall be designed to provide a backup
area with a minimum depth of 10 feet for the end stalls of a parking
area.
(4)
Accessible Parking Spaces.
(a)
Accessible parking spaces for the disabled shall be provided pursuant to the Accessibility Guidelines for Buildings and Facilities, United States Architectural and Transportation Barriers Compliance Board, as amended, promulgated by the Americans with Disability Act of 1990 and the Zoning Ordinance [Chapter 27].
(b)
Accessible parking spaces shall be designated as reserved by
a sign showing the international symbol of accessibility (PennDOT
No. R7-8) and the penalties sign (PennDOT No. R7-8B) or other such
signs as may be prescribed from time to time by the Pennsylvania Department
of Transportation. The signs shall be located so that they cannot
be obscured by a vehicle parked in the space and shall be erected
and maintained in compliance with all applicable Pennsylvania Department
of Transportation regulations. All signs shall be replaced by the
landowner when they become missing, damaged or obsolete.
(5)
Driveways.
(a)
Entrances and exits to and from off-street parking areas shall
be located so as to minimize interference with street traffic.
(b)
If, in the opinion of the Supervisors, excessive traffic entering
or leaving such parking areas will cause congestion due to turning
movements to or from local streets, internal stacking lanes or channelization
of entrances may be required.
(c)
For the purpose of servicing any property under single and separate
ownership, entrance and exit drives crossing the street line shall
be limited to two along the frontage of any single street for each
500 feet of frontage, and their center lines shall be spaced at least
80 feet apart. On all corner properties, there shall be a minimum
spacing of 60 feet, measured at the street line, between the center
line of any entrance or exit drive and the street line of the street
parallel to said drive.
(e)
A minimum center-line radius of 33 feet shall be provided for
all drives.
(6)
Pedestrian Facilities.
(a)
Tire bumpers shall be installed so as to prevent vehicle overhang
on any sidewalk area.
(b)
Raised crosswalks and refuge islands for pedestrian traffic
shall be provided at intervals not exceeding 200 feet along the length
of each parking area.
(c)
Pedestrian crosswalks in parking areas shall not be subject
to passage or concentration of surface water.
(7)
Landscaping. Parking areas shall be designed in accordance with the following standards in order to accommodate landscaping, as required in § 22-615:
(a)
No more than 20 parking spaces shall be permitted in a continuous
row and no dimension of any parking area may exceed 200 feet without
being interrupted by a planting strip having a width of not less than
10 feet.
(b)
No more than 40 individual parking spaces may be placed together
within any parking area without being provided with a planting strip
having a width of not less than 10 feet.
(c)
A minimum of 10% of any parking lot facility shall be devoted
to landscaping, inclusive of required trees.
(8)
Lighting.
(a)
All common parking areas shall be adequately lighted during
after-dark operating hours. All light standards shall be located on
raised parking islands and not on the parking surface.
(9)
Off-Street Loading Spaces.
(a)
Off-street loading spaces and access areas are required by the Northampton Township Zoning Ordinance [Chapter 27]. Such loading spaces shall be 12 feet by 55 feet in size, exclusive of drives and maneuvering space, and shall be located entirely on the lot being served.
(b)
Off-street loading spaces shall be conveniently located for
access to buildings and shall have adequate turning radii for proper
ingress and egress.
(c)
Such loading spaces shall be clearly marked and shall not be
used for required off-street parking.
9.
Multi-family Residential Development.
A.
The types of permitted uses, dwelling unit density, parking, lot area and building bulk requirements for permitted multi-family residential developments are contained in the Northampton Township Zoning Ordinance [Chapter 27].
B.
All applicable provisions of this chapter shall also apply to any
multifamily land development, including, but not limited to, submission
procedures, plan requirements, design requirements, construction requirements
and bonding procedures for required improvements.
C.
In addition to all other requirements contained herein, multi-family
residential land development plans shall include the following:
(1)
A complete landscaping plan, showing existing and proposed trees,
buffers, planting areas, hedges, a plant list, ground cover for all
areas not occupied by buildings or paving, ornamental fencing, if
any, and a typical detail for foundation planting.
(2)
Outdoor collection stations shall be provided for garbage and
trash removal when individual collection is not made and indoor storage
is not provided. Collection stations shall be located so as to be
screened and separated adequately from habitable buildings to avoid
being offensive, but at the same time shall be convenient for both
collectors and residents.
(3)
An exterior lighting plan for internal walkways and parking
areas, showing locations of lighting standards, a detail of proposed
fixtures and shielding methods.
10.
Nonresidential Land Development Plans.
A.
Permitted commercial, industrial, public and quasi-public uses, coverage, site area and parking requirements and building bulk controls are contained in the Northampton Township Zoning Ordinance [Chapter 27].
B.
All applicable provisions of this chapter shall also apply to any
nonresidential land development, including, but not limited to, submission
procedures, plan requirements, design and construction requirements
and bonding procedures for required improvements.
C.
In addition to all other requirements contained in this chapter,
nonresidential land development plans shall include the following:
11.
Monuments. (See § 22-202 for definition.)
A.
Permanent monuments shall be placed at each change in direction of
boundary: two to be placed at each street intersection and one on
one side of each street at angle points and at the beginning and end
of curves. Utility easements shall be monumented at their beginning,
any change of direction and at their end; and areas to be conveyed
for public use shall be fully monumented at all changes in direction.
B.
Monuments shall be placed in the ground after final grading is completed,
at a time specified by the Township Engineer.
C.
All monuments shall be checked for accuracy by the Township Engineer
or their accuracy certified by the owner's engineer. Accuracy
of the monuments shall be within 3/100 of a foot.
12.
Community Facilities and Required Open Space.
A.
In reviewing subdivision plans and multi-family land development plans, the Township Planning Commission and Board of Supervisors will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision. The Board shall require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other public purposes. Where the Board does not deem dedication or reservation of open space appropriate, a cash contribution will be required for possible future public open space uses and in accordance with the Township Zoning Ordinance, Part 10 [Chapter 27].
B.
Areas provided or reserved for such community facilities shall be
adequate to provide for building sites, landscaping and off-street
parking as appropriate to the use proposed. Where a proposed park,
playground, school or other public use shown in the Northampton Township
Comprehensive Plan is located, in whole or in part, in a subdivision
or land development, the Board of Supervisors may require the dedication
or reservation of such area within the subdivision or land development
in those cases in which the Board deems such requirements to be necessary.
C.
Standards for Community Facilities. The following standards shall
apply to the provisions of recreation space:
(1)
Areas set aside for recreational purposes, such as playgrounds
or playfields, shall be of adequate size and configuration to accommodate
the intended use. They should be located to serve all the residents,
and in large developments more than one area may be required to serve
the residents in close proximity to their dwellings. Access should
be provided from a public street.
(2)
The Northampton Township Zoning Ordinance [Chapter 27] sets for the minimum requirements for open space considering the type of development and the zoning to which it is located. In addition to these provisions, a minimum of 0.03 acres of undeveloped land shall be dedicated and improved with park and recreation facilities for each new individual housing unit within the development. The size, type, location, ownership and maintenance of the improved park and recreation facilities shall be subject to the approval of the Board of Supervisors. Upon review of the proposal, the Board of Supervisors may require the payment of an impact fee or the fee in lieu of mandatory land dedication for parks and recreation facilities. The fees shall be utilized to implement the park, recreation and open space plans that have been adopted by Northampton Township in accordance with the provisions of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq.
(3)
Recreation areas shall be readily accessible to all residents
of a development or, in the case of recreation areas dedicated to
the Township, shall be easily and safely accessible to the general
public and designed pursuant to the Accessibility Guidelines for Buildings
and Facilities, United States Architectural and Transportation Barriers
Compliance Board, as amended, promulgated by the Americans with Disabilities
Act of 1990. At least one side of the recreation area shall abut a
street for a minimum of 50 feet for the access of emergency and maintenance
vehicles.
D.
In reviewing subdivision plans and land development plans, the Planning
Commission shall recommend denial and the Board of Supervisors shall
deny approval when the subdivision plan and/or land development plan
involves the subdivision or development of land previously designated
as open space on subdivision and/or land development plans previously
approved by the Board of Supervisors. Submission of a subdivision
or land development plan showing development of land previously designated
as open space on an approved subdivision or land development plan
shall be sufficient grounds for the Planning Commission to recommend
denial and for the Board of Supervisors to deny approval of such subdivision
or land development plan.
13.
Requirements in Flood-Prone Areas.
A.
If a subdivision proposal or other proposed new development or portion
thereof is in a flood-prone area, all public utilities and facilities,
such as sewer, gas, electrical and water systems, shall be located
and constructed to minimize or eliminate flood damage.
B.
If a subdivision proposal or other proposed new development or portion
thereof is in a flood-prone area, adequate drainage shall be provided
to reduce exposure to flood hazards.
C.
Within flood-prone areas, any new and replacement water supply systems
are required to be designed to minimize or eliminate infiltration
of floodwaters into the systems.
D.
Within flood-prone areas, any new and replacement sanitary sewage
systems are required to be designed to minimize or eliminate infiltration
of floodwaters into the systems and discharges from the systems into
floodwaters, and on-site waste disposal systems are required to be
located to avoid impairment to them or contamination from them during
flooding.
14.
Off-Site Stormwater Drainage Contribution.
A.
In reviewing subdivision and land development plans and considering
the adequacy of existing or proposed off-site stormwater drainage
systems, there shall be paid a contribution towards that portion of
the cost for any off-site capital improvements and/or maintenance
costs of the existing stormwater drainage systems which may be necessitated
by or confer benefit upon the proposed subdivision or land development.
B.
Off-site stormwater drainage contributions shall be as set forth
in the Township's Fee Schedule.
C.
The off-site stormwater drainage contribution shall be in addition
to the obligation of the developer to construct and install at its
sole expense the on-site and off-site drainage improvements required
as a condition to subdivision or land development approval.
D.
When, in the discretion of the Board of Supervisors, circumstances
surrounding the development of a site warrant special consideration,
these contributions may be reduced or waived.
[Ord. 158, 3/9/1977; as amended by Ord. 294, 8/9/1989; and by Ord. 388, 10/12/1994]
1.
Installation of Improvements or Suitable Guaranty Required. Before
approving any subdivision or land development plan for recording,
the Board of Supervisors shall either require that the necessary grading,
paving and other improvements, as herein specified, shall have been
installed in strict accordance with the standards and specifications
of the Township and that required fees shall have been received or
that the Township be assured by means of a proper contract, containing,
among other items, performance and maintenance guaranties that the
improvements will subsequently be installed by the owner and/or applicant,
hereinafter referred to as the "developer."
2.
Contracts. In all cases where the necessary grading, paving and other
subdivision or land development improvements, including both public
and private improvements, required herein shall not have been installed
in strict accordance with the standards and specifications of the
Township prior to the township's approving any subdivision or
land development plan for recording, the developer shall enter into
a written agreement with the Township in the manner and form approved
by the Township Solicitor wherein the developer shall agree, to the
extent applicable:
A.
To construct or cause to be constructed, at the developer's
own expense, all streets, roadways, cartways, driveways, monuments,
street signs and street names, off-street parking/parking lots, curbs,
sidewalks, parking lot and buffer plantings, lighting, fire hydrants,
water mains, sanitary sewers (including capped sewers), stormwater
sewers, drainage and erosion controls, improvements, including, but
not limited to, stormwater detention and/or retention basins, and
other related facilities, recreation facilities, open space improvements,
cable television lines and other improvements shown on the plan, all
in strict accordance with the standards and specifications of the
Township and within the time specified in said agreement.
B.
To deposit with the Township financial security in an amount sufficient
to cover the cost of all subdivision improvements (including both
public and private improvements). Unless otherwise permitted by the
Pennsylvania Municipalities Planning Code, as amended, 53 P.S. § 10101
et seq., the financial security shall be posted contemporaneously
with the execution of the agreement, in the form of either an irrevocable
letter of credit with a federal or commonwealth lending institution,
a corporate surety bond from a bonding company authorized to do business
within the Commonwealth, a restrict escrow account in the name of
the Township with a Commonwealth or Federally chartered lending institution
or a restrictive or escrow account or such other type of financial
security which the Board of Supervisors may approve in an amount to
be approved by the Township Engineer. The bonding company may be chosen
by the developer, provided that the bonding company shall stipulate
that it submits to Pennsylvania jurisdiction and Bucks County venue
in the event of legal action. The financial security shall provide
for and secure to the public the completion of all subdivision improvements
for which the security is being posted on or before the date fixed
in the formal action of approval or the agreement for completion of
the improvements. The amount of financial security to be posted for
the completion of the required improvements shall be equal to 110%
of the cost of completion, estimated as of 90 days following the date
scheduled for completion by the developer. Annually, the Township
may adjust the amount of the financial security by comparing the actual
cost of the improvements which have been completed and the estimated
cost for the completion of the remaining improvements as of the expiration
of the 90th day after either the original date scheduled for completion
or a rescheduled date of completion. Subsequent to said adjustment,
the Township may require the developer to post additional security
in order to assure that the financial security equals said 110%. Any
additional security shall be posted by the developer in accordance
with this subsection.
(1)
The amount of financial security required shall be based upon
an estimate of the cost of completion of the required improvements
submitted by the developer and prepared by the engineer and certified
by such engineer to be a fair and reasonable estimate of such cost.
The Board of Supervisors, upon the recommendation of the Township
Engineer, may refuse to accept such estimate for good cause shown.
If the developer and the Board of Supervisors are unable to agree
upon an estimate, then the estimate shall be recalculated and recertified
pursuant to the provisions of the Pennsylvania Municipalities Planning
Code, as amended, 53 P.S. § 10101 et seq.
(2)
If the developer requires more than one year from the date of
the posting of the financial security to complete the required improvements,
the amount of financial security shall be increased by an additional
10% for each one-year period beyond the first anniversary date from
posting of financial security or to an amount not exceeding 110% of
the cost of completing the required improvements as reestablished
on or about the expiration of the preceding one-year period by using
the above bidding procedure.
C.
To submit final plans by sections or stages of development in the
case where a development is projected over a period of years, if authorized
by the Board of Supervisors. Said plans shall be subject to such requirements
or guaranties as to improvements in future sections or stages of development
as the Board of Supervisors finds essential for the protection of
any finally approved section of the development.
D.
To post financial security with a public utility or municipal authority
if water mains, sanitary sewer lines or electric service, along with
apparatus or facilities related thereto, are to be installed under
the jurisdiction and pursuant to the rules and regulations of a public
utility or municipal authority separate and distinct from the Township.
Said financial security shall assure proper completion and maintenance
thereof, shall be posted in accordance with the regulations of the
controlling public utility or municipal authority and shall not be
included within the financial security as otherwise required by this
section.
E.
To make adequate provisions with the Township Engineer for the inspection
of the construction of the aforesaid improvements to assure strict
compliance with Township standards and specifications.
F.
To pay all costs, charges or rates of the utility furnishing fire
hydrant and electric service for the fire hydrants and streetlighting
facilities installed by the developer until such time as the streets
shown on the subdivision and/or land development plans shall have
been accepted or condemned by the Township for public use, and to
indemnify and save harmless the Township from and against all suits,
actions, claims and demands for electric service and fire hydrant
service as aforesaid, or any part thereof, to the time that said streets
shall be accepted or condemned as public streets in the manner hereinabove
set forth.
H.
To dedicate said streets and/or other parcels, together with any
improvements thereunder or thereupon to the Township by a deed in
a form approved by the Township Solicitor, when the improvements are
completed to the satisfaction of the Board of Supervisors. The deed
shall include a reference to a plan of the streets and/or other parcels
dedicated; title thereto shall be clear title and be such as will
be insurable by a reputable title insurance company of Pennsylvania
at regular rates; and all costs in connection therewith shall be borne
by the developer.
I.
To post financial security to secure the structural integrity of the improvements and the functioning of the improvements in accordance with the design and specifications, as depicted on the final plan, where the Board of Supervisors accepts dedication of all or some of the required improvements following completion (whether such dedication is of the fee or of an easement). The security shall be in the form as authorized in Subsection 2B above and shall be for a term of 18 months from the date of the acceptance of dedication and shall be in an amount equal to 15% of the actual cost of installation of the improvements so dedicated.
3.
Letter of Contingent Approval. When requested by the developer, in
order to facilitate financing, the Board of Supervisors shall furnish
the developer with a signed copy of a resolution indicating approval
of the final plan contingent upon the developer obtaining satisfactory
financial security. The record plan shall not be signed or recorded
until the contract is executed. The resolution or letter of contingent
approval shall expire and be deemed to be revoked if the contract
is not executed within 90 days, unless a written extension is granted
by the Board of Supervisors. Such extension shall not be unreasonably
withheld and shall be placed in writing at the request of the developer.
4.
As the work of installing the required improvements proceeds, the
developer may request the Board of Supervisors to release or authorize
the release, from time to time, of such portions of the financial
security necessary for payment to the contractor or contractors performing
the work. Any such request shall be in writing, addressed to the Board
of Supervisors. Within the time limitations established by the Pennsylvania
Municipalities Planning Code, 53 P.S. § 10101 et seq.
A.
The Board of Supervisors shall direct and request the Township Engineer
to inspect said improvements.
B.
The Township Engineer shall certify, in writing, whether such portion
of the work upon the improvements has been completed in accordance
with the approved plans and indicate approval or rejection of said
improvements.
C.
The Board of Supervisors, upon such certification, shall notify the
developer of the action of the Board of Supervisors with relation
thereto. Should the improvements be approved, the Board of Supervisors
shall authorize release by the bonding company or lending institution
of an amount as estimated by the Township Engineer fairly representing
the value of the improvements completed. The Board of Supervisors
may, prior to final release at the time of completion and certification
by the Township Engineer, require retention of 10% of the estimated
cost of the aforesaid improvements. The Township Engineer, in certifying
the completion of work for a partial release, shall not be bound to
the amount requested by the developer, but shall certify to the Board
of Supervisors his independent evaluation of the proper amount of
partial release.
[Ord. 158, 3/9/1977; as amended by Ord. 388, 10/12/1994]
1.
The following special regulations shall be applicable to any permitted
mobile home park:
A.
Each proposed mobile home located within a mobile home park shall
be:
(1)
Connected to a public water supply and fire hydrant system as
approved by the Northampton Township Municipal Authority.
(2)
Connected to a public sewer system as approved by the Northampton
Township Municipal Authority.
(3)
Connected to all underground electrical, telephone, cable television
and, where possible, gas utilities.
C.
Each mobile home park shall provide for centrally located refuse
disposal container areas designed to serve a maximum of 20 individual
mobile homes each. Each such container space shall not be less than
200 square feet in area, shall be fenced or buffered by a landscape
screen and shall be easily accessible (within 250 feet of the mobile
homes served). Paved walkways shall be provided to the refuse container
spaces. Containers shall be weatherproof, vermin-proof and accessible
to a street or driveway for vehicular loading or removal.
D.
A central service building or buildings may be provided within a
mobile home park, containing such accessory uses as a management office,
laundry facilities, a repair and maintenance office, meeting rooms
and toilets, resident mailbox facilities, indoor recreational facilities
for residents only and enclosed storage closets for residents only.
E.
Each individual mobile home shall be located on a continuous concrete
pad, with frost-proofed footers, which exceeds the outside dimensions
of the mobile home by at least four inches. A minimum of six permanent
eyebolt or similar tie-down anchors shall be uniformly placed within
the exterior edge of the pad. Mortar-filled or reinforced concrete
piers not less than 16 inches by 16 inches shall be provided between
the pad and the mobile home frame. Not less than eight such piers
shall be provided for each mobile home. Permanent tie-down straps
(anchored) shall be required to withstand wind forces and uplift at
wind speeds of 80 miles per hour per Sections 424.0 and 712.0 of the
1978 BOCA Code or subsequent amendments thereto.
F.
Frost-proof flexible water, sewer, electrical and telephone service
connections shall be extended through each concrete pad.
G.
All exterior sides of each mobile home shall be provided with a permanent
skirt covering the entire space between the concrete pad and the exterior
siding of the unit.
H.
Appropriate lighting shall be provided for all streets, public or private, and all walkways, waiting areas and at service buildings, meeting the minimum requirements for multi-family areas as specified in § 22-617 of this chapter.
J.
No fences shall be permitted within a mobile home park except where
required for swimming pools and recreation areas.
