A.
The following subdivision and land development principles,
standards and requirements will be applied in evaluating plans for
proposed subdivisions and land developments.
B.
The standards and requirements outlined herein shall
be considered minimum standards and requirements for the promotion
of the public health, safety and general welfare.
C.
Where literal compliance with the standards specified
herein is clearly impractical, the Board of Commissioners may modify
or adjust the standards to permit reasonable utilization of property
while securing substantial conformance with the objectives of this
chapter.
A.
All portions of a site being subdivided shall be taken
up in lots, streets, public lands or other proposed uses so that remnants
and locked areas shall not be created.
B.
In general, lot lines shall follow Township boundary
lines rather than cross them.
D.
Subdivisions and land developments shall be laid out
so as to avoid the necessity for excessive cut or fill.
E.
Land subject to subsidence and land deemed to be topographically
unsuitable may not be platted for residential use or for such other
uses as may increase danger to health, life or property until all
such hazards have been eliminated or unless adequate safeguards against
such hazards are provided by the subdivision plans. Such land within
the subdivision or land development shall be set aside on the plan
for uses which shall not endanger life or property or further aggravate
or increase the existing menace.
In accordance with the provisions of Chapter 280, Zoning, and other ordinances and regulations of the Township:
A.
In reviewing subdivision plans, the Board of Commissioners
shall consider the adequacy of existing or proposed community facilities
to serve the additional buildings proposed by the subdivision.
B.
Where deemed essential by the Board of Commissioners,
upon consideration of the particular type of development proposed
and especially in large-scale residential developments, the Board
of Commissioners may require the dedication or reservation of such
areas or sites of an extent and locationsuitable to the needs created
by the development for schools, open space, parks and other purposes.
C.
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.
D.
Where a proposed park, playground, school or other
public use shown in the Comprehensive Plan is located in whole or
in part in a subdivision or land development, the Board of Commissioners
may require the dedication or reservation of such area within the
subdivision or land development, in those cases in which the Board
of Commissioners deems such requirements to be necessary.
A.
General standards for streets.
(1)
Proposed streets shall conform to such county and
state street and highway plans as have been prepared, adopted and/or
filed as prescribed by law.
(2)
Streets shall be logically related to topography so
as to produce reasonable grades, satisfactory drainage and suitable
building sites.
(3)
Residential streets shall be so laid out as to discourage
through traffic; however, the arrangement of streets shall provide
for continuation of existing or platted streets and for proper access
to adjoining undeveloped tracts suitable for future subdivision.
(4)
If lots resulting from original subdivision are large
enough to permit resubdivision or if a portion of the tract is not
subdivided, adequate street rights-of-way to permit further subdivision
shall be provided as necessary.
(5)
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 properly closed to through traffic
until such time as the street is extended.
(6)
Stub streets greater in length than one lot width
shall be provided with a turnaround designed to meet the standards
required for culs-de-sac and shall be provided with sufficient rights-of-way
to permit the future extension of the street into the adjacent property.
(7)
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, and all street
names shall be subject to the approval of the Board of Commissioners.
(8)
Any applicant 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.
B.
Classification of streets.
(1)
Pursuant to the table below, new streets will be classified
according to the average daily traffic (ADT) which will be expected
to use the street. If a new street will serve as a stub or connector
street, its classification must be determined in accordance with its
ultimate traffic, given full development.
|
Class
|
ADT
| |
|---|---|---|
|
Expressways
|
10,001 and greater
| |
|
Arterials
|
10,001 and greater
| |
|
Major collectors
|
3,501 to 10,000
| |
|
Minor collectors
|
651 to 3,500
| |
|
Local streets
|
101 to 650
| |
|
Courts
|
1 to 100
|
(2)
ADT's may be based upon actual vehicle counts or calculated by using the Trip Generation Rates Table in § 255-20B(5).
(3)
Existing streets are classified as follows:
(a)
Expressway: Mid-County Expressway (U.S. Interstate
476).
(b)
Arterials: Lancaster Pike (U.S. Route 30), North
Spring Mill Road (Pa. Route 320) and Sproul Road (Pa. Route 320).
(c)
Major collectors: Bryn Mawr Avenue, Conestoga
Road, County Line Road, Darby and Paoli Road, Eagle Road, King of
Prussia Road, Matsonford Road, North Wayne Avenue, Radnor and Chester
Road, South Wayne Avenue and Upper Gulph Road.
(d)
Minor collectors: Brooke Road, Clyde Road, Godfrey
Road (Darby and Paoli Road to Sproul Road), Goshen Road, Gulph Creek
Road, Iven Avenue, Lowrey's Lane, Malin Road, Maplewood Road, Newtown
Road, North Ithan Avenue, Pine Tree Road (King of Prussia Road to
Upper Gulph Road), Radnor Street, Roberts Road (South Ithan Avenue
to County Line Road), St. David's Road (southwest of Darby and Paoli
Road), Sinkler Drive, South Aberdeen Avenue, South Devon Avenue, South
Ithan Avenue, Valley Forge Road, West Wayne Avenue and Wyldhaven Road.
(e)
Local streets: All other existing streets shall
be classified as local streets.
(4)
New streets shall be classified on the basis of a
traffic impact study and/or a classification approved by the Board
of Commissioners.
C.
Specific standards for streets.
(1)
The following chart indicates the required dimensional standards for the various classifications of streets as defined in § 255-6:
|
Basic Dimensions
| |||||
|---|---|---|---|---|---|
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
Curbs
|
Sidewalks
| ||
|
Expressways
|
*
|
*
|
*
|
no
| |
|
Arterials
|
*
|
*
|
*
|
*
| |
|
Major collectors
|
80
|
48
|
*
|
*
| |
|
Minor collectors
|
60
|
36
|
yes
|
yes
| |
|
Local streets
|
60
|
28
|
yes
|
yes***
| |
|
Culs-de-sac
|
60
|
28**
|
yes
|
yes***
| |
|
NOTES:
| |||||
|
*As recommended by the Pennsylvania Department
of Transportation.
| |||||
|
**Twenty-four feet in R-1 and AC Districts.
| |||||
|
***Not required in the R-1 and AC Districts.
| |||||
(2)
Additional right-of-way and/or cartway widths may
be required by the Board of Commissioners 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.
(3)
Short extensions of existing streets with lesser rights-of-way
and/or cartway widths than prescribed above may be permitted; provided,
however, that no section of new right-of-way is less than 40 feet
in width and such extensions shall be less than 100 feet in length.
(4)
Where a subdivision abut or contains an existing street
of inadequate right-of-way width, the Board of Commissioners may require
the reservation or dedication of rights-of-way to conform to the above
standards. The center line of the ultimate right-of-way shall be the
same center line as the existing right-of-way.
(5)
New half or partial streets will not be permitted,
except where essential to reasonable subdivision of a tract in conformance
with the other requirements and standards of these regulations and
where, in addition, satisfactory assurance for dedication of the remaining
part of the street can be secured.
(6)
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.
D.
Cul-de-sac streets.
(1)
Permanent or temporary culs-de-sac shall have a minimum
length of 250 feet but shall neither exceed 800 feet in length nor
furnish access to more than 20 dwelling units.
(2)
Culs-de-sac shall have at the closed end a turnaround
with a right-of-way having a minimum outside radius of not less than
60 feet and shall be paved to a radius of not less than 40 feet.
(3)
Grades across culs-de-sac shall not exceed 3%.
E.
Private streets. Private residential streets will
be approved only if they meet the following requirements:
(1)
No more than five lots may be permitted to front on
a private street.
(2)
The private street shall have a right-of-way width
and a horizontal and vertical alignment consistent with the requirements
for public streets.
(3)
The private street shall meet minimum pavement structure
requirements.
(4)
The private street shall be owned and maintained by
all abutting property owners. A homeowner's association or other legal
entity approved by the Board of Commissioners shall be formed in order
to properly administer such maintenance responsibilities.
(5)
The Board of Commissioners shall reserve the right
to order the reconstruction of the private street up to Township standards
and subsequent dedication as a public street, if such private street
is deemed to be a safety or health hazard. Costs of such reconstruction
shall be assessed against all abutting property owners and shall be
borne by said property owners.
F.
Street alignment.
(1)
Whenever local street lines are deflected in excess
of five degrees, connection shall be made by horizontal curves. All
other streets shall not have angle points in the alignment.
(3)
Except on local streets, a minimum tangent of 100
feet shall be required between curves.
(4)
A long radius curve shall be preferred to a series
of curves and tangents.
(5)
The approaches to an intersection shall follow a straight
course for at least 100 feet for local streets and courts. Approaches
for other street types shall be designed in accordance with accepted
engineering standards.
G.
Street grades.
(1)
Center-line grades shall not be less than 1.5%.
(3)
Vertical curves shall be used at changes of grade
exceeding 1%.
(4)
Where the grade of any street at the approach to an
intersection exceeds 7%, a leveling area of 4% grade or less shall
be provided for a minimum distance of 100 feet for local streets.
Approaches for other street types shall be designed in accordance
with accepted engineering standards.
H.
Street intersections.
(1)
Streets shall be laid out to intersect as nearly as
possible at right angles. No street shall intersect another at an
angle of less than 70°.
 |
(2)
Multiple intersections involving the junction of more
than two streets shall be prohibited.
(3)
In all districts, no structure, fence, planting or
other structure shall be maintained between a plane two feet above
curb level and a plane seven feet above curb level so as to interfere
with traffic visibility across the corner within that part of the
required front, side or rear yard which is within the clear sight
triangle.
(4)
Minor collectors and local streets shall not intersect
on the same side of a major collector or arterial at an interval of
less than 600 feet.
(5)
Streets entering opposite sides of another street
shall be laid out either directly opposite one another or with a minimum
offset of 200 feet between their center line.
 |
(6)
Minimum curb radii at street intersections shall be
25 feet for local streets; 30 feet for collectors; 35 feet for arterials;
and 10 feet for driveways.
(7)
Right-of-way radii shall be concentric with the curb
radii.
I.
Street access.
(1)
Where a subdivision abuts or contains an existing
or proposed arterial or collector street, the Township may require
reverse-frontage lots or such other treatment as will provide protection
for abutting properties, reduce the number of intersections with the
major street and separate local and through traffic.
[Amended 1-2-2001 by Ord. No. 2001-03]
(2)
Access to parking areas on commercial, institutional,
planned business and industrial sites shall be controlled and shall
be so located as to provide a minimum of 200 feet between points of
access.
(3)
Private driveways, where provided, shall be located
not less than 40 feet from the intersection and shall provide access
to the street of lower classification when a corner lot is bounded
by streets of two different classifications as defined herein.
(4)
Driveway grades shall not exceed 16%.
(5)
In general, no private driveway shall take access
to an arterial or major collector street. Driveways shall be so located
and designed as to provide a reasonable sight distance at street intersections.
(6)
No common driveways shall be permitted between two
or more single-family dwellings.
(7)
No common driveway shall provide access to more than
three lots or three single-family dwellings.
[Added 6-11-1990 by Ord. No. 90-28]
A.
The control of grades, curvature and obstructions
at intersections is required to ensure adequate sight distance for
safe and efficient vehicular operation. There are three types of sight
distance:
B.
The following table indicates the minimum sight distance
required for the three forms of sight distance on the various street
types:
|
Street Classification
| ||||
|---|---|---|---|---|
|
Sight Distance
|
Arterial
(feet)
|
Major Collector
(feet)
|
Minor Collector
(feet)
|
Court or Local
(feet)
|
|
Stopping
|
350
|
275
|
275
|
200
|
|
Passing
|
To be determined by Township Engineer, in accordance
with accepted engineering standards.
| |||
|
Intersections
|
750
|
600
|
550
|
400
|
A.
The design standards specified below shall be required
for all off-street parking facilities with a capacity of three or
more vehicles.
(1)
The minimum dimensions of stalls and aisles shall
be as follows:
|
Parking Stall
|
Aisle
| |||
|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Width
(feet)
|
Depth
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
|
|
90
|
9 1/2
|
20
|
*
|
22
|
|
60
|
9 1/2
|
21
|
18
|
21
|
|
45
|
9 1/2
|
20
|
15
|
18
|
|
30
|
9 1/2
|
18
|
12
|
15
|
|
Parallel
|
8
|
22
|
12
|
18
|
|
*NOTE: Not permitted.
| ||||
(2)
Parking areas shall be designed to permit each motor
vehicle to proceed to and from the parking space provided for it without
requiring the moving of any other motor vehicles.
(3)
All parking spaces shall be marked so as to provide
for orderly and safe parking.
(4)
At no time shall angle or perpendicular parking be
permitted along public streets.
(5)
Except at entrance and exit drives, all parking areas shall be set back from the right-of-way line and all property lines pursuant to the provisions of Chapter 280, Zoning. The distance between this required setback and the cartway shall be maintained as a planting strip or planting strip and sidewalk.
(6)
No more than 10 parking spaces shall be permitted
in a continuous row without being interrupted by landscaping and concrete
curb.
[Amended 6-28-1993 by Ord. No. 93-15]
(7)
No one area for off-street parking of motor vehicles
shall exceed 30 cars in capacity. Separate areas on a parcel shall
be physically separated from one another by ten-foot-wide planting
strips and concrete curb.
[Amended 6-28-1993 by Ord. No. 93-15]
(8)
Parking lots with less than 30 spaces shall not have
a grade exceeding 5%. Parking lots with more than 30 spaces shall
not have a grade exceeding 3%. No grade cut, fill or height difference
between terraced parking areas shall exceed four feet unless approved
by the Board of Commissioners.
(9)
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.
(10)
Entrances and exits to and from off-street parking
areas shall be located so as to minimize interference with street
traffic.
(11)
For the purpose of servicing any property held
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 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 access drive.
(13)
Tire bumpers shall be installed so as to prevent
vehicle overhang on any sidewalk area.
(14)
No less than a five-foot radius of curvature
shall be permitted for all curblines in parking areas.
(15)
All dead-end parking areas shall be designed
to provide sufficient backup area for the end stalls of a parking
area.
(16)
Raised pedestrian crosswalks and refuse islands
shall be provided at intervals not exceeding 200 feet along the length
of each parking area.
(17)
Pedestrian crosswalks in parking areas shall
not be subject to passage or concentration of surface runoff.
(18)
All common parking areas shall be adequately
lighted during after-dark operating hours. All lighted standards shall
be located on raised parking islands and not on the parking surface.
(19)
All artificial lighting used to illuminate any
parking space or spaces shall be so arranged that no direct rays from
such lighting shall fall upon any neighboring property or streets,
nor shall any high-brightness surface of the luminaries be visible
from neighboring residential properties or from a public street.
(20)
Where semi-attached, attached or multiple dwellings
are proposed and where private garages or driveways are proposed to
be used to meet the off-street parking requirements, one parking space
per four dwelling units of overflow off-street parking shall be provided.
Such parking may be located either in a public parking facility or
on individual lots.
(21)
Concrete curb shall be required along the perimeter
of all parking areas exceeding a ten-car capacity.
[Added 6-28-1993 by Ord. No. 93-15]
B.
Landscaping for parking facilities.
(1)
All parking areas shall have at least one tree 2 1/2
inches minimum in caliper for every five parking spaces in single
bays and one tree 2 1/2 inches minimum in caliper for every 10
parking spaces in double bays. Trees shall be planted in such a manner
to afford maximum protection from the sun for parked vehicles. A minimum
of 10% of any parking lot facility over 2,000 square feet in gross
area shall be devoted to landscaping, inclusive of required trees.
[Amended 3-10-2003 by Ord. No. 2003-6]
(2)
Plantings shall be able to survive soot and gas fumes.
Trees which have low-growing branches, gum or moisture which may drop
on vehicles, blossoms, thorns, seeds or pods which may clog drainage
facilities shall be avoided.
Off-street loading facilities shall be designed
to conform to the following specifications.
A.
Each space shall be no less than 14 feet wide, 60
feet long and 17 feet high, exclusive of drives and maneuvering space,
and located entirely on the lot being served.
B.
There shall be appropriate means of access to a street
or alley as well as adequate maneuvering space.
C.
The maximum width of driveways and sidewalk openings
measured at the street lot line shall be 35 feet; the minimum width
shall be 20 feet.
D.
All accessory driveways and entranceways shall be
graded, have a bituminous surface and be drained to the satisfaction
of the Township Engineer to the extent necessary to prevent nuisances
of dust, erosion or excessive water flow across public streets or
sidewalks.
E.
Such facilities shall be designed and used in such
a manner as to at no time constitute a nuisance, a hazard or an unreasonable
impediment to traffic.
F.
The lighting requirements of § 255-29A(19) shall be met, if applicable.
A.
Provisions for the control of surface water should,
if possible, be constructed to encourage percolation of the water
into the ground to aid in the recharge of groundwaters.
B.
Blocks and lots shall be graded to secure proper drainage
away from buildings and to prevent the collection of stormwater in
pools.
C.
All drainage provisions shall be of such design as
to carry surface waters to the nearest practical and adequate street
storm drain, retention basin, natural watercourse or other drainage
facility.
D.
The subdivider or developer shall construct and/or
install such drainage structures and/or pipes as are necessary to
prevent erosion damage and to satisfactorily carry off or retain and
release surface waters.
E.
No fill shall be made which creates any exposed surface
steeper in slope than two horizontal to one vertical, except under
one or more of the following conditions:
(1)
The fill is located so that settlement, sliding or
erosion will not result in property damage or be a hazard to adjoining
property, streets, alleys or buildings.
(2)
A written statement from an engineer experienced in
erosion control, certifying that he has inspected the site and that
the proposed deviation from the slope specified above will not endanger
any property or result in property damage, is submitted to and approved
by the Township Engineer.
(3)
A concrete or stone masonry wall constructed in accordance
with approved standards is provided to support the face of the excavation.
F.
The top or bottom edge of slopes shall be a minimum
of three feet from property or right-of-way lines of streets or alleys
in order to permit the normal rounding of the edge without encroaching
on the abutting property.
G.
Storm drains and appurtenances shall be required to
be constructed by the owner to take surface water from the bottom
of vertical grades, to lead water away from springs and to avoid excessive
use of cross gutters at street intersections and elsewhere.
H.
Unless otherwise directed by the Board of Commissioners
and the Pennsylvania Department of Environmental Resources, watercourses
shall remain open and shall not be piped or incorporated into a storm
sewer system.
I.
Detention and retention basins shall be designed to
utilize the natural contours of the land whenever possible. When such
design is impracticable, the construction of the basin shall utilize
slopes as shallow as possible to blend the structures into the terrain.
A.
No changes shall be made in the contour of the land
and no grading, excavation, removal or destruction of the topsoil,
trees or other vegetation cover of the land shall be commenced until
such time that a plan for minimizing erosion and sedimentation has
been processed and reviewed by the Township Engineer and the Delaware
County Conservation District. The Board of Commissioners may waive
this requirement for minor subdivisions.
B.
No subdivision or land development plan shall be approved
unless:
(1)
There has been an erosion and sedimentation plan approved by the Township Engineer that provides for minimizing erosion and sedimentation, consistent with Chapter 175, Grading, Excavations and Fills, and an improvement bond or other acceptable security is deposited with the Township in the form of an escrow guaranty which will ensure installation and completion of the required improvements; or
(2)
There has been a determination by the Board of Commissioners
that a plan for minimizing erosion and sedimentation is not necessary.
C.
Measures used to control erosion and reduce sedimentation
shall, as a minimum, meet the standards and specifications of the
Delaware County Conservation District. The Township Engineer shall
ensure compliance with the appropriate specifications, copies of which
are available from the district.
D.
The Board of Commissioners, in its consideration of all preliminary plans of subdivision and land development, shall condition its approval upon the execution of erosion and sediment control measures as contained in Chapter 175, Grading, Excavations and Fills.
E.
Final approval of plans and specifications for the
control of erosion and sedimentation shall be concurrent with the
approval of the final subdivision or land development plans and become
a part thereof.
F.
The Township Engineer shall review stream channel
construction on watersheds with a drainage area in excess of 320 acres
or in those cases where downstream hazards exist and shall submit
a review of said construction to the Pennsylvania Department of Environmental
Resources. Said construction shall be approved by the Pennsylvania
Department of Environmental Resources prior to final plan approval.
A.
The length, width and shape of blocks shall be determined
with due regard to the following:
(1)
Provision of adequate sites for types of buildings
proposed.
(2)
Zoning requirements as to lot sizes, dimensions and
minimum lot areas per dwelling unit.
(3)
The limitations and opportunities of the topography.
(4)
Requirements for safe and convenient vehicular and
pedestrian circulation and access.
B.
Blocks shall have a maximum length of 1,600 feet and
a minimum length of 300 feet. In the design of blocks longer than
1,100 feet, special consideration shall be given to the requirements
of satisfactory fire protection.
[Amended 10-11-1983 by Ord. No. 83-28; 7-17-2000 by Ord. No.
2000-20; 10-15-2002 by Ord. No. 2002-26]
B.
Residential lots shall front on an existing or proposed
street.
C.
Through lots are prohibited, except where employed
to prevent vehicular access to arterial or collector streets.
D.
Insofar as practical, side lot lines shall be at right
angles to straight lines or radial to curved street lines. Acute angles
or small projections shall be avoided. However, different lot shapes
will be permitted if they can be shown to be necessary or desirable
to relate building sites to the terrain or to provide better site
utilization and building relationships.
E.
The depth of lots shall generally not exceed their
width by more than 2.5 times. All lots shall be serviced by a street
designed in accordance with the provisions of this chapter.
F.
The subdivision of a tract which creates nonconforming
side and rear yards for existing buildings will not be approved unless
variances have been granted by the Zoning Hearing Board prior to final-plan
submission.
A.
Easements with a minimum width of 20 feet shall be
provided as necessary for utilities.
B.
To the fullest extent possible, easements shall be
adjacent to rear or side lot lines.
C.
No structure requiring a building permit or plantings,
except for lawn and/or paving shall be set or put within the area
of a utility easement.
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 to the line of such watercourse and of such
width as will be adequate to preserve natural drainage but not less
than 50 feet or as may be required or directed by the Township and/or
the Department of Environmental Resources. The owner shall properly
grade and seed slopes and fence any open ditches when it is deemed
necessary by the Township.
E.
Where stormwater or surface water will be gathered
within the subdivision or land development and discharged or drained
without being detained 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 discharge or drainage; and for 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.
Curbs shall be provided along streets when required
by the Township.
A.
Sidewalks and pedestrian paths shall minimize pedestrian-vehicle
conflict and shall be provided when required by the Board of Commissioners.
B.
The minimum width of all sidewalks and pedestrian
paths shall be four feet.
C.
Sidewalks and public paths shall be located within
a public right-of-way, a public easement or a common open space area.
D.
Curb cuts shall be provided at all street crossings.
E.
Sidewalks and pedestrian paths shall be adequately
lighted, if required by the Board of Commissioners.
F.
The grades and paving of sidewalks and pedestrian
paths shall be continuous across driveways. Where heavy traffic volume
is expected, a special paving treatment may be required by the Board
of Commissioners.
G.
Sidewalks and pedestrian paths shall be laterally
pitched at a slope of not less than 1/4 inch per foot to provide for
adequate surface drainage.
H.
Sidewalks and pedestrian paths shall not exceed a
seven-percent grade. Steps or a combination of steps and ramps shall
be utilized to maintain the maximum grades, where necessary. Where
sidewalk grades exceed 5%, a nonslip surface texture shall be used.
I.
Sidewalks and pedestrian paths shall be of a hard
surface composition if heavy pedestrian or bicycle traffic will be
served and shall be constructed according to Township specifications.
An occasionally utilized footpath may utilize gravel, pine bark chips
or other material approved by the Board of Commissioners.
J.
Sidewalks adjacent to angle parking areas shall be
set back a minimum of five feet to prevent car overhang from restricting
pedestrian movement along the sidewalk.
K.
Sidewalks shall be required in developments where
lot areas are 20,000 square feet or less.
[Added 6-28-1993 by Ord. No. 93-15]
A.
Within any land development or major subdivision,
street trees shall be planted along all streets where suitable street
trees do not exist.
B.
Street trees 2 1/2 inches dbh at intervals of
not more than 30 feet along both sides of new streets and along one
or both sides of an existing street within the proposed subdivision
or land development. An equivalent number may be planted in an informal
arrangement, subject to the approval of the Board of Commissioners.
[Amended 10-22-1990 by Ord. No. 90-49; 6-28-1993 by Ord. No.
93-15; 3-10-2003 by Ord. No. 2003-6]
C.
Street trees shall not be planted opposite each other,
but shall alternate.
D.
At intersections, trees shall be located no closer
than 50 feet from the intersection of the street rights-of-way.
E.
Street trees shall be planted on lots rather than
within the right-of-way, unless otherwise approved by the Board of
Commissioners.
F.
Street trees shall be of nursery stock. They shall
be of symmetrical growth, free of insects, pests and disease, suitable
for street use and in conformity with the standards of the American
Association of Nurserymen.
G.
The minimum caliper measured at a height of six inches
above the finished grade level shall be 2 1/2 inches.
H.
Approved trees.
(1)
In particular, approved trees including the following:
(a)
Acer ginnala: Amur maple.
(b)
Acer saccharum: sugar maple.
(c)
Acer saccharum columnaris: columnar sugar maple.
(d)
Acer rubra columnaris: columnar red maple.
(e)
Crataegus phaenopyrum: Washington hawthorn.
(f)
Fraxinus americana: white ash.
(g)
Fraxinus pennsylvanica lanceolata: green ash.
(h)
Ginkgo biloba: ginkgo (male).
(i)
Gleditsia tricanthos inermis: moraine locust.
(j)
Koelreuteria paniculata: goldenrain tree.
(k)
Liquidambar styraciflua: sweet gum.
(l)
Phellodendron amurense: Amur cork tree.
(m)
Plantanus acerifolia: London plane tree.
(n)
Prunus kwansan: kwansan cherry (upright form).
(o)
Pyrus calleryana bradford: Bradford pear.
(p)
Quercus borealis: red oak.
(q)
Quercus coccinea: scarlet oak.
(r)
Quercus phellos: willow oak.
(s)
Tilia cordata: European linden.
(t)
Zelkova serrata: Japanese zelkova.
(2)
Upon the approval of the Board of Commissioners, other
species may be utilized.
A.
Interior crosswalks may be required whenever necessary
to facilitate pedestrian circulation and to give access to community
facilities in blocks of over 1,000 feet in length.
B.
Such crosswalks shall have an easement width of not
less than 20 feet and a paved walk of not less than four feet. They
shall be clearly marked by bollards, paving material, signing, lights
or similar provisions to ensure their visibility to motorists.
A.
Approval of the preliminary plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be resubmitted and processed pursuant to Article III.
B.
Attached-dwelling types should incorporate varied
designs, architectural modes and setbacks.
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 circulation for fire-fighting and other
emergency equipment, moving vans, fuel trucks, garbage collection,
deliveries and snow removal shall be planned for efficient operation
and convenience.
(3)
Walking distance from the main entrance of a building
or single-family dwelling unit to a parking area shall be less than
100 feet. Exceptions to this standard shall 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.
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, screening of parking
and other service areas and conservation of desirable existing vegetation
and natural ground forms.
(2)
Grading around buildings shall be designated to be
in harmony with natural topography.
E.
Driveways.
(1)
Driveways shall be provided on the site where necessary
for convenient access to dwelling 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.
(3)
All driveways shall be paved and constructed in accordance
with Township standards.
F.
Refuse collection stations.
(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 so as to be separated
adequately from habitable buildings to avoid being offensive, but
at the same time be convenient for both collectors and residents and
shall be adequately screened and landscaped.
(3)
If public collection is anticipated, the containers
and the placement thereof shall be subject to the approval of the
Township Engineer.
G.
Planting. The appeal and character of the site shall
be preserved and enhanced by retaining and protecting existing trees
and desirable topographic features. Additional plant material shall
be added for privacy, shade, beauty of buildings and grounds and to
screen out objectionable features.
[Added 10-12-2004 by Ord. No. 2004-37]
B.
Plant material shall be added if it adds privacy,
shade, or beauty to the buildings and grounds where possible, but
not required as to force a setback or yard in a lot.
C.
Perpendicular and angle parking may be permitted along
public streets.
D.
Parking and driveway design shall allow vehicles to
back out of a lot on to a local street.
E.
Buildings in this district developed for town center
residential use will be exempt from buffer, screen and setback requirements.
F.
Shade trees shall only be required when that they are physically possible within the lot and whose placement shall comply with § 255-38.
G.
Encroachment on or above the second floor of a structure
shall be allowed over the public right-of-way so long as it does not
project more than 36 inches into the right-of-way. An encroachment
shall not present a hazard to public safety as determined by the Township
Engineer.
A.
The platting of individual lots for nonresidential
uses shall be avoided in favor of a comprehensive design of the land
to be used for such purposes.
B.
Additional width of streets adjacent to areas proposed
for nonresidential use may be required as deemed necessary by the
Board of Commissioners to assure the free flow of through traffic
from vehicles entering or leaving parking and loading areas.
C.
When two adjacent lots proposed for nonresidential
uses front on an arterial or major collector street, the applicant
may be required to provide common ingress and egress as well as common
parking facilities. When three or more adjacent lots are proposed
for nonresidential uses, the applicant may be required to provide
a service road for common ingress and egress.
D.
Alleys or service streets shall be required in commercial
and industrial land developments, except where adequate provisions
are made for off-street loading.
E.
Dead-end alleys shall be avoided; but where this proves
impossible, they shall be terminated with a paved turnaround of adequate
dimensions as approved by the Board of Commissioners.
F.
Streets shall not be connected to local streets intended
for predominantly residential traffic.
G.
Parking areas shall be located and designed in such
a manner that they are visibly secluded from eye level in the surrounding
area. Grading to depress the parking area, raised berms, landscaping
or fencing are satisfactory methods to create such seclusion.
H.
Outdoor collection stations shall be provided for
garbage and trash removal when indoor collection is not provided.
Collection stations shall be screened from view and landscaped.
[Amended 3-10-2003 by Ord. No. 2003-6]
A.
Buffer screens are required between subdivisions and
land developments and along existing streets to soften visual impact,
to screen glare and to create a visual barrier between conflicting
land uses. The extent of screening required shall be determined by
the type of use proposed and the adjacent uses or streets surrounding
the proposed development. The impact of the proposed use on adjoining
properties is the basis for establishing buffer screen standards.
B.
To determine the required buffer screen and planting
schedule, the following three-step procedure shall be adhered to:
(1)
Step 1: site analysis and determination of buffer
screen class. For each property boundary, the applicant shall determine
the adjacent land use or street classification for each property boundary.
The letter indicates the buffer yard class.[1]
[1]
Editor's Note: Table 1: Determination of Buffer Yard Class is included at the end of this chapter.
(2)
Step 2: selection of the planting option for the buffer
screen class. After determining the buffer screening class, the applicant
shall select a planting option from Table 2. For each buffer screening
class, several planting options are available, one of which the applicant
shall select to meet the buffer screens requirement for each boundary.
The Board of Commissioners may permit an alternative planting option
which shall have a screening capability equal to or greater than any
of the available options.
|
Table 2: Planting Options
| |
|---|---|
|
The options below indicate the amount of plant material that is required per linear foot of property line. Unless stated below, plantings are required to be aligned on property or right-of-way boundaries but may be sited on any portion of the property for buffering, if permitted by the Board of Commissioners. Plant materials shall be so arranged to allow for proper growth and to provide the buffering intended herein. All buffers shall have a minimum width of 10 feet, unless otherwise specified in Chapter 280, Zoning.
| |
|
Class
|
Option
| |
|---|---|---|
|
A
|
1 canopy tree per 40 feet along boundary line,
plus
| |
|
1 flowering tree per 60 feet (informally arranged),
plus
| ||
|
1 evergreen per 60 feet (informally arranged)
| ||
|
1 canopy tree per 40 feet (informally arranged),
plus
| ||
|
1 evergreen per 30 feet (informally arranged)
| ||
|
B
|
1 evergreen per 8 feet (informally arranged)
| |
|
1 evergreen per 15 feet with 4-foot-high berm
| ||
|
1 evergreen per 15 feet (informally arranged),
plus
| ||
|
1 evergreen shrub per 8 feet (informally arranged)
| ||
|
1 evergreen per 10 feet (informally arranged),
plus
| ||
|
1 shrub per 4 feet (informally arranged)
| ||
|
Buffer screening on property line (3-foot centers)
|
(3)
Step 3: selection of plant materials from the plant
materials list. Each planting option may utilize any of the plant
materials outlined in Appendix A.[2] Minimum plant size given either in height or in caliper
is indicated on this table. The Board of Commissioners may permit
other planting types if they are hardy to the area, are not subject
to blight or disease and are of the same general character and growth
habit as those listed in Appendix A.[3] All planting material shall meet the standards of the
American Association of Nurserymen. The applicant shall not be required
to provide buffer screens should existing planting, topography or
man-made structures on the subject property be deemed acceptable for
screening purposes by the Board of Commissioners.
A.
Plotting of recreation areas. Recreation areas shall
be laid out in accordance with the best principals of site design.
The recreation areas shall form part of an interconnecting open space
system which extends throughout the development. The following criteria
shall be utilized to determine whether the recreation areas have been
properly designed:
(1)
Recreation areas shall be readily accessible to all
development residents or, in the case of recreation areas dedicated
to the Township, shall be easily and safely accessible to the general
public. At least one side of the recreation area shall abut a street
for a minimum distance of 50 feet for access of emergency and maintenance
vehicles.
(2)
Recreation areas shall have a suitable topography,
drainage and soils for use and development of recreational activities.
(3)
When active recreation activities are proposed, which entail the construction and installation of equipment or playing surfaces, a Class B type buffer, as described in § 255-42, shall be provided when such activities abut residential uses.
(4)
Recreational areas shall not be traversed by streets
or utility easements unless said utilities are placed underground
and no part of them or their supportive equipment protrudes above
ground level.
(5)
The shape shall be suitable to accommodate those recreation
and open-space activities appropriate to the location and needs of
future residents.
B.
Open space designation. All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in Subsection B(1), (2) or (3) below: "Open space land may not be separately sold, nor shall such land be further developed or subdivided." All subdivision plans shall further designate the use of open space, the type of maintenance to be provided and a planting plan or schedule. In designating use and maintenance, the following classes may be used:
[Amended 6-28-1993 by Ord. No. 93-15]
(1)
Lawn: a grass area with or without trees which may
be used by the residents for a variety of purposes and which shall
be mowed regularly to ensure a neat and tidy appearance.
(2)
Natural area: an area of natural vegetation undisturbed
during construction or replanted. Such areas may contain pathways.
Meadows shall be maintained as such and not let to become weed-infested.
Maintenance may be minimal, but shall prevent the proliferation of
weeds and undesirable plants, such as honeysuckle and poison ivy.Litter,
dead trees and brush shall be removed, and streams shall be kept in
free-flowing condition.
(3)
Recreation area: an area designated for a specific
recreation use, including but not limited to tennis, swimming, shuffleboard,
playfield and tot lot. Such areas shall be maintained so as to avoid
creating a hazard or nuisance and shall perpetuate the proposed use.
C.
Conveyance and maintenance of open space.
(1)
All open space shown on the final plan as filed in
the office of the Township Engineer and subsequently recorded in the
office of the Recorder of Deeds of Delaware County must be conveyed
in accordance with one or more of the following methods:
(a)
Dedication in fee-simple to the Township of
Radnor. The Township may, but shall not be required to, accept any
portion or portions of the open space, provided that such land is
freely accessible to and of benefit to the general public of Radnor
Township, there are no acquisition costs involved and the Township
agrees to and has access to maintain such land; and it must be acceptable
with regard to size, shape, location and improvement.
(b)
By conveying title (including beneficial ownership)
to a corporation, association, funded community trust, condominium
or other legal entity.
[1]
The terms of such instrument of conveyance must
include provisions suitable to the Township for guaranteeing:
[a]
The continued use of such land
for the intended purpose.
[b]
Continuity of proper maintenance
for those portions of the open space requiring maintenance.
[c]
The availability of funds required
for such maintenance.
[d]
Adequate insurance protection.
[e]
Provisions for payment of applicable
taxes.
[f]
Recovery for loss sustained by
casualty, condemnation or otherwise.
[g]
Such other covenants and/or easements
that the Township shall deem desirable to fulfill the purposes and
intent of these regulations.
[2]
The following are prerequisites for such a corporation
or association:
[a]
It must be set up before any homes
or dwelling units are sold or leased or otherwise conveyed.
[b]
Membership must be mandatory for
each buyer and/or lessee and any successive buyer and/or lessee.
[c]
It must be responsible for liability,
insurance, taxes, recovery for loss sustained by casualty, condemnation
or otherwise and the maintenance of recreational and other facilities.
[d]
Members or beneficiaries must pay
their pro rata share of the costs, and the assessment levied can become
a lien on the property.
[e]
It must be able to adjust the assessment
to meet future conditions.
[f]
Such corporation or association
shall not be dissolved nor shall it dispose of the open space, by
sale or otherwise, except to an organization conceived and established
to own and maintain the open space. The corporation or association
must first offer to dedicate the open space to the Township before
any such sale or disposition of the open space.
(2)
The dedication of open space, streets or other lands
in common ownership of the corporation, association or other legal
entity or the Township shall be absolute and not subject to reversion
for possible future use for further development.
(3)
All documents pertaining to the conveyance and maintenance
of the open space shall meet the approval of the Solicitor as to legal
form and effect and to the Board of Commissioners as to suitability
for the proposed use of the open space.
[Added 2-25-2013 by Ord. No. 2013-01]
A.
Purpose. All residential subdivisions of four or more lots/dwelling
units and nonresidential subdivisions or land development plans regulated
under this section shall provide for suitable and adequate recreation
land and/or fees in order to:
(1)
Insure adequate park and recreational areas and facilities to
serve the future residents of the Township.
(2)
Maintain compliance with recreational standards as recommended
by the Radnor Township Comprehensive Plan, and Radnor Township Parks,
Recreation and Open Space Plan of 1991, or as may be amended.
(3)
Allow for orderly acquisition and development of park and recreation
areas needed to serve new residents.
(4)
Ensure that dedicated park and recreation land is suitable for
the intended use.
B.
Park and recreational land dedication requirements.
[Amended 10-26-2015 by Ord. No. 2015-11]
(1)
For all residential subdivisions or land developments involving
a total of four or more lots and/or dwelling units, a minimum of 1,440
square feet of suitable park and recreation land shall be provided
per dwelling unit within such subdivision/land development, unless
the developer agrees to a fee in lieu of $3,307 per dwelling unit
(existing or proposed).
(2)
For all nonresidential or institutional subdivisions and/or
land developments involving more than 5,000 square feet of floor area,
the amount of land to be dedicated for park and recreational area
shall be 2,500 square feet per 6,400 square feet of floor area (existing
or proposed), or portion thereof, unless the developer agrees to a
fee in lieu of $3,307 per 6,400 square feet of floor area (existing
or proposed).
(3)
For the purpose of this section, "floor area" is defined as
the sum of all horizontal floor area(s) of a building or group of
buildings on a lot, measured from the exterior faces of the building
or from the center line of party walls separating two buildings.
(4)
This recreation land dedication requirement shall in no way diminish, supersede, or be satisfied by any other requirement for recreation lands, open space, or buffers set forth in this chapter or any other chapter of the Township Code, including, but not limited to, Chapter 280, the Township Zoning Ordinance.
C.
Criteria for location and suitability of park and recreation land
dedication.
(1)
The Radnor Township Planning Commission and Park and Recreation
Board will advise the Board of Commissioners on land offered for dedication
for park and recreational purposes.
(2)
The intended use must meet the goals and objectives as outlined
in the Radnor Township Parks, Recreation and Open Space Plan of 1991,
or as may be amended.
(3)
Factors to be considered in determining park and recreation
land locations and suitability shall include but not be limited to:
(a)
Site(s) should be easily and safely accessible, have good ingress
and egress and have access to a public road or to a road to be dedicated
as a public road, or to a road which the residents of the development
in which the site is located can use to reach the park and recreation
site.
(b)
Site(s) should have suitable topography for the development
as a particular type of active or passive recreation area. Suitability
shall be determined upon recommendation by the Township Engineer and
shall be judged on the basis of the type of recreation area proposed.
(c)
Size and shape of the site(s) should be suitable for the development
as a recreation area. The configuration of the recreation area must
be able to accommodate recreation activities proposed by the development
plans. The required area shall not include narrow or irregular pieces
which are remnants from lotting or left over after street and parking
areas have been laid out.
(d)
Site(s) should meet the minimum size with respect to usable
acreage as recommended by the Radnor Township Parks, Recreation and
Open Space Plan of 1991 for Radnor Township.
(e)
Sites designated for active recreation land shall not contain
lands with natural resource restrictions, as defined by the Township
Zoning Ordinance,[1] stormwater detention facilities, or lands designated for
any other purpose. Site(s) designated for passive recreation may contain
lands with natural resource restrictions, provided that the site(s)
can be used by residents of the Township for passive recreational
activities.
(f)
The recreational activities and/or facilities for which the
area is intended must be specified on the approved record plan.
(g)
Recreation areas shall not be traversed by utility easements
unless said utilities are placed underground. Recreational areas shall
not contain or be traversed by any underground gas pipelines.
(h)
On-site improvements on the dedicated park and recreation land
shall be commensurate with the adjacent on-site development improvements,
including but not limited to, grading, curbing and utilities.
(i)
Land shall comply with any other applicable requirements of
the Township Zoning and Subdivision/Land Development Ordinances.
D.
Ownership and dedication to the Township.
(1)
If the Board of Commissioners determines that a park and recreation
land dedication would be in the public interest, such park and recreation
land shall first be offered for dedication to Radnor Township. If
the Township does not accept dedication, the land may be owned and
maintained by an entity that the Board of Commissioners determines
is acceptable to ensure proper long-term oversight and maintenance
of the land and which agrees to accept such land for permanent park
and recreation purposes:
(a)
Retention by the owner of the development, if the dwellings
are to be rented, with proper documentation to ensure that the land
will be used in perpetuity for park and recreational purposes.
(b)
Dedication to a formal homeowners' or condominium association,
with such agreement subject to approval of the Board of Commissioners.
If any entity responsible for such park and recreation land should
dissolve or become inactive or decide that it no longer wishes to
be responsible for such land, it shall offer such land at no cost
to the Township.
(c)
Dedication to a state or county government, or other approved
entity.
(2)
If the Board of Commissioners deems it to be in the public interest
to accept dedicated land for park and recreational purposes, such
acceptance shall be by adoption of a resolution of the Board of Commissioners
and acceptance of a deed of dedication from the developer.
(3)
Park and recreation land shall include deed restrictions to
permanently restrict its use for park and recreation and to prohibit
the construction of buildings on the land, except buildings for noncommercial
recreation or to support maintenance of the land.
E.
Fee in lieu of dedication. Where the Township determines that the
dedication of the land required for recreation purposes is not feasible
under the criteria set forth in this section, and upon agreement with
the applicant or developer, the applicant or developer shall pay a
fee in lieu of dedication of any such land to the Township in compliance
with the following:
[Amended 10-26-2015 by Ord. No. 2015-11]
(1)
The fee for residential subdivisions or land developments shall
be $3,307 per dwelling unit (existing or proposed), which is based
upon the estimated value of the land that would have to be dedicated
for each dwelling unit.
(2)
The fee for nonresidential subdivisions or land developments
shall be $3,307 per 6,400 square feet of floor area (existing or proposed),
or portion thereof, which is based upon the estimated value of the
land that would have to be dedicated for that amount of floor area.
(3)
Limitations on use of fees.
(a)
Any recreation fees collected under this section shall be placed
within an interest-bearing Recreation Fee Account which shall function
as a capital reserve fund and shall be accounted for separately from
other Township funds. The funds may be used for the purpose of providing,
acquiring, operating, or maintaining park or recreational facilities
reasonably accessible to the contributing development.
(b)
The amount and location of land to be dedicated or the fees
to be paid shall bear a reasonable relationship to the use of the
park and recreational facilities by future inhabitants of the residential,
nonresidential or institutional development or subdivision.
(c)
Fees required under this section shall be paid prior to the
recording of the applicable final plan or as determined by the Commissioners.
(4)
Upon request by the party who paid the fee, the Township shall
refund such fee, plus interest accumulated thereon, from the date
of payment if the Township has utilized the fee paid for purposes
other than as set forth in this section.
(5)
The above-listed fees in lieu of dedication may be revised from
time to time by separate resolution of the Board of Commissioners.
