The following principles, standards and requirements
will be applied by the Township to evaluate plans for proposed subdivision
or land developments. 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. Where literal
compliance with the standards herein specified 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 this chapter.
A.
All portions of a tract being subdivided or developed
shall be taken up in lots, streets, public lands or other proposed
uses so that remnants and landlocked areas shall not be created.
B.
Reserve strips controlling access to lots, public
rights-of-way, public lands or adjacent private lands shall be prohibited
unless their control is placed with the Township under conditions
of the Board of Supervisors.
C.
Lot lines shall follow Township boundary lines rather
than cross them.
[Amended 5-23-2005 by Ord. No. 2005-1]
D.
Subdivisions and land developments shall be laid out
so as to avoid the necessity for excessive cut or fill.
E.
Land subject to flooding or other hazards to life,
health, or property shall not be platted for residential occupancy
or for such other uses as may increase danger to health, life, or
property, or aggravate erosion 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 be endangered
by periodic or occasional inundation and shall not produce unsatisfactory
living conditions.
F.
Every possible means shall be provided to preserve
trees, groves, waterways, scenic points, historic spots, or other
community assets and landmarks that are located within a proposed
subdivision or land development.
G.
All discarded materials, including but not limited
to waste paper, rags, metal, bottles, cans, building materials, house
furnishings, machinery, and vehicles or parts thereof, shall be removed
from land proposed to be subdivided or developed, and disposed of
properly.
H.
Proposed subdivisions or land developments shall be
coordinated with existing nearby neighborhoods so that the community
as a whole may develop harmoniously.
I.
Where the preliminary plan includes a portion of a tract which could be further subdivided or developed under the standards of Chapter 160, Zoning, the applicant shall submit a prospective street/lot layout for the entire tract which shall respect the environmental performance standards included in Article V of Chapter 160, Zoning.
J.
Name of the subdivision/land development is subject
to review and approval by the Township. Names which conflict with,
or are similar to, existing developments shall not be approved. During
construction, the development name shall be in accordance with the
approved plan.
[Amended 5-10-1999 by Ord. No. 99-4]
K.
Residential development/neighborhood signs advertising the name of a residential subdivision or land development are permitted subject to requirements of § 160-79G of Chapter 160, Zoning. When proposed, the sign easement area must be shown on the subdivision/land development record plan. A note must be included on the record plan stating: "The residential development/neighborhood sign architectural/material details must receive approval from the Board of Supervisors prior to issuance of a sign permit from Hilltown Township."
[Added 5-23-2011 by Ord.
No. 2011-4]
[Amended 5-23-2005 by Ord. No. 2005-1]
A.
In reviewing subdivision plans, the Planning Commission
will consider the adequacy of existing or proposed community facilities
to serve the additional dwellings proposed by the subdivision.
B.
Where deemed essential by the Board of Supervisors
upon consideration of the particular type of development proposed
and especially in large-scale planned residential developments, the
Board of Supervisors may 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 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.
Open space area landscaping shall conform to § 140-37E of this chapter.
[Amended 5-23-2011 by Ord. No. 2011-7]
E.
Designation of and permitted uses on open space land shall conform to requirements of § 160-58 of Chapter 160, Zoning.
[Amended 5-23-2011 by Ord. No. 2011-7[1]]
[1]
Editor's Note: This ordinance also repealed former Subsection
F, regarding the perimeter of common open space areas, which immediately
followed this subsection.
A.
The length, width, shape, and design of blocks shall
be determined with due regard to the provision of adequate site for
buildings of the type proposed, land use and/or zoning requirements
of the Township, topography of the land being subdivided, and requirements
for safe and convenient vehicular and pedestrian circulation.
B.
Unless the topography of the land being subdivided
or the existing pattern of development in the immediately adjacent
area shall be otherwise than herein required, the following minimum
standards for the design and size of blocks and lots shall prevail:
(1)
Blocks shall not exceed 1,600 feet in length, nor
be less than 500 feet in length. Block length shall be measured along
the center line of a street between center lines of intersecting streets.
(2)
Residential blocks shall be of sufficient depth to
accommodate two tiers of lots, except where reverse frontage lots
containing frontage on a local street and either an arterial or a
collector street.
[Amended 5-23-2005 by Ord. No. 2005-1]
(3)
Blocks for commercial and industrial areas may vary
from the elements of design contained in this section if the nature
of the use requires other treatment. In such cases, off-street parking
for employees and customers shall be provided along with safe and
convenient limited access to the street system. Space for off-street
loading shall also be provided with limited access to the street system.
Extension of streets, and utilities shall be provided as necessary.
(4)
Lot lines intersecting street lines shall be substantially
at right angles or radial to street lines from the street line to
the rear lot line. “Substantially at right angles” shall
mean an intersection angle of not less than 80°.
[Amended 2-25-2002 by Ord. No. 2002-3]
(5)
Lots shall front on a street which has already been
dedicated to the Township, or which the subdivider or developer proposes
to dedicate to the Township in connection with approval of the final
plan.
(6)
The Township shall assign house numbers to each lot
within a subdivision.
(8)
Remnants of land, smaller than required for a lot,
shall not be permitted within any subdivision. Such remnants shall
be incorporated into existing or proposed lots, or dedicated to public
use if acceptable to the Board of Supervisors.
(9)
Reverse frontage lots are prohibited except in accordance with § 140-27B(2) above. Vehicular access for reverse frontage lots is restricted to local streets.
[Amended 5-23-2005 by Ord. No. 2005-1]
(10)
Residential lots shall not be created which front upon an arterial street, as defined in § 140-29 herein.
(11)
Residential lot depth shall not be less than
one nor more than three times the lot width. Lot depth shall be measured
as the average distance from the ultimate right-of-way line to rear
property line. Lot width is the distance between side property lines
measured at the required minimum building setback line.
A.
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the Township and shall be coordinated with existing or
proposed streets in adjoining subdivisions or land developments.
B.
Any developer subdividing or developing a parcel which
fronts a state highway or proposes access thereto shall be required
to obtain a PennDOT highway occupancy permit for any access, improvement,
and encroachment within the roadway right-of-way. No plat which will
require access to a highway under the jurisdiction of the Department
of Transportation shall be finally approved unless the plat contains
a notice regarding permit requirements. (Refer to sample in Appendix
B.[1])
[1]
Editor’s Note: Appendix B is included as an attachment to this chapter.
C.
Proposed streets shall further conform to such county
and state road and highway plans as have been prepared, adopted or
filed as prescribed by law.
D.
Streets shall be related to topography so as to produce
usable lots and acceptable grades.
E.
Center lines of proposed streets must coincide with
center line of right-of-way.
F.
Access shall be given to lots and portions of the
tract in the subdivisions or land development and to adjacent unsubdivided
property unless the topography clearly indicates that such connection
is not feasible. Streets giving such access shall be improved to the
limits of the subdivision or land development to Township specifications.
Reserve strips and landlocked areas shall not be created.
G.
Streets shall be laid out to preserve the integrity
of their design. Local access streets shall be laid out to discourage
their use by through traffic and, where possible, collector streets
shall be designed for use by through traffic.
H.
Where the proposed subdivision or land development
contains or is adjacent to an existing or proposed arterial street,
provision shall be made for marginal access streets. The Township
may also require rear service areas, reverse frontage, or such other
treatment as will provide protection for abutting properties, reduction
in number of intersections with arterial streets, and separation of
local and through traffic.
I.
Screening through the use of appropriate plant materials and berms subject to site plan review shall be provided along the property line of lots with reverse frontage to buffer the lot from the higher order street. Berms shall undulate with a height varying from two feet to six feet. A minimum of eight inches of topsoil shall be placed on the berm. Plant material shall consist of a mixture of shrubs, evergreen trees and deciduous trees. A minimum of 12 shrubs, eight evergreen trees, and four deciduous trees per 100 lineal feet of frontage shall be planted in an informal arrangement. Planting shall conform to genus, species, caliper, and height requirements of § 140-37 of this chapter. A yard area with a minimum depth of 25 feet shall be provided between the principal structure and edge of the reverse frontage planting. Required street trees shall not be counted toward the minimum number of screening plants.
[Amended 5-23-2005 by Ord. No. 2005-1]
J.
Half or partial streets will not be permitted in new
subdivisions or land developments.
K.
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts, or when designed
as culs-de-sac. Temporary stub streets shall be permitted only if
the street is less than 200 feet in length and provides access to
two or less dwelling units.
L.
Street names shall be coordinated with existing or platted street
names, and shall be reviewed by the Postmaster. If a new street is
a continuation of or is aligned with an existing or platted street,
it shall bear the same name as the existing or platted street. All
street names shall be subject to approval of the Board of Supervisors.
[Amended 7-25-2016 by Ord. No. 2016-001]
M.
No street shall be laid out or opened which extends
to or crosses any boundary between the Township and any other municipality
except with the specific approval of the Board of Supervisors and
upon such condition as the Township may impose.
N.
All streets shall have a uniform width throughout their respective lengths except where otherwise required by the Board of Supervisors pursuant to § 140-29.
O.
All lots, public lands, open space, remnants of land,
or other proposed uses within subdivisions shall be served by paved
public streets.
P.
When the subdivision or land development abuts an existing street, drainage improvements shall be made to existing streets. Required improvements must be extended as necessary to provide positive drainage to existing storm drainage facilities or drainage channels. Additionally, existing cartways (full width) shall be reconstructed where necessary to establish minimum construction standards of § 140-29. Where reconstruction is not required, full-width leveling with 9 mm Superpave wearing course material, and overlay with 1 1/2 inches (minimum) of 9 mm Superpave wearing course material is required to improve the cartway surface. When leveling is required, structural paving fabric designed for use as an interlayer must be installed between the leveling and wearing course if determined necessary by the Township Engineer.
[Amended 7-25-2016 by Ord. No. 2016-001]
Q.
No new street will be permitted which will cause an existing principal structure to become nonconforming to front yard requirements of Chapter 160, Zoning.
R.
All new residential subdivisions or land developments
containing 25 dwelling units or more, or generating 250 daily vehicle
trips or more, shall have a minimum of two public street accesses
to/from existing public roadways. No residential subdivision or land
development of 25 units or more shall be served only with a P-loop
street, but shall include construction of a new through street.
[Added 2-25-2002 by Ord. No. 2002-3]
A.
Street classification. Four functional classifications
are hereby established for the streets and roads in Hilltown Township:
(1)
Expressway. This classification includes highways
designed for large volumes of high-speed traffic with access limited
to grade-separated intersections. Future rights-of-way shall be as
determined by the Pennsylvania Department of Highways.
(2)
Arterial. This classification includes highways which
provide intracounty or intermunicipal traffic of substantial volumes
where the average trip lengths are usually five miles or greater.
Generally, these highways should accommodate operating speeds of 35
to 55 miles per hour.
(3)
Collector. This classification is intended to include
those highways which connect local access highways to arterial highways.
They may serve intracounty and intramunicipal traffic. They may serve
as traffic corridors connecting residential areas with industrial,
shopping, and other service. They may penetrate residential areas.
Generally, these highways will accommodate operating speeds of 35
to 45 miles per hour.
(4)
Local access. This classification is intended to include
streets and roads that provide direct access to abutting land and
connections to higher classes of roadways. Traffic volumes will be
low and travel distances generally short. These streets and roads
should be designed for operating speeds of 25 to 35 miles per hour
or under.
B.
Right-of-way widths. Minimum widths for each type
of public street shall be as follows:
|
Type of Street
|
Right-of-Way Width (feet)
|
|---|---|
|
Expressway
|
Determined by PennDOT
|
|
Arterial
|
100
|
|
Major collector
|
80
|
|
Minor collector
|
60
|
|
Local access
|
50 or greater depending on development type/on-street
parking requirements as determined by the Board of Supervisors
|
(1)
Where a proposed subdivision abuts or contains an
existing public street or road having a right-of-way width less than
would be required if said street or road were created under this chapter,
sufficient additional width for right-of-way shall be provided and
dedicated to meet the foregoing standards.
(2)
Additional right-of-way and cartway widths may be
required by the Board of Supervisors to promote public safety and
convenience when required by special conditions and to provide parking
space in areas of intensive use.
C.
Street classification. Streets within Hilltown Township
are classified as follows:
(1)
Expressway: Route 309.
(2)
Arterial: Bethlehem Pike, Route 113, and Route 313.
(3)
Major collector: Callowhill Road, Route 152, Diamond
Street, Hilltown Pike, and Stump Road.
(4)
Minor collector: Blooming Glen Road, Minsi Trail,
Rickert Road, and Fairhill Road.
[Amended 5-10-1999 by Ord. No. 99-4]
(5)
Local access: all other roads not classified above
as arterial, major collector, or minor collector.
D.
Cartway width.
(1)
Minimum width of paving on existing streets shall
not be less than the following:
[Amended 5-23-2005 by Ord. No. 2005-1]
|
Type
|
Cartway Width
(feet)
|
|---|---|
|
Arterial
|
34 (or as required by PennDOT)
|
|
Major/minor collector
|
28 (or as required by PennDOT)
|
|
Local access
|
26 (28 if curb required)
|
(2)
Residential streets. Proposed residential streets
shall be constructed in accordance with the following requirements:
[Amended 7-25-2016 by Ord. No. 2016-001]
|
Minimum Requirements1
| ||
|---|---|---|
|
Minimum Lot Size
(square feet)
|
Row
(feet)
|
Cartway
(feet)
|
|
50,000 or greater
|
50
|
263 (28 when curb
required)4
|
|
Less than 50,000
(parking permitted one side)2
|
56
|
32
|
|
Less than 50,000
(parking permitted both sides)2
|
60
|
36
|
|
NOTES:
1The Township reserves
the right to require additional cartway width.
|
|
2On-street parking
requirements determined by Board of Supervisors.
|
|
3On-street parking permitted.
|
|
4On-street parking permitted on one
side.
|
(3)
Nonresidential streets. Nonresidential streets shall
have a minimum right-of-way width of 56 feet. Minimum cartway width
shall be 34 feet.
E.
Design standards. Design of streets shall conform
with PennDOT Design Manual, Part 2, Highway Design (PDT Pub. 13),
and all applicable PennDOT RC standards, unless specifically modified
by this chapter.
F.
Pavement design.
[Amended 2-25-2013 by Ord. No. 2013-1]
(1)
All work and materials involved in the construction of roadways shall
be designed and constructed in accordance with Pennsylvania Department
of Transportation Specifications, Form 408, as amended, and shall
be noted as such on the plan.
(2)
The roadbed subgrade shall be prepared to the established subgrade
elevation and compacted to not less than 100% of the determined dry-weight
density as set forth in ASTM D 698. Preparation of the subgrade shall
conform to PennDOT Form 408, as amended.
(3)
Subgrade drains shall be placed along proposed roadways to drain
wet areas. Subgrade drains shall be constructed in accordance with
PennDOT Form 408, as amended.
(4)
Utility trench construction (storm sewer, wastewater lines, water
main, gas main, etc.) within existing streets shall be backfilled
with 2A modified stone placed and compacted in eight-inch lifts. The
trench shall be paved with bituminous concrete base course (five-inch
compacted depth), bituminous binder course (Superpave) (two-inch compacted
depth) and the entire cartway shall be paved with a full-width overlayment
(edge of road to edge of road) of bituminous wearing course (Superpave)
(1 1/2-inch compacted depth). Full-width cartway overlay shall extend
a minimum of 10 feet beyond the edge of the utility trench. Utility
trenches within proposed street shall be backfilled with clean, dry,
select material and compacted in eight-inch lifts to not less than
100% of the determined dry weight density of the backfill material.
Trenches within easements shall be backfilled with clean, dry, select
material and compacted in 12-inch lifts to not less than 100% of the
determined dry weight density of the backfill material as set forth
in ASTM D 698 and PennDOT Form 1408, as amended. (Refer to Appendix
A.[1])
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(5)
All roadways covered by these specifications shall be constructed
in accordance with the following standards and in accordance with
specifications as found in PennDOT Form 408, as amended:
(a)
Subbase: This work consists of construction of a compacted aggregate
(PennDOT No. 3A) to a depth of six inches on a prepared subgrade.
(b)
Base course: 25 mm bituminous Superpave concrete base course
to a compacted minimum depth of five inches.
(c)
Binder course: 19 mm bituminous Superpave concrete binder course
to a compacted minimum depth of two inches shall be provided for all
arterial, collector, and primary streets and all nonresidential streets.
A bituminous tack coat shall be applied to the binder course prior
to placement of the final wearing course.
(d)
Wearing course: 9.5 mm bituminous Superpave wearing course to
a compacted depth of 1 1/2 inches.
(6)
Bituminous paving mixtures shall not be placed when surfaces are
wet or when the temperatures of either the air or the surface on which
the mixture is to be placed is 40° F. or lower, or between October
31 and April 1 in any calendar year unless authorized by the Township
Engineer.
G.
Roadside barriers. Roadside barriers and guide rail
shall be required in accordance with PennDOT Design Manual, Part 2,
Highway Design, Chapter 12. (PDT Pub. 13) Construction and materials
shall be in accordance with applicable PennDOT RC standards.
H.
Traffic control. Vehicular traffic control in work
zone areas on and along streets open to the public shall be in strict
accordance to requirements of PennDOT Publication 203, Work Zone Traffic
Control (67 Pa. Code Chapter 203).
I.
Stop, speed limit, no parking, snow emergency route,
street name and advisory signs shall be installed along new development
streets in accordance with the Manual on Uniform Traffic Control Devices
(MUTCD). Street name sign lettering shall conform with MUTCD and shall
have white lettering with green background consistent with the design
utilized by the Township Public Works Department.
[Added 2-25-2002 by Ord. No. 2002-3;
amended 5-23-2005 by Ord. No. 2005-1; 7-25-2016 by Ord. No. 2016-001]
J.
Stop line markings shall be installed at all intersections
of proposed public streets with arterial and major/minor collector
streets and with other existing local streets where determined necessary
by the Township. Stop line markings shall be thermoplastic white lines
12 inches wide extending across the approach lane(s). Lines shall
be placed four feet in advance of and parallel to the nearest crosswalk
line. Where marked crosswalks do not exist, the stop line shall be
placed at the desired stopping point, but no more than 30 feet or
less than four feet from the nearest edge of the intersection travelway.
[Added 5-23-2005 by Ord. No. 2005-1;
amended 7-25-2016 by Ord. No. 2016-001]
K.
Crosswalk marking shall be installed (where sidewalk
exists or is proposed) at all intersections of proposed public streets
with arterial and major/minor collector streets and with other existing
local streets where determined necessary by the Township, and where
midblock pedestrian crossings are appropriate to connect trails, open
space, community facilities, schools, and parking. Crosswalk markings
shall consist of six-foot-long white thermoplastic longitudinal lines
24 inches wide, spaced 24 inches apart. Warning signs, flashing lights,
advance stop lines (Stop Here For Crosswalk), and refuge islands must
be evaluated with consideration given to site-specific issues such
as roadway width, number of lanes and traffic volumes, and are required
to be installed where deemed necessary by the Township.
[Added 5-23-2005 by Ord. No. 2005-1;
amended 7-25-2016 by Ord. No. 2016-001]
L.
Stamped asphalt crosswalks shall be installed on major
pedestrian routes and internally on new residential streets where
determined necessary by the Township due to anticipated pedestrian
traffic volume and for traffic calming. Stamped crosswalks shall conform
to PennDot MS-0530-0024. Pattern and color shall be subject to approval
by the Township.[2]
[Added 5-23-2005 by Ord. No. 2005-1;
amended 7-25-2016 by Ord. No. 2016-001]
[2]
Editor's Note: Appendixes G and H are included as attachments to this chapter.
M.
Traffic calming techniques shall be incorporated into
design of all new residential streets unless, upon review of the design
plan and proposed calming, it is determined by the Board of Supervisors
that traffic calming is not warranted. Traffic calming measures and
design guidelines shall be in accordance with Pennsylvania Department
of Transportation Publication 383, dated January 2001, as amended.
In particular, consideration should be given to the following traffic
calming techniques:
N.
All new residential streets where parking is permitted on one side
(only) shall be designated as snow emergency routes.
[Added 7-25-2016 by Ord.
No. 2016-001]
O.
Centralized mail delivery and cluster box units shall be designed
such that same are centrally located to serve the residents of the
development, while providing safe and efficient access for pedestrians
and motor vehicles in the vicinity of the CBU. Provisions for off-street
and/or on-street parking, and ADA compliance accessibility, shall
be considered when locating the CBUs. Where possible, CBUs shall be
located within publicly or privately owned open space, or on private
property within an access easement in favor of a community homeowners'
association. CBUs shall be in the style, color and location approved
by the Board of Supervisors subject to the United States Postal Service
approved specifications which are incorporated herein by reference.
[Added 12-10-2018 by Ord.
No. 2018-004]
A.
Cul-de-sac streets shall not be permitted unless the
applicant can demonstrate to the satisfaction of the Township that
construction of a through street is not feasible. Applicant shall
submit for review by the Township aerial mapping with tax map parcels
identified which indicate the viability of potential future street
construction to establish the through street.
[Amended 5-23-2005 by Ord. No. 2005-1]
B.
Cul-de-sac streets shall be designed to permit future
extension into adjacent undeveloped property. Unless future extension
is clearly impractical or undesirable, the turnaround right-of-way
shall be placed adjacent to a property line and contained within an
easement area. A right-of-way of the same width as the street shall
be carried to the property line in such a way as to permit future
extension of the street into the adjoining tract. At such time as
such a street is extended, the overage created by the turnaround outside
the boundaries of the extended street shall revert in ownership to
the property owners fronting on the cul-de-sac turnaround.
C.
Permanent cul-de-sac streets shall be kept to a minimum
and shall not exceed 500 feet in length or serve as access to more
than 12 dwelling units, whichever is more restrictive, unless specifically
authorized by the Board of Supervisors. The minimum length of a cul-de-sac
shall be 250 feet. For the purpose of this chapter, cul-de-sac streets
shall be measured from the intersection of the right-of-way line with
the future right-of-way line of the existing street to the center
of the turnaround area.
D.
Cul-de-sac streets with curb, whether permanent or
temporary, shall be provided with a turnaround at the closed end having
a minimum radius to the edge of the finished street or curbline of
not less that 40 feet. Permanent cul-de-sac streets shall be provided
at the terminus with a right-of-way radius of 60 feet and a minimum
return radius of 50 feet.
[Amended 5-23-2005 by Ord. No. 2005-1; 12-10-2018 by Ord. No. 2018-004]
E.
Commercial and industrial culs-de-sac shall be reviewed
for adequacy by the Township Engineer. When deemed necessary by the
Township, additional cartway and/or right-of-way radius may be required.
F.
A snow storage area shall be provided along the right-of-way
of the turnaround. The snow storage area shall be contained within
an easement not less than 15 feet measured from the right-of-way line,
and of sufficient length as deemed necessary by the Township to provide
adequate snow storage area.
G.
P-loops (loop streets from a single access point)
shall have an entrance leg not exceeding 500 feet. The loop of a P-loop
shall have a street length not exceeding 3,000 feet.
A.
Whenever street lines are deflected in excess of 1
1/2°, connection shall be made by horizontal curves. Long radial
curves shall be used rather than a series of short curves and tangents.
B.
The minimum radius at the center line for horizontal
curves on collector and arterial streets shall be 300 feet, and for
local streets the minimum radius shall be 150 feet.
C.
On local access streets, the minimum tangent between
reverse curves shall be at least 100 feet; on collector and arterial
streets, the minimum tangent shall be at least 250 feet.
A.
The minimum center line grade on all streets shall
be 0.75% on streets with curbs, 1% on streets without curbs.
B.
The maximum grade on collector or arterial streets
shall be 7% and on local access streets 10%.
C.
Vertical curves shall be used in changes of grade
exceeding 1% and shall provide proper sight distance.
D.
Minimum vertical sight distance shall be in accordance
with PennDOT Chapter 441, as amended.
E.
Maximum grade of proposed street within 50 feet of
the ultimate right-of-way of an existing or proposed street shall
not exceed 3%.
A.
Local streets shall not intersect with collector or
arterial streets on the same side at intervals of less than 800 feet
as measured from center line to center line.
B.
The distance between center lines of streets opening
onto the opposite side of a proposed or existing street shall be not
less than 150 feet unless the streets are directly opposite each other.
C.
Multiple intersections involving the junction of more
than two streets shall not be permitted.
D.
Proposed street intersections shall be designed at
right angles. The intersection of a new street with an existing street
shall not be at an angle of less than 75°, except that all intersections
with an arterial or collector street shall be at 90°.
E.
Horizontal curves will not be permitted on a proposed
street within 50 feet of the ultimate right-of-way of an existing
or proposed street.
F.
Minimum curb radius at the intersection of two local
streets shall be at least 20 feet; and minimum curb radius at an intersection
of a local street and a collector or arterial street shall be at least
25 feet.
[Amended 5-10-1999 by Ord. No. 99-4]
G.
A clear sight triangle of 75 feet in all directions
shall be provided and maintained at all intersections of public or
private streets, measured along the center line from the point of
intersection. Nothing which obstructs the vision of a motorist shall
be permitted in this area.
[Amended 12-10-2018 by Ord. No. 2018-004]
H.
Minimum horizontal and vertical sight distances shall
be established in accordance with PennDOT Chapter 441, as amended.
A.
General.
(1)
Driveways on corner lots shall be located no less
than 60 feet from any street intersection (measured from the intersection
of the ultimate right-of-way lines). Sight distance requirements for
all residential and nonresidential driveways shall be in accordance
with PennDOT Chapter 441.
[Amended 5-23-2005 by Ord. No. 2005-1]
(2)
Driveways to corner lots shall gain access from the
street of lower classification when a corner lot is bounded by streets
of two different classifications as described herein. A corner lot
created by a proposed street and an existing street shall gain access
to the proposed street.
(3)
All driveways serving single-family dwellings, except
shared driveways, shall be at least five feet from any side or rear
lot line.
(4)
All driveways serving single-family dwellings shall
be a minimum of eight feet in width with a grade not to exceed 15%.
Maximum change in grade at any location on the driveway shall not
exceed 8%.
(5)
All single-family residential driveways shall be paved
from the edge of cartway to the ultimate right-of-way, or for a length
of 15 feet, whichever is greater using the following minimum standards:
(a)
A crushed aggregate base course with a compacted
depth of six inches.
(b)
A bituminous binder course (ID-2) with a compacted
depth of 1 1/2 inches.
(c)
A bituminous wearing course (ID-2) with a compacted
depth of one inch.
(d)
In the case where sidewalks are provided, a
concrete driveway apron shall be required.
(6)
Where an existing roadside drainage swale is too shallow
to permit installation of a driveway pipe, a paved swale may be installed
conforming to requirements of PennDOT Chapter 441 unless the anticipated
depth of flow across the driveway exceeds 1/2 inch during the ten-year
return storm. Where the anticipated depth of flow across the driveway
exceeds 1/2 inch during the ten-year return storm, a concrete trench
box with steel grate must be installed. Grates must be recessed below
edge of cartway to establish a minimum 2% slope from the cartway to
the grate. Trench boxes must extend beyond edge of driveway paving
a minimum five feet.
[Amended 5-23-2005 by Ord. No. 2005-1]
(7)
Driveway pipes.
(a)
Driveway pipes must include flared end sections.
(b)
End of pipes must extend a minimum of five feet
beyond edge of paving.
(c)
Minimum pipe length is 20 feet.
(d)
Minimum pipe size shall be 12 inch round or
14 inches by nine inches arch.
(e)
Pipe must be corrugated metal except when reinforced
concrete pipe is required by the Township.
(f)
Minimum nine inches of cover must be maintained
between top of pipe and finished paving elevation.
(8)
Intersection of single-family driveways with cartways
shall be installed with minimum paving radii of five feet at both
sides.
(9)
Where curb and sidewalk are required, concrete aprons
shall be poured with a minimum thickness of six inches on a minimum
four-inch-thick bedding of PennDOT 2B stone. All concrete shall be
PennDOT Class “AA” 3750 psi mix. One-half-inch expansion
shall be placed between apron and curb. One-fourth-inch score contraction
joints shall be installed at 1/3 intervals.
B.
Shared residential driveways.
(1)
Minimum driveway width shall be 18 feet within the
street ultimate right-of-way.
(2)
Entrance must be paved in accordance with Subsection A(5) within the ultimate right-of-way or for a minimum length of 20 feet (whichever is greater).
(3)
Intersection of driveways with cartways shall be installed
with minimum paving radii of 10 feet at both sides.
(4)
Driveways must be centered on property lines.
A.
Curbs shall be installed on all streets and parking
areas located within multifamily and apartment building developments.
Curbs shall also be required on new residential streets in subdivisions
or land developments in which the minimum lot size is less than 50,000
square feet, where on-street parking is required by the Township,
and all new nonresidential streets. Curbs may also be required on
all streets in any subdivision in which the lot areas exceed the above
minimum, when the center line street grade of any street exceeds 6%;
and along all existing streets where deemed necessary by the Township.
In such cases curbs or other drainage controls shall be installed
to properly control surface drainage and protect the streets from
erosion. The requirement of the curbs may be waived at the discretion
of the Board of Supervisors.
B.
All curbs shall be depressed at intersections to sufficient
width to accommodate wheelchairs and shall be in accordance with the
latest PennDOT and Americans with Disabilities Act (ADA) standards.
C.
Curbing shall be plain cement concrete curb, 18 inches
in depth, placed and finished in accordance with requirements set
forth in the latest edition of PennDOT Specifications, Form 408. Concrete
shall conform to specifications contained in Appendix H. After completion
of the bituminous paving, Class BM-1 asphalt shall be applied to the
joint between the curb and bituminous paving for a distance of one
foot from the curb toward the center of the road to seal the joint
between the curb and bituminous paving.
[Amended 5-23-2005 by Ord. No. 2005-1]
D.
As an alternate to concrete curb, Belgian block curb
may be used where authorized by the Township. Belgian block curb must
be installed in accordance with the construction detail included in
Appendix A.
E.
Curb cuts (driveway depression) shall be a maximum
of 1 1/2 inches above roadway surface, a minimum of one inch above
the roadway surface, and a minimum of 14 feet in width.
F.
Profile of curb design along existing streets shall
be shown on the plan. Profiles shall be smooth and designed with vertical
curves where there is a change in grade. Breaks in grade shall not
be permitted. Existing edge of road and bottom of curb elevations
shall be identified every 50 feet and at locations specified by the
Township Engineer. Minimum cross-slope for cartway widening sections
shall be 3/8 inch per foot to establish positive drainage from the
existing edge of road to the curbline.
A.
Sidewalks are required along both sides of all existing
streets unless waived by the Board of Supervisors. Sidewalks are also
required on all new residential streets where curbing is required.
B.
Sidewalks shall be located within a public right-of-way,
public easement, or common open space area. Any such system shall
be interconnected and not disjointed.
C.
All sidewalks located within the street right-of-way
shall be located in such a manner as to provide sufficient area for
street trees.
D.
The minimum width of all sidewalk and pedestrian paths
shall be four feet wide for residential developments and six feet
wide for commercial/industrial areas.
[Amended 2-25-2002 by Ord. No. 2002-3]
E.
Sidewalks shall have a minimum depth of four inches
and shall be placed on a four-inch-thick bed of PennDOT 2B stone base.
Concrete driveways, driveway aprons, and sidewalks that will provide
access for vehicles shall have a minimum concrete depth of six inches
reinforced with wire mesh, and placed on a six-inch-thick bed of PennDOT
2B stone base. Concrete shall conform to specifications contained
in Appendix H.[1]
[Amended 5-23-2005 by Ord. No. 2005-1]
[1]
Editor's Note: Appendix H is included as an attachment to this chapter.
F.
Sidewalks shall not exceed a ten-percent grade. All
sidewalks shall be finished using methods that will provide a skid-resistant
surface.
G.
Curb depressions designed to accommodate wheelchairs
shall be provided at street and other crossings and shall be in accordance
with the latest PennDOT and Americans with Disabilities Act (ADA)
standards. Detectable warnings, 24 inches in width (in the direction
of travel) shall extend the full width of the curb ramp and be located
so that the edge nearest the curbline is between six and eight inches
from the curbline. Detectable warnings shall consist of raised truncated
domes with a diameter of nominal 0.9 inches, a height of nominal 0.2
inches and a center to center spacing of nominal 2.35 inches, and
shall contrast visually with adjoining surfaces. (Refer to ADA Guidelines
Section 4.29.)
[Amended 5-23-2005 by Ord. No. 2005-1]
H.
Sidewalks shall be laterally pitched at a slope of
1/4 inch per foot to provide for adequate surface drainage.
I.
Pedestrian and bike paths within open space and recreational
facilities shall be concrete, asphalt, wood chips or stone, subject
to approval by the Board of Supervisors. Width and design of cross
sections shall be subject to approval by the Township Engineer. Maximum
center line grade of pedestrian paths shall be 7%. Design center line
profile of pedestrian paths shall be shown on the plan. Vertical curves
must be designed for changes in grade. Breaks in grade are not permitted.
Horizontal curves must be designed for changes in direction. Location
of the pedestrian path center line must be defined by detailed bearing
and distance information. Where pedestrian paths are designed for
combined use with bicycles, center line grades and curves shall be
designed as specified by the Township Engineer.
[Amended 2-25-2002 by Ord. No. 2002-3; 5-23-2005 by Ord. No. 2005-1; 5-23-2011 by Ord. No. 2011-7]
A.
General landscaping requirements.
(1)
Where vegetation exists that meets the objectives and planting standards of this chapter, it shall be preserved and may be used to meet planting requirements. Photo documentation of the existing vegetated condition must be submitted for review. Quantities, size, species, genus, and locations of existing materials must be shown on the plans and verified by the Township. Where the Township allows existing vegetation to be counted toward meeting the buffer requirements (including berm requirements) of Chapter 160, Zoning, the vegetation shall not be removed except for dead plants or exotic invasive species, and noxious weeds as defined by 3 Pa.C.S.A § 1501, as amended. Additional plantings shall be required if the existing vegetation is not adequate to meet the buffer standards for density, width, or size. The vegetation shall be protected by recorded plan note to ensure that it remains as a part of the subdivision or land development.
(2)
Any plant material which does not survive, exhibits poor growth habits,
is diseased, is missing, or is damaged by deer or natural causes within
18 months from the date of acceptance by the Township, or 18 months
following installation of replacement landscape material, whichever
is later, shall be replaced by the developer.
(3)
Financial security shall be posted with the Township in an amount equal to the estimated cost of the trees and plantings, to be released 18 months from Township acceptance of the installation or installation of replacement trees pursuant to § 140-37A(2) above.
(4)
Prior to acceptance of street tree installation/replacement and prior
to acceptance of the eighteen-month maintenance period, all street
trees must be pruned to provide a clear zone of seven feet above the
sidewalk (if existing) and curb. Tree branches shall be pruned in
accordance with the standards of the Tree Care Industry Association
(formerly the National Arborist Association).
(5)
All plant material shall be protected from deer damage. Any material
damaged by deer prior to Township acceptance and/or completion of
a maintenance period must be replaced by the developer.
B.
Plant material specifications.
(1)
Names of plants shall agree with the nomenclature of standard plant
names, as adopted by the American Joint Committee on Horticulture
Nomenclature, 1942 edition, as amended; size and grading standards
shall conform to those specified by the American Association of Nurserymen
in the latest edition of the United States Department of Agriculture
Standards for Nursery Stock. No substitutions shall be permitted except
by written permission of the Township.
(2)
Quality. All plants shall be typical of their species or variety
and shall have normal, well-developed branches and vigorous fibrous
root systems. All plants shall be nursery-grown unless otherwise stated
and shall have been growing under the same climate conditions as Hilltown
Township for at least two years prior to the date of planting. Written
verification of nursery/location shall be provided to the Township
for approval prior to installation. All plants which are found unsuitable
in growth or condition or which are not true to name shall be removed
and replaced with acceptable plants. No plants with trunk damage or
scarring shall be installed. All nursery-installed trunk wrapping
must be removed at the time of installation to permit inspection of
the trunk condition.
(3)
Preparation of plants. All precautions customary in good trade practice
shall be taken in preparing plants for moving. All balled and burlapped
plants shall be dug to meet or exceed the United States Department
of Agriculture Standards for Nursery Stock.
(4)
Delivery. Plants shall be packed, transported, and handled with the
utmost care to ensure adequate protection against injury.
(5)
Pruning. Each plant shall be pruned to preserve the natural character
of the plant in a manner appropriate to the particular requirements.
Branches should be thinned by approximately 25% by removal of crossing,
damaged, or competing limbs back to the major crotch. The leader is
to be left intact. Pruning shall comply with ANSI A300 Tree Pruning
Best Management Practices (Revised 2008).
(6)
Plant material. Trees shall be nursery grown stock of specimen quality.
They shall be of symmetrical growth or typical of the variety and
supplied from sources in the same hardiness zone as Hilltown Township
and free of insect or disease problems.
(7)
Required plant material shall meet the genus, species, and minimum size requirements as specified in the Township's Plant List contained in Appendix K, included as an attachment to this chapter.
(8)
Installation.
(a)
All street trees and buffer trees to be installed shall be balled
with untreated burlap in accordance with American Association of Nurserymen
Standards. The ball depth shall be not less than 60% of the ball diameter,
and in all cases, contain the maximum of the fibrous roots of the
tree. The following standards shall apply:
|
Caliper
(inches)
|
Minimum Ball Diameter
(inches)
|
|---|---|
|
2 to 2 1/2
|
28
|
|
3 to 3 1/2
|
32
|
|
3 1/2 to 4
|
36
|
|
4 to 5
|
44
|
|
5 to 6
|
54
|
(b)
Excavated plant pits shall be a minimum two feet wider than
the ball size.
(c)
Backfill mix for the excavated plant pit area shall be composed
of topsoil, compost, or other recommended material.
(d)
Trees shall be supported in accordance with American National
Standards (ANSI) A 300 requirements. Tree guying shall be removed
one year after planting.
(e)
If used, tree wrapping paper shall not be installed prior to
delivery to the project site. All tree wrapping material shall be
removed one year after planting.
(f)
All plantings shall be mulched to a depth of three inches in
a six-foot-diameter ring around the base of each tree or continuous
beds if trees or shrubs are less than six feet apart.[1]
[1]
Editor's Note: Former Subsection B(8)(g), as amended, concerning
mulch dimensions around tree bases, was deleted in its entirety 12-10-2018
by Ord. No. 2018-004.
C.
Street landscaping.
[Amended 12-10-2018 by Ord. No. 2018-004]
(1)
Trees within the right-of-way of a Township street shall not be removed
without Township approval except removal of trees within the clear
sight triangle, removal of invasive species and/or diseased trees,
and dead trees, or removal of trees determined by the Township to
be in poor health
(2)
Street trees or front yard landscaping trees shall be required along
all existing and proposed streets within any land development or major
subdivision where suitable street trees do not exist. Street trees
shall not be required for a minor subdivision. Street trees shall
not be planted opposite each other but shall alternate.
(3)
Where sidewalk does exist and is not proposed, street trees shall
be planted within the street right-of-way a minimum of 10 feet from
the edge of cartway, except where the Township agrees suitable trees
are already in place. (Refer to Appendix A-1.[2]) Where street trees cannot be installed within the right-of-way
a minimum of 10 feet from the cartway, or sidewalk exists or is proposed,
an equal number of trees shall be planted on-lot within the front
yard.
[2]
Editor's Note: Appendix A-1 is included as an attachment to this chapter.
(4)
Street trees shall be selected and coordinated to provide adequate
separation from overhead and underground utilities. (Refer to Appendix
K.[3]) A note shall be included on all subdivisions and land
development plans indicating that, prior to installation of street
trees, tree location and species will be reviewed by the Township
relative to the location of installed utilities. If a potential conflict
is determined by the Township, tree location and species must be revised.
[3]
Editor's Note: Appendix K is included as an attachment to this chapter.
(5)
Street trees shall be selected to create uniformity and cohesiveness
within a development, limiting the number of varieties of trees and
installing trees that have similar growth and shape patterns.
(6)
Medium-to-large street trees shall be planted at intervals of not
more than 40 feet. Small street trees shall be planted at intervals
not to exceed 30 feet measured along the lot width. (Refer to Appendix
K.[4])
[4]
Editor's Note: Appendix K is included as an attachment to this chapter.
(7)
Street trees shall meet the following standards:
(a)
At the time of planting, medium-to-large street trees shall
have a trunk diameter of not less than three inches measured six inches
above grade; small street trees shall have a trunk diameter of not
less than 2 1/2 inches measured six inches above grade.
(b)
Branching height. The height of branching shall bear a relationship
to the size, species, and location of the tree. Trees selected for
street tree use shall have a minimum clearance height of seven feet
above grade before branching begins.
D.
Landscaping of parking areas. Any subdivision or land development
application that includes an off-street parking facility shall propose
landscaping of all such facilities. An off-street parking facility
includes the designated parking areas and any appurtenant surfaced
areas upon which a vehicle is designed to maneuver, including, but
not limited to, all parking stalls, loading areas, driveways, and
areas for maneuvering. Every off-street parking facility shall be
landscaped so that 50% of each facility will be shaded with trees
based upon the anticipated tree crowns at maturity. Development of
such canopy shall be in accordance with the following:
(1)
The amount of facility that will be shaded at maturity shall be determined by using the appropriate percentage of the crown based upon whether the tree is a medium to large tree or a small tree as included within the Deciduous Tree List (refer to Appendix K, which is included as an attachment to this chapter), and on their location relative to the parking facility. A 35-foot-diameter crown shall be utilized for trees included on the Medium to Large Deciduous Tree List; a 20-foot-diameter crown shall be utilized for trees included on the Small Tree Deciduous List.
(2)
Trees not included on the Medium to Large Deciduous Tree List or
Small Deciduous Tree List may be used as parking lot shade trees,
if approved by the Township. No one species shall comprise more than
25% of the total number of parking lot trees.
(3)
Trees (existing trees to be preserved and proposed trees) shall receive
25%, 50%, 75%, or 100% shading credit based upon their location relative
to the parking area. Areas where canopies overlap shall not be counted
twice. Where the actual tree crown based upon species/location is
less than one of the established percentage increments, the credit
shall be "rounded" down to the next increment. [For example, if a
crown will result in a large tree having 800 square feet of shading,
the shading credit is reduced to 75% (722 square feet) based upon
the shading credit chart.] If the site has two or more separate parking
areas, the amount of shading shall be calculated separately for each
facility. Refer Appendix C.[5]
|
Shading Credit Chart
| ||||
|---|---|---|---|---|
|
100%
|
75%
|
50%
|
25%
| |
|
Medium to Large Tree (square feet)
|
962
|
722
|
481
|
240
|
|
Small Tree (square feet)
|
314
|
236
|
157
|
79
|
[5]
Editor's Note: Appendix C is included as an attachment to this chapter.
(4)
A Parking Facilities Shading Plan shall be submitted with any subdivision
or land development application, including an off-street parking facility.
The plan shall clearly show (graphically) all surfaced areas included
in the calculation of the amount of the facility to be shaded. Trees
shall be drawn to scale representing the canopy size at maturity as
listed in the Deciduous Tree List.
(a)
The shading plan shall also include a table identifying the
quantity and type of trees used; the percentage of shade credited
to each; and their corresponding canopy size.
(b)
All off-street parking facilities shall be indicated on the
shading plan, and the total area calculated shall be noted in the
shade calculation table. Surfaced areas for automobile dealerships,
lumber yards, and similar facilities as determined by the Township
that are used for display, sales, service, and vehicle storage may
be relieved of 50% shading requirement as follows:
[1]
The Township may accept a fee in lieu of the 50% shading requirement;
[2]
The Township may accept an applicant's offer to plant the
required number/size of trees on riparian areas that may or may not
be owned by the Township, or other Township-owned property as designated
by the Township. Where trees are to be planted on privately owned
land, a conservation easement must be recorded at the Bucks County
Courthouse, in a manner acceptable to the Township, to guarantee preservation
of the plant material.
(c)
Sample shade calculation table.
|
Tree Label
|
Botanical Name/ Common Name
|
100% Shading Credit
(square feet)
|
75% Shading Credit
(square feet)
|
50% Shading Credit
(square feet)
|
25% Shading Credit
(square feet)
|
Total Credit
(square feet)
|
|---|---|---|---|---|---|---|
|
T1
| ||||||
|
T2
| ||||||
|
T3
| ||||||
|
Total Tree Shade
| ||||||
|
Total Paved Area
| ||||||
|
Percent of Shade Coverage
| ||||||
(5)
A minimum six-foot-by-six-foot planting area shall be provided for
each tree planted in a tree well or planter strip. A minimum four-foot-by-eight-foot
planting area shall be provided for each tree planted in an island
planter. Planter dimensions are measured from the interior side of
the curb or other impervious surface. Center line of trees must be
planted at a minimum 24 inches from the face of curb or other impervious
surface (where curb is not utilized). A two-foot overhang for vehicles
into the planter area is allowed as long as trees are installed a
minimum of four feet from the edge of the parking area.
(6)
Planting areas shall contain soil, shrubs, and/or living ground cover
with two inches of natural bark or root mulch. Dyed mulch may not
be utilized. Interlocking pavers and decomposed granite may also be
utilized in heavily used areas.
(7)
Proper planting is essential to achieve the best growth of the tree.
This includes, but is not limited to: tree handling, tree spacing,
tree well size, soil composition, irrigation, and maintenance. The
entire tree planting area (tree well, island or strip) shall be excavated
to a depth of three feet. The planter area shall be backfilled with
native soil and necessary amendment prior to tree planting. All planting
areas shall have a minimum of 12 inches of topsoil.
(8)
All plantings shall be able to survive soot, gas fumes and salt.
Trees which have low growing branches, gum or moisture which may drop
on vehicles; or blossoms, thorns, seeds or pods which may clog drainage
facilities shall not be installed adjacent to streets, parking lots,
sidewalks, pedestrian paths, and drainage facilities.
E.
Open space plantings.
(1)
The applicant shall provide a method of physically delineating open
space areas from private lots. Such methods shall include shrubs,
trees, markers, fencing, or other methods acceptable to the Township.
Trees, shrubs, markers, or fencing shall be placed on the open space
at its boundary. Where hedge plant material is provided as screening
or a barrier between private lots and open space, additional markers
or plant material for delineation are not necessary.
(2)
A plan for control of noxious weeds, as defined by 3 Pa.C.S.A § 1502,
shall be submitted for approval by the Township for all open space
areas. The control plan may include periodic cutting, grubbing, foliar
spray, basal bark herbicide application, soil application, or a combination
of methods. Control plan shall be determined based upon the extent
of infestation, quality of native vegetation, existing natural resources
(floodplains, wetlands, steep slopes), natural habitat disturbance,
etc. Noxious weeds include, but are not limited to, the following:
(a)
Cannabis sativa, commonly known as marijuana.
(b)
The Lythrum salicaria complex: Any nonnative Lythrum, including
Lythrum salicaria and Lythrum virgatum, their cultivars and any combination
thereof.
(c)
Cirsium arvense, commonly known as Canadian thistle.
(d)
Rosa multiflora, commonly known as Multiflora rose.
(e)
Sorghum halepense, commonly known as Johnson grass.
(f)
Carduus nutans, commonly known as musk thistle.
(g)
Cirsium vulgare, commonly known as bull thistle.
(h)
Datura stramonium, commonly known as jimson weed.
(i)
Polygonum perfoliatum, commonly known as mile-a-minute.
(j)
Puerria lobata, commonly known as kudzuvine.
(k)
Sorghum bicolor cv. Drummondii, commonly known as shattercane.
(l)
Heracleum mantegazzianum, commonly known as Giant Hogweed.
(m)
Galega officinalis, commonly known as Goatsrue.
(3)
Recreational open space areas not existing as forest or proposed
as natural areas (e.g., wetland) shall be established in meadow, turf
grass, or lawn; or established as forest. Open space areas to be dedicated
to the Township and to remain "natural" which are fallow field/meadow
shall be planted with native tree species to establish forest.
(a)
A planting plan which identifies tree species, genus, size,
and spacing, and ground cover/preparation shall be submitted with
the preliminary plan application and is subject to approval by the
Township.
(b)
The planting plan shall, at a minimum, provide for the installation
of one tree per 100 square feet of reforestation area. Trees shall
have a minimum height of two feet at the time of installation. Bare
root plants shall be planted between October 15 and December 1. Potted
plants shall be planted between March 15 and May 1. Trees shall be
fertilized, mulched, and staked, and protected from deer browsing.
Species shall be native hardwoods.
(4)
Prior to seeding open space areas, a soil test must be conducted
by a soil testing laboratory and the soils amended to achieve pH and
NPK (nitrogen, phosphorous, and potash) levels as recommended for
the proposed seeding. At time of dedication, all open land areas must
have at least 90% cover with appropriate grasses or other species
and be free of noxious weeds as defined by the Commonwealth of Pennsylvania.
(5)
Open space reforestation plantings which do not survive, exhibit
poor growth habits, are diseased, are missing, or are damaged by deer
within five years from the date of acceptance by the Township shall
be replaced in kind by the developer.
(6)
Any plant material which does not survive, exhibits poor growth habits,
or is damaged by deer or natural causes within five years following
installation shall be replaced by the developer within six months
following notification by the Township.
(7)
Financial security shall be posted with the Township in an amount equal to the estimated cost of the trees and plantings to be released five years from Township acceptance of the installation or reinstallation of replacement trees in accordance with § 140-37E(6) above.
F.
Protection of existing plant material:
(1)
All subdivisions and land developments shall be laid out in such
a manner so as to preserve healthy trees and shrubs on the site.
(2)
No grading, construction activity, or storage of topsoil or materials
shall occur within a tree protection zone (TPZ) measured 15 feet from
the trunk of a tree to be retained, or the distance from the trunk
to the dripline, whichever is greater. No equipment may be driven
over this area and no building materials are to be stacked against
the trees or within the area of this buffer. Prior to construction,
the TPZ shall be delineated by the following methods:
(a)
The TPZ that is delineated on the site prior to construction
shall conform to the approved development plans;
(b)
All trees scheduled to remain shall be marked; where groups
of trees exist, only the trees on the edge need to be marked;
(c)
A forty-eight-inch high plastic snow fence (tree protection
fence) mounted on steel posts, located eight feet on center, or other
delineation approved by the Township, shall be placed along the boundary
of the TPZ;
(d)
When the tree protection fence has been installed, it shall
be inspected and approved by the Township prior to clearing and further
construction;
(e)
Fencing along the tree protection zone shall be maintained until
all work/construction has been completed; any damaged protective fence
shall be replaced and repaired immediately;
(f)
Trees being removed shall not be felled, pushed, or pulled into
a TPZ or any area where vegetation is to be retained.
(3)
Prior to the commencement of construction on any lot, and as prerequisite
for the issuance of a building permit for a building within a major
subdivision or land development, the applicant shall mark the tree
protection zone boundary with four-foot high orange snow fence or
three-foot high orange super silt fence. On notification that the
marking is completed, the Township shall conduct an inspection to
ensure that field conditions represent conditions presented on the
plan. A reinspection of the site shall occur once notified of the
completion of site work. The reinspection will verify the number of
dead or dying trees (if any) in the tree protection zone.
(4)
During construction on any site, the tree protection fence shall
be maintained to ensure that there is no encroachment within the area
of their dripline by changing grade, trenching, stockpiling of building
materials or topsoil, or the compaction of the soil and roots by any
motor vehicle unless the following regulations are met:
(a)
The grade of land within the entire area of dripline shall not
be raised more than six inches unless tree wells are constructed around
each trunk or group of trunks and aeration pipes are extended out
to the edge of the dripline. Any increase in grade shall consist of
hand-placed, uncompacted topsoil only.
(b)
Tree wells are to be constructed of uncemented stone or any
other suitable material. Such walls shall be a minimum in one foot
in diameter for each inch in caliper measured 12 inches above natural
ground level.
(c)
Retaining walls are to be constructed around each tree or group
of trees immediately after any grade is lowered within the area of
the dripline. This retaining wall is to be constructed of eight inches
by eight inches pressure treated landscape ties, uncemented stone,
or any other suitable material. Retaining walls must be designed and
constructed to withstand overturning and frost heave.
(5)
If any plant material is to be moved, it must be done in accordance
with specifications set forth by the American Association of Nurserymen.
(6)
All diseased or dead trees shall be promptly removed from the site.
All trees to be preserved shall be pruned when necessary to remove
dead limbs.
(7)
No tree is to support any scaffolding, signs, temporary utilities,
surveying spikes, or any other device.
(8)
Topsoil stockpiles shall be located outside the tree protection zone
or a minimum of 15 feet, whichever is greater from any tree designated
to remain.
(9)
Those trees whose removal will damage other trees which are to remain
must be removed by hand. The resulting stumps must be carefully removed
to minimize damage to roots and trunks of other trees.
(10)
Trees damaged during construction.
(a)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage. Damaged branches shall be pruned
according to Tree Care Industry Association (formally National Arborist
Association) standards. All cuts shall be made sufficiently close
to the trunk or parent limb but without cutting into the branch collar
or leaving a protruding stub. All necessary pruning cuts must be made
to prevent bark from being torn from the tree and to facilitate rapid
healing.
(b)
All trees which have been disturbed or have experienced damage
to their roots or branches shall be fertilized in early fall or mid-spring.
Fertilizer grade shall have approximately three parts nitrogen to
one part phosphorus and potassium (3-1-1 ratio). Fertilizer shall
be broadcast over the soil surface in an area twice the size of the
tree protection zone at a rate of one pound of nitrogen per 1,000
square feet.
(11)
Stumps, branches and other wood debris shall not be buried on
site. Where trees are removed outside of an area to be excavated,
it is preferred that stumps be removed by grinding to a point six
inches below existing grade.
G.
Replacement trees/reforestation. Trees with a diameter of 10 inches or more which are to be removed or destroyed during any stage of development, grading and/or construction within a subdivision or land development shall be replaced with a tree or trees of the type identified in Appendix K, Medium to Large Deciduous Trees, Small Deciduous Trees, or Evergreen Trees. However, removal of trees on a site shall not exceed the maximum permitted pursuant to Natural Resource Protection Standards of § 160-28, Environmental protection standards, in Chapter 160, Zoning. Replacement trees shall meet the following size limitations:
(1)
Trees with a diameter of 10 inches or more, but less than 18 inches,
which are removed shall each be replaced with a tree of like caliper
or no fewer than four trees measuring 2 1/2 inches to three inches
in diameter.
(2)
Trees with a diameter of 18 inches or more, but less than 30 inches,
which are removed shall each be replaced with no fewer than seven
trees measuring 2 1/2 inches to three inches in diameter.
(3)
Trees with a diameter of 30 inches or more which are removed shall
each be replaced with no fewer than 10 trees measuring 2 1/2
inches to three inches in diameter.
(4)
All replacement trees shall be measured at a height of four feet
above the finished grade level. Replacement trees shall be provided
in addition to, not in place of, required buffers, street trees, trees
in parking lots, or trees planted on single-family lots or common
open space.
(5)
Where sufficient replacement trees of the required caliper size are
not available or smaller caliper trees would have a greater survivability
rate due to the planting environment, the Board of Supervisors may
authorize smaller caliper replacement trees, provided that the total
caliper inches to be planted is comparable to the requirements set
forth above.
(6)
Where development takes place on fully wooded lots, replacement trees
or their equivalent may be planted as follows:
(a)
The applicant shall enhance existing wooded areas through planting
of shade tolerant and deer resistant understory trees, shrubs, and
ground cover; or
(b)
In order to mitigate the impact of stormwater runoff either
on site or upon adjacent properties, the applicant shall plant riparian
buffers in areas designated by the Township, provided that the Township
secures the necessary permission if the riparian buffer areas are
on private property; or
(c)
The Township may accept designated off-site areas or other riparian
buffer areas in need of planting; or
(d)
The Township may accept a fee in lieu of the required replacement
tree plantings which shall be calculated in a manner acceptable to
the Township.
(7)
Where replacement trees are to be planted on privately owned off-site land pursuant to § 140-37G(6), a conservation easement must be recorded at the Bucks County Courthouse in a manner acceptable to the Township to guarantee preservation of the plant material.
[Amended 5-10-1999 by Ord. No. 99-4; 5-22-2000 by Ord. No.
2000-6; 7-25-2016 by Ord. No. 2016-001]
All subdivisions and land developments shall comply with Chapter 134, Stormwater Management, as amended. Requirements of Chapter 134, Stormwater Management, shall be in addition to, and not in lieu of, requirements set forth within § 140-38 of this chapter. Stormwater facilities shall be designed to manage runoff from the maximum permitted site and individual lot impervious surface for all major residential subdivisions (three lots or more) where the smallest lot is less than three acres.
A.
General requirements.
(1)
Lots shall be laid out and graded with a minimum slope
of 2% to provide positive drainage away from buildings. The Township
may require a grading and drainage plan for individual lots indicating
a buildable area within each lot, complying with the setback requirements,
for which positive drainage is assured.
(2)
On-lot drainage swales shall be designed to provide
positive conveyance of surface water from the individual lot. Each
swale lot shall convey stormwater from the lot to a storm sewer system,
street, open space area, or stormwater management easement without
crossing or combining with stormwater from more than the adjacent
lot.
(3)
Drainage swales necessary to control surface drainage
between lots shall be centered about the common property line.
(4)
No person, corporation, or other entity shall block,
impede the flow, alter, construct any structure, or deposit any material
or thing, or commit any act which will affect normal or flood flow
in any stream or watercourse without having obtained prior approval
from the Township and/or Department of Environmental Protection, whichever
is applicable.
(5)
Whenever a watercourse, perennial stream or intermittent
stream is located within a development site, it shall remain open
in its natural state and location, and shall not be piped (except
for road crossings). It is the responsibility of the developer to
stabilize existing eroded stream/channel banks.
(6)
Where a subdivision or land development is traversed
by a natural watercourse, there shall be provided a drainage easement
or right-of-way conforming substantially with the line of such watercourse.
The width of the easement shall be adequate to provide for unimpeded
flow of stormwater runoff from the one-hundred-year return storm event
based upon existing topography. Terms of the easement shall prohibit
excavation, the placing of fill or structures, and any alterations
which may adversely affect the flow of stormwater runoff within any
portion of the easement. Periodic maintenance of the easement to ensure
proper runoff conveyance shall be required by the landowner.
[Amended 2-25-2002 by Ord. No. 2002-3]
(7)
Existing points of concentrated drainage discharge
onto adjacent property shall not be altered without written approval
of the affected property owner(s).
(8)
Areas of existing diffused drainage discharge onto
adjacent property shall be managed such that, at a minimum, the peak
diffused flow does not increase in the general direction of discharge,
except as otherwise provided in this section. If diffused flow is
proposed to be concentrated and discharged onto adjacent property,
the developer must document that there are adequate downstream conveyance
facilities to safely transport the concentrated discharge or otherwise
prove that no harm will result from the concentrated discharge.
(9)
Any drainage facilities required by this section that
are located on, or discharge to, a state highway rights-of-way shall
be subject to approval by the Pennsylvania Department of Transportation.
(10)
Storm drainage facilities and appurtenances
shall be so designed and provided as to minimize erosion in swales,
watercourse channels and at all points of discharge.
(11)
Minimization of impervious surfaces and infiltration
of runoff through seepage beds, infiltration trenches, etc., are encouraged,
where soil conditions permit, to reduce the size or eliminate the
need for retention/detention facilities.
(12)
Roof drains and sump pumps shall be discharged
to a natural watercourse, drainage swale, or stormwater easement.
Roof drains and sump pumps shall not be connected to a storm sewer
or street unless designed as part of a stormwater management facility
within a proposed development. In no case shall roof drains or sump
pumps be connected to a sanitary sewer.
B.
Storm drainage system requirements.
(1)
Any proposed storm drainage plans which affect the
drainage basin in any stream or watercourse shall be approved by the
Division of Dams and Waterway Management of the Pennsylvania Department
of Environmental Protection in accordance with the Title 72, Chapter
105, as amended.
(2)
Easements.
(a)
Easements shall be dedicated to the Township
along all natural or man-made streams and watercourses and/or stormwater
management facility areas within a subdivision or land development.
These easements shall be of sufficient width to convey a one-hundred-year
design storm. Easements shall be provided where storm drainage swales,
culverts, or other structures traverse, enter or discharge onto private
property. On private property, the entire easement area and fencing
and landscaping (if any) shall be maintained by the property owner.
The Township shall not maintain and/or repair any improvements within
that easement unless stormwater runoff from public roads or public
land crosses through the easement. If stormwater runoff from public
roads or public lands cross through the easement, the Township shall,
upon satisfactory installation of improvements as specified in a developer’s
improvement agreement and maintenance agreement, maintain and repair
only the structural stormwater management improvements within the
easement such as:
(b)
The landowner shall be responsible for all other
maintenance and repairs within this easement. For example, the landowner
must:
[1]
Mow the lawn.
[2]
Repair or replace fencing.
[3]
Repair or replace landscaping.
[4]
Control vermin and repair damage from animals.
[5]
Keep the area free of obstructions, structures,
vegetation, or accumulated sediment that may block or hinder the function
and purpose of the easement.
[6]
Keep the area free of litter or garbage.
[7]
Repair erosion and restore vegetation as necessary
to keep the easement in good repair.
(3)
Storm sewers, culverts, and related installations
shall be provided to permit the flow of natural watercourses, to ensure
the drainage of all low points (except in protected “wetlands”)
on the subdivided lots or developed land areas and along the line
of streets, and to intercept stormwater runoff along the streets at
intervals related to the extent and grade of the area drained. The
system shall also be designed to accommodate or receive and discharge
all runoff from adjacent upstream properties. Where adequate existing
storm sewers are readily accessible, the developer must connect new
stormwater facilities to the existing system.
(4)
Flood protection. No stormwater runoff or natural
drainage water shall be so diverted as to overload existing drainage
systems, or create flooding or the need for additional drainage structures
on other private properties or public lands, without proper and approved
provisions being made to address these conditions.
(5)
Whenever the location of concentrated runoff from
a site is changed due to development, the developer must secure written
approval from any adjacent downstream property owners. The developer
shall indemnify and/or hold harmless the Township against any claim
of damage from any downstream property owners that may result from
the proposed development.
(6)
Scour and erosion prevention. In areas in which the
street curbs are not required by either this chapter or by the Township,
drainage may be accomplished by natural or artificial swales and culverts.
Special structures such as check dams, drop-outlets, concrete flow
channels, or other energy dissipating structures, rip-rap or nondegradable
geotextile linings, may be required to prevent scour or erosion in
locations with large runoff quantities or steep slopes. Bituminous
paved swales will not be permitted.
(7)
All proposed streets shall be designed so as to discharge
surface water from their rights-of-way. Storm drainage improvements
as deemed necessary by the Township shall be required along all existing
streets on which a subdivision or land development abuts.
(8)
Design criteria. Unless a more conservative design
is required by another regulation, or is required because of conditions
particular to an individual development, the following storm criteria
shall be used to design storm collection and conveyance systems:
|
Design Storm Return
(years)
| |
|---|---|
|
Fixed pipe
|
10
|
|
Total conveyance
|
100
|
(9)
Design preparation. Designs of storm drainage systems
shall be prepared by a licensed professional engineer. Complete detail
calculations shall be submitted to the Township for review. Calculations
shall cover the entire drainage basin involved, including consideration
of areas outside the proposed subdivision or developed land areas.
(10)
Setback to boundaries. No piped storm sewer
system outlet, detention basin, or energy dissipation structure shall
discharge closer than 20 feet from the boundary of any drainage easement
under the control of the developer or which may be utilized by the
developer, so as to allow for adequate space for stormwater dissipation
in vegetated land areas controlled by or available to the developer
and/or to allow adequate space for equipment access for future maintenance.
C.
Collection system design.
(1)
The collection system shall be designed by the Rational
Method of Design in accordance with American Society of Civil Engineers
Manual No. 37 except where noted, using the formula Q = CiA, unless
otherwise approved by the Township.
(a)
Capacity: “Q” is the required capacity
in cubic feet per second for the collection system at the point of
design.
(b)
Runoff coefficient: “C” is the runoff
coefficient applicable to the entire drainage area. It shall be based
on consideration of soil conditions, average slope of the drainage
area and the ultimate development of the entire drainage area according
to comprehensive plans. For the various types of ultimate development,
the runoff coefficient shall be taken from the table in Appendix C[1] unless sufficient engineering data has been presented
to the Township Engineer by the developer which information in the
judgment of the Township Engineer is sufficient to warrant the use
of an alternate runoff coefficient.
[1]
Editor’s Note: Appendix C is included as an attachment to this chapter.
(c)
Rainfall intensity formula: “i”
is the rainfall intensity in inches per hour and shall be determined
from rainfall intensity charts for this area, based on time of concentrations,
including Overland Flow Time, Manning’s Formulae for channelized
flow time and pipe flow time. The design rainfall frequency shall
be taken from the PennDOT Intensity-Duration-Frequency Field Manual,
Region 4 as presented in Appendix C.
[1]
A five-minute storm duration shall be used if
the duration does not result in a maximum expected discharge that
exceeds the capacity of a thirty-inch pipe.
[2]
If a five-minute storm duration results in a
pipe size exceeding 30 inches, the time of concentration approach
shall be used in determining storm duration.
[3]
If a five-minute storm duration results in a
pipe size exceeding 30 inches, within any run of pipe, the time of
concentration approach may be used for sizing of pipes from that point
on by adjusting the time of concentration.
(d)
Drainage area: “A” is the drainage
area, in acres, tributary to the point of design, and shall include
areas tributary from outside sources as well as from within the subdivision
or developed land area itself.
(2)
Collection system standards.
(a)
Curb inlets. Curb inlets shall be located at
curb tangents on the uphill side of street intersection, and at intervals
along the curbline to control the maximum amount of encroachment of
runoff on the roadway pavement so that same does not exceed 1/2 of
the traveled lane width during the design storm event. Design and
location of curb inlets shall be approved by the Township.
(b)
State approvals. Drainage structures that are
located on state highway rights-of-way shall be approved by the Pennsylvania
Department of Transportation, and a copy of the highway occupancy
permit shall be submitted to the Township.
(c)
Pipe materials. All storm piping shall be Class
III reinforced concrete pipe, except when pipe class and strength
is required to be increased in accordance with PennDOT Specifications.
Piping shall be saw-cut at ends, as needed, and not hammered or broken.
All pipe joints and lift holes must be mortared.
(d)
Minimum pipe size. Minimum pipe size shall be
18 inches.
(e)
Inlet and manhole construction. Inlet and manhole
castings and concrete construction shall be equivalent to Pennsylvania
Department of Transportation Design Standards.
(f)
Roof drainage. Stormwater roof drains and pipes
shall not discharge water over sidewalks or walkways.
(g)
Open end pipes must be fitted with concrete
endwalls or wing walls in accordance with PennDOT Standards.
(h)
Open culvert endwalls or wing walls for pipes
larger than 18 inches in diameter and longer than 60 feet in length
shall be fitted with durable protective grates. Design of protective
grates is subject to approval by the Township.
(i)
Flow velocity. Storm drains shall be designed
to produce a minimum velocity of 3.0 feet per second when flowing
full. The maximum permissible velocity shall be 15.0 feet per second.
However, in no case shall the pipe slope be less than 0.5%.
(j)
Inlets and manholes shall be spaced at intervals
not exceeding 300 feet, and shall be located wherever branches are
connected or sizes are changed, and wherever there is a change in
alignment or grade. For drainage lines of at least 36 inches diameter,
inlets and manholes may be spaced at intervals of 400 feet. Manholes
shall be equipped with open grate lids.
(k)
Storm sewer bedding/backfill requirements shall
conform to the construction details included in Appendix A.[2]
[2]
Editor’s Note: Appendix A is included as an attachment to this chapter.
(l)
Inlets shall be located to intercept concentrated
runoff prior to discharge over public/private rights-of-way, sidewalks,
streets, and driveways.
(m)
The capacity of all inlets shall be based on
a maximum surface flow to the inlet of 4.0 cfs, calculated based on
the design storm event. The maximum flow to inlets located in low
points (such as sag vertical curves) shall include the overland flow
directed to the inlet as well as all bypass runoff from upstream inlets.
The bypass flow from upstream inlets shall be calculated using inlet
efficiency curves included in PennDOT Design Manual Part 2, latest
edition. If the surface flow to in inlet exceeds 4.0 cfs, additional
inlets shall be provided upstream of the inlet to intercept the excessive
surface flow.
(n)
A minimum drop of two inches shall be provided
between the inlet and outlet pipe invert elevations within all inlets
and manholes. When varying pipe sizes enter an inlet or manhole, the
elevation of the crown of all pipes shall be matched.
(o)
Storm sewer pipes shall have a minimum of 12
inches of cover over the bell of the pipe, and in no case shall any
part of the pipe project into the road subbase or curb. Where cover
is restricted, equivalent pipe arches may be specified in lieu of
circular pipe.
(p)
The capacity of all storm sewer pipes shall
be calculated utilizing the Manning Equation for open channel flow
as applied to closed conduit flow. The Manning’s roughness coefficient
shall be 0.13 for all concrete pipe. In cases where pressure flow
may occur, the hydraulic grade line shall be calculated throughout
the storm sewer system to verify that at least one foot of freeboard
will be provided in all inlets and manholes for the design storm event.
(q)
Culverts shall be designed based on procedures
contained in Hydraulic Design of Highway Culverts, HDS No. 5, U.S.
Department of Transportation, Federal Highway Administration.
(r)
Storm sewer structures (i.e., endwalls, inlets,
end sections, etc.) may not be located on top of or within 10 feet
of electric, water, sanitary sewer, and gas services and/or mains,
unless approval is received from the Township, and from the authority
or utility having jurisdiction over same.
(s)
Storm sewer pipes must be oriented at right
angles to electric, water, sanitary sewer, and gas utilities when
crossing above or beneath same. Crossing angles of less than 90°
will only be permitted at discretion of the Township Engineer. When
skewed crossings are permitted, interior angles between alignment
of the storm sewer pipe and utility may not be less than 45°.
Vertical and horizontal design of storm sewer must be linear.
(t)
Where a public storm sewer system is not located
within a right-of-way, or dedicated public property, a twenty-foot-wide
easement shall be established to encompass the storm sewer system.
For multiple pipes or utilities, the width of the easement shall be
a minimum of 30 feet.
(3)
Open swales and gutters. Open swales shall be designed
on the basis of Manning’s Formula as indicated for collection
systems with the following considerations:
(a)
Roughness coefficient. The roughness coefficient
shall be 0.040 for earth swales.
(b)
Bank slopes. Slopes for swale banks shall not
be steeper than one vertical for three horizontal.
(c)
Flow velocity. Design velocity in grass or vegetated
swales shall not exceed four feet per second.
(d)
To minimize sheet flow of stormwater across
lots located on the lower side of roads or streets, and to divert
flow away from building areas, the cross section of the street as
constructed shall provide for parallel ditches or swales or curbing
on the lower side which shall discharge only at drainage easements,
unless otherwise approved by the Township.
(e)
Gutters and swales adjacent to road paving shall
be permitted to carry a maximum flow of five cubic feet per second
prior to discharge away from the street surface, unless it is proven
to the satisfaction of the Township by engineering calculations that
the road slopes or other factors would allow higher gutter or swale
capacity.
(f)
Flows larger than those permitted in gutters
and roadside swales may be carried in swales outside the required
road right-of-way in separate drainage easements, or may be carried
in pipes or culverts inside or outside the required road right-of-way.
(g)
Swales shall be stabilized with vegetation or
other materials, approved by the Township, to prevent erosion.
(h)
Swales shall be provided with underdrains as
deemed necessary by the Township should overland seepage result in
potential maintenance problems for same. Underdrains must discharge
into a natural drainage channel or storm sewer system.
(4)
Bridges and culverts. Bridges and culverts shall be
designed in accordance with Pennsylvania Department of Transportation
Construction Standards. Separate design plans and specifications shall
be required for each bridge and culvert which plans and specifications
shall be subject to review and approval of the Township.
(5)
HEC I and HEC II study shall be performed where it
is necessary to determine the limits of the one-hundred-year floodplain.
Technical Paper No. 40, U.S. Department of Commerce, “Rainfall
Frequency Atlas of the United States,” and NOAA Technical Memorandum
NWS Hydro-35 shall be used to establish rainfall intensities for HEC
programs.
[Added 2-25-2002 by Ord. No. 2002-3]
[Amended 5-22-2000 by Ord. No. 2000-6]
All construction wherein excavation, placement
of fill, and/or grading activities are performed shall conform with
the following general requirements:
A.
No excavation or fill shall be made with a face steeper
than three horizontal to one vertical, except under one or both of
the following conditions:
(1)
The material is sufficiently stable to sustain a steeper
slope. A written statement to that effect from a professional engineer
licensed in the Commonwealth of Pennsylvania and experienced in erosion
control shall be submitted to the Township. The statement shall affirm
that the site has been inspected and the deviation from the slope
restriction shall not result in injury to persons or damage to property.
A detail of the treatment of the slope (proposed grade, seeding, erosion
protection, etc.), shall be submitted with the application.
(2)
A concrete, masonry, or other approved retaining wall
is designed by a registered professional engineer licensed in the
Commonwealth of Pennsylvania constructed to support the face of the
excavation or fill.
B.
If the vertical drop of an excavation or fill slope
is greater than five feet, then the maximum slope shall not exceed
four horizontal to one vertical.
C.
The top or bottom edges of slopes shall be a minimum
of five feet from property lines or right-of-way lines of streets
in order to permit the normal rounding of the edge without encroachment
on abutting property.
D.
Adequate provision shall be made to prevent surface
water from damaging the cut face of excavation and the sloping surfaces
of fills.
E.
No person, corporation, or other such entity shall
block, impede the flow of, alter, construct any structure, or deposit
any material or thing or perform any work that will affect the normal
or flood flow in any stream or watercourse without having obtained
prior approval from the Township and/or Department of Environmental
Protection, whichever is applicable.
F.
All lots, tracts, or parcels shall be graded to provide
positive drainage away from buildings and dispose of it without ponding,
except where ponding (detention/retention facilities, swales, etc.)
is part of the stormwater management plan for the site.
G.
Concentration of surface water runoff shall be permitted
only in swales, watercourses, or stormwater management facilities.
H.
In no case shall grading be done in such a manner
as to divert water onto the property of another landowner unless part
of a stormwater management plan.
I.
Earth disturbance/staging shall be in strict accordance
with the approved grading and erosion/sedimentation control plan.
J.
Areas of the site to remain undisturbed shall be protected
from encroachment by construction equipment/vehicles to maintain the
existing infiltration characteristics of the soil.
K.
The minimum depth of topsoil to be replaced shall
be eight inches, or the existing depth of topsoil encountered on the
site, whichever is greater.
L.
Topsoil shall not be removed from the development
site. Topsoil shall be stripped, stockpiled, and redistributed on
the site. Prior to plan approval, the applicant/designee shall provide
the Township with calculations to determine the volume of topsoil
anticipated to be stripped, stockpiled, and replaced on the site to
verify that excess topsoil will not be generated as a result of construction
activity.
M.
During grading operations, necessary measures for
dust control must be exercised.
N.
No grading equipment shall be permitted to be loaded
and/or unloaded on a paved public street, and no grading equipment
shall be permitted to travel on or across a public street unless licensed
for operation on public thoroughfares.
O.
Grading equipment shall not be permitted to cross
streams. Temporary crossings shall only be permitted where application
is made to, and approval received from, PADEP (where applicable),
Bucks Conservation District, and the Township.
P.
No area designated as open space shall be used for
storage of construction materials, construction trailers, sales trailers,
or parking; or to stockpile fill or topsoil material upon occupancy
of 50% of the dwelling units within the development phase. Removal
of such materials/construction items shall be designated within the
construction staging plan.
[Added 2-25-2002 by Ord. No. 2002-3]
A.
An erosion and sedimentation control plan shall be
submitted with all applications wherein excavation, placement of fill,
and/or grading activities are proposed. The plan shall include a construction
staging narrative indicating the sequence of earthmoving activities,
and proposed erosion and sedimentation control procedures. Measures
used to control erosion and reduce sedimentation during construction
activities shall strictly conform to the standards and specifications
of the Bucks Conservation District and sequence of earthmoving activities.
At a minimum, the following measures shall be included where applicable:
(1)
Stripping of vegetation, regrading, or other activities
shall be done in a way that will minimize erosion and resulting sedimentation.
(2)
Cut and fill operations shall be kept to a minimum.
Wherever feasible, natural vegetation shall be retained, protected
and supplemented.
(3)
All erosion and sedimentation control measures shall
be installed per the approved plan prior to any earthmoving activities.
Where a stormwater management basin is involved, the basin shall be
constructed, functional, and stabilized prior to any additional site
activity. An as-built plan of the facility prepared by a registered
professional land surveyor or engineer, licensed in the Commonwealth
of Pennsylvania, shall be submitted to the Township for review to
verify adequate stage/storage capacity prior to commencement of other
site activity. Plan must include note stating the same.
(4)
Disturbed earthen areas and duration of exposure shall
be kept to a practical minimum, but shall not exceed 20 days. All
disturbed soils and topsoil stockpile areas shall be stabilized as
quickly as possible and, if necessary, seeded with temporary vegetation
and mulched. If stockpile areas are located on sloping ground or near
waters of the commonwealth, same shall be enclosed with silt fencing.
(5)
Permanent vegetation shall be installed as soon as
practical on all sites.
(6)
All runoff from project areas shall be collected and
diverted to facilities for removal of sediment.
(7)
Runoff from a project area shall not be discharged
into the waters of the commonwealth without means to prevent sedimentation.
(8)
Sedimentation in the runoff water shall be trapped
and filtered until the disturbed area is stabilized by the use of
debris basins, sediment basins, silt traps, or similar measures.
(9)
Sediment barriers shall be properly installed with
silt fencing trenched and hay bales staked.
(10)
Tire cleaning areas constructed of AASHTO No.
1 stone and at least 50 feet in length shall be provided at each point
of access to the site and individual lots (once internal streets are
constructed).
(11)
During construction activities, necessary measures
for dust control must be exercised.
(12)
It shall be the responsibility of each person,
corporation or other entity performing grading and/or building activities
to install and maintain erosion and sedimentation controls until the
site is stabilized. In the event any mud and/or debris is transported
from the site onto a public roadway, the debris shall be removed and
the roadway swept and/or washed as deemed necessary by the Township
at the owner’s expense.
B.
Design of energy dissipation for high volume and/or
high velocity discharge from storm sewer pipes and channels shall
be in accordance with Hydraulic Engineering Circular No. 14, “Hydraulic
Design of Energy Dissipaters for Culverts and Channels” as published
by Department of Transportation, FHA, when deemed necessary by the
Township Engineer, and as approved by the Bucks Conservation District.
C.
Design of Reno mattress and gabions shall be in accordance
with any of the following publications:
(1)
“Flexible Linings In Reno Mattress and Gabions
for Canals and Canalized Water Courses” (as amended) published
by Maccaferri.
(2)
“Flexible Gabion Structures In Earth Retaining
Works” (as amended) published by Maccaferri.
(3)
Any other similar technical publication as prepared
by a manufacturer or which has been prepared based on engineering
study.
D.
Improvements shall be made to drainage channels, roadside
swales, and areas of shallow concentrated or sheet flow to eliminate
existing erosion.
B.
Public and centralized water supply and distribution
systems:
(1)
All buildings requiring water service located within
150 feet of the right-of-way of a public water main shall be required
to make connection to said public water main and pay applicable connection
fees and rental rates to the authority having ownership of the public
water main, in the following instances:
(a)
All new construction requiring water supply.
(b)
All new building lots.
(c)
All existing structures wherein the structure
is enlarged or changed in use to require increased water capacity.
This does not include residential additions which do not increase
the number of dwelling units.
(d)
All conversions of buildings from a principal
residential use to a principal nonresidential use.
(2)
All residential subdivisions of 15 lots or more; and
all residential subdivisions of five lots or more with a density greater
than 0.75 dwelling units per acre, shall be required to be provided
with public or centralized water supply and distribution systems,
designed and constructed in accordance with specifications of the
Hilltown Township Water and Sewer Authority.
[Amended 2-9-1998 by Ord. No. 98-8; 5-10-1999 by Ord. No.
99-4]
(3)
All centralized water supply and distribution systems
shall be offered for dedication to the Township and/or appropriate
water authority having jurisdiction in the area of subdivision. In
the event Township and authority refuse acceptance, ownership and
operation shall be maintained by a homeowners’ association in
a manner acceptable to the Township.
(4)
Water quality requirements for a proposed centralized
water system shall conform to applicable standards of the Pennsylvania
Department of Environmental Protection and Bucks County Department
of Health.
(5)
Water mains shall be constructed by the developer
in such a manner as to make adequate water service available to each
lot, building or dwelling unit within the subdivision. A minimum pressure
of 35 pounds per square inch shall be provided at each house or other
building to be connected to the water supply main. The water supply
must comply with regulations and standards of the Pennsylvania Department
of Environmental Protection, and, when applicable, the Delaware River
Basin Commission.
(6)
The system shall also be designed with adequate capacity
and appropriately spaced fire hydrants for firefighting purposes as
determined by the Township. Hydrant locations shall be reviewed by
the Fire Marshal and Fire Company servicing the area, and approved
by the Township.
C.
Individual on-lot wells.
(1)
Where individual on-lot wells are proposed within a new subdivision or land development, wells shall be drilled, installed, and tested for adequate water supply to serve the proposed use prior to issuance of occupancy permits in accordance with Subsection C(2) through (4). Where existing wells are proposed to be abandoned, well closure must be in accordance with DEP well abandonment procedures.
(2)
Well certification.
(a)
The well yield shall be determined by a pumping
test of not less than four hours’ duration conducted at a rate
of not less than 150% of the intended long-term withdrawal from the
well. The four-hour test shall be conducted at a constant pumping
rate that shall not deviate greater than plus 5% during the test.
(b)
In the event the well does not yield a minimum
of six gpm, the proposed water system shall be designed to be able
to provide sufficient storage via oversize tanks and/or storage in
the well bore for the length of time it would take for the expected
peak demand to empty a standard pressure tank being supplied by a
well pumping six gpm.
(c)
All well drillers shall, upon completion of the well, provide the Township with a copy of the report submitted to the Commonwealth of Pennsylvania and sufficient data and documentation to verify compliance with Subsection C(1).
(d)
A minimum of one water sample shall be collected for the following tests in Subsection C(2)(d)[1] through [9] (except as noted). Samples must be collected 10 minutes prior to the end of the pump test. All test results must meet established maximum contaminant levels (MCLs) for Pennsylvania. Water samples must be tested by a state certified water laboratory.
[1]
Coliforms. A minimum of three water samples
shall be collected during the pump test for analysis of coliform bacteria.
The first sample shall be collected 15 minutes prior to the end of
the test with the remaining two samples collected at five-minute intervals.
[2]
pH.
[3]
Iron.
[4]
Nitrates.
[5]
Total dissolved solids.
[6]
TCE, PCE, and 1-1-1 trichlorethane.
[7]
Detergents.
[8]
Benzene, toluene, xylene.
[9]
Total petroleum hydrocarbons.
(3)
Well construction. Each well shall be provided with
a watertight casing. The minimum length of the casing to be 40 feet
or 10 feet into bedrock, whichever is greater. The material of the
casing shall be steel with a weight of 18.97 pounds per linear foot.
All joints between sections of casing shall be made by continuous
welding. Where a pump section or discharge pipes enter or leave a
well through the side of the casing, the circle of contact shall be
watertight. All casing shall extend at least 18 inches above final
grade. The annular space between the earth and outside of the casing
shall be filled with cement grout or Bentonite to a distance of at
least six feet below the ground surface. Unconsolidated or carbonate
water bearing formations will require special consideration.
(4)
Permit required.
(a)
Prior to commencement of well drilling operation,
owner shall be required to make application to, and receive approval
from, Hilltown Township.
(b)
Issuance of a permit to drill well shall not
be made until payment of a permit fee in the amount established by
resolution of the Board of Supervisors.
A.
The developer shall install the most effective type
of sanitary disposal consistent with the Township’s official
plan for sewage facilities prepared in accordance with the Pennsylvania
Sewage Facilities Act (Act 537), 35 P.S. § 750.1 et seq., the
Township Sewage Facilities Plan, and Chapter 71 of the Pennsylvania
Department of Environmental Protection Regulations, for the subdivision
or development.
B.
Connection to public sanitary sewer system shall be
required where such a system is proposed by the Township’s official
plan for sewage facilities, and where such a system can feasibly be
provided to the proposed subdivision.
C.
When connection to public sewer is proposed, the applicant
shall insure that sufficient capacity is legally available to the
Township and Sewer Authority to serve all of the proposed lots or
units of occupancy within the site. If the Township and/or the Sewer
Authority does not have sufficient capacity contractually with the
Pennridge Wastewater Treatment Authority or other treatment facility,
the Township shall not be required to approve a final subdivision
or land development plan. If the applicant is unwilling to grant an
extension of time within which the Township may consider the application,
the Township shall deny approval of the final plan due to unavailability
of sewage disposal service.
D.
In subdivision/land developments where connection
to public sewage system is not proposed, on-lot sewage disposal systems
shall be installed by the property owner in accordance with the Pennsylvania
Sewage Facilities Act, Chapter 73 of DEP Regulations and the requirements
of applicable Township regulations.
E.
Sanitary sewer systems shall be located and/or designed
to prevent flood damage and to eliminate infiltration of floodwaters
into the system, or discharges from the system into floodwaters.
F.
On-lot sewage disposal systems.
[Amended 5-23-2005 by Ord. No. 2005-1]
(1)
The owner shall provide for sewage disposal on an
individual lot basis according to the rules, regulations, terms, and
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.
(2)
On-lot sewage disposal facilities must comply with
the provisions of Chapters 71 and 73, Administration of Sewage Facilities
Program, Pennsylvania Sewage Facilities Act (Act of January 24, 1966),
P.L. 1535, No. 537 as amended (35 P.S. § 750.1). The proposed
facilities must be deemed satisfactory by the Bucks County Department
of Health and a permit for on-lot disposal be issued. A soil testing
plan/report and statement of site suitability prepared by a licensed
professional engineer or soil scientist must be submitted with the
preliminary plan.
(3)
The developer shall provide the type of sanitary sewage
disposal facility consistent with existing physical, geographical
and geological conditions. All lots shall be provided with an on-site
sanitary sewage disposal system of the type and design which shall,
as a minimum requirement, meet the design standards of the Pennsylvania
Department of Environmental Protection and/or the Bucks County Department
of Health, which systems shall be approved by the Pennsylvania Department
of Environmental Protection and/or the Bucks County Department of
Health.
(4)
Each owner or occupant of a dwelling unit with on-lot
facilities shall be provided by the developer with a plan of the system
and an instruction manual for the use and proper maintenance of the
system.
(5)
The dimensioned location of the on-lot wastewater
treatment system (includes the footprint of the proposed system and
all system components) as well as any isolation distances required
by the Pennsylvania Department of Environmental Protection shall be
shown on the preliminary and final plan submission. The on-lot wastewater
treatment system must be installed where shown on the plan.
(6)
On-site wastewater system shall not be located within a floodplain as defined by Chapter 160, Zoning.
(7)
The area reserved for the on-lot wastewater system
must be fenced and protected from any disturbance during all phases
of construction.
(8)
All test sites for on-lot wastewater disposal shall
be shown on the grading plan whether used or not used for the final
wastewater disposal design. A soils report shall be provided to the
Township for all wastewater test sites.
G.
The developer shall be responsible for the completion of the appropriate planning module for land development components as required by the Department of Environmental Protection, including alternatives analysis and feasibility studies. (Refer to § 140-20E of this chapter.)
H.
All final plans shall contain a notice regarding sewage
disposal systems. (Refer to sample in Appendix B[1]).
(1)
On-lot sewage disposal. All subdivision and land development
plans shall contain a plan note specifying that approval of the plan
does not guarantee permit issuance for sewage disposal.
(2)
Public or centralized sewers. All subdivision and
land development plans shall contain a plan note specifying that connection
to public sewer is required.
[1]
Editor’s Note: Appendix B is included as an attachment to this chapter.
I.
Design standards and specifications for public and
centralized sanitary sewer systems shall conform to requirements of
the applicable servicing municipal authority.
A.
Easements for utilities shall have a minimum width
of 20 feet.
B.
To the fullest extent possible, easements for public
utilities shall be centered on or adjacent to rear or side lot lines.
C.
Telephone, electric, television, cable, and such other
utilities shall be installed underground and shall be provided within
right-of-way easements to be dedicated for such utilities, and in
accordance with plans approved by the Board of Supervisors and the
applicable utility company. Underground installation of the utility
distribution and service lines shall be completed prior to street
paving, curb and sidewalk installation.
A.
Any existing monument, iron pipe, pin, or marker determined
and identified to be existing or found on property corners are to
remain undisturbed.
[Amended 5-24-2004 by Ord. No. 2004-4]
B.
Permanent stone or concrete monuments shall be accurately
placed by a registered surveyor at the intersection of all lines forming
angles and at changes in directions of lines in the boundary (perimeter)
of the property subdivided; and at all corners of lots within the
subdivision. Monuments shall be premanufactured and not field constructed.
C.
All streets shall be monumented on the ultimate right-of-way
lines, at the following locations:
(1)
At least two monuments at each intersection.
(2)
At changes in direction of street lines, excluding
curb arcs at intersection.
(3)
At each end of each curved street line, excluding
curb arcs at intersection.
(4)
Where one of the above locations along the street
line is a point common to a property corner, the concrete monument
shall be installed in lieu of an iron pin.
(5)
At intermediate points, wherever topographical or
conditions make it impossible to sight between two otherwise required
monuments.
(6)
At such other places along the lines of streets as
may be determined by the Township Engineer to be necessary so that
any street may be readily defined in the future.
D.
All monuments shall be placed so that the scored point
shall coincide exactly with the point of intersection of the line
being monumented.
E.
Monuments shall be set with their top level at the
finished grade of the surrounding ground, except as follows:
(1)
Monuments which are placed within the lines of existing
or proposed sidewalks shall be so located that their tops will not
be affected by lateral movement of the sidewalks.
(2)
Where sidewalks are existing, a stone point (a four
inch square chisel cut in the sidewalk with a drill hole in the center)
may be substituted for a monument. Where bituminous paving is existing,
a railroad spike may be substituted for a monument or iron pin where
required.
F.
Permanent reference marker pins of 1/2 inch O.D. solid
iron rod, at least 24 inches long, shall be set at the following points:
G.
All outboundary monuments shall be installed and certified
as to their accuracy and conformance to plan information by the responsible
surveyor prior to plan recordation.
H.
All property pins and monuments shall be installed
and certified as to their accuracy and conformance to plan information
by the responsible surveyor prior to issuance of a building permit
for the subject lot. In the event it is determined by the Township
that installation prior to construction start is not practical due
to future grading operations, temporary wood stake corners shall be
set by a licensed surveyor to permit stakeout inspection of proposed
construction activities relative to required setbacks. Permanent property
pins and monuments shall then be required to be installed prior to
issuance of a use and occupancy permit for the parcel.
I.
All monuments along right-of-way being dedicated to
the Township, and pins delineating easements being granted to the
Township, shall be installed and certified as to their accuracy and
conformance to plan information by the responsible surveyor. Installation
and certification shall be provided prior to execution and acceptance
of public improvements.
J.
Any preexisting or new property markers/monuments
of a property under construction, or properties surrounding the subject
property under construction, which are disturbed by construction activity
are required to be reset and recertified by a licensed surveyor. Property
owner and/or developer of the property under construction resulting
in the disturbance shall be held responsible for proper replacement
and recertification of disturbed property markers/monuments.
A.
Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 160, Zoning, and the regulations contained herein.
B.
Angled or perpendicular parking shall not be permitted
along public streets.
C.
General parking lot standards.
(1)
Parking shall not be permitted along driveways which
serve as the entrance(s) or exit(s) to parking areas.
(2)
Parking areas shall be set back from boundary lines and ultimate right-of-way lines in compliance with the requirements of Chapter 160, Zoning. In any case not regulated by zoning, parking areas shall not be located closer than 15 feet from any tract boundary line or ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 140-37 of this chapter.
(3)
Where the edge of an existing parking area is located close to a street, driveway, or other parking area and the property is proposed for subdivision and/or land development, a minimum separation of 10 feet shall be provided between these features where feasible. This spacing shall consist of a raised landscape area, preferably curbed, with planting in conformance with § 140-37 herein.
(4)
Dead-ended parking areas shall be discouraged when
the required parking capacity can be accommodated in a layout that
permits more convenient vehicular movements. However, extraneous through-traffic
flow should be avoided.
(a)
Up to 30 parking spaces may also be located
in a dead-ended parking area if there is no more desirable alternative
feasible, and sufficient backup areas are provided for the end stalls.
(b)
More than 30 parking spaces may be located in
a dead-ended parking area only if a turnaround area is provided at
the closed end, suitable for passenger car turning.
(5)
Handicapped accessible parking stalls shall be installed
in all parking lots as close and convenient to building entrances
as is reasonable. The specific number and location of handicapped
stalls shall be determined by the Board of Supervisors in accordance
with current standards and with the advice of the Township Planning
Commission and Engineer.
(7)
All parking lots shall be provided with adequate lighting
to assure safe maneuverability of vehicles, and to promote safety
for pedestrians. Lighting shall be so arranged that no glare affects
abutting residences or streets.
(8)
All nonresidential parking facilities, and all multifamily
residential parking facilities and access driveways, shall be paved.
Minimum requirements for residential and institutional parking facilities
shall be eight inches of 3A modified stone, 1 1/ 2 inches of Superpave
binder, and 1 1/2 inches of Superpave wearing course material. Commercial
and industrial parking facility design requirements shall be subject
to approval by the Township Engineer based upon expected traffic loads.
Driveway entrances must be paved in accordance with the same requirements.
[Amended 12-10-2018 by Ord. No. 2018-004]
(9)
Outdoor garbage collection facilities must be screened
from view by landscaping and/or fencing.
(10)
Parking facilities must be screened in such
a manner that vehicle headlights are not intrusive to adjacent residential
properties. Grading to recess the parking facility, raised berms,
landscaping and fencing are acceptable methods to screen the parking
facility.
(11)
Adequate means for pedestrian access between buildings (on the site)
and to and through the parking facility (and to the street sidewalk,
where applicable) must be provided.
[Added 12-10-2018 by Ord.
No. 2018-004]
(12)
Parking area design must accommodate access and circulation for fire
trucks and other emergency vehicles, and the largest delivery truck
anticipated for the proposed use.
[Added 12-10-2018 by Ord.
No. 2018-004]
D.
Residential parking lots.
[Amended 12-10-2018 by Ord. No. 2018-004]
(1)
Parallel rows of parking spaces, which are not separated
by a driveway, shall be separated by a planting strip a minimum of
10 feet wide.
(2)
A single row of parking spaces located parallel to
and between two driveways shall be separated from one of the driveways
by a planting strip a minimum of five feet wide.
(3)
Parking lots shall be divided into sections of not
more than 20 cars each, with the sections separated by planting strips
a minimum of 10 feet wide.
E.
Nonresidential parking lots.
(1)
Parking lots with a capacity of 15 to 100 cars shall require a planting strip a minimum of 10 feet wide, landscaped in accordance with § 140-37 of this chapter, around the entire perimeter except where buildings, driveways, and walkways are located.
[Amended 12-10-2018 by Ord. No. 2018-004]
(2)
Parking lots for more than 100 cars shall be divided
into sections by planting strips a minimum of 10 feet wide.
[Amended 12-10-2018 by Ord. No. 2018-004]
(a)
These planting strips shall be located parallel
to the rows of parking, to serve the following purposes:
[1]
To separate main access (entrance-exit) driveways
from rows of parking spaces.
[2]
To separate other major driveways from rows
of parking spaces (service drives, general internal circulation).
[3]
To separate large parking areas into smaller
units at intervals of not more than four rows of parking stalls with
each unit capacity not greater than 100 cars.
[4]
Refer to Appendix C[1] for an illustration of appropriate locations and use of
these planting strips.
[1]
Editor’s Note: Appendix C is included as an attachment to this chapter.
(b)
The ends of rows of parking shall be marked
as islands by means of painted lines or the use of different paving
materials such as paving blocks, bricks, or round stones.
[1]
Each row of spaces shall contain marked end
islands equal in size to one parking space.
[2]
Parking shall be prohibited on these islands.
[3]
The first parking space abutting the end of
each island shall be reserved and marked for handicapped parking at
the end of the row closest to the building unless more convenient
locations are possible and reasonable. Ramps shall be provided at
convenient intervals for access between parking surface and sidewalks.
(c)
For parking areas with an ultimate capacity greater than 500 cars, the requirements of Subsection E(2)(a) above may be modified by the Board of Supervisors to provide separation into units at intervals of six rows of parking stalls, with each unit capacity not greater than 150 cars.
(d)
The applicant may request the Township to permit
an alternative design which achieves the purposes of this parking
area requirements as well or better than the requirements herein.
The final decision to permit an alternative design shall be made by
the Board of Supervisors.
(3)
The parking area shall be landscaped in accordance with § 140-37 of this chapter.
[Amended 12-10-2018 by Ord. No. 2018-004]
(4)
Additional planting is encouraged and may include a variety of ornamental trees, shrubs, and ground covers, chosen from the list of plant materials in § 140-37, provided that:
(5)
The specific purposes to be served by these requirements
are:
(a)
To add visual character and improve the appearance
of large parking areas by reducing their massiveness into smaller
units.
(b)
To provide shade for parked cars.
(c)
To reduce random vehicular flow across parking
areas.
(d)
To permit a high level of visibility for these
uses (stores, offices) for which visibility is an important factor.
(e)
To facilitate snow removal and storm drainage,
and to conserve energy in construction and resurfacing operations,
by permitting relatively large units of paving surface, not obstructed
by numerous, small, barrier island areas.
(6)
Nonresidential parking facilities must be located
or designed in such a manner that they are visibly secluded from eye
level to adjacent residential properties.
F.
Driveways/access aisles. The following requirements
apply to all driveways/access aisles within all sites proposed for
land development, as well as to other sites proposed for development
which will provide parking capacity for 50 or more cars:
(1)
A smooth transition shall be provided between the
driveway section required for access to a public street and the driveway(s)
required for internal site circulation.
(3)
Storefront driveways in shopping centers shall have
a minimum paved width of 35 feet, to allow one lane in each direction
and a dropoff/pickup lane along the sidewalks.
(4)
Driveways along other nonresidential buildings shall
have a minimum paved width of 26 feet, except where a dropoff/pickup
lane is proposed, the width shall be 35 feet. Wherever feasible, internal
circulation driveways shall extend from access drives in locations
which permit and encourage entering traffic to turn and enter the
parking aisles without first traveling along a building-front driveway.
This feature is intended to reduce the volume of vehicular traffic
along building front driveway to make it safer for pedestrian traffic.
Refer Appendix C for illustration of this concept.
G.
Parking space and driveway dimensions.
(1)
Parking space and parking aisle driveway dimensions
shall be in compliance with the following standards:
|
Parking space
|
Aisle Width
| |||
|---|---|---|---|---|
|
Angle of Parking
|
Depth
(feet)
|
Width
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
|
|
90°
|
19
|
9.5
|
20
|
24
|
|
60°
|
21
|
10
|
18
|
20
|
|
45°
|
19
|
10
|
15
|
18
|
(2)
Where appropriate, parallel parking may be provided
utilizing a stall width of eight feet and a minimum length of 22 feet.
(3)
Where vehicles may overhang a planting strip or other
landscaped area provided in compliance with this chapter, the depth
of the row of parking spaces may be reduced up to three feet, provided
the planting strip or other landscaped area is increased an equal
amount.
(4)
A minimum of 20 feet of open space shall be provided
between the outside wall of any multiple-family dwelling or nonresidential
building and any parking space to provide access for firefighting
equipment, unless waived by the Township.
(5)
All paved parking stalls must be delineated with four-inch-wide
line striping along their entire length. When curb is not installed
along perimeter of parking areas and paving is not required, parking
stall locations must be delineated with concrete tire stops, bollards,
or by other means acceptable to the Township.
A.
Alleys may be permitted upon approval of the Board
of Supervisors in townhouse developments as a means of providing direct
off-street parking and access for narrow lots.
B.
Alleys are intended to provide access to the rear
of residential lots for services and on-lot parking.
C.
Frontage on an alley shall not be construed to satisfy the requirements of Chapter 160, Zoning, for frontage on a street.
D.
No parking shall be provided for, or permitted within,
the cartway of the alley.
E.
Street systems which contain alleys shall be designed
to discourage through traffic on the alleys.
F.
Any portion of an alley located between two points
of ingress and egress shall provide rear access to no more than 50
dwelling units.
G.
Alleys may only intersect secondary or primary streets.
H.
Alley length shall not exceed a distance of 660 feet
as measured between two points of ingress and egress.
I.
Alleys shall be centered on a rear or side lot line
and shall be designed with a twenty-foot-wide easement and a paved
cartway width of 12 feet. Except where specifically approved by the
Board of Supervisors, all alleys shall be designed for one-way traffic.
Where two-way traffic is permitted by the Board of Supervisors, a
cartway width of 20 feet shall be provided.
J.
Parking shall be limited to a distance not to exceed
30 feet from the alley center line.
L.
Alleys not accepted for dedication to the Township
shall provide permanent easement rights of access to all properties
served by the alley and adequate funds or financial guarantees to
insure snow plowing, maintenance, and repair by property owners served
by the alley.
[Amended 5-10-1999 by Ord. No. 99-4]
A.
Hilltown Township requires the public dedication of
land suitable for the use intended; and upon agreement with the applicant
or developer, the construction of recreational facilities, payment
of fees in lieu thereof, private reservation of land, or a combination,
for park or recreation purposes as a condition precedent to final
plan approval; or as the governing body selects and prefers for developments
of 25 lots or more.
B.
General requirements.
(1)
For all residential subdivisions of 25 or more dwelling
units, recreational facilities shall be provided by the developer.
(2)
Recreation facilities shall be constructed on recreation
land within detached clustered subdivisions and performance standard
developments.
(3)
Recreation facilities shall be readily accessible
to all development residents; or in the case of recreation facilities
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, and parking facilities where deemed necessary
by the Township.
(4)
The configuration of recreation areas must be able
to accommodate recreation activities proposed by the development plans.
Required minimum area shall not include narrow or irregular pieces
of land which are remnants from plotting and/or street and parking
areas.
(5)
Recreation areas shall not be traversed by utility
easements unless said utilities are placed underground and no part
of them or their supportive equipment protrudes above ground level.
(6)
Active recreation areas shall be located such that
the use of recreational facilities will not be a nuisance to the residents
of nearby dwelling units. Adequate buffering/fencing shall be constructed
to separate recreational facilities from private properties.
(7)
The developer shall be required to improve the recreation
land so that it is usable for the intended activity, including necessary
facilities and equipment. Proposed improvements, including facilities
and equipment, shall be acceptable to Hilltown Township.
(8)
A public water fountain shall be installed within
active recreation areas.
(9)
Hilltown Township may, but shall not be required to,
accept any portion(s) of the recreational land/facilities provided.
Recreational facilities not dedicated to or accepted by Hilltown Township
shall be owned and maintained by a homeowners’ association or
other method acceptable to the Township.
C.
Minimum recreation facility requirements.
(1)
The following table lists facilities required by this
section:
|
Total Number of Lots/Dwelling Units
|
Number of Play
fields
|
Number of Tot Lots1
|
Number of Basketball or Tennis Courts
| ||
|---|---|---|---|---|---|
|
25 to 49
|
1
|
and
|
1
|
and
|
0
|
|
50 to 99
|
2
|
and
|
2
|
and
|
0
|
|
100 to 149
|
3
|
and
|
3
|
and
|
1
|
|
150 to 199
|
4
|
and
|
4
|
and
|
2
|
|
200 to 249
|
5
|
and
|
5
|
and
|
2
|
|
250 to 299
|
6
|
and
|
6
|
and
|
3
|
|
300 to 349
|
7
|
and
|
7
|
and
|
3
|
|
350 to 400
|
8
|
and
|
8
|
and
|
4
|
|
NOTES:
|
|
1 Where more than
one tot lot is required, tot lots may be combined to provide a larger
structure with additional play events, when approved by the Township.
|
(2)
In addition, for over 300 lots/dwelling units, the
applicant shall install one swimming pool.
D.
Tot lot requirements.
(1)
Use of tot lots shall be limited to daylight hours
only; no lighting shall be installed.
(2)
Low maintenance play equipment and structures shall
be included and confined by a gated fence, a minimum of three feet
high. The gate shall be self-closing and self-latching.
(3)
Tot lot shall include a coordinated commercial “play
structure” with a minimum of 10 play events designed to serve
a minimum of 20 children aged 12 and under. All equipment shall be
installed over a resilient safety surface and shall conform to safety
guidelines established by the International Play Equipment Manufacturers
Association (IPEMA).
(4)
Sitting areas, including benches, shall be provided
for the convenience of persons supervising the children.
(5)
Shade trees shall be provided for sitting and play
areas; gazebo or picnic-type shelters may be used in addition to shade
trees.
(6)
Where a tot lot is placed adjacent to a playfield,
practical measures, such as fencing and orientation of facilities,
shall be used to reduce hazards, especially from balls, frisbees,
or other flying objects.
(7)
Minimum dimensional standards shall be as follows:
(8)
Locations: at convenient, centralized intervals, requiring
not longer than a 1,000 feet walk from any dwelling unit.
E.
Playfield requirements.
(1)
Playfields shall be used only during daylight hours;
no lighting shall be installed.
(2)
Playfields are intended for informal, neighborhood
use. Playfields shall not be used for formalized programs such as
Little League Baseball, Soccer, or Midget Football unless located,
designed, and intended for use by the entire community.
(3)
Playfields shall consist of a lawn area, unobstructed
by trees, shrubs, benches, and other playground equipment. Trees and
shrubs shall be installed along the perimeter of a playfield to define
its limits, enhance its appearance, and filter noise generated by
activities.
(4)
Playfields shall be gently sloped, not less than one-percent
nor more than two-percent grade, and shall be well-drained so that
they are suitable for use in good weather.
(5)
Playfields must be fenced unless waived by the Township.
(6)
Sitting areas must be provided along the perimeter
unless waived by the Township.
(7)
(8)
Locations: at convenient, centralized intervals.
F.
Basketball and tennis court requirements.
(1)
Courts shall be constructed in accordance with specifications
approved by the Township Engineer, and shall be oriented in a north-south
direction.
(2)
Minimum dimensional standards shall be as follows:
(a)
Court areas shall be of standard size. (Basketball
courts shall be at least 50 feet by 84 feet with a minimum of five
feet clearance on all sides; tennis courts shall be at least 36 feet
by 78 feet with 12 feet clearance on both sides and 21 feet clearance
on both ends.)
(3)
Tennis courts shall be fenced around the entire perimeter
with minimum ten-foot-high fencing.
(4)
Basketball courts shall be fenced with a minimum six-foot-high
fencing when the edge of pavement is less than 30 feet from an area
with a downward slope exceeding 8%.
(5)
Lighting may be provided for nighttime use of courts,
so arranged that no glare affects abutting residences or streets,
on a demand-activated basis until no later than 10:00 p.m.
(6)
Locations: at convenient, centralized intervals.
G.
Swimming pool requirements.
(1)
Minimum pool surface area shall be 3,000 square feet
(i.e., 40 feet by 75 feet).
(2)
A toddler’s pool shall be provided.
(3)
The pool shall be surrounded by a paved, nonslip surface,
a minimum of eight feet wide.
(4)
Lawn area of not less than 4,000 square feet shall
be provided around the pool, at a slope not exceeding 6%.
(5)
A permanent building shall be provided for bathrooms
and lifeguard/supervisor room.
(6)
The entire facility shall be surrounded by a minimum
six-foot-high fence with a lockable gate.
(8)
Lighting may be provided for nighttime use, so arranged
that no glare affects abutting residences or streets, until no later
than 10:00 p.m.
H.
Consolidation of facilities. Applicants are required
to provide the numbers and types of facilities as required in this
section, spaced for convenient access by the residents. However, applicants
are encouraged to consolidate several facilities in fewer locations
to better serve the residents’ needs in the following possible
ways:
(1)
By locating all required tennis or basketball courts
in one area, thereby restricting noise and light to one area, and
precluding the need to search the neighborhood for a free court.
(2)
By combining two 25,000 square feet playfields into
one fifty-thousand-square-foot area to permit larger fields for softball,
football, soccer, or other fields sports, while maintaining the neighborhood
use character.
(3)
By creating one or more park-like facilities rather
than simply several sets of scattered facilities.
(4)
By locating some tot lots in combined areas while
retaining others on individual sites to guarantee short walking distances
to tot lots.
A.
Lighting shall be provided along public streets, within parking facilities and recreational facilities as required by the Township Board of Supervisors. Glare shall be controlled in accordance with nuisance standards of Chapter 160, Zoning.
C.
Suggested values for average horizontal footcandles
(HFC) of roadway illumination for midblock segments are:
D.
Typically 5,800 lumen lights spaced at 250 feet will
establish an average illumination of 1.5 HFC pending mounting height
and obstructions such as street trees.
E.
Illumination within intersection areas (considered
all pavement within the inner crosswalk lines) should be equal to
the sum of the recommended levels of the two intersecting streets
as listed in the following table:
|
Predominant Land Use
|
Arterial Route
|
Collector Street
|
Local Street
|
|---|---|---|---|
|
Single-family area
|
2.0 HFC
|
1.6 HFC
|
1.4 HFC
|
|
Multiple-family area
|
2.8 HFC
|
2.3 HFC
|
2.0 HFC
|
F.
Intensity of illumination for parking facilities and
recreational facilities shall be determined by Hilltown Township on
a case by case basis pending actual needs to accommodate the facility.
G.
Lighting shall be installed at developer’s expense.
The developer shall also be responsible for all costs involved in
lighting public facilities/streets until such time that public facilities/streets
are accepted or condemned as public facilities/streets by the Township.
H.
Within major subdivisions, individual driveway lampposts
shall be installed at the ultimate right-of-way line on all single-family
dwelling lots.
A.
Easements for storm sewer, sanitary sewer, utilities
and drainage shall be a minimum 20 feet wide.
B.
Easements for site access and driveways shall be a
minimum 25 feet wide.
C.
To the fullest extent possible, easements shall be
adjacent to or centered on rear and side lot lines.
D.
Nothing shall be permitted to be constructed, placed,
planted, set or put within the area of any easement that will interfere
with the intended use of the easement, the facilities for which the
easement was established, or maintenance of the easement and/or facilities.
E.
Driveways shall be centered within access easements
unless topographic conditions do not permit same.
F.
No easement or right-of-way for any purpose whatsoever
shall be recited or described in any deed unless the same has been
shown on an approved subdivision or land development plan.
