All subdivisions and land development plans
approved by the Township must comply with the following standards.
The standards outlined herein shall be considered minimum requirements
for the promotion of the public health, safety and general welfare.
A.
The streets, drainage, rights-of-way, school sites,
public parks and recreation areas, bicycle paths and other public
facilities shown on the Township's Official Map shall be considered
in the approval of all plans.
B.
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.
C.
Reserve strips controlling access to lots, public
rights-of-way, public lands or adjacent private lands are prohibited.
D.
In general, lot lines shall follow Township boundary
lines rather than cross them.
E.
Where no public water supply is available to the subdivision
or land development, the Township shall require the developer to obtain
from a licensed testing laboratory certificates of approval for each
lot as to the quality and adequacy of the water supply proposed to
be utilized by the applicant.
F.
No preliminary plan shall be approved without a feasibility
report from the Bucks County Health Department where on-lot sewerage
is to be provided. No final plans may be recorded without a Bucks
County Health Department permit for any necessary on-lot sewage disposal
systems.
G.
Applicants shall be required to construct or pay for
the construction of, at the option of the Township, those on- and
off-site public improvements, or portions thereof, which the Township
determines bear a rational nexus to the needs created by, and the
benefits conferred upon, the subdivision or development.
Wherever a central or public water supply system
serves a development, provision shall be made for fire hydrants along
streets or on the walls of nonresidential structures as approved by
the Township Fire Marshal in accordance with all prescribed state
and county standards and the standards contained in the Appendix of
this chapter.[1]
A.
The arrangement, character, extent, grade and location
of streets shall be considered in their relation to existing and planned
streets, topographical conditions, public convenience and safety and
in their appropriate relation to the proposed uses of the land to
be served by such streets.
B.
Proposed streets shall further conform to such county
and state street and highway plans as have been prepared, adopted
and/or filed as prescribed by law and to the requirements of any general
plans of the area as developed by the Planning Commission and adopted
by the Board of Supervisors, including the Official Map.
C.
The arrangement of streets in a subdivision or land
development shall either provide for the continuation of appropriate
projection of existing principal streets in surrounding areas or conform
to a plan for the neighborhood approved or adopted by the Township
to meet a particular situation where topographical or other conditions
make a continuance or conformance to existing streets impractical.
D.
Streets shall be logically related to topography so
as to produce reasonable grades, satisfactory drainage and suitable
building sites.
E.
The arrangement of streets shall provide for continuation
of existing or platted streets and for proper access to adjoining
undeveloped tracts suitable for future development. Where the subdivision
or land development adjoins undeveloped land, stub streets shall be
provided to the boundary lines with temporary easements for turnarounds
unless otherwise specified in this chapter or by the Township.
F.
Stub streets greater in length than one lot depth
shall be provided with a temporary turnaround to the standards required
for culs-de-sac or shall be paved to the full width of the right-of-way
for the last 75 feet of their length.
G.
Where a subdivision or development abuts or contains
an existing or proposed arterial or collector street, the Township
shall require reverse frontage with buffers as required by the Township
Zoning Ordinance[1] along the side and rear property line.
(1)
Exception. This provision shall not apply to any structure
or use within the Historic District. All such structures shall front
onto the existing or proposed arterial or collector street within
the Historic District, which includes all or a portion of the following
zoning districts:
[Added 12-6-2004 by Ord. No. 346]
|
H-C
|
Historic Commercial
| |
|
C-1
|
Commercial Neighborhood Shopping
| |
|
R-2
|
Residential Medium Density
| |
|
R-4
|
Residential Multiple Family High Density
|
H.
If lots resulting from original subdivision are large
enough to permit resubdivision or if a portion of the tract is not
subdivided or proposed for development, adequate street rights-of-way
to permit further subdivision or development shall be provided unless
restricted from further subdivision by a plan note.
I.
Dead-end streets shall be prohibited.
J.
Streets that are extensions of or obviously in alignment
with existing streets shall bear the names of the existing streets.
The same or similar street names shall not be repeated within the
Township or adjacent areas, and all street names shall be subject
to the approval of the Township.
K.
Private streets are prohibited except in multifamily
development where the following requirements must be met:
(1)
They will be approved only if designed to meet Township
construction standards and if there is safe and convenient access
for emergency vehicles.
(2)
Whenever an applicant proposes to establish a street
which is not offered for dedication and not required to be offered
for dedication, the recorded subdivision or land development plan
shall contain a note clearly identifying the street or streets that
will not be dedicated to the Township and a covenant on behalf of
the developer, its successors, heirs or assigns, including anyone
purchasing property in the development, that the costs of maintaining,
repairing and/or replacing the street shall be borne by the homeowners'
association or similar entity and not by the Township and that the
Township shall be under no obligation to accept dedication of the
street at any time in the future. In such event, the developer shall
record along with the subdivision or land development plan, homeowners'
association covenants or similar documents providing for the manner
and method of maintenance, repair or replacement of the street. Such
documents shall be recorded with the subdivision or land development
plan and shall provide that the Township shall have no obligation
to maintain, repair or replace the street or to accept dedication
of same.
L.
PennDOT review. No plan which will require access
to a highway under the jurisdiction of the Pennsylvania Department
of Transportation shall be finally approved unless the plan contains
a notice that a highway occupancy permit is required pursuant to Section
420 of the Act of June 1, 1945 (P.L. 1242, No. 428) known as the "State
Highway Law,"[2] before driveway access to a state highway is permitted.
The plan shall be marked to indicate that access to the state highway
shall be only as authorized by a highway occupancy permit. The Township
shall not be held liable for damages to persons or property arising
out of the issuance or denial of a driveway permit by PennDOT.
[2]
Editor's Note: See 36 P.S. § 670-101
et seq.
M.
The finished elevation of proposed streets shall be
no more than one foot below the regulatory flood elevation.
At the time of preliminary Township approval
of any new subdivision or land development, the Board of Supervisors
shall establish the amount of impact fee payable by the developer
for off-site public transportation capital improvements as authorized
under the applicable impact fee ordinance of the Township adopted
under Article V-A of the Municipalities Planning Code.
[Amended 12-6-2004 by Ord. No. 346; 12-20-2006 by Ord. No.
363]
A.
The following is a general guide to the standards
for the various classifications of streets. When these standards are
in conflict with those established by others, these standards shall
take precedence.
|
Street Classification
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
|
Design Speed
(miles per hour)
| |
|---|---|---|---|---|
|
Arterial
|
100 to 120
|
Per PennDOT classifications
|
35 to 45
| |
|
Collector
|
80
|
36
|
35 to 45
| |
|
Local, residential (Historic District)
|
40
|
26
|
25 to 35
| |
|
Local, residential (all other districts)
|
56
|
26
|
25
| |
|
Local, industrial and commercial
|
60
|
36
|
25 to 35
|
B.
Additional rights-of-way and cartway widths may be
required by the Township in order to lessen traffic congestion, to
secure safety from hazards, to facilitate the adequate provision for
transportation and other public requirements, to promote Township-wide
circulation and mobility, to provide adequate on-street parking and
to promote the general welfare. Where it is determined that the anticipated
traffic circulation and parking patterns meet the above objectives,
cartway widths for portions of local roads may be reduced to 24 feet
at the discretion of the Township to encourage low-impact development.
C.
Where a subdivision or land development abuts or contains
an existing street of inadequate right-of-way width, additional right-of-way
width shall be dedicated to conform to the standards set by the Township.
Where a subdivision or land development abuts or contains an existing
street of inadequate cartway width, the applicant shall be required
to widen and/or reconstruct the roadway to meet current Township standards.
If the Township Engineer determines that core borings are necessary
to determine the condition of the existing street, these shall be
completed by the developer at the developer's expense.
D.
New half or partial streets will not be permitted.
E.
Wherever a tract to be subdivided or developed borders
on an existing half or partial street, the other part of the street
shall be plotted.
A.
Whenever street lines are deflected in excess of 5°,
connection shall be made by horizontal curves.
C.
Except on local streets, a minimum tangent of 100
feet shall be required between horizontal curves.
D.
A continuous radius curve shall be preferred in all
cases to a series of curves and tangents.
E.
Any applicant who encroaches within the legal right-of-way
of a state highway is required to obtain a highway occupancy permit
from the Pennsylvania Department of Transportation.
[Amended 12-20-2006 by Ord. No. 363]
A.
Center-line grades shall not be less than 1% on streets
with curbs and 1/2% on streets without curbs. A minimum slope of 1%
shall be provided along the gutter line.
C.
Vertical curves shall be used at changes of grade
exceeding 1% and shall be designed in relation to the extent of the
grade change and to provide the following minimum sight distances:
D.
Where the grade of any street at the approach to an
intersection exceeds 4%, a leveling area shall be provided having
a grade of no more than 4% over a distance of at least 50 feet measured
from the intersecting right-of-way line.
E.
Sight distances. In no case shall any combination
of vertical or horizontal curves provide sight distance less than
those specified in the AASHTO Manual, latest revision.
A.
Intersection streets shall intersect at a ninety-degree
angle for a minimum of 75 feet beyond the intersection of the right-of-way
lines.
B.
Multiple intersections involving junction of more
than two streets shall be prohibited.
C.
Clear sight triangles shall conform to the regulations of the Township Zoning Ordinance, § 200-60, for clear sight triangles.
D.
Local streets shall not intersect on the same side
of a collector or arterial street at intervals of less than 800 feet.
E.
Streets entering opposite sides of another street
shall be laid out either directly opposite one another or with a minimum
offset of 175 feet between their center lines.
F.
Curb radii. Curb lines shall be rounded by a tangential
arc, the minimum radius of which shall be in accordance with the chart
below. The curb line radius shall be concentric with that of the right-of-way
line, excepting at the intersections of street having different widths
between the curb and right-of-way lines.
[Amended 12-6-2004 by Ord. No. 346]
|
Street Type
|
Required Curb Radius
(feet)
| |
|---|---|---|
|
Arterial
|
Meet PennDOT requirements
| |
|
Collector
|
301
| |
|
Local
|
20
|
|
NOTE:
120 feet within Historic
District.
|
A.
In all zoning districts, local streets, private driveways
or other access points shall be controlled and shall be so located
as to provide a minimum distance of 40 feet from any other street
access point, driveway or the intersection of another street, except
that a private driveway for a single-family residential dwelling may
be permitted within 40 feet from any other such driveway. For purposes
of this subsection, the distance between local streets, private driveways
or other street access points shall be measured from the paved edge
of any driveway or access point and from the edge of the right-of-way
of any street, exclusive of corner radii.
B.
Clear sight triangle at driveways and private accessways.
At each point where a private accessway or driveway intersects a public
street or road, a clear sight triangle of 15 feet, measured from the
point of intersection of the street and the accessway, shall be maintained,
within which vegetation and other visual obstructions shall be limited
to a height of not more than 1.5 feet above street level.
C.
The angle of intersection of a private accessway with
a public street shall be not less than 60°.
D.
No dwelling shall hereafter be erected unless there
is a direct access to it through an open space on the same lot. Such
open space shall be not less than 25 feet in width and shall extend
from the dwelling to a street. Every principal building shall be built
on a lot with frontage on a public street or road improved to meet
the Township's standards.
E.
Reverse frontage.
(1)
In single-family residential zoning districts, all
lots abutting collector or arterial roads shall be reverse frontage
lots. (Exception: ‘This provision shall not apply to any uses
within the Historic District.)
[Amended 12-6-2004 by Ord. No. 346]
(2)
All lots requiring reverse frontage shall be subject to the special setback requirements of § 200-63, Special setbacks along arterial and collector streets, of the Township Zoning Ordinance. Within the special setback, the 25 feet of depth abutting the collector or arterial street shall be established as a buffer easement by the developer, except within the clear sight triangle.
F.
Distance between driveways. In multiple-family residential,
commercial and office research zoning districts, on collector and
arterial streets, access shall be controlled and shall be so located
as to provide a minimum distance of 200 feet between any two driveway
entrances or any other street right-of-way line between the paved
edge of any driveway and the edge of the right-of-way line of any
other street, exclusive of corner radii.
G.
Driveways and access points shall be so located, designed
and constructed as to provide adequate sight distance at intersections
with streets.
H.
For multifamily residential developments or land developments
containing more than one lot or building fronting on an existing or
proposed arterial or collector street, the Township will require access
for individual uses or buildings from an internal street rather than
from the arterial or collector streets. When adjacent lots proposed
for nonresidential uses front on a collector or arterial street, the
owner may be required to provide a service road for ingress and egress;
or, in lieu thereof, the owner may be required to provide unified
access and off-street parking areas.
I.
Minimum driveway standards for various types of development
shall be as follows:
|
Classification of
Development
|
Minimum width
at curb
(feet)
|
Minimum
Radius
(feet)
|
Maximum
Grade
|
Maximum
Change of
Grade
| |
|---|---|---|---|---|---|
|
A
|
9
|
3 to 5
|
8%
|
8%
| |
|
B
|
12 (1-way)
|
10
|
5%
|
7%
| |
|
24 (2-way)
|
15
|
5%
|
7%
| ||
|
C
|
12 (1-way)
|
15
|
5%
|
7%
|
|
NOTES:
| |||
|
Classification of land development or subdivision:
| |||
|
A
|
Residential: density up to three dwelling units
per acre.
| ||
|
B
|
Residential: density in excess of three dwelling
units per acre.
| ||
|
C
|
Nonresidential: commercial and industrial.
| ||
J.
In all zoning districts, private driveways or other
street access points shall be controlled and shall be so located so
as to provide a minimum distance of five feet from the paved edge
of any such driveway or access point to any property line. (Exception
1: Within the Historic District the minimum distance between the edge
of the driveway and the property line is reduced to two feet. Exception
2: In the Historic District, where there is a shared driveway, none
of these provisions shall apply.)
[Amended 12-6-2004 by Ord. No. 346]
K.
All new residential subdivisions or land developments
containing 25 dwelling units or more shall have a minimum of two public
street entrances from public roads to the residential subdivision
or land development.
L.
Where a lot abuts streets of different classifications
in the street hierarchy, access to the lot shall be taken from the
lower order street.
M.
In the Historic District only, access to a property
may be from an alley, provided that the alley is a minimum of 14 feet
wide and that no garage structure shall be closer than 30 feet from
the legal center of the alley.
[Added 12-6-2004 by Ord. No. 346]
A.
Culs-de-sac, permanently designed as such, shall not
exceed 440 feet in length. Each cul-de-sac street shall have a minimum
length of 250 feet, measured in accordance with PennDOT's standards
for liquid fuel tax reimbursement.
B.
Culs-de-sac shall have, at the closed end, a turnaround
with a right-of-way having a minimum outside radius of not less than
60 feet and shall be paved to a radius of not less than 50 feet.
C.
The preferred configuration of the cul-de-sac is either
an asymmetrical bulb to the left or a symmetrical bulb.
D.
A planted island with a pervious or bioretention landscaped
area where runoff can be directed shall be required at the Township's
discretion in the center of the cul-de-sac to encourage low-impact
development. If provided, the planted island shall be 40 feet in diameter.
Ownership and maintenance of the planted island shall be designated
on the approved final plan of the subdivision or land development.
[Amended 12-20-2006 by Ord. No. 363]
E.
All public cul-de-sac streets shall have a snow storage
easement to facilitate snow removal, where necessary.
[Added 12-20-2006 by Ord. No. 363]
[Amended 12-20-2006 by Ord. No. 363]
A.
To encourage low-impact development, curbs are discouraged
along proposed streets except where required by the Township when
deemed necessary for stormwater management, traffic control, pedestrian
safety, or to provide for roadway stability. Curbs are allowed when
the sidewalk is adjacent and connected to the traveled way, provided
they are used only on one side of the road and the road cross slope
is away from the curb or if curb cuts are utilized to drain runoff
to a vegetated open channel or bioretention area behind the curb.
B.
Where curbs are not provided, a shoulder meeting the
requirements of the Township, which may consist of grass paver, shall
be provided.
C.
All curbs must meet the requirements of the Americans
with Disabilities Act and the Pennsylvania Universal Accessibility
Act and all other regulatory requirements, as applicable.
D.
Design standards.
(1)
Curbs shall be constructed in accordance with the
standards shown on the Typical Roadway Section[1] as attached to this chapter and may be constructed of concrete or Belgian block.
[1]
Editor's Note: See Figures 4, 5, and 6, located
at the end of this chapter.
A.
Sidewalks shall be provided on both sides of all streets
where required by the Township for safety and convenience.
[Amended 12-20-2006 by Ord. No. 363]
(1)
The minimum width of all sidewalks shall be five feet
to meet the requirements of the Americans with Disabilities Act (ADA),
unless otherwise approved by the Board of Supervisors. For sidewalks
located in a street right-of-way there shall be a minimum five-foot
wide planting strip between the curb and sidewalk to be used for the
location of the underground utilities, vegetated open channels or
bioretention areas.
(2)
The grades and paving of the sidewalks shall be continuous
across driveways.
(3)
The construction of all sidewalks shall be in accordance
with the requirements of the Township. Sidewalks may be constructed
of porous materials, provided the runoff through the material will
not be directed towards the subgrade of the roadway. Porous materials
for sidewalks and trails which abut lots, in lieu of a roadside sidewalk,
shall be ADA compliant. Porous asphalt and porous concrete will be
considered ADA compliant in regards to surface texture.
(4)
At corners and pedestrian street-crossing points,
sidewalks shall be extended to the curbline with an adequate apron
area for anticipated pedestrian traffic.
B.
Walkways. On-lot walkways are required for convenience
and access to all dwelling units and other principal buildings designed
for human occupancy from streets, driveways, parking areas or garages
and for convenient circulation and access to all project facilities.
The minimum width of on-lot walkways shall be three feet in single-family
detached developments and four feet in all other developments.
C.
Sidewalks and walkways shall be laterally pitched
at a slope not less than 1/8 inch per foot to provide for adequate
surface drainage.
D.
All sidewalks and sidewalk ramps must meet the requirements
of the Americans with Disabilities Act and the Pennsylvania Universal
Accessibility Act. Where sidewalk grades exceed 5%, a nonslip surface
texture shall be used.
[Amended 12-20-2006 by Ord. No. 363]
E.
Sidewalks and walkways adjacent to angle parking areas
shall be set back a minimum of five feet to prevent car overhang from
restricting pedestrian movement along the sidewalk.
F.
Width, alignment and gradient of sidewalks and walkways
shall provide safety, convenience and appearance for pedestrian traffic.
G.
The alignment and gradient of sidewalks and walkways
shall be coordinated with the grading plan to prevent the passage
of concentrated surface water on or across the sidewalk or walkway
and to prevent the pocketing of surface water by sidewalks or walkways.
A.
All subdivisions or land developments in any zoning
district shall be required to establish bike paths in accordance with
the Township Official Map.
(1)
Bicycle paths are off-street bikeways laid out on
private property, public right-of-way or open space and recreational
areas.
(2)
Bicycle lanes are lanes located on the paved surface
of a roadway, street or highway or on the shoulder of a roadway, street
or highway.
(3)
Bicycle routes shall be that area of a public roadway,
street or highway which is specifically designated and marked as directed
by the Board of Supervisors from time to time in accordance with the
Township Official Map.
B.
Bikeway construction standards. All bike paths, bike
lanes and bike routes shall be constructed or installed in accordance
with the following standards:
(1)
Bike paths shall conform to the following construction
standards:
(a)
The near edge of the path shall not be less
than five feet from the face of the curb along any street, unless
physical conditions require it to be closer, in which case this requirement
may be modified.
(b)
Where the bike path abuts or is in close proximity
to an arterial and collector street, the width of the path shall be
eight feet. On all other streets, the width of the path shall be six
feet. The Board of Supervisors may from time to time permit variations
in this width and may permit the installation of bicycle paths in
lieu of sidewalks.
(c)
Bicycle paths shall as near as possible follow
the contour lines of the particular area where the paths are to be
installed.
(d)
Curb ramps the same width as the bike path shall
be installed to permit the crossing of intersecting streets; curb
ramps shall have a maximum slope of six to one with sides having maximum
slope of two to one.
(e)
The bicycle path shall be constructed of four-inch
aggregate base of either gravel, crushed stone or slag with two-inch
asphalt surface coarse.
(f)
All bike paths shall be constructed in such
a manner to ensure adequate and proper drainage and to prevent the
bike path from being inundated by surface drainage.
(g)
The entire design and construction of the bike
paths shall be in accordance with good engineering practice and shall
be subject to the approval of the Township Engineer.
(2)
Bike lanes: construction standards. All bike lanes
shall adhere to the following construction standards:
(a)
A bike lane shall not be installed on roads,
streets or highways which have a posted speed in excess of 45 miles
per hour.
(b)
The minimum width of the bike lane where no
curb is present shall be four feet for one-way bike traffic; when
the bike lane is adjacent to a curb, the minimum width shall be five
feet.
(c)
Bicycle lanes shall be marked with bright paint
stripes at least four feet from the outer edge of the pavement and
approximately six inches wide.
(d)
Bicycle lanes on state roads shall conform to
regulations of the Pennsylvania Department of Transportation.
(e)
Where a roadway, street or highway is widened
to include a bicycle lane, the added pavement area shall be installed
in accordance with the street construction requirements of the Township
of Lower Makefield.
(3)
Bicycle routes shall adhere to the following standards:
(a)
A bicycle route shall not be installed on roads,
streets or highways where the posted speed limit is in excess of 35
miles per hour;
(b)
Where a bicycle route is designated by the Board
of Supervisors of Lower Makefield Township, the roadway, street or
highway shall be painted with symbols or posted with signs designating
the bicycle route, in accordance with PennDOT standards.
C.
Establishing bike lanes and bike routes. The Board
of Supervisors may from time to time designate bike lanes and bike
routes in accordance with this chapter and in accordance with the
Township Official Map.
D.
Bikeway signs and markings. All signs and markings
required pursuant to the terms of this chapter shall conform to the
standards set forth in the manual on Uniform Traffic Control Devices,
United States Government Printing Office (1971), or subsequent amendments.
A.
The developer shall erect at every street intersection
a street sign or street signs having thereon the names of the intersecting
streets. At intersections where streets cross, there shall be at least
two such street signs, and, at the intersections where one street
ends or joins with another street, there shall be at least one such
street sign.
B.
Street signs are to be erected before the first dwelling
on the street is occupied. Temporary street signs may be erected on
the approval of the Township but shall be made permanent before final
offer for the dedication of streets is made.
C.
Street name plates shall be of metal construction
and all corners shall be rounded; the lettering shall be of standard
proportions and spacing in accordance with one of the alphabets used
by the United States Bureau of Public Roads. The lettering shall be
as required by the Township. The plates shall be horizontal. The lower
edge of the name plate shall be seven feet above the ground level
or curb. The name plate shall be attached to the standard by rustproof
metal fasteners. The lettering shall be made of a light-reflecting
material.
D.
The signs shall be located with a view to making them
seen at all times with a minimum of effort by both pedestrian and
vehicular traffic and as close to the side of the cartway or curb
as practical, but no part of the name plate shall be permitted to
overhang any part of the cartway or curb.
E.
Street name plates, standards, installations and locations
shall be subject to the approval and inspection of the Township Engineer.
F.
Installation. The standard shall be rustproof metal
and shall be of sufficient length to permit the same to be embedded
in the ground a distance of not less than three feet, as hereinafter
provided, and to permit the lower edge of the street name plate to
be seven feet above the ground level or curb, as hereinafter provided.
Upon erection, the standard shall be embedded in a concrete base for
a depth of not less than three feet below the surface of the ground.
Suitable backfill material shall be placed in the hole around the
post in successive layers not exceeding 12 inches in depth, measured
loose. Each layer of backfill shall be thoroughly tamped to secure
maximum practical density so that the post will be plumb and rigid.
Posts shall not be installed in freezing or thawing weather. The standard
shall be of such metal construction as to hold the name plate rigidly
in a proper and permanent position and prevent it from swaying in
the wind.
A.
The owner shall install or cause to be installed,
at the owner's expense, metal pole streetlights serviced by underground
conduit in accordance with a plan to be prepared by the owner's engineer
and approved by the PECO Energy Company and the Board of Supervisors.
Provision shall be made for energizing said lighting after 50% or
more of the dwellings in a given subdivision or land development or
section of a subdivision or land development have been occupied. The
owner shall be responsible for all costs involved in lighting the
streets until such time that the streets are accepted or condemned
as public streets by the Board of Supervisors. Following dedication,
lighting costs shall be assessed to affected property owners on a
per-front-foot basis.
B.
Streetlights shall be located at all intersections
of new streets and an existing collector or other road and at the
intersection of a collector road and any other collector or arterial
road.
C.
Within the Historic District, streetlights shall be
installed in accordance with the Edgewood Village Design Guidelines
adopted in 2002.
[Added 12-6-2004 by Ord. No. 346]
The developer shall be responsible for furnishing
and installing all traffic control signals, signs and markings that
are deemed necessary by the Township. The developer shall install
such signals, signs and markings prior to the issuance of the first
building permit or as otherwise the streets become open to traffic.
All traffic control signals and markings signs shall comply with the
specifications of the Pennsylvania Department of Transportation Regulations
for Traffic Signs, Signals and Markings, as currently amended (Pennsylvania
Department of Transportation, Publication 68).
A.
The developer shall cause water, gas, electric power,
cable television and telephone facilities to be installed in such
a manner as to make adequate service available to each lot or dwelling
unit in the subdivision or land development.
B.
All utilities shall be placed underground.
C.
All utilities shall be located within the street right-of-way; where this is not possible, easements or rights-of-way of sufficient width for installation and maintenance shall be provided. Easements for sanitary sewer and stormwater drainage shall meet the requirements of § 178-56.
D.
Final plans shall show locations of all utilities
and shall be coordinated with required street tree planting.
All parking lots, multifamily developments and
nonresidential developments shall be adequately lighted during after-dark
operating hours. All light standards shall be located within landscaped
islands and be freestanding on secure bases and not on the parking
surfaces.
A.
The lighting plan shall provide for nonglare lights
focused downward. The incident light intensity provided at ground
level shall be a minimum of 0.5 footcandle anywhere in the area to
be illuminated, except where such illumination will cause a spillover
effect on adjacent properties. Lighting shall be provided by fixtures
with a mounting height not more than 20 feet.
B.
Any other outdoor lighting, such as building and sidewalk
illumination, signs, driveways with no adjacent parking and ornamental
lighting, shall be shown on the lighting plan in sufficient detail
to allow determination of the effects to adjacent properties, traffic
safety and overhead sky glow. The objective of these specifications
is to eliminate off-premises effects. No use shall produce glare off
the premises by illumination originating on the premises. No bare
or direct light source shall be visible beyond the lot lines. Only
diffused or reflected lights shall be visible beyond the lot line.
Illumination from light originating on the site shall not exceed 0.5
footcandles at the lot line. No light shall shine directly into windows
or onto streets and driveways in such manner as to interfere with
or distract driver's vision.
C.
No sodium vapor lights shall be used.
D.
Within the Historic District, all lighting shall comply
with the Edgewood Village Design Guidelines adopted in 2002. These
standards shall supersede all other standards and/or requirements.
[Added 12-6-2004 by Ord. No. 346]
A.
The length, width and shape of blocks shall be determined
with due regard to the following:
(1)
Provision of adequate sites for the type of buildings
proposed.
(2)
Zoning requirements as to lot size, dimension and
minimum lot area per dwelling unit.
(3)
The limitations and opportunities of the topography.
(4)
Requirements for safe and convenient vehicular and
pedestrian circulation and access.
B.
Blocks shall have a maximum length of 1,600 feet and,
so far as practical, a minimum length of 500 feet. In the design of
blocks longer than 1,100 feet, special consideration shall be given
to the requirements of satisfactory fire protection.
C.
Residential blocks shall be of sufficient depth to
accommodate two tiers of lots, except where reverse frontage lots
are required by other sections of this chapter.
A.
The size, shape and orientation of lots shall be appropriate
for the location of the subdivision and the type of development and
use contemplated.
B.
Residential lots shall front on a street, existing
or proposed.
C.
In general, side lot lines shall be at right angles
or radial to street lines.
E.
Lots excessively deep in relation to width or lots
excessively irregular in shape are to be avoided. A proportion of
2 1/2 in depth to one in width is generally accepted as a proper
ratio maximum. Lots having a greater street frontage dimension than
their depth shall be avoided.
F.
Lotting of individual lots for nonresidential purposes
shall be avoided in favor of a comprehensive design of the land to
be used for such purposes. If any lot is subdivided for commercial
purposes, such subdivision plan shall be accompanied by a land development
plan showing the intended development of the entire tract. A unified
land development plan showing buildings, parking, stormwater facilities
and internal driveways shall be provided.
A.
Easements with a minimum width of 30 feet shall be
provided as necessary for sanitary sewer and storm drainage.
B.
Easements shall be centered on or adjacent to rear
or side lot lines.
C.
Nothing other than grass shall be permitted to be
placed, planted, set or put within the area of an easement, except
within easements used exclusively for buffers where plantings are
permitted. Deeds to all lots containing easements of any nature shall
carry a clause stating any and all restrictions on buildings and plantings
within any easement area. The clause shall state to whom the easement
is granted, the rights of ingress and egress and the rights to construct,
maintain and renew any and all structures and/or plantings within
the easement limits. No right-of-way or easement for any purpose whatsoever
shall be recited or described in any deed unless the grant thereof
has been shown on the recorded plan. All easements and rights-of-way
shown on record plans shall be recited and recorded in the deed.
D.
Where stormwater or surface water will be gathered
within the subdivision or land development and discharged or drained
in volume over lands within or beyond the boundaries of the subdivision
or land development, the applicant shall reserve or obtain easements
over all lands affected thereby, which easements shall be adequate
for such discharge of drainage and the carrying off of such water
and for the maintenance, repair and reconstruction of the same by
vehicles, machinery and other equipment for such purposes, and which
shall be of sufficient width for such passage and work. The applicant
shall convey, free of charge or cost, such easements to the Township
upon demand.
E.
Easements shall be monumented.
B.
Angle or perpendicular parking shall not be permitted
along public streets. All parking lots and bays permitting parking
other than parallel shall be physically separated from the street
and confined by curbing or other suitable separating device approved
by the Township.
C.
Where underlying soils may not be conducive to infiltration,
bioretention areas should be incorporated into the parking lot as
concaved landscaped areas (i.e., situated lower than the height of
the parking lot surface so that stormwater runoff is directed as sheet
flow into the bioretention area). Bioretention areas can be used in
concert with alternative paving surfaces to maximize the attenuation
of runoff. Spacing and layout of the bioretention area should be designed
so runoff is maintained as sheet flow from the driving surfaces into
the bioretention area. The travel path of sheet flow across a parking
lot to a bioretention area should be limited to cross only one driving
lane and across one set of parking stalls before arriving at the side
slopes of the bioretention area. Where bioretention areas are not
practical, there shall be a planting strip at least 10 feet wide between
every 20 contiguous parking spaces in a row and planted with street
trees from the list of acceptable street trees which shall serve as
a physical separation between every 20 parking spaces. Any plants
used shall be native in origin.
[Amended 12-20-2006 by Ord. No. 363]
D.
Street trees shall be provided at the rate of not
less than two trees for every ten parking spaces, which shall be in
addition to any other requirements for buffering or landscaping.
E.
All internal parking lots, separator islands and aisles
shall be confined within curbing, except where direct overland flow
or curb cuts are utilized to drain runoff to a vegetated open channel
or bioretention area behind the curb. Parking lots that incorporate
bioretention into the landscaped portions of the parking lot should
use concrete curb blocks as wheel stops to protect the bioretention
area from traffic intrusion while also allowing the parking lot runoff
to flow by.
[Amended 12-20-2006 by Ord. No. 363]
F.
All parking areas shall be striped to indicate the
location and dimensions of parking spaces. Directional arrows shall
be indicated on the pavement to control the flow of traffic.
G.
Parking lots shall be separated from buildings by
a minimum distance of 20 feet or more. (Exception: Within the Historic
District, parking lots shall be separated from buildings by a minimum
distance of five feet.
[Amended 12-6-2004 by Ord. No. 346]
I.
All dead-end parking areas shall be designed to provide
sufficient backup area for the end stalls of the parking area.
J.
Parking areas shall be designed so that each motor
vehicle may proceed to and from the parking space provided for it
without requiring the moving of any other motor vehicle.
K.
No less than a five-foot radius of curvature shall
be permitted for all curb lines in all parking areas.
M.
All automobile parking areas shall be paved and constructed
in accordance with Township specifications. The design should incorporate
alternative paving surfaces into the parking lot to promote infiltration
of the runoff without the need for conventional catch basins and pipe
systems.
[Amended 12-20-2006 by Ord. No. 363]
N.
The layout of every parking area shall be such as
to permit safe and efficient internal circulation in accordance with
accepted traffic engineering principles and standards. No parking
lot that requires or allows for cars to back directly into a street
shall be permitted.
O.
Entrances and exits to and from off-street parking areas shall be located so as to minimize interference with street traffic and shall meet the minimum requirements for space between driveways and intersections set forth in § 178-44.
P.
Every off-street parking area shall include sufficient
reservoir space to accommodate entering and exiting vehicles without
overflowing onto adjacent streets or service roadways.
Q.
Pedestrian crosswalks and refuge islands shall be
provided at intervals not exceeding 200 feet along the length of each
parking area.
A.
Monuments shall be placed at each change in direction
of boundary, two to be placed at each street intersection and one
on one side of each street at angle points and at the beginning and
end of curves. Utility easements shall be monumented at their beginning
and at their end, and areas to be conveyed for public use shall be
fully monumented at their external boundaries.
B.
Monuments shall be placed in the ground after final
grading is completed, at a time specified by the Engineer.
C.
All monuments shall be constructed in accordance with
all prescribed design standards and conform to the following provisions:
(1)
All monuments shall be checked for accuracy by the
Township Engineer or their accuracy certified by the owner's engineer.
The accuracy of the monument shall be within 3/100 of a foot.
(2)
The monuments shall be precast concrete with a reinforced
steel rod and shall be at least four inches square at top and six
inches at bottom and at least 24 inches in depth, with surface edges
beveled.
A.
Outdoor collection stations shall be provided for
garbage and trash and for recyclable materials when individual collection
is not made and indoor storage is not provided. Stations shall be
provided in all zoning districts except those devoted solely to single-family
detached dwellings.
B.
Collection stations shall be located so as to be separated
adequately from habitable buildings to avoid being offensive and shall
be screened and landscaped and be convenient for collectors and residents.
