Township of Middlesex, PA Article VI Design Standards

§ 150-30 Application of standards.

A. Any application for development shall conform to the principles and standards of design set forth in this chapter.

B. The standards specified in this chapter are minimum design requirements.

§ 150-31 Official Map.

The design of all subdivisions and land developments shall be subject to the reservations established by the adoption of an Official Map by the Township.

§ 150-32 Natural features.

A. Preservation required. Existing natural features such as trees, steep slopes, watercourses and historic spots shall be preserved as a conservation measure except to the extent that their removal or modification is functionally related to the harmonious design of the subdivision or land development.

B. Steep slope disturbance. The maximum percentage of lot area or site area of a development which may be disturbed, graded and stripped of vegetation during development and construction of public and private improvements with the exception of incidental grading for structure construction shall conform with the requirements of Chapter 175, Zoning.

C. Identified floodplain areas. All development in identified floodplain areas shall conform with the requirements of Chapter 84, Floodplain Management, and Chapter 175, Zoning.

D. Wetlands and watercourses. All development affecting wetlands and watercourses shall conform with state and federal wetland regulations.

§ 150-33 Lots.

A. Conformity with Chapter 175, Zoning. Proposed subdivisions and land developments shall comply with lot area, width and yard and perimeter setback requirements and all other requirements of Chapter 175, Zoning.

B. Lot arrangement. The arrangement of lots within the development shall promote the preservation of the natural conditions of the site, including but not limited to, existing contours, watercourses and environmentally sensitive areas.

C. Access. Every lot shall be provided with access adequate for the use of public safety vehicles and other public and private purposes and shall be served by a public or private street improved in accordance with this article and Chapter 101, Improvement Design Standards, that is connected to the general street system of the Township.

D. Access to arterial and collector streets. No lot shall be provided with direct vehicle access to an arterial or collector street unless specifically approved by the Supervisors when no alternative is possible. Normally, only one street, driveway or point of vehicle access shall be permitted from a subdivision onto an arterial or collector street; however, two or more streets, driveways or points of vehicle access may be permitted if they will improve the traffic circulation and safety in the area. Restrictions may be imposed on additional street, driveway or point of vehicle access such as limited turn movements and shared access between adjacent uses.

E. Common driveways. Common driveways are encouraged and, in some instances, may be required in order to reduce the number of access points to public streets. Common driveways shall require the recording of a joint access and maintenance easement agreement or other acceptable measure of ensuring the perpetual maintenance of the common driveway.

F. Service street. A service street may be required by the Planning Commission when the lots of a proposed residential or commercial subdivision abut a collector or arterial street and when a potential traffic hazard exists.

G. Side lot lines. Side lines of lots shall be approximately at right angles to straight streets and on radial lines to curved streets wherever feasible. Pointed or very irregular lots shall be avoided unless such variations shall improve the overall neighborhood structure and design.

H. Through lots. Through lots shall be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation.

I. Large-lot subdivisions. When a tract is subdivided into lots larger than required by Chapter 175, Zoning, for building lots and there is no covenant preventing resubdivision of the lots, such lots or parcels shall, to the benefit of the Township, be so arranged as to permit a logical location and opening of future streets and resubdividing with provision for adequate utility connections for each subdivision.

J. Residual tracts. No tract of land that is not buildable in accordance with Chapter 175, Zoning, shall be permitted. All portions of a plan shall be incorporated into existing or proposed lots unless special usage is applied as part of a land development proposal.

§ 150-34 Phased development.

A. Preliminary plan approval to include all phases. Where an applicant proposes phased development of a project over time, the applicant shall comply with all requirements for preliminary plan approval for all phases except where application content requirements have been waived in accordance with § 150-4 of this chapter.

B. Residential subdivision minimum phase size. Each section in any residential subdivision or land development, except for the final phase, shall contain a minimum of 25% of the total number of dwelling units as depicted on the preliminary plan, unless a lesser percentage is approved by the Supervisors at their discretion.

C. Independence of phases. Each phase of a development shall include the required improvements necessary to serve that phase of development as if it were the final phase of the development, independent of any proposed future phase of development.

§ 150-35 Transportation network.

A. Purpose. Transportation networks shall have a variety of types of design components that reduce travel distance, provide multiple travel routes, and promote the use of alternate modes including bicycle, pedestrian and transit routes throughout the Township. In order for the transportation network to provide safe and efficient travel to automobiles, bicyclists and pedestrians, design elements must consistently be applied to calm automobile traffic.

B. Streets.

(1) General. All streets shown on any plan shall be of sufficient width and proper grade and shall be so located as to accommodate the probable volume of traffic thereon, facilitate fire protection, provide access of fire-fighting equipment to buildings and provide a coordinated system of streets conforming to the Township Comprehensive Plan, Official Map and other transportation plans of the Township, county and Commonwealth of Pennsylvania.

(2) Impact fee. Impact fees must be paid in accordance with all applicable Township ordinances and the Township Transportation Capital Improvements Plan and Program.

(3) Street intersections

(a) General. Street segments shall be interrupted by intersections designed to disperse traffic flow and reduce motor vehicle speeds.

(b) Streets shall be laid out so as to provide a minimum of 100 feet of street that intersects at acute angles between 80° and 90°. No more than two streets shall intersect at any one point.

(c) Termination. In order to calm traffic flows, street intersections shall be designed to terminate to a recreation open space, public access easement, building or other similar landmark or feature.

(d) Spacing. The minimum distance between center lines of parallel or approximately parallel streets intersecting a cross street from the opposite direction shall be as follows:

[1] Local streets: 100 feet

[2] Collector streets: 300 feet.

[3] Arterial streets: 800 feet.

(4) Street connectivity.

(a) Multiple connections. All local and collector street segments over 800 feet in length shall be intersected by a minimum of two local and/or collector streets except where impracticable due to topography, existing development or existing natural features.

(b) Connections to adjacent land uses. Except where impracticable due to topography, existing development or existing natural features, streets shall be extended to the property boundary line of the site along all existing and future similar or compatible adjacent land uses at intervals not to exceed 1,500 linear feet for each direction (north, south, east and west) in which the development abuts similar or compatible adjacent land uses.

[1] Reserve strip. Where future street connections are provided, a reserve strip shall be required across the end of the street designed in accordance with Chapter 101, Improvement Design Standards. Said reserve strip shall be dedicated to the Township.

(c) Where streets continue into abutting municipalities and/or abutting developments, the applicant shall coordinate the design of the street with both municipalities in order to ensure uniform cartway widths, pavement cross-sections, and other public improvements. When, in such instance, street design criteria conflict, the street shall be designed and constructed in accordance with this chapter and Chapter 101, Improvement Design Standards.

(d) Cul-de-sacs. Cul-de-sacs shall only be recommended for approval where existing contours and/or lot line configurations offer no other practical alternatives for connections or through traffic.

[1] Access. Cul-de-sacs shall be connected to a through public or private street that has direct access to a local, collector or arterial street.

[2] Length. Cul-de-sacs shall be a minimum of 250 feet and be constructed in accordance with Chapter 101, Improvement Design Standards.

[Amended 4-20-2022 by Ord. No. 136]

[3] Turnaround. A cul-de-sac turnaround shall have an outside curb radius of not less than 40 feet and a right-of-way radius of not less than 50 feet. The maximum grade of the turnaround portion of the cul-de-sac shall be 5%.

[4] Landscaping. In order to reduce impervious surface area, cul-de-sacs shall be provided with a pervious landscaped island, 10 feet in diameter, in accordance with Chapter 101, Improvement Design Standards.

[5] Pedestrian connections. A ten-foot-wide pedestrian connection, constructed in accordance with Chapter 101, Improvement Design Standards, shall be provided from the end of each cul-de-sac to the nearest street or property line of adjacent property.

(5) Functional classification of streets.

(a) The design of a street system shall include the classification of streets based on their functions and projected traffic as determined by the Township Engineer.

(b) Each street shall be designed for its entire length to meet the standards for its classification.

(c) The classification of each street shall be based upon the projection of traffic volumes 10 years after its completion. Traffic volumes shall be calculated in accordance with trip generation rates published in the most recent edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual or alternate source acceptable to the Township Engineer and shall consider all traffic likely to use each street.

(6) Street design standards.

(a) Minimum right-of-way and cartway widths shall not be less than indicated in Table 1; however, the required width of a right-of-way or cartway may be increased where anticipated traffic flow warrants it, to provide for bicycle or pedestrian facilities, or to provide for drainage easements needed reasonably parallel such thoroughfares. Such increased width will be established by the Supervisors upon recommendation by the Township Engineer.

	Table 1 Right-of-Way and Cartway Widths
	Street Type	Minimum Right-of-Way Width (feet)	Minimum Cartway Width (feet)
	Arterial	70 - 120	40 - 70
	Collector	60 - 80	36 - 48
	Local	42 - 56	22 - 32

(b) Street grade and curb radius. Street grade and curb radius shall be in accordance with the following:

[1] Maximum grade.

[a] Arterial: 7.5%.

[b] Collector, commercial: 10%.

[c] Collector, residential: 12%.

[d] Local, commercial: 10%.

[e] Local, residential: 12%.

[2] Minimum curb radius.

[a] Arterial: 40 feet.

[b] Collector, commercial: 40 feet.

[c] Collector, residential: 40 feet.

[d] Local, commercial: 40 feet.

[e] Local, residential: 20 feet.

(c) Maximum grade approaching intersections. All streets shall be designed so that the maximum grade for the 25 feet before intersections shall not exceed 3%.

(d) The streets shall be graded to the grades and dimensions shown on plans and profiles and approved by the Supervisors and shall be in accordance with Chapter 101, Improvement Design Standards.

(e) Obstructions/clear sight triangle. No fences, hedges, shrubbery, walls, planting or other obstructions, except for trees and grass, shall be located within the right-of-way. A clear sight triangle shall be maintained at all intersections in accordance with Chapter 101, Improvement Design Standards.

(f) Reverse curves shall have a minimum tangent distance between the curves of not less than specified in Chapter 101, Improvement Design Standards.

(g) Vertical curves shall have a minimum sight distance of not less than that which is specified in Chapter 101, Improvement Design Standards.

(7) Street names and signs.

(a) All streets shall be named with a name which is approved by the Supervisors and which may not be confused with an existing street name.

(b) Any subdivider or developer shall be required to provide and to install street name, regulatory and warning signs of the type approved by the Township on such streets and in such places as the Township shall designate.

(c) Street name signs approved by the Township shall be required at all intersections.

C. Sidewalks.

(1) General. All sidewalks shall be located within a right-of-way or public access easement and constructed in accordance with Chapter 101, Improvement Design Standards.

(2) Width. The width of all sidewalks shall be as follows:

[Amended 3-20-2019 by Ord. No. 133]

(a) Sidewalks along arterial and collector streets shall be a minimum of six (6) feet wide and shall be buffered from the street by an eight-foot-wide strip consisting of grass or landscape stones.

(b) Sidewalks along local streets shall be a minimum of four (4) feet wide and shall be buffered from the street by a six-foot-wide strip consisting of grass or landscape stones.

D. Bikeways.

(1) General. Where bikeways are provided they shall be located within a right-of-way or public access easement and constructed in accordance with Chapter 101, Improvement Design Standards. Except where impracticable, bikeways shall be separated from other modes of travel including pedestrians.

[Amended 3-20-2019 by Ord. No. 133]

(2) Width. All bikeways shall have a minimum width of six (6) feet per travel lane where adjacent to a street, or five (5) feet per travel lane where not on a street.

E. Public transportation.

(1) Bus. Where a proposed development is adjacent to or within a reasonable distance of collector or arterial streets where transit service is provided or may be provided in the future, the street design requirements shall be adjusted for transit passenger waiting shelters.

(2) Rail transit facility or other exclusive transit right-of-way. Where a development site is adjacent to or includes rail transit facilities or other exclusive transit right-of-way, the applicant shall consult with the appropriate transit authority to determine whether any special design features concerning the exclusive transit facilities will be required.

§ 150-36 Easements.

Easements for utilities and drainage shall have a minimum width of 20 feet. Where a subdivision is traversed by a watercourse, there shall be provided a stormwater easement or drainage right-of-way of width sufficient for the purpose

§ 150-37 Water supply systems.

A. The water supply system for the subdivision or land development shall meet the design standards and requirements of all appropriate boards or bodies having jurisdiction.

B. If a private water supply is permitted, it must comply with the standards and requirements of the county and the Commonwealth of Pennsylvania.

C. If a private water supply is permitted, individual private wells shall be located at least 25 feet from the property lines, and shall not be located within the floor plan of any building and also shall maintain the minimum horizontal isolation distances specified in Pennsylvania Code Title 25, Environmental Protection, Chapter 73, Standards for Sewage Disposal Facilities.

§ 150-38 Sanitary sewage facilities.

A. No application for preliminary approval of a plan of subdivision or land development shall be approved unless a complete Sewage Facilities Planning Module, as required for the proposed development, has been submitted to the Township.

B. No final plat shall be approved or recorded until the plans and specifications for sanitary sewage facilities have been approved and permits issued, as required by the Pennsylvania Department of Environmental Protection.

C. All sanitary sewage facilities for the subdivision or land development shall be constructed in accordance with the design standards and requirements of all public boards or bodies having jurisdiction.

D. When a community sanitary sewerage facility is proposed to serve a development, a point of connection to the sanitary sewer shall be provided for each lot. Sanitary sewers shall also be extended to the perimeter of the subdivision or land development to allow service to adjacent properties.

§ 150-39 Landscaping; street shade trees.

When street shade trees are required or proposed by the developer, they shall be installed in accordance with the following standards:

A. Location. Street shade trees shall be installed on both sides of the street right-of-way except along a cul-de-sac.

B. Spacing. Street shade trees shall be planted at a maximum spacing interval of one tree per 40 feet of street right-of-way and a minimum of one tree per lot.

C. Quality and size. All trees planted within a street right-of-way shall be balled and burlapped, single-stemmed trunks, branches no lower than six feet above ground and no less than 2 1/2 inches in diameter measured six inches above the established ground level.

D. Type. No one street right-of-way tree species may make up more than 30% of the planting stock of the development. The Supervisors may provide a listing of acceptable trees in Chapter 101, Improvement Design Standards.

§ 150-40 Fire hydrants.

In all plans where public water is provided, fire hydrants shall be installed at accessible appropriate locations to give adequate fire protection as outlined by the National Board of Fire Underwriters.

§ 150-41 Grading and erosion and sedimentation control.

Land proposed for subdivision and land development shall not be developed or changed by grading, excavating or by the removal or destruction of the natural topsoil, trees or other vegetative cover except in conformity with Chapter 89, Grading, Excavation and Fill, Chapter 144, Stormwater Management, and with the rules and regulations of the commonwealth. The erosion and sedimentation control plan shall be submitted to the County Planning Commission and the County Conservation District for review and approval unless a determination has been made by the County Planning Commission and the County Conservation District that a plan is not required.

§ 150-42 Utilities.

A. Every lot in a subdivision or land development shall be capable of being served by utilities, and the necessary easements shall be provided.

B. Electric, gas and other utility distribution lines shall be installed underground within public rights-of-way or within property easements, subject to the laws of the commonwealth and except where development is in the identified floodplain area and the requirements of § 150-44F of this chapter supersede this requirement for underground installation.

C. To the fullest extent possible, underground utility lines located in street rights-of-way shall not be installed beneath existing or proposed paved areas and in any case shall be installed prior to the placement of any paving.

D. If a lot abuts an easement or right-of-way with existing overhead electrical, telephone, television, or other service lines, the lot may utilize the overhead lines, but service connections shall be installed underground. Where a subdivision or land development requires a road widening or service extension which necessitates the replacement or relocation of overhead lines, replacement or relocation shall be underground.

E. Cable television lines. All cable television lines and wires shall be installed underground in any subdivision or land development. The design standards for such underground cable television lines shall be in accordance with the laws of the Commonwealth of Pennsylvania and federal laws. Cable shall be installed at a minimum depth of one foot.

§ 150-43 Permanent monuments.

A. Placement.

(1) Permanent monuments shall be installed at or near the beginning and ends of tangent sections of all streets to provide permanent horizontal control and shall be installed after all the grading of lots has been completed and referenced. Perimeter monuments shall be installed as specified by the Township Engineer. Perimeter monuments shall be set prior to construction.

(2) All lot corner markers set shall be noted on the subdivision plan.

(3) The location of monuments shall be identified on the Pennsylvania Plane Coordinate System - NAD 83 or 27, where feasible.

(4) All monuments and markers shall be placed by a surveyor prior to approval of the final plan, or an improvement security sufficient to cover their cost of installation shall be provided.

B. Materials. Monuments and markers shall be constructed in accordance with Chapter 101, Improvement Design Standards.

§ 150-44 Standards for development in identified floodplain areas.

In addition to the other requirements of this chapter, development in any identified floodplain area shall comply with the following:

A. Within any FW (Floodway Zoning District), as established in Chapter 175, Zoning, the following provisions shall apply:

(1) Any new construction, development, use, activity or encroachment that would cause any increase in flood heights shall be prohibited.

(2) No new construction or development shall be allowed unless a permit is obtained from the Department of Environmental Protection, Bureau of Dams and Waterway Management.

B. Within any FA (General Floodplain Zoning District), as established in Chapter 175, Zoning, the following provisions shall apply:

(1) New construction and/or development shall be prohibited within the area measured 50 feet landward from the top-of-bank of any watercourse unless all required federal and state permits have been secured.

(2) No activity which would cause any increase in flood heights shall be permitted within a floodway area delineated by an applicant.

C. Fill. Fill, where used, shall:

(1) Extend at least 15 feet laterally beyond all points of the building.

(2) Be comprised only of soil or small rock materials and shall not include organic waste.

(3) Be compacted to provide the necessary permeability and resistance to erosion, scouring or settling.

(4) Have a slope no greater than 50%.

(5) Not adversely affect adjacent properties.

D. Drainage. Storm drainage facilities shall be designed to convey the flow of stormwater runoff in a safe and efficient manner and in accordance with Chapter 144, Stormwater Management. The system shall ensure proper drainage along streets and provide positive drainage away from buildings. The system shall also be designed to prevent the discharge of excess runoff onto adjacent properties.

E. Water and sanitary sewer facilities and systems.

(1) All new or replacement water and sanitary sewer facilities and systems shall be located, designed and constructed to minimize or eliminate flood damages and the infiltration of floodwaters.

(2) Sanitary sewer facilities and systems shall be designed to prevent the discharge of untreated sewage into floodwaters.

(3) No part of any on-site sewage system shall be located within any identified floodplain area, except in strict compliance with all state and local regulations for such systems. If any such system is permitted, it shall be located so as to avoid impairment to it or contamination from it during a flood.

F. Other utilities. All other utilities, such as gas lines and electrical, telephone and cable television systems shall be located, elevated (where possible) and constructed to minimize the chance of impairment during a flood.

G. Streets. The finished elevation of all new streets shall be not more than one foot below the regulatory flood elevation.

H. Each lot within any identified floodplain area, as established in Chapter 175, Zoning, intended for residential structures shall be capable of providing a building site with a lowest floor elevation (including basement) at least 1 1/2 feet above the one-hundred-year flood elevation as defined in the FIS.