A.
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.
B.
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 these regulations.
A.
All portions of a tract being subdivided shall be taken up in lots, streets, public lands or other proposed uses, so that remnants and landlocked areas are not 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 definitely placed in the Township under conditions approved by the Board of Supervisors.
C.
In general, lot lines shall follow Township boundary lines and zoning district lines rather than cross them.
[Amended 4-17-2023 by Ord. No. 2023-01]
D.
Where trees, groves, waterways, scenic points, historic spots or other community assets and landmarks are located within a proposed subdivision or land development, every possible means shall be provided to preserve these features.
E.
Subdivisions or land developments shall be designed to eliminate the need for cut or fill.
F.
Land subject to flooding or other hazards to life, health or property and land deemed to be topographically unsuitable shall not be subdivided or developed for residential occupancy or for such other uses as may endanger health, life or property or aggravate erosion or flood hazards until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the final plans. Such land within a subdivision or land development shall be set aside on the plan for uses that will not be endangered by periodic or occasional inundation or will not produce unsatisfactory living conditions.
G.
Road rights-of-way.
[Amended 4-17-2023 by Ord. No. 2023-01]
(1)
Newly created rights-of-way hereafter established and shown on a final record plan are to be separate and distinct from lots or parcels adjoining such right-of-way and are not included with the dimensions or areas of such lots or parcels.
(2)
Existing right-of-way easements shall be shown on final record plans which are incorporated in the dimensions or areas of the lots or parcels.
H.
In addition to the provisions of adequate rights-of-way and paving on existing streets, and the reservation of areas and easements for facilities normally required in residential sections, the Board of Supervisors may require rights-of-way and easements for access and storm and sanitary sewer facilities in those areas that cannot be immediately joined to the existing storm and sanitary sewer systems of the Township.
I.
Where design and construction specifications are not specifically listed in this chapter, the applicant shall follow those specified in the Pennsylvania Department of Transportation's Form 408, as amended, and Road Construction Standards, as amended. Where conflicts exist, the most-restrictive specification shall apply, as determined by the Township Engineer.
J.
Traffic signal design requirements shall be as determined by the Township Engineer. Such standards shall apply to both installation and/or modifications to existing signals where required by the Township.
A.
Subdivision and land development proposals will be examined to determine whether the submission is in conformance with:
(1)
The goals in the Warwick Township Comprehensive Plan for the area in which the submission is located.
(3)
The character of existing development near the location of the proposed subdivision or land development. The application shall be complementary to the surrounding uses and shall be laid out so that the best possible integration of existing and proposed streets and building orientations is achieved.
B.
A finding by the Board of Supervisors that the application does not conform to one or more of the above criteria shall be sufficient reason for denying approval of the application.
[Amended 4-17-2023 by Ord. No. 2023-01]
A.
The arrangement, character, extent, grade and location of proposed streets shall conform to the Warwick Township Street Map and shall be considered in their relation to existing and planned streets, to topographical conditions, to 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 conform to any county and state street and highway plans.
C.
When not shown in the Warwick Township Street Map, the layout of proposed streets in a subdivision or land development shall either provide for the appropriate continuation of adjacent streets or conform to a plan for the neighborhood approved or adopted by the Board of Supervisors to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impractical.
D.
Residential streets shall be laid out to discourage their use by through traffic.
E.
Where a subdivision or land development abuts or contains an existing or proposed arterial or collector street, the Board of Supervisors may require marginal access streets, reverse-frontage streets, alleyways, or such street designs needed to adequately protect existing and/or proposed residential properties and to separate through and local traffic.
F.
If the lots resulting from an application are large enough for further subdivision or if a portion of the tract is not subdivided, suitable future street access and right-of-way to these lots shall be provided.
G.
Where the proposed subdivision or land development adjoins unsubdivided acreage, stub streets shall be provided to the boundary lines of this acreage, with temporary easements for turnarounds. These turnarounds shall conform to the applicable provisions of this chapter.
H.
The Board of Supervisors shall, in the interest of highway safety and the safety of the area residents and in order to promote orderly community development, require the owner/developer of any large commercial use, such as a shopping center, industrial park or plant, housing project, apartment complex, major education or recreational facility or other significant traffic generator, to meet jointly with representatives of the Township and the Pennsylvania Department of Transportation to ultimately achieve the best possible design from the standpoint of traffic.
I.
Any applicant who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit and/or driveway permit from the Pennsylvania Department of Transportation.
J.
Any applicant who encroaches within the legal right-of-way of a Township road is required to obtain a road occupancy permit from the Township.
K.
The area between an existing right-of-way line/title line and the ultimate right-of-way line shown on a proposed subdivision or land development plan shall be offered for dedication to the entity having jurisdiction over the road. In the case of a development along a state highway, the right-of-way shall first be offered to PennDOT and if not accepted shall be offered to the Township.
[Amended 4-17-2023 by Ord. No. 2023-01]
Street classifications shall be established in accordance with the following subsections and Appendix E. [1]
A.
Arterial streets and highways are those roads which carry fast-moving and heavy traffic or may handle interstate or transcontinental traffic. Such streets or highways are generally restricted to limited access, and, for the most part, the authority for control of access or construction within their rights-of-way is vested within the Pennsylvania Department of Transportation, PennDOT 408 Standard as well as the guidelines and requirements set forth in the MUTCD (Manuel on Uniform Traffic Control Devices) for streets and highways.
B.
Collector streets are those which carry traffic from other collector, primary or secondary streets into the system of arterial or major highways (ADT of 1,001 to 3,000).
C.
Primary streets are those which carry traffic from the secondary streets to the system of collector streets (ADT of 501 to 1,000).
D.
Secondary streets are those which are used primarily for access to abutting properties and generally serve only internally developed areas (ADT of 201 to 500).
E.
Residential streets are those serving areas of low population density (ADT of 0 to 200).
F.
Cul-de-sac streets are those which are closed at one end and shall not be more than 500 feet long, unless approved by the Board of Supervisors per § 163-36B, terminating in a turnaround with a minimum right-of-way radius of 50 feet and an outer paving radius of 40 feet (ADT of 0 to 200).
G.
Marginal access streets are minor streets of the secondary class which are laid out parallel to and adjacent to arterial streets and highways and which provide access to abutting properties and protection from through traffic.
H.
Alleys are streets which are intended to provide access to the rear of residential lots for service and on-lot parking. Alleys require approval by the Board of Supervisors.
I.
Minimum street requirements shall be:
| Dimensions | ||||||||
|---|---|---|---|---|---|---|---|---|
| Pavement Widths(3) | ||||||||
| Classification(5) | Guide ADT | Right-of-Way (feet) | On-Street Parking | Curbs (feet) | No Curbs (feet) | Sidewalk Required | Curb Required | Shoulder (feet) |
| Arterial | 3,000+ | 100 (minimum) | No | 36 or greater | - | Yes(2) | Yes | No |
| Collector (no direct access or lot frontage is permitted) | 1,001 to 3,000 | 80 | No | 36 or greater | - | Yes(2) | Yes | 4 each(1) |
| Primary | 501 to 1,000 | 60 | No | 36 | - | Yes(2) | Yes | 4 each(1) |
| Secondary | 201 to 500 | 60 | No | 36 | - | Yes(2) | Yes | 4 each(1) |
| Residential | 0 to 200 | 50 | No | 30 | - | Yes(2) | Yes | 4 each(1) |
| Cul-de-sac | 0 to 200 | 50 | No | 30 | - | Same as residential requirements | ||
| Turnaround | 50-foot radius | No | 40-foot paved radius 14-foot minimum cartway | - | As determined above by lots and use No(2) | 4 each(1) | ||
| Marginal access | - | 60 | Same as primary street requirements | |||||
| Alleys and driveways (4) | ||||||||
| Not dedicated | - | 25 | No | — | 16 | No | No(1) | |
| Notes: | |
| (1) | Only where curbs are not required at the discretion of the Board of Supervisors, shoulders of the dimensions specified herein shall be constructed in accordance with this chapter. |
| (2) | The sidewalk requirements as specified herein may be waived, in part or in whole, by the Board of Supervisors when it has been satisfactorily demonstrated that sufficient interior development pedestrian pathways/bikeways connecting residential, commercial, recreational and transportation centers have been provided to accommodate expected pedestrian traffic volumes. |
| (3) | Where on-street parking is proposed on one side only and approved at the discretion of the Board of Supervisors, the pavement width specified herein may be reduced by eight feet. |
| (4) | Driveways serving three or more residential lots, industrial developments and/or shopping centers shall be built to residential road standards. |
| (5) | Where no traffic impact study exists, the Township Engineer shall determine street classification. |
J.
The following are considered to be minimum street construction standards; more-restrictive standards may be applied if conditions warrant:
| Paving Sections: | |
| Street Paving Sections: | |
| (All paving materials shall conform to PennDOT Superpave HMA design mix PG64-22, or other material directed by the Township Engineer in accordance with PennDOT recommendations.**) |
| Street Classification | Subbase*** (inches) | Base Course (25 mm) | Binder Course (19 mm) | Wearing Course (9.5 mm) |
|---|---|---|---|---|
| Arterial* | 8 | 6 inches | 2 inches | 1 1/2 inches |
| Collector* | 8 | 5 inches | 2 inches | 1 1/2 inches |
| Primary* | 6 | 4 1/2 inches | 2 inches | 1 1/2 inches |
| Secondary* | 6 | 4 1/2 inches | 1 1/2 inches | |
| Residential* | 6 | 4 1/2 inches | 1 1/2 inches | |
| Cul-de-sac* | 6 | 4 1/2 inches | 1 1/2 inches | |
| Marginal access* | 6 | 3 inches | 1 1/2 inches | |
| Alleys | 6 | 4 1/2 inches | 1 1/2 inches | |
| Public driveways and commercial or industrial parking facilities* | 6 | 4 1/2 inches | 1 1/2 inches | |
| Private residential driveways and parking facilities* | 4 | 3 inches | 1 1/2 inches |
| NOTES: | |
|---|---|
| * | Six-inch pipe foundation underdrain is required for all paving sections. Use of the underdrain may be waived if it is determined unnecessary by the Township Engineer upon inspection of the subsurface soil conditions during roadway excavation. |
| ** | Prepared subgrade is required for all streets or driveways that are to be paved. |
| *** | Subbase material shall be PennDOT 2A stone material. |
| **** | The Board of Supervisors may require additional paving materials for any use of high traffic volume or truck traffic, upon recommendation of the Warwick Township Engineer. |
K.
Where a subdivision or development abuts or contains an existing street of inadequate right-of-way or cartway width, a future right-of-way width shall be indicated on the plan to conform to the standards shown in this chapter.
[1]
Editor's Note: Appendix E is included as an attachment to this chapter.
A.
The arrangement of streets shall provide for the continuation or approximate projection of existing collector or primary streets in surrounding areas.
B.
Secondary streets shall be so laid out that through traffic will be encouraged.
C.
The intersections of primary or secondary streets entering any collector street from the same side shall be located not less than 800 feet apart, as measured from center line to center line. The intersections of secondary streets entering any existing or proposed street from opposite directions shall be located not less than 125 feet apart, as measured from center line to center line.
D.
Marginal access streets shall be provided when a development adjoins an arterial or collector route. These marginal streets shall provide access to all lots abutting this arterial road, and none of these lots shall take access from the arterial or collector road.
E.
The center-line profile of streets shall be adjusted to the contour of the land so as to produce usable lots and streets consistent with reasonable grade, alignment, drainage and future municipal sanitary facilities.
F.
The rights-of-way shall be graded to their full width, and the applicant shall provide suitable finished grades to the tolerances herein specified. In no case shall the rights-of-way be less than the minimum width specified in this chapter.
G.
Provision for additional pavement and right-of-way width may be required by the Township in specific areas for:
[Amended 4-17-2023 by Ord. No. 2023-01]
A.
The minimum radius at the center line for curves on collector streets shall be 500 feet; for primary streets, 350 feet; and for secondary, residential and cul-de-sac streets, 150 feet.
B.
Superelevation.
(1)
Street superelevations shall only be required on collector and arterial streets. All curves shall be superelevated in accordance with Pennsylvania Department of Transportation Design Manual, Part 2, Highway Design, as amended.
(2)
On all types of pavement or all subbase construction, curves to be superelevated shall conform to the requirements set forth in Pennsylvania Department of Transportation Design Manual, Part 2, Highway Design, as amended. The crown will be removed and the slope will be uniform from the inside to the outside of the pavement. Full superelevation will be attained at the point of curvature and point of tangency with runouts as indicated in the Design Manual.
(3)
The normal grade of the inside edge of the pavement or the center line of the pavement will be held as a baseline from which all superelevation will be applied. The method to be used shall be specified by the Township.
C.
Proper sight distances shall be provided for both horizontal and vertical alignment, measured along the center line. Minimum sight distances shall be 500 feet for collector streets, 400 feet for primary streets and 250 feet for secondary streets. Sight distances provided shall not be less than permitted by PennDOT for similarly classified roadways. The area along the property frontage shall be graded and all obstructive vegetation removed to provide for the required sight distance. Proper sight lines shall be maintained at all intersections. Measured along the center line, there shall be a clear-sight triangle for 75 feet from the point of intersection for fifty-foot rights-of-way and 130 feet for sixty-foot and eighty-foot rights-of-way. The clear sight triangle shall be indicated on all plans of street alignment. No existing or proposed structure, plantings or fences are permitted in the area between a plane two feet above the road center line and a plane 10 feet above the road center line.
[Amended 4-17-2023 by Ord. No. 2023-01]
D.
At each point where a private accessway (driveway or private street) intersects a public street, a clear sight triangle conforming to the required sight distance shall be maintained, within which vegetation and other visual obstructions shall be limited to a height of not more than two feet above the street grade. Intersection sight distance, both required and available, shall be provided in accordance with Pa. Code, Title 67, Chapter 441, latest revision.
E.
Street intersections shall be approached from all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 50 feet, measured from the edge of the pavement of the transverse street, within which no grade shall exceed 4%.
F.
At changes in grade of more than 1%, vertical curves shall be used. The length of the curve shall be a minimum of 100 feet on collector and primary streets and a minimum of 50 feet on secondary streets, residential streets and cul-de-sac streets for every 1% change in grade. Vertical alignment shall conform as much as practical to the existing contour of ground within the limitations herein stipulated.
[Amended 4-17-2023 by Ord. No. 2023-01]
G.
Regarding the horizontal alignment of streets, a minimum tangent length of 100 feet, measured along the center line, shall be provided on collector and primary streets and 50 feet for secondary, residential and cul-de-sac streets between the point of tangency of the first curve and the point of curvature of the second curve, unless otherwise approved by the Township Engineer. In no case shall two curves in reverse direction be joined together without this minimum one-hundred-foot tangent length provided for the above two classifications of streets.
[Amended 4-17-2023 by Ord. No. 2023-01]
H.
A minimum grade of 1% shall be established on all streets.
[Amended 4-17-2023 by Ord. No. 2023-01]
I.
Maximum grades of 5% shall generally apply. In exceptionally hilly areas, a maximum grade of 6% on collector and primary streets and 10% on secondary streets, residential streets and cul-da-sacs for a maximum distance of 1,500 feet will be permitted. Grades in excess of 6% should be avoided on all streets wherever possible.
[Amended 4-17-2023 by Ord. No. 2023-01]
J.
The grade within the outer perimeter of a cul-de-sac shall not exceed 3% and be a minimum of 1%. The grade will be measured along the curbline of the street.
[Amended 4-17-2023 by Ord. No. 2023-01]
K.
A combination of minimum-radius horizontal curves and maximum grades will not be approved.
L.
A normal crown shall be provided on all streets, not superelevated, of 1/4 inch per foot of straight slope extending in cross section from the edge of the pavement to the center line or from the edge of the pavement to the medial edge, whichever will apply, symmetrical to the center line.
[Amended 4-17-2023 by Ord. No. 2023-01]
M.
Whenever practicable, the number of intersections with arterial highways shall be kept to a minimum and shall be located at least 1,000 feet apart.
N.
Whenever practicable, right-of-way lines shall intersect at right angles. When secondary streets intersect primary or collector streets, the angle of intersection of the street center lines shall not be less than 90º.
O.
Street curb intersections shall be rounded by a tangential arc with a minimum radius of 25 feet for secondary streets and 35 feet for intersections which incorporate primary or collector streets.
P.
The dedication of half streets at the perimeter of a new subdivision is prohibited. If circumstances render this impracticable, adequate provision for the concurrent dedication of the remaining half of the street must be furnished by the subdivider. Where there exists a half street in an adjoining subdivision, the remaining half shall be provided by the proposed development.
Q.
Reserve strips controlling ingress and egress are prohibited. When the development adjoins unimproved land, new streets shall be provided through to the boundary lines of the development with temporary easements for turnarounds; or, at the discretion of the Engineer, the entire width of the right-of-way may be paved for a distance of 75 feet.
R.
Streets that are extensions of or obviously in alignment with existing named streets shall bear the names of the existing streets. Street names shall not be repeated, and all street names shall be subject to the approval of the Board of Supervisors, Fire Official, Emergency Medical Services, Postmaster and any other appropriate authority.
[Amended 4-17-2023 by Ord. No. 2023-01]
S.
The minimum longitudinal length of depressed curb for private driveway crossings shall be 12 feet (16 feet maximum), and the maximum longitudinal length for driveway crossings in commercial or industrial areas shall be 35 feet (25 feet minimum).
T.
A long radius curve shall be preferred in all cases to a series of short curves and tangents.
U.
Whenever curbs are to be constructed across private driveways within residential areas or driveway approaches of ingress or egress from abutting industrial or commercial properties, the curb shall be depressed unless otherwise directed by the Township Engineer.
V.
When required and approved by the Supervisors, separated driveway approaches may be constructed for entrance and exit to abutting properties. Such individual driveway approach shall not exceed the maximum longitudinal length of 35 feet of depressed curb at each driveway approach, and a standard curb section shall be constructed as a separating curb between the driveways, conforming to the dimensions and details of the standard detailed drawings of these specifications.
A.
A cul-de-sac will not be approved when a through street is practicable. The applicant shall have the burden of showing the impracticability of the through street in order to justify a cul-de-sac.
B.
A cul-de-sac permanently or temporarily exceeding 500 feet in length may be approved by the Board of Supervisors if conditions of the land so warrant.
C.
A cul-de-sac permanently terminated according to the subdivision plan shall be provided with a circular turnaround with a minimum right-of-way radius of 50 feet and an outer paving radius of 40 feet.
D.
A temporary cul-de-sac shall be designed the same as a permanent cul-de-sac.
E.
Drainage, where possible, shall be toward the open end.
F.
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to a property line, and 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 street. At such time as the street is extended, the area created by the turnaround shall revert ownership to the property owner(s) fronting on the cul-de-sac turnaround.
G.
A cul-de-sac whether permanent or temporary shall be designed to include a snow storage area with suitable dimensions as determined by the Township Engineer.
[Added 4-17-2023 by Ord. No. 2023-01]
A.
Alleys are prohibited in developments of single-family detached residences (Zoning Use B1 only) but may be permitted when authorized by the Board of Supervisors.
[Amended 4-17-2023 by Ord. No. 2023-01]
B.
Alley intersections and sharp changes in alignment shall be avoided, but, where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.
C.
Intersections of right-of-way lines shall be rounded by a tangential arc, the minimum radius of which shall be 10 feet, and the edge of paving at intersections shall be rounded by a tangential arc, the minimum radius of which shall be 15 feet.
D.
An alley shall not provide the exclusive means of frontage to a lot.
E.
Parking is not allowed within the alleyway itself.
F.
Alley access is prohibited from arterial and/or collector streets.
A.
Driveways shall be so located, designed and constructed as to provide sight distance at intersections with streets in accordance with § 163-35D. A stopping area, measured 20 feet behind the ultimate right-of-way line, shall be provided, not to exceed a four-percent grade. Driveway center-line slope shall not exceed 10% beyond the initial 20 feet of the ultimate right-of-way line. Driveways shall not interfere or be inconsistent with the design, maintenance and drainage of or the safe passage of traffic on public or private roads.
B.
Driveways shall be located not less than 40 feet from any intersection and not less than five feet from a property line. Driveways on corner lots shall take access from the lowest classification street.
[Amended 4-17-2023 by Ord. No. 2023-01]
C.
Any applicant who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit and/or driveway permit from the Pennsylvania Department of Transportation (see Appendix B[1]).
[Amended 4-17-2023 by Ord. No. 2023-01]
[1]
Editor's Note: Appendix B is on file in the Township offices.
D.
Any applicant who encroaches within the legal right-of-way of a Township road is required to obtain a road occupancy permit from the Township (see Appendix C).[2]
[2]
Editor's Note: Appendix C is on file in the Township offices.
E.
Driveways shall be constructed in accordance with the requirements of this chapter.
B.
At no time shall angle or perpendicular parking be permitted along the public streets. All parking lots and parking bays permitting parking other than perpendicular shall be reviewed in depth by the Township Planning Commission and Board of Supervisors, with special attention to circulation and access.
[Amended 4-17-2023 by Ord. No. 2023-01]
C.
All parking facilities, drives or access and circulation roads shall be physically defined by one or more of the following methods: concrete curbing, wood or concrete bollards, boulders, railroad ties or concrete tire stops. Parking stalls shall be striped with a four-inch painted line. All of the above shall be to the Pennsylvania Department of Transportation's Form 408 Specifications, as amended, or the Township's requirements.
[Amended 4-17-2023 by Ord. No. 2023-01]
D.
Rows of parking spaces shall not exceed 12 spaces. Rows exceeding 12 spaces shall be split into conforming rows by a planting strip equal to the width of one parking stall. Such planting strips may not be used in calculating optional landscape reserve areas as defined in the Zoning Ordinance.
E.
Where parking areas exceed 350 feet in length, measured along the narrow stall dimension, the parking areas shall be separated from one another by ten-foot planting strips or pedestrian walkways, or both. In areas where there are multiple parallel parking areas, the pedestrian/planting strip shall be required on every other parking area, starting with areas adjacent to access or circulation roads. Such planting strips may not be used in calculating optional landscape reserve areas as defined in the Zoning Ordinance.
F.
Parking lot dimensions shall be no less than those listed in the following table:
| Parking Stall | Driveway | |||
|---|---|---|---|---|
| Angle of Parking | Width (feet) | Depth (feet) | One-Way (feet) | Two-Way (feet) |
| 90º | 10 | 18.5 | 22 | 24 |
| 60º | 10 | 18.5 | 17 | 24 |
| 45º | 10 | 18.5 | 14 | 24 |
| 30º | 10 | 18.5 | 14 | 12 |
| Parallel | 8.0 | 22.0 | 12 | 12 |
G.
All dead-end parking lots shall be designed to provide sufficient backup area for the end stalls of the parking lot.
H.
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 vehicle.
I.
No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas.
J.
All parking areas shall be set back from the ultimate right-of-way line at least 15 feet. The distance between this required setback and the future right-of-way shall be maintained as a planting strip and provide evergreen shrubs to block headlight glare.
[Amended 4-17-2023 by Ord. No. 2023-01]
K.
The construction of all automobile parking areas shall be in accordance with the Pennsylvania Department of Transportation Form 408 Specifications, as amended, or the Township specifications and standards of this chapter.
L.
The required number of parking spaces shall be as specified in the Zoning Ordinance.
M.
All proposed parking areas shall include handicap parking spaces in compliance with the Americans with Disabilities Act (ADA), as revised. The quantity of handicap parking spaces to be provided shall not be less than 2.5% of the total number of spaces proposed.
A.
The sidewalk and curb shall be separated by an unpaved section of a minimum of four feet in width; the minimum width of the sidewalk shall be five feet along all streets.
B.
The grades and paving of the sidewalk shall be continuous across driveways, except in cases where safety considerations or storm drainage requirements dictate otherwise.
C.
At corners and pedestrian street-crossing points, sidewalks shall be extended to the curbline with an adequate apron/ramp area for anticipated pedestrian traffic in accordance with current ADA standards and as directed by Township Engineer.
D.
Sidewalks adjacent to angle-type parking areas shall have a minimum of three feet of additional width to permit pedestrian movement beyond the bumper overhang area.
E.
Sidewalks shall not exceed a seven-percent grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades.
F.
Sidewalks shall be constructed in accordance with specifications set forth in this chapter.
G.
Upon approval by the Board of Supervisors, the sidewalk may be substituted with an asphalt path.
H.
Concrete aprons shall be provided where curb and sidewalk are required.
[Added 4-17-2023 by Ord. No. 2023-01]
A.
Crosswalks shall be required at all intersections and other points of pedestrian access along public streets in accordance with current PennDOT and Township standards.
B.
Crosswalks shall be delineated by thermoplastic markings in accordance with PennDOT standards.
C.
Pedestrian crosswalks not less than 10 feet wide and with a concrete paving not less than four feet wide shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
D.
The Board of Supervisors may require use of other/alternate materials to facilitate traffic calming, pedestrian safety and/or to encourage pedestrian use.
E.
All crosswalks at signalized intersections shall contain pedestrian countdown features as approved by PennDOT and the Township Engineer.
A.
Street and regulatory signage shall be shown on subdivision and land development plans. All signage, i.e., street name and regulatory signs, required as a result of new construction shall be installed at the expense of the applicant. Minimum regulatory signage includes stop signs, street signs, speed limit signs (on residential streets), and any other signage as deemed necessary during the review and approval process.
B.
Lettering for street signs shall be as required by the Board of Supervisors; at a minimum, lettering shall be as stated in the Federal Highway Administration Manual on Uniform Traffic Control Devices (MUTCD). The plates shall be horizontal.
[Amended 4-17-2023 by Ord. No. 2023-01]
C.
The standard shall be rustproof breakaway metal W beam 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 nameplate to be seven feet above the ground level or curb, as hereinafter provided. 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 nameplate rigidly in a proper and permanent position and prevent it from swaying in the wind. Street sign installation must comply with the PennDOT Publication 408 Standards as well as the guidelines and requirements set forth in the MUTCD (Manual on Uniform Traffic Control Devices) for streets and highways. Street signs shall consist of a white background with black letters.
[Amended 4-17-2023 by Ord. No. 2023-01]
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 nameplate shall be permitted to overhang any part of the cartway or curb.
E.
Street nameplates, standards, installations and locations shall be subject to the approval and inspection of the Township Engineer.
A.
The owner, developer or applicant shall install or cause to be installed pole streetlights on all streets, private or public, which shall be serviced entirely by an underground conduit in accordance with a plan prepared by the Philadelphia Electric Company (PECO), reviewed by the Township and approved by the Board of Supervisors. The equipment used in such a plan must contain LED fixtures of that type provided by PECO or variations approved by PECO and the Township. An energizing plan with phasing, if necessary, and a layout and spacing plan must be submitted for review by the Township Planning Commission and approved by the Board of Supervisors. All fixtures shall be programmable.
B.
Horizontal footcandle requirements for various development areas:
| Type of Development | Minimum Average Footcandle Level at Average Ground Surface Elevation | Average to Minimum Uniformity Ratio |
|---|---|---|
| Shopping centers and other commercial areas | 2.0 | 3:1 |
| Industrial/office campuses | 1.0 | 3:1 |
| Recreational areas | 1.0 | 3:1 |
| Multifamily and planned residential developments | 0.6 to 0.8 | 3:1 |
| Residential streets | 0.4 | 3:1* |
| Sidewalks | 0.2 | 3:1 |
| Pedestrian walkways | 0.4 | 3:1 |
| NOTES: | |
|---|---|
| * | Streets with ADT's of less than 200 may have a ratio of 6:1. |
C.
The applicant shall submit to the Township, prior to final plan approval, a petition requesting the establishment of a streetlight district for the subdivision or land development. In the alternative, the applicant may impose upon the homeowners' association the continuing obligation for the maintenance of streetlights and all electric bills associated with the streetlights.
[1]
Editor's Note: Former § 163-44, Curbs, was repealed 4-17-2023 by Ord. No. 2023-01.
A.
The lengths, widths and shapes of blocks shall be determined with regard to:
B.
In general, all blocks in a development shall have a minimum length of at least 500 feet and a maximum length of 1,600 feet.
C.
Whenever practicable, blocks shall be of such width as to provide two tiers of lots of the minimum size permitted under the applicable zoning classification, except in the case of lots along a major thoroughfare where the lot fronts on an interior street.[1]
[1]
Editor's Note: Former Subsection D, regarding pedestrian crosswalks, which immediately followed, was repealed 4-17-2023 by Ord. No. 2023-01.
A.
The size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
C.
All lots shall have access to or frontage on a street of at least a twenty-five-foot width.
[Amended 4-17-2023 by Ord. No. 2023-01]
D.
In general, side lot lines shall be at right angles or radial to the street line.
E.
The depth and width of lots reserved or laid out for commercial and industrial uses shall be adequate to provide for off-street parking.
F.
Lots shall not be designed with a lot depth to width ratio exceeding 2.5 (the lot must be less than 2.5 times deeper than wide) or less than one (the lot cannot be wider then it is deep) and shall not be excessively irregular in shape.
G.
House numbers shall be assigned by the Township.
[Amended 4-17-2023 by Ord. No. 2023-01]
H.
Existing buildings. The following regulations shall apply as they affect tracts upon which buildings exist at the time of the application:
(1)
Nonconforming yard requirements. The subdivision of a tract which creates nonconforming side and/or rear yards for existing buildings will not be approved. Nonconforming front yards may be approved by the Zoning Hearing Board if necessary to obtain proper street alignment.
(2)
Alterations and replacements will be permitted within the existing structure, but exterior extensions of the building must conform to the requirements of the Zoning Ordinance, as amended.
(3)
Conversions. In cases where the principal building use has not been as a dwelling, its conversion to a dwelling shall comply with all Township ordinances, codes, rules and regulations.
I.
Totally unusable land areas may be included in individual lot areas, provided that there is no infringement of the building envelope, as determined by minimum required front, side and rear yard setbacks, into these areas. Totally unusable land areas shall not be included in land areas utilized for density calculation but may be utilized to meet common open space requirements of this chapter.
Grading and earth-disturbance activities shall be designed and undertaken in accordance with the Warwick Township Stormwater Management and Grading Ordinance, as amended.[1]
A.
Easements with a minimum width of 20 feet or greater shall be provided as necessary for utilities and drainage.
B.
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C.
Nothing shall be permitted to be placed, planted, set or put within the area of an easement necessary for access and maintenance of any utility or drainageway contained within that easement. Where such easements contain existing vegetation, i.e., trees and/or ground cover, as much as possible of the existing vegetation shall be maintained in its natural state to preserve the natural appearance and stabilize soil conditions. Where such vegetation exists, clearing plans shall be approved by the Township before clearing commences.
D.
Where a subdivision or land development is traversed by a watercourse or drainageway, there shall be provided a drainage easement or right-of-way conforming substantially with the boundaries of such watercourse and of such width as will be adequate to preserve natural drainage, but not less than 20 feet, or as may be required or directed by the Pennsylvania Department of Environmental Protection and/or the Township. The applicant shall properly grade and stabilize slopes. Within the restrictions of this section, the Board of Supervisors may permit or require such drainageway improvements to effectively improve the quality and character of such drainageway and reduce sediment and pollutants to help the Township meet its NPDES permit for municipal separate storm sewer systems.
[Amended 4-17-2023 by Ord. No. 2023-01]
E.
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 or owner shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for such discharge or drainage and for the carrying off of such water and for the maintenance, repair and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes, and which shall be of sufficient width for such passage and work. The owner shall convey, free of charge or cost, such easements to the Township upon demand.
F.
The owner of any lot, upon written request by the Township and at the owner's sole expense, shall remove anything placed, planted, set or put (with or without knowledge of this regulation) within the area of any easement.
G.
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan and the plan that is required to be recorded at the Bucks County Recorder of Deeds. The metes and bounds of the easement must be shown on the recorded plan.
[Amended 4-17-2023 by Ord. No. 2023-01]
Stormwater management facilities shall be designed, installed and undertaken in accordance with the Warwick Township Stormwater Management and Grading Ordinance, as amended.[1] The regulations of the Warwick Township Stormwater Management and Grading Ordinance are incorporated herein as if set forth in their entirety.
A.
Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation Form 408 and Form 409 Specifications, as amended, to support expected loads and to carry expected flows. Bridges, culverts and storm sewers shall be constructed to the full width of the right-of-way or to an adequate dimension to accommodate special grade conditions.
[Amended 4-17-2023 by Ord. No. 2023-01]
B.
Approval by the Pennsylvania Department of Environmental Protection, Division of Dams and Encroachments, is required for bridges and culverts in accordance with Chapter 105, Dam Safety and Waterway Management Rules and Regulations, as amended.
A.
Street tree planting.
(1)
Within any land development or subdivision, street trees shall be planted immediately outside the right-of-way lines on both sides of all public or private streets where suitable street trees do not exist.
(2)
Street trees shall be planted every 60 feet along each side of the street and street trees shall not be planted directly across from each other when a development is proposed along both sides of a new or existing street but shall be installed approximately half the distance from the closest tree on the opposite side of the street. Street trees shall be in rows not exceeding 40 feet for developments with frontage on only one side of the street.
[Amended 4-17-2023 by Ord. No. 2023-01]
(3)
Street trees shall not be planted opposite each other but shall alternate.
(4)
At intersections, trees shall be located no closer than 30 feet from the intersection of the street right-of-way lines or at some measured distance so that the required clear-sight triangle is not obstructed.
(5)
Reference § 163-51F(11) for selection of appropriate plants.
B.
Parking area planting.
(1)
Parking area green areas in residential, commercial and office/industrial areas, exclusive of areas allotted for screening and buffer requirements and areas adjacent to or considered a part of individual or groups of buildings set aside for general landscaping, shall be landscaped with coniferous and deciduous trees, shrubs, ground cover and mulch as determined to be appropriate or necessary for each specific site by the Township.
(a)
Hardy ground cover shall be used in place of grass wherever possible.
(b)
A type of mulch shall be used which will aid in controlling erosion and noxious weeds and generally preserve and enhance the quality and character of the proposed landscape planting.
(c)
In all areas of parking area planting, emphasis shall be put on simplicity of design and adequacy to meet specific aesthetic, physical or safety needs as required by the Township Planning Commission and Board of Supervisors.
(d)
Reference § 163-51F(11) for selection of appropriate parking area plants.
(2)
Parking area planting. The following standards shall apply to parking areas of six or more spaces:
(a)
Parking areas shall have at least one deciduous tree for every six spaces in single rows plus one tree for every 12 spaces in double-loaded rows of parking spaces.
(b)
Trees shall be planted along the perimeter of the parking area, as well as in raised planting islands to provide shade for the parked automobiles. Raised planting islands shall be located at each end of a double-loaded parking row and shall be planted with two deciduous trees per island.
(c)
The perimeter of all nonresidential and multifamily parking areas shall be bordered by screen plantings. These plantings shall consist of shrubs at such height as to screen surrounding property lines or streets or driveways from headlight glare.
[Amended 4-17-2023 by Ord. No. 2023-01]
(d)
Deciduous trees shall have a minimum DBH of 3.5 inches. Shrubs shall not be less than 30 inches in height.
[Amended 4-17-2023 by Ord. No. 2023-01]
(e)
These plantings shall be in addition to all other landscaping requirements of this chapter.
C.
Screening and buffer plantings. Screening and buffer area requirements shall be those specified in the Zoning Ordinance,[1] as amended, for each specified district and all off-street parking areas, trash disposal areas, loading areas, pump stations, and aboveground stormwater control facilities. All such areas shall be subject to a detailed review.
[Amended 4-17-2023 by Ord. No. 2023-01]
(1)
Required screening and buffer areas shall consist of at least 80% coniferous material and 20% deciduous trees and shrubs for accent and color and must, through layout and content, provide design solutions which solve all visual and noise problems from recreational, industrial, commercial or motor vehicle uses, whether on the same lot or not.
(2)
In addition to required tree and shrub buffers, earthen berms, fences or masonry walls may be acceptable or desirable when the Township determines that it is not possible to achieve desired buffering with the plant material specified above.
(3)
Spacing, density and material selection shall be based on the intensity or degree of the problem in the area of required screening or buffer planting.
(4)
It is recommended that the applicant employ a landscape architect to ensure proper use and arrangement of plant material to achieve the required screening and buffer while maintaining an aesthetic appearance.
(5)
The screen planting shall be so placed that at maturity it will be not closer than three feet from any ultimate right-of-way or property line.
(6)
No structure, manufacturing, or processing activity, parking or other paved surfaces, or storage of materials shall be permitted in the buffer yard except access driveways and residential fences.
(7)
Clear sight triangles shall be maintained at all street intersections and at all points where private vehicular driveways intersect public streets as specified elsewhere in this chapter and in the Zoning Ordinance.
(8)
The final form and content of the proposed buffer planting strip shall be submitted for review by the Township Planning Commission and approval by the Board of Supervisors.
(9)
The screen planting or buffer may be broken only at points of vehicular or pedestrian access.
(10)
The buffer or screen planting strips shall be permanently maintained, and any plant material which does not live shall be replaced at the start of the next planting season.
D.
Grassed or grass/ground cover areas. All such areas specified on proposed or approved plans shall be prepared, installed and maintained in accordance with the Pennsylvania Department of Transportation Form 408 Specifications, as amended.
E.
Open space, storm drainage and retention areas. All areas proposed for recreational use, whether active or passive, shall be planted to effectively naturalize the areas to become an integral and harmonious element in the natural landscape. All storm drainage channels and retention areas, whether existing or proposed, shall be graded and planted to effectively naturalize area(s) so as to become an integral and harmonious part of the landscape by contour and type of plant material employed, as determined by the Township Engineer.
F.
Landscape performance standards. See the Pennsylvania Department of Transportation Form 408 Specifications, as amended, for performance standards.
(1)
Tree specifications. The following are the minimum sizes for plant material:
| Type | Size |
|---|---|
| Street trees | 3 1/2 inches' caliper measured at a height of 6 inches above grade* |
| Deciduous trees | 3 1/2 inches' caliper measured at a height of 6 inches above grade* |
| Ornamental/flowering trees | 6 to 8 feet** |
| Coniferous trees | 6 to 8 feet** |
| Deciduous shrubs | 18 to 24 inches** |
| Coniferous shrubs | 18 to 24 inches** |
| Coniferous shrub screens and buffer | 2 1/2 to 3 feet |
| NOTES: | |
|---|---|
| * | All trees shall have a minimum of a five-foot single straight stem to the first lateral branches above grade. |
| ** | To meet standards as described by the American Nurserymen's Association. |
(2)
Trees shall be of nursery stock quality, grown under the same climatic conditions as at the location of the development.
(3)
All planting shall be done in accordance with good nursery and landscape practice and to the standards established by this chapter.
(4)
Trees shall have symmetrical growth and be free of insect pests and disease.
(5)
Depending on good planting practice with reference to the particular species to be planted, the Township may modify the size requirements of trees.
(6)
All buildings must have a planting plan, approved before construction.
(7)
All plantings and lawns must be regularly fed with proper plant and lawn food and be trimmed and maintained properly at all times. Mulched planting areas must be maintained at all times.
(8)
Street trees and other required plant material shall not be planted until the finished grading of the subdivision or land development has been completed.
(9)
Final landscape plans, as approved, will be incorporated into the agreement and bond requirements as required elsewhere in this chapter.
(10)
All grading, seeding, mulched beds and plantings must be installed and maintained by the applicant in accordance with approved landscape plans.
(11)
All plant materials must be installed and maintained accordingly.
(a)
At the time of installation, the minimum trunk caliper of canopy trees, measured at DBH, shall be 3 1/2 inches.
[Amended 4-17-2023 by Ord. No. 2023-01]
(b)
Any plant material which does not survive shall be replanted by the developer. Financial security shall be posted with the Township in an amount equal to the estimated cost of trees and plantings, to be released 18 months from Township certification of total completion of the land development.
[Amended 4-17-2023 by Ord. No. 2023-01]
(c)
The following plant material is permitted for use as tree plantings when placement is within four feet of curb, sidewalk, or asphalt surface:
[Amended 4-17-2023 by Ord. No. 2023-01]
| Acer x freemanii "Armstrong" - Armstrong freeman maple |
| Acer x freemanii Scarlet sentinel - Scarlet sentinel maple |
| Acre rubem "Bowhall" - Bowhall red maple |
| Carpinus caroliniana tree form - American hornbeam |
| Ceris canadensis - Eastern Redbud |
| Ostrya virginiana - American hop-hornbeam/Ironwood |
| Quercus robar "Fastigiata" - Pyramidal English Oak |
| Quercus robar "Skyrocket" - Skyrocket English Oak |
(d)
The following plant material is permitted for use as tree plantings when placement is greater than four feet from curb, sidewalk, or asphalt surface:
[Amended 4-17-2023 by Ord. No. 2023-01]
| Acer rubrum - Red Maple (all cultivars) |
| Platanus occidentalis - American sycamore |
| Quercus rubra - Red Oak |
| Quercus imbricaria - Shingle oak |
| Quercus palustrus - Pin Oak |
| Tilia americana - American Linden |
(e)
In addition to plant material included in Subsection F(11)(c) and (d) above, the following may be utilized where required for buffer yards, detention basins, open space planting, etc.:
[Amended 11-7-2011 by Ord. No. 2011-11; 4-17-2023 by Ord. No. 2023-01]
| Small Trees |
|---|
| Acer pennsilvanicum - Striped Maple |
| Amelanchier laevis tree form - Serviceberry (all cultivars) |
| Carpinus caroliniana - American Hornbeam |
| Cercis canadensis tree form - Eastern Redbud |
| Chionanthus virginious tree form - American Fringe Tree |
| Cornus florida "Rubra" - Pink/White Flowering Dogwood |
| Crataegus (many species) - Hawthorn (thornless only) |
| Hamamelis virginiana or vernalis - Witch-Hazel |
| Magnolia virginiana - Sweetbay Magnolia |
| Malus "Centzam" tree form - Centurion Crabapple |
| Malus "Hargozam" tree form - Harvest Gold Crabapple |
| Malus "Snowdrift" tree form - Snowdrift Crabapple |
| Malus "Spring Snow" tree form - Springsnow Crabapple |
| Malus x zumi "Calocarpa" tree form - Redbud Crabapple |
| Nyssa sylvatica - Black Gum |
| Prunus serotina tree form - Chokecherry/Black Cherry |
| Large Trees |
|---|
| Acer nigrum - Black Maple |
| Acer saccharum - Sugar Maple (all cultivars) |
| Aesculus glabra - Ohio Buckeye |
| Betula nigra - River Birch |
| Magnolia acuminata - Cucumbertree |
| Nyssa silvatica - Black Gum |
| Ostrya virginiana tree form - American Hop-hornbeam |
| Platanus occidentalis - American sycamore |
| Quercus macrocarpa - Bur Oak |
| Quercus coccinea - Scarlet Oak |
| Quercus phellos - Willow Oak |
| Quercus rubra - Northern Red Oak |
| Tillia americana - American linden/Basswood |
| Evergreens (four feet high minimum) |
|---|
| Abies Balsamea - Balsam fir |
| Chamaecyparis thyoides - Atlantic White cedar |
| Ilex opaca - American holly |
| Picea glauca - White spruce |
| Juniperus virginiana - Eastern red cedar |
| Pinus rigida - Pitch pine |
| Pinus virginiana - Virginia pine |
| Pinus strobus - White pine |
| Thuja occidentalis - American arborvitae |
| Hedge (four feet high minimum) |
|---|
| Crataegus intricata - Thicket Hawthorn |
| Lindera benzoin - Spicebush |
| Viburnum recognitum or dentatum - Arrow-wood Viburnum |
| Sambucus canadensis - American Elderberry |
| Physocappus opulifolius - Ninebark |
| Vaccinum corymbosum - Highbush Blueberry |
| Hedgerow (four feet high minimum) |
|---|
| Crataegus crus-galli - Cockspur Thorn |
| Crataegus phaenopyrum - Washington Hawthorn |
| Viburnum dentatum - Arrow-wood Viburnum |
| Viburnum nudum - Possumhaw Viburnum |
| Viburnum pragense - Prague Viburnum |
| Shrubs (three feet high minimum) |
|---|
| Ilex glabra - Inkberry Holly |
| Juniperus virginiana - Upright Juniper |
| Myrica pensylvancia - Bayberry |
| Taxus canadensis - American Yew |
| Thuja occidentalis - American Arborvitae |
| Shrubs (four feet high minimum) |
|---|
| Cornus sericea - Red Osier Dogwood |
| Hamamelis vernalia - Vernal Witch Hazel |
| Hamamelis virginiana - Common Witch Hazel |
| Hydrangea Guercifolia - Oakleaf Hydrangea |
| Hydrangea Arborescens - Smooth Hydrangea |
| Ilex verticillata - Winterberry Holly |
| Viburnum dentatum - Arrowwood Viburnum |
| Viburnum nudum - Possumhaw Viburnum |
| Trees and shrubs suitable for detention basins |
|---|
| Balsam Fir [Abies balsamea (L.) Mill.] |
| Smooth alder - (Alnus serrulate) |
| Green Alder [Alnus crispa (Dryalnd. in Ait.) Pursh] |
| Seaside Alder [Alnus maritima (Marsh.) Nutt.] |
| Speckled Alder [Alnus rugosa (DuRoi) Spreng.] |
| Oblong-leaf Service-berry [Amelanchier canadensis (L.) Medic.] |
| Bog Rosemary (Andromeda polifolia L.) |
| Red Chokeberry [Aronia arbutifolia (L.) Elliott] |
| Purple Chokeberry [Aronia prunifolia (Marsh.) Rehder] |
| Yellow Birch (Betula alleghaniensis Britton) |
| Sweet Birch (Betula lenta L.) |
| Gray Birch (Betula populifolia Marshall) |
| River Birch (Betula nigera) |
| Northern Catalpa [Catalpa speciosa (Warder ex Barney) Warder ex Engelm.] |
| Atlantic White Cedar [Chamaecyparis thyoides (L.) BSP.] |
| White Fringe Tree (Chionanthus virginicus L.) |
| Flowering Dogwood (Cornus florida L.) |
| Common Persimmon (Diospyros virginiana L.) |
| Black Crowberry (Empetrum nigrum L.) |
| American Beech (Fagus grandifolia Ehrh.) |
| Creeping Snowberry [Gaultheria hispidula (L.) Muhl. ex Torr.] |
| Teaberry (Gaultheria procumbens L.) |
| Honey-locust (Gleditsia triacanthos L.) |
| Shrubby St. John's-wort (Hypericum prolificum L.) |
| American Holly (Ilex opaca Soland. in Ait.) |
| Inkberry Holly (Ilex Glabra) |
| Butternut (Juglans cinerea L.) |
| Black Walnut (Juglans nigra L.) |
| Sheep-laurel (Kalmia angustifolia L.) |
| Mountain Laurel (Kalmia latifolia L.) |
| American Larch [Larix laricina (DuRoi) K. Koch] |
| Spicebsuh (Lindera benzoin) |
| Tulip Tree (Liriodendron tulipifera L.) |
| Eastern Ninebark [Physocarpus opulifolius (L.) Maxim.] |
| Red Spruce (Picea rubens Sarg.) |
| Pitch Pine (Pinus rigida Mill.) |
| Eastern White Pine (Pinus strobus L.) |
| Balsam Poplar (Populus balsamifera L.) |
| Eastern Cotton-wood (Populus deltoides W. Bartram ex Marshall) |
| Swamp Cotton-wood (Populus heterophylla L.) |
| Quaking Aspen (Populus tremula L.) |
| Southern Red Oak (Quercus falcata Michx.) |
| Shingle Oak (Quercus imbricaria Michx.) |
| Willow Oak (Quercus phellos L.) |
| Chestnut Oak (Quercus prinus L.) |
| Post Oak (Quercus stellata Wangerh.) |
| Alder-leaf Buckthorn (Rhamnus alnifolia L'Her) |
| Pink Azalea [Rhododendron periclymenoides (Michx.) Shinners] |
| Old Field Blackberry (Rubus alumnus L.H. Bailey) |
| Bailey Blackberry (Rubus baileyanus Britt.) |
| Sand Blackberry (Rubus cuneifolius Pursh) |
| Enslen Blackberry (Rubus enslenii Tratt.) |
| Common Red Raspberry (Rubus idaeus L.) |
| Tall Priarie Willow (Salix humilis Marshall) |
| Shining Willow (Salix lucida Muhl.) |
| Silky Willow (Salix sericea Marshall) |
| Narrow-leaf Meadow-sweet (Spiraea alba DuRoi) |
| Eastern Hemlock [Tsuga canadensis (L.) Carriere] |
| NOTE: Additional trees and other plant material and cultivars may be utilized when approved by the Township. |
(f)
Plant material specifications.
[1]
Name of plants. Plant names 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 USDA 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; they shall have been growing under the same climate conditions as the municipality for at least two years prior to date of planting. 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.
[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 USDA Standards for Nursery Stock.
[4]
Delivery. Plants shall be packed, transported and handled with utmost care to ensure adequate protection against injury.
[5]
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 be avoided. The plantings chosen should be of sufficient size to be effective the first year they are planted.
(g)
Existing vegetation. In cases where natural features on the site duplicate or essentially duplicate the requirements of the buffering provisions of this chapter, these requirements may be waived by the Board of Supervisors.
(12)
Maintenance.
(a)
An agreement between the developer and the Township shall be required and entered into in order to provide maintenance of all such plantings.
(b)
Street trees, plant material and buffer plantings.
[1]
The term of the maintenance agreement shall be for 18 months from the day the Board of Supervisors takes final dedication of all public streets and any other public improvements in all phases of an approved subdivision and land development plan. If for some reason dedication of streets is not part of the approved subdivision or land development plan, the term of the maintenance agreement shall be from the day the Township Engineer and Township Manager give to the developer final approval on all required improvements identified in the developer's agreement and release all site improvement escrow. During this maintenance term, the developer shall:
[Amended 4-17-2023 by Ord. No. 2023-01]
[2]
The Township Engineer shall make a final inspection of all street trees, plant material and buffer plantings prior to the end of the term of the maintenance agreement to make sure that all conditions set forth in and all terms of said maintenance agreement have been met. A written report of compliance shall be submitted to the Board of Supervisors.
[3]
Upon the satisfactory completion of said maintenance agreement, the maintenance and replacement of all street trees, plant material and buffer plantings as shown on the final subdivision and land development plans shall become the responsibility of the property owner, unless otherwise agreed to by the Township.
[Amended 4-17-2023 by Ord. No. 2023-01]
[4]
Upon the completion of a maintenance agreement, the Township Zoning Officer shall have jurisdiction to enforce these provisions to ensure compliance with the landscape material shown on the approved final land development plans as they will pertain to the individual lots.
[5]
Replacement of all street trees, plant material and buffer plantings by an individual lot owner shall be subject to approval by the Zoning Officer or another designated code enforcement official, including but not limited to the Township Engineer, foresters, tree wardens or other assistants the Township Board of Supervisors may employ.
[6]
Where areas of forest remain as part of the land development or open space associated therewith, the developer shall be responsible for maintenance and sound forest management practices, including but not limited to removal of dead or diseased trees. Where a forested area is to be dedicated to the Township, the developer shall provide the Township with a forestry management plan prepared by a certified arborist. Prior to dedication and during the eighteen-month maintenance period, the developer shall implement the forestry management plan, including the removal of all dead and diseased trees.
A.
General requirements.
(1)
Grade changes and excavation shall not encroach upon the tree protection zone. The tree protection zone shall be established as a distance of 20 feet from the trunk of the tree, or the dripline, whichever is greater.
(2)
No toxic materials shall be stored within 100 feet of a tree protection zone, including petroleum-based and/or -derived products.
(3)
The area within the tree protection zone shall not be built upon, nor shall any materials be stored there either temporarily or permanently. Vehicles and equipment shall not be parked in the tree protection zone.
(4)
When tree stumps are located within 10 feet of the tree protection zone, the stumps shall be removed by means of a stump grinder to minimize the effect on surrounding root systems.
(5)
Tree roots which must be severed shall be cut by a backhoe or similar equipment aligned radially to the tree. This method reduces the lateral movement of the roots during excavation, which, if done by other methods, could damage the intertwined roots of adjacent trees.
(6)
Within four hours of any severance of roots, all tree roots that have been exposed and/or damaged shall be trimmed cleanly and covered temporarily with moist peat moss, moist burlap or other moist biodegradable material to keep them from drying out until permanent cover can be installed.
(7)
Sediment, retention and detention basins shall not discharge into the tree protection zone.
(8)
Sediment, retention and detention basins shall not be located within the tree protection zone.
(9)
Trees shall not be used for roping, cables, signs or fencing. Nails and spikes shall not be driven into trees.
B.
The tree protection zone. Prior to construction, the tree protection zone shall be delineated by the following methods:
(1)
The tree protection zone that is delineated on the site prior to construction shall conform to the approved development plans.
(2)
All trees scheduled to remain shall be marked; where groups of trees exist, only the trees on the edge need to be marked.
(3)
A forty-eight-inch-high barrier fence (commonly referred to as a "snow fence"), mounted on posts, located eight feet on center, shall be placed along the boundary of the tree protection zone. Such fence shall be bright orange in color.
(4)
In addition to the tree protection zone, trees may be left standing as protection between the trunks of the trees to be retained and the limits of grading. When additional trees are used as protection, the tree protection zone on the approved plan shall be marked in the field as directed by the Township Engineer so that the additional buffer area is delineated. When this method of protection is used, these additional trees shall be removed at the time of completion of the project.
(5)
When the barrier fence has been installed, it shall be inspected and approved by the Township Engineer prior to commencing clearing and construction; the fencing along the tree protection zone shall be maintained until all work/construction has been completed. Any damages to the protective fencing shall be replaced and repaired before further construction shall begin.
(6)
Trees being removed shall not be felled, pushed or pulled into a tree protection zone or into trees that are to be retained.
C.
Retaining walls.
(1)
When the original grade cannot be retained at the tree protection zone line, a retaining wall shall be constructed outside of the tree protection zone.
(2)
The retaining wall shall be designed to comply with the Township standards for retaining walls.
(3)
In addition, the following methods shall be used to ensure survival of the tree:
(a)
The top of the wall shall be four inches above the finished grade line.
(b)
The wall shall be constructed of large stones, brick, building tile, concrete blocks or treated wood beams not less than 6 x 6 inches. A means for drainage through the wall shall be provided so water will not accumulate on either side of the wall. Weep holes shall be required with any wall.
(c)
Any severed roots as a result of excavation shall be trimmed so that their edges are smooth and are cut back to a lateral root if exposed.
(d)
A layer of clean stone (size: 3/4 to one inch) shall be placed one foot out from the wall to aid in drainage.
(4)
Design drawings and supporting calculations, both prepared by an engineer registered to practice in Pennsylvania, shall be submitted to the Township for review prior to construction.
D.
Pruning methods. All final cuts shall be made sufficiently close to the trunk or parent limb but without cutting into the branch collar or leaving a protruding stub, according to the National Arborist Association standards. All necessary pruning cuts must be made to prevent bark from being torn from the tree and to facilitate rapid healing. Flush cuts are unacceptable.
E.
Fertilization methods.
(1)
All trees which have experienced any disturbance or have had damages to the roots or branches shall be fertilized.
(2)
Trees shall be fertilized in early fall (September to October) or mid spring (April to May). Fall applications are preferred.
(3)
Fertilizer shall be broadcast over the soil surface in an area twice the size of the tree protection zone at a rate equivalent to one pound of nitrogen per 1,000 square feet. A minimum of 1,000 square feet per tree will receive fertilization.
(4)
Fertilizer grade shall have approximately three parts nitrogen to one part phosphorus and potassium (3:1:1 ratio).
F.
Trenching and tunneling.
(1)
If there is no alternative but to locate a utility line through a tree protection zone, tunneling shall be used instead of trenching, except where, in the opinion of the Township arborist, survival of the tree would not be affected by either method. The Township Engineer shall determine the most-desirable location for the utility line.
(2)
Trenches shall be filled as soon as possible and tamped lightly to avoid air spaces.
[Amended 4-17-2023 by Ord. No. 2023-01]
Any individual trees having a diameter of eight inches or more, DBH, which are removed as a result of development of a parcel and cannot be relocated shall be replaced with a new tree of like kind having a minimum diameter of 2.5 caliper inches, measured at breast height. Individual trees shall be defined as those freestanding trees outside a forest, as defined by this chapter. This is in addition to all other plantings as required by this chapter.
A.
Applicability. The Corridor Overlay District shall apply to all properties in Warwick Township, regardless of zoning district, depicted on the attached overlay district plan. These are supplemental regulations which shall apply in addition to all other applicable regulations of the Zoning Ordinance[1] and this chapter. In the case of a conflict between this section and any other section, the section imposing the stricter requirements shall apply.
B.
Purpose. The purpose of the Corridor Overlay District is to enhance the appearance and design of the corridor which serves as a gateway to Bucks County and to Warwick Township; to develop a process for review and approval of development that maintains a high standard of architectural and site development design; to ensure that facilities for parking and vehicular and pedestrian circulation can be safely and adequately provided; to provide for landscaping and street trees; and to make sure that new development reflects and enhances the visual, historic and cultural character of Warwick Township. This section is adopted in accordance with Section 605(2) of the Pennsylvania Municipalities Planning Code.[2]
[2]
Editor's Note: See 53 P.S. § 10605.
C.
Design review process. Applicants for subdivision or land development shall submit, in addition to all other required information, the information, drawings, and sample materials listed below. The proposed design shall be reviewed as part of the subdivision or land development review process. Where no subdivision or land development is required or where developments are constructed in phases, such as but not limited to expansions or changes in use, the proposed design shall be reviewed by the Township as part of the building permit review process and at the request of the Township by the Warwick Township Board of Supervisors. Design review consists of a systematic assessment of the three-dimensional configuration, design, and materials to be used to ensure that the proposed development meets the goals for the Corridor Overlay District.
(1)
A description of the use or uses proposed.
(2)
Architectural drawings of proposed building(s), showing all sides of the proposed building(s), with information on building materials and colors along with sample building materials.
(3)
Photographs of the original site on which the proposed development will occur, prior to any change being made, showing surrounding areas and how the new development will relate to the existing surroundings.
D.
Standards for development within the Corridor Overlay District.
(1)
Building design. The following standards shall apply to all building designs:
(a)
All sides of a building shall be architecturally consistent with the front facade, and all building faces visible from the street or abutting properties shall have the same architectural features and style as the front facade. Modifications may be made in the design for necessary loading and other utility areas.
(b)
Building materials shall be limited to the following:
| Stone | |
| Clapboard (wood, vinyl, or simulated) | |
| Brick | |
| Stucco | |
| Board and batten | |
| Cedar shakes or simulated shakes looking like cedar | |
| Slate or slate substitute | |
| Decorative block |
(c)
Roof design. Pitched roofs are required. Flat roofs are prohibited, except where there is a partial or pent roof that extends along all sides of the building. HVAC units shall not be visible from surrounding properties or any public street on the same elevation.
(d)
Colors. All buildings and roofs shall be designed to use primarily earth tones, colors of natural materials, or colors of traditional building materials such as brick, stone, or wood. Appropriate augmenting trim colors shall be permitted. No bright or neon colors will be permitted.
(e)
Building walls of more than 150 feet in length must be designed so that there are no long expanses of unbroken wall. The building wall shall include change in materials, color, or texture; windows; entranceways; or other variations.
(2)
Prototypical design. Design of establishments shall conform to the standards of building design, landscaping, parking, lighting, and signs for developments within the Corridor Overlay District. Modifications shall be made to any prototypical design to ensure that it meets the purpose and standards of the Corridor Overlay District.
(3)
Landscaping. Street trees shall be provided every 30 feet along public street frontages. Where parking areas are located between the street and the proposed principal building, plant materials shall be installed at the edge of the parking area closest to the street, which shall be at least three feet in height when planted and which shall meet the landscape requirements of this chapter. The development shall meet any additional buffer requirements of all applicable Township ordinances.
(4)
Parking.
(a)
All parking areas shall be set back a minimum of 25 feet from the ultimate right-of-way line of any public street. The area between the cartway and the parking areas shall be devoted to required street trees, landscaping, and sidewalks.
(b)
Parking lots shall be designed so that a portion of the parking spaces is located to the side and the rear of the building.
(c)
Parking layout shall provide for pedestrian circulation throughout the parking area. The pedestrian circulation system shall be illustrated on the site plan.
(5)
Pedestrian circulation standards.
(a)
There shall be clear grade-separated pedestrian connections between all parking areas and all buildings.
(b)
Continuous internal pedestrian walkways, no less than five feet in width, shall provide a direct link from the public sidewalk or street right-of-way to the principal customer entrance of all principal retail establishments on the site. Walkways shall also connect focal points of pedestrian activity, such as but not limited to transit stops, street crossings, and building and store entry points.
(c)
Sidewalks, no less than six feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance and along any facade abutting public parking areas. Along facades with building entrances, the required six-foot sidewalk area shall be set back from the facade by a three-foot area that contains either planting beds or additional sidewalk width.
(d)
All internal pedestrian walkways and crosswalks shall be distinguished from driving surfaces through the use of durable, low-maintenance surface materials, such as pavers, bricks or scored concrete, to enhance pedestrian safety and comfort.
(e)
Buildings and sidewalks shall be handicapped accessible.
(6)
Lighting and signs.
(a)
All parking areas, walkways, and passages shall be adequately illuminated with a lighting system designed to complement the general areas and the site of the proposed development and to prevent any off-site glare and spillover light onto adjacent properties. Lighting plans must provide detailed isocandle levels with a minimum 1.0 maintained footcandle level and a maximum 3.0 maintained footcandle level. The incident spillover light at property boundaries shall not exceed 0.3 footcandle, except that this maximum may be increased to 0.5 footcandle along adjacent public roadways.
(b)
All lighting sources are to be light-emitting diode (LED).
(c)
Freestanding fixtures.
[1]
Freestanding fixtures shall utilize appropriate shape cutoff luminaries with shielding of the light source at angles above 72° from the vertical.
[2]
In order to establish a consistent design scheme along the Corridor Overlay District, all freestanding fixture types shall be constructed of metal in a style approved by the Township. The design lighting plan shall provide details on all proposed fixtures and poles and shall be accompanied by appropriate manufacturer cut sheets at the time of plan submission.
[Amended 4-17-2023 by Ord. No. 2023-01]
[3]
The maximum height of freestanding fixtures shall vary to provide scale and dimension to the project. A maximum of 25% of the fixtures required on the site shall not exceed 20 feet in height. All other fixtures shall not exceed 15 feet in height. Fixture heights shall be measured from the bottom of the fixture to ground level.
(d)
Building-mounted lighting shall be shown on all plans. All building-mounted lighting shall be designed so that all light from the source is shielded at angles above 72° from the vertical so as not to create any glare or visible source of light. Lights are not permitted along the outline of buildings or along rooflines.
(e)
Rotating or revolving signs and electronic message boards shall be prohibited in the Corridor Overlay District, as shall advertising pennants, flags, banners, balloons, and objects such as tires, automobiles, food products, or other items designed to draw attention to the product or business.
(7)
Streetscape and green areas.
(a)
The streetscape and green area standards set forth below are required for all new developments and additions/alterations along the street frontage. Design features in the streetscapes and green area shall be consistent with the Warwick Township Corridor Overlay Design Standards Manual and shall be reviewed by the governing body. The applicant shall demonstrate that these standards are met through elevations and conceptual sketches. All designs require approval by the Board of Supervisors.
(b)
Figure 1 describes the categories and minimum requirements for streetscapes and green area standards. Category A contains planting and greening elements as well as street furniture and other streetscapes elements. Category C includes more-extensive building elements, streetscape improvements, and open space elements. Figure 2 presents the streetscape and green area items within each category.
| Figure 1: Minimum Requirements | |||
|---|---|---|---|
| Building Additions and Alterations | New Developments of 2,500—4,999 Gross Square Feet in Size | New Developments of 5,000—4,999 Gross Square Feet in Size | New Developments of 10,000 Gross Square Feet and Over in Size and/or New Buildings |
| 4 points from Category A (no more than 3 of one item) | 4 points from Category A (no more than 3 of one item) | 5 points from Category A, 4 points from Category B | 7 points from Category A, 5 points from Category B, and 6 points from Category C |
| Figure 2: Streetscape and Green Area Categories | ||
|---|---|---|
| Category | Item | Number |
| A | Hanging basket (minimum size 12 inches in diameter) | 1 |
| A | Bicycle rack | 1 |
| A | Decorative community banners/flags | 1 |
| A | Windowbox (as wide as windowsill and a minimum size 6 inches wide by 6 inches deep) | 2 |
| A | Additional planting area, including shrubs, trees, ground cover or flowers | 2 |
| A | Building decorative lighting | 2 |
| B | Bench (at least 5 feet in length) | 1 |
| B | Trash receptacle | 2 |
| B | Raised planting beds | 2 |
| B | Public art/mural | 2 |
| B | Trellis, arbor and pergola (planted with vines or shrubs) | 2 |
| B | Awning for window or door | 2 |
| B | Knee wall | 3 |
| B | Drinking fountain | 2 |
| C | Decorative paving | 2 |
| C | Water feature (fountain) | 2 |
| C | Balconies | 3 |
| C | Streetlighting | 3 |
| C | Planting in curb extension (planted bulbs outs/large planters) | 3 |
| C | Urban garden | 3 |
| C | Bus shelter | 3 |
| C | Clock tower | 3 |
| C | Decorative architectural treatments | 3 |
| C | Plaza/square/courtyard | 6 |
| C | Facade restoration | 3-6 |
| C | Other amenity approved by governing body | 3-6 |
[Amended 4-17-2023 by Ord. No. 2023-01]
B.
Preliminary approval of the site plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such development sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to; and, if changes are required, plans must be refiled, reviewed and approved.
C.
Arrangement of building and facilities.
(1)
All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the plot, the character of adjoining properties and the type and size of the proposed buildings to produce a livable and economic land use pattern.
(2)
Arrangement of buildings shall be in favorable relation to the natural topography, existing desirable trees, views, within and beyond the site, and exposure to the sun and other buildings on the site.
D.
Access and circulation.
(1)
Access to the dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the occupants. This will be accomplished with interconnected trails, walkways, and/or sidewalks within and connecting to off-site trails and the sidewalk system, existing or proposed.
(2)
Access and circulation for fire-fighting equipment, furniture-moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience. Vehicle turning templates shall be included in the land development plan set to confirm that the street and access drive layout will adequately accommodate these vehicles.
(3)
Walking distance from the main entrance of a building to a street, driveway or parking area shall usually be less than 100 feet; exceptions to this standard should be reasonably justified by compensating advantages, such as desirable views and site preservation through adaptation to topography. In no case shall the distance exceed 250 feet.
E.
Yards. Yards shall assure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings and other essential uses.
F.
Grading.
(1)
Grading shall be designed for buildings, lawns, paved areas and other facilities to assure adequate surface drainage and safe and convenient access to and around the buildings and for the conservation of desirable existing vegetation and natural ground forms.
(2)
Grading around buildings shall be designed to be in harmony with natural topography and to minimize earthwork and the need for deep footings.
G.
Streets.
(1)
Streets shall be provided on the site, where necessary, to furnish convenient access to the living units and other important facilities on the property.
(2)
Streets proposed to be dedicated for public use and maintenance shall conform to the design requirements and specifications of this chapter.
H.
Driveways.
(1)
Driveways shall be provided on the site where necessary for convenient access to the living units, garage compounds, parking areas, and service entrances of buildings, collection of refuse and all other necessary services. Driveways shall enter public streets at safe locations.
(2)
Driveways shall be planned for convenient circulation suitable for traffic needs and safety.
(3)
Driveways shall conform to the standards of this chapter.
(4)
All driveways shall be paved and constructed in accordance with this chapter.
I.
Parking areas.
(1)
Paved parking areas shall be provided to meet the needs of the residents and their guests without interference with normal traffic.
J.
Sidewalks.
(1)
Street sidewalks and on-site walks shall be provided for convenience and safe access to all living units from streets, driveways, parking areas and/or garages and for convenient circulation and access to all project facilities.
(2)
The width, alignment, and gradient of walks shall be designed and constructed to provide safety, convenience and appearance for pedestrian traffic. Small jogs in the alignment shall be avoided.
(3)
The alignment and gradient of walks shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the walk and to prevent the pocketing of surface water by walks.
(4)
Sidewalks shall be constructed in accordance with the rules and regulations of this chapter.
(5)
Sidewalks and respective handicap access ramps shall conform to the Americans with Disabilities Act, as amended.
K.
Refuse collection.
(1)
Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
(2)
Collection stations shall be located to avoid being offensive and shall be convenient for both collectors and tenants. Collection stations shall be screened from public view by means of planting and/or fenced enclosure, at the discretion of the Township. Acceptable methods of screening may include fencing, plantings and/or split-face concrete block walls. Chain-link fencing shall not be permitted.
(3)
Collection stations shall not occupy parking spaces.
L.
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features; and additional new plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features.
A.
Lotting of individual lots for commercial purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
B.
Preliminary approval of the site plan must be obtained for the entire proposed development. Final approval may be obtained phase by phase, but such development phases shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to; and, if changes are required, plans must be refiled, reviewed and approved.
C.
Bonding procedures as specified in Article VII shall be required before signing of the final development plan and shall guarantee the improvements by the builder of streets, all landscaping, sidewalks, curbs, all lighting, drainage facilities, erosion and sediment controls, grading, stabilization, utilities, street signs and other facilities that the Board of Supervisors may deem necessary.
[Amended 4-17-2023 by Ord. No. 2023-01]
D.
Arrangement of buildings and facilities. All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the plot, the character of the adjoining property and the type and size of the buildings, in order to produce a livable and economical land use pattern.
E.
Additional width of streets adjacent to areas proposed for nonresidential use may be required, as deemed necessary by the Board of Supervisors, to assure the free flow of through traffic from vehicles entering or leaving parking areas.
F.
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 an area adjacent to the proposed lots for off-street parking purposes.
G.
Alleys shall be required in commercial and industrial districts, except where other adequate provision is made for off-street loading and parking consistent with the use proposed. Where required, alleys in commercial and industrial districts shall conform to the applicable standards of this chapter.
H.
Dead-end alleys are prohibited. If a waiver is granted to this provision, the dead-end ally shall be terminated with a paved turnaround of adequate dimensions as determined by the Township.
I.
Every effort shall be made to protect adjacent residential areas from potential nuisances created by the proposed nonresidential development, including the provisions of extra depths in parcels backing up on existing or potential residential developments and provisions for a permanently landscaped evergreen buffer strip.
J.
Streets carrying nonresidential traffic shall not be extended to the boundaries of the adjacent existing or potential residential areas or be connected to streets intended for primarily residential traffic.
K.
Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level of the surrounding area. Grading to depress the parking area, raised berms, landscaping and fencing are satisfactory methods to create such seclusion.
[1]
Editor’s Note: Former § 163-56, Improvements in designated floodplain districts, was repealed 3-16-2015 by Ord. No. 2015-6.
