[Amended 1-21-1992 by Ord. No. 295]
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. 
If any mandatory provisions of this chapter are shown by the applicant to be unreasonable and cause undue hardship as they apply to his proposed subdivision, the Township Supervisors may grant a modification to such applicant from such mandatory provisions, so that substantial justice may be done and the public interest secured; provided that such variations will not have the effect of nullifying the intent and purpose of this chapter.
C. 
In granting modifications, the Township Supervisors may impose such conditions as will, in their judgment, secure substantially the objectives of the standards or requirements so varied or modified.
D. 
When recommended by the Township Engineer and approved by the Board of Supervisors, a full traffic impact study shall be required with predevelopment and postdevelopment calculations for abutting streets and intersections as directed.
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 shall not be created.
B. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands shall be prohibited unless their control is definitely placed in the township under conditions approved by the Board of Supervisors.
C. 
In general, lot lines shall follow township boundary lines, rather than cross them.
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 to the fullest extent shall be provided to preserve these features.
E. 
Subdivisions or land developments shall be properly designed in order to prevent the necessity for excessive 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. 
Where flooding is known to have occurred within the area shown on the plan, such area shall be clearly marked "subject to periodic flooding" and no building or street shall be permitted in this area.
H. 
No lot shall be subdivided under the provisions of this chapter if any of the parts thus created shall not be usable under the provisions of Chapter 185, Zoning, of Upper Southampton Township.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Streets proposed in any major subdivision or land development shall be in accordance with the Comprehensive Plan and the Official Map of Upper Southampton Township.
B. 
The arrangement, character, extent, grade, and location of proposed streets 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.
C. 
Where such are not in the Upper Southampton Official Map, the arrangement of streets in a subdivision or land development shall either provide for the continuation or appropriate projection of existing principal streets in surrounding areas, 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 so laid out as to discourage through traffic. However, the design of streets shall provide for continuation of existing or recorded streets and for proper access to adjoining undeveloped tracts suitable for future subdivision.
E. 
Where a subdivision or development abuts or contains an existing or proposed expressway, arterial or collector street, the Board of Supervisors with the advice of the Planning Commission may require either marginal access, reverse frontage with screen planting along the rear property line, or such other treatment as may be necessary for adequate protection of properties, to afford separation of through and local traffic and to reduce the number of access points on major streets.
F. 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated, and all street names shall be subject to the approval of the Board of Supervisors.
G. 
If the lots resulting from the original subdivision are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access to street openings for such an eventuality shall be provided.
H. 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac. Stub streets shall be designed with a temporary turnaround built to the standard required for culs-de-sac.
I. 
Whenever an applicant proposes to establish a street which is not offered for dedication and not required to be offered for dedication, he shall submit a copy of a statement signed by the Township Solicitor that he has made an agreement on behalf of his heirs and assigns with the township. Said agreement shall be subject to the Township Solicitor's approval and shall be recorded with the subdivision plan. Said agreement shall establish the conditions under which the streets may later be offered for dedication and stipulate among other things:
(1) 
That the street shall be in a good state of repair as certified by the Township Engineer or that the owners of the lots along it agree to include with the offer of dedication sufficient money, as estimated by the Township Engineer, to restore the street to conform with township specifications.
(2) 
That an offer to dedicate the street shall be made only for the street as a whole.
(3) 
That the method of assessing repair costs shall be as stipulated.
(4) 
The agreement to offer the street for dedication by the owner of 60% of the lots shall be binding on owners of the remaining lots.
J. 
Streets shall be carefully related to topography so as to produce reasonable and minimum grades, satisfactory drainage and suitable building sites.
K. 
Private streets may be approved only if they are designed to meet township street standards for right-of-way, paving width, drainage, curbs and gutters.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Streets shall be constructed in accordance with the following minimum requirements:
[Amended 2-21-2006 by Ord. No. 375]
Minimum Requirements
Street Classification
Classification of Development
Minimum Requirements Right- of-Way
(feet)
Cartway*
(feet)
Curb
Sidewalk**
Principal street
A, B, C
100
48***
Yes
Yes
Minor arterial
A, B, C
80
40
Yes
Yes
Urban collector
A
B, C
60
60
34
36
Yes
Yes
Yes
Yes
Local
A
50
30
Yes
Yes
Marginal access street
A
B
C
50
50
56
26
26
31
Yes
Yes
Yes
Yes
Yes
Yes
Classification of Land Development or Subdivision:
A—
Residential: Density up to 8.5 dwelling units per acre.
B—
Residential: Density over 8.5 dwelling units per acre.
C—
Nonresidential (Commercial, Office, or Industrial).
NOTES:
*
Dimension of pavement width alone where no curbs are used, but face to face where curbs are used.
**
Sidewalks shall be provided along both sides of all streets, except when in the opinion of the Board of Supervisors with the advice of the Planning Commission they are unnecessary for the public safety and convenience.
***
As determined by the Board of Supervisors with the advice of the Township Engineer, or the Pennsylvania Department of Transportation where state roads are involved.
B. 
Where a subdivision or development abuts or contains an existing street of inadequate right-of-way width, a future right-of-way width shall be indicated on the plan to conform to the standards set forth herein.
C. 
Provision for additional street width may be required by the Board of Supervisors in specific cases for:
(1) 
Public safety and convenience.
(2) 
Parking in commercial or industrial areas and in areas of high-density residential development.
(3) 
Widening existing streets where the minimum width outlined on the preceding page does not meet the specific requirements for the individual use.
D. 
Half streets shall be prohibited.
E. 
The rights-of-way shall be graded to their full width as deemed necessary by the Board of Supervisors to provide suitable finished grades to the tolerances herein specified.
F. 
Additional rights-of-way and cartway widths may be required by the Township Board of Supervisors in order to lessen traffic congestion; to secure safety from fire, panic and other dangers; to facilitate the adequate provision for transportation and other public requirements; and to promote the general welfare.
G. 
Any applicant/developer who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Horizontal alignment.
(1) 
Horizontal curve requirement. When street lines are deflected in excess of three degrees, connection shall be made by horizontal curves. A long-radius curve shall be preferred in all cases to a series of curves and tangents.
(2) 
Minimum tangent. Except on residential and local minor collector streets, a minimum tangent of 100 feet shall be required between curves.
(3) 
Reverse curves. In no case shall two curves of reverse direction be joined together without the minimum tangent length of 100 feet provided for the above two street classifications.
(4) 
Design procedure. The horizontal alignment of all streets shall be designed in accordance with the procedures outlined in the Pennsylvania Department of Transportation Design Manual, Part 2, Highway Design.
B. 
Vertical alignment.
(1) 
Amenable to topography. The center-line profile of streets shall conform to the contour of the land to produce usable lots and streets consistent with reasonable grade alignment, drainage and future municipal sanitary facilities.
(2) 
Vertical curve requirement. A vertical curve shall be used at all changes in grade of the center-line profile exceeding 1%.
(3) 
Design procedure. All vertical curves shall be designed in accordance with the procedures outlined in the Pennsylvania Department of Transportation Design Manual, Part 2, Highway Design.
C. 
Sight distance.
(1) 
Vertical curves shall be used at changes of grade exceeding 1% and shall be designed to provide the following minimum sight distances:
(a) 
Residential and minor collector streets: 125 feet.
(b) 
Major collector and major arterial streets: 150 feet or as per PennDOT specifications, whichever is greater.
(2) 
To ensure adequate vehicular sight distance, minimum center-line radius/radii for horizontal curves shall be as follows:
(a) 
Primary and secondary streets: 150 feet.
(b) 
Collector streets: 300 feet.
(c) 
Arterial streets: 500 feet.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Minimum and maximum grades. Center-line street grades shall not be less than 1%. The maximum street grades shall be as follows:
(1) 
Residential and minor collector streets: 8%.
(2) 
Major collector and major arterial streets: 6%.
B. 
Cul-de-sac grade. Maximum grades within 100 feet of the outer perimeter of a cul-de-sac bulb shall not exceed 4%, measured along the center line of the street.
C. 
Minimum radius; maximum grade. A combination of minimum radius horizontal curves and maximum grades will not be approved.
D. 
Where the grade of any street at the approach to an intersection exceeds 6%, a leveling area of at least 75 feet, measured from the street line, shall be provided, having a grade not greater than 2%.
[Amended 1-21-1992 by Ord. No. 295]
A. 
New street intersections involving more than two streets shall be prohibited.
[Amended 2-21-2006 by Ord. No. 375]
B. 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another street at an angle of less than 60°.
C. 
Primary and secondary residential streets shall not intersect on the same side of a major thoroughfare at an interval of less than 800 feet.
D. 
A minimum clear-sight triangle of 75 feet as measured from the center line of the intersection of two streets shall be provided at all intersections. No physical obstruction, planting, berm or grade shall obscure vision above a height of two feet in such triangle. Each leg of each triangle shall be increased by one foot for each foot of right-of-way greater than 50 feet of either intersecting street.
E. 
The minimum curb radii at all street intersections shall be 25 feet and 15 feet at the property line.
F. 
The minimum center-line offset between a street intersecting another street is 150 feet.
G. 
The approach to an intersection shall follow a straight course for at least 50 feet as measured away from the intersecting lines of rights-of-way.
H. 
Where the grade of any street at the approach to an intersection exceeds 6%, a leveling area of at least 75 feet, measured from the street line, shall be provided, having a grade not greater than 2%.
I. 
Deceleration lanes shall be a minimum of 150 feet in length. At the minimum, a taper section 50 feet in length shall extend from the edge of the curb of the through road to the full width curb edge of the deceleration lane. The full width of a deceleration lane shall be 13 feet. A full-width section of the deceleration lane shall extend for a minimum of 150 feet.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Cul-de-sac streets, permanently designed as such, shall not exceed 800 feet in length except as modifications are permitted by the Board of Supervisors, upon petition presented by the applicant, which petition may be granted if it can be clearly shown that by reason of unfavorable contours, or irregular shape of the plot from which the subdivision is being made, a normal street pattern cannot be established, or a hardship would be caused by not granting such a modification.
B. 
The minimum right-of-way shall be 50 feet and the minimum cartway shall be 30 feet.
C. 
Minimum radii. Culs-de-sac shall have, at the closed end, a turnaround which is paved to an outside radius of not less than 48 feet, and which has a right-of-way, concentric with the paved area, with an outside radius of not less than 60 feet.
D. 
All temporary turnarounds shall conform to the design specifications for culs-de-sac.
E. 
An island with curbing and a minimum radius of 18 feet in the center of the cul-de-sac may be required at the Township's discretion.[1]
[Amended 10-4-2016 by Ord. No. 442]
[1]
Editor's Note: In former § 508, the first Subsection 6, regarding the turnaround right-of-way, which immediately followed this subsection, was deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
F. 
Unless future extension is clearly impractical or undesirable, the cul-de-sac 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 in ownership to the property owner fronting on the cul-de-sac turnaround.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Driveways shall be so located, designed, and constructed as to provide a reasonable sight distance at intersections with streets. A stopping area, measured 20 feet behind the right-of-way line, shall be provided not to exceed a 4% grade.
B. 
Driveways, where provided, shall be located not less than 40 feet from the intersection corner of corner lots and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined.
C. 
Driveway entrances for nonresidential and high-density residential developments may be depressed in order to permit a freer and safer movement of vehicles.
D. 
Minimum design standards for the various types of development shall be as follows:
Driveway
Classification of Development
Minimum Width at Curb
(feet)
Minimum Radius
(feet)
Maximum Grade
(percent)
Maximum Change of Grade per 10 Feet
(percent)
A
9
3 to 5
8%
10%
B
12 (one-way)
24 (two-way)
10
15
5%
5%
7%
7%
C
12 (one-way)
24 (two-way)
15
15
5%
5%
7%
7%
Classification of Land Development or Subdivision:
A - Residential: Density up to three dwelling units per acre.
B - Residential: Density in excess of three and up to and including 8.5 dwelling units per acre.
C - Nonresidential (Commercial and Industrial).
E. 
Driveways shall be constructed in accordance with the following minimum specifications:
(1) 
Three-inch subbase.
(2) 
Six-inch crushed aggregate base course.
(3) 
One-and-one-half-inch ID-2 binder course.
(4) 
One-inch wearing course.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Automobile parking facilities shall be provided off street in accordance with the requirements of Chapter 185, Zoning.
B. 
At no time shall angle or perpendicular parking be permitted along the public streets. All parking lots and bays permitting parking other than parallel shall be physically separated from the street and confined by curbing.
C. 
No one area for off-street parking of motor vehicles in the B and C classifications of development shall exceed 36 cars in capacity. Separate areas on a parcel shall be physically separated from one another by eight-foot planting strips.
D. 
No less than 20 feet of open space shall be provided between the curbline of any parking area and the outside wall of the unit in a B and C classification of development, provided a lesser distance is permitted on the sides of the building facing the side and rear yards if the affected building has a Fire-suppression system and the Fire Marshal approves the lesser distance as well as the type of fire-suppression system.
[Amended 2-21-2006 by Ord. No. 375]
E. 
Parking lot dimensions shall be no less than those listed in the following table:
Angle of Parking
(degrees)
Parking Stall Width
(feet)
Driveway Stall Depth
(feet)
One-Way
(feet)
Two-Way
(feet)
90°
9
18 1/2
20
25
60°
9
19 1/2
18
21
45°
9
18 1/2
15
18
30°
9
18
12
15
Parallel
8
22
12
18
F. 
All dead-end parking lots shall be designed to provide sufficient back-up area for the end stalls of the parking lot.
G. 
Parking areas shall be designed so that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle.
H. 
No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas.
I. 
Except at entrance and exit drives, all parking areas shall be set back from the future right-of-way line at least five feet. The distance between this required setback and the future right-of-way shall be maintained as a planting strip.
J. 
Automobile parking areas shall be constructed in accordance with the following minimum specifications:
(1) 
Three-inch stone subbase.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(2) 
Eight-inch crushed aggregate base.
(3) 
Two-and-one-half-inch BCBC.
(4) 
One-and-one-half-inch wearing course.
K. 
The construction methods used in the construction of all automobile parking areas shall be in accordance with the requirements of the Pennsylvania Department of Transportation Form 408, latest edition thereof, specifications.
L. 
The depth and width of lots reserved or laid out for commercial and industrial uses shall be adequate to provide for the off-street parking generated by the use.
[Amended 1-21-1992 by Ord. No. 295]
A. 
The minimum width of combination sidewalk and curb shall be six feet. Where the sidewalk and curb are separated by an unpaved section, the minimum width of the sidewalk alone shall be four feet along the streets.
B. 
The grades and paving of the sidewalk shall be continuous across driveways except in nonresidential and high-density residential developments and in certain other cases where heavy traffic volume dictates special treatment.
C. 
Sidewalks shall be laterally pitched at a slope not less than 1/4 inch per foot to provide for adequate surface drainage.
D. 
At corners and pedestrian street crossing points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic.
E. 
Sidewalks shall not exceed a 7% grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades.
F. 
Sidewalks adjacent to angle-type parking areas shall have sufficient additional width to permit pedestrian movement beyond the bumper overhang area.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Street name plates shall be of metal construction or of equivalent material approved by the Board of Supervisors; all corners shall be rounded; the lettering shall be of standard proportions and spacing. The lettering shall be such as required by the Board of Supervisors. The plates shall be horizontal. The lower edge of the name plate shall be seven feet above the ground level or curb. The name plate shall be attached to the standard by rust-proof metal fasteners.
B. 
The standard shall be rust-proof metal and shall be of sufficient length to permit the same to be embedded in the ground a distance of not less than three feet, as hereinafter provided, and to permit the lower edge of the street name plate to be seven feet above the ground level or curb, as hereinafter provided. Upon erection, the standard shall be embedded in a concrete base for a depth of not less than three feet below the surface of the ground. Suitable back fill material shall be placed in the hole around the post in successive layers not exceeding 12 inches in depth, measured loose. Each layer of back fill shall be thoroughly tamped to secure maximum practical density so that the post will be plumb and rigid. Posts shall not be installed in freezing or thawing weather. The standard shall be of such metal construction as to hold the name plate rigidly in a proper and permanent position and prevent it from swaying in the wind.
C. 
The signs shall be located with a view to making them seen at all times with a minimum of effort by both pedestrian and vehicular traffic and as close to the side of the cartway or curb as practical; but no part of the name plate shall be permitted to overhang any part of the cartway or curb. The lettering shall be made of a light-reflecting material.
D. 
Street name plates, standards, installations and locations shall be subject to the approval and inspection of the Township Engineer.
[Amended 1-21-1992 by Ord. No. 295; 2-21-2006 by Ord. No. 375]
All curbs shall be designed and constructed in accordance with the Pennsylvania Department of Transportation Form 408, or latest edition thereof, specifications; provided, however, that curbs in private parking areas and private streets may be constructed of Granite block.
A. 
The lengths, widths, and shapes of blocks shall be determined with regard to:
(1) 
The planned use of the land.
(2) 
Zoning requirements as to lot size, dimension, and minimum lot area per dwelling unit.
(3) 
Need for convenient access.
(4) 
Control and safety of street traffic.
(5) 
The limitations and opportunities of the topography.
B. 
In general, all blocks in a subdivision 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.
D. 
Modifications of the above requirements are possible in multifamily, commercial, and industrial developments.
E. 
Pedestrian walks, 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. The right-of-way for these walks shall be offered for dedication to the township.
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.
B. 
Lot dimensions shall conform to the requirements of Chapter 185, Zoning.
C. 
All lots shall abut on a street. Lots where the front and rear property lines abut streets shall be avoided except in the case of reverse frontage along major thoroughfares.
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 the off-street parking generated by the use.
F. 
Lots excessively deep in relation to width, or lots excessively irregular in shape are to be avoided. A proportion of 21/2 in depth to one in width is generally accepted as a proper maximum.
G. 
House numbers shall be assigned in accordance with township requirements and shall be indicated on final plans.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Blocks and lots shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools.
B. 
All drainage provisions shall be of such design as to carry surface waters to the nearest practical street, storm drain, or natural watercourse.
C. 
The owner shall construct and/or install such drainage structures and/or pipes which are necessary to prevent erosion damage and to satisfactorily carry off such surface waters.
D. 
No excavation shall be made with a cut face steeper in slope than three horizontal to one vertical, except under one or more of the following conditions:
(1) 
The excavation is located so that a line having a slope of three horizontal to one vertical and passing through any portion of the cut face will be entirely inside of the property lines of the property on which the excavation was made.
(2) 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than three horizontal to one vertical, and a written statement of a civil engineer licensed by the Commonwealth of Pennsylvania and experienced in erosion control, to that effect is submitted to the Township Engineer and approved by him. The statement shall state that the site has been inspected and that the deviation from the slope specified hereinbefore will not result in injury to persons or damage to property.
(3) 
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.
E. 
No fill shall be made which creates any exposed surface steeper in slope than three horizontal to one vertical, except under one or more of the following conditions:
(1) 
The fill is located so that settlement, sliding, or erosion will not result in property damage or be a hazard to adjoining property, streets, alleys, or buildings.
(2) 
A written statement from a civil engineer, licensed by the commonwealth and experienced in erosion control, certifying that he has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the Township Engineer.
(3) 
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.
F. 
The top or bottom edge of slopes shall be a minimum of five feet from property, or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Easements with a minimum width of 30 feet 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. The area shall be kept as lawn.
D. 
Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 30 feet, or as may be required or directed by the Department of Environmental Protection. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Board of Supervisors.
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 of 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.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Storm drains and appurtenances shall be required to be constructed by the owner to take surface water from the bottom of vertical grades, to lead water away from springs when such grades and springs are not indicated as watercourses on the Upper Southampton Township Zoning Map, and to avoid excessive use of cross-gutters at street intersections and elsewhere.
B. 
The stormwater management system shall be designed and constructed in accordance with § 160-67 of this chapter.
C. 
In the design of storm sewerage systems, the future use of undeveloped areas upstream shall be taken into account in calculating pipe sizes.
[Amended 1-21-1992 by Ord. No. 295]
Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation Standards to support expected loads and to carry expected flows. They shall be constructed to the full width of the right-of-way.
[Amended 1-21-1992 by Ord. No. 295; 7-6-1999 by Ord. No. 337; 10-4-2016 by Ord. No. 442]
A. 
Within any land development or subdivision, trees shall be planted on the lots where suitable trees do not exist.
B. 
Trees shall not be planted in the street right-of-way or in the planting strip between the curb and sidewalk.
C. 
Trees shall be planted on the lots a minimum distance of eight feet and a maximum distance of 15 feet from the street right-of-way. The specific distance trees are planted from the street right-of-way shall be determined by the Township Engineer once the variety of trees has been selected.
D. 
Trees shall be planted 40 feet apart, or an equivalent number shall be planted in an informal arrangement acceptable to the Township.
E. 
When trees are located on both sides of a street, trees shall not be planted opposite each other, but shall alternate.
F. 
At intersection, trees shall be located no closer than 30 feet from the intersection of the street right-of-way lines.
G. 
Trees and other required plants shall be grade No. 1 quality nursery stock grown under climatic conditions comparable to those of Upper Southampton Township. They shall be of symmetrical growth, free of insects, pests, and disease, and suitable for street use and durable under the maintenance contemplated.
H. 
The trunk diameter measured at a height of five feet above the finished grade level shall be a minimum of 2 1/2 inches.
I. 
Trees shall be limited to the following varieties:
Approved Varieties:
Acer camprestre - Hedge maple
Acer ginnala - Amur maple
Acer Rubrum - Red maple
Acer Rubrum October Glory - October glory maple
Acer Rubrum Red Sunset - Red sunset maple
Carpinus betulus - European hornbeam
Cladrastus lutea - Yellowwood
Ginkgo Biloba (male graft only) - Maidenhair tree
Gleditsia Triacanthos Inemis Shademaster - Thornless shademaster locust
Prunus sargenii columnare - Columnar cherry
Prunus serrulata - Kwanzan cherry
Pyrus Calleryana Aristocrat - Aristocrat pear
Pyrus Calleryana Chanticleer - Chanticleer pear
Pyrus Calleryana Redspire - Redspire pear
Quercus Borealis - Red oak
Quercus Coccinea - Scarlet oak
Quercus Phellos - Willow oak
Tilia Cordata - Littleleaf linden
Tilia Cordata Greenspire - Greenspire linden
Tilia Euchlora - Crimean linden
Zelkova Serrata Green Vase - Green vase zelkova
Zelkova Serrata Village Green - Village green zelkova
J. 
Where buffer strips are required along two different land uses and along the rear of reverse-frontage lots, an evergreen planting screen shall be used to provide an adequate visual barrier. The plant material used shall be of a minimum height of five feet at the time of planting and shall be planted in a staggered arrangement in order to provide an immediate effect. Deciduous and semideciduous shrubs may be used with evergreens to provide accent and color. It is recommended that a landscape architect be employed to ensure the proper use and arrangement of plant material and to provide an aesthetically pleasing effect. The following list is recommended for screening purposes. Buffer trees must be six feet on center for staggered rows and individual trees in a row must be 10 feet on center. Approved varieties for use in buffer strips and shall be limited to the following:
Picea Abies - Norway spruce
Picea Pungens - Colorado spruce
Picea Pungens Glauca - Colorado blue spruce
Pinus Nigra - Austrian pine
Pinus Strobus - White pine
Tsuga Canadensis - Canadian hemlock
Thuja Nigra - Dark American arborvitae (for use in narrow areas; straight line spacing three feet on center)
K. 
Trees and other required plant material shall not be planted until the finished grading of the subdivision or land development has been completed.
L. 
All trees having a diameter of 20 inches or greater measured at a distance of four feet above ground level on land proposed for development are subject to regulation and shall be shown on the preliminary and final plans. The cutting or removal of a tree subject to regulation shall take place only by written approval of the Township.
M. 
All trees subject to regulations shall be located on the preliminary and final plans including trees proposed for removal and for retention, and trees likely to be affected by proposed grading. The plan shall indicate the nature of the protection to be provided to retain the original grade level within the drip line of the tree in the latter case.
N. 
For each tree with a diameter of 20 inches or greater that is removed, a replacement tree of a size not less than that provided in this section shall be provided by the developer when such replacement is feasible and desirable in the opinion of the Township. The replacement tree(s) locations and species shall be indicated on the preliminary and final plans.
O. 
All materials, installation and maintenance provisions shall be in accordance with the American Association of Nurserymen.
A. 
Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision or land development, the Board of Supervisors may require the dedication or reservation of such area within the subdivision or land development in those cases in which the Board of Supervisors deems such requirements to be reasonable.
B. 
Where deemed essential by the Board of Supervisors, upon consideration of the particular type of development proposed and especially in large-scale planned unit developments, the Board of Supervisors may require the dedication or reservation of such other areas or sites of a character, extent, and location suitable to the needs created by such development for schools, parks, and other neighborhood purposes.
C. 
Where a proposed park, playground, or other public use is indicated on a proposed subdivision or land development plan, the Park and Recreation Board shall review the plan and submit recommendations to the Board of Supervisors.
D. 
Open space and recreation space shall be provided in accordance with the provisions of Chapter 185, Zoning.
[Amended 1-21-1992 by Ord. No. 295]
A. 
Conformance to Zoning Ordinance regulations. The density, parking area and building requirements shall in all respects conform to Chapter 185, Zoning, for multifamily developments.
B. 
Filing of plans for preliminary and final approval. Preliminary approval of the site plan must be obtained for the entire proposed multifamily 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 and reviewed and approved.
C. 
Bonding required. Bonding procedures shall be required before final approval of the land development plan, and shall guarantee the improvements by the builder of streets, sidewalks, curbs, streetlighting, street trees, drainage facilities, utilities, and other facilities that are deemed necessary by the Board of Supervisors.
D. 
Arrangement of buildings 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 the adjoining property, and the type and size of the buildings, in order to produce a livable and economical 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.
E. 
Access and circulation.
(1) 
Access to the dwellings and circulation between building and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the occupants.
(2) 
Access and circulation for fire-fighting equipment, furniture moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
(3) 
Walking distance from the main entrance of a building to a street, driveway or parking area shall usually be less than 100 feet; exception to this standard should be reasonably justified by compensating advantages, such as desirable views and site preservations through adaptation to topography. In no case shall the distance exceed 250 feet.
F. 
Yards. Yards shall assure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings, and other essential uses.
G. 
Grading.
(1) 
Grading shall be designed for buildings, lawns, paved areas and other facilities, to assure adequate surface drainage, safe and convenient access to and around the buildings 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.
H. 
Streets.
(1) 
Streets shall be provided on the site where necessary to furnish principal trafficways for 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 of the Pennsylvania Department of Transportation, Design Manual, Part 2, Highway Design.
I. 
Driveways.
(1) 
Driveways shall be provided on the site where necessary for convenient access to the living units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services. Driveways shall enter public streets at safe locations.
(2) 
Driveways shall be planned for convenient circulation suitable for traffic needs and safety.
(3) 
Driveways shall conform to those standards of § 160-40 of this chapter.
(4) 
All driveways shall be constructed in accordance with the Upper Southampton Township Specifications and Design Standards for the Pennsylvania Department of Transportation, Form 408, latest edition thereof. Paving specifications shall conform to those outlined in § 160-40E of this chapter.
J. 
Parking areas.
(1) 
Paved parking areas shall be provided to meet the needs of the residents and their guests without interference with normal traffic.
(2) 
Parking areas shall conform to the standards and requirements of § 160-41 and those of Chapter 185, Zoning.
(3) 
Parking areas shall be constructed in accordance with the Pennsylvania Department of Transportation Form 408, or latest edition thereof, specifications. Paving specifications shall conform to those outlined in § 160-41J of this chapter.
K. 
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 or garages and for convenient circulation and access to all project facilities.
(2) 
Width, alignment and gradient of walks shall 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 Pennsylvania Department of Transportation Form 408, or latest edition thereof, specifications, and with § 160-42 of this chapter.
L. 
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, shall be convenient for both collectors and tenants, and shall be screened and landscaped.
M. 
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.
[Amended 1-21-1992 by Ord. No. 295]
A. 
The subdivision of a portion of a lot for commercial purposes shall be accompanied by a site development plan showing the intended development of the entire tract.
B. 
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. For developments fronting on an existing or proposed expressway, arterial or collector street, the Board of Supervisors may require marginal access to provide separation from through and local traffic.
C. 
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.
D. 
Adjacent residential areas shall be protected from potential nuisance of the proposed nonresidential developments, including the provision of extra depths in parcels backing up on existing or potential residential developments and provisions for a permanently landscaped, evergreen buffer strip.
E. 
Streets carrying nonresidential traffic shall not normally be extended to the boundaries of the adjacent existing or potential residential areas, nor connected to streets intended for predominantly residential traffic.
F. 
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, or fencing are satisfactory methods to create such seclusion.
G. 
All area, design, and parking requirements shall conform to Chapter 185, Zoning.
A. 
General.
(1) 
No changes shall be made in the contour of the land; no grading, excavating, removal nor destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been processed with and reviewed by the Township Planning Commission, or there has been a determination by the Commission that such plans are not necessary.
(2) 
No subdivision or land development plan shall be approved unless:
(a) 
There has been a plan approved by the Board of Supervisors that provides for minimizing erosion and sedimentation consistent with this section, and an improvement bond or other acceptable security is deposited with the municipality in the form of an escrow guarantee which will ensure installation and completion of the required improvements.
(b) 
There has been a determination by the Board of Supervisors that a plan for minimizing erosion and sedimentation is not necessary.
(3) 
Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the Bucks County Soil and Water Conservation District. The Township Engineer shall ensure compliances with the appropriate specifications, copies of which are available from the district.
B. 
Performance principles. The following measures are effective in minimizing erosion and sedimentation and shall be included where applicable in the control plan:
(1) 
Stripping of vegetation, regrading, or other development shall be done in such a way that will minimize erosion.
(2) 
Development plans shall preserve salient natural features, keep out-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff.
(3) 
Whenever feasible, natural vegetation shall be retained, protected, and supplemented.
(4) 
The disturbed area and the duration of exposure shall be kept to a practical minimum.
(5) 
Disturbed soils shall be stabilized as quickly as is practicable.
(6) 
Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
(7) 
The permanent (final) vegetation and mechanical erosion control and drainage shall be installed as soon as practical in the development.
(8) 
Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff will be mechanically retarded.
(9) 
Sediment in the runoff water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps, or similar measures.
C. 
Grading for drainage. In order to provide more suitable sites for building and other uses, to improve surface drainage, and to control erosion, the following requirements shall be met:
(1) 
All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding; all land within a development shall be graded to drain and dispose of surface water without ponding, except where approved by the Board.
(2) 
All drainage provisions shall be of such design to adequately handle the surface runoff and carry it to the nearest suitable outlet such as a curbed street, storm drain, or natural watercourse. Where drainage swales are used to divert surface waters away from buildings, they shall be sodded or planted as required and shall be of such slope, shape and size as to conform with the requirements of the township.
(3) 
Concentration of surface water runoff shall only be permitted in swales or watercourses.
(4) 
Excavations and fills.
(a) 
Cut and fill slopes shall not be steeper than three to one unless stabilized by a retaining wall or curbing, except as approved by the Board when handled under special conditions.
(b) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fills.
(c) 
Cut and fill shall not endanger adjoining property.
(d) 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
(e) 
Fills shall not encroach on natural watercourses or constructed channels.
(f) 
Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.
(g) 
Grading shall in no case be done in such a way so as to divert water onto the property of another landowner.
(h) 
During grading operations, necessary measures for dust control must be exercised.
(i) 
Grading equipment will not be allowed to cross live streams. Provision shall be made for the installation of temporary culverts or bridges.
D. 
Responsibility.
(1) 
Whenever sedimentation is caused by stripping vegetation, regrading or other development, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.
(2) 
Maintenance of all drainage facilities and watercourses, existing and proposed, within any subdivision or land development shall be the responsibility of the developer until:
(a) 
A right-of-way for these facilities is offered for dedication by the developer and is accepted by the township, it shall then become the responsibility of the township.
(b) 
An easement acceptable to the township is established. In the case of a subdivision the maintenance shall then be the responsibility of the individual lot owner over which the easement passes; for land development it shall be the responsibility of the owner.
(c) 
An approved homeowners' association assumes the responsibility for the maintenance of the development including any drainage facilities and/or watercourses.
(3) 
It is the responsibility of any person, corporation, or other entity doing any act on or across a communal stream, watercourse or swale, or upon the floodplain or right-of-way during the period of the activity, to return it to its original or equal condition after such activity is completed.
(4) 
No person, corporation, nor other entity shall block, impede the flow of, alter, construct any structure, deposit any material or thing, or commit any act which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the township or Department or Environmental Protection; whichever is applicable.
(5) 
Each person, corporation or other entity which makes any surface changes shall be required to:
(a) 
Collect on-site surface runoff and dispose of it to the point of discharge into the common natural watercourse of the drainage area.
(b) 
Handle existing off-site runoff through his development by designing to adequately handle storm runoff from a fully developed area upstream.
(c) 
Pay his proportionate share of the total cost of off-site improvements to the common natural watercourse, based on a fully developed drainage area.
(d) 
Provide and install at his expense, in accordance with township requirements, all drainage and erosion control improvements (temporary and permanent) as required by the erosion and sediment control plan.
(6) 
It is the responsibility of the township to keep all streams designated on the Upper Southampton Zoning Map open, free-flowing, and in their natural watercourse.
E. 
Compliance with regulations and procedures.
(1) 
The Board of Supervisors in its consideration of all preliminary plans of subdivision and land development shall condition its approval upon the execution of erosion and sediment control measures as contained in Subsections B, C and D of this section.
(2) 
The installation and design of the required erosion and sediment control measures shall be in accordance with standards and specifications on file with the township including:
(a) 
Debris basin.
(b) 
Grade stabilization structure.
(c) 
Grassed waterway or outlet.
(d) 
Mulching.
(e) 
Sodding.
(f) 
Temporary cover on critical areas.
(g) 
Temporary diversion (urban).
(h) 
Permanent diversion (urban).
(i) 
Permanent grass and legume cover on critical areas with prepared seedbed.
(j) 
Permanent grass and legume cover on critical areas with unprepared seedbed.
(k) 
Stream channel construction, bank erosion structures, bench terrace, and other temporary or permanent measures deemed appropriate by the township.
(3) 
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required by the township.
(4) 
The approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the approval of the final plats of subdivision or land development, and become a part thereof.
(5) 
At the time a building permit is applied for, a review shall be conducted by the Township Engineer to ensure conformance with the plan as approved. During the construction, further consultative technical assistance will be furnished, if necessary, by the Township Engineer and the Bucks County Soil and Water Conservation District. During this development phase, the Township Engineer shall inspect the development site and enforce compliance with the approved plans.
(6) 
Permission for clearing and grading prior to recording of plats, may be obtained under temporary easements or other conditions satisfactory to the township.
(7) 
In the event the developer proceeds to clear and grade prior to recording plats, without satisfying conditions specified under § 160-525(5)(F), the Board may revoke the approval of the preliminary plan.
[Amended 6-20-1989 by Ord. No. 268]
A. 
General requirements.
(1) 
Grade changes and excavations shall not encroach upon the tree protection zone.
(2) 
The area within the TPZ 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 TPZ.
(3) 
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.
(4) 
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.
(5) 
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 peat moss, moist burlap or other moist biodegradable material to keep them from drying out until permanent cover can be installed.
(6) 
Sediment, retention and detention basins shall not discharge into the tree protection site.
(7) 
Sediment, retention and detention basins shall not be located within the tree protection zone.
B. 
The tree protection zone requirements.
(1) 
Prior to construction, the tree protection zone shall be delineated by the following methods:
(a) 
The tree protection zone that is delineated on the site prior to construction shall conform to the approved development plans.
(b) 
All trees scheduled to remain shall be marked; where groups of trees exist, only the trees on the edge need to be marked.
(2) 
A forty-eight-inch-high fence mounted on steel posts, located eight feet on center, shall be placed along the boundary of the tree protection zone; when the fence has been installed, it shall be inspected and approved by the Municipal Arborist prior to commencing clearing and further construction; the fencing along the tree protection zone shall be maintained until all work/construction has been completed; and damages to the protective fencing shall be placed and repaired before further construction shall begin.
(3) 
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 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.
(4) 
Trees being removed shall not be felled, pushed or pulled into a tree protection zone or into trees that are retained.
C. 
Retaining walls.
(1) 
When the original grade can not be retained at the tree protection zone line, a retaining wall shall be constructed outside of the tree protection zone; the retaining wall shall be designed to comply with the township standards for retaining walls.
(2) 
In addition to the above, the following methods shall be used to ensure survival of the tree:
(a) 
The top of the wall shall be four inches above the finish grade line.
(b) 
The wall shall be constructed of large stones, brick, building tile, concrete blocks or treated wood beams not less than six inches by six 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 (sized 3/4 inch to one inch) shall be placed one foot out from the wall to aid in drainage.
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-October) or mid-spring (April-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 the rates given in Subsection E(5) below. A minimum of 1,000 square feet per tree will receive fertilization.
(4) 
Fertilizer grade shall have approximately three parts nitrogen to one parts phosphorus and potassium (3 to 1 to 1 ratio).
(5) 
Fertilizer shall be applied at a rate equivalent to one pound nitrogen per 1,000 square feet.
Example:
How much 20-8-8 fertilizer needed to apply one pound nitrogen over 1,000 square feet
Need 1 lb. nitrogen
.20
x=1
x=1
20
x = 5 lbs.
5 lbs. 20-8-8 should be broadcast over a 1,000 square foot area
F. 
Trenching and tunneling.
(1) 
If there is no alternative but to locate a utility line through a TPZ, tunneling shall be used instead of trenching, except where, in the opinion of the Municipal Arborist, survival of the tree would not be affected by either method. The Municipal Arborist shall recommend the most desirable location for the utility line.
(2) 
Trenches shall be filled as soon as possible, and tamped lightly to avoid air spaces.