A.
The following principles, standards and requirements shall be applied by the Board in evaluating plans for proposed subdivision and land development. In addition, the standards set forth in Chapter 172, Zoning, of the Code of the Township of Newtown for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots and other facilities.
B.
The standards and requirements outlined herein shall be considered
minimum standards and the requirements for the promotion of public
health, safety and general welfare. Where required to meet applicable
statutes, ordinances or regulations, higher standards may be required.
C.
Where literal compliance with the standards specified in this article
is clearly impractical, the Board may modify or adjust the standards
to permit reasonable utilization of property while securing substantial
compliance with the objectives of this chapter.
A.
Land shall be reasonably suited to the purposes for which it is proposed
to be subdivided or developed without substantial detriment to neighboring
properties. Proposed land developments shall be coordinated with existing
nearby neighborhoods so that the community as a whole may develop
harmoniously.
B.
No land shall be developed for residential purposes unless all hazards
to life, health or property from flood, fire and disease shall have
been eliminated, or if the development might cause such hazards, the
plans for the development shall provide adequate safeguard against
such hazards.
C.
No plan of subdivision or land development shall be approved which would result in lots or land use inconsistent with Chapter 172, Zoning, of the Code of the Township of Newtown in effect for the zoning district in which the land to be developed or subdivided is located or which would in any other way be inconsistent with Chapter 172, Zoning.
A.
The length, width and shape of blocks shall be determined with due
regard to:
B.
Blocks shall have a maximum length of 1,000 feet and, as far as practicable,
a minimum length of 500 feet. In design of blocks longer than 700
feet, special consideration should be given to access for fire protection,
whether by an easement for emergency access or sidewalk installation.
C.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse frontage lots are used.
A.
Lot dimensions and areas and minimum front yard setbacks shall not be less than as required by Chapter 172, Zoning, of the Code of the Township of Newtown, as it may be amended from time to time.
B.
Where both water and sanitary sewage disposal are provided by on-lot
facilities, lots for any purpose shall have a minimum area of 30,000
square feet and a minimum width, measured at the building line, of
150 feet.
C.
Except as provided in Subsection G hereof, all lots shall have frontage on and direct access to a street. Each lot shall have, in addition to the required minimum width at the front lot line, sufficient free and complete access to an existing street cartway or right-of-way to avoid the need to cross any portion of another lot to reach such street.
D.
In general, side lot lines shall be substantially at right angles
or radial to street lines. The Township shall encourage flexibility
in lot layout to take advantage of the features of the site.
E.
Any proposed lots abutting an existing or proposed arterial or major collector street in the Township shall be designed as reverse frontage lots having direct access only to a minor collector or local street, as specified in Chapter 172, Zoning, of the Code of the Township of Newtown. This requirement may be waived by the Board of Supervisors if, in its judgment:
(1)
The advantages to the Township of compliance with this standard are outweighed by the applicant's resulting inability to meet other requirements of this chapter or Chapter 172, Zoning, of the Code of the Township of Newtown (minimum dimensions, layout of lots, disturbance of slopes, etc.); or
(2)
Compliance would be unreasonable or impractical due to the size of
the proposed development, configuration of the site, etc.
F.
House numbers and street names shall be assigned to each lot by the
Township in accordance with established Township methods.
G.
Interior lots (flag lots).
(1)
No more than one contiguous interior lot shall be formed. The creation
of such lots shall be minimized and limited to those circumstances
dictated by the configuration of the site; however, the applicant
shall not be permitted to use interior lot design to avoid constructing
or extending streets.
(2)
No more than two lots in depth (i.e., one tier of interior lots)
shall be created along a new or existing street; access to any other
lots shall be taken directly from a new street.
(3)
An interior lot shall have an access strip with a minimum width of
50 feet. The area of the access strip shall not be included in the
net lot area.
[Amended 9-11-2000 by Ord. No. 2000-6]
(4)
Minimum dimensional requirements shall be those of the applicable
zoning district and shall be measured on that portion of the lot exclusive
of the access strip.
(5)
Front setback distance shall be measured from a line parallel with
the street located at the interior end of the access strip.
H.
The building setback line from a street shall be increased for lots that front on a cul-de-sac circle, if required, to a location where the minimum lot width can be met by a straight line parallel with a tangent line at the center of the arc at the street right-of-way of the property line and in accordance with the provisions of § 172-110 of Chapter 172, Zoning, of the Code of the Township of Newtown.
[Amended 9-11-2000 by Ord. No. 2000-6]
I.
All lots shall have a minimum lot width at the street line of 50
feet.
[Added 9-11-2000 by Ord. No. 2000-6]
A.
General requirements.
(1)
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by the
Township, including recorded subdivision plans, and shall be classified
according to their function.
(2)
Proposed streets shall further conform to such Township and state
road and highway plans as have been prepared, adopted and filed as
prescribed by law.
(3)
Thoughtful and imaginative design of streets and their relationship
to the arrangement and shape of lots is required. Streets shall be
logically related to the topography so as to produce usable lots,
curvilinear design, permitted grades, proper alignment and drainage
and to provide for adequate vision.
(4)
Collector and local streets shall be laid out so as to discourage
through traffic, but provisions for street connections into and from
adjacent areas may be required by the Board.
(5)
If lots resulting from original subdivision are large enough to permit
resubdivision or if a portion of the tract is not subdivided, adequate
street rights-of-way to permit further subdivision shall be provided
as necessary, to be no less than the rights-of-way then required for
minor collector or local streets.
(6)
Dead-end streets shall be prohibited, except when designed as cul-de-sac
streets.
(7)
Continuations of existing streets shall be known by the same name,
but names for other streets shall not duplicate or closely resemble
names for existing streets in the region. Where streets continue into
adjoining municipalities, evidence of compatibility of design, particularly
with regard to street widths, shall be submitted. The applicant shall
coordinate such designs with both municipalities to avoid abrupt changes
in cartway width or in improvements provided.
B.
Major streets.
(1)
Where a subdivision or land development abuts or contains an existing
or proposed major collector or arterial street, the Board shall require
dedication of additional right-of-way to provide the minimum right-of-way
specified hereinafter, as well as marginal access streets, rear service
alleys, reverse frontage lots or such other treatment as will provide
protection for abutting properties, reduction in the number of intersections
with the major street and separation of local and through traffic.
(2)
Where warranted because of additional traffic, drainage or comparable
problems or conditions, both sides of the major street are to be improved
as a responsibility of the applicant himself or by means of sufficient
funds escrowed for use by the Township to execute such improvement.
C.
Cul-de-sac streets; single-access streets.
(1)
Single-access (including cul-de-sac) streets permanently designed
as such may serve a maximum of 24 residential lots or 50 multifamily
dwelling units. Cul-de-sac streets shall be provided at the closed
end with a paved turnaround having a minimum diameter to the outer
pavement edge of 80 feet and a minimum diameter of 100 feet to the
right-of-way line. When approved by the Board of Supervisors, the
maximum number of lots served by a single-access road may be increased.
At the discretion of the Board, the minimum diameter of the cartway
and the right-of-way shall be increased on nonresidential streets
where truck traffic is anticipated. In such cases, the cartway diameter
shall be a minimum of 100 feet and the right-of-way diameter a minimum
of 120 feet.
(2)
The turnaround right-of-way of a cul-de-sac street shall be placed
adjacent to the tract boundary with a fifty-foot right-of-way width
provided along the boundary line to permit extension of a street at
full width, unless future expansion of a cul-de-sac street is clearly
impractical or undesirable. The small triangles of land beyond the
cul-de-sac to the boundary shall be so deeded that maintenance of
these corners of land shall be the responsibilities of the adjoining
owners until the roadway is continued.
(3)
The turnaround portion of a cul-de-sac street shall have a maximum
slope of 5% across the diameter in any direction.
(4)
Cul-de-sac streets with center-line slopes less than 2%, which are
level or nearly so across the diameter perpendicular to the center
line, shall be graded so that there is a minimum 2% fall in all gutters
around the cul-de-sac.
(5)
Cul-de-sac streets shall have a minimum length of 250 feet and a
maximum of 700 feet.
[Amended 9-11-2000 by Ord. No. 2000-6]
D.
Street width.
(1)
The minimum right-of-way and cartway widths for all new streets in
the Township shall be as follows:
|
Type of Street
|
Right-of-way
(feet)
|
Cartway
(feet)
|
|---|---|---|
|
Principal arterial
|
80
|
PennDOT Standard
|
|
Minor arterial
|
60
|
PennDOT Standard
|
|
Major collector
|
60
|
36
|
|
Minor collector
|
50
|
27
|
|
Local
|
50
|
27
|
|
Private
|
50
|
24
|
(2)
Minimum cartway widths, as established herein for most residential
streets, are not designed to accommodate on-street parking. Additional
right-of-way and cartway widths may be required by the Board for the
following purposes:
(a)
To promote public safety and convenience.
(b)
To provide parking space in commercial districts and in areas
of high-density residential development.
(c)
To accommodate special topographic circumstances which may result
in cut/fill slopes extending beyond the standard right-of-way width.
These should be included within the right-of-way in all circumstances
to assure accessibility for maintenance operations.
(3)
Rights-of-way of lesser width than prescribed in this section shall
not be permitted.
(4)
Subdivisions abutting existing streets shall provide, for dedication,
the minimum right-of-way widths for those streets in accordance with
the provisions of this section.
E.
Street alignment. The design for all streets shall be consistent
with Guidelines for Design of Local Roads and Streets, Publication
70, and to Highway Design Manual, Part 2, of the Pennsylvania Department
of Transportation, as amended, as these standards pertain to road
classification and design speed.
(1)
All deflection of street lines shall be connected by use of horizontal
curves.
(3)
A tangent section at least 50 feet long shall be required between
curves; however, a long radius curve shall be preferred in all cases
to a series of curves and tangents. Tangents of 100 feet shall be
required between reverse curves.
(4)
Superelevation, commonly known as "banking a curve," shall be required
when curve radii are less than 600 feet on arterial or collector streets.
F.
Street grades.
(1)
Center-line grades shall be not less than 1%.
(2)
Center-line grades shall not exceed 7%, except that a maximum grade
of 10% on local streets may be permitted for short lengths where natural
contours provide conditions for minimal grading at the steeper grade.
(3)
Vertical curves shall be used at changes of grade exceeding 1% and
shall be designed in relation to the extent of the grade change, at
a rate no more abrupt than 1% change in grade per 25 feet along the
center line, provided that the following minimum sight distances are
maintained:
(4)
Vertical curves shall not produce excessive flatness in grade. There
shall be no dips, cross gutter bumps or humps in the paving.
(5)
Under no conditions will maximum grades be permitted with minimum
vertical curve radii.
(6)
The grade within 50 feet of any side of an intersection or the perimeter
of a turnaround shall not exceed 4%. The grade shall be measured along
the curb or flow lines of the streets.
G.
Street intersections (Figure 5).[1]
(1)
Right angle intersections shall be used in all cases whenever practicable,
especially when local residential streets empty into collector or
arterial streets. There shall be no intersection angle of less than
60°, measured at the center line.
(2)
No more than two streets shall cross at the same point.
(3)
To the fullest extent possible, intersections with arterial streets
shall be located not less than 1,000 feet apart, measured from center
line to center line. Exceptions may be granted for those cases deemed
by the Board to require closer spacing.
(4)
Streets entering from opposite sides of another street shall either
be directly across from each other or offset by at least 200 feet
on local and collector and 400 feet on arterial streets, measured
from center line to center line, except intersections with streets
with medial strips having cut throughs at prescribed separation distances.
(5)
Corner curb radii shall be according to the following schedule of
minimum lengths: local and collector streets, 25 feet; arterial streets,
35 feet. Where streets of different functional classifications intersect,
the requirements for the higher classification shall hold.
(6)
All necessary street name signs and traffic control signs shall be
the responsibility of the applicant to provide. Street name signs
and all other such signs shall be erected by the Township and shall
be paid for by the developer before the Township accepts dedication
of the street.
(7)
Intersections shall be controlled by stop signs, except that one through street may be designated for each intersection, or by traffic signals as may be required under Subsection G(4) hereof.
(8)
Clear sight triangles shall be provided at all street intersections
in accordance with Figure 5.[2] Within such triangles, no vision-obstructing object shall
be permitted which obscures vision above the height of 30 inches and
below 10 feet, measured from a vehicle 10 feet back from the edge
of the pavement of the street being entered to the center line of
the approaching traffic lane. In the case of a four-lane street being
intersected, it shall be measured on the left from the intersecting
street to the outside lane and on the right to the median lane.
[2]
Editor's Note: Figure 5 is located at the end of this chapter.
(9)
In designing street intersections, the following sight distance dimensions
shall be used:
|
Clear Sight Triangle Length Along Street Being Entered
(feet)
| ||||
|---|---|---|---|---|
|
Two-Lane Street
|
Four-Lane Street
| |||
|
Posted Speed of Street Being Entered
|
Left
|
Right
|
Left
|
Right
|
|
Stop street
|
75
|
75
|
75
|
75
|
|
25 mph
|
250
|
195
|
175
|
195
|
|
35 mph
|
440
|
350
|
300
|
350
|
|
45 mph
|
635
|
570
|
500
|
570
|
|
55 mph
|
845
|
875
|
785
|
875
|
(10)
Greater sight triangle dimensions imposed by Pennsylvania Department
of Highways for intersections with the State Highway System shall
supersede the above.
[1]
Editor's Note: Figure 5 is located at the end of this chapter.
H.
Acceleration, deceleration and turning lanes (Figure 5).[3]
(1)
Deceleration or turning lanes may be required by the Township along
existing and proposed streets whenever the Board feels such lanes
are required to meet reasonable safety needs, as determined by a traffic
impact study or otherwise by the Board.
(2)
Deceleration lanes shall be designed to the following standards:
(a)
The lane shall have a minimum width of 12 feet or, in the case
of intersections with state-owned highways, such width as is required
by the applicable regulations and standards of PennDOT.
(b)
The lane shall provide the full required lane width for the
entire length which shall be measured from the center line of the
intersecting road. In addition, there shall be a seventy-five-foot
taper provided at the beginning of the lane so that traffic can leave
the main traveled lane smoothly.
(c)
The minimum lane length shall be as follows:
|
Speed
(mph)
|
Minimum Deceleration Lane Length
(feet)
|
|---|---|
|
30
|
100
|
|
40
|
175
|
|
50
|
225
|
(3)
Acceleration lanes are required only when the need is indicated by
a traffic impact study. The design shall be as per the recommendation
of the Township Engineer. As necessary, a paved taper shall be provided
for right-hand turns.
[3]
Editor's Note: Figure 5 is located at the end of this chapter.
The applicant for any residential subdivision or land development
proposed to contain 25 or more dwelling units or for any nonresidential
land development with a proposed occupancy of 50 or more persons shall,
if required by the Township, submit a traffic impact study by a qualified
traffic engineer. The study shall include, but not necessarily be
limited to, an analysis of expected traffic generation to, from and
upon surrounding roads, particularly showing a.m. and p.m. peak hours
to existing traffic flow during a normal business day, in comparison
with that which is anticipated after the proposed development is fully
completed and, if applicable, upon the completion of each stage. Existing
traffic flows shall be based on actual counts; if these are not available,
then an alternative source shall be fully cited and deemed acceptable
by the Township. The study shall include recommendations for lane
changes, signalization, impact on other intersections within the Township
and other matters as applicable.
A.
All materials entering into the construction of streets and the methods
of construction and drainage shall be in accordance with the applicable
requirements of the latest revision of PennDOT Specifications, Form
408.
B.
Subgrade.
(1)
The area within the limits of the proposed road surface shall be
shaped to conform to the line, grade and cross section of the proposed
road.
(2)
All unsuitable subgrade materials shall be removed or stabilized.
(3)
Encroachment into wet or swampy areas shall be minimized; where unavoidable,
such areas shall be permanently drained and stabilized.
(4)
Fill material shall be suitable and thoroughly compacted for its
full width in uniform layers of not more than eight-inch thickness.
(5)
The subgrade shall be thoroughly compacted by rolling with a minimum
ten-ton roller and/or a sheepsfoot roller for each six-inch layer
over the entire width of the embankment being placed.
(6)
Backfill for trenches within the cartway and curb area shall be thoroughly
compacted prior to application of the base course.
C.
Base course.
(1)
In residence zoning districts, the following base course shall be
used:
(a)
Base course shall consist of six inches of PA 4A crushed stone
placed on a two-inch initial layer of screening and rolled uniformly
and thoroughly with the ten-ton roller. Rolling shall continue until
the material does not creep or wave ahead of the roller wheels.
(b)
After compaction of the base stone, dry screenings shall be
applied in sufficient quantity to fill all of the voids in the rolled
stone base. A vibratory roller, of PennDOT approved design, shall
be used in this step of construction, and rolling shall continue until
all voids are filled. Small areas around inlets and manholes that
cannot be reached by the vibratory roller shall be compacted with
a mechanical tamper or whacker.
(c)
When the stone surface is tight and will accept no more screenings,
all loose screenings shall be broomed from the surface to expose the
top 1/2 inch of the aggregate over at least 75% of the road.
(2)
In Industrial, Commercial and Special Use Zoning Districts and in
the construction of all collector roads, a bituminous concrete base
course shall be used and shall consist of six inches of compacted
2-A modified stone subbase material on an approved subgrade with four
inches of bituminous concrete base course.
(3)
No base material shall be placed on a wet or frozen subgrade.
D.
Bituminous surface. Bituminous material shall be ID-2 hot mix applied at a minimum temperature of 300° F. with two inches of binder course and 1 1/2 inches of surface course after compaction, except streets in Subsection C(2) hereof shall have two inches wearing course. Where streets with a base course conforming to Subsection C(2) hereof are constructed, no binder course shall be required.
E.
Bituminous concrete general standards. Bituminous concrete shall
not be applied in wet, cold or rainy weather and not before March
15 or after November 15 of any year. Bituminous concrete shall be
applied at a rate and manner to prevent cold joints. The previous
course shall be approved by the Township before subsequent courses
are applied. Forty-eight hours prior notice shall be given to the
Township Manager and Township Engineer before any pavement operation
shall begin. The Township shall have the right to refuse to allow
construction to proceed because of weather conditions.
F.
Pavement cross slope. The completed road surface shall have a uniform
slope of 1/4 inch per foot from edge to center line, except that on
superelevated curves, this slope shall not be less than 1/4 inch per
foot and shall extend up from the inside edge to the outside edge
of the paving.
G.
Grading and shoulders. Roadways shall be graded for not less than
eight feet beyond the edge of the proposed paving on each side. This
grading width shall be increased as necessary where sidewalks and/or
planting strips, guardrails or shoulder swales are to be provided.
Shoulders shall be graded with a slope of one inch per foot. Beyond
the limits of this grading, banks shall be sloped to prevent erosion,
but this slope shall not exceed two horizontal to one vertical, with
tops of slope in cuts rounded. However, the Board of Supervisors,
at its discretion, may preserve valuable trees within rights-of-way.
[1]
Editor's Note: Figure 6 is located at the end of this chapter.
Private streets may be permitted by the Board only under unusual
conditions or circumstances and shall conform to the following:
A.
There shall be a recorded agreement between the applicant and the
Township specifying that such streets shall not be offered for dedication
and shall not be accepted by the Township unless constructed to Township
standards then existing at the time of offer of dedication.
A.
Private driveways shall be provided for all residences and the construction
shall be in accordance with the regulations of this section in order
to provide safe access to Township and state roads, to eliminate problems
of stormwater runoff and to assure sufficient area for and access
to off-street parking.
B.
All driveways shall contain a straight length of at least 40 feet,
measured from the cartway edge of the intersecting street and extending
inside the lot. The segment between the cartway and the edge of the
right-of-way shall be paved.
C.
Within the legal right-of-way of the intersected street or for a
distance of at least 14 feet from the edge of the shoulder, whichever
is greater, the driveway shall have a grade of 5% or less. The remainder
of the first 40 feet of the driveway shall have a grade of 12% or
less.
D.
Driveways to single-family residences shall intersect streets at
angles of no less than 60°. All other driveways shall intersect
streets at right angles, where practicable, and in no case less than
75°. The angle of intersection is the acute angle made by the
intersection of the center line of the driveway with the center line
of the road.
E.
Driveway entrances into all nonresidential, single-use properties
shall be no less than 20 feet in width, shall not exceed 36 feet in
width at the street line, unless provided with a median divider, and
shall be clearly defined by use of curbing. The curbs of these driveway
entrances shall be rounded with a minimum radius of 15 feet where
they intersect a street.
F.
The intersection of any driveway with a street shall be at least
40 feet from the nearest end of the paving radius of that street's
intersection with other streets.
G.
Clear sight triangles shall be provided at all driveway entrances
and shall be shown on plans. Within such triangles, no object greater
than 2 1/2 feet in height and no other object that would obscure
the vision of the motorist shall be permitted. The legs of such triangles
shall be at least 100 feet in either direction for residential driveways,
and at least 300 feet for nonresidential driveways, measured from
a point 12 feet back from the edge of the cartway of the intersecting
street. Greater distances may be required if warranted by specific
circumstances. Whenever a portion of the line of such triangles occurs
within any proposed building setback line, such a portion shall be
shown on the final plan of the subdivision or land development and
shall be considered a building setback line.
H.
The street gutter line, wherever possible, shall be maintained as
a paved swale. It shall have a maximum depth of four inches and a
minimum width of 24 inches. A pipe may only be placed under the driveway
entrances when approved by the Township Engineer. The acceptability
of such a pipe shall be governed by the gutter depth on each side
of the driveway. The minimum pipe size under a driveway shall be determined
by the Township Engineer.
I.
Driveways shall be graded so that, wherever possible, surface drainage
will be discharged to the owner's property; otherwise, adequately
sized pipes, inlets and/or headwalls shall be installed and gutter
improvements shall be made to direct surface drainage into the road
drainage system and not onto the paving of the intersecting road.
J.
A common driveway shall serve no more than two lots.
A.
Alleys and service streets are not permitted in residential developments.
B.
Alleys and service streets serving commercial and industrial establishments
and multifamily developments shall be permitted only if the Township
deems it necessary. Such alleys shall have a paved cartway of at least
20 feet and right-of-way width of 30 feet. Where necessary, corners
shall have a radius of 20 feet or a triangle using the chord of a
fifteen-foot radius, cut back to permit safe use by large vehicles.
If it is impossible for an alley to go through a block, the alley
shall be provided with a turnaround at its closed end of a design
approved by the Township Engineer.
C.
Emergency access routes, for use by ambulances, fire trucks or similar
vehicles, shall be provided when the Board determines that the size,
configuration, density and/or circulation pattern of a given tract
warrants special access routes of this kind. The applicant shall design
these routes in consultation with the Township Engineer and shall
use semipervious surfaces wherever possible.
A.
Sidewalks generally shall be required for nonresidential and commercial
areas, but the Board may waive the sidewalk requirement for low-density
residential areas.
B.
When provided, sidewalks shall be constructed of portland cement
concrete, air-entrained, with a minimum twenty-eight-day strength
of 3,000 pounds per square inch, with a minimum width of four feet
and a thickness of four inches on a four-inch base course except at
driveway crossings when the sidewalk thickness shall be increased
to six inches with reinforcement. The Board may require wider pavements
in high-density areas and in commercial areas. The location of sidewalks
relative to planting strips shall be at the discretion of the Board.
C.
All sidewalks shall be wood-float finished and cured according to
A.C.I. Curing Procedures (Ref. Standard 301-66, Chapter 11). Concrete
shall be placed on a minimum of two inches of clean, crushed stone.
Welded wire mesh (WWF#6) shall be placed in all sidewalks at driveway
crossings and the thickness of the concrete increased to six inches.
D.
Ramps for handicapped persons shall be provided at all intersections
and other locations involving grade changes. Ramps shall be constructed
in accordance with Pennsylvania Department of Transportation design
standards.
E.
At the discretion of the Board, with recommendations from the Planning
Commission, a system of bicycle, equestrian and/or pedestrian paths
for public use generally unrelated to and separate from streets shall
be established and secured by dedication or easement. Such paths shall
be consistent with any existing plans specified by the Township, so
as to encourage the formation of an interconnecting trail network
both within and beyond the Township. Such paths normally shall not
exceed 10 feet in width and, at the option of the applicant, shall
be located adjacent to existing or proposed lot lines or in such manner
as to minimize any obstruction to the development. Existing paths
may be relocated if a connection with a path on an adjoining property
is thereby established.
F.
To facilitate circulation, pedestrian walkways may be required to
serve the interior of developments. Such walkways shall be a minimum
of four feet in width and shall be of a durable surface satisfactory
to the Board of Supervisors. Where the walks are not within a street
right-of-way, a separate right-of-way at least 10 feet wide shall
be designated on the subdivision plan. As appropriate, the walks shall
be maintained by the homeowners' association, when the walks traverse
common areas, or by the abutting property owners, when the walks traverse
existing lots.
A.
Curbs shall be provided along all streets and at the intersections
thereof except when waived by the Board upon recommendation of the
Planning Commission in order to preserve existing trees or other similar
reasons. Where curbs are not provided, stabilized shoulders shall
be provided and the ground shall be graded to a slope of 1/2 inch
to one inch per foot to the right-of-way line and either seeded or
sodded to such standards as shall be prescribed by the Board. In cut
areas, this slope shall be toward the curb; in fill areas, it shall
be away from the curb.
B.
Unless constructed as per Subsection C hereof, all curbs shall be constructed of concrete in accordance with applicable standards, as amended, of the PennDOT specifications, Form 408, Section 630, for unreinforced concrete curbs. Curbs shall be 18 inches deep, battered type, and shall have an eight-inch face above the finished grade. Concrete must develop a minimum strength of 3,500 pounds per square inch in 28 days. Expansion joints shall be used every 40 feet, at each point of radius and at each end of a curb depression. Contraction joints shall be provided at ten-foot intervals. All curbs shall be spray cured, according to the American Concrete Institute (A.C.I.) Curing Procedures (Ref. A.C.I. Standard 301-66) upon stripping, which shall not occur within 24 hours after concrete is placed. Any uncontrolled cracks or spalling shall require replacement of that entire curb section. All curbs shall be doweled into precast storm drainage inlets in two places on each side of the inlet. Brick inlets shall contain a shelf for curbs to bear on. No part of a sanitary sewer manhole shall be located within three feet of a curb face.
C.
The applicant may install granite curbs, provided that their construction
conforms with standards set forth in the above-referenced specifications,
Form 408, Section 634, for granite curbs types A or C.
A.
Streetlights may be required, if deemed necessary by the Board, for
areas including but not limited to the following:
B.
The style, type and manufacturer of streetlights shall be subject
to Township approval and shall be operated and maintained by a public
utility on streets which may be dedicated to the Township.
C.
Lighting shall be in conformance with IES Lighting Handbook on Roadway
Lighting and generally accepted engineering practices. An average
maintained illuminance of 0.4 footcandles on the cartway and 0.2 footcandles
on sidewalks shall be a minimum design criterion. Streetlighting plans
may be reviewed by a Township-appointed electrical engineer for adequacy
of design, the cost of which shall be paid by the developer.
Permanent survey monuments shall be set in all subdivisions
by a registered surveyor and shall be indicated on all land development
and subdivision plans. Monuments shall be set at all property corners
and at the intersection of property lines with floodplain boundaries.
Concrete monuments with iron rod embedments shall be used at points
where property lines intersect street right-of-way lines.
A.
General requirements.
(1)
Each property shall be connected to a public sewer system if accessible
by gravity flow.
(2)
Sanitary sewers shall not be used to carry stormwater.
(3)
Where on-site sanitary sewage facilities are to be utilized, each
lot so served shall have proper soils and shall be of a size and shape
to accommodate the necessary length of tile fields at a safe distance
from and at a lower elevation than the proposed building(s) to facilitate
gravity flow in accordance with Township and state regulations and
shall be so plotted.
(5)
The rules and regulations of the Pennsylvania Department of Environmental
Protection shall be complied with and procedures set forth therein
followed. In addition, the administrative rules of the Township adopted
pursuant to the Sewage Facilities Act, as amended,[2] shall also be adhered to and are adopted herein by reference.
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
(6)
Where electric power is required for the operation of a sewage disposal
system, an emergency power system or storage facility shall be provided.
B.
Sanitary sewage disposal system(s).
(1)
All lots which cannot be connected to a public or community sanitary
sewage disposal system in operation at the time of construction of
a principal building either shall be provided with an on-site sanitary
sewage disposal system meeting the design standards of Title 25, Chapter
73, Rules and Regulations of the Pennsylvania Department of Environmental
Protection, and Township standards or the applicant shall guarantee
(by deed restriction or otherwise), as a condition of the sale of
each lot or parcel within the subdivision, that such facilities can
be installed by the purchaser of such lot or parcel.
(2)
In all other cases, the applicant shall provide a complete community
or public sanitary sewage disposal system. The design and installation
of any public system shall be subject to the approval of the Township
Engineer and Board of Supervisors. The design and installation of
any community system shall be subject to the approval of the Pennsylvania
Department of Environmental Protection and the Township, and such
systems shall be further subject to satisfactory provisions for the
maintenance thereof. A copy of the approval of such system, where
applicable, shall be submitted with the final plan.
(3)
Where studies by the Township indicate that construction or extension
of sanitary trunk sewers to serve the property being subdivided appears
probably within 10 years, the Township shall require the installation
and capping of sanitary sewer mains and house lateral connections,
in addition to the installation of temporary, individual, on-site
sanitary sewage disposal systems. Individual house lateral connections
on capped sewer systems shall extend to the right-of-way line. It
shall be filed with the Township with regard to the sewer line locations
prior to finalizing sewer design. Design of capped sewer systems shall
be subject to approval by the Pennsylvania Department of Environmental
Protection and the Township.
C.
Soil percolation test requirements.
(1)
Soil percolation tests shall be performed for all subdivisions wherein
building(s) at the time of construction will not be connected to a
functioning public or community sanitary sewage disposal system. Deep
hole test pits are recommended as a further means of guaranteeing
suitability of a site.
(2)
Soil percolation tests shall be made in accordance with the procedure
required by the Pennsylvania Department of Environmental Protection
and the Delaware County Health Department, by either a registered
professional engineer or registered sanitarian and/or the Pennsylvania
Sewage Facilities Act[3] sewage enforcement officer, at a rate of one per lot.
[3]
Editor's Note: See 35 P.S. § 750.1 et seq.
(3)
The results of the soil percolation tests shall be analyzed in relation
to the physical characteristics of the tract being subdivided and
of the general area surrounding the tract. The lot layout in the final
plan shall be based on this analysis.
A.
The provisions of this section are intended to ensure that:
(1)
Each dwelling unit and each commercial or industrial building in
all subdivisions and land developments hereafter granted approval
shall have an adequate supply of potable water for domestic use.
(2)
Each unit or building shall have an adequate supply of water for
purposes of fire protection.
(3)
In each case where water is to be supplied to a subdivision or land
development by means of a central water supply system, such system
shall meet Pennsylvania Department of Environmental Protection, the
Township of Newtown's or other governmental agency's minimum standards
controlling water storage and production capabilities for domestic
and fire use for the protection of the health, safety and welfare
of all Township residents affected.
(4)
The provisions of this section do not apply to those portions of
the production and supply system which are under the control of the
Pennsylvania Public Utility Commission.
B.
Where the applicant proposes that individual on-site water supply
systems shall be utilized within the subdivision, he shall be responsible
either to install such facilities or to guarantee (by deed restriction
or otherwise), as a condition of the sale of each lot or parcel within
the subdivision, that the facilities can be installed by the purchaser
of such lot or parcel. Individual water supply systems shall be designed
and installed in accordance with all applicable standards of the Pennsylvania
Department of Environmental Protection.
C.
Wherever feasible, the subdivision shall be provided with a central
(public or community) water supply system. The design and installation
of a public system shall be subject to the approval of the Township;
the design and installation of a community system shall be subject
to the approval of the Pennsylvania Department of Environmental Protection,
and such system shall be further subject to satisfactory provision
for the maintenance thereof. Standards and materials for the construction
of any central water supply system shall meet or exceed those requirements
described in the Public Water Supply Manual of the Pennsylvania Department
of Environmental Protection and shall be subject to the approval of
the Township Engineer. Where a permit is required by such Department,
it shall be presented as evidence of such review and approval before
construction commences.
D.
Each central water supply system shall be either municipally owned
or under the regulations of the Pennsylvania Public Utilities Commission
(PUC).
E.
Wherever a public or community water system is provided, fire hydrants
suitable for the coupling of equipment serving the Township shall
be installed as specified by the Insurance Services Office of Pennsylvania.
Location of hydrants shall be approved by the Township and shall conform
to the following:
(1)
Generally, all fire hydrants shall be located on an eight-inch line
or a looped six-inch line. Where a dead-end line is required to contain
a fire hydrant, the portion of the line between the main loop and
the hydrant shall be an eight-inch minimum diameter.
(2)
Fire hydrants shall be spaced in a development so that all proposed
building(s) will be no more than 600 feet from the hydrant measured
along traveled ways.
(3)
To provide for fire fighting, all community water systems shall provide
a minimum of 500 gallons per minute at a residual pressure of 20 pounds
per square inch for a two-hour period.
F.
If the applicant proposes that the subdivision or land development
be served by a central water supply system, the applicant shall submit
a technical report entitled "Proposed Public Water Supply Study" as
evidence of sufficient water supply quality and quantity. The contents
of this study shall include those specific items as described in the
Public Water Supply Manual of the Pennsylvania Department of Environmental
Protection. Where the water supply system occurs under the jurisdiction
of the Pennsylvania Public Utilities Commission, the water supply
study also shall include those items of information required by the
Public Utility Commission.
G.
If the applicant proposes that the subdivision or land development
shall be supplied by a utility regulated by the Pennsylvania Public
Utility Commission, the applicant shall submit evidence that line
extension and connection to such utility is feasible and that the
applicant shall bear the necessary costs for such line extension and
connection.
All other utility lines, including but not limited to electric,
gas, streetlight supply, cable television and telephone, shall be
placed underground. Installation of all utilities shall be in strict
accordance with the engineering standards and specifications of the
Township, municipal authority or other public utility concerned. All
such underground utilities shall be put in place, connected and approved
before the streets are constructed, where such utilities lie under
the proposed cartway and before any person is permitted to occupy
any building to be served by such utilities.
[Amended 4-13-1987 by Ord. No. 1987-4; 9-25-2000 by Ord. No.
2000-10]
A.
Intent.
(1)
The intent of this section is to provide for adequate recreational
lands and facilities to serve residents and persons employed in the
Township. This section recognizes that residential, commercial, and
industrial uses create demand for local recreational lands and facilities
and enables the creation and maintenance of recreational lands and
facilities to meet this demand.
(2)
In reviewing a plan for subdivision or land development, the Township
Planning Commission shall consider the open space and recreational
needs of the additional residents and/or employees proposed by the
development and shall discuss its findings and the further requirements
of this section with the applicant as it deems necessary in the public
interest.
B.
Recreational use areas; applicability and scope. This section regulates the amount, location, and type of land to be provided in conjunction with residential, commercial, and industrial uses for recreational uses and facilities. Active recreational use areas shall be provided in conjunction with all residential, commercial and industrial development in the Township and shall be in the form of designated lands on the same tract as the development, except as provided for in Subsection F, Fee in lieu of recreational use areas.
C.
Amount of land required for recreational use areas.
(1)
Recreational use areas shall be provided on a pro rata basis as follows:
|
Use
|
Amount of Recreational Use Area Required
(square feet)
|
|---|---|
|
Residential
|
1,000 per dwelling unit
|
|
Retail and general commercial
|
150 per 275 square feet of gross floor area
|
|
Office
|
150 per 200 square feet of gross floor area
|
|
Industrial
|
150 per 520 square feet of gross floor area
|
(2)
The above-referenced recreational use areas are in addition to any
other recreational or open space area requirements of Newtown Township's
ordinances.
D.
Characteristics of recreational use areas. Recreational use areas
required in accordance with this section shall meet the following
standards:
(1)
Recreational use areas shall be so designated on any submitted plans,
and the plans shall contain a notation stating, "recreational use
areas shall not be separately sold and shall not be further developed
or subdivided." A restriction shall be placed in the deed of the property
indicating the above-referenced requirement.
(2)
Recreational use areas shall be contiguous to the development, not
separated by existing streets, and shall not be a part of any lot
within the development.
(3)
Recreational areas shall be consistent with Newtown Township's Comprehensive
Plan.
(4)
Recreational use areas shall not consist of:
(a)
Floodplains, wetlands, steep slopes or very steep slopes;
(b)
Lands designed for retention/detention basins in connection
with required stormwater management, or land which contains fuel,
power, or other transmission lines, whether underground or overhead.
(c)
Lands that are located within any required setback.
(5)
At least 50% of the open space shall have a natural slope of 5% or
less that existed at predevelopment and not contain wetlands or contain
areas located in the Flood Conservation District.
(6)
Recreational use areas shall contain not less than 20,000 square
feet, have a minimum width of 75 feet and shall be configured so as
to be able to accommodate active recreation facilities.
(7)
Recreational use areas shall be interconnected with similar uses
and open space areas on abutting parcels, including pedestrian trails
and pathways, whenever possible.
(8)
Recreational use areas shall be free of structures, except those
related to active recreation.
(9)
Recreational use areas shall be provided with safe and convenient
access to the developed area of the tract by adjoining frontage on
streets or easements capable of accommodating pedestrian, bicycle,
and maintenance vehicle traffic. Recreational use areas shall contain
appropriate access improvements and shall be provided with perimeter
parking areas where appropriate.
E.
Ownership and maintenance of recreational use areas. Property owners
shall maintain recreational use areas. Alternative provisions for
ownership and maintenance of recreational use areas may be pursued
and shall be made in one of the following manners:
(1)
The Township may accept dedication of the recreational use area or
any interest therein for public use and maintenance, but the Township
need not accept a dedication of the recreational use area.
(2)
With permission of the Township, and with appropriate deed restrictions
in favor of the Township and in language acceptable to the Township
Solicitor, the developer may transfer the fee simple title in the
recreational use area or a portion thereof to a private, not-for-profit
organization among whose purposes is the operation of recreational
facilities, provided that:
(a)
The organization is acceptable to the Township and is a bona
fide recreational organization with a perpetual existence;
(b)
The conveyance contains appropriate provisions for proper retransfer
or reverter of title to the Township in the event that the organization
becomes unable or unwilling to continue to carry out its functions;
and
(c)
A maintenance agreement accept able to the Township is entered
into by the developer, the organization, and the Township.
(3)
The developer shall provide for and establish an organization for
the ownership and maintenance of the recreational use area consistent
with the requirements for unit owner's association found in the Pennsylvania
Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. If
such an organization is created, the deeds for the recreational use
areas and for all individual lots within the development shall contain
the following requirements in language acceptable to the Township
Solicitor:
(a)
Such organization shalt not dispose of recreational use areas
by sale or otherwise except to the Township unless the Township has
given prior approval. Such transfer shall be made only to another
organization which shall maintain the recreational use areas in accordance
with the provisions of this chapter;
(b)
The organization and all lot owners within the development shall
agree to maintain the recreational use areas. If private ownership
fails to do so, the Township may proceed to maintain the recreational
use areas and may assess and lien the properties within the development
accordingly;
(c)
All lot owners shall be required to become members of the organization
and shall pay assessments for the maintenance of the recreational
use areas, which may be adjusted as required and may provide for professional
management.
F.
Fee in lieu of recreational use areas.
(1)
If provision for lands as designated recreational land areas on the
same tract as the development conforming to the above-referenced criteria
is not feasible, a fee shall be paid to the Township for the purpose
of providing recreational uses elsewhere in the municipality. The
fee shall be based on the number of dwelling units for residential
use and on gross floor area for nonresidential use. The fee may be
adjusted by the Township from time to time.
(2)
The fee in lieu of providing the recreational land areas on the same
tract as the proposed subdivision or development shall be based upon
the proportionate area of the following schedule of open space impact
cost factors per acre.
|
Zoning District
|
Impact Cost
(per acre)
|
|---|---|
|
R-1, R1-A
|
$160,000
|
|
R-2
|
$80,000
|
|
R-3, R-4
|
$40,000
|
|
O, C-1, C-2
|
$160,000
|
|
I
|
$120,000
|
|
SU-1, SU-2
|
$160,000
|
A.
Where sewer facilities are intended for dedication, the requirements
for easement shall be in accordance with the Township and/or Township
Sewer Authority standards. Easements shall be similarly established
as necessary for other utilities. Easements shall be 40 feet wide
for construction and 25 feet wide for maintenance.
B.
Storm drainage easements shall be adequate to maintain all structures
and shall not be less than 20 feet in width.
C.
The Board may require easements as prerequisites to its approval
of common driveways or other access arrangements.
A.
The management of stormwater on the site, both during and upon completion of the disturbances associated with the proposed subdivision or land development, shall be accomplished in accordance with the standards and criteria of Chapter 138, Soil Erosion and Sediment Control. The design of any temporary or permanent facilities and structures and the utilization of any natural drainage systems shall be in full compliance with the terms of Chapter 138, Soil Erosion and Sediment Control, and the interpretations of the Township Engineer.
B.
Inlets.
(1)
All brick inlets shall be set on a six-inch concrete footing with
at least four inches of footing extending beyond the outside brick
face. Walls shall be parged on the outside with one-half-inch-thick
type "s" cement mortar, and all joints shall be full and struck flush
on the inside. Weep holes shall be provided after every third brick
at the bottom of the pavement's crushed stone base course. All brick
inlets shall have a concrete cap at least eight inches wide and six
inches thick.
(2)
Precast inlets shall have weep holes at least 3/4 inches in diameter
in the area of the pavement's crushed stone base course. Underdrains
shall be installed at all low areas in roadways. A system of underdrains
shall also be installed in all steep cut areas and wet areas in order
to provide a dry road foundation. Should springs or other unforeseen
wet conditions be encountered during construction, an underdrain system
shall be required according to field conditions. All underdrains shall
discharge into road inlets or at a convenient point in the drainage
system. Openings for drain pipes in inlets shall be mortared closed
around the pipe on both inside and outside faces of the inlet walls.
(3)
The tops of all inlets shall be adjusted to conform to the finished
grade of the pavement and curbs by use of a grade adjustment ring.
(4)
All culverts and storm drainage pipes shall be reinforced concrete
with a minimum size of 15 inches. Where required, underdrain pipe
shall be installed with a minimum size of four inches.
Any application for approval of a mobile home development shall comply with the requirements of Article VIII, Mobile Home Developments, of this chapter.
