[Ord. 559, 9/4/2012]
1.
The standards and requirements outlined herein shall be considered
minimum safety standards and requirements for the promotion of the
public health, morals and general welfare.
2.
Where literal compliance with the standards herein specified is clearly
impractical, the Board of Supervisors may modify or adjust the standards
to permit reasonable utilization of property while securing substantial
conformance with the objectives of these regulations.
[Ord. 559, 9/4/2012]
1.
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.
2.
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 with the Township under conditions
approved by the Board of Supervisors.
3.
In general, lot lines shall follow Township boundary lines rather
than cross them.
4.
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.
5.
Subdivisions or land developments shall be properly designed in order
to prevent the necessity for excessive cut or fill.
6.
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.
7.
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.
8.
Areas provided or reserved for community facilities, such as churches,
libraries, schools, parks, playgrounds, shopping and local business
centers, should be adequate to provide for building sites, landscaping
and off-street parking as appropriate to the use proposed. The Board
of Supervisors reserves the right to accept or refuse offers of dedication
for public use.
9.
All design and construction specifications which are not specifically
listed in this chapter shall be those specified in the Pennsylvania
Department of Transportation's Publication 408 Specifications
and Roadway Construction Standards, as may be amended.
[Ord. 559, 9/4/2012]
1.
Subdivision and land development proposals and submissions must be
in conformance with the following:
A.
The proposals in the Lower Southampton Township Comprehensive Plan
for the area in which the submission is located.
B.
The requirements in the Lower Southampton Township Zoning Ordinance (Chapter 27) for the district in which the submission is located and for the use requirements for which the land is to be developed.
C.
The character of existing development near the location of the submission.
The submission shall be complementary to the surrounding uses and
shall be laid out so that the best possible integration of existing
and proposed streets and building orientations is achieved.
2.
A finding by the Board of Supervisors that the submission does not
conform to one or more of the above location criteria shall be sufficient
reason for denying approval of the submission.
[Ord. 559, 9/4/2012]
1.
The arrangement, character, extent, grade and location of streets
shall conform to the Lower Southampton Township Street Plan and shall
be considered in their relation to existing and planned streets, to
topographical conditions, to public convenience and safety, and in
their appropriate relation to the proposed uses of the land to be
served by such streets.
2.
Proposed streets shall further conform to such county and state street
and highway plans as have been prepared.
3.
Where such is not in the Lower Southampton Township Street Plan,
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.
4.
Residential streets shall be so laid out that their use by through
traffic will be discouraged; however, street connectivity for local
residents shall be considered for access to principal roadways. The
Lower Southampton Township Board of Supervisors may require traffic-calming
measures as a design requirement on residential streets.
5.
Where a subdivision or land 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
marginal access streets, reverse frontage lots with screen planting
contained in a nonaccess reservation along the rear property line,
extra deep lots with rear service alleys, or such other treatment
as may be necessary for adequate protection of residential properties
and to afford separation of through and local traffic.
6.
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.
7.
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.
8.
Where the subdivision or land development adjoins unsubdivided acreage,
stub streets shall be provided to the boundary lines with temporary
easements for turnarounds.
9.
Private streets are discouraged. They will be approved only if they
are designed to meet public street standards.
10.
An applicant who encroaches within the legal right-of-way of a state
highway is required to obtain a highway occupancy permit from the
Pennsylvania Department of Transportation.
[Ord. 559, 9/4/2012]
1.
Where a subdivision or land 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 below standards.
2.
Provision for additional street width may be required by the Board
of Supervisors in specific cases for:
3.
Streets shall be constructed in accordance with the following requirements:
|
Minimum Requirements
| |||||
|---|---|---|---|---|---|
|
Street Classification
|
Right-of-Way
(feet)
|
Cartway
|
Curb
|
Sidewalk
| |
|
Regional arterial
|
100
|
PennDOT
|
Yes
|
Yes
| |
|
Community arterial
|
100
|
PennDOT/40 feet
|
Yes
|
Yes
| |
|
Community collector
|
80
|
40 feet
|
Yes
|
Yes
| |
|
Neighborhood collector
|
60
|
34 feet
|
Yes
|
Yes
| |
|
Local road/streets
|
50
|
31 feet
|
Yes
|
Yes
| |
|
Marginal access
|
40
|
20 feet
|
Yes
|
Yes
| |
4.
Street classifications:
A.
Regional arterial.
B.
Community arterial.
C.
Community collector.
D.
Neighborhood collector.
E.
Local road/street. All other two-way streets not previously identified.
F.
Marginal access. A secondary street which is parallel to and adjacent
to an expressway, arterial road or collector road, and which provides
access to abutting properties and protection from through traffic.
5.
Minimum street construction standards shall conform to Lower Southampton
Township general specifications for street paving.
[Ord. 559, 9/4/2012]
1.
Horizontal alignment.
A.
Horizontal curves shall be used when center lines are deflected in
excess of three degrees.
C.
A long radius curve shall be preferred in all cases to a series of
curves and tangents.
D.
A minimum tangent length measured at the center line of 100 feet
shall be provided on streets between the PT (point of tangent) of
the first curve and PC (point of curve) of the second curve. Two curves
in reverse direction should be avoided unless joined together without
a minimum one-hundred-foot tangent length, unless used for traffic-calming
purposes in residential areas and by approval of the Township Engineer.
E.
Curves within arterial and/or collector streets shall be super-elevated
in accordance with Pennsylvania Department of Transportation, Design
Manual, Part 2, Highway Design, as amended. On all super-elevated
areas, the crown shall be removed and slope shall be uniform from
the inside to the outside of the pavement. Full super-elevations will
be attained at the PC and the PT with run-outs as indicated in the
design manual. The normal grade of the inside edge of the pavement
or the center line of the pavement will be held as a base line from
which all super-elevation will be applied. The method to be used shall
be as directed by the Township Engineer.
2.
Sight distance.
A.
Minimum sight distances shall be maintained at all intersections
and driveways per current PennDOT design standards.
B.
The following clear sight triangles shall be provided and maintained
at all intersections, as measured in all directions from center-line
intersections. No existing or proposed structures or plantings between
two feet and seven feet above road center line shall be permitted
in the clear sight triangle area.
[Ord. 559, 9/4/2012]
1.
A minimum grade of 1% shall be established on all streets.
2.
A maximum grade of 5% shall generally apply to enable the installation
of ADA-compliant sidewalks. In hilly areas, a maximum grade of 6%
on collector and primary streets and 10% on secondary streets for
a maximum distance of 1,500 feet will be permitted, subject to approval
by the Township Engineer.
3.
A combination of minimum horizontal curve radii and maximum grades
shall not be approved.
4.
Vertical curves shall be used at changes of grade exceeding 1% and
shall be designed in relation to the extent of grade change and to
provide the following minimum sight distances:
A.
For crests, each four-percent difference in gradient shall use one-hundred-twenty-five-foot
length of curve.
B.
For sags, each four-percent difference in gradient shall use one-hundred-foot
length of curve.
C.
Where the grade of any side street at the approach to an intersection
exceeds 4%, a leveling area shall be provided. Leveling area shall
not be greater than four-percent grade for a minimum distance of 50
feet from the edge of the through cartway.
[Ord. 559, 9/4/2012]
1.
Multiple intersections involving junction of more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety and upon approval by Township Engineer.
2.
Streets shall be laid out to intersect at right angles.
3.
Proposed streets/roads shall not intersect on the same side of a
major arterial or collector street at an interval of less than 800
feet.
4.
Proper sight lines shall be maintained at all street intersections
in accordance with § 22-506.2, "Sight distance," and Pennsylvania
State Department of Transportation specifications and design standards
for roads and streets.
5.
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of 20 feet for secondary or local streets and 30
feet for primary or collector streets.
6.
Streets entering opposite sides of another street, existing or proposed,
shall be laid out either directly opposite one another or with a minimum
offset of 125 feet between their center lines.
7.
The approaches to an intersection shall follow a straight course
for a minimum of 50 feet for secondary (local) streets and a minimum
of 100 feet for arterial and collector streets.
[Ord. 559, 9/4/2012]
A cul-de-sac shall not be permitted unless the applicant can
demonstrate to the satisfaction of the Township Engineer that construction
of a through street is infeasible. A cul-de-sac shall be permitted
only upon the approval of the Board of Supervisors, subject to the
following minimum standards:
A.
Cul-de-sac streets shall be designed to permit future extension into
adjacent undeveloped property. Unless future extension is clearly
impractical or undesirable, the turnaround right-of-way shall be placed
adjacent to property line and contained within an easement area. A
right-of-way of the same width as the street shall be carried to the
property line in such a way as to permit future extension of the street
into the adjoining tract. At such time as such a street is extended,
the overage created by the turnaround outside the boundaries of the
extended street shall revert in ownership to the property owners fronting
on the cul-de-sac turnaround.
B.
Permanent cul-de-sac streets shall be kept to a minimum and shall
not exceed 500 feet in length or serve as access to more than 12 dwelling
units, whichever is more restrictive, unless specifically authorized
by the Board of Supervisors. The minimum length of a cul-de-sac shall
be 250 feet. For the purposes of this chapter, cul-de-sac length is
measured from the intersection of the proposed right-of-way lines
of the intersecting streets or, in the case of a proposed cul-de-sac
intersecting an existing street, from the intersection of the proposed
right-of-way line and ultimate right-of-way line of the existing street
to the center of the turnaround area.
C.
Cul-de-sac streets, whether permanent or temporary, shall be provided
with a turnaround at the closed end having a minimum radius to the
edge of the finished street or curbline of not less than 40 feet.
Permanent cul-de-sac streets shall be provided at the terminus with
a right-of-way radius of 60 feet.
D.
A planted island may be provided in the center of the cul-de-sac
turnaround, which shall be maintained by a lot owner or homeowners'
association. The planted island shall have a radius of 30 feet with
a twenty-foot-wide cartway around the island. Fifty-foot paving radii
shall be provided to transition the cartway at the entrance and exit
of the turnaround. The turnaround shall be restricted to one-way traffic.
Landscaping of the island shall be subject to the approval of the
Township.
E.
Commercial and industrial cul-de-sac streets shall be reviewed for
adequacy by the Township Engineer. When deemed necessary by the Township
Engineer, additional cartway and/or right-of-way radius may be required.
F.
A snow storage area shall be provided along the right-of-way of the
turnaround. The snow storage area shall be contained within an easement
not less than 15 feet, measured from the right-of-way line and of
sufficient length as deemed necessary by the Township to provide adequate
snow storage area.
G.
Prospective purchasers of any property located either entirely or
partially on a temporary cul-de-sac, as defined above, shall be advised
by the owners of such property or their authorized agents or representatives
that such property is so located on a temporary cul-de-sac. Actual
purchasers of any property located either entirely or partially on
a temporary cul-de-sac shall signify in writing that they have been
advised that the property to be purchased is either entirely or partially
on a temporary cul-de-sac. A signed copy of such writing shall be
delivered and received by the Township before settlement of the property
takes place.
H.
Drainage, where feasible, shall be toward the open end of the cul-de-sac.
[Ord. 559, 9/4/2012]
1.
Driveways shall be so located, designed and constructed as to provide
the adequate sight distance, for all anticipated turning movements
into and out of the proposed driveway, as discussed previously in
§ 22-506.2, "Sight distance." A stopping area, measured
20 feet behind the right-of-way line, shall be provided, not to exceed
a four-percent grade.
2.
Driveways, where provided, shall be located not less than 40 feet
from the intersection of the rights-of-way at the 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.
3.
Minimum design standards for driveways and entrance and exit drives
shall be as follows:
4.
An applicant who encroaches within the legal right-of-way of a state
highway or proposes a change in the use or intensity of use for an
existing driveway is required to obtain a highway occupancy permit
from the Pennsylvania Department of Transportation.
[Ord. 559, 9/4/2012]
1.
A drive-through facility is any vehicle-related commercial facility
where a service is provided, or goods, food or beverages are sold,
to the operator of or passengers in a car without the necessity of
the operator or passengers disembarking from the vehicle. Any facility
which proposes a drive-through or drive-up window as an accessory
facility to a retail, service, financial, eating place, or other use
where customers are served in their cars shall be subject to the following
requirements.
2.
BYPASS LANE/ESCAPE LANE
DELAYED SERVICE PARKING AREA
DRIVE-THROUGH CANOPY
DRIVE-THROUGH LANE
DRIVE-THROUGH SERVICE AREA/FACILITY
The following definitions shall apply:
Vehicular lane allowing traffic to pass the drive-through
lane and/or allowing vehicles, because of emergencies or mistakenly
entering the drive-through lane, to exit the drive-through lane.
Stationing area, separate from the drive-through service
area, which allows patrons to wait for goods and services that cannot
be delivered promptly, while other patrons waiting to use the drive-through
service area/facility could be serviced.
Overhead structures intended to shelter patrons from the
weather while stationed at the drive-through area/facility.
Vehicular lane allowing the stationing and stacking of vehicles
while ordering and waiting for goods and services.
Position and facility which permits patron to receive goods
or service, such as a pickup window, drawer or similarly intended
structure.
3.
General standards. A drive-through facility is subject to the following
standards:
A.
The drive-through facility shall be designed so as not to impede
or impair vehicular and pedestrian traffic movement or exacerbate
the potential for pedestrian/vehicular conflicts.
B.
A drive-through facility with the drive-through service area/facility
located in an existing or proposed shopping center shall have circulation
patterns that are integrated with that of the center.
C.
To minimize the impacts of drive-through facilities located adjacent
to residential uses, hours of operation shall be set as a condition
of approval of the use.
4.
Location standards.
A.
Drive-through facilities may not be located across the street from
residential zoning districts unless separated by an arterial street.
B.
Drive-through facilities are not permitted on sites abutting schools,
parks, playgrounds, libraries, churches and other public and semipublic
uses which have substantial pedestrian traffic.
C.
Frontage requirements. Minimum lot frontage on at least one street
shall be 150 feet for all principal uses with accessory drive-through
facilities to ensure adequate room for access drives.
6.
Drive-through lanes and bypass/escape lanes.
A.
A bypass lane/escape lane shall be provided for all drive-through
facilities.
B.
The design of a drive-through lane and bypass lane/escape lane shall
minimize the blocking, crossing or passing through of off-street parking
areas and minimize crossing of, or the need to be crossed by, pedestrian
accessways for patrons.
C.
The drive-through lane shall not be the sole ingress and egress to
the site.
D.
Drive-through lanes shall be marked by signs which indicate the entrance
and exit for the drive-through lane. The direction of traffic flow
for the drive-through lane and bypass lane/escape lane shall be clearly
marked.
E.
Delayed service parking areas shall be located a minimum of 20 feet
from the point where the drive-through lane and bypass lane/escape
lane merge.
7.
Lane width.
A.
Drive-through lanes are to be separated from the bypass lane/escape
lane and parking aisles by painted lines. The lanes shall be a minimum
of 12 feet wide. If two or more parallel drive-through lanes are provided,
they shall each be a minimum of 10 feet wide.
B.
A bypass lane/escape lane shall be a minimum of 10 feet wide.
C.
Lane separation. An on-site circulation pattern is to be provided
for drive-through facility traffic that separates such traffic from
that of walk-in/sit-down/takeout patrons.
8.
Stacking distance.
A.
A stacking area is to be provided for vehicles waiting for service
in the drive-through lane that is separated from other traffic circulation
on the site. Stacking shall not be provided in parking aisles or in
driveways provided for on-site circulation.
B.
To the extent not required by zoning, the stacking distance shall
be as follows:
|
Use
|
Maximum Number Vehicles
|
Lane Length
(feet)
| |
|---|---|---|---|
|
Eating place
|
6
|
132
| |
|
Bank
|
6
|
132
| |
|
Car wash
|
10
|
220
| |
|
Dry cleaner
|
2
|
44
| |
|
Pharmacy
|
7
|
154
| |
|
Other uses
|
6
|
132
|
9.
Drive-through canopy height. The total height for any overhead drive-through
canopy shall not exceed 15 feet.
10.
Application requirements. A traffic impact study shall be submitted
to provide information which will be used to determine the necessary
stacking area and the impact the proposal will have upon local traffic
circulation. The traffic impact study shall address the following
issues:
A.
Nature of the product or service being offered.
B.
Method by which product or service is being offered (e.g., window
service or brought to vehicle by employee).
C.
Time required to service typical customer.
D.
Arrival rate for patrons.
E.
Peak demand hour.
F.
Anticipated vehicular stacking required.
G.
Anticipated traffic generation.
H.
Diagram of traffic flow, stacking and pedestrian crossings.
[Ord. 559, 9/4/2012]
1.
Automobile parking facilities shall be provided off street in accordance with the requirements of the Lower Southampton Township Zoning Ordinance (Chapter 27).
2.
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.
3.
Parking space dimensions shall be no less than those listed in the
following table:
|
Angle of Parking
|
Stall Width
(feet)
|
Stall Length
(feet)
|
Drive Aisle, One-Way
(feet)
|
Drive Aisle, Two-Way
(feet)
| |
|---|---|---|---|---|---|
|
90
|
9
|
18
|
20
|
24
| |
|
60
|
9
|
20
|
18
|
24
| |
|
45
|
9
|
19
|
14
|
24
| |
|
Parallel
|
9
|
22
|
12
|
24
|
|
The length of the spaces shall be measured perpendicular to
the curb for 90° spaces and parallel to the space for angle parking.
|
4.
All dead-end parking lots shall be designed to provide sufficient
backup area for the end stalls of the parking lot and shall make provisions
for vehicle turnaround in the event the lot is full.
5.
Parking row shall be limited to 12 spaces when single-stacked, 24
spaces if double-stacked. Ten-foot-wide curbed refuge island shall
be provided after a maximum of 12 parking spaces.
6.
So as to eliminate the creation of very large parking areas, the
Township shall have the right to require a division of parking areas
for each 100 cars or fraction thereof. The division may be by ten-foot
planting strip, four-foot grade separation, or any combination of
planting strip and grade separation as is deemed appropriate by the
Planning Commission.
7.
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.
8.
No less than a five-foot radius of curvature shall be permitted for
all curblines in all parking areas.
9.
Except at entrance and exit drives, all parking areas shall be set
back from the future right-of-way line and/or the front property line
at least 10 feet. The distance between this required setback and the
future cartway shall be maintained as a planting strip.
10.
The use of pervious pavement in parking areas is encouraged. The
construction of all automobile parking areas not intended to be pervious
shall be in accordance with the Lower Southampton Township Specifications
and Design Standards for Streets and Roads.
11.
In vertical or stacked parking structures and parking lots, the following
additional requirements shall apply:
12.
Must meet ADA parking requirements.
13.
Parking lot should be graded at a minimum one-percent slope.
14.
All parking areas shall include one electrical charging station for
every 25 parking spaces.
[Added by Ord. 587, 6/27/2018]
[Ord. 559, 9/4/2012]
1.
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 five feet along all streets,
unless otherwise specified by the Lower Southampton Township Supervisors.
Residential areas shall have a three-foot planting strip between the
curb and sidewalk with a four-foot-wide sidewalk, all other areas
to have a three-foot planting strip and five-foot sidewalk. Where
sidewalk width is reduced to four feet, passing areas, five feet by
five feet minimum, shall be provided every 200 feet.
2.
The grades and paving of the sidewalk shall be continuous across
driveways except in nonresidential and high-density residential developments
and in certain other areas where heavy traffic volume dictates special
treatment.
3.
The thickness of all sidewalks shall be constructed in accordance
with the Lower Southampton Township Specifications and Design Standards
for Streets and Roads.
4.
Sidewalks shall be laterally pitched at a slope not less than 1/4
inch per foot to provide for adequate surface drainage.
5.
At corners and pedestrian street-crossing points, sidewalks shall
be extended to the curb with handicap ramps designed in accordance
with PennDOT and ADA design standards.
6.
Sidewalks shall not exceed a five-percent grade. Steps or a combination
of steps and ramps, designed in accordance with PennDOT and ADA standards,
shall be utilized to maintain the maximum grades.
7.
Sidewalks adjacent to angle-type parking areas shall have sufficient
additional width to permit pedestrian movement beyond the bumper overhang
area.
8.
Sidewalks shall be built in accordance with all the requirements
of the Lower Southampton Township Specifications and Design Standards
for Streets and Roads.
9.
Sidewalk ramps shall be provided and constructed in accordance with
Lower Southampton Township general specifications for sidewalks and
in accordance with Pennsylvania Department of Transportation Design
Manual and ADA requirements.
[Ord. 559, 9/4/2012]
1.
Street nameplates shall be of metal construction; all corners shall
be rounded; the lettering shall be of standard proportions and spacing
in accordance with one of the alphabets used by the Pennsylvania Department
of Transportation. The lettering shall be such as required by the
Board of Supervisors. The plates shall be horizontal. The lower edge
of the nameplate shall be a minimum of seven feet above the ground
level or curb. The nameplate shall be attached to the standard by
rustproof metal fasteners.
2.
The standard shall be rustproof metal and shall be of sufficient
length to permit the same to be embedded in the ground a distance
of not less than three feet, as hereinafter provided, and to permit
the lower edge of the street nameplate to be a minimum of seven feet
above the ground level or curb, as hereinafter provided. Upon erection,
the standard shall be embedded in a concrete base for a depth of not
less than three feet below the surface of the ground. Suitable backfill
material shall be placed in the hole around the post in successive
layers not exceeding 12 inches in depth, measured loose. Each layer
of backfill shall be thoroughly tamped to secure maximum practical
density so that the post will be plumb and rigid. Posts shall not
be installed in freezing or thawing weather. The standard shall be
of such metal construction as to hold the nameplate rigidly in a proper
and permanent position and prevent it from swaying in the wind.
3.
The signs shall be located with a view to making them seen at all
times with a minimum of effort by both pedestrian and vehicular traffic
and as close to the side of the cartway or curb as practical, but
no part of the nameplate shall be permitted to overhang any part of
the cartway or curb.
4.
Street nameplates, standards, installations and locations shall be
subject to the approval and inspection of the Township Engineer.
[Ord. 559, 9/4/2012]
All curbs shall be constructed in accordance with the Lower
Southampton Township Specifications and Design Standards for Streets
and Roads.
[Ord. 559, 9/4/2012]
1.
The lengths, widths and shapes of blocks shall be determined with
regard to:
2.
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.
3.
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.
4.
Modifications of the above requirements are possible in multifamily,
commercial and industrial developments.
5.
Pedestrian crosswalks, not less than eight feet wide and with flush
curbing not less than five feet wide at each end, shall be required
where deemed essential to provide circulation or access to schools,
playgrounds, shopping centers, transportation and other community
facilities.
[Ord. 559, 9/4/2012]
1.
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.
2.
Lot dimensions shall conform to the requirements of the Lower Southampton Township Zoning Ordinance (Chapter 27).
3.
All lots shall abut on a street. Lots where the front and rear property
lines abut streets shall be prohibited, except in the case of reverse
frontage lots along major thoroughfares.
4.
In general, side lot lines shall be at right angles or radial to
the street line.
5.
The depth and width of lots reserved or laid out for commercial and
industrial uses shall be adequate to provide for off-street parking.
6.
Lots excessively deep in relation to width, or lots excessively irregular
in shape, are to be avoided. A proportion of 2 1/2 in depth to
one in width is generally accepted as a proper maximum.
7.
House numbers shall be assigned in accordance with Township requirements.
[Ord. 559, 9/4/2012]
1.
Blocks and lots shall be graded to secure proper drainage away from
buildings and to prevent the collection of stormwater in pools. Lawn
areas should be graded at a minimum of two-percent slope.
2.
All drainage provisions shall be of such design as to carry surface
waters to the nearest practical storm drain or natural watercourse.
3.
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.
4.
No excavation shall be made with a cut face steeper in slope than
four horizontal to one vertical.
5.
No fill shall be made which creates any exposed surface steeper in
slope than four horizontal to one vertical.
6.
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.
[Ord. 559, 9/4/2012]
1.
Easements with a minimum width of 20 feet shall be provided as necessary
for utilities and drainage. For each utility in excess of one utility
proposed in any easement an additional 10 feet of easement width shall
be provided.
2.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
3.
Nothing shall be permitted to be placed, planted, set or put within
the area of an easement. The area shall be kept as lawn.
4.
Where a subdivision or land development is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
to the requirements of § 22-601.3B, Riparian corridor. The Township may require such
drainageway improvements to effectively improve the quality and character
of such drainageway or watercourse.
5.
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, machines
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.
[Ord. 559, 9/4/2012]
1.
General.
A.
Storm drains and appurtenances shall be required to be constructed
by the owner in any area from which the surface or subsurface drainage
could impair public safety or cause physical damage to adjacent lands
or public property. The system shall be designed to collect water
at the bottom of all vertical grades, immediately upgrade of all street
intersections and other areas where excessive flow may occur.
B.
Stormwater systems must be designed to accommodate the flow of all
stormwater over and across the property whether such flow originated
on the property or flows from sources located off the property.
C.
In the design of the storm sewerage system, the future use of undeveloped areas upstream shall be taken into account in calculating pipe sizes. The body of water or system shall be evaluated to verify its ability to handle the anticipated flows. Anticipated flows should be based on maximum impervious cover permitted under Chapter 27, Zoning in effect at the time of plan submission.
2.
Storm drain pipes, inlets and manholes.
A.
The design discharge for use in determining gutter flow, spacing
of inlets, and for pipe sizing of storm sewer shall be computed by
the Rational formula Q = CIA, in which Q = discharge, cubic feet per
second; C = runoff coefficient; I = rainfall intensity, inches per
hour; A = area, acres. The storm drainage system shall be designed
to carry runoff from the one-hundred-year storm based on Region 5
rainfall intensity-duration-frequency curves, as supplied by PennDOT
in its Design Manual, Part 2, Highway Design (Publication 13), or
as amended. Storm sewer system shall have a minimum of one foot of
freeboard during a one-hundred-year storm event.
B.
All inlets must be designed to accommodate the one-hundred-year peak
flow rate. The capacity of all C-, M- or S-type inlets shall be determined
from the Pennsylvania Department of Transportation Design Manual,
Part 2, and any amendments. Spread of runoff in gutters shall not
exceed eight feet in width or 1/2 of the travel lane, whichever is
lesser, during a ten-year storm event.
C.
The spacing of inlets shall not exceed a maximum distance of 300
feet along any one continuous line.
D.
The minimum diameter of all storm sewer pipes shall be 18 inches,
and the minimum grade shall be 1%.
E.
Storm sewer pipe shall be plain or reinforced concrete pipe or smoothbore,
corrugated polyethylene pipe.
F.
Arched or elliptical pipe may be permitted in lieu of circular pipe
when pipe cover is restricted.
G.
The crown of all inflow pipes tying into an inlet or manhole shall
be set at equal elevations. A minimum one-inch drop shall be provided
between all inflow and outflow pipes within an outlet or manhole.
H.
An inlet or manhole shall be provided at all horizontal deflections
in the storm pipe system.
I.
An inlet or manhole shall be provided at all changes of grade, at
all locations where a transition in storm sewer pipe size is required,
and at all points of convergence of two or more influent storm sewer
pipes. It is desirable that an inlet be used for this purpose in lieu
of a manhole wherever possible.
3.
Channel flow.
A.
All drainage channels shall be designed to carry the peak flow from
a twenty-five-year storm with a minimum of six inches of freeboard.
Provisions shall be made to ensure that larger runoff events do not
impair public safety or cause damage to adjacent lands or public property.
B.
Channels shall be designed to prevent erosion of channel bed or bank
areas. Suitable stabilization shall be provided where required to
prevent erosion from velocities that exceed the maximum permissible
for grass channels as determined by the Township Engineer.
C.
Storm sewers discharging into existing or proposed channels shall
enter at an angle less than 30°. If angle is greater, bank stabilization
shall be required on far bank.
D.
Vegetated channels shall have a maximum side slope of three horizontal
to one vertical.
E.
The design standards for channels shall follow PA DEP Erosion and
Sediment Pollution Control Manual, latest edition, as minimum guide.
[Ord. 559, 9/4/2012]
Bridges and culverts shall be designed to carry the peak flow
from a one-hundred-year storm. The structures shall be designed in
accordance with Pennsylvania Department of Transportation standards.
The structure shall be constructed to the full width of the right-of-way
or five feet beyond the edge of finished cartway, whichever is greater.
[Ord. 559, 9/4/2012]
1.
Purpose and intent. The purpose and intent of this section is to
preserve and promote the health, safety and general welfare of the
public; to facilitate the creation of a convenient, attractive and
harmonious community; to conserve natural resources, including air
and water; to conserve properties and their values; to preserve the
character of an area by preventing harmful effects of potentially
dissimilar uses; and to encourage the appropriate use of land. More
specifically, this section is intended to minimize the impact of dissimilar
uses on adjoining or nearby uses by requiring a buffer between the
uses in order to lessen the impact of noise, dust and other debris,
motor vehicle headlight glare, artificial light intrusion, and other
objectionable activities or impacts conducted on or created by an
adjoining or nearby use. Additionally, this section is intended to
require the landscaping of parking lots in order to reduce the harmful
effects of wind, heat and noise, and the glare of motor vehicle headlights;
to preserve underground water resources and to permit the return of
precipitation to the below grade aquifers; to reduce the level of
carbon dioxide; to prevent soil erosion; to provide shade; and to
enhance the overall appearance of the lot.
2.
Landscape plan requirements.
A.
Plans shall be drawn at an appropriate scale to accurately depict
compliance with the requirements set forth in this section.
B.
The landscape plan shall contain sufficient information regarding
existing features, rights-of-way, utilities, grading, stormwater management
facilities, easements and setback lines, driveways, parking areas,
buildings, vegetation and all other information necessary to ensure
compliance with this section.
C.
All areas to be disturbed for utility installations, electric lines,
water and sewer lines, and the like, shall be shown on the landscape
plan and grading plan. The plans shall include a line marking the
limit of disturbance relative to existing vegetation.
D.
Plans shall include an inventory of all trees indicating size, species
and location for all trees greater than three inches in caliper.
E.
The landscape plan shall be signed and sealed by a landscape architect,
registered in the Commonwealth of Pennsylvania, responsible for the
preparation of the plan.
3.
Maintenance of landscape improvements:
A.
The owner, or his agent, shall be responsible for the maintenance,
repair and replacement of all landscape materials shown on the approved
landscape plan.
B.
All plant materials shall be maintained in a healthy growing condition
and replaced when necessary due to poor health or unsafe conditions.
C.
All landscaping shall be installed and maintained in accordance with
the approved landscape plan. Any removal, relocation or substitution
in plant materials shall be authorized by the Township or the Townships
Engineer.
D.
The omission, removal, replacement, relocation or substitution of
approved plant materials depicted on the approved landscape plan,
without prior approval, shall be replaced at the owner's expense
and subject to review by the Township.
E.
Plantings and other materials shall not be installed until finished
grading has been completed.
F.
Plantings shall be installed, inspected and approved prior to the
issuance of a final occupancy permit.
4.
Street trees.
A.
Within any land development or subdivision, street trees shall be
planted along all streets.
B.
Street trees shall be located as to not conflict with signage, sidewalks,
easements, utilities or sight lines at intersections.
C.
One street tree shall be planted for every 40 lineal feet of street
frontage.
D.
Street trees shall be arranged either in a formal or informal manner.
Arrangements are subject to acceptance from the Township.
E.
Street trees shall be planted within the ultimate right-of-way line.
F.
Street trees shall not cause conflict with aerial utilities. In no
case shall street trees be planted closer than 15 feet of utility
wires. Trees shall be planted a sufficient distance from overhead
wires so that their branches, at maturity, do not extend within 15
feet of, or grow over, utility wires.
G.
Street trees shall be a minimum of 2.5 inches in diameter, measured
at six inches above grade, and have a uniform canopy and spread at
the time of planting. Trees shall have a minimum height of seven feet
above grade before branching begins. Any trees installed which do
not meet these requirements shall be replaced by the property owner
upon notice from the Township.
H.
All trees to be installed shall be balled and burlap in accordance
with the American Standard for Nursery Stock, approved May 12, 2004.
I.
Street trees shall be mulched to a depth of no less than three inches
in a six-foot-diameter tree ring. Mulch shall not be placed against
the tree trunk or the root crown.
J.
Street trees shall be staked for no longer than one year after initial
installation. Trees shall be staked utilizing two two-inch-by-two-inch-by-eight-foot
rough-sawn stakes. Trees shall be braced utilizing woven polypropylene
ties. Under no circumstances shall metal guy wiring be utilized for
bracing purposes.
K.
Plant species which are native to Pennsylvania and hardy to USDA
Planting Zone 6b shall be required.
5.
Buffers.
A.
Buffers shall be required in any subdivision or land development.
B.
General buffer requirements:
(1)
Quantities, sizes, species and locations of all existing plant
material that is being utilized to meet buffer requirements shall
be shown on the plans. All vegetation shall be permanently preserved
by a note on the record plan to ensure that it remains part of the
approved subdivision or land development.
(2)
The Township, or its authorized representative, must inspect
and approve all existing vegetation utilized to meet buffer requirements.
(3)
All buffer yards shall be kept clean of debris and rubbish.
(4)
Buffer yards may overlap front, side and rear yards; however,
the larger yard requirement shall govern.
(5)
No structure, stormwater management facility, utility, storage
of material, parking facility, or other site amenity shall exist within
the buffer which will inhibit the installation of required plant materials.
Access driveways may cross the buffer yard, provided that they are
fairly perpendicular to the buffer yard.
(6)
Berming shall only be provided where the Township agrees that
it would be advantageous. Berms shall not exceed four feet in height
and shall meander to follow the natural topography of the site. Berming
shall not adversely affect site drainage or drainage occurring from
off-site drainage areas on adjacent properties.
(7)
Maximum grading for berming purposes shall not exceed four feet
horizontal to one foot vertical.
C.
Buffer requirements.
(1)
Buffers shall be designed in accordance with the following requirements:
|
Situation
|
Buffer Class
| |
|---|---|---|
|
Any new subdivision or land development
|
1
| |
|
Nonresidential use abutting residential use
|
2
| |
|
Mobile home park regardless of abutting land use
|
3
|
(2)
Class 1 buffer requirements.
(a)
Buffer yard width: 25 feet.
(b)
Required quantities:
|
Canopy trees
|
1 tree per 40 linear feet
| |
|
Evergreen trees
|
1 tree per 40 linear feet
| |
|
Flowering trees
|
1 tree per 40 linear feet
| |
|
Shrubs
|
1 shrub per 20 linear feet
| |
|
Herbaceous perennials
|
10 plants per 20 linear feet
|
(c)
Existing vegetation located within the buffer yard shall be
preserved and supplemented with the above materials.
(3)
Class 2 buffer requirements.
(a)
Buffer yard width: 50 feet.
(b)
Required quantities:
|
Canopy trees
|
1 tree per 40 linear feet
| |
|
Evergreen trees
|
1 tree per 30 linear feet
| |
|
Flowering trees
|
1 tree per 30 linear feet
| |
|
Shrubs
|
3 shrubs per 20 linear feet
| |
|
Herbaceous perennials
|
10 plants per 20 linear feet
|
(c)
Existing vegetation located within the buffer yard shall be
preserved and supplemented with the above materials.
(4)
Class 3 buffer requirements.
(a)
Buffer yard width: 100 feet.
(b)
Required quantities:
|
Canopy trees
|
1 tree per 40 linear feet
| |
|
Evergreen trees
|
1 tree per 20 linear feet
| |
|
Flowering trees
|
1 tree per 30 linear feet
| |
|
Shrubs
|
10 shrubs per 20 linear feet
| |
|
Herbaceous perennials
|
10 plants per 20 linear feet
|
(c)
Existing vegetation located within the buffer yard shall be
preserved and supplemented with the above materials.
6.
Parking area landscaping.
A.
One shrub shall be provided for each five feet of curb surrounding
the parking spaces along the exterior of the parking lot.
B.
One deciduous tree of 2.5 caliper inches shall be provided for every
five parking spaces. Trees shall be planted in locations that will
provide adequate shade on impervious surfaces. Parking area trees
shall not conflict with site lighting fixtures, aerial and underground
utilities.
C.
Fifteen percent of all parking areas shall be dedicated to landscaping
and shall be sufficiently planted to reduce glare, heat and noise.
Calculations for determining percentage of landscaped area shall be
determined as the total square footage of all parking stalls, multiplied
by 15%. The square footage of drive aisles are excluded from this
requirement. Plantings shall be located within or immediately surrounding
the proposed parking facility.
D.
Parking islands, as required per §§ 22-512.5 and 22-512.6,
shall contain a mix of trees, shrubs and ground cover creating year-round
interest. If islands are to be utilized as part of a stormwater management
system, plantings shall be inclusive of trees, shrubs and herbaceous
perennials as defined in the landscape regulations for stormwater
facilities contained herein.
E.
Plantings shall be able to survive soot, salt and fumes. Trees which
have low-growing branches, seed pods, gum, thorns or fruit that could
potentially clog drainage facilities shall not be permitted.
7.
Landscape regulations for stormwater management facilities.
A.
Stormwater management facilities shall be designed to harmoniously
blend with features on site. Landscaping shall be provided to perform
functionally as well as aesthetically. Materials shall be laid out
in a manner to coincide with other landscape requirements, grading
and existing vegetation.
B.
Landscape guidelines for stormwater management facilities.
(1)
A mixture of canopy trees, evergreen trees, ornamental flowering
trees, shrubs and herbaceous perennials shall be utilized to naturalize
stormwater management facilities.
(2)
Use of native plant material is encouraged over exotic foreign
species.
(3)
Species specified within the facilities shall be tolerant of
anticipated environmental conditions. These conditions include frequent
inundation, permanent inundation, heat, wind, arid conditions, etc.
(4)
Large-scale landscaping shall not be placed on top of basin
berms and shall be located a minimum of 10 feet away from underground
structures, pipes, under drains, etc.
(5)
Herbaceous perennials shall be provided within and around the
basin in lieu of sod.
(6)
Thermal warming shall be reduced by placement of large-scale
plant materials to the south and west portions of the facility. Inflow
and outflow areas shall be screened with shrub material.
(7)
Plantings shall not inhibit views, sight lines or obstruct pedestrian
and vehicular circulation.
(8)
Plantings tolerant of road salts and chemicals shall be utilized
where applicable.
(9)
Preserve existing natural vegetation where possible.
(10)
Provide signage to educate public and define limits of mowing.
C.
Stormwater detention/retention basin design regulations.
(1)
Basin floors, except for basins with permanent ponds, shall
be planted with native herbaceous perennials, shrubs and/or trees
tolerant of frequent inundations.
(2)
Basin side slopes shall be planted with native herbaceous perennials.
Trees shall not be placed on basin berms.
(3)
Quantities of stormwater management landscaping shall be calculated
based on the following:
|
Trees
|
1 deciduous tree per 200 square feet of basin
| |
|
Flowering trees
|
1 ornamental flowering tree per 100 square feet of basin
| |
|
Shrubs
|
1 shrub per 20 square feet of basin
|
(4)
Planting arrangements shall be grouped together to replicate
naturalized planting arrangements. Uniform planting patterns should
be avoided where possible.
(5)
Calculations for basin plantings shall be determined by the
total area covered by the stormwater facility, including berms, side
slopes, basin floor, and the like.
8.
Replacement trees.
A.
Any tree three inches in caliper or greater removed in conjunction
with a subdivision or land development shall be replaced on site.
Should sufficient area not exist on site, the applicant may install
trees elsewhere in the Township, as directed by the Director of Parks
and Recreation, or provide a fee in lieu of replacement trees to the
Township General Fund. The fee for each tree shall be determined at
market rate for installation, guarantee, etc.
B.
Replacement trees shall be a minimum of 2.5 inches in caliper at
the time of installation. Where applicable, replacement trees shall
be located in priority locations on site, such as in the one-hundred-year
floodplain, in riparian areas, steep slope areas, or adjacent to established
forested areas.
C.
Replacement trees shall be provided at an inch-per-inch replacement
ratio.
D.
Trees which are diseased and which should be removed for safety or
for the protection of other healthy trees, as certified by a trained
arborist, may be removed and will not be subject to the requirements
of this section.
E.
Tree removal necessary to accommodate public utilities or public
facilities to be constructed or installed by the Township shall be
exempt from the requirements of this section.
F.
Trees required to be planted in accordance with this section shall
be installed in addition to other landscaping requirements set forth
in this chapter.
9.
Compliance chart.
A.
The following compliance chart shall be shown on the landscape plan,
to demonstrate compliance with this section of the chapter:
|
Landscape Compliance Chart
| |
|
Street Trees (_________ L/F Total)
| |
|
1 tree per 40 linear feet
| |
|
Buffer Plantings (_________ L/F Total)
| |
|
Buffer class _________
| |
|
Canopy trees
| |
|
Evergreen trees
| |
|
Ornamental flowering trees
| |
|
Shrubs
| |
|
Perennials
| |
|
Parking Area Plantings
| |
|
1 tree per 5 stalls
| |
|
1 shrub per 3 linear feet perimeter
| |
|
15% parking area landscaping (_________ square feet)
| |
|
Stormwater Management Plantings (_________ sq. ft.)
| |
|
1 tree per 200 square feet
| |
|
1 ornamental flowering tree per 100 square feet
| |
|
1 shrub per 20 square feet
| |
|
Replacement Trees
| |
|
Replacement trees (_________ Cal. inches removed)
|
10.
Disapproved plant list: DCNR Invasive Plant List, current edition.
11.
Approved plantings.
A.
Recommended DCNR native plantings list: Recommended Native Plants
for Landscaping in Pennsylvania, current edition. When appropriate,
nonnative plants may be substituted for native plants included in
the DCNR Native Plantings List, subject to approval of the Township
Engineer and the Board of Supervisors.
[Ord. 559, 9/4/2012]
1.
Purpose and intent. To ensure adequate and effective lighting is provided for streets, buildings, parking lots and other facilities to ensure the safety and comfort of the users. Excessive lighting wastes energy, intrudes upon neighboring properties, is a nuisance to pedestrians, cyclists and motorists, disturbs wildlife, and can jeopardize the health, safety and welfare of the general public. Management of outdoor artificial lighting shall be designed to promote public safety; to minimize adverse effects; to minimize glare; to minimize light trespass; to be utilized where needed to the most efficient extent. Lighting plans shall comply with § 27-1721 of Chapter 27, Zoning.
2.
CANDLEPOWER
CUTOFF ANGLE
DIRECT GLARE
DIRECT LIGHT
FIXTURE
FLOOD OR SPOT LIGHT
FOOTCANDLE
FULL CUTOFF
FULLY SHIELDED LIGHTS
GLARE
HEIGHT OF LUMINAIRE
IESNA
ILLUMINANCE
INDIRECT LIGHT
LAMP
LIGHT TRESPASS
LUMEN
LUMINAIRE
LUX
OUTDOOR LIGHTING
OUTDOOR LIGHTING, TEMPORARY
SPORTS FIELD LIGHTING
Definitions. As used in this part, the following terms shall have
the meanings indicated:
Luminous intensity expressed in candelas.
Angle measured from location of luminaries source.
Glare resulting from high illuminance or insufficiently shielded
light sources in the field of view.
Light emitted directly from the lamp, off the reflector or
reflector diffuser, or through the refractor diffuser lens, of a luminary.
The assembly that houses the lamp(s) source.
Any light fixture that incorporates a reflector or a refractor
to concentrate light output into a directed beam in a particular direction.
A unit of illuminance. One footcandle is one lumen per square
foot.
A luminaire light distribution where zero candela intensity
occurs at an angle of 90° above nadir and at all angles above
nadir.
Outdoor light fixtures shielded or constructed in a manner
that all light emitted by the fixture, either directly from the lamp
or a diffusing element or indirectly by reflection or refraction,
is projected below the horizontal plane through the fixture's lowest
light-emitting part, as certified by a photometric test report.
The sensation produced by lighting fixtures within the visual
field that is sufficiently greater than the luminance to which the
eyes are adapted to cause annoyance, discomfort or loss in visual
performance.
The height of a luminaire shall be the vertical distance
from finished grade directly below the center line of the luminaire
to the lowest direct-light emitting part of the luminaire.
Illuminating Engineering Society of North America.
The quantity of light measured in footcandles or lux.
Direct light that has been reflected or has scattered off
of another surface.
The component of a luminaire that produces light.
The shining of light produced by a luminaire beyond the boundaries
of the property on which it is located.
A standard unit of luminous flux. One footcandle is one lumen
per square foot.
A complete lighting unit, consisting of one or more lamps
together with the fixture.
A standard unit of illuminance. One lux is equal to one lumen
per square meter (lm/m2).
The illumination of an outdoor area or object by any man-made
device that produces light by any means.
Outdoor lighting that is used for a period of less than seven
days, with at least 180 days passing before being used again, or used
annually for a period of 30 days or less.
Artificial outdoor lighting used for the sole intention of
illuminating areas to be used for sporting purposes.
3.
Applicability. The requirements of this section shall apply to all
outdoor lighting installations, as follows:
A.
Outdoor lighting installations that are designed, constructed, erected
or otherwise placed into operation after the effective date of this
section.
B.
Alterations, rehabilitations or renovations to existing outdoor lighting
installations which are commenced after the effective date of this
section, and which involve the complete replacement of an existing
lighting system with a new lighting system.
C.
Nonapplicability. The requirements of this section shall not apply
to outdoor lighting installations operating before the effective date
of this section, except for any lighting installation that creates
a safety hazard as deemed by the Township. Routine maintenance of
these preexisting outdoor lighting installations shall not have to
comply with the requirements of this section. Routine maintenance
includes the following:
D.
Exemptions. The requirements of this section shall not apply in the
following circumstances:
(1)
Where superseded by federal or state law.
(2)
Temporary emergency lighting used by police, fire, emergency
medical services, public works, or other public safety services.
(3)
Hazard/warning lights required by state or federal regulations,
except that all luminaires used must be red and must be shown to be
as close as possible to the minimum lumen output for that specific
task.
4.
General regulations.
A.
All outdoor lighting shall be aimed, located, directed, designed,
fitted and maintained so as not to present a hazard to drivers or
pedestrians by impairing their ability to safely traverse and so as
not to create a nuisance by projecting or reflecting objectionable
light onto a neighboring property or use.
B.
Floodlights and spotlights, where permitted, shall be installed and/or
aimed so that they do not project their output at neighboring properties,
or skyward, or directly onto a roadway.
C.
Except as otherwise permitted in this section, all fixtures shall
meet IESNA full-cutoff criteria. No lighting shall be permitted that
results in glare beyond an angle of 30° from vertical plane, measured
from the light source, or results in glare beyond the property boundaries
upon which the luminaire is located.
D.
Except as otherwise permitted in this section, no fixtures shall
exceed a height of 20 feet from finished grade. This measurement shall
include the mounting base, pole and total depth of the fixture to
be installed.
E.
Lighting fixtures shall be of a type and design appropriate to the
lighting application and aesthetically acceptable to the Township.
The use of searchlights, flashing strobe lights, and laser lights
is prohibited.
F.
All night lighting not utilized for safety or security shall be extinguished
between the hours of 11:00 p.m. and 7:00 a.m. Not more than 25% of
all lighting fixtures on site shall be considered security lighting.
G.
Vegetation screens shall not be employed to serve as the primary
means for controlling glare. Glare shall be controlled primarily by
use of cutoff fixtures, baffles, shields, mounting height, wattage,
aiming and angle.
H.
Electrical feeds for lighting fixtures shall be run below grade and
shall conform to the National Electric Code requirements and all corresponding
building codes.
I.
All lighting fixtures shall be placed within landscaped islands.
Should fixtures be required to be installed otherwise, they shall
be placed on a base 30 inches in height and no less than 18 inches
in diameter.
J.
All lighting, except as outlined herein, shall conform to the recommendations
for illumination and uniformity ratios specified by the IESNA Lighting
Handbook, latest edition.
K.
All fixtures specified on site shall be as electrically efficient
as possible. LED-type lighting fixtures are preferred over high-intensity
discharge fixtures.
5.
Requirements for outdoor area lighting.
A.
This subsection applies to all outdoor lighting to be employed for
area illumination of parking lots, yards, roadways, streets, driveways,
entryways and similar areas or lots.
B.
All fixtures shall conform to the IESNA definition of full-cutoff
fixtures. Cut sheets, details and the like shall be submitted to the
Township to demonstrate compliance.
C.
All luminaires shall be mounted plumb and level in accordance with
the intended application of their design.
D.
Fixtures that do not meet the IESNA definition of full cutoff shall
be prohibited.
E.
Illumination levels and ratios shall be in accordance with IESNA
recommendations.
F.
Maximum maintained illuminance levels. The maximum maintained illuminance
levels permitted at the property lines during the night hours shall
be measured in horizontal footcandles or horizontal lux according
to the table listed below.
(1)
Exceptions:
(a)
Outdoor roadway lighting installations intended for illumination
of public roadways, streets, highways, cartways and the like.
(b)
Designated vehicular or pedestrian entries/exits between properties
and public roadways. The area of illumination shall not extend beyond
50 feet from the center line of the designated entry/exit point or
in any direction along the property line/right-of-way.
G.
Maximum illuminance levels permitted at property lines or rights-of-way.
|
Location
|
Maximum Illuminance
(footcandle)
|
Maximum Illuminance
(lux)
| |
|---|---|---|---|
|
Along any public right-of-way or roadway
|
0.5
|
5.4
| |
|
Along boundary of nonresidential property
|
0.2
|
2.2
| |
|
Along boundary of residential property
|
0.1
|
1.1
|
H.
Illumination of outdoor canopies.
(1)
All lighting associated with outdoor canopies shall be shown
on the lighting plan.
(2)
All fixtures shall be mounted within the canopy structure and
pointed straight down. Fixtures shall not direct light above the canopy.
(3)
The canopy itself shall not be illuminated. If signage is placed
on the canopy, it shall be in accordance with the sign lighting regulations
contained herein.
(5)
Fixtures shall meet IESNA standards for full-cutoff fixtures.
(6)
Illumination levels and ratios shall be in accordance with IESNA
recommendations.
I.
Illumination of sports and recreational lighting.
(1)
These regulations apply to all sports and recreational facilities,
including ball fields, ballparks, stadiums, tennis courts, basketball
courts, soccer fields, recreation fields, football fields, driving
ranges, firearm shooting ranges, and the like.
(2)
Sports and recreational lighting shall be shielded whenever
possible. Such lighting shall have directional and glare control devices
to minimize light trespass and sky glow.
(3)
All lighting, excluding security lighting, shall be equipped
with automatic-shutoff control devices to extinguish light no more
than one hour past the expiration of an event.
(4)
Lighting levels and ratios shall comply with IESNA standards,
and all applicable regulations specified by the governing agency (i.e.,
PIAA, NCAA, etc.).
(5)
No direct light shall project off the property.
(6)
No height limit except as set by IESNA standards for particular
proposed recreational use.
J.
Sign, facade, building and landscape lighting.
(1)
The requirements of this subsection apply to all outdoor lighting
installations employed to illuminate signs, building facades, billboards,
structures, fountains, trees, shrubs and the like.
(2)
All luminaires used for illumination of the above-mentioned
amenities shall be full cutoff.
(3)
Externally illuminated signs and billboards shall be lighted
from the top of the structure and aimed downwards.
(4)
Fixtures used for architectural lighting shall be designed and
aimed so as to not project their output beyond the objects intended
to be illuminated.
K.
Automobile sales display areas.
(1)
The requirements of this subsection apply to all outdoor lighting
installations employed to illuminate outdoor vehicular display areas
utilized in conjunction with automobile sales.
(2)
All luminaires used for illumination of the above-mentioned
amenities shall be full cutoff. All luminaires shall meet the definition
of full cutoff.
(3)
No fixtures shall be mounted in excess of 20 feet in height.
(4)
Illumination levels and ratios shall be in accordance with IESNA
recommendations.
6.
Lighting plan requirements.
A.
Plans shall be drawn at an appropriate scale to accurately depict
compliance with the requirements set forth in this section.
B.
The lighting plan shall contain sufficient information regarding
existing features, rights-of-way, utilities, grading, stormwater management
facilities, easements and setback lines, driveways, parking areas,
buildings, vegetation and all other information necessary to ensure
compliance with this section.
C.
The lighting plan shall include all charts, diagrams, schedules,
calculations, etc., to ensure compliance with this section.
D.
The lighting plan shall depict all proposed landscaping to verify
that proposed landscaping and lighting locations do not conflict.
E.
Fixture details depicting mounting heights, pole, etc., for each
fixture.
F.
Product sheets of all proposed fixtures, including manufacturer,
product name and/or number, and IES file used to depict lighting levels
on the plan.
[Ord. 559, 9/4/2012]
1.
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.
2.
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.
3.
Where a proposed park, playground or other public use is indicated
on a proposed subdivision or land development plan, the Parks and
Recreation Board shall review the plan and submit recommendations
to the Board of Supervisors.
4.
The following standards shall apply to the provisions of recreation
space:
A.
Areas set aside for recreational purposes shall be reasonably compact
parcels, placed to serve all parts of the subdivision or land development,
accessible from a public street.
B.
Playgrounds for active sports shall be of adequate size to provide
sufficient area for proposed uses and associated improvements, including,
but not necessarily limited to, parking and stormwater management.
[Ord. 559, 9/4/2012]
1.
Preliminary approval of the site plan must be obtained for the entire
proposed development. Final approval may be obtained section by section,
but such development sections shall be specified on the preliminary
plan and must be numbered in the proposed order that they are to be
developed. Such order of development must be adhered to and, if changes
are required, plans must be refiled and reviewed and approved.
2.
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 the Board
of Supervisors may deem necessary.
3.
Arrangement of buildings and facilities.
A.
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 economic land use
pattern.
B.
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.
4.
Access and circulation.
A.
Access to the dwellings and circulation between buildings and other
important project facilities for vehicular and pedestrian traffic
shall be comfortable and convenient for the occupants.
B.
Access and circulation for firefighting equipment, furniture moving
vans, fuel trucks, garbage collection, deliveries and snow removal
shall be planned for efficient operation and convenience.
C.
Walking distance from the main entrance of a building to a street,
driveway or parking area shall typically be less than 100 feet; exceptions
to this standard should be reasonably justified by compensating advantages,
such as desirable views and site preservation through adaptation to
topography. In no case shall the distance exceed 250 feet.
5.
Yards. Yards shall assure adequate privacy, desirable outlook, adequate
natural light and ventilation, convenient access to and around the
dwellings and other essential uses.
6.
Grading.
A.
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.
B.
Grading around buildings shall be designed to be in harmony with
natural topography and to minimize earthwork and the need for deep
footings.
7.
Streets.
A.
Streets shall be provided on the site where necessary to furnish
principal traffic ways for convenient access to the living units and
other important facilities on the property.
B.
Streets proposed for public use and maintenance shall conform to
the design requirements and specifications of this chapter, Lower
Southampton Township specifications, and Pennsylvania Department of
Transportation Publication 408 Specifications, and any amendments
thereto.
8.
Driveways.
A.
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.
B.
Driveways shall be planned for convenient circulation for suitable
traffic needs and safety.
D.
All driveways shall be paved and constructed in accordance with the
Lower Southampton Township and/or Pennsylvania Department of Transportation
Specifications and Design Standards for Roads and Streets.
9.
10.
Sidewalks.
A.
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.
B.
Width, alignment and gradient of walks shall provide safety and convenience
for pedestrian traffic. Small jogs in the alignment shall be avoided.
C.
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.
11.
Refuse collections.
A.
Outdoor collection stations shall be provided for garbage and trash
removal, in accordance with current Township requirements, when individual
collection is not made and indoor storage is not provided.
12.
Planting. The appeal and character of the site shall be preserved
and enhanced by retaining and protecting existing trees and other
site features and by additional new plant material in accordance with
this chapter.
[Ord. 559, 9/4/2012]
1.
Plotting of individual lots for commercial purposes shall be avoided
in favor of a comprehensive design of the land to be used for such
purposes.
2.
Preliminary approval of the site plan must be obtained for the entire
proposed development. Final approval may be obtained section by section,
but such development sections shall be specified on the preliminary
plan and must be numbered in the proposed order that they are to be
developed. Such order of development must be adhered to and, if changes
are required, plans must be refiled and reviewed and approved.
3.
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, landscaping,
drainage facilities, utilities, and other facilities that the Board
of Supervisors may deem necessary.
4.
Arrangement of buildings and facilities. All of the elements of the
site plan shall be harmoniously and efficiently organized in relation
to topography, the size and shape of the plot, the character of the
adjoining property, and the type and size of the buildings in order
to produce a livable and economical land use pattern.
5.
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.
6.
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.
7.
Every effort shall be made to protect adjacent residential areas
from potential nuisance of the proposed nonresidential development,
including the provisions of extra depths in parcels backing up on
existing or potential residential developments and provisions for
a permanently landscaped evergreen buffer strip.
8.
Streets carrying nonresidential traffic shall not normally be extended
to the boundaries of the adjacent existing or potential residential
areas or connected to streets intended for predominantly residential
traffic.
9.
Parking areas shall be located or designed in such a manner that
they are visibly secluded from eye level of the surrounding area.
Grading techniques, raised berms, landscaping or fencing are satisfactory
methods to create such seclusion.
10.
All area, design and parking requirements shall conform to the Lower Southampton Township Zoning Ordinance (Chapter 27).
11.
Refuse collections.
A.
Outdoor collection stations shall be provided for garbage and trash
removal, in accordance with current Township requirements, when individual
collection is not made and indoor storage is not provided.
12.
Planting. The appeal and character of the site shall be preserved
and enhanced by retaining and protecting existing trees and other
site features and by additional new plant material in accordance with
this chapter.
[Ord. 559, 9/4/2012]
The owner, developer or subdivider shall install erosion and
sediment control measures for any site improvements. The measures
shall be shown on a plan in accordance with present Township ordinances
and Bucks County Conservation District standards. All required permits
shall be obtained from the Bucks County Conservation District prior
to approval by the Township.
[Ord. 559, 9/4/2012]
1.
General regulations.
A.
Grade changes and excavations shall not encroach upon the tree protection
zone (TPZ).
B.
No toxic materials shall be stored within 100 feet of a TPZ, including
petroleum-based and/or -derived products.
C.
The area within the TPZ shall not be built upon, regraded or modified,
nor shall any materials be stored there either temporarily or permanently.
Vehicles and equipment shall not be parked in the TPZ.
D.
When tree stumps are located within 10 feet of the TPZ, the stumps
shall be removed by means of a stump grinder to minimize the effect
on surrounding root systems.
E.
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.
F.
Within four hours of any severance of roots, all tree roots that
have been exposed and/or damaged shall be trimmed cleanly and covered
temporarily with moist peat moss, moist burlap, or other moist biodegradable
material to keep them from drying out until permanent cover can be
installed.
G.
Point discharges of stormwater shall not discharge into the TPZ except
at existing channels or waterways.
H.
Sediment, retention and detention basins shall not be located within
the TPZ.
2.
Tree protection areas shall be shown on the landscape plan and the
grading plan submitted by the applicant. Tree trunk locations as well
as tree canopy locations shall be shown.
3.
Prior to construction the TPZ shall be delineated by the following
methods:
A.
Tree protection during construction:
(1)
Tree protection areas shall be delineated to implement the standards
contained in this chapter regarding preservation of trees, woodlands
and forests during the development and construction process.
(2)
Tree protection area. An area that is radial to the trunk of
a tree. The tree protection area shall be 15 feet from the trunk of
the tree to be retained or the distance from the trunk to the dripline
(the line marking the outer edge of the branches of the tree), whichever
is greater. Where there is a group of trees or woodlands, the tree
protection area shall be the aggregate of the protection areas for
the individual trees.
B.
Protection from mechanical injury. Prior to any site work, clearing,
tree removal, grading or construction, the tree protection area shall
be delineated by the following methods:
(1)
The tree protection area that is delineated on the site prior
to construction shall conform to the approved development plans.
(2)
All trees scheduled to remain shall be marked. Where groups
of trees exist, only the trees on the edge need to be marked. The
Township shall then inspect the limits of clearing.
(3)
Once agreement is reached on the limits of clearing, a forty-eight-inch-high
snow fence or other suitable fence, such as super silt fence, mounted
on steel posts located eight feet on center, shall be placed along
the boundary of the tree protection area.
(4)
Trees being removed shall not be felled, pushed or pulled into
a tree protection area or into trees that are to be retained.
(5)
Trees shall not be used for roping, cables, signs or fencing.
Nails and spikes shall not be driven into trees.
4.
Protection from grade change.
A.
When the original grade cannot be retained at the tree protection
area line, a retaining wall shall be constructed outside the tree
protection area.
B.
The retaining wall shall be designed to comply with the Township
standards for retaining walls.
C.
To ensure the survival of trees, the following methods shall be used:
(1)
The top of the wall shall be four inches above the finished
grade level.
(2)
The wall shall be constructed of large stones, brick, building
tile, concrete blocks, or treated wood beams (wood treated with CCA
shall not be permitted) 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
within any wall.
(3)
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.
5.
Trees damaged during construction.
A.
Tree trunks and exposed roots damaged during construction shall be
protected from further damage.
B.
Damaged branches shall be pruned according to National Arborist Association
standards. All cuts shall be made sufficiently close to the trunk
or parent limb but without cutting into the branch collar or leaving
a protruding stub. All necessary pruning cuts must be made to prevent
bark from being torn from the tree and to facilitate rapid healing.
6.
Protection from excavations.
A.
When there is no alternative but to locate an electrical or other
small utility line within a tree protection area, the Township shall
determine the most desirable location for the line, and the following
guidelines shall be used:
