Township of Lower Southampton, PA
Bucks County
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Table of Contents
Table of Contents
[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:
A. 
Public safety and convenience.
B. 
Parking in commercial or industrial areas and in areas of high-density residential development.
C. 
Widening of existing streets where the minimum width outlined below does not meet with the specific requirements for the individual street.
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.
B. 
Minimum center-line radii for horizontal curves shall follow the following standards:
(1) 
Arterial streets: 500 feet.
(2) 
Collector streets: 300 feet.
(3) 
Local roads/streets: 150 feet.
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.
(1) 
For thirty-foot to fifty-foot rights-of-way: 75 foot clear sight triangle.
(2) 
For greater than fifty-foot rights-of-way: 130 foot clear sight triangle.
[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:
A. 
A minimum width of 12 feet for one-way use only.
B. 
A minimum width of 25 feet for two-way use.
C. 
A maximum of 35 feet at the street line and 54 feet at the curbline.
D. 
Residential drive shall be a minimum width of nine feet.
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. 
The following definitions shall apply:
BYPASS LANE/ESCAPE LANE
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.
DELAYED SERVICE PARKING AREA
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.
DRIVE-THROUGH CANOPY
Overhead structures intended to shelter patrons from the weather while stationed at the drive-through area/facility.
DRIVE-THROUGH LANE
Vehicular lane allowing the stationing and stacking of vehicles while ordering and waiting for goods and services.
DRIVE-THROUGH SERVICE AREA/FACILITY
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.
5. 
Street access.
A. 
Drive-through facilities shall abut only arterial streets or community collector streets, and access shall not be taken from local streets.
B. 
The driveway entrance and exit lane of a drive-through facility must be set back at least 100 feet from an intersection.
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.
A. 
Curbing may be eliminated if grassed swales and/or bioretention facilities, designed in accordance with Chapter 17, Stormwater Management, and the Pennsylvania Stormwater Best Management Practices Manual, December 2006 or latest edition, are provided adjacent to parking areas.
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:
A. 
A minimum of 5% of the spaces shall be provided with charging ports for electric vehicles.
B. 
A maximum of 10% of the parking stalls may be designated for compact cars. Compact car stalls may be reduced to eight feet in width and 15 feet in length.
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:
A. 
The planned use of the land.
B. 
Zoning requirements as to lot size, dimensions and minimum lot area per dwelling unit.
C. 
Need for convenient access.
D. 
Control and safety of street traffic.
E. 
The limitations and opportunities of the topography.
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.
(11) 
Stormwater management facilities shall comply with the requirements set forth in Chapter 17, Stormwater Management.
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. 
Definitions. As used in this part, the following terms shall have the meanings indicated:
CANDLEPOWER
Luminous intensity expressed in candelas.
CUTOFF ANGLE
Angle measured from location of luminaries source.
DIRECT GLARE
Glare resulting from high illuminance or insufficiently shielded light sources in the field of view.
DIRECT LIGHT
Light emitted directly from the lamp, off the reflector or reflector diffuser, or through the refractor diffuser lens, of a luminary.
FIXTURE
The assembly that houses the lamp(s) source.
FLOOD OR SPOT LIGHT
Any light fixture that incorporates a reflector or a refractor to concentrate light output into a directed beam in a particular direction.
FOOTCANDLE
A unit of illuminance. One footcandle is one lumen per square foot.
FULL CUTOFF
A luminaire light distribution where zero candela intensity occurs at an angle of 90° above nadir and at all angles above nadir.
FULLY SHIELDED LIGHTS
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.
GLARE
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.
HEIGHT OF LUMINAIRE
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.
IESNA
Illuminating Engineering Society of North America.
ILLUMINANCE
The quantity of light measured in footcandles or lux.
INDIRECT LIGHT
Direct light that has been reflected or has scattered off of another surface.
LAMP
The component of a luminaire that produces light.
LIGHT TRESPASS
The shining of light produced by a luminaire beyond the boundaries of the property on which it is located.
LUMEN
A standard unit of luminous flux. One footcandle is one lumen per square foot.
LUMINAIRE
A complete lighting unit, consisting of one or more lamps together with the fixture.
LUX
A standard unit of illuminance. One lux is equal to one lumen per square meter (lm/m2).
OUTDOOR LIGHTING
The illumination of an outdoor area or object by any man-made device that produces light by any means.
OUTDOOR LIGHTING, TEMPORARY
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.
SPORTS FIELD LIGHTING
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:
(1) 
Replacement of expired lamps.
(2) 
Replacement/repair of damaged or inoperative luminaire components such as ballasts, igniters, lenses, reflectors, refractors, sockets or photocell controls.
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.
(4) 
Outdoor canopies include:
(a) 
Fuel island canopies.
(b) 
Exterior canopies associated with store frontage or overhangs.
(c) 
Pavilions, trellises and gazebos.
(d) 
Canopies associated with bank drive-through lanes and ATM machines.
(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.
C. 
Driveways shall conform to those standards of § 22-510 of this chapter.
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. 
Parking areas.
A. 
Paved parking areas shall be provided to meet the needs of the residents and their guests without interference with normal traffic.
B. 
Parking areas shall conform to the standards and requirements of § 22-512 and those of the Lower Southampton Zoning Ordinance (Chapter 27).
C. 
Parking areas shall be constructed in accordance with the Lower Southampton Township Specifications and Design Standards for Roads and Streets.
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.
D. 
Sidewalks shall be constructed in accordance with the Lower Southampton Township and/or Pennsylvania Department of Transportation Specifications and Design Standards for Roads and Streets and § 22-513 of this chapter.
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.
B. 
Collection stations shall be located to avoid being offensive and shall be convenient for both collectors and tenants. Trash containers shall be screened or concealed from direct view of the public, as required under Chapter 27, Zoning.
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.
B. 
Collection stations shall be located to avoid being offensive and shall be convenient for both collectors and tenants. Trash containers shall be screened or concealed from direct view of the public, as required under Chapter 27, Zoning.
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:
(1) 
Where possible, trenches should bypass the root area.
(2) 
Where trenches must be dug past the side of a tree, the following precautions shall be observed:
(a) 
Trenches shall be no closer to the trunk than half the distance from the dripline.
(b) 
Cut as few roots as possible.
(c) 
If roots have to be cut, cut them as cleanly as possible.
(d) 
Backfill the trench as soon as possible, avoiding soil compaction.