Township of Newtown, PA Part 5 REQUIRED IMPROVEMENTS AND DESIGN STANDARDS

§ 22-501 Purpose.

[Ord. -/-/1985, -/-/1985, § 501]

1. The purpose of this Part 5 is to establish and define the public improvements and design standards which will be required by the Township in the review, approval and construction of any subdivision or land development.

2. All improvements shall be constructed in accordance with Township design standards. Inspections to insure that Township specifications are complied with shall be the responsibility of the Township Engineer.

§ 22-502 Application.

[Ord. -/-/1985, -/-/1985, § 502]

1. The following principles, standards, and requirements shall be applied in evaluating plans for proposed subdivisions and land developments. Within a proposed land development, the standards set forth in the Zoning Ordinance for the particular district in which the land development is taking place shall govern the design of buildings, parking lots, and other facilities.

2. The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, morals and general welfare.

3. Whenever Township or other applicable regulations impose more restrictive standards and requirements than those outlined herein, such other regulations shall control.

4. Where literal compliance with the standards herein specified is clearly impractical, the Board of Supervisors may modify or adjust the standards based upon study and recommendation of the Township Engineer, to permit reasonable utilization of property while securing substantial conformance with the objectives of this Chapter 22.

§ 22-503 General Requirements.

[Ord. -/-/1985, -/-/1985, § 503; as amended by Ord. 1996-O-5, 5/8/1996, § I(10)]

1. Proposed land uses shall be suited to the purposes for which the land is to be subdivided or developed, and shall conform to the Township Zoning Ordinance and to the Township Comprehensive Plan.

2. Proposed subdivisions or land developments shall be coordinated with existing nearby neighborhoods both within and outside of Newtown Township so that the community as a whole may develop harmoniously. Where necessary, joint reviews with neighboring townships shall be required.

3. Streets, drainage rights-of-way, parking areas, water supply and sewage disposal, school sites, public parks and playgrounds shall be considered in the approval of all plans.

4. All portions of a tract being subdivided or developed shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.

5. In general, lot lines shall follow Township and County boundary lines rather than cross them.

6. The Supervisors may direct the subdividers to preserve trees, groves, waterways, scenic points, historic spots and other community assets and landmarks.

7. Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.

8. Floodways and floodplains are subject to the provisions of the Township Zoning Ordinance.

9. Lands which are subject to periodic flooding, or lie within a floodplain zone, shall not be platted or designated for development or for such other uses as may involve danger to health, safety, morals, or the general welfare of the citizens as defined by the Zoning Ordinance.

10. Where no public water supply is available to the subdivision, the Board of Supervisors shall require the subdivider to obtain from the proper health officer certificates of approval as to the quality and adequacy of the water supply proposed to be utilized by the subdivider.

11. Where the subdivision is inaccessible to sanitary sewers, the Board of Supervisors shall require the subdivider to have a sanitary feasibility report prepared by a competent registered professional engineer in accordance with the methods and procedures set forth by the Bucks County Department of Health.

12. All construction should be in conformance with BOCA International-Basic Building Code Handicapped Access Provisions illustrated, 1975, as amended, and Township Building Code.

§ 22-504 General Street Standards.

[Ord. -/-/1985, -/-/1985, § 504; as amended by Ord. 1988-O-196, 9/12/1988; and by Ord. 2000-O-6, 10/11/2000, § I]

1. The arrangement, character, extent, grade and location of proposed streets shall conform to and properly relate to such street plans or parts thereof as have been officially prepared and adopted by the Township, including recorded subdivision plans, and the requirements of the Comprehensive Plan and shall be classified according to their function.

2. Proposed streets shall further conform to such Township and State road and highway plans as have been prepared, adopted and/or filed as prescribed by law.

3. Streets shall be logically related to the topography so as to produce usable lots, reasonable grades, and proper alignment and drainage, in the opinion of the Township Planning Commission and Township Engineer.

4. The arrangement of streets shall provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future development.

5. Streets shall be laid out as to discourage through traffic, but provisions for street connections into and from adjacent areas will generally be required.

6. If lots resulting from original subdivision are large enough to permit re-subdivision or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary, to be no less than the rights-of-way then required for local streets.

7. Where a subdivision abuts or contains an existing or proposed major thoroughfare, collector, or primary street the Board of Supervisors may require dedication of additional right-of-way to provide the minimum right-of-way specified hereinafter for that existing or proposed street and to provide marginal access streets and rear service alleys. The Board of Supervisors may also require reverse frontage lots with screen planting along the rear property line or such other treatment as may be necessary for adequate protection of properties, to afford separation of through and local traffic and to reduce the number of access points on major streets.

8. Where, because of additional traffic and drainage, problems are created, both sides of the major thoroughfare, collector or primary streets are to be improved as a responsibility of the subdivider himself, or by means of sufficient funds escrowed for use by the Township to execute such improvement.

9. New half or partial streets shall not be permitted except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards of this Chapter 22 and where, in addition, dedication of the remaining part of the street has been secured.

10. Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.

11. Dead-end streets shall be prohibited, except as stubs designed as temporary culs-de-sac, to permit future street extension into adjoining tracts, or when designed as culs-de-sac.

12. Stub streets greater in length than one lot depth shall be provided with a temporary turn-round to the standards required for culs-de-sac or shall be paved to the full width of the right-of-way for the last 75 feet of their length.

13. Where streets continue into adjoining municipalities, evidence of compatibility of design, particularly with regard to street widths, shall be submitted. The applicant shall coordinate such design with both municipalities to avoid abrupt changes in cartway width or in improvements provided.

14. New streets shall be laid out to continue existing streets at equal or greater width, as regards both cartway and right-of-way, where such continuations are reasonable and practical in the opinion of the Township Engineer and Planning Commission.

15. Land reserved for any road purposes may not be counted in satisfying yard or area requirements of the Zoning Ordinance whether the land is to be dedicated to the Township in fee simple or an easement is granted to the Township.

16. Private streets may be approved only if they are designed to meet Township street standards for right-of-way, paving width, drainage, curbs and gutters.

17. The right-of-way and cartway widths for all development streets in the Township shall be designed and improved as follows, except as provided hereunder:

A. As defined in § 202 of this chapter, streets in residential developments which serve not more than 50 dwelling units shall meet local street standards; streets which serve more than 50 but less than 300 dwelling units shall meet primary street standards; and streets which serve 300 or more dwelling units shall meet collector street standards. Streets in industrial, commercial, office and other developments for nonresidential uses shall meet collector street standards.

B. The following minimum right-of-way and cartway widths shall be met:

		R.O.W.	Cartway
	Local Street	50'	30 feet
	Primary Streets	60'	34 feet
	Collector Streets	80'	36 feet

	Additional right-of-way and cartway widths may be required by the Board of Supervisors for the following purposes:
	A.	To promote public safety and convenience.
	B.	To provide parking space in commercial districts and in areas of high density residential development.
	C.	To provide slope rights whenever topography is such that additional right-of-way is needed to provide adequate earth slopes. Such slopes shall not be in excess of three to one.

18. Short extension of existing streets with lesser right-of-way and/or cartway widths than prescribed above may be permitted; provided, however, that no section of the right-of-way shall be less than 40 feet in width and the cartway shall not be less than 22 feet in width.

19. The construction of streets, roads, lanes and driveways as shown on final plans and as contained in contract agreements shall in every respect conform to all Township design standards for the construction of streets.

20. All construction shall proceed as scheduled and in conjunction with scheduled inspections by the Township Engineer. All materials entering into the construction of streets and the methods of construction and drainage shall be in accordance with the applicable requirements of the Pennsylvania Department of Transportation Specifications, Form 408-76, or the latest revision thereof.

21. Adequate provisions for the satisfactory maintenance of all streets shall be made by dedication to and acceptance for maintenance by the Township or by other acceptable means.

22. All streets shall be graded to the grades shown on the street profiles and cross-section plan submitted and approved with the final plan and to the full width of the right-of-way.

§ 22-505 Street Alignment.

[Ord. -/-/1985, -/-/1985, § 505]

1. Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.

2. To insure adequate sight distances, minimum center line radii for horizontal curves shall be as follows:

A. Local streets: 150 feet.

B. Primary streets: 350 feet.

C. Collector streets: 500 feet.

3. A tangent shall be required between curves; however, a long radius curve shall be preferred in all cases to a series of curves and tangents. A minimum tangent of 100 feet shall be required between reverse curves.

4. Superelevation (commonly known as "banking a curve") shall be required when curve radii are less than 600 feet on collector streets, and shall be designed in accordance with Penn-DOT Design Criteria applicable to the class of roadway.

5. The approaches to an intersection shall follow a straight course for at least 100 feet, as measured away from the intersecting lines of rights-of-way.

6. Any 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, Permits Office, Doylestown, Pennsylvania.

§ 22-506 Street Grades.

[Ord. -/-/1985, -/-/1985, § 506]

1. Center line grades shall be not less than 1%.

2. Center line grades shall not exceed the following:

A. Local streets: 7%; however, 10% may be permitted for short distances, if a less steep slope is not possible.

B. Collector streets, primary streets, and major thoroughfares: 5%.

3. Vertical curves shall be used at change of grade exceeding the algebraic difference of 1% and shall be designed in relation to the extent of the grade change at a rate of the algebraic difference of grade times 50 feet to establish the length of the required vertical curve along the center line of the road, provided that the following minimum sight distances are maintained:

A. Local streets: 250 feet.

B. Primary streets: 400 feet.

C. Collector streets: 500 feet.

4. Vertical curves shall not produce excessive flatness in grade. There shall be no dips, cross gutter bumps or humps in the paving.

5. Where the grade of any street at the approach in an intersection exceeds 4%, a leveling area shall be provided having not greater than 4% grades for a distance of 50 feet measured from the nearest right-of-way in the intersecting street.

§ 22-507 Street Intersections.

[Ord. -/-/1985, -/-/1985, § 507]

1. Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 60°.

2. Multiple intersections involving junction of more than two streets shall be prohibited.

3. To the fullest extent possible, intersections with major thoroughfares and collector streets shall be located not less than 1,000 feet apart, measured from center line to center line.

4. Streets entering opposite sides of another street shall be laid out either directly across from each other or offset by at least 200 feet on local and primary streets and 400 feet on collector streets, measured center line to center line.

5. Corner curb radii shall be according to the following schedule of minimum lengths: local streets, 25 feet; primary streets, 35 feet; and collector streets, 55 feet. Where streets of different categories intersect, the requirements for the one of higher category shall hold.

6. The right-of-way line for corner curbs shall be an arc concentric with the curb line with radius of a minimum of 20 feet.

7. Corner Sight Distance (Clear Sight Triangle).

A. Whenever a proposed street intersects an existing or proposed street of higher order in the street hierarchy, the street of lower order shall be made a stop street. The street of lower order shall also be designed to provide a minimum corner sight distance as specified in the accompanying chart:

Y	=	CORNER SIGHT DISTANCE, measured from point a to point c and c to d.
a and d	=	A point 3.5 feet above the center line of the major roadway.	Shaded area represents CLEAR SIGHT TRIANGLE
b	=	Eye level from a car stopped on the minor road; for this Part 5 b is situated 3.5 feet above the roadway, 20 feet from the edge of paving of the major road.
c	=	Approximate center of intersection of two streets

	Minimum Corner Sight Distance Y
	Design Speed	Y (in feet)
	50 mph	500
	40 mph	400
	35 mph	350
	30 mph	300
	25 mph	250

B. The entire area of the clear sight triangle, described by points a, b, and c above, shall be designed to provide an unobstructed view across it from point b to all points 3.5 feet above the cartway along the center line from points a to points c and d.

8. Turning Lanes. Deceleration or turning lanes may be required by the Township along existing and proposed collector and/or arterial roads whenever these intersect other collector or primary roads.

A. Deceleration or turning or merging lanes may be required by the Township along existing and proposed streets as determined by a traffic impact study.

B. Deceleration lanes shall be designed to the following standards:

(1) The lane width shall be the same as the required width of the roadway moving lanes.

(2) The lane shall provide the full required lane width for its full length. It shall not be tapered.

(3) The minimum lane length shall be as follows:

	Design Speed of Road	Minimum Deceleration Lane Length
	30 mph	165 feet
	40 mph	230 feet
	50 mph	310 feet

§ 22-508 Street Access and Driveways.

[Ord. -/-/1985, -/-/1985, § 508]

1. All accessways and drives shall conform to the standards and regulations of the Zoning Ordinance according to their respective locations and type of uses. All driveways shall be paved and constructed in accordance with Township standards.

2. 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, and at not less than 50 feet from any intersection, and in no case within the curb radius. The maximum width of driveways measured at the street lot line shall be 35 feet; the minimum width shall be 12 feet.

3. Driveways and access points shall be located, designed and constructed as to provide a reasonable sight distance at intersections with streets. A stopping area, measured 20 feet behind the right-of-way line, shall be provided not to exceed a 4% grade.

4. No private street, driveway or aisle serving a non-residential or multiple-family development may pass through any residentially zoned land other than zoning districts specifically permitting multiple-family development.

5. In single-family residential zoning districts, all lots abutting collector streets or highways shall have frontage on a marginal access street or be reverse frontage lots.

6. All lots requiring reverse frontage or frontage on a marginal access street shall have an additional 25 feet of depth above requirements of the Zoning Ordinance. This 25 feet of depth abutting the collector or major thoroughfare shall be screened by the developer in accordance with the Zoning Ordinance. On corner lots where a violation of the clear sight triangle provisions would result, the screening requirement may be waived. The screening requirements can be met in part by grading dirt at a slope of 33% to a height of four feet within the twenty-five-foot buffer strip.

§ 22-509 Cul-de-Sac Streets.

[Ord. -/-/1985, -/-/1985, § 509]

1. Cul-de-sac streets permanently designed as such shall not exceed 800 feet in length and shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge or curb line of 50 feet. Right-of-way shall have a minimum radius of 62 feet within the turnaround areas. The center line grade on the cul-de-sac turning area shall not exceed 4%.

2. A temporary cul-de-sac shall be designed so that the cartway is widened to a fifty foot width for a distance of 75 feet at the turnaround. It shall be the developer's responsibility to remove the temporary paving.

3. When required for future extension, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient width along the boundary line to permit extension of the street at full width.

4. Drainage of culs-de-sac shall preferably be towards the open end.

5. The small triangle of land beyond the cul-de-sac to the boundary shall be so deemed, that, until the road is continued, maintenance of these corners of land will be the responsibility of the adjoining owners.

6. An island with curbing and a minimum radius of 18 feet may be required at the Board of Supervisors' discretion in the center of the cul-de-sac and shall, if required, be planted in accordance with the Zoning Ordinance.

§ 22-510 Service Streets (Alleys).

[Ord. -/-/1985, -/-/1985, § 510]

1. Service streets (alleys) shall not be permitted in residential developments except by special permission of the Township Board of Supervisors. Where service streets (alleys) are permitted in residential developments, they shall have a twenty-five foot minimum right-of-way and shall be paved for a width of at least 16 feet and curbed where required. No part of any dwelling, garage or other structure may be located within 24 feet of the center line of a public alley.

2. Service streets (alleys) serving commercial and industrial establishments and multi-family developments may be required if the Township deems it necessary. Such alleys shall have a paved cartway of at least 20 feet and shall be curbed where required, and have a right-of-way width of 30 feet. Where necessary, corners shall have a radius of 20 feet or a triangle using the chord of a fifteen foot radius, cut back to permit safe use by large vehicles.

3. Dead-end service streets shall be avoided where possible but if unavoidable, shall be provided with adequate turnaround facilities at the dead-end, as determined by the Planning Commission and/or Township Engineer.

4. Service streets (alleys) shall not be the primary means of access.

5. Where deemed necessary to facilitate circulation, service streets shall be offered for dedication to the Township as public streets.

§ 22-511 Fire Lanes.

[Ord. 1987-O-171, 10/12/1987]

1. A fire lane, at least 20 feet in width, shall be provided for all multi-family (other than duplexes, use B-6) and non-residential buildings. No parking shall be permitted in the fire lane so that firefighting vehicles shall have direct access to these buildings.

A. Multi-Family - A macadam fire lane or access road shall be provided on at least one side of each building, preferably the entrance side parallel to the longest face of the building. The fire lanes shall be located no farther than the minimum setback distance from the building it is meant to serve.

The Township may, in appropriate cases, permit parking adjacent to the buildings in lieu of a fire lane, provided that the fire company has adequate access to the building and the developer donates $750 per lot to the Newtown Fire Association for the purchase of new firefighting equipment with longer ladders than presently available, snorkels, etc., which permit access to the buildings from greater distances.

B. Non-Residential - A macadam fire lane shall be provided within 20 feet of the building on a minimum of one side of each building, preferably the entrance side.

C. Design of Fire Lane - No parking shall be permitted in the fire lane. The fire lane shall be striped in yellow and shall be marked with signs indicating "fire lane - no parking or standing at any time" unless waived by the Board of Supervisors.

2. The Township may require that the road design standards be upgraded for a fire lane to properly support the weight of a fire truck.

§ 22-512 Street Signs.

[Ord. -/-/1985, -/-/1985, § 511; as amended by Ord. 91-O-11, 7/22/1991]

1. Street signs are to be erected before the first dwelling on the street is occupied. Temporary street signs may be erected on the approval of the Township Engineer but shall be made permanent before final offer for the dedication of streets is made.

2. The post or standard shall consist of a 10 feet by 2.375 inches 12 gauge galvanized gatorshield pipe or equivalent as approved, of sufficient length to allow the bottom of the sign to be eight feet from the curb or ground final grade and long enough to allow at least two feet being embedded in a hole at least nine inches in diameter, two feet deep, and shall rest on a steel plate or flat stone at the bottom of the hole and have at least 1 1/2 feet of concrete poured around it, so that the post will be permanently plumb.

A. The remaining six inches or so above the concrete shall be adequately backfilled with dirt and tamped.

B. The post shall be equipped with extruded aluminum cap and cross, vandalproof bolts and stainless steel set screws as to hold the name plates rigidly in their proper and permanent position.

3. The street name plates shall be extruded aluminum. Plates shall be .091 anodized or equivalent aluminum and the blade section .250 anodized or equivalent aluminum for extra strength at the mounting edges. A white reflective legend shall be applied to a black baked enamel background. The extruded plates shall be six inches high and a length of 18 inches, 24 inches, 30 inches, 36 inches, 42 inches or 48 inches and punched for vandal proof bolts. Lettering size for street names shall be four inches and the letters for suffix shall be four inches. The spacing in proportions as recommended in one of the alphabets used by the U.S. Department of Transportation.

4. 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. Generally, the sign shall be parallel to the street that it is identifying.

5. Types and samples of street nameplates, standards, and installation and location shall be submitted for the inspection and approval of the Township Board of Supervisors on the advice of the Township Engineer.

§ 22-513 Street Lights.

[Ord. -/-/1985, -/-/1985, § 512]

1. Street lighting shall be required for all commercial and industrial land development, for all multi-family residential areas and, at the discretion of the Board of Supervisors, for all or portions of certain single-family residential subdivisions, appropriate conduit with pull wires shall be installed underground even though standards and lighting fixtures may not be constructed immediately.

2. Proposed intersections with any collector street or major thoroughfare shall have street lights.

3. Where all lots abutting a street having a width at the street line of 150 feet or more, street lights shall not be required except at intersections, and shall then be placed in accordance with the recommendations of the Township Engineer.

4. Where required above, the owner shall install or cause to be installed, at the owner's expense, street lights serviced by underground conduits in accordance with a plan approved by the Philadelphia Electric Company and the Board of Supervisors. The owner shall be responsible for all costs involved in lighting the streets until such time that the streets are accepted as public streets of the Township.

5. Street lights shall be generally installed:

A. At all street intersections. (Mandatory at all dead-end intersections);

B. At all other spots determined to be hazardous by the Township Board of Supervisors on the advice of the Township Engineer.

C. At a maximum spacing of 200 feet.

6. Style, type and manufacture of street lights shall be subject to the approval of the Township Board of Supervisors on the advice of the Township Engineer.

§ 22-514 Off-Street Parking.

[Ord. -/-/1985, -/-/1985, § 513; as amended by Ord. 1996-O-5, 5/8/1996, § I(11)]

1. Off-street automobile parking facilities shall be provided in accordance with the requirements and standards of the Zoning Ordinance.

2. All off-street parking areas in commercial and industrial zones shall be located to the side and rear of buildings.

3. Parking areas shall be constructed of six inches crushed aggregate base course and 2 1/2 inches of bituminous wearing course, ID-2 as defined by PennDOT's applicable specifications form.

4. Pedestrian crosswalks and refuge islands shall be provided at intervals not exceeding 200 feet along the length of each parking area.

5. The minimum width of islands shall be 10 feet.

6. Parking areas shall be designed to permit each vehicle to proceed to and from the parking space provided for it without requiring the moving of any other vehicle.

7. Vehicles shall not be permitted to exit parking spaces by backing into a public street.

8. Access areas shall be designed so as to allow vehicles to enter a public street in a forward direction.

9. The edge of any parking area shall not be closer than 20 feet to the outside wall of the nearest building.

10. All dead-end areas shall be designed to provide sufficient area for backing and turning movements from the end stalls of the parking area.

11. No less than a five-foot radius of curvature shall be permitted for all curb lines in a parking area.

12. The layout of every parking area shall be such as to permit safe and efficient internal circulation in accordance with the accepted traffic engineering principles and standards, including truck traffic where applicable.

13. Every off-street parking area shall include sufficient stacking space to accommodate entering and exiting vehicles without overflowing into adjacent streets.

14. All parking spaces shall be marked so that individual spaces are identifiable.

§ 22-515 Loading Facilities.

[Ord. -/-/1987, -/-/1987, § 514]

All loading facilities shall conform to the standards and regulations of the Zoning Ordinance.

§ 22-516 Curbs.

[Ord. -/-/1985, -/-/1985, § 515]

1. Curb gutters shall be provided along all streets or roads and at the intersections thereof; however, where all lots abutting a given street have a minimum width at the street line of 200 feet no such curb gutters shall be required if in the opinion of the Township Engineer no drainage problem will result. Should curb gutters be waived on any street, the cartway width thereof may, if approved by the Township Engineer, be reduced to 20 feet. Curb gutters may also be waived elsewhere if, in the opinion of the Township Engineer, they are not necessary. In such event, paved shoulders shall be provided as detailed in applicable sections of Part 10 of this Chapter 22. Construction specifications and cross-sections shall be as detailed in Part 10.

2. Along the existing street on which a subdivision or land development abuts (hereinafter called boundary streets), curbs shall be constructed and the existing paved cartway shall be widened to the curb. The locations of curbing along a boundary street shall be determined by the width of the required cartway of the road as established by § 504 of this Chapter 22 and approved by the Board of Supervisors.

§ 22-517 Sidewalks.

[Ord. -/-/1985, -/-/1985, § 516; as amended by Ord. 2004-O-26, 12/1/2004, § I]

1. Sidewalks shall be provided along both sides of all public streets and be located within the street right-of-way, except that where all lots in a development have frontage at the street line in excess of 125 feet, sidewalks need not be provided unless required to furnish continuity with existing sidewalks in a neighboring tract.

2. Sidewalks or paths shall be provided on at least one side of each private street or lane, or along rear property lines, to provide direct pedestrian access to all dwelling units in a subdivision or land development.

3. When, in the opinion of the developer, unique conditions exist making the installation of sidewalks unnecessary or impractical, he shall so demonstrate and request in writing to the Board of Supervisors that this requirement be waived. Approval or denial of the request shall be made by the Board of Supervisors in writing.

4. Street sidewalks shall have a minimum width of four feet, unless otherwise approved by the Board of Supervisors. There shall be a minimum seven-foot wide planting strip, for grass only, between the curb and sidewalk along local streets and 15 feet along collector and primary streets. This grass planting strip can be used for the location of the underground utilities.

The grades and paving of the sidewalks shall be continuous across driveways except in non-residential and high-density residential developments and in certain other cases where heavy traffic volume dictates special treatment.

5. On-site sidewalks are required for convenience and access to all dwelling units and other principal buildings designed for human occupancy from streets, driveways, parking areas or garages and for convenient circulation and access to all project facilities. The minimum width of on-site sidewalks shall be three feet in single-family detached developments and four feet in all other developments.

6. Sidewalks and paths shall be laterally pitched at a slope not less than 1/4 inch per foot to provide for adequate surface drainage.

7. Sidewalks and paths shall not exceed a 7% grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. Where sidewalk grades exceed 5%, a non-slip surface texture shall be used.

8. Sidewalks adjacent to angle parking areas shall be a minimum of five feet in width to prevent car overhang from restricting pedestrian movement along the sidewalk.

9. Width, alignment and gradient of walks shall provide safety, convenience and good appearance for pedestrian traffic. Small jogs in the alignment shall be avoided.

10. 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. Construction specifications for sidewalks and paths shall be in accordance with either PennDOT's applicable specification form or Part 10, § 1003(I)(1), of this chapter, whichever is more stringent.

§ 22-518 Blocks.

[Ord. -/-/1985, -/-/1985, § 517]

1. The length, width, and shape of blocks shall be determined with due regard to:

A. Provision of adequate sites for type of building proposed.

B. Topography.

C. Requirements for safe and convenient vehicular and pedestrian circulation.

D. Zoning requirements as to lot size, dimension and minimum lot area per dwelling.

2. Blocks shall have a maximum length of 1,600 feet and, as far as practicable, a minimum length of 500 feet. In design of blocks longer than 1,100 feet, special consideration should be given to the requirements for satisfactory fire protection.

3. Interior pedestrian crosswalks may be required in blocks more than 800 feet long. The right-of-way of such walks shall not be less than 12 feet with a minimum paved walkway of four feet with a minimum paved walkway of four feet. Greater width may be required as necessary to facilitate pedestrian circulation. Interior walks shall be maintained by the abutting property owners in the same manner as sidewalks on public or private streets, or by a community association or other similar owner.

4. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots are permitted to border a major traffic street.

§ 22-519 Lots.

[Ord. -/-/1985, -/-/1985, § 518]

1. Lot dimensions and areas exclusive of easements shall not be less than specified by the provisions of the Zoning Ordinance and shall further conform to the following requirement designed to abate health hazards:

Where both or either water supply sanitary sewage disposal are provided by individual on-lot facilities, the Board shall require that the applicant have such tests made as are necessary to determine the adequacy of the proposed facilities in relation to the proposed lot size and existing grade and soil conditions. In all such cases, certification by the County Health Department that the proposed facilities will be adequate shall be a prerequisite to final approval of the plan.

2. Minimum building setback line shall be controlled by the Zoning Ordinance.

3. In cases where lots have frontage along two or more streets, the minimum yard requirements along each street shall be equal to the front yard requirements for the zoning district in which the lot is located.

4. Side lot lines shall be substantially at right angles or radial to street lines.

5. Reverse frontage lots are prohibited, except where employed to prevent driveway access to major traffic streets.

6. No remnants of land shall be incorporated into existing or proposed lots unless special usage is applied as part of a land development proposal.

§ 22-520 Easements.

[Ord. -/-/1985, -/-/1985, § 519]

1. Easements with a minimum width of 20 feet shall be provided as necessary for storm drainage and with a minimum width of 30 feet for sanitary sewers to be dedicated to the Newtown, Bucks County, Joint Municipal Authority.

2. Where a site is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage as determined by the Township Engineer, or as may be required or directed by the Department of Environmental Resources. These stream easements shall be in accordance with § 521.

3. The owner shall properly grade and stabilize slopes and open ditches and provide fencing when deemed necessary by the Township Engineer.

4. To the fullest extent possible, easements shall be centered on or adjacent to rear or side lots.

5. Nothing shall be permitted to be placed, planted, set or put within the area of an easement. The area shall be kept as lawn.

6. Where storm water or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant or owner shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for such discharge of drainage and for the carrying off of such water, and for the maintenance, repair, and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes, and which shall be of sufficient width for such passage and work. The width of the easement shall be determined by the Township Engineer. The owner shall convey free of charge or cost, such easements to the Township upon demand.

7. Rights-of-way or easements for any purpose whatsoever shall be recited or described in the deed, and such rights-of-way or easements shall be shown on the approved plan.

8. The applicant shall provide a method of physically delineating pedestrian easements across private lots. Such method shall include shrubbery, trees, markers, or other method acceptable to the Township Board of Supervisors.

§ 22-521 Storm Water Management.

[Ord. -/-/1985, -/-/1985, § 520; as amended by Ord. 97-O-18, 10/22/1997, § I]

1. General: The developer shall construct and/or install such drainage structures as necessary to:

A. Prevent erosion and to satisfactorily carry off or detain and control the rate of release of surface waters.

B. Encourage all run-off control measures to percolate the storm water into the ground to aid in the recharge of ground waters.

C. Carry surface water to the nearest adequate street, storm drain, detention basin, natural watercourse or drainage facility.

D. Take surface water from the bottom of vertical grades, to lead water away from springs, and to avoid excessive use of cross gutters at street intersections and elsewhere.

E. Not only handle the anticipated peak discharge from the property being subdivided or developed, but also the existing run-off being contributed from all land at a higher elevation in the same watershed.

F. Maintain the adequacy of the natural stream channels. Accelerated bank erosion shall be prevented by controlling the rate and velocity of run-off discharge to these water courses, so as to avoid increasing occurrence of stream bank overflow.

G. Preserve the adequacy of existing culverts and bridges shall be preserved by suppressing the new flood peaks created by new land development.

H. If in the course of preparing or reviewing the Stormwater Management Plan the Township determines that off-site improvements are necessary to satisfactorily handle the stormwater from the proposed development the developer shall be responsible for the off-site improvements.

2. Retention of existing watercourses and natural drainage features:

A. Whenever a watercourse, stream, or intermittent stream is located within a development site, it shall remain open in its natural state and location and shall not be piped.

B. The existing points of natural drainage discharge onto adjacent property shall not be altered without the written approval of the affected landowners.

C. No storm water run-off or natural drainage shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on other private properties or public lands.

3. Requirements for drainage structures and/or pipes:

A. Drainage Easements: Drainage easements shall be provided to accommodate all storm drainage requirements and shall be a minimum of 20 feet in width.

B. Storm Drainage Pipe: The minimum diameter of all storm drainage pipe shall be 15 inches or an equivalent thereto, with the exception of detention basins where smaller pipe may be utilized where necessary to provide the required detention. The minimum grade of piping shall be 0.5%. Structures shall conform to Pennsylvania Department of Transportation Specifications.

C. Storm Water Detention Areas:

(1) Design of storm water detention areas shall be based upon criteria set forth in the latest edition of "Urban Hydrology for Small Watersheds, Technical Release 55" and "National Engineering Handbook, Section 4, Hydrology," as published by the U.S. Department of Agriculture, Soil Conservation Service.

(2) Detention areas shall designed so that the rate of run-off from the site, when developed, will neither exceed nor decrease the run-off from the site that existed before development, except where deemed necessary by the Township.

(3) Discharge piping from detention areas shall be designed to control the rate of run-off as referred to in Subsection (B) for a two through one-hundred-year frequency, twenty-four hour storm.

(4) If permanent ponds are used, the developer shall demonstrate that such ponds are designed to protect the public health and safety.

(5) Prior to the granting of final approval of any subdivision or land development plan the Township must be satisfied through contractual arrangements that all storm water facilities will be properly maintained. If all or a portion of the facilities are on property which will be conveyed to an individual, homeowners' association or any other eventual owner, the guarantees must be in such a form that they will carry through to the new owners.

(6) When detention basins are provided, they shall be designed to utilize the natural contours of the land whenever possible. When such design is impracticable, the construction of the basin shall utilize slopes as flat as possible to blend the structure into the terrain. All basins shall have slopes less than four horizontal to one vertical.

(7) Detention ponds shall be designed so that they return to normal conditions within approximately 12 hours after the termination of the storm, unless the Township Engineer finds that downstream conditions may warrant other design criteria for storm water release.

(8) Emergency overflow facilities shall be provided for detention facilities to handle run-off in excess of design flows.

(9) If the land of the proposed subdivision or land development will be conveyed to two or more separate owners, the developer shall provide written assurance and deed restrictions to the Township that the detention basins will be properly maintained by the owners or, if acceptable to the Township, de dedicated to the Township, which shall then be responsible for maintaining the detention basins.

4. Storm Water Management Plan: A storm water management plan for the proposed subdivision or land development shall contain the following:

A. Mapping of the watershed area or areas in which the proposed subdivision or land development is located. (U.S.C. & G.S. Quadrangle Map or similar).

B. A study shall be performed of the watershed in which the subdivision or land development is located to assess the impact the proposal will have on downstream conditions. The stormwater management plan shall address all identified impacts to the satisfaction of the Township.

C. Computations of the stormwater run-off for all points of run-off concentration before, during and after development, including all supporting data.

D. Complete drainage systems for the subdivision or land development. All existing drainage features which are to be so identified with an explanation of the operations of the facilities.

E. Plans showing all existing and proposed drainage facilities affecting the subject property.

F. Plan of the proposed storm water drainage systems including storm drain pipes and inlets, run-off control devices, and drainage channels.

G. Plan of the proposed grading.

H. Design computations for the sizing of the pipe barrel and perforated riser.

I. A stage-storage curve for such detention/retention basin.

J. Flood-routing and/or storage requirement calculations.

K. A plan showing the berm embankment and outlet structure. The plan shall also indicate the top of berm, elevation, top width of berm and side slopes, emergency spillway elevation, elevations of the outlet structure including the riser, dimensions and spacing of anti-seep collars.

L. A detailed plan of the trash rack and anti-vortex device.

M. An overall plan of the basin area, at a scale of one inch equals 50 feet minimum, showing the grading and landscaping.

N. A detailed plan of all required off-site improvements.

5. Design Criteria:

A. All plans and designs for storm water management facilities shall determine storm water peak discharge and run-off by use of the Soil Cover Complex Method as set forth in the latest edition of "Urban Hydrology for Small Watersheds, Technical Release 55" and "National Engineering Handbook, Section 4, Hydrology, as published by the U.S. Department of Agriculture, Soil Conservation Service. The following rainfall intensities shall be used for the twenty-four-hour, Type II distribution storm with average antecedent moisture conditions for the frequencies shown:

(1) One year: 2.70 inches.

(2) Two years: 3.30 inches.

(3) Five years: 4.20 inches.

(4) Ten years: 5.00 inches.

(5) Twenty-five years: 5.90 inches.

(6) Fifty years: 6.40 inches.

(7) One hundred years: 7.20 inches.

B. All developments shall limit the rate of storm water run-off, so that no greater rate of run-off is permitted than that of the site in its natural condition for the same frequency storm. Where farm field or disturbed earth is the existing condition, meadow shall be used as the starting base for such calculations, regardless of the actual condition.

C. The increased run-off which may result from subdivision or land development shall be controlled by permanent run-off control measures. All run-off control measures will be evaluated for their effectiveness to maintain the above standard for all storms with a return period of up to 100 years.

D. An overflow system shall be provided to carry run-off to the detention basins, when the capacity of the storm drain pipe system is exceeded. The overflow system shall have sufficient capacity to carry the run-off difference between the one-hundred-year storm peak flow rate and the capacity of the storm drain pipe system. The one-hundred-year storm peak shall be calculated by the Soil Cover Complex Method.

E. Detention basis shall not be located within floodplains; nor within areas of floodplain soils with the exception that areas of alluvial soils may be utilized if proof is accepted that the area is not subject to flooding.

F. Detention basins shall be designed to facilitate regular maintenance, mowing and periodic desilting and reseeding. In residential developments, shallow broad basins shall be provided for recreational use. The area of basins which have more than 50% of the perimeter of their sides in slopes of greater than 10% or basins that retain storm water for more than 24 hours shall not be included in the open space required.

G. The maximum slope of the earthen detention basin embankments shall be four to one. The top or toe of any slope shall be located a minimum of five feet from any property line. Whenever possible the side slopes and basin shape shall conform to the natural topography.

H. The minimum top width of the detention basin berm shall be 10 feet.

I. In order to insure proper drainage on the basin bottom, a minimum grade of 2% shall be maintained for areas of sheet flow. For channel flow a minimum grade of 1.0% shall be maintained. A collecting swale shall be provided to drain basins for use in recreation.

J. Whenever possible, the emergency spillway for detention basins shall be constructed on undisturbed ground. Emergency spillways shall be constructed of reinforced concrete or, in lieu thereof, concrete grass pavers. All emergency spillways shall be constructed so that the detention basin berm is protected against erosion. The minimum capacity of all emergency spillways shall be the peak flow rate from the one-hundred-year design storm after development. The construction material of the emergency spillway shall extend along the upstream and downstream berm embankment slopes. The upstream edge of the emergency spillway shall be a minimum of three feet below the spillway crest elevation. The downstream slope of the spillway shall as a minimum extend to the toe of the berm embankment. The emergency spillway shall not discharge over earthen fill and/or easily erodible material.

K. The minimum freeboard shall be one foot. Freeboard is the difference between the design flow elevations in the emergency spillway and the top of the settled detention basin embankment.

L. Anti-seep collars shall be installed around the pipe barrel within the normal saturation zone of the detention basin berms. The anti-seep collars and their connections to the pipe barrel shall be watertight. The anti-seep collars shall extend a minimum of two feet beyond the outside of the principal pipe barrel. The maximum spacing between collars shall be 14 times the minimum projection of the collar measured perpendicular to the pipe. A minimum of two anti-seep collars shall be installed on each outlet pipe.

M. All outlet pipes through the basin berm shall be reinforced concrete pipe with watertight joints.

N. Energy dissipating devices (rip-rap, end sills, etc.) shall be placed at all basin outlets.

O. A perforated riser shall be provided at each outlet of all detention basins during construction for sediment control. The riser shall be constructed of metal or concrete. The rise shall extend to a maximum elevation of two feet below the crest elevation of the emergency spillway. The perforated riser shall be designed so that the rate of outflow is controlled by the pipe barrel through the basin berm when the depth of water within the basin exceeds the height of the riser. Circular perforations with a maximum diameter of one inch shall be spaced eight inches vertically and 12 inches horizontally. The perforation shall be cleanly cut and shall not be susceptible to enlargement. All metal risers shall be suitably coated to prevent corrosion. A trash rack or similar appurtenance shall have a concrete base attached with a watertight connection. The base shall be of sufficient weight to prevent flotation of the riser. An anti-vortex device, consisting of a thin vertical plate normal to the basic berm, shall be provided on the top of the riser.

P. All drainage channels shall be designed to prevent erosion of the bed and banks. The maximum permissible flow velocity shall not exceed those outlined in Table 3, § 522. Suitable stabilization shall be provided where required to prevent erosion of the drainage channels.

Q. Any vegetated drainage channel requiring mowing of the vegetation shall have a maximum grade of four horizontal to one vertical on those areas to be mowed.

R. Because of the critical nature of vegetated drainage channels, the design of all vegetated channels shall, as a minimum, conform to the design procedures outlined in the Bucks County Erosion Sediment Control Handbook.

§ 22-522 Erosion and Sediment Controls.

[Ord. -/-/1985, -/-/1985, § 521]

1. General Provisions and Compliance:

A. No changes shall be made to the contour of the land, and no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced, until such time as a plan for minimizing erosion and sedimentation has been processed, and reviewed by the Planning Commission, the Bucks County Conservation District and the Board of Supervisors.

B. Approval by the Board of Supervisors of all preliminary and/or final plans of subdivision and land development does not relieve the developer of his obligation to execute the erosion and sediment control measures as contained in this § 522.

C. Final approval of plans and specifications by the Soil Conservation Service for the control of erosion and sedimentation shall be concurrent with the approval of the plans of subdivision or land development, and become a part thereof. Final plans for minimizing erosion and sedimentation as approved will be incorporated in the agreement and bond requirements as required by the Township.

D. At the time a building permit is applied for, a review shall be conducted by the Township Engineer to insure conformance with the plan as approved. During construction, further consultative technical assistance will be furnished, if necessary, by the Bucks County Conservation District. During the development phase, the Township Engineer shall inspect the development site and enforce compliance with the approved erosion and sediment control plans.

2. General Performance Standards:

A. Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the Bucks County Conservation District. In cases where the Bucks County Conservation District does not have standards and specifications for erosion and sedimentation control, other known and commonly accepted standards and specifications may be used as approved by the Township Engineer.

B. The following measures to minimize erosion and sedimentation shall be included where applicable in the control plan:

(1) Stripping of vegetation, regrading, or other development shall be done in a way that will minimize erosion.

(2) Development plans shall preserve salient natural features, keep fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water run-off.

(3) Whenever feasible, natural vegetation shall be retained, protected, and supplemented.

(4) The disturbed area and the duration of exposure shall be kept to a practical minimum, but shall not exceed 60 days.

(5) Disturbed soils shall be stabilized as quickly as practical, but within a time not to exceed 90 days.

(6) Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.

(7) The permanent (final) vegetation and mechanical erosion control and drainage shall be installed as soon as practical in the development.

(8) Provisions shall be made to accommodate effectively the increased run-off caused by changed soil and surface conditions during and after development within the site. Where necessary, the rate of surface water run-off will be mechanically retarded.

(9) Sediment in the run-off water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps, or similar measures.

3. Site Grading for Erosion Control. In order to provide more suitable sites for building and other uses, improve surface drainage, and control erosion, the following requirements shall be met:

A. All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding, and all land within a development shall be graded to drain and dispose of surface water without ponding, except where ponding (detention basins, etc.) is part of the storm water management plan for the site.

B. Concentration of surface water run-off shall be permitted only in swales, watercourses, or detention basins. Subject to the approval of the Township Engineer, swales shall be sodded, utilize jute matting, or other similar measures to insure proper growth of the ground cover.

C. Grading shall in no case be done in such a way as to divert water onto the property of another landowner.

D. During grading operations, necessary measures for dust control must be exercised.

E. Grading equipment will not be allowed to cross live streams. Provisions shall be made for the installation of temporary culverts or bridges.

F. Tire cleaning areas shall be provided at each point of egress from the development site.

4. Excavations and Fills:

A. No excavation or fill shall be made with a face steeper than four horizontal to one vertical, except under the following condition:

A concrete, timber, masonry or other approved retaining wall constructed in accordance with approved standards is provided to support the face of the excavation.

B. Edges of slope shall be a minimum of five feet from property lines or right-of-way lines of streets in order to permit the normal rounding of the edge without encroaching on the abutting property.

C. Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fills.

D. Cut and fill shall not endanger adjoining property.

E. Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.

F. Fills shall not encroach on natural watercourses or constructed channels.

G. Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.

5. Responsibility:

A. Whenever sedimentation is caused by stripping of vegetation, regrading or other development, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all affected surfaces, drainage systems and watercourses on and off-site, and to repair any damage at his expense as quickly as possible.

B. Maintenance of all drainage facilities and watercourses, both existing and proposed, within any proposed subdivision or land development shall be the responsibility of the developer until such time as one of the following is accomplished:

(1) An easement for these facilities is offered for dedication by the developer and is accepted by the Township; it shall then be the responsibility of the Township.

(2) If a lot owners' easement acceptable to the Township is established, the maintenance shall then be the responsibility of the individual lot owners over whose property the easement passes. For land developments, the maintenance shall then be the responsibility of the owner.

(3) A homeowners' association or other approved legal entity, approved by the Township, assumes the responsibility for the maintenance of the development, including the maintenance of the watercourses and/or drainage facilities.

C. It is the responsibility of any person, corporation, or entity doing any work on or across a stream, watercourse, or swale, or upon the floodplain or right-of-way during the period of the work, to return it to its original or equal condition after such activity is completed.

D. No person, corporation, or other entity shall block, impede the flow of, alter, construct any structure or deposit any material or thing or perform any work which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the Township and/or Department of Environmental Resources, whichever is applicable.

E. Each person, corporation or other entity which makes any surface changes shall be required to:

(1) Collect on-site surface run-off and control it to a point of discharge into the natural watercourse of the drainage area.

(2) Handle existing off-site run-off through his development by designing it to adequately handle all upstream run-off.

(3) Provide and install at his expense, in accordance with Township requirements, all drainage and erosion control improvements (temporary and permanent) as required by the approved Erosion and Sediment Control Plan.

6. Storm and Surface Drainage:

A. All subdivision and land development plans shall include designed methods to withhold and release, at a controlled rate, any run-off onto adjacent property.

B. Lots shall be laid out and graded to provide positive drainage away from buildings.

C. Storm sewers, culverts, and related installations shall be provided:

(1) To permit unimpeded flow of natural watercourses and in such a manner as to protect the natural character of the watercourses and to provide regulated discharge;

(2) To insure adequate drainage of all low points along the line of streets; and

(3) To intercept storm water run-off along streets at intervals reasonably related to the extent and grade of the area drained and to prevent substantial flow of water across intersections.

D. Storm sewers, as required, shall be placed in the right-of-way, parallel to the roadway and shall be designed as a combination storm sewer and underdrain. When located in undedicated land, they shall be placed within an easement not less than 20 feet wide, as approved by the Township Engineer.

E. Manholes shall be not more than 300 feet apart on sizes up to 24 inches, and not more than four hundred 450 feet apart on greater sizes. Inlets may be substitute for manholes, on approval by the Township Engineer as the same spacing required for manholes. In no case shall inlets be spaced more than 450 feet apart.

F. Inlets and manhole covers and frames shall conform to Pennsylvania Department of Transportation Specifications. At street intersections, inlets shall be placed in the tangent and not in the curved portion of the curbing.

G. Storm water roof drains shall not discharge water directly onto a sidewalk or a street, and shall be constructed to retain all discharge wholly on the property except where such discharge can be conveyed to a storm sewer system.

H. Drainage structures, which drain watershed areas in excess of 1/2 square mile (320 acres), or which have a span of eight feet or more, shall be designed for a maximum expected run-off as calculated using the Soil Conservation Service Technical Release 55, "Urban Hydrology for Small Watersheds (less than 2,000 acres)." The design storm shall be a minimum fifty-year storm. A one-hundred-year storm shall be used if the structure will significantly affect the existing one-hundred-year floodplain. A Water Obstruction Permit shall be obtained from the Pennsylvania Department of Environmental Resources for the waterway opening before final design is undertaken.

The cartway area over the bridge shall be as wide as the widest road connecting with the bridge, or if the character of the road is expected to change for future planning, the cartway of the bridge shall be made to anticipate this condition.

7. Maximum Expected Discharge:

A. The maximum expected discharge (M.E.D.) shall be defined as the maximum expected quantity of water, created by the design storm, arriving at a particular location (inlet, ditch, etc.).

B. The design storm is a selected intensity of rainfall, which tends to occur once during a specified period of years.

C. The Soil Conservation Service Technical Release #55, "Urban Hydrology for Small Watersheds (less than 2,000 acres)," shall be used for the calculation of the maximum expected discharge.

D. The maximum expected discharge from drainage areas contributing to the storm drain pipe system may be determined by the use of the Rational Equation, when the total drainage area does not exceed 100 acres.

The Rational Equation is as follows:

		Q = CIA
	WHERE
		Q = maximum expected discharge in cubic feet per second.
		C = run-off factor expressed as a percent of the total water falling on an area.
		I = the rate of rainfall for the term of concentration of the drainage area in inches per hour for a given storm frequency.
		A = the drainage area expressed in acres.
	The above equation assumes than one inch of rainfall falling on one acre of land falls at the rate of one cubic foot per second. Thus, the total quantity of water falling on an area is represented by IA.

E. It is necessary to adjust the total quantity of water falling on an area (IA) because certain percentage of the water is dissipated by evaporation, transpiration, percolation, ponding, and physical characteristics such as sinkholes. Therefore, the run-off factor "C" is introduced into the Rational Equation to account for the dissipated water.

(1) The run-off factor "C" is a percentage factor which represents the proportion of the total quantity of water falling on the area that remains as run-off.

(2) Consideration should be given to future land use changes in the drainage area in selecting the "C" factor. For drainage areas containing several different types of ground cover, a weighted value of "C" must be used.

(3) In no case shall a weighted value of "C" be less than 0.50 for an area to be changed from its natural state.

F.

	Run-Off Factors For the Rational Equation
	Description of Area		Run-Off Coefficient (C)
	Residential
		2 Ac. Lots	0.40
		1 Ac. Lots	0.46
		1/2 Ac. Lots	0.50
		1/4 Ac. Lots	0.56
	Townhouses - Multi-family		0.70
	Commercial		0.75
	Industrial		0.80
	Parks, Cemeteries		0.38
	Unimproved		0.35
		Where the above table is not applicable the following factors may be used:
	Roofs and all impervious surfaces		0.90
	All other surfaces except forest		0.40
	Forest		0.30

G. The coefficients in these two tabulations are applicable for storms of ten-year frequency and less. The coefficients are based on the assumption that the design storm does not occur when the ground is frozen. Less frequent, higher intensity storms will require the use of higher coefficients because infiltration and other losses have a proportionally smaller effect on run-off.

H. For less frequent storms, the coefficients can be used if they are multiplied by the following factors for the return frequency required.

	Storm Frequency (yrs).	Factors
	10 & less	1.0
	25	1.1
	50	1.2

I. Rainfall Intensity "I" curves are presented in Figure E.[1] The curves provide for variation in rainfall intensity according to:

(1) Storm Frequency:

(a) A ten-year storm frequency shall be used for the design of all storm water systems within the Township.

(b) In all cases where storm drainage is picked up by means of a headwall or inlet structure, and inlet or outlet conditions control, the pipe shall be designed as a culvert for a twenty-five-year design storm.

(2) Storm Duration:

(a) A five minute storm duration shall be used if this duration does not result in a maximum expected discharge that exceeds the capacity of a thirty-inch pipe.

(b) If a five minute storm duration results in a pipe size exceeding 30 inches, the time of concentration approach shall be used in determining storm duration.

(c) If a five minute storm duration results in a pipe size exceeding 30 inches, within any run of pipe, the time of concentration approach may be used for sizing of pipes from that point on by adjusting the time of concentration.

Time of concentration may be defined as the interval of time required for water from the most remote portion of the drainage area to reach the point in question.

(3) Time of Concentration may be influenced by:

(a) The type of terrain over which the water must flow. See Table 1 for recommended average velocities of run-off flow.

(b) Stream velocities - prior to reaching the point in question, the water may flow over land and subsequently flow into a stream. The stream velocities shall be calculated from Manning's Equation. (See Subsection (8)(B) of this § 522.)

(c) The time of concentration shall be determined by the above indicated criteria.

[1] Editor's Note: Figure E is included as an attachment to this chapter.

J. Drainage Area "A." The extent of an individual drainage area shall be outlined on a map of highest order available and submitted in duplicate to the Township Engineer with the Design Calculations for Storm Sewers. The plan shall also indicate the "Q" anticipated at each proposed inlet and the slope of the street or swale used to compute the inlet capacity. Care should be taken to assure that all areas delivering run-off to the point under consideration shall be included.

Table 1 Recommended Average Velocities of Run-Off Flow For Determining Time of Concentration
Description of Course of Run-Off Water	Velocities in feet/second
Slope in Percent	0-3	4-7	8-10	11-15	16-20	21-25	26-30
Forest	0.5	1.0	1.5	1.7	2.0	2.7	3.5
Meadow	0.8	1.5	2.2	2.6	3.0	4.1	4.5
Cultivated (Row Crop)	1.0	2.0	3.0	3.5	4.0	4.5	5.0
Pavement	5.0	12.0	15.5	18.0	—	—	—
Natural Draw not Well Defined	0.8	2.5	4.0	6.0	—	—	—
Lawn	1.0	1.8	3.2	4.9	—	—	—

8. Capacity of Waterway Areas:

A. This Subsection (8) is primarily concerned with the removal of the water arriving at a particular location.

It is necessary that the drainage facilities assisting in removal of water from the surface of the highway and adjacent ground have adequate capacity to do so.

B. The capacity of the drainage facilities is measured in terms of discharge and may be determined by the equation of continuity:

	Q = AV
	Where:
		Q	=	Discharge of water in cubic feet per second.
				The discharge capacity for a drainage facility at a particular location shall be equal to or greater than the maximum expected discharge (M.E.D.) for the location.
		A	=	The net effective area in square feet provided by the drainage facility.
				By net effective area is meant that cross-sectional area of the facility which may be used to carry water. It may not be desirable that the entire cross-sectional area of the drainage facility be utilized to carry water.
		V	=	The velocity of the water in feet per second. The velocity shall be determined by Manning's Equation.
				Manning's Equation is as follows:
			V =	1,486 n	R2/3S 1/2

	Where:
		V	=	Velocity in feet per second.
		R	=	Hydraulic radius is equal to the net effective area (A) divided by the wetted perimeter (W.P.):
					R =	A   W.P.
				The wetted perimeter is the lineal feet of the drainage facility cross-section which is wetted by the water.
		S	=	Slope of energy line (for approximation, use water surface slope in wetted stream and stream bed slope in dry stream).
		n	=	The roughness coefficient. Acceptable roughness coefficients are presented in Table 2.

	Table 2
	Roughness Coefficient "n" For Manning's Equation
	Description			"n"
	Concrete Pipe			0.012
	Corrugated Metal or Pipe Arch
		a.	Plain or coated	0.024
	Vitrified Clay Pipe			0.012
	Cast Iron Pipe			0.013
	Asphalt Pavement			0.015
	Concrete Pavement			0.014
	Grass Medians			0.05
	Earth			0.02
	Gravel			0.02
	Rock			0.035
	Cultivated Areas			0.03 - 0.05
	Dense Brush			0.07 - 0.14
	Heavy Timber - Little Undergrowth			0.10 - 0.15
	Streams
		a.	Some grass and weeds - little or no brush	0.03 - 0.035
		b.	Dense growth of weeds	0.035 - 0.05
		c.	Some weeds - heavy brush on banks	0.05 - 0.07

Note: In considering each factor, more critical judgment will be exercised if it is kept in mind that any condition that causes turbulence and retards flow results in a greater value of "n."

Roughness Coefficient (n) For Helical Corrugated Metal Pipe
Corrugations	2-2/3" x 1/2"								3" x 1"
Diameters	18"	24"	36"	48"	60"	72"	84"	96"	All Diameters
Plain or Coated	0.014	0.016	0.019	0.020	0.021	0.021	0.021	0.021	0.024

9. Design Criteria: Additional design criteria for specific drainage facilities are required as follows:

A. Shoulders in Cut Areas (without swales).

(1) Water flowing in the shoulder shall not encroach more than two-thirds the shoulder width during a ten-year frequency storm of five-minute duration.

(2) The maximum velocity as determined by Manning's Equation shall not exceed the allowable velocities as shown in Table 3 for the specific type of shoulder material.

(3) Inlets shall be provided to control the shoulder encroachment and water velocity.

B. Swales adjacent to shoulders.

(1) When swales are provided in cut areas, the water shall not encroach upon the roadway area during a ten-year frequency storm of five-minute duration.

(2) The maximum velocity as determined by Manning's Equation shall not exceed the allowable velocities as shown in Table 3 for the specific type of swale material.

(3) Capacity of the swale shall be as shown in Figure G.

C. Curbed Sections: The maximum encroachment of water on the roadway pavement shall not exceed four inches in depth at the curb during a ten-year frequency storm of five minute duration (See Figure F). Inlets shall be provided to control the encroachment of water on the pavement.

D. Inlets:

(1) When there is a change in pipe size in the inlet, the elevation for the top of pipes should be the same or the smaller pipe higher. A minimum drop of two inches should be provided in the inlet between the lowest inlet pipe invert elevation and the outlet pipe invert elevation.

(2) If the capacity of the shoulder, swale, curb section or depressed median section exceeds the assumed inlet capacities, the inlet capacities shall govern the spacing of inlets.

(3) If the capacity of the shoulder, swale, curb section, or depressed median section is less than the inlet capacities, then the shoulder, swale, curb section or depressed section capacity shall govern the spacing of inlets.

(4) Type C Inlets:

(a) This type of inlet is designated for installation in nonmountable curbs.

(b) It should be noted that inlets will operate more efficiently when they are spaced so that 5% of the gutter flow is permitted to bypass the inlet 95% efficiency). Therefore, 95% efficiency will be acceptable if 100% is not practical.

(c) Inlet capacities shall be based on Figure F, "Inlet and Gutter Flow Curves."

(d) The capacity of an inlet at a low point of a street vertical curve may be designed to accept 4.0 cfs from each direction or a maximum of 8.0 cfs.

(5) Type M and S Inlets:

(a) Type S Inlets are designated for installation in shoulder swale areas with back slopers 6:1 and steeper. Type M Inlets are designated to be used in swale areas where the back slope is flatter than 6:1.

(b) Inlet capacities shall be based on Table 4, "Type M & S Inlet Capacities."

(c) Where a drainage dike is used the side slope of the dike shall be 8:1 or flatter.

(d) The capacity of an inlet at a low point in the swale (sump condition) is a 16 cfs maximum.

E. Storm Pipes:

(1) To facilitate the solution of Manning's Equation as applied to storm pipes, charts are presented in "Design Charts for Open-Channel Flow" prepared by the U.S. Department of Commerce, which permit a direct determination of the capacity of circular pipes.

(2) Where headroom is restricted, equivalent pipe arches may be used in lieu of circular pipe.

(3) The minimum diameter of storm pipe shall be 15 inches.

(4) Storm pipes will be provided in three-inch increments of diameter.

(5) Abrupt changes in direction or slope of pipe shall be avoided. Where such abrupt changes are required, an inlet or manhole shall be placed at the point of change.

(6) The minimum slope in a pipe shall provide a minimum velocity of 2.5 fps but shall not have a minimum slope of less than 0.5%.

(7) The top of storm pipes shall be at least six inches below sub-grade elevation, except cast iron pipe, which may be within three inches.

Table 3 Allowable Water Velocities
Material			Allowable Velocity feet per second
1.	Well established grass on good soil
	A.	Short pliant bladed grass	5 - 6
	B.	Bunch grass-soil exposed	2 - 4
	C.	Stiff stemmed grass	2 - 3
2.	Earth without vegetation
	A.	Fine sand or silt	1 - 1
	B.	Ordinary firm loam	2 - 3
	C.	Stiff clay	3 - 5
	D.	Clay and gravel	4 - 5
	E.	Coarse gravel	4 - 5
	F.	Soft shale	5 - 6
3.	Shoulders
	A.	Earth	See 2 above
	B.	Stabilized	6
	C.	Paved	10 - 15

Table 4
Type M or S Inlet Capacities (In Swale)
Back Slope
Grade	2:1	4:1	6:1	12:1	Dike
1.0	3.2	3.6	3.9	4.1	9.1
2.0	3.5	3.5	3.5	3.7	8.3
3.0	2.5	2.8	3.5	3.5	7.4
4.0	1.6	2.0	3.4	3.2	6.4
5.0	1.6	2.0	3.5	3.0	6.3
6.0	1.6	2.0	3.3	2.8	6.1
7.0	1.5	2.0	3.0	2.6	6.0
8.0	1.5	2.0	2.8	2.4	5.8

§ 22-523 Public Water Supply.

[Ord. -/-/1985, -/-/1985, § 522; as amended by Ord. 91-O-2, 2/18/1991]

1. Where an approved public water system is within 1,000 feet from the subdivision or land development, all necessary mains and laterals for connection from the lots to the system, as shown on the preliminary and final plans, shall be installed by the developer.

2. The developer shall construct water mains in such a manner as to make adequate water service available to each principal building or dwelling unit within the subdivision or land development. The entire system shall be designed in accordance with the requirements and standards of the applicable water authority and shall be subject to its approval. The water supply must comply with the regulations and standards of the Pennsylvania Department of Environmental Resources.

3. Mains must be sized to provide for adequate pressure and supply for the anticipated demands of the subdivision and to meet the minimum requirements for fire protection established by the Middle Department Association of Fire Underwriters. Minimum main size shall be eight inches.

4. If adequate source of supply is available, hydrants shall be installed at a maximum spacing so that properties to be built upon shall be within 780 feet of the hydrant which shall also be in appropriate locations to prevent damage to same. If adequate supply is not available, hydrant connections shall be provided for future installation. Review and approval by the appropriate fire prevention official shall be required in order to insure that adequate fire protection is provided.

5. If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present clear evidence to the Board of Supervisors or Planning Commission, as the case may be, that the subdivision or development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility, and all documents necessary to establish the entity or contract with the entity supplying water shall be submitted to the Township and approved by the Township as a condition of final plan approval. A copy of the certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.

§ 22-524 Private Water Supply.

[Ord. -/-/1985, -/-/1985, § 523]

Where public water is not accessible, or cannot be extended to the property, water shall be furnished by the developer or lot owner on an individual lot basis. In all cases where the water supply is from a well, the owner shall obtain from the County Health Officer a certificate that he has complied with the applicable State and County health regulations and shall submit such certificate to the Supervisors. This certificate will be a prerequisite to the issuance of a permit of occupancy for the use of any and all buildings erected under approval of this Chapter 22.

§ 22-525 Public Sanitary Sewers.

[Ord. -/-/1985, -/-/1985, § 524]

1. No public sanitary sewage facility shall be constructed until plans and specifications have been submitted to the Pennsylvania Department of Environmental Resources through the Newtown, Bucks County, Joint Municipal Authority and approved in accordance with existing laws.

2. Where an approved sanitary sewer system is within 1,000 feet from the subdivision or land development, all necessary mains and laterals for connection from the lots to the system, as shown on the preliminary and final plans, shall be installed by the developer, irrespective of the size of the lots included on said plot plan and subject to review and approval by the County Health Department, the State Department of Environmental Resources, the Newtown, Bucks County, Joint Municipal Authority, the Bucks County Planning Commission, and approval of amendment to the Act 537 Master Sewer Plan.

3. If no such existing sanitary sewer facilities are available, but will become available within 10 years, according to the Master Plan for the Newtown Bucks County Joint Municipal Authority and other relevant County and State agencies, the developer shall install sewer lines, including lateral connections, as may be necessary to provide adequate service to each lot when connection with the public sanitary sewer system is made. The sewer lines shall be suitably capped at the limits of the subdivision and the laterals shall be capped at the right-of-way line. The sewer installation shall include the construction within rights-of-way or easements to bring the sewer to the future connection with the Authority sanitary sewer system.

4. A sewer shall be considered to be planned for extension to a given area any time after preliminary engineering and related studies have been completed and the construction of facilities adequate to serve the area containing the subdivision has been programmed for completion within a reasonable time. The Authority shall determine, in writing, that a proposed subdivision or land development is or is not accessible for connection to its sewerage system.

5. When capped sewers are required and provided, on-site disposal facilities shall also be provided, in accordance with appropriate government regulations, provided they are so located as to permit easy and the least expensive connection to the sewer, when it becomes usable. Three accurate engineering drawings of the on-site systems installed shall be provided: two for the purchaser, and one for the Township. All procedures and design of facilities shall be in conformance with the requirements of the County Health Department and the Pennsylvania Department of Environmental Resources and applicable Township regulations.

6. It shall be the responsibility of the developer to make the connection to the applicable municipal sanitary sewage facility to all dwellings involved within 60 days after notification in writing that such connections are authorized. Appropriate escrow funds identified for such purposes shall be established and remain in effect until such time as permanent connection is made to the system. The amount of such funds shall be determined by the Board of Supervisors to insure future connection to the public system.

§ 22-526 Private Sewage Disposal Systems.

[Ord. -/-/1985, -/-/1985, § 525]

1. If public sewer facilities are not available, the developer shall provide for sewage disposal on an individual lot basis according to the rules, regulations, terms, definitions and conditions of the individual sewage disposal system application and certification procedure for Bucks County, Pennsylvania, adopted by the Bucks County Board of Commissioners on March 24, 1971, and any amendments made thereto.

2. When on-lot sewage disposal facilities are proposed, a written report from the Bucks County Health Department must be received by the Board of Supervisors indicating the suitability of all lots for on-site sewage disposal. The dimensioned location of the on-lot sewage system and the well must be shown on the plan prior to the issuance of a building permit.

3. Each owner or occupant of a dwelling unit with on-lot facilities shall be provided with a plan of the system and an instruction manual for the use and proper maintenance of the system by the developer.

§ 22-527 Other Utilities.

[Ord. -/-/1985, -/-/1985, § 526]

1. All other utility lines including, but not limited to, electric, gas, street light supply, cable TV, and telephone shall be placed underground, except where it is demonstrated to the satisfaction of the Board of Supervisors that the underground installation required herein is not feasible because of the physical condition of the lands involved.

2. Installation of all utilities shall be in strict accordance with the engineering standards and specifications of the Township, municipal authority, or appropriate public utility where concerned.

3. Where practicable, all utilities shall be located within the street right-of-way, but not under the cartway, otherwise, easements or rights-of-way of sufficient width for installation and maintenance shall be provided.

4. Final plans shall be coordinated with required tree planting, and as-built plans shall show locations of all utilities.

§ 22-528 Monuments and Markers.

[Ord. -/-/1985, -/-/1985, § 527]

1. A monument shall be a stone or concrete post, with a flat top at least four inches across and at least 24 inches in length, on the top of which is permanently inscribed a center mark.

2. A marker shall be a metal pipe or pin of at least 1/2 inch in diameter, and at least 24 inches in length.

3. Monuments shall be placed in each change in direction of boundary; two to be placed at each street intersection and one on one side of each street at angle points and at the beginning and end of curves. Utility easements shall be monumented at their beginning and at their end; and areas to be conveyed for public use shall be fully monumented at their external boundaries.

4. Markers may be substituted for monuments only when placed at individual lot corners.

5. All monuments and markers shall be placed in the ground after final grading is completed, at a time specified by the Township Engineer.

6. All monuments and markers shall be checked for accuracy by the Township Engineer, or their accuracy certified by the owner's engineer. Accuracy of monuments shall be within 3/100 of a foot.

§ 22-529 Landscaping.

[Ord. -/-/1985, -/-/1985, § 528; as amended by Ord. 91-O-4, 2/18/1991]

1. General.

A. Street trees, buffer yards, and other required planting shall be in accordance with applicable sections of this Chapter 22 and the Zoning Ordinance.

B. Street trees and other required plant material shall not be planted until the finished grading of the subdivision or land development has been completed.

C. Plans for proposed planting shall be prepared by a registered landscape architect and shall be reviewed by the Township Planning Commission and approved by the Township Board of Supervisors.

D. All required planting shall be guaranteed for a period of 18 months from the date of planting and shall be certified to be alive and healthy as determined by a landscape architect at the end of the guarantee period. Should a disagreement arise to whether the planting is alive and healthy, a landscape architect shall be retained by the Township at the expense of the developer to make a final determination.

E. Where screening is required, it shall be assured by financial security posted with the governing body in an amount equal to the estimated cost of trees and shrubs and planting. Such guarantee shall be released only after passage of the second growing season following planting.

F. The developer shall be responsible for plant material protected in accordance with this § 529(2) for a period of 18 months. Any such tree that dies within the time period shall be removed including the stump and replaced by a minimum 2 1/2 inch caliper tree of a similar species at the expense of the developer.

G. Any part or portion of a site which is not used for buildings, other structures, loading and parking spaces and aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped according to an overall plan prepared by a qualified horticulturist, and approved by the Township Planning Commission.

H. All mechanical and electrical equipment not enclosed in a structure shall be fully and completely screened from view from any point in a manner compatible with the architectural and landscaping style of the remainder of the lot. Such screening shall be subject to site plan and architectural review by the Township Planning Commission and approval by the Township Supervisors.

2. Existing Vegetation.

A. In cases where natural features existing on the site duplicate or essentially duplicate the requirements of the street tree, buffering, or landscaping provisions of this Chapter 22, these requirements may be waived by the Board of Supervisors.

B. All subdivisions and land developments shall be laid out in such a manner as to preserve the healthy trees and shrubs on the site.

C. Tree Protection Standards. Where trees are to be preserved pursuant to §§ 903(B)(5) or 903(B)(6) of the Joint Municipal Zoning Ordinance, the following standards shall apply:

(1) General Requirements.

(a) Grade changes and excavations shall not encroach upon the tree protection zone.

(b) No toxic materials shall be stored within 100 feet of a tree protection zone, including petroleum based and/or derived products.

(c) The area within the TPZ shall not be built upon, nor shall any materials be stored there either temporarily or permanently. Vehicles and equipment shall not be parked in the TPZ.

(d) When tree stumps are located within 10 feet of the tree protection zone the stumps shall be removed by means of a stump grinder to minimize the effect on surrounding root systems.

(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 severence of any roots, all tree 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 biodegradeable material to keep them from drying out until permanent cover can be installed.

(g) Sediment, retention and detention basins shall not discharge into the tree protection zone.

(h) Sediment, retention and detention basins shall not be located within the tree protection zone.

(2) The Tree Protection Zone. Prior to construction the tree protection zone shall be delineated by the following methods:

(a) The tree protection zone that is delineated on the site prior to construction shall conform to the approved development plans.

(b) All trees scheduled to remain pursuant to §§ 903(B)(5) or § 903(B)(6) of the Joint Municipal Zoning Ordinance shall be marked; where groups of trees exist, only the trees on the edge need to be marked.

(c) A forty-eight inch high wooden snow fence mounted on steel posts, located eight feet on center, shall be placed along the boundary of the tree protection zone.

(d) In addition to the tree protection zone, trees may be left standing as protection between the trunks of the trees to be retained and the limits of grading. When additional trees are used as protection, the tree protection zone on the approved plan shall be marked in the field so that the additional buffer area is delineated. When this method of protection is used, these additional trees shall be removed at the time of completion of the project.

(e) When the wooden snow fence has been installed, it may be inspected and approved by the municipal arborist or other person designated by the Board of Supervisors prior to commencing clearing and further construction. The fencing along the tree protection zone shall be maintained until all work/construction has been completed. Any damages to the protective fencing shall be replaced and repaired before further construction shall begin.

(f) Trees being removed shall not be felled, pushed or pulled into a tree protection zone or into trees that are to be retained.

(3) Retaining Walls.

(a) When the original grade can be retained at the tree protection zone line, a retaining wall shall be constructed outside of the tree protection zone.

(b) The retaining wall shall be designed to comply with the municipal standards for retaining walls.

(c) 

In addition, the following methods shall be used to ensure the survival of the tree:

1) The top of the wall shall be four inches above the finished grade line.

2) The wall shall be constructed of large stones, brick, building tile, concrete blocks, or treated wood beams not less than six inches by six inches. A means for drainage through the wall shall be provided so water will not accumulate on either side of the wall. Weep holes shall be required with any wall.

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.

4) A layer of clean stone (sized three-quarter to one inch) shall be placed one foot out from the wall to aid in drainage.

(4) Pruning Methods. All final cuts shall be made sufficiently close to the trunk or parent limb but without cutting into the branch collar or leaving a protruding stub, according to the National Arborist Association standards. All necessary pruning cuts must be made to prevent bark from being torn from the tree and to facilitate rapid healing. Flush cuts are unacceptable.

(5) Fertilization Methods.

(a) All trees which have experienced any disturbance or have had damage to the roots or branches shall be fertilized.

(b) Trees shall be fertilized in early fall (September-October) or mid-spring (April-May). Fall applications are preferred.

(c) Fertilizer shall be broadcast over the soil surface in an area twice the size of the tree protection zone at the rates given in subsection (e) below. A minimum of 1,000 square feet per tree will receive fertilization.

(d) Fertilizer grade shall have approximately three parts nitrogen to one part phosphorus to one part potassium (3-1-1 ratio).

(e) Fertilizer shall be applied at a rate equivalent to one pound nitrogen per 1,000 square feet. For example, five pounds of 20-8-8 should be broadcast over a one-thousand-square-foot area.

(6) Trenching and Tunnelling.

(a) If there is no alternative but to locate a utility line through a TPZ, tunnelling shall be used instead of trenching, except where in the opinion of the municipal arborist, survival of the tree would not be affected by either method. The Township Engineer shall determine the most desirable location for the utility line.

(b) Trenches shall be filled as soon as possible, and tamped lightly to avoid air spaces.

D. If any plant material is to be moved, it must be done in accordance with the specifications set forth by the American Association of Nurserymen.

E. All diseased or dead trees shall be promptly removed from the site.

3. Detention Basin Plants.

A. Within any detention basin one of the following seed mixtures shall be used.

(1) Crownvetch Establishment (legume).

(a) Crownvetch, plus: 20 lbs/acre.

(b) Tall fescue, plus nurse grass (use one): 25 lbs/acre.

(c) Annual ryegrass, or: 30 lbs/acre.

(d) Perennial ryegrass: 30 lbs/acre.

(2) Birdsfoot Trefoil Establishment (legume).

(a) Birdsfoot trefoil, plus: eight lbs/acre.

(b) Tall fescue, plus nurse grass (use one): 25 lbs/acre.

(c) Annual ryegrass, or: 30 lbs/acre.

(d) Perennial ryegrass: 30 lbs/acre.

(3) Deertongue Grass Establishment (legume).

(a) Deertongue grass, plus companion (use one): 10 lbs/acre.

(b) Tall fescue, or: 25 lbs/acre.

(c) Birdsfoot trefoil, plus Nurse grass (use one): six lbs/acre.

(d) Annual ryegrass, or: 30 lbs/acre.

(e) Perennial ryegrass: 30 lbs/acre.

NOTE: Deertongue grass establishment may be maintained as a turfgrass and used for recreational purposes.

B. Preferred Varieties.

(1) Deertongue Grass - Tioga.

(2) Tall Fescue - Ky. 31.

(3) Perennial Ryegrass - Pennfine or Manhattan.

(4) Crownvetch - Penngift.

(5) Birdsfoot Trefoil - 50/50 mixture of Empire and either Maitland or Viking.

Since other seed varieties may be equally suited to perform the purpose of the mixture stated in this Chapter 22, or the preferred seeds may not always be readily available, other seed varieties of equal quality shall be acceptable upon approval from the Township Engineer.

C. As a general standard one tree shall be planted per each 45 feet of the perimeter. It is preferred, however, that this required number of trees be planted in an informal arrangement if possible. Approved trees for the perimeter of detention basins shall include the following:

	Acer rubrum - Red Maple
	Liquidambar stryaciflua - Sweet Gum
	Nyssa sylvatica - Black Gum
	Salix species - Willow

4. Parking Facilities.

A. Screen planting shall be provided along each perimeter of a parking area. No less than 10% of a proposed parking area must consist of buffer areas and islands and must be landscaped and continually maintained.

B. Any area for off-street parking or for display, storage, sale, or movement of three or more motor vehicles shall be enclosed, except at entrances or exists, by an ornamental fence or wall consistent with the architectural character of the surrounding uses, or by a compact evergreen hedge, not less than four feet in height.

C. Where a planted screen is proposed, it shall incorporate the planting of staggered and overlapping evergreen and deciduous shrubs of such species and size as will produce within two growing seasons (May through September) after planting a screen at least four feet higher than the elevation of the adjacent parking area, and of such density as will obscure 75% of the light emitted from automobile headlights on the premises throughout the full course of the year. Where the adjacent land elevation is higher than the parking area elevation, trees and shrubs shall be at least two feet in height, satisfaction of the four-foot requirements notwithstanding. These provisions shall not, however, interfere with the maintenance of clear sight lines at intersections. Where such screening is required, it shall be assured by a performance guarantee posted with the Board of Supervisors in an amount equal to 20% of the estimated cost of the plantings. Such guarantee shall be released only after passage of the second growing season following planting.

D. Parking areas of a twenty-vehicle width shall be separated from one another by planting strips not less than 10 feet in width.

E. All parking areas shall have at least one tree of 1 1/2 inch caliper minimum for every five parking spaces in single bays and one tree of 1 1/2 inch caliper minimum for every 10 parking spaces in double bays. Trees shall be planted in such a manner to afford maximum protection from the sun for parked vehicles. A minimum of 10% of any parking lot facility over 2,000 square feet in gross area shall be devoted to landscaping, inclusive of required trees.

F. Plantings shall be able to survive soot and gas fumes. Trees which have low growing branches, gum or moisture which may drop on vehicles, blossoms, thorns, seeds, or pods which may clog drainage facilities shall be avoided. The plantings chosen should be of sufficient size to be effective the first year they are planted.

G. For recommended plants, see § 531.

5. Multiple-Family Developments. For all multi-family developments the following minimum landscaping shall be provided either on lot or within the general open space in addition to all other required street tree, parking and buffer requirements:

Any combination of the following shall be required for each dwelling unit:

	Either:	One two inches caliper shade tree, or
		One 4-5 feet evergreen tree, or
		Two flowering trees, or eight 2-3 feet shrubs.

6. Specifications.

A. Name of Plants. Shall agree with the nomenclature of "Standard Plant Names" as adopted by the American Joint Committee on Horticulture Nomenclature, 1942 Edition; size and grading standards shall conform to those specified by the American Association of Nurserymen in the latest edition of the "U.S.D.A. Standards of Nursery Stock."

B. Quality. All plants shall be typical of their species or variety; they shall have normal, well-developed branches and vigorous fibrous root systems. All plants shall be nursery-grown unless otherwise stated; they shall have been growing under the same climate conditions as the Township for at least two years prior to the date of planting. All plants which are found unsuitable in growth or condition or which are not true to name shall be removed and replaced with acceptable plants.

C. Measurements. Plants shall be measured as they stand in their natural position. Stock furnished shall be a fair average of the minimum sizes specified or of the range given in the "U.S.D.A. Standards for Nursery Stock." Larger plants cut back to sizes specified shall not be accepted.

D. Preparation of Plants. All precautions customary in good trade practice shall be taken in preparing plants for moving. All balled and burlapped plants shall be dug to meet or exceed the "U.S.D.A. Standards for Nursery Stock."

E. Delivery. Plants shall be packed, transported and handled with utmost care to insure adequate protection against injury. Each shipment shall be certified by State and Federal authorities to be free from disease and infestation.

F. Where, in order to achieve the effect established in the planting plan, uniformity of plant material is desired, the plant material shall be of the same size and age, of the same cultivar, and obtained from the same nursery.

§ 22-530 Street Trees.

[Ord. -/-/1985, -/-/1985, § 529]

1. General Requirements.

A. Street trees and associated planting shall be required for any subdivision or land development as part of the design and construction of:

(1) New streets;

(2) New sidewalks or pedestrian ways;

(3) Existing streets, sidewalks, pedestrian ways, highways, bicycle or other trails or pathways when they abut or lie within the subdivision or land development; and

(4) Access driveways to residential developments serving greater than four dwelling units.

B. Trees shall not at maturity obstruct overhead utilities.

C. Plant material shall not at maturity obstruct the necessary visibility of traffic control signs or signals, nor obstruct visibility at street intersections or driveway entrances.

D. Plant material shall be selected to minimize future maintenance costs, including but not limited to considerations of pruning, tree removal and sidewalk repair.

E. Plant material shall not interfere with underground utilities or storm water management facilities.

F. Plant material shall be adaptable to the specific planting site and to achieve the specified design objectives of the plan.

G. Plant material shall be spaced to permit the healthy growth of each plant.

H. Plant material shall mitigate adverse microclimate conditions.

2. Quantity.

A. Street trees generally shall be at intervals not to exceed 25 feet along the street right-of-way as part of a residential or non-residential subdivision or land development, with trees alternating from side to side fifty-foot maximum spacing on any one side), or as otherwise specified by the Planning Commission.

B. Street trees shall be provided at intervals of 40 feet along a medial divider or within a cul-de-sac landscaped island.

C. An equivalent number may be planted in an informal arrangement.

3. Location.

A. Street trees shall not be planted opposite each other, but shall alternate.

B. At intersections, trees shall be located no closer than 30 feet from the intersection of the curb.

C. Street trees shall be planted on lots rather than within the right-of-way, unless otherwise approved by the Board of Supervisors.

D. Street trees shall not be closer than:

(1) Six feet from the edge of any sidewalks or curb;

(2) Ten feet from the edge of any uncurbed cartway or one-story building; or

(3) Fifteen feet from any overhead utility lines or two or more story building.

4. Size. Tree caliper at time of planting, as measured four feet above ground level, shall be no less than:

A. One and one-half inches in residential areas with a net dwelling unit density of 0.5 d.u./acre or less.

B. Two inches in residential areas with a net dwelling unit density greater than .5 d.u./acre.

C. Two and one-half inches in non-residential areas.

5. Approved Plant Material. The following plant material is approved for use within the Township provided that the specific site is suitable:

A. Large Trees.

(1) Acer plantanoides - Norway Maple.

(2) Acer rubrum - Red Maple.

(3) Acer saccharum - Sugar Maple.

(4) Fraxinus americana - White Ash.

(5) Fraxinus pennsylvania lanceolata - Green Ash.

(6) Gleditsia tricanthos inermis - Thornless Honeylocust.

(7) Liquidambar stryaciflua - Sweet Gum.

(8) Liriodendron tulipifera - Tulip Tree.

(9) Phellodendron amurense - Amur Cork Tree.

(10) Plantanus acerifolia - London Plane Tree.

(11) Quercus alba - White Oak.

(12) Quercus borealis - Red Oak.

(13) Quercus coccinea - Scarlet Oak.

(14) Quercus phellos - Willow Oak.

(15) Robina pseudoacacia inermis - Thornless Black Locust.

(16) Tilia - Linden - All species hardy to the area.

(17) Zelkova serrata - Japanese zelkova.

B. Small Trees.

(1) Acer ginnala - Amur Maple.

(2) Cornus florida - Flowering Dogwood.

(3) Crataegus phaenopyrum - Washington Hawthorn.

(4) Gingko biloba - Gingko (male only).

(5) Prunus kwanzan - Kwanzan Cherry.

(6) Pyrus calleryana Bradford - Callery Pear.

(7) Sophora japonica - Japanese Pagodatree.

Upon approval of the Township, other species may be utilized.

6. All plant material shall conform to the general specifications listed in § 529(6).

§ 22-531 Buffer Yards.

[Ord. -/-/1985, -/-/1985, § 530; as amended by Ord. 1996-O-5, 5/8/1996, § I(9)]

1. Buffer yards are required along two different land uses and along the rear of reverse frontage lots as specified the Zoning Ordinance either as buffer or screening requirements. Walls, ornamental structures, appropriate plantings, or a combination of these, not less than four feet in height may be used subject to the specific land use areas involved as noted in the Zoning Ordinance and approved by the Board of Supervisors.

2. All plant material used shall be a minimum height of four feet at the time of planting and shall usually be planted in a staggered arrangement in order to provide an immediate effect.

3. Deciduous and semi-deciduous plants may be used with evergreens to provide color, and a softer, more interesting and natural effect.

4. The applicant shall not be required to provide a buffer yard should existing planting, topography, or man-made structures, be deemed acceptable for screening purposes by the Township Board of Supervisors.

5. The following are plant materials and sizes recommended for buffer yards and screening purposes. The Board may permit other planting types if they are hardy to the area, are not subject to blight or disease, and are of the same general character and growth habit as those listed below. All planting material shall meet the standards of the American Association of Nurserymen.

A. Canopy Tree. (1 1/2 inches caliper).

(1) Acer ginnala - Amur Maple.

(2) Acer plantanoides - Norway Maple.

(3) Acer rubrum - Red Maple.

(4) Acer saccharum - Sugar Maple.

(5) Betula alba - European White Birch.

(6) Betula papyrifera - Paper Birch.

(7) Fagus grandifolia - American Beech.

(8) Fagus sylvatica - European Beech.

(9) Fraxinus americana - White Ash.

(10) Fraxinus pennsylvania lanceolata - Green Ash.

(11) Ginkgo biloba - Ginkgo (male only).

(12) Gleditsia triacanthos inermis - Thornless Honeylocust.

(13) Liquidamber styraciflua - Sweet Gum.

(14) Liriodendron tulipifera - Tulip Tree.

(15) Phellondendron amurense - Amur Cork Tree.

(16) Plantanus acerifolia - London Plane Tree.

(17) Quercus alba - White Oak.

(18) Quercus borealis - Red Oak.

(19) Quercus coccinea - Scarlet Oak.

(20) Quercus palustris - Pin Oak.

(21) Quercus phellos - Willow Oak.

(22) Robina pseudoacacia inermis - Thornless Black Locust.

(23) Sophora Japonica - Japanese Pagodatree.

(24) Tilia-Linden - all species hardy to the area.

(25) Zelkova serrara - Japanese zelkova.

B. Flowering Trees.

(1) Amelanchier canadensis - Shadblow Serviceberry: five feet to six feet.

(2) Cornus florida - Flowering Dogwood: five feet to six feet.

(3) Cornus kousa - Kousa Dogwood: five feet to six feet.

(4) Cornus mas - Cornelian Cherry: five feet to six feet.

(5) Crataegus phaenopyrum - Washington Hawthorn: five feet to six feet.

(6) Koelreuteria paniculata - Golden Rain Tree: eight feet to 10 feet.

(7) Laburnum vossi - Goldenchaim: 1 1/4 - 1 1/2 inches caliper.

(8) Magnolia soulangeana - Saucer Magnolia: five feet to six feet.

(9) Magnolia virginiana - Sweetbay: five feet to six feet.

(10) Malus baccata - Siberian Crab: 1 1/4 - 1 1/2 inches caliper.

(11) Malus floribunda - Japanese Flowering Crab: 1 1/4 - 1 1/2 inches caliper.

(12) Malus hopa - Hopa Red-Flowering Crab: 1 1/4 - 1 1/2 inches caliper.

(13) Oxydendrum arboreum - Sourwood: five feet six feet.

(14) Pyrus calleryana Bradford - Callery Pear: 1 1/4 - 1 1/2 inches caliper.

(15) Prunus kwanzan - Kwanzan Cherry: 1 1/4 - 1 1/2 inches caliper.

(16) Prunus yedoensis - Yoshino Cherry: 1 1/4 - 1 1/2 inches caliper.

C. Evergreens. (four feet to five feet)

(1) Ilex opaca - American Holly.

(2) Picea abies - Norway Spruce.

(3) Picea omorika - Serbian Spruce.

(4) Picea pungens - Colorado Spruce.

(5) Pinus nigra - Austrian Pine.

(6) Pinus strobus - White Pine.

(7) Pseudotsuga menziesii - Douglas Fir.

(8) Tsuga canadensis - Canada Hemlock.

D. Hedge.

(1) Cragaegus intricata - Thicket Hawthorn: three feet to four feet.

(2) Forsythia intermedia - Border Forsythia: four feet to five feet.

(3) Rhamnus frazula columnaris - Tallhedge Buckthorn: three feet to four feet.

(4) Syringa chinensis - Chinese Lilac: three feet to four feet.

(5) Syringa vulgaris - Common Lilac: four feet to five feet.

(6) Viburnam alatus - Viburnum: four feet to five feet.

E. Hedgerow.

(1) Crataegus crus-galli - Cockspur Thorn: three feet to four feet.

(2) Crataegus phanenopyrum - Washington Hawthorn: three feet to four feet.

(3) Elaeagnus angustifolia - Russian Olive: four feet to five feet.

(4) Euonymus alatus - Winged Euonymus: three feet to four feet.

(5) Viburnum sieboldi - Siebold Viburnum: four feet to five feet.

(6) Viburnum tomentosum - Double-file Viburnum: four feet to five feet.

F. Evergreen Shrubs.

(1) Juniperus virginiana - Upright Juniper: four feet to five feet.

(2) Pyracantha laland - Laland Firethorn: five feet to six feet.

(3) Taxus capitata - Upright Yew: 2 1/2 feet to three feet.

(4) Taxus hicksi - Hicks Yew: 2 1/2 feet to three feet.

(5) Thuja occidentalis - American Arborvitae: four feet to five feet.

G. Deciduous Shrubs.

(1) Euonymus alatus - Winged Euonymus: three feet to four feet.

(2) Hamamelis vernalis - Vernal Witch Hazel: four feet to five feet.

(3) Hamamelis virginiana - Common Witch Hazel: four feet to five feet.

(4) Ilex verticillata - Winterberry: four feet to five feet.

(5) Rhamnus frangula - Glossy Buckthorn: four feet to five feet.

(6) Viburnum dentatum - Arrowwood Viburnum: four feet to five feet.

(7) Viburnum lantana - Wayfaring-tree Viburnum: four feet to five feet.

6. All plant material shall conform to the general specifications listed in § 529(6).

§ 22-532 Community Facilities.

[Ord. -/-/1985, -/-/1985, § 531]

1. In reviewing the subdivision plans, the Board will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.

2. Where deemed essential by the Board of Supervisors upon consideration of the particular type of development proposed and especially in largescale residential developments, the Board of Supervisors may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other purposes.

3. Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed. Such areas should be located in a manner to best serve the public likely to use the same and to utilize, to the greatest extent, any topographical features.

4. Areas offered specifically for recreational or school purposes shall be placed to serve all parts of the subdivisions, with not less than 100 feet of frontage on a public street, and shall not be excessively irregular in terrain.

5. 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.

6. Where a proposed park, playground or other public use is indicated on a proposed subdivision or land development plan, the Township Board of Supervisors shall review the plan and make recommendations.

§ 22-533 Open Space and Recreational Areas.

[Ord. -/-/1985, -/-/1985, § 532]

1. Open space shall be provided in all residential developments as specified in the Zoning Ordinance.

2. The Joint Municipal Zoning Ordinance sets forth the minimum required percentage of open space required for permitted uses, combinations of permitted uses, and planned residential developments. Such requirements shall be incorporated in any subdivision or land development plan.

3. When open space is required by the Zoning Ordinance, the subdivision and land development plan shall contain or be supplemented by such material as required to establish the method by which open space shall be perpetuated, maintained, and administered. The plan and other materials shall be construed as a contract between the landowner(s) and the Township, and shall be noted on all deeds.

4. When applicable, the location of the open space shall conform to the Newtown Area Joint Comprehensive Plan. In addition, due consideration must be given to the preservation and maintenance of natural features, including large trees, groves, walkways, scenic points, historic spots, and other community assets.

5. Any land set aside as open space, of such a size as may be capable of future subdivision under the regulations of this Chapter 22, must be made subject to a deed restriction or agreement in form acceptable to the Board of Supervisors and duly recorded in the Office for the Recorder of Deeds in and for Bucks County, eliminating the possibility of such further subdivision by transfer of development rights to the Township or other agency approved by the Board of Supervisors.

6. The following standards shall apply to the provisions of recreation space:

A. Areas set aside for recreational purposes, such as playgrounds or playfields, shall be of adequate size and configuration to accommodate the intended use. They should be located to serve all the residents; and in large developments, more than one area may be required to serve the residents in close proximity to their dwellings. Access should be provided from a public street.

B. Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.

C. When open space is intended for active recreational purposes:

(1) At least one side of the recreation area shall abut a street for a minimum distance of 50 feet for access; and,

(2) A buffer as required herein shall be provided when such activities abut residential uses.

7. Recreational space shall conform to any applicable requirements in the Zoning Ordinance and in § 532 of this Chapter 22.

§ 22-534 Non-Residential Development Standards.

[Ord. -/-/1985, -/-/1985, § 533]

1. Lotting of individual lots for commercial purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes. If any lot is subdivided for commercial purposes, such subdivision plan shall be accompanied by a site development plan showing the intended development of the entire tract.

2. Additional width of streets adjacent to areas proposed for non-residential use may be required as deemed necessary by the Board of Supervisors to assure the free flow of through traffic from vehicles entering or leaving parking areas. For developments fronting on an existing or proposed arterial or collector street, the Board of Supervisors may require marginal access to provide separation from through and local traffic.

3. When two adjacent lots proposed for non-residential uses front on an arterial or collector street, the applicant may be required to provide common ingress and egress as well as common off-street parking facilities. When three or more adjacent lots are proposed for non-residential uses, the applicant may be required to provide a service road for common ingress and egress.

4. Alleys or service streets shall be required in commercial and industrial districts, except where other adequate provision is made for off-street loading and parking consistent with the use proposed. Where required, alleys in commercial and industrial districts shall conform to the Township design standards.

5. Dead-end alleys shall be avoided; but where this proves impossible, they shall be terminated with a paved turn-around of adequate dimensions.

6. Adjacent residential areas shall be protected from potential nuisance of the proposed non-residential developments by the provisions of extra depths in parcels backing up on existing or potential residential developments and provisions for a permanently landscaped evergreen buffer strip.

7. Streets carrying non-residential traffic shall not normally be extended to the boundaries of the adjacent existing or potential residential areas nor connected to streets intended for predominantly residential traffic.

8. Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level in the surrounding area. Grading to depress the parking area, raised berms, landscaping or fencing are satisfactory methods to create such seclusion.

9. All area, design and parking requirements shall conform to the Zoning Ordinance.

10. Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided. Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped.

§ 22-535 Residential Development Standards.

[Ord. -/-/1985, -/-/1985, § 534]

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 refined and reviewed and approved.

2. Financial security in accordance with the M.P.C. shall be posted before final approval of the land development plans and shall guarantee the improvements by the developer of the streets, sidewalks, curbs, street lighting, street trees, drainage facilities, utilities and other facilities that the Board of Supervisors may deem necessary.

3. The density, parking lot area and building requirements shall in all respects conform to the Zoning Ordinance for residential family developments.

4. 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. Access and circulation for fire-fighting and other emergency equipment, moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.

5. Walking distance from the main entrance of a building to a street, driveway or parking area shall usually be less than 100 feet; exception to this standard should be reasonably justified by compensating advantages, such as desirable views and site preservation through adaption to topography. In no case shall the distance exceed 250 feet.

6. Arrangements of buildings shall be in favorable relation to the natural topography, existing desirable planting, bodies of water, views within and beyond the site and exposure to the sun and the other buildings on the site. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features; and additional new plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features as required in the Zoning Ordinance.

7. No multiple family building or group of attached buildings shall have a single facade which has a length to height ratio greater than 5:1.

8. Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.

Collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive and shall be screened and landscaped but, at the same time, be convenient for both collectors and residents.

§ 22-536 Naming of Subdivisions and Streets.

[Ord. 1988-O-196, 9/12/1988]

1. The name of a subdivision and the streets located within the subdivision shall be subject to the approval of the Township and once approved, shall not be changed except with the approval of the Township as a revision to the plans.

2. No subdivision or street name shall be repeated or be so similar to an existing subdivision or street name so as to cause confusion between the names. Such potential confusion shall be a valid cause for the Township to deny approval of a proposed name.

3. Streets that are extensions of existing streets shall bear the names of the existing streets.

4. No subdivision or street shall be given a name which contains the words "Newtown Township. . . ."

§ 22-537 Mud and Dust Control.

[Ord. 1987-O-168, 6/8/1987, § 1]

1. During construction no mud may be tracked from the development onto the surrounding roadways (whether or not they are dedicated), and no dust or dirt from construction operations shall be permitted to settle on surrounding properties.

2. At final plan review, a written plan to prevent mud from being tracked onto surrounding roads and to control dust shall be submitted to and shall be approved by the Township.

3. If mud is tracked from the development onto surrounding roads or dust or dirt generated on the site is permitted to settle on surrounding properties in violation of this § 537 all construction on the site may be stopped by the Newtown Township Code Enforcement Officer until the mud is removed from the streets and until an acceptable plan is devised to prevent further mud from being tracked onto the streets and/or until an acceptable plan is devised to control dust or dirt on the site. Additionally, the developer may be fined pursuant to § 904(2) of this Chapter 22.

§ 22-538 Burying.

[Ord. 1987-O-168, 6/8/1987; as added by Ord. 93-O-5, § 1]

No person or entity shall bury any tree, vegetation, garbage, refuse, trash, debris, construction debris (including, but not limited to, wood, plastic, plaster, metals, bricks and concrete, whether generated within Newtown Township or elsewhere), or similar items, under the ground during any phrase of construction of a subdivision or land development in Newtown Township.