[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.
[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.
[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.
[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.
[Ord. -/-/1985, -/-/1985, § 505]
1.
Whenever street lines are deflected in excess of 5°, connection
shall be made by horizontal curves.
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.
[Ord. -/-/1985, -/-/1985, § 506]
1.
Center line grades shall be not less than 1%.
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:
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.
[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
|
[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.
[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.
[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.
[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.
[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.
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.
[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.
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.
[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.
[Ord. -/-/1987, -/-/1987, § 514]
All loading facilities shall conform to the standards and regulations
of the Zoning Ordinance.
[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.
[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.
[Ord. -/-/1985, -/-/1985, § 517]
1.
The length, width, and shape of blocks shall be determined with due
regard to:
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.
[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.
[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.
[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:
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.
[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
|
[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.
[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.
[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.
[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.
[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.
[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.
[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.
(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.
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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.
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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
| |
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Liquidambar stryaciflua - Sweet Gum
| |
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Nyssa sylvatica - Black Gum
| |
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Salix species - Willow
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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:
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Either:
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One two inches caliper shade tree, or
| |
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One 4-5 feet evergreen tree, or
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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.
[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.
4.
Size. Tree caliper at time of planting, as measured four feet above
ground level, shall be no less than:
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).
[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)
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).
[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.
[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.
[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.
[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.
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[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. . . ."
[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.
[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.
