Township of Solebury, PA Part 5 DESIGN STANDARDS

§ 22-501 Applications.

[Ord. 215, 5/18/2004, § 5.00]

1. The following subdivision and land development principles, standards and requirements will be applied by the Township in evaluating plans for proposed subdivisions and land developments.

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

§ 22-502 General Standards.

[Ord. 215, 5/18/2004, § 5.01]

1. All portions of a tract being subdivided or developed shall be taken up in lots, streets, open spaces or other proposed uses so that remnants and landlocked areas shall not be created. Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are prohibited.

2. Where the sketch and/or preliminary plan includes a portion of a tract that could be further subdivided or developed under the standards of the Zoning Ordinance [Chapter 27], the applicant shall demonstrate how the proposed development will affect the remainder of the site in terms of potential for future use, resource protection, and community circulation.

[Amended by Ord. No. 2021-007, 10/19/2021]

3. Standards for Narrow Lots. A plan submitted for a land development or the subdivision of land shall have a well-designed street system to serve interior lots. Narrow lots are permitted only when no other practical design layout is possible. The subdivision of land primarily by the use of narrow lots is not permitted. No more than two narrow lots may be created from the same tract even if the lots are subdivided from the tract at different times. Narrow lots must comply with all of the following requirements:

[Added by Ord. No. 2021-007, 10/19/2021]

A. The narrow portion of the lot containing the access to a public road shall be separated from any other narrow lot by at least a distance equal to twice the minimum lot width for the district in which the lots are located. This minimum spacing applies if the narrow lots are part of the same subdivision or not, are owned by the same persons or are subdivided at different times.

B. The narrow portion of the lot shall be limited to a maximum length of 800 feet measured from the street line to the point where the lot first obtains the minimum lot width measurement.

C. Narrow lots must be offset by at least one minimum building lot width from narrow lots on the opposite side of the road.

D. The portion of the lot from the point at which the lot reaches minimum lot width to the street line is not to be included in the lot area.

E. The narrow portion of the lot shall have at least 50 feet of frontage on a public street, and no portion of the lot shall be narrower than 50 feet.

§ 22-503 Streets, General.

[Ord. 215, 5/18/2004, § 5.02]

1. Along the existing street on which a subdivision or land development abuts, improvements shall be made to the street as required by the Board of Supervisors. The improvements to the existing street shall be determined by the width of the required cartway and built to the specifications established by the Township.

2. Proposed streets shall conform in all respects to the Township plan, or to other street plans or parts thereof as have been officially prepared and adopted by the Township.

3. Proposed streets shall conform to county and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law, and to the requirements of the Solebury Comprehensive Plan.

4. Streets shall be related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.

5. Internal residential streets should be designed to discourage excessive traffic speeds; however, the arrangement of streets should provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future subdivision or development.

6. If lots resulting from a subdivision are large enough to permit further 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, unless the remaining property is restricted from further subdivision in a manner acceptable to the Township.

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

8. Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated within the municipality or the ZIP Code area. All houses shall receive address numbers. All street names and address numbers shall be subject to the approval of the Board of Supervisors.

9. Private streets are permitted with the express consent of the Township. The private streets are to be designed and constructed to meet all requirements of public street standards and the recorded plan and other recorded documents shall disclose the parties or persons responsible for the cleaning, maintaining, improving and repairing of private streets.

10. Traffic Calming. On streets carrying 1,000 vehicles per day (ADT) or more, there shall be no uninterrupted street lengths of more than 600 feet without a traffic calming measure. The traffic calming measure shall be selected through consultation with the Township and shall be chosen with consideration of PennDOT's "Publication 383, Traffic Calming Handbook." Traffic calming measures include: stop signs, roundabouts, vertical or horizontal changes in alignment.

11. The construction of streets, roads, lanes and driveways, as shown upon final plans and as contained in contract agreements, shall in every respect conform to such requirements as the Township may by resolution require for the construction of streets.

12. Specifications. The minimum requirements for improvements shall be those contained in the Pennsylvania Department of Transportation's Specifications (Form 408) as last revised, or those of the Township, as the Township may elect.

§ 22-504 Cul-de-Sac Streets.

[Ord. 215, 5/18/2004, § 5.03]

1. A permanent or temporary cul-de-sac in excess of 400 feet shall not be permitted unless recommended by the Planning Commission and permitted by the Board of Supervisors. Each cul-de-sac street shall have a minimum length of 250 feet, measured in accordance with PennDOT's standards for Liquid Fuels Tax reimbursement. A cul-de-sac of 800 feet maximum may be considered for residential development only if the minimum lot size is greater than two acres. The maximum length is measured from the right-of-way line of the existing or proposed intersecting through street to the center of the turnaround.

2. Cul-de-sac streets shall have at the closed end a turnaround with a right-of-way having a minimum outside radius of not less than 60 feet and shall be paved for a turning radius of not less than 40 feet.

3. Drainage of culs-de-sac shall be toward the open end.

4. A planted island shall be required at the Township's discretion in the center of the cul-de-sac. If provided, the planted island shall be 20 feet in diameter. Ownership and maintenance of the planted island shall be designated on the approved final plan of the subdivision or land development.

5. All public cul-de-sac streets shall have a snow storage easement to facilitate snow removal.

§ 22-505 Street Standards.

[Ord. 215, 5/18/2004, § 5.04; as amended by Ord. 2006-8, 11/9/2006, § 02]

1. The following is a general guide to the standards for the various classifications of streets. When these standards are in conflict with those established by others, these standards shall take precedence.

	Street Classification	Right-of-Way Width (feet)	Cartway Width	Design Speed (MPH)
	Principal arterial	80	36	50
	Major collector	80	36	35–45
	Minor collector	60	34	30–40
	Local	50	18-24	25–35
	Scenic roads (see Comprehensive Plan)	60	No change in cartway	25–35
	Country lane	40	18	25

2. Additional rights-of-way and cartway widths may be required by the Township in order to lessen traffic congestion, to secure safety from hazards, to facilitate the adequate provision for transportation and other public requirements, to promote Township-wide circulation and mobility, and to promote the general welfare.

3. Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width shall be dedicated to conform to the standards set by the Township. Where a subdivision or land development abuts or contains an existing street of inadequate cartway width, the applicant shall be required to widen and/or reconstruct the roadway to meet current Township standards.

4. Wherever a tract to be subdivided or developed borders an existing half or partial street, the other part of the street shall be constructed. No new half-streets shall be permitted.

§ 22-506 Street Alignment.

[Ord. 215, 5/18/2004, § 5.05]

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

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

A. Principal arterial, major collector and minor collector: 400 feet.

B. Local Streets: 150 feet.

C. Scenic roads and country lanes: 100 feet.

3. For principal arterial, major collector and minor collector, a minimum tangent of 150 feet shall be required between curves. For other streets, a minimum tangent distance of 150 feet shall be required between curves.

4. The approaches to an intersection shall follow a straight course for at least 50 feet as measured from the intersection of the right-of-way lines.

5. 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. The Township shall require the applicant to obtain Township approval, and PennDOT approval shall not override the need for Township approval of all street layouts, driveways and highway occupancy applications.

§ 22-507 Street Grades.

[Ord. 215, 5/18/2004, § 5.06]

1. Center line grades shall not be less than 1% on street with curbs and 1/2% on streets without curbs. A minimum slope of 1% shall be provided along the gutter line.

2. The maximum street grades shall be as follows:

A. Local streets: 12%.

B. Principal arterial, major collector and minor collector: 8%.

3. Vertical curves shall be used at changes of grade exceeding 1% and shall be designed in relation to the extent of the grade change and to provide the following minimum sight distances:

A. For over crests (summits), each 4% difference in gradients shall use one-hundred-twenty-five-foot length of curve.

B. For under crests (sags), each 4% difference in gradients shall use one-hundred-foot length of curve.

4. Where the grade of any street at the approach to an intersection exceeds 4%, a leveling area shall be provided having a grade of no more than 4% over a distance of at least 50 feet measured from the intersecting right-of-way line.

§ 22-508 Street Intersections.

[Ord. 215, 5/18/2004, § 5.07; as amended by Ord. 2011-5, 5/3/2011, Art. III]

1. Streets shall be laid out to intersect at right angles.

2. Multiple intersections involving the junction of more than two streets shall be prohibited, except as roundabouts.

3. Minimum horizontal and vertical sight distances shall be established in accordance with PennDOT 67 Pa. Code, Chapter 441, as amended.

4. Streets, other than local residential streets, shall not intersect on the same side of an arterial or collector at an interval of less than 800 feet between their center lines.

5. Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.

6. Curb Radii. Curb radii at local street intersections shall be no less than 15 feet and no more than 25 feet. Minimum curb radii for other types of street shall be 35 feet. A minimum of 10 feet shall be provided between the edge of pavement and the right-of-way line.

7. Streets shall not access another street directly opposite an existing residence.

8. The Township may require the installation of roundabouts within a subdivision or land development as a way of calming and directing traffic or may require the installation of a roundabout at an intersection that abuts a proposed development site.

9. Roundabouts shall be designed in accordance with the standards in PennDOT's "Publication 414, Guide to Roundabouts."

10. Intersections shall be designed to allow for pedestrian crossings in a safe manner by keeping crossing distance to a minimum, by providing crosswalks, which are painted or constructed with contrasting paving materials, to identify crosswalk areas. At a minimum, marked (Thermoplastic) crosswalks shall be installed at all intersections where a sidewalk exists or is proposed. Along major intersections with arterial or collector streets, or at mid block crossings, the Township may require installation of patterned concrete or asphalt crosswalks, or other traffic calming measures.

§ 22-509 Street Access.

[Ord. 215, 5/18/2004, § 5.08]

1. All subdivisions and land developments creating 20 or more dwelling units must have a minimum of two access points to existing streets.

2. The intersection of a private accessway with a public street shall be laid out to intersect at right angles.

3. When two adjacent lots proposed for new residential uses front on an arterial or collector road, shared access shall be provided unless it is determined to be unfeasible due to existing conditions such as site topography and location of natural resources.

§ 22-510 Alleys.

[Ord. 215, 5/18/2004, § 5.09]

1. Alleys shall be permitted to access at the rear of lots for any development where the lot width is less than 40 feet and for all townhouses and multifamily development.

2. The paved width of the alley shall be 12 feet for one-way alleys and 16 feet for two-way alleys.

3. Curbs shall not be required.

4. The minimum right-of-way shall be 16 feet or four feet wider than the paved alley, whichever is greater.

5. Garages and fences shall be set back at least three feet from the alley right-of-way line.

§ 22-511 Street Signs.

[Ord. 215, 5/18/2004, § 5.10]

1. The developer shall at his expense erect at every street intersection signs indicating the names of the intersecting streets.

2. Street signs, including stop and speed limit signs, are to be erected when the first dwelling on the street is occupied. Temporary street signs may be erected with the approval of the Township but shall be made permanent before the dedication of roads.

3. Street signs shall be consistent in design with those in general use by the Township.

§ 22-512 Erosion and Sedimentation Control.

[Ord. 215, 5/18/2004, § 5.11; as amended by Ord. 2009-8, 6/16/2009, Art. I]

1. An erosion and sedimentation (E&S) control plan shall be submitted with all applications wherein excavation, placement of fill, and/or grading activities are proposed. The plan shall include a construction staging narrative indicating the sequence of earthmoving activities, and proposed erosion and sedimentation control procedures. Measures used to control erosion and reduce sedimentation during construction activities shall strictly conform to the standards and specifications of the Bucks County Conservation District (BCCD) and sequence of earthmoving activities. Verification of approval of the E&S plan must be received in writing from the BCCD.

2. Existing eroded stream/channel banks, roadside swales, and areas of shallow concentrated or sheet flow within a proposed subdivision/land development site must be stabilized by the developer. The subdivision application must include pictorial documentation of existing stream/channel banks for Township review. Use of stone rip-rap is discouraged.

3. All erosion and sedimentation control measures shall be installed in accordance with the approved plan. Where a stormwater management basin is involved, the basin shall be constructed, functional and stabilized prior to any additional site activity. An as-built plan of the facility prepared by a licensed surveyor shall be submitted to the Township for review to verify adequate stage/storage capacity prior to commencement of other site activity. Plan must include note stating same.

4. It shall be the responsibility of each person, corporation or other entity performing grading and/or building activities to install and maintain erosion and sedimentation controls until the site is stabilized. In the event any mud and/or debris is transported from the site onto a public roadway, the mud and/or debris shall be immediately removed and the roadway swept and/or washed as deemed necessary by the Township at the owner's expense.

5. Within any area to be set aside as open space for natural resources protection or for future agricultural use, there shall be no clearing, grading or topsoil stockpiles. Clearing and grading shall be permitted within open space areas only if the purpose is to accommodate recreational facilities, paths or community greens.

6. Individual lot grading plans shall be consistent with the subdivision or land development site grading plans and with the Township grading requirements. If during the building permit review process any revisions are made to the lot grading plan after the development plans were approved and recorded, the lot grading plans shall be resubmitted to the Township for reassessment and reapproval. Revisions include change of building footprint location or size, change to the first floor elevation exceeding one foot above or below the designated elevation on the site plan, and any revisions to site grading.

§ 22-513 Stormwater Management.

[Ord. 215, 5/18/2004, § 5.12; as amended by Ord. 2009-8, 6/16/2009, Art. II; and by Ord. 2011-5, 5/3/2011, Art. IV]

1. All subdivision and land developments shall comply with the Solebury Township Stormwater Management Ordinance, Ord. 2009-3, adopted on January 20, 2009, as amended [Chapter 23].

2. General. All subdivisions and land developments shall comply with the Low Impact Development Practices as outlined in the Pennsylvania Stormwater Best Management Practices Manual, December 2006, as amended ("Manual"), where consistent with design requirements of this chapter. The Manual provides guidance on the development of site controls through the use of Best Management Practices (BMPs). The most appropriate BMPs for stormwater management vary from site to site; however, the basic concepts are as follows:

A. Prevent stormwater impacts, especially pollutants.

B. Mitigate pollutants that cannot be prevented.

C. Manage stormwater as a resource.

D. Sustain the hydrologic balance (quantity and quality).

E. Integrate stormwater into the initial site design process.

F. Preserve and utilize natural systems (soil, vegetation, etc.).

G. Manage stormwater as close to the source as possible.

H. Disconnect/decentralize/distribute.

I. Slow down stormwater by increasing the time of concentration.

J. Inspect and maintain.

3. Design Criteria.

A. The stormwater management system shall be designed to meet the requirements of the Manual. In the event the Delaware River (South) Watershed or Neshaminy Creek Watershed Act 167 requirements are more restrictive, the Act 167 requirements shall apply as determined by the Township Engineer.

B. The Township requires use of Nonstructural BMPs (refer to Chapter 5 of the Manual) to the maximum extent possible because of their ability to prevent stormwater generation and not just mitigate stormwater-related impacts. If Nonstructural BMPs cannot be used, the reasons why must be demonstrated to the Township's satisfaction. Stormwater generation can be reduced by designing the subdivision or land development in ways other than through use of standard or conventional development practices. Prevention and nonstructural BMPs are in contrast with structural BMPs (refer to Chapter 6 of the Manual) that provide mitigation of stormwater impacts which cannot be prevented and/or avoided.

C. The following major "areas" of preventative nonstructural BMPs have been identified in the Manual:

(1) Protect sensitive and special value features.

(2) Cluster and concentrate.

(3) Minimize disturbance and minimize maintenance.

(4) Reduce impervious cover.

(5) Disconnect/distribute/decentralize.

(6) Source control.

Specific nonstructural BMPs have been identified for each of these generalized areas, to better define and improve implementation. One of the most challenging technical issues considered in the Manual involves the selection of BMPs that have a high degree of non-point source (NPS) reduction or removal efficiency. In the ideal, a BMP should be selected that has a proven NPS pollutant removal efficiency for all pollutants of importance, especially those that are critical in a specific watershed.

D. Chapter 8 of the Manual provides a methodological approach to take credit for applying these nonstructural BMPs, provided that the "specifications" defined for each BMP in Chapter 5 of the Manual are properly followed.

E. The developer shall construct and/or install such drainage structures, on-site and off-site, as necessary to provide a fully functioning stormwater collection and control system meeting the requirements of the Manual. The developer's design shall utilize nonstructural BMPs to the maximum extent possible and consistent with other requirements of this chapter.

F. Stormwater management requirements, including peak rate and volume not met with nonstructural best management practices, shall be controlled with structural best management practices such as infiltration basins, infiltration trenches, porous pavement, constructed wetlands, wet basins, retention basins and dry extended detention basins in accordance with Chapter 6 of the Manual. Design, construction and landscaping of structural best management practices shall be in accordance with requirements of Chapter 6 of the Manual and subject to approval by the Township.

4. On-lot drainage swales shall be designed to provide positive conveyance of surface water from the individual lot. Each swale lot shall convey stormwater from the lot to a storm sewer system, street, open space area or stormwater management easement without crossing or combining with stormwater from more than the adjacent lot.

5. Drainage swales necessary to control surface drainage between lots shall be centered on the common property line.

6. Whenever a watercourse, is located within a development site, it shall remain open in its natural state and location, and shall not be piped (except for road crossings).

7. Where a subdivision or land development is traversed by a watercourse there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse. The width of the easement shall be adequate to provide for unimpeded flow of stormwater runoff from the one-hundred-year return storm event. However, in no case shall the easement be less than 30 feet in width. Terms of the easement shall prohibit excavation, the placing of fill or structures, and any alterations which may adversely affect the flow of stormwater runoff within any portion of the easement. Periodic maintenance of the easement to ensure proper runoff conveyance may be required by the landowner.

8. During review of the stormwater management plan, if the Township determines that off-site improvements are necessary to satisfactorily manage stormwater runoff from the proposed subdivision or land development, the developer shall be responsible for design and construction of those off-site improvements.

9. The tributary area discharging stormwater runoff to any location along the site property boundary shall not increase by more the 25% over the predevelopment condition without written approval from the adjacent affected property owner(s).

10. Existing points of concentrated drainage discharge onto adjacent property shall not be altered without written agreement of the affected property owner(s) and Township; and shall be subject to any applicable discharge criteria specified in the Stormwater Management Ordinance [Chapter 23]. The agreement shall be recorded at the Bucks County Office of Recorder of Deeds and assignable to future owners.

11. Areas of existing sheet flow which discharge onto adjacent property shall be maintained whenever possible. If sheet flow is proposed to be concentrated and discharged onto adjacent property, the developer must document that there are adequate downstream conveyance facilities to safely transport the concentrated discharge or otherwise prove that no harm will result from the concentrated discharge; and submit written approval from the affected adjacent property owner(s).

12. Any required drainage facilities that are located on, or discharge to, a state highway right-of-way shall be subject to approval by the Pennsylvania Department of Transportation.

13. Storm drainage facilities and appurtenances shall be so designed and provided as to minimize erosion in swales, watercourse channels and at all points of discharge.

14. Storm sewers, culverts and related installations shall be provided to permit the flow of natural watercourses, to ensure the drainage of all low points (except in protected "wetlands") on the subdivided lots or developed land areas and along the line of streets, and to intercept stormwater runoff along the streets at intervals related to the extent and grade of the area drained. The system shall also be designed to accommodate or receive and discharge all runoff from adjacent upstream properties. Where adequate existing storm sewers are readily accessible, the developer must connect new stormwater facilities to the existing system.

15. All proposed streets shall be designed so as to discharge surface water from their rights-of-way. Storm drainage improvements as deemed necessary by the Township shall be required along all existing streets which a subdivision or land development abuts.

16. No piped storm sewer system outlet, detention basin, or energy dissipation structure shall discharge closer than 20 feet from the boundary of any drainage easement under the control of the developer or which may be utilized by the developer, so as to allow for adequate space for stormwater dissipation in vegetated land areas controlled by or available to the developer and/or to allow adequate space for equipment access for future maintenance.

§ 22-514 Blocks.

[Ord. 215, 5/18/2004, § 5.14]

1. The length, width and shape of blocks shall be determined on the basis of the following:

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

B. Zoning requirements for lot size, dimension and minimum lot area per dwelling unit, in the case of residential blocks.

C. The limitations and opportunities of the topography, minimizing grading and site disturbance.

D. Requirements for safe and convenient vehicular and pedestrian circulation and access.

E. Provision for fire protection and services to buildings.

2. Residential blocks shall have a maximum length of 1,600 feet and a minimum length of 500 feet.

3. Pedestrian walks shall be required where necessary to assist circulation or provide access to community facilities. Walks shall have a right-of-way width of not less than 10 feet and a minimum paved width of five feet.

§ 22-515 Lots.

[Ord. 215, 5/18/2004, § 5.15]

1. All residential lots shall front on a street, existing or proposed.

2. Side lot lines shall be at right angles or radial to ultimate rights-of-way from the ultimate right-of-way to the rear lot line.

3. Double-frontage lots shall be deed restricted to allow access only to the lower order street.

4. Remnants of land, smaller than required for a lot, shall not be permitted within any subdivision, with the exception of parcels of land to be dedicated to the Township for the purpose of utilities or open space.

5. Except for lane lots and triangular shaped lots, lots shall maintain a minimum width of at least 50% of the required lot width for the entire depth of the lot.

§ 22-516 Easements.

[Ord. 215, 5/18/2004, § 5.16]

1. Easements with a minimum width of 30 feet shall be provided for utilities.

2. Easements shall be centered on or adjacent to rear or side lot lines.

3. Nothing shall be permitted to be placed, planted, set or put within the area of an easement unless necessary for the purpose of the easement.

4. Areas adjacent to streams or watercourses shall be protected by a conservation easement and shall be in accordance with the Township Zoning Ordinance [Chapter 27] and Township riparian buffer standards.

5. Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained 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, 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, 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.

6. No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless such right-of-way has been shown on the approved plan.

7. The applicant shall provide where required by the Township a method of physically delineating pedestrian easements across private lots. Such method shall include shrubbery, trees, markers or other method acceptable to the Township.

8. The Township may take dedication of easements prior to the final dedication of improvements if necessary to enforce easements during construction or prior to completion of all improvements.

9. Metes and bounds descriptions shall be provided for all easements. All easements shall be monumented at the beginning, end and all changes in direction.

§ 22-517 Curbs, Sidewalks and Trails.

[Ord. 215, 5/18/2004, § 5.17]

1. Curbs are required along proposed streets where necessary for stormwater management, traffic control, pedestrian safety or to provide for roadway stability.

2. Where curbs are not provided a shoulder meeting the requirements of the Township shall be provided.

3. All curbs must meet the requirements of the Americans with Disabilities Act, 42 U.S.C.A., Chapter 126, and the Pennsylvania Universal Accessibility Act, as applicable.

4. Sidewalks shall be provided on both sides of all streets where required by the Township for safety and convenience.

A. The minimum width of all sidewalks shall be five feet. For sidewalks located in a street right-of-way there shall be a minimum three-foot wide planting strip between the curb and sidewalk. This planting strip can be used for the location of the underground utilities.

B. The grades and paving of the sidewalks shall be continuous across driveways.

C. The construction of all sidewalks shall be in accordance with the requirements of the Township.

D. Sidewalks shall be laterally pitched at a slope not less than 3/8 inch per foot to provide for adequate surface drainage.

E. At corners and pedestrian street-crossing points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic.

F. All sidewalks and sidewalk ramps must meet the requirements of the Americans with Disabilities Act, 42 U.S.C.A., Chapter 126, and the Pennsylvania Universal Accessibility Act. Where sidewalk grades exceed 5%, a non-slip surface texture shall be used.

G. Trails/Paths. Along perimeter roads such as collectors, arterials or other existing roads, a macadam bicycle/pedestrian trail may be provided in lieu of the required sidewalk. The trail shall be a minimum of eight feet in width. Other trail requirements of this chapter shall be met, in addition to this requirement.

§ 22-518 Automobile Parking.

[Ord. 215, 5/18/2004, § 5.18; Ord. No. 2025-002, 2/18/2025]

1. General Standards.

A. Parking facilities shall be provided off-street in compliance with requirements of the Township Zoning Ordinance [Chapter 27] and this chapter. A parking space is a paved stall or berth covered or uncovered for parking motor vehicles, excluding space(s) within the street right-of-way. Use of a parking space for any other purpose is prohibited.

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

C. All parking lots and bays permitting parking other than parallel shall be physically separated from the street and confined by curbing or other suitable separating device.

D. Vehicles shall not be permitted to exit parking spaces by backing into public streets. Access areas shall be designed so as to allow vehicles to enter a public street in a forward direction.

E. All parking facilities must meet the requirements of the Americans with Disabilities Act, 42 U.S.C.A., Chapter 126, and the Pennsylvania Universal Accessibility Act, as applicable.

F. Garages shall not be used to meet on-site parking space requirements.

2. Common Parking Lot Standards. The design standards specified below shall be required for all common parking lots.

A. Parking area dimensions shall be no less than those listed in the following table. Parking spaces: shall be a minimum of 10 feet wide and 20 feet long. Parallel spaces eight feet wide and 22 feet long.

B. Parking areas with dead-end parking areas shall be designed to provide sufficient area for backing and turning movements from the end stalls of the parking lot.

C. A five-foot radius of curvature shall be required for all curblines in all parking lots.

D. Except for accessways, all parking areas shall be set back at least 25 feet from all street and property lines, or as required by the Zoning Ordinance [Chapter 27] (the greater provision shall prevail). The distance between this required setback and the street line shall be maintained as a landscaped area and a sidewalk or path.

E. All parking lots for any purpose shall be physically separated from any public street by a concrete curb and by planting strips which shall be not less than three feet in depth on each side of a five-foot concrete sidewalk built to Township specifications.

F. All parking lots shall be paved and constructed in accordance with the standards established by the Township.

G. The layout of every common parking lot shall be such as to permit safe and efficient internal circulation, in accordance with accepted traffic engineering principles and standards. Parking lots with diagonal parking shall permit only one way traffic.

H. Every common parking lot shall include sufficient stacking space to accommodate entering and exiting vehicles without overflowing out onto adjacent streets or service roadways.

I. The width of accessways shall be:

(1) A minimum of 15 feet for one-way use only.

(2) A minimum of 24 feet for two-way use.

(3) A maximum of 35 feet at the ultimate right-of-way.

J. For the purpose of servicing any property held under single and separate ownership, accessways crossing the street lot line shall be limited to two along the frontage of any single street, and their center lines shall be spaced at least 80 feet apart. On all corner properties, there shall be a minimum space of 60 feet, measured at the curbline, between the center line of any accessway and the street line of the street parallel to said access drive.

K. A minimum of 5% of the required parking spaces for nonresidential and multifamily development shall be electric vehicle charging station (EVCS) parking spaces, and up to this amount may be included in the calculation for the minimum parking spaces required. Such EVCS parking spaces shall be in accordance with Chapter 6, Electric Vehicle Charging Stations.

§ 22-519 Residential Driveways.

[Ord. 215, 5/18/2004, § 5.19]

1. General Driveway Standards.

A. Sight distance requirements for all driveways shall be in accordance with the Pennsylvania Code, Title 67, Transportation, Chapter 441 "Access To and Occupancy of Highways by Driveways and Local Roads." Driveways shall be located, designed and constructed as to provide a stopping space, not to exceed a 4% grade, 20 feet behind the right-of-way line.

B. At each point where a private accessway or driveway intersects a public street, a clear sight triangle, measured 10 feet in both directions from the point of intersection of the street line and the edge of the accessway, shall be maintained, within which vegetation and other visual obstructions shall be limited to a height of not more than 1 1/2 feet above street level.

C. Driveways shall be located not less than 40 feet from the nearest tangent point of the curb radius of any intersection (to the driveway).

D. Driveways to corner lots or lots having access to more than one street shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications.

E. A turn-around space shall be provided on the lot when the driveway takes access from an arterial or collector (major or minor) road.

F. Where on-street parking is permitted, the layout of the curb cuts of the driveways shall be designed to maximize the number of on-street parking spaces. Alleys may be required where narrow lot widths and driveways would interfere with on-street parking or the provision of required landscaping.

G. A copy of the highway occupancy permit issued by PennDOT for each lot shall be submitted to the Township.

H. For driveways serving single residential units, the driveway apron shall have a minimum width of 10 feet and a maximum width of 20 feet at the edge of the cartway.

I. All driveways shall be at least 12 feet from any side or rear lot line, except for shared driveways.

2. Shared Driveways. A shared driveway shall have a minimum width of 16 feet within the street ultimate right-of-way. Maintenance agreements to cover anticipated maintenance and future repairs shall be provided and shall be subject to approval of the Township.

§ 22-520 Landscape Conservation and Improvement Plans.

[Ord. 215, 5/18/2004, § 5.20; as amended by Ord. 2011-5, 5/3/2011, Art. V]

1. All major subdivision and land development plans shall contain a Landscape conservation and improvement plan (landscape plan) prepared by a landscape architect which shall address conservation of the natural landscape and planting of native plant materials and such others as defined in these regulations to enhance the development and to protect and buffer surrounding areas. The landscape plan shall address all areas of a site exclusive of building areas. A Landscape Plan shall not be required for a minor subdivision. The landscape plan must address the following requirements: minimization of site disturbance, street trees, buffers, parking area landscaping, Leadership in Energy and Environmental Design (LEED), latest edition requirements for parking lot shading, preservation of trees in the right-of-way, tree protection during grading and construction, and planting in conjunction with stormwater management requirements pursuant to § 22-513 of this chapter and the Solebury Township Stormwater Management Ord. 2009-3 [Chapter 23].

A. Site Inventory and Proposed Disturbance. The landscape plan shall include the following:

(1) Existing conditions, including vegetation types and locations of trees, woody shrubs, herbaceous plants, land use history for the previous two years, unique features, wildlife species and water resources. Trees (six inches caliper or greater measured 4 1/2 feet above grade [dbh]) standing alone (or proposed to be removed) shall be identified by genius, species, and caliper (dbh). Plan shall indicate the trunk and canopies of trees relative to the proposed disturbance line.

(2) All areas that will be graded and from which soil or vegetation will be removed including a line to delineate the limit of disturbance shall be identified.

(3) Review of the Pennsylvania Natural Diversity Inventory (PNDI) and the Bucks County Natural Areas of Inventory for threatened and/or endangered species and their habitat. If threatened and/or endangered species and/or the habitat are identified, a site investigation and report performed by a natural resource specialist is required. The Township may request an on-site investigation for threatened and/or endangered species and/or habitats if site conditions warrant such investigation.

(4) Disturbance Suitability Analysis. A suitability analysis shall be performed which identifies the site area that is least suitable for disturbance and the areas that are most suitable for disturbance. Areas that contain one or more of the following conditions shall be considered least suitable and mapped appropriately:

(a) Wooded areas that contain threatened rare and/or endangered species and/or the associated habitats.

(b) Sensitive habitats such as spring seeps, vernal ponds, cliffs, caves and rubble land (area with a high content of large rock fragments).

(c) Riparian corridors as defined in the Zoning Ordinance [Chapter 27].

(d) Wooded areas containing Class II and III steep slopes.

(e) Specimen trees.

(f) Trees in a street right-of-way.

(5) All proposed plantings required to complement, screen or accentuate buildings, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards and other site features and/or structures. Plant genus, species, sizes and spacing shall be in accordance with this chapter.

B. General Landscaping Requirements.

(1) Landscape buffers may contain trees, evergreens, shrubs, ground covers, berms, fences or a combination of these features, for the purposes of separating one land use from another land use; or to shield or block lights, noise or visual impacts; and/or to preserve the natural landscape of the Township.

(2) No structures, buildings, storage of materials or parking shall be permitted in the buffer area unless specifically approved by the Board of Supervisors. Access driveways may cross buffer areas in order to connect the street with a parking area or driveway outside the buffer area. Trails and sidewalks may be located within a required buffer when authorized by the Board of Supervisors, provided that the required planting is not diminished. Stormwater management basins and grading required for basin berms/slopes constructed as part of a stormwater management plan, shall not be permitted in a required buffer unless specifically approved by the Board of Supervisors.

(3) Where vegetation exists that meet the objectives and planting standards of the buffer requirements, it shall be preserved and may be used to meet the buffer and planting requirements. Photo documentation of the existing vegetated condition must be submitted for review. Quantities, size, species, genus and locations of existing materials must be shown on the plans and verified by the Township. Where the Township allows existing vegetation to be counted toward meeting the buffer requirements (including berm requirements) of this chapter, the vegetation shall not be removed except for dead plants, or exotic invasive species, and noxious weeds as defined by Act 72 of 1994, 3 P.S. § 255.8, as amended. Additional plantings shall be required if the existing vegetation is not adequate to meet the buffer standards for density, width or size. The vegetation shall be protected by recorded plan note to ensure that it remains as a part of the subdivision or land development.

(4) The buffer may overlap the required front yard and in the case of conflict, the larger dimensional requirement shall apply. Buffer areas shall be provided in addition to the required minimum side and rear yards if needed to provide a minimum depth of 25 feet, as measured from the principal structure. Where buffers are required, they shall be provided along the entire length of the property line (except for Type 3, visual screen around storage, maintenance, and waste disposal areas, and Type 4, parking lots along roads). Planting designs that have a mix of species are required, as opposed to rigid rows of the same species.

(5) All buffers shall be maintained and kept clean of all debris.

(6) Required buffer areas do not count as open space.

(7) Easements shall be provided for all buffers and shall be shown on all plans. The easement shall require that the property owner is responsible for maintenance of the buffer area and all vegetation within the buffer easement. The Township shall have the right to access the buffer easement to verify compliance with maintenance responsibilities.

(8) If a buffer already exists on an adjacent property that meets the requirements of this chapter, additional buffering may be waived by the Board of Supervisors when a new use is established. If the existing buffer is substandard, additional area and plantings shall be added to meet the ordinance requirements.

(9) No planting shall encroach upon a required clear sight triangle.

(10) Any plant material which does not survive, exhibits poor growth habits, is diseased, is missing, or is damaged by deer or natural causes within 18 months from the date of acceptance by the Township, or 18 months following installation of replacement landscape material, whichever is greater, shall be replaced in kind by the developer.

(11) Use separation buffer plant material must be installed within a subdivision prior to issuance of a use and occupancy permit for any residential dwelling.

(12) Financial security shall be posted with the Township in an amount equal to the estimated cost of the trees and plantings, to be released 18 months from Township acceptance of the installation or installation of replacement trees pursuant to subparagraph (10) above.

(13) Prior to acceptance of street tree installation/replacement and prior to acceptance of the eighteen-month maintenance period, all street trees must be pruned to provide a clear zone of seven feet above the sidewalk (if existing) and curb. Tree branches shall be pruned in accordance with the standards of the Tree Care Industry Association (formerly the National Arborist Association).

(14) All plant material shall be protected from deer damage. Any material damaged by deer prior to Township acceptance and/or completion of a maintenance period shall be replaced in kind by the developer.

C. Plant Material Specifications.

(1) Names of plants shall agree with the nomenclature of Standard Plant Names, as adopted by the American Joint Committee on Horticulture Nomenclature, 1942 edition, as amended; size and grading standards shall conform to those specified by the American Association of Nurserymen in the latest edition of the USDA Standards for Nursery Stock. No substitutions shall be permitted except by written permission of the Township.

(2) Quality. All plants shall be typical of their species or variety and shall have normal, well-developed branches and vigorous fibrous root systems. All plants shall be nursery-grown unless otherwise stated and shall have been growing under the same climate conditions as the Township for at least two years prior to the date of planting. Written verification of nursery/location shall be provided to the Township for approval prior to installation. 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. No plants with trunk damage or scarring shall be permitted to be installed. All nursery installed trunk wrapping must be removed at the time of installation to permit inspection of the trunk condition.

(3) 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 USDA Standards for Nursery Stock.

(4) Delivery. Plants shall be packed, transported and handled with the utmost care to ensure adequate protection against injury.

(5) Pruning. Each plant shall be pruned to preserve the natural character of the plant in a manner appropriate to the particular requirements. Branches should be thinned by approximately 25% by removal of crossing, damaged or competing limbs back to the major crotch. The leader is to be left intact. Pruning shall comply with American National Standards Institute (ANSI) A300 Tree Pruning Best Management Practices (Revised 2008).

(6) Plant Material. Trees shall be nursery grown stock of specimen quality. They shall be of symmetrical growth or typical of the variety and supplied from sources in the same hardiness zone as the Township, and free of insect or disease problems.

(7) Required plant material shall meet the genus, species and minimum size requirements as specified in the Township's Plant List contained in Appendix 22-D of this chapter.

(8) Installation.

(a) All street trees and buffer trees to be installed shall be balled and burlapped in accordance with American Association of Nurserymen Standards. The ball depth shall be not less than 60% of the ball diameter, and in all cases, contain the maximum of the fibrous roots of the tree. The following standards shall apply:

	Caliper	Minimum Ball Diameter
	2 1/2 to 3 inches	28 inches
	3 to 3 1/2 inches	32 inches
	3 1/2 to 4 inches	36 inches
	4 to 5 inches	44 inches
	5 to 6 inches	54 inches

(b) Excavated plant pits shall be a minimum two feet wider than the ball size.

(c) Backfill mix for the excavated plant pit area shall be composed of topsoil, compost or other recommended material.

(d) Trees shall be supported in accordance with American National Standards Institute (ANSI) A 300 requirements. Tree guying shall be removed one year after planting.

(e) If used, tree wrapping paper shall not be installed prior to delivery to the project site. All tree wrapping material shall be removed one year after planting.

(f) All plantings shall be mulched to a depth of three inches in a six feet diameter ring around the base of each tree or continuous beds if trees or shrubs are less than six feet apart.

D. Street Landscaping.

(1) Trees within the right-of-way of a Township street shall not be removed without Township approval except within the clear sight triangle, or removal of invasive species, diseased trees, dead trees or trees which are misshapen or determined by the Township to be in poor health.

(2) Street trees shall be planted along all existing and proposed streets within any land development or major subdivision where suitable street trees do not exist. Street trees shall not be required for a minor subdivision. Trees shall not be planted opposite each other but shall alternate.

(3) Street trees shall be planted within the street right-of-way except where the Township agrees suitable trees are already in place. (Refer to Appendix 22-F, "Typical Roadway Half Section.")

(4) Street trees shall be selected and coordinated to provide adequate separation from overhead and underground utilities. (Refer to Appendix 22-C.)

(5) "Medium to large" street trees shall be planted at intervals of not more than 40 feet. "Small" street trees shall be planted at intervals not to exceed 30 feet. (Refer to Appendix 22-D.)

(6) Within the Scenic Overlay Zoning District, street landscaping shall maintain scenic views in a manner acceptable to the Board of Supervisors.

(7) Existing streets within the RA and RB Zoning Districts shall be landscaped with native plant material/quantity to create a traditional hedgerow containing a dense mixture of evergreen and deciduous species. Landscape design is subject to approval by the Board of Supervisors.

(8) Street trees shall meet the following standards:

(a) At the time of planting, medium to large street trees shall have a trunk diameter of not less than three inches measured six inches above grade; small street trees shall have a trunk diameter of not less than 2 1/2 inches measured six inches above grade.

(b) Branching Height. The height of branching shall bear a relationship to the size, genus, species and location of the tree. Trees selected for street tree use between curb and sidewalk shall have a minimum clearance height of seven feet above grade before branching begins.

E. Use Separation Buffers. Use separation buffers shall be required where uses to be buffered are directly abutting. Separation buffers shall be provided in compliance with the following requirements:

[Amended by Ord. No. 2019-002, 1/15/2019]

Situation		Buffer Required	Buffer Type and Width1
Any development adjacent to farmland or property within the agricultural security district		Yes; buffer required wherever the development abuts farmland	Type 2: 20 foot width. Hedgerow with a fence
Separation between residential and institutions: schools, parks, Township buildings, long-term and short-term residential health care facilities, nonfamily community residential facilities		Yes; buffer required along lot lines wherever institutions abut a residential use	Type 1: 50 foot width. Purpose: to minimize effects of lights, noise, traffic
Separation between multifamily use any nonresidential use, commercial or industrial use and adjacent single family or agricultural use (except within the TNC District)		Yes; buffer required along lot lines where multifamily residential or nonresidential use abuts residential use	Type 1: 50 foot width. Buffer is mix of hedges, evergreens and larger trees
Separation between nonresidential use and adjoining residential use within the TNC District		Yes; buffer required along lot line whenever a nonresidential use abuts a residential use	Type 5: 20 foot width. Purpose: to create continuous visual buffer at time of occupancy
Separation between nonresidential zoning district and residential zoning district		Yes; buffer required along zoning district boundary line where nonresidential district abuts residential district	Type 1: 50 foot width.
Reverse frontage lots		Yes; buffer required where rear yard is adjacent to a perimeter street	Type 1: 50 feet width. Landscaped berm
Visual screen around storage, maintenance and waste disposal areas		Yes; buffer required around the edge of the facility	Type 4: Fences and evergreen screen
Parking lots along roads		Yes	Type 3: 10 foot width.
Abutting rear yards		Yes	Type 3: 10 foot width.

NOTES:
1	Where full compliance with the required buffer width does not further the intent of this chapter as determined by the Township, the Board of Supervisors may consider a reduction of the required width when the applicant can demonstrate, to the satisfaction of the Township, that a reduction in width does not materially reduce the effectiveness of the buffer.

F. Buffer Types.

(1) Type 1 Buffer. Buffer design and plant materials shall be as follows:

(a) Planted area: minimum of 25 feet.

(b) An undulating earthen berm shall be a component of the buffer; when, in the opinion of the Township, an immediate screening effect is necessary between uses. The undulating berm shall vary between three and six feet in height and shall meander in a naturalistic fashion without adversely affecting drainage. Slope ratios shall not be greater than three to one (horizontal to vertical).

(c) Plant material shall comply with the requirements of the following chart:

Type 1 Buffer Planting Requirements
Plant Types		Minimum Size	Plant Quantities Required
Evergreens		6 feet in height	One evergreen per 20 feet of buffer length
Medium to large trees		3 inches caliper	One medium to large tree per every three evergreens or approximately one per 60 feet of buffer length
Small trees		8 feet in height; 2 1/2 inch caliper	One small tree per every three evergreens or approximately one per 60 feet of buffer length
Shrubs		3 feet in height	Five shrubs for every one evergreen tree or approximately one per 4 feet of buffer length; planted in naturalistic groupings of mixed plant varieties and sizes in masses within mulched planting beds; not more than 75% being deciduous varieties and not less than 50% being flowering varieties
Ground-covering plants		18 inches maximum height at maturity*	10 plants per every one shrub; planted in masses with shrub beds at a rate of one per square foot of shrub area with a minimum of 10 plants for each shrub
*	Native wildflowers and grasses may have a maximum height of 36 inches.

(2) Type 2 Buffer. Buffer design and plant material shall be as follows:

(a) Planted area: minimum of 15 feet in width along the property line. Planted area shall include the required evergreens, medium to large trees, small trees and shrubs as specified in the Type 2 Buffer Planting Requirements chart that follows.

(b) The remaining five feet of the 20 feet wide buffer shall be planted in native grasses, wildflowers or ground-covering plants as specified in the Type 2 Buffer Planting Requirements chart that follows.

(c) Farmland area shall be separated from a residential area by a four-rail split rail fence with concrete post, unless an alternate fence specification is approved by the Board of Supervisors. The fence shall be located within the 20 feet wide buffer, but not less than three feet from the property line.

Type 2 Buffer Planting Requirements
Plant Types		Minimum Size	Plant Quantities Required
Evergreens		6 feet in height	One evergreen per 15 feet of buffer length
Medium to large trees		3 inch caliper	One medium to large tree per 20 feet of buffer length
Small trees		8 feet in height; 2 1/2 inch caliper	One small tree, 15 feet of buffer length
Shrubs		3 feet in height	One shrub per 3 feet of buffer length; planted in naturalistic groupings of mixed plant varieties and sizes in masses within mulched planting beds; not more than 75% being deciduous varieties and not less than 50% being flowering varieties
Ground-covering plants		18 inches maximum height at maturity*	10 plants per every one shrub; planted in masses with shrub beds at a rate of one per square foot of shrub bed area with a minimum of 10 plants for each shrub
*	Native wildflowers and grasses may have a maximum height of 36 inches.

(3) Type 3 Buffer. A planted buffer 10 feet wide is required within a development to separate rear yards and to buffer parking lots along roads. Buffer design and plant material shall be as follows:

(a) A buffer is required within a development to separate rear yards 10 feet wide.

(b) Plant material shall comply with the following chart:

Type 3 Buffer Planting Requirements
Plant Types	Minimum Size	Plant Quantities Required
Evergreens	6 feet in height	One evergreen per 15 feet of buffer length
Medium to large trees	3 inch caliper	One medium to large tree per 20 feet of buffer length
Small trees	8 feet in height; 2 1/2 inch caliper	One small tree, 10 feet of buffer length
Shrubs	3 feet in height	One shrub per 3 feet of buffer length

(4) Type 4 Buffer. Visual screen for storage and maintenance activities. Buffer design and plant material shall be as follows:

(a) A solid fence shall be constructed and shall be placed within the building envelope and not in any required yard area. The fence height shall be adequate to provide a complete visual screen from adjoining properties but not to exceed six feet in height when located within a required yard; and not to exceed eight feet in height when located within the principal building envelope. Fence details shall be included on the landscape plan.

(b) Along the exterior face of the fence there shall be a row of ornamental shrubs/native shrubs and/or evergreens in a hedging habit planted at a rate to obscure the appearance of the fence after a five-year growing period. Minimum shrub and upright habit evergreen height at planting shall be three feet.

(5) Type 5 Buffer. Visual screen for nonresidential activities in the TNC District. Buffer design and plant material shall be as follows:

(a) Buffer width shall be measured from the abutting yard lot line.

(b) The buffer planting strip must be of sufficient height and density to constitute a continuous visual buffer at the time of occupancy of the nonresidential structure.

(c) The effective height of the continuous visual buffer created through plant materials and/or fencing shall be no less than six feet.

(d) All screening and landscaping shall be shown in a Landscape Plan prepared in accordance with § 22-520 of this chapter and approved by the Board of Supervisors.

G. Landscaping of Parking Areas. Off-street parking facilities for five or more vehicles shall be landscaped. An off-street parking facility includes the designated parking areas and any appurtenant surfaced areas upon which a vehicle is designed to maneuver, including, but not limited to, all parking stalls, loading areas, driveways and areas for maneuvering. Every off-street parking facility shall be landscaped so that 50% of each facility will be shaded with trees based upon the anticipated tree crowns at maturity. Development of such canopy shall be in accordance with the following:

(1) The amount of facility that will be shaded at maturity shall be determined by using the appropriate percentage of the crown based upon whether the tree is a medium to large tree or small tree as included within the Deciduous Tree List (Refer to Appendix 22-D of this chapter), and on their location relative to the parking facility. A thirty-five-foot diameter crown shall be utilized for trees included on the Medium to Large Deciduous Tree List; a twenty-foot diameter crown shall be utilized for trees included on the Small Tree Deciduous List.

(2) Trees not included on the Medium to Large Deciduous Tree List or Small Deciduous Tree List may be used as parking lot shade trees, if approved by the Township. No one species shall comprise more than 25% of the total number of parking lot trees.

(3) Trees (existing trees to be preserved and proposed trees) shall receive 25%, 50%, 75% or 100% shading credit based upon their location relative to the parking area. Areas where canopies overlap shall not be counted twice. Where the actual tree crown based upon species/location is less than one of the established percentage increments, the credit shall be "rounded" down to the next increment. (For example: If a crown will result in a large tree having an 800 SF of shading, the shading credit is reduced to 75% (722 SF) based upon the shading credit chart). If the site has two or more separate parking areas, the amount of shading shall be calculated separately for each facility. Refer Appendix 22-E.

	Shading Credit Chart
		100%	75%	50%	25%
	Medium to large tree	962 SF	722 SF	481 SF	240 SF
	Small tree	314 SF	236 SF	157 SF	79 SF

(4) A parking facilities shading plan shall be submitted with any subdivision or land development application including an off-street parking facility. The plan shall clearly show (graphically) all surfaced areas included in the calculation of the amount of the facility to be shaded. Trees shall be drawn to scale representing the canopy size at maturity as listed in the Deciduous Tree List.

(a) The shading plan shall also include a table identifying the quantity and type of trees used; the percentage of shade credited to each; and their corresponding canopy size.

(b) All off-street parking facilities shall be indicated on the shading plan, and the total area calculated shall be noted in the shade calculation table. Surfaced areas for automobile dealerships, lumber yards and similar facilities as determined by the Township that are used for display, sales, service and vehicle storage may be relieved of 50% shading requirement as follows:

1) The Township may accept a fee-in-lieu-of the 50% shading requirement.

2) The Township may accept an applicant's offer to plant the required number/size of trees on riparian areas that may or may not be owned by the Township, or other Township owned property as designated by the Township.

(c) Sample Shade Calculation Table:

Tree Label	Botanical Name/ Common Name	100% Shading Credit (SF)	75% Shading Credit (SF)	50% Shading Credit (SF)	25% Shading Credit (SF)	Total Credit (SF)
T1
T2
T3
Total Tree Shade
Total Paved Area
Percent of Shade Coverage

(5) A minimum six-foot by six-foot planting area shall be provided for each tree planted in a tree well or planter strip. A minimum four-foot by eight-foot planting area shall be provided for each tree planted in an island planter. Planter dimensions are measured from the interior side of the curb or other impervious surface. Center line of trees must be planted at a minimum 24 inches from the face of curb or other impervious surface (where curb is not utilized). A two-foot overhang for vehicles into the planter area is allowed as long as trees are installed a minimum of four feet from the edge of the parking area.

(6) Planting areas shall contain soil, shrubs, and/or living ground cover with two inches of natural bark or root mulch. Dyed mulch may not be utilized. Interlocking pavers and decomposed granite may also be utilized in heavily used areas.

(7) Proper planting is essential to achieve the best growth of the tree. This includes, but is not limited to: tree handling, tree spacing, tree well size, soil composition, irrigation and maintenance. The entire tree planting area (tree well, island or strip) shall be excavated to a depth of three feet. The planter area shall be backfilled with native soil and necessary amendment prior to tree planting. All planting areas shall have a minimum of 12 inches of topsoil.

(8) The perimeter of all parking facilities facing a public street shall be landscaped in accordance with § 22-520, Subsection 1G, of this chapter.

(9) All plantings shall be able to survive soot, gas fumes and salt. Trees which have low growing branches, gum or moisture which may drop on vehicles; or blossoms, thorns, seeds or pods which may clog drainage facilities, shall not be installed adjacent to streets, parking lots, sidewalks, pedestrian paths and drainage facilities.

H. Open Space Plantings.

(1) The applicant shall provide a method of physically delineating open space areas from private lots. Such methods shall include shrubs, trees, markers, fencing or other methods acceptable to the Township. Trees, shrubs, markers or fencing shall be placed on the open space at its boundary. Where hedge plant material is provided as screening or a barrier between private lots and open space, additional markers or plant material for delineation are not necessary.

(2) A plan for control of noxious weeds, as defined by the Noxious Weed Control Law, 3 P.S. § 255.1 et seq. (Act 72 of 1994, as amended), shall be submitted for approval by the Township for all open space areas. The control plan may include periodic cutting, grubbing, foliar spray, basal bark herbicide application, soil application or a combination of methods. Control plan shall be determined based upon the extent of infestation, quality of native vegetation, existing natural resources (floodplains, wetlands, steep slopes), natural habitat disturbance, etc. Noxious weeds include the following:

(a) Cannabis sativa, commonly known as marijuana.

(b) The Lythrum Salicaria Complex. Any nonnative Lythrum including, Lythrum salicaria and Lythrum virgatum, their cultivars and any combination thereof.

(c) Cirsium arvensei, commonly known as Canadian thistle.

(d) Rosa multiflora, commonly known as Multiflora rose.

(e) Sorghum halepense, commonly known as Johnson grass.

(f) Carduus nutans, commonly known as musk thistle.

(g) Cirsium vulgare, commonly known as bull thistle.

(h) Datura stramonium, commonly known as jimson weed.

(i) Polygonum perfoliatum, commonly known as mile-a-minute.

(j) Puerria lobata, commonly known as kudzuvine.

(k) Sorghum bicolor cv. Drummondii, commonly known as shattercane.

(l) Heracleum mantegazzianum, commonly known as Giant Hogweed.

(m) Galega officinalis, commonly known as Goatsrue.

(3) Recreational open space areas not existing as forest or proposed as natural areas (e.g. wetland) shall be established in meadow, turf grass or lawn; or established as forest. Open space areas not proposed for agricultural use which are fallow field/meadow, shall be planted with native tree species to establish forest.

(a) A planting plan which identifies tree species, genus, size and spacing; and ground cover/preparation shall be submitted with the preliminary plan application and is subject to approval by the Township.

(b) The planting plan shall, at a minimum, provide for the installation of one tree per 100 square feet of reforestation area. Trees shall have a minimum height of two feet at the time of installation. Bare root plants shall be planted between October 15 and December 1. Potted plants shall be planted between March 15 and May 1. Trees shall be fertilized, mulched, and staked and, protected from deer browsing. Species shall be native hardwoods.

(4) Prior to seeding open space areas, a soil test must be conducted by a soil testing laboratory and the soils amended to achieve pH and NPK (Nitrogen, Phosphorous and Potash) levels as recommended for the proposed seeding. At time of dedication, all open land areas must have at least 90% cover with appropriate grasses or other species and be free of noxious weeds as defined by the Commonwealth of Pennsylvania.

(5) Open space reforestation plantings which do not survive, exhibit poor growth habits, are diseased, are missing, or are damaged by deer within five years from the date of acceptance by the Township shall be replaced in kind by the developer.

(6) Financial security shall be posted with the Township in an amount equal to the estimated cost of the trees and plantings, to be released five years from Township acceptance of the installation or installation of replacement trees in accordance with § 22-520, Subsection 1H(5).

I. Building Area Landscaping.

(1) All buildings for which landscaping is required shall be landscaped in accordance with the following criteria:

(a) A combination of evergreen and deciduous trees and shrubs shall be used as "foundation" plantings, i.e., plantings to be installed in close proximity to the building facades. Plant material should take into account the typical spread of the proposed species at maturity.

(b) One deciduous three-inch minimum caliper deciduous tree shall be planted for every 50 feet length of the building facades measured from end to end of buildings. In addition, one evergreen tree with a minimum height of six feet shall be planted for every 50 feet of length of the building facades.

(c) Five evergreen and/or deciduous shrubs shall be planted for every 20 feet of length of the building facades.

(d) Trees and shrubs shall be located to define outdoor spaces and compliment proposed architectural style.

(2) Other landscaping including trees, shrubs and ground covers shall be provided along walkways, in courtyards, around sitting areas, at the entrance to the site and in other highly visible locations, especially on the outer side of any internal access roads visible from a public street which may adjoin a lot or tract, at the entrance to buildings, and around structures used for service, storage or maintenance purposes.

J. Protection of Existing Plant Materials.

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

(2) A tree protection zone must be delineated and abided by throughout the entire construction and development process.

[Amended by Ord. No. 2021-007, 10/19/2021]

(3) During the construction of any site, the tree protection zone shall be delineated by snow fence, safety fence or orange silt fence to ensure that there is no encroachment by changing grade, trenching, stockpiling of building materials or topsoil, or the compaction of the soil and roots by any motor vehicle. Specimen trees shall be protected with chain-link fence installation five feet outside of the dripline of the tree to be preserved during construction activity.

[Amended by Ord. No. 2021-007, 10/19/2021]

(4) Trees that are to be removed shall not be felled, pushed or pulled into a tree protection zone or any area where vegetation is to be retained.

(5) All diseased or dead trees shall be promptly removed from the site. All trees to be preserved shall be pruned when necessary to remove dead limbs.

(6) No tree is to support any scaffolding, signs, temporary utilities, surveying spikes or any other device.

K. Trees Damaged During Construction.

(1) Tree trunks and exposed roots damaged during construction shall be protected from further damage. Damaged branches shall be pruned according to Tree Care Industry Association (formally National Arborist Association) standards. All cuts shall be made sufficiently close to the trunk or parent limb but without cutting into the branch collar or leaving a protruding stub. All necessary pruning cuts must be made to prevent bark from being torn from the tree and to facilitate rapid healing.

(2) All trees which have been disturbed or have experienced damage to their roots or branches shall be fertilized in early fall or mid-spring. Fertilizer grade shall have approximately three parts nitrogen to one part phosphorus and potassium (3:1:1 ratio). Fertilizer shall be broadcast over the soil surface in an area twice the size of the tree protection zone at a rate of one pound of nitrogen per 1,000 feet.

(3) Trees proposed to remain on a subdivision and/or land development plan which die or are so severely damaged during construction to require removal as determined by the Township shall be replaced pursuant to § 22-520, Subsection 1L, of this chapter.

L. Tree Replacement Plan/Replacement Trees.

(1) All major subdivisions and all land developments where trees with a diameter larger than six inches measured 4 1/2 feet (dbh) above grade are to be removed shall submit a planting plan including genus, species, size (dbh) and location of individual trees for review and approval by the Township. A chart tabulating the diameter inches being removed, the diameter inches to be replaced, and the resultant number of replacement trees shall be included on the plan. Plant material shall be guaranteed for a period of two years from the date of planting or, in the case of a subdivision or land development, 18 months from the date of commencement of the maintenance period for required improvements, whichever is greater.

(2) Replacement tree genus, species and location. Species of replacement planting and planting locations shall reflect careful site evaluation and shall integrate the following criteria in selection and location:

(a) Existing and proposed site conditions and their suitability for the plant materials, based upon the site's geology, hydrology, soils and microclimate.

(b) Specific functional and design objectives of the plantings, which may include but not limited to; replacement of woodland area removed, enhancement of existing woodland, reforestation of riparian buffer areas, provision for landscape buffer, visual screening, noise abatement, energy conservation, wildlife habitats and aesthetic values.

(c) Maintenance considerations such as hardiness, resistance to insects and disease, longevity and availability, and resistance to deer damage.

(d) The use of nursery free-fruiting native trees and shrubs is encouraged. Species should reflect species diversity characteristics of the native deciduous woodland.

(e) Replacement plant material shall not disrupt or impact an existing scenic viewshed.

(3) Transplanted plants. Provisions may be made on a site specific basis and in consultation with the Township to satisfy the minimum requirements in § 22-520, Subsection 1O, of this chapter with transplanted material. The transplanted plant materials shall be at least the same size as required nursery grown material and shall also be subject to the same protection maintenance and guarantee requirements. Transplanted material shall be handled according to the American Nursery and Landscape Association's (ANLA) guidelines and pruned according to the American National Standards Institute (ANSI) publication "A300 Pruning Standard." When pruning, a more conservative "crown clearing" is recommended, removing up to 25% of the branches.

(4) Trees with a diameter of six inches or more which are to be removed or destroyed during any stage of development, grading and/or construction within a subdivision or land development shall be replaced with a tree or trees of the type contained within Appendix 22-D of this chapter. However, removal of trees on a site shall not exceed the maximum permitted pursuant to the Natural Resource Protection Standards of Part 22 of the Zoning Ordinance [Chapter 27]. Replacement trees shall meet the following size limitations:

[Amended by Ord. No. 2021-007, 10/19/2021]

(a) Trees with a diameter of six inches or more, but less than 10 inches, which are removed shall each be replaced with a tree of a like caliper or no less than two trees measuring three inches in diameter.

(b) Trees with a diameter of 10 or more, but less than 15 inches, which are removed shall each be replaced with a tree of like caliper or no less than four trees measuring three inches in diameter.

(c) Trees with a diameter of 15 inches or more, but less than 24 inches, which are removed shall each be replaced with no less than six trees measuring three inches in diameter.

(d) Trees with a diameter of 24 inches or more which are removed shall each be replaced with no less than 10 trees measuring three inches in diameter.

(5) All replacement trees shall be measured at a height of 4 1/2 feet above the finished grade level. Replacement trees may be planted within, but not in place of, required buffers, street trees, trees in parking lots or trees planted on individual lots or common open space.

(6) Where development takes place on fully wooded lots, replacement trees or their equivalent may be planted as follows:

(a) The applicant shall enhance existing wooded areas through planting of understory trees or shrubs.

(b) In order to mitigate the impact of stormwater runoff either on site or upon adjacent properties, the applicant shall plant riparian buffers in areas designated by the Board of Supervisors, provided that the Township secures the necessary permission if the riparian buffer areas are on private property and the replacement tree area is protected by a conservation easement.

(c) Replacement trees may be installed on land owned by the Township at locations acceptable to the Township.

(d) The Township may accept a contribution to a capital account established by the Township for the installation and maintenance of trees. The Board of Supervisors shall, from time to time, by resolution establish appropriate amounts for contribution in-lieu-of tree replacement.

(e) A combination of the above in a manner acceptable to the Township.

(7) Construction Procedure. Prior to the commencement of construction on any lot, and as prerequisite for the issuance of a building permit for a building within a major subdivision or land development, the applicant shall mark the tree protection zone boundary with an orange snow fence or orange super silt fence four feet in height. On notification that the marking is completed, the Township shall conduct an inspection to ensure that field conditions represent conditions presented in the tree protection and replacement plan. A reinspection of the site shall occur once notified of the completion of site work. The reinspection will verify the number of living trees remaining in the tree protection zone without material injury or disturbance.

§ 22-521 Open Space Standards.

[Ord. 215, 5/18/2004, § 5.21; as amended by Ord. 2011-5, 5/3/2011, Art. VI]

1. General.

A. All subdivisions and land developments shall meet the open space requirements of the Zoning Ordinance [Chapter 27]. The amount of open space shall be determined in accordance with the provisions of the Zoning Ordinance [Chapter 27]. All subdivision and land development plans shall contain material required to establish the method by which the open space shall be perpetuated, maintained and administered. Open space shall not include land occupied by commercial, industrial, residential or other non-recreational uses, land reserved for future parking areas for non-recreational uses, stormwater detention or retention basins, areas occupied by wastewater disposal systems (including but not limited to, community sewage treatment systems, spray fields, lagoons and other sewage facilities), and/or the yards or lots of dwelling units. Open space shall not include left over areas, remnants of land remaining after lotting out, or other unusable areas.

B. Open space and landscaping shall conform to § 22-520, Subsection 1H, of this chapter. Evergreens or shrubbery shall be a minimum height of two feet at the time of planting. Deciduous trees shall have a minimum trunk diameter of 2 1/2 inches at a height of six inches above the finished grade at the time of planting.

(1) Suitable plant materials are:

(a) Aronia arbutifoliai—Red Chokeberry.

(b) Aronia melanocarpa—Black Chokeberry.

(c) Cornus sericeai—Red Osier Dogwood.

(d) Hydrangea arborescens—Wild Hydrangea.

(e) Ilex glabra—Inkberry.

(f) Ilex verticillata—Winterberry.

(g) Myrica pensylvanica—Bayberry.

(h) Rosa palustris—Swamp Rose.

(i) Sambucus canadensis—American Elderberry.

(j) Viburnum dentatum—Arrowwood Viburnum.

(k) Viburnum lentago—Nannyberry.

(l) Viburnum trilobum—American Cranberrybush.

C. Open space shall not include parcels with a length-to-width ratio of less than 4:1, or less than 75 feet in width, except for such lands specifically designed as neighborhood greens, playing fields, trail links.

D. Open space, except for land set aside for farmland, shall be directly accessible to the largest practicable number of lots within the subdivision. Non-adjoining lots shall be provided with safe and convenient pedestrian access to open space.

E. Open space shall not include required buffer areas.

F. Open space shall be linked with trails that are accessible to the residents of the subdivision. Consideration shall also be given to providing for public access on such trails if they are linked to other publicly accessible pathway systems within the Township. Provisions should be made for access to the open space, as required for land management and emergency purposes.

G. Open space shall be subject to an agreement with the Township which shall be recorded in the Office of the Bucks County Recorder of Deeds as may be required by the Board of Supervisors for the purpose of preserving the common open space for permitted uses.

§ 22-522 Nonresidential Developments and Mobile Home Parks.

[Ord. 215, 5/18/2004, § 5.22]

1. Additional width of streets adjacent to areas proposed for nonresidential use may be required by the Township to ensure the free flow of through traffic from vehicles entering or leaving parking areas.

2. For nonresidential uses, the applicant may be required to provide parking areas intended for patron use. This may be accomplished by using an alley and separate access point for service vehicles to move from the road to the loading area. The applicant may also be required to screen the loading area when deemed necessary by the Township.

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

4. Refuse Collection for Nonresidential Developments and Mobile Home Parks.

A. Outdoor collection stations shall be provided for garbage and trash and for recyclable materials when indoor collection is not provided.

B. Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped.

5. No driveway or private accessway shall end in a dead end.

§ 22-523 Park and Recreation Requirements.

[Ord. 215, 5/18/2004, § 5.23]

1. Purpose. All subdivision or land development plans submitted after the effective date of this chapter shall provide for suitable and adequate recreation as more particularly set forth in this chapter in order to:

A. Insure acquisition, development and maintenance of adequate recreational areas and facilities to serve the people that work and live in the Township.

B. Maintain compliance with recreation standards as recommended by the Solebury Park and Recreation Board and as approved by the Township Board of Supervisors.

C. Coordinate existing recreational areas with future recreational areas.

D. Enhance existing recreational areas and facilities to enable them to be supportive of future development.

E. Provide for the orderly acquisition and development of additional park and recreational areas.

2. Applicability. This chapter shall apply to any subdivision or land development plan submitted to the Township for approval.

3. Dedication of Land Suitable for Park and Recreational Use to the Township.

A. The developer or applicant shall dedicate land suitable for park or recreational use to the Township, unless one of the alternatives set forth in Subsection 6 is agreed to by the Township and the developer. The land shall not be dedicated until the completion of the necessary and agreed upon improvements are made to the land, and the appropriate facilities are constructed to make the land usable for park and recreation purposes.

B. The amount and location of land to be dedicated to the Township shall bear a reasonable relationship to the use of the park and recreational facilities by the present and future residents of the Township. At a minimum, the following criteria for dedication of park and recreation areas to the Township shall apply:

(1) Residential Subdivision or Land Development. The amount of land to be dedicated for park and recreational areas in residential subdivision or land developments, whether they are single-family dwellings or contained within a multifamily dwellings, shall be as follows:

(a) Single-Family Detached or Two-Family Developments. In the case of subdivisions of single-family detached or two-family dwellings, the developer shall dedicate a minimum of 5,000 square feet per dwelling unit for park and recreation use.

(b) Multifamily Developments. In multifamily residential developments, the developer shall dedicate a minimum of 5,000 square feet per residential dwelling unit for park and recreation use. See Part 20 of the Township Zoning Ordinance [Chapter 27] where applicable in the RB and RD Districts to coordinate the requirements of the Zoning Ordinance [Chapter 27] with this section.

(2) Nonresidential Subdivision and Land Development. The amount of land to be dedicated for park and recreational areas in a nonresidential subdivision or land development shall be 2,000 square feet per 4,000 square feet of building area, or fraction thereof. For example, a 9,000 square foot building will require 6,000 square feet of park and recreation area to be dedicated to the Township. The types of park and recreational areas that shall be deemed suitable for nonresidential subdivisions or land developments shall include, but not be limited to:

(a) Playing fields (baseball field, soccer field or the like, designed for active recreation, constructed pursuant to the minimum standards of the Township Board of Parks and Recreation).

(b) Tennis court.

(c) Tot lots (small playground especially designed for young children).

(d) Basketball courts.

(e) Paddle tennis courts.

(f) Jogging paths with exercise stations.

(g) Construction of the segment of the Township's trail system, or reservation of the right-of-way, if the trail crosses the subject tract.

(h) Construction of a connecting link or reservation of the right-of-way to the Township's trail system.

(3) The land dedicated to the Township for park and recreation purposes need not be a part of the land development or subdivision. It may be located on a separate parcel of land, provided that in the sole discretion of the Board of Supervisors, it is convenient to the subdivision or land development. In addition, the developer, with the approval of the Township may construct park and recreation facilities in a Township park, or the facilities of another developer to satisfy the requirements of this section. Park and recreation facilities which are available to all Township residents as opposed to facilities which are available only to the residents of a particular subdivision or land development are encouraged. Land that is intended to be offered for dedication to the Township shall comply with the criteria established for recreation land in Subsection 4, "Criteria for Locating Recreation Areas."

(4) In the event of a conflict between the Township Zoning Ordinance [Chapter 27] and this chapter as to the amount of recreational area which must be dedicated, this chapter shall control.

C. When land is being dedicated, notwithstanding the foregoing, the land which is dedicated must meet the minimum lot size for the district within which it is being dedicated.

D. Any land dedicated to the Township shall be used only for the purpose of providing park and recreational facilities.

E. When land is dedicated, acceptance by the Township shall be by means of a signed resolution to which a property description of the dedicated recreational areas shall be attached. All changes and agreements should eventually be listed directly on the signed drawing lines. In no event shall the Township be required to accept dedication of park and recreational areas.

F. Where a developer dedicates land, the acquisition value of the land plus any improvements being placed on the land for park and recreation purposes must equal or exceed the fee in lieu of dedication as established by resolution of the Board of Supervisors from time to time. If the value of the fee in lieu of dedication is not met or exceeded, the developer must supply the balance of his obligation to supply park and recreation facilities by one or more of the alternatives set forth is Subsection 6 herein.

4. Criteria for Locating Recreation Areas. The Planning Commission and Board of Supervisors, in exercising their duties regarding the review of subdivisions and land development plans, shall consider the recommendations of the Board of Parks and Recreation as well as the following criteria in determining whether to approve the proposed plan (which approval shall include both the use and location of the proposed park and recreation area) in the developer's subdivision or land development plan:

A. The site or sites shall be easily and safely accessible and have good ingress and egress for vehicular and pedestrian traffic. No public road shall traverse the site or sites. At least one side of the recreation area shall abut a street within the subdivision or land development for a minimum distance of 50 feet for access of emergency and maintenance vehicles, and for access to a parking lot if one is provided.

B. When recreational activities or facilities are adjacent to a street or parking area measures shall be taken to ensure the safety of the users. Measures include, but are not limited to, fencing, raised earthen berm, a hedge of plant material or physical separation.

C. The site or sites shall have suitable topography (maximum of 5% slope), and soil conditions for use and development as a recreation area.

D. No more than 25% of an area designated for active recreation may consist of floodplain, wetlands or slopes in excess of 8% or other natural resources as defined by the Township Zoning Ordinance [Chapter 27]. Areas of floodplain, wetlands and steep slopes may not be used for active recreation.

E. Active recreation areas may contain only stormwater management facilities that are necessary for the recreation area.

F. A site designated for passive recreation may contain lands with natural resources provided that the area can be developed with trails, picnic areas, nature study area, greenways or other activities acceptable to the Township.

G. The size and shape of the site or sites shall be suitable for the development as a recreation area. The area shall consist of at least three acres and shall generally have a length to width ratio of three to one. The configuration of the recreation area must be able to accommodate the activities that are proposed. The recreation area shall not include narrow or irregular pieces of land, which are remnants created by the arrangement of the building lots and/or by streets or parking areas.

H. The recreational activities and/or facilities for which the area is intended shall be specified on the preliminary, final and record plans.

I. Recreation areas shall not be traversed by utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.

J. The following shall not be located in recreation areas: sewage treatment or disposal facilities of any type, water storage tanks, well pump houses and any similar use or other use which is not related to or associated with recreation.

K. Active recreation areas shall be located in such a location that the use of the facility will not be a nuisance to the residents of nearby dwelling units. However, the recreation area must be conveniently located and easily accessible to the residents.

L. When land is being dedicated, notwithstanding the foregoing, the land, which is dedicated, must meet the minimum lot size for the district within which it is being dedicated.

M. The recreation area in the proposed development shall be located adjacent to a recreation area in an adjacent development, if one exists. When the adjacent land is vacant, consideration shall be given to locating the recreation land so that in the future it could be combined with the recreation land in the development of that land.

5. Review by the Board of Parks and Recreation.

A. At the submission of a preliminary plan, a recreation plan shall be submitted to the Township Board of Parks and Recreation, which shall review the plan (both to use and location) and make recommendations thereon in writing to the Planning Commission and Board of Supervisors. Revised plans shall be resubmitted to the Township Board of Parks and Recreation for recommendations.

B. In certain instances, the Board of Parks and Recreation may recommend to the Planning Commission and Board of Supervisors that it is impractical to provide recreation land within the subdivision where the size, shape, location, access, topography, drainage or other physical conditions of the land, result in there being no area within the proposed subdivision which is practical for dedication to the public or which can be set aside for recreation uses. In that event, the developer shall proceed in accordance with Subsection 6 hereof.

6. Alternatives to Dedication of Land.

A. Fee in Lieu of Dedication.

(1) Where the Board of Supervisors and the developer agree that because of size, shape, location, access, topography or other physical features of the land or any other need of the Township, that it is impractical to dedicate as required by this chapter, the Supervisors shall require a payment of a fee in lieu of dedication of such land from the developer. In the evaluation of a proposed development application, the Planning Commission, Park and Recreation Board and Board of Supervisors shall take into consideration the importance of providing the opportunity for recreation within the proposed subdivision or land development. The need for recreational areas in the form of tot lots and general-purpose playfields within the development is particularly important for communities with higher density and small lots.

To that end, the applicant is required to provide at least a portion of the required recreation land (5,000 square feet per lot or dwelling unit) on-site as a mini-park for the benefit of the residents. For subdivisions or land developments consisting of two-family, multifamily and/or single-family detached houses on lots of 20,000 square feet or less, a minimum of 750 square feet of the required 5,000 square feet per dwelling unit or lot shall be provided on-site as a recreation area or mini-park.

(2) The on-site recreation area or mini-park shall comply with the following standards:

(a) A tot-lot shall be provided with play equipment for pre-school age children and an open, grassed playfield.

(b) The land shall be usable land for park purposes. A minimum of 75% of the park shall be gently sloping land that is developed as a grassed, open playfield. A maximum of 25% of the mini-park may contain natural resources such as woodland, steep slopes and streams.

(c) The development plans shall provide details of the play equipment and play areas that will be provided. The mini-park shall be designed and improved to accommodate informal unstructured recreational use.

(d) The area of the recreation land shall be considered to be a part of the park and recreation land that is required by Subsection 3B(1)(a) and (b).

(e) The recreation land shall be conveniently located for the residents of the development and shall have frontage on an interior street.

(f) The mini-park shall be a destination point of the internal pedestrian bicycle circulation system within the proposed development.

(g) In large developments (large in terms of land area and/or number of dwelling units) the mini-park requirement may be provided in two or more locations, provided each is usable and functional as a recreational area.

The calculation of the fee in lieu of dedication shall be set forth in detail in a resolution and shall bear a reasonable relationship to the use of the park and recreation facilities by future inhabitants of the Township.

(3) A fee authorized under this subsection shall, upon its receipt by the Township, be deposited in an interest-bearing account, designated the Solebury Township Park and Recreation Fund. Interest earned on such accounts shall be expended only on specific recreation facilities approved by the Board of Supervisors.

(4) Upon request of any person who paid fees under this subsection, the Township shall refund such fee, plus interest accumulated thereon from the date of payment, if the Township has failed to utilize the fee paid for recreation purposes within three years from the date such fee was paid unless return of the fee has been waived by agreement between the developer and the Township.

B. Reservation by Developer for Homeowners' association.

(1) Where the developer and the Board agree, the required lands necessary to be dedicated to the Township may be reserved by the developer for use by the development's homeowners' association. If this is agreed to by the developer and the Township, the lands must be used solely for park or recreation purposes.

(2) If the homeowners' association desires to dissolve and offers the land and equipment to the Township, the Park and Recreation Board will review the land condition and maintenance costs and provide budgetary inputs to the Board of Supervisors. The Board of Supervisors will then determine whether they wish the land to be dedicated to the Township or whether the homeowners' association shall be required to continue to own and maintain it.

C. Combination. Where the developer and the Township agree, the developer may utilize any combination of the aforementioned techniques to satisfy his park and recreation obligation. However, in no circumstance shall the total value of the acquisition of land, improvements thereon, dedicated land, or reserved land fail to meet or exceed the value of the fee in lieu of dedication established by resolution of the Board of Supervisors from time to time.

§ 22-524 Use of Solar Energy Resources.

[Ord. 215, 5/18/2004, § 5.24]

Major subdivision and land development plans shall be designed to encourage the use of renewable energy systems and to protect solar access for lots and buildings.

§ 22-525 Carbonate (Limestone) Geology.

[Ord. 215, 5/18/2004, § 5.25]

1. All subdivision or land developments, or portions thereof, located within, or within 200 feet or areas identified as having carbonate limestone geology in Conservation and Management Practices for Buckingham and Durham Carbonate Valleys, February 1985, shall be mapped in accordance with the requirements of § 22-403, Subsection 4, hereof and shall be subject to the following requirements in addition to all other requirements set forth in the Zoning [Chapter 27] and this chapter.

2. Testing for limestone/carbonate areas shall be done in a non-invasive manner, following the testing and mapping procedures specified by the Township.

A. Stormwater Management.

(1) Specifications for Detention System Construction. In addition to the requirements of this chapter and Chapter 23, "Stormwater Management," the following requirements shall apply:

(a) No detention basin shall be located closer than the specified distances from the following features:

1) Sinkholes.

2) Closed depressions.

3) Lineaments.

4) Fracture traces.

5) Caverns.

6) Ghost lakes.

7) Disappearing streams.

8) Surface or subsurface pinnacles.

9) Fissures.

10) Faults.

(b) Detention basins shall not be located closer than 100 feet from the rim of sinkholes, closed depressions, ghost lakes or caverns nor 100 feet from disappearing streams; nor shall these basins be located closer than 50 feet from lineaments, fracture traces, fissures or faults; nor shall these basins be located closer than 25 feet from surface or subsurface pinnacles.

(c) For the location of detention basins, the applicant shall determine the strike of the rock.

(d) The applicant shall establish two trenches perpendicular to the strike of the bedrock. The trenches shall be 10 feet from the top of the berm elevation of the facing sides of the proposed detention basin, and both ends of each trench should extend five feet beyond the top of berm elevation of the proposed detention basin. The dimension of the proposed basin between the parallel trenches shall not exceed 100 feet measured from the top of berm elevation of one side to the top of berm elevation of the other side. Trenching shall be dug to a depth of two feet below the intended floor of the basin.

(e) The applicant shall notify the Township Engineer at least 48 hours before the trenching activity and the applicant shall not begin trenching until the Township Engineer is there to observe the trenching.

(f) Detention basins shall not be located in an area where there are surface pinnacles, nor where subsurface pinnacles are encountered during trenching tests nor where they are known to exist.

(g) Outflow from a detention basin shall not empty into or be directed to any of the following carbonate features:

1) Sinkholes.

2) Closed depressions.

3) Lineaments.

4) Facture traces.

5) Caverns.

6) Ghost lakes.

7) Disappearing streams.

8) Surface or subsurface pinnacles.

9) Fissures.

10) Faults.

(h) Outflow from detention basins shall be directed away from the geologic features mentioned in clause (g).

(i) Detention basins shall be designed so that they return to normal conditions within 36 hours after the termination of the storm, unless the Town Engineer finds that downstream conditions warrant design criteria for stormwater release.

(j) Seepage pits and retention basins are prohibited.

B. Grading. Grading on a site underlain by carbonate geology must be kept to a minimum.

(1) Existing drainage patterns must be maintained.

(2) No significant alterations may be made to the run-off pattern.

(3) French drains are prohibited near existing surface drainage channels.

(4) Surface drainage channels shall not be materially affected by grading for and construction of roadways, driveways, structures, detention basins or other development improvements.

C. Location of Structures, Drainage Channels and French Drains.

(1) The applicant shall perform test borings (or an alternate testing procedure, such as resistivity testing or ground penetrating radar, which is approved by the Township) of the site in areas where structures are proposed. The test borings shall be laid out in a grid on 50 foot centers under the proposed structures which are less than 2,500 square feet in area. All boring holes shall be closed with concrete at the conclusion of the test procedures.

(2) In the event that the preliminary plan does not indicate building locations, a minimum of two borings shall be provided within the buildable area of each proposed lot. In the event that the building is not built in the location in which the test borings were taken, new test borings must be performed in the location in which the building is to be located before the issuance of a building permit. The test borings or approved alternate procedures shall be made to determine the depth to bedrock and suitability of bedrock to supports structures. Noninvasive testing methods are preferred.

(3) Test borings shall be conducted in accordance with American Society for Testing Materials D 1586, standard method for "penetration test and split barrel sampling of soils." Where intact rock and consolidated material is encountered, samples shall be secured in accordance with ASTM D 2113 for "diamond core drilling for site investigation." The location and depth of each test boring shall be satisfactory to the engineer providing the report required below. Boring samples shall be obtained and bottled in accordance with ASTM D 1586. Samples shall be delivered to the Township Municipal Building. An interpretation of test borings shall be provided by a professional engineer licensed in the State of Pennsylvania and shall include a report of findings and recommendations with regard to building and site development construction requirements.

(4) No structures of any kind, roads or driveways shall be constructed within 100 feet of:

(a) Sinkholes.

(b) Closed depressions.

(c) Lineaments.

(d) Facture traces.

(e) Caverns.

(f) Ghost lakes.

(g) Disappearing streams.

(h) Surface or subsurface pinnacles.

(i) Fissures.

(j) Faults.

D. Location of Underground Transmission Lines and Pipelines.

(1) Auger borings (four-inch minimum) must be made along proposed underground conduit utility lines, wastewater lines, pipelines and stormwater and sanitary sewer lines at an interval of 50 feet. These borings must be drilled to a minimum of two feet below the proposed pipe or conduit invert. Pipelines and conduit shall be laid out so that they do not intersect rock surface pinnacles, sinkholes, fissures, lineaments, faults, facture traces or caverns.

(2) A dike of clay or other suitable material shall be constructed across the width of the trench at intervals of 20 feet or less along all underground conduits, utility lines, wastewater lines, pipelines and stormwater and sanitary sewer lines.

E. Ghost Lakes (Closed Depressions). Ghost lakes (closed depressions) may not be disturbed. They shall not be regraded, nor shall new construction or excavation be permitted within them.

§ 22-526 Street Lights.

[Ord. 215, 5/18/2004, § 5.26]

1. The developer shall install or cause to be installed, at the developer's expense, streetlights in accordance with the final plan approval. Provision shall be made for energizing said lighting after 20% or more of the dwellings in a given subdivision or land development or section of a subdivision or land development have been occupied. The developer shall be responsible for all costs involved in lighting the streets until such time that the streets are accepted as public streets by the Township. When the Township accepts the streets, the Township may by resolution assess all costs of the lighting to the property owners along the street.

2. The Township may waive the requirement for streetlights in order to prevent glare, preserve night darkness and to maintain rural character.

§ 22-527 Monuments.

[Ord. 215, 5/18/2004, § 5.27]

1. Monuments shall be placed at each change in direction of boundary, at each angle point and at the beginning and end of curves along all roadways, and at every front lot corner where it intersects the street line. Utility easements shall be monumented at their beginning, their end and at all directed changes; and areas to be conveyed for public use shall be fully monumented at their external boundaries.

2. Monuments shall be placed in the ground after final grading is completed, at a time specified by the Township Engineer. The monument shall be concrete, the size and length as may be approved by the Township Engineer.

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

4. In cases where it is impossible to set a monument or where the permanency of a monument may be better ensured by off-setting the monument with a reference monument(s), the Township may authorize such procedure, provided that proper instrument sights may be obtained and complete offset data is designated on the record plan. A reference monument (preferably two) should be set on the boundary line(s) that intersect the corner.

5. Metal alloy pins shall be set at all individual lot corners except where concrete monuments are required.

§ 22-528 Water Supply.

[Ord. 215, 5/18/2004, § 5.28]

1. All water supplies proposed for any new subdivision or land development must comply with the requirements of the Solebury Township Water Resources Analysis and Well Standards Ordinance [Chapter 26, Part 2] which include the requirement that a water resource impact study be performed demonstrating how the hydrologic balance will be maintained and surrounding water supplies protected.

2. The Township will not approve a public or centralized water system unless the development cannot be served by on-lot, individual water systems.

3. All centralized water systems shall have established agreements suitable to the Township Solicitor and approved by the Township for the ownership and maintenance of the system.

§ 22-529 Wastewater Systems.

[Ord. 215, 5/18/2004, § 5.29]

1. All wastewater systems shall be consistent with the Township's Act 537 plan.

2. When on-lot wastewater disposal facilities are proposed, a site suitability report conducted by the Bucks County Department of Health, in accordance with the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 et seq., must be received by the Township before approval of the final plan.

3. A Township representative shall be present for all soils testing related to the permitting and installation of all on-lot sewage disposal systems.

4. The dimensioned location of the on-lot sewage system and the well must be shown on the plan in accordance with the permit for the on-site sewage system issued by the Bucks County Department of Health prior to the issuance of a building permit.

§ 22-530 Electric, Telephone and Communication Facilities.

[Ord. 215, 5/18/2004, § 5.30]

1. All gas, electric, telephone and other utilities as well as communication service facilities, both main and service lines, shall be provided by underground cables, installed in accordance with the prevailing standards and practices of the utility and other companies providing such services.

2. All utilities shall be located within the street right-of-way but outside the cartway; otherwise, easements or rights-of-way of sufficient width for installation and maintenance shall be provided.

3. Final plans shall show locations of all utilities and shall be coordinated with required street tree planting and must be approved by the affected utilities.

§ 22-531 Trails.

[Ord. 215, 5/18/2004, § 5.31]

1. Purpose. Trails provide residents with the opportunity for vigorous exercise, a leisurely walk and the opportunity to bicycle or walk to destinations beyond their neighborhood. In order to establish a Township-wide trail system, subdivisions and land developments proposal submitted after the effective date of this section shall comply with the following provisions.

2. Applications for residential subdivisions and land developments that have an internal street system shall submit a plan that delineates an internal pedestrian/bicycle circulation system.

A. The system may consist of sidewalks for pedestrians, and bicycles using the proposed streets, and/or a separate trail for use by both pedestrians and bicycles.

B. For developments in which the open space is large enough to accommodate a trail, the internal pedestrian/bicycle system shall include a trail system in the open space.

C. The pedestrian/bicycle circulation system shall connect destination points within the development, such as tot lots and open space/recreation areas as well as points adjacent to the site, e.g., a residential development.

D. When the Township's proposed trail system crosses the subject tract, the development plans shall include the construction of that segment of the trial.

E. The pedestrian/bicycle circulation system within the proposed development shall be connected with the Township's trail system when possible. If the Township's trail has not been constructed in the area of the proposed subdivision, the plan shall reserve a right-of-way to ensure construction of the trail segment, or to provide a connection to the trail when it is developed. The delineation of the right-of-way, with a legal description, shall be included on all phases of the review process.

3. All trails that are part of a proposed subdivision or land development shall comply, with the following standards:

A. The trail shall be designed to accommodate only non-motorized traffic.

B. Trails shall be at least eight feet wide with vertical clearance of eight feet and a clearance of three feet on both sides of the trail.

C. An easement or right-of-way of at least 15 feet shall be established for the entire length of the trail.

D. The Township may, but shall not be required to, accept dedication of a trail easement or right-of-way, provided: (1) the trail is constructed to Township specifications; (2) there is no cost to the Township for acquiring the easement of right-of-way; and (3) the Township agrees to and has access to maintain the trail.

E. Sensitive natural features such as wetlands should be avoided. When it is necessary to cross a watercourse, the applicable Township floodplain regulations shall be adhered to.

F. Trails shall be logically related to environmental features so as to minimize disturbance to such features while permitting observation of such features.

G. Trails shall be constructed on reasonable grades, have proper drainage, and provide adequate sight distances for the safety of trail users.

H. Dead-end trails shall be avoided, except as stubs to permit the connection of the trail to an adjoining tract(s) in the future.

I. To ensure adequate site-distance, the minimum center line radii for horizontal curves shall be 15 feet.

J. The minimum sight line for trails shall be 60 feet, and the minimum stopping sight line shall be a minimum of 50 feet.

K. The maximum vertical grade for a trail shall be 5%. The grade may be a maximum of 8% for a distance of not more than 200 feet.

L. Trails shall be designed for a maximum bicycle speed of 10 miles per hour.

M. All trails shall be constructed with a surface that meets Township standards, that is suitable for trail use, and that is consistent with the stormwater management philosophy.

N. The following types of signs shall be installed along the trail at appropriate locations:

(1) Regulatory Signs. A regulatory sign is used to control traffic or to give operational requirements, such as stop, yield and speed-limit signs.

(2) Warning Signs. Warning-signs are used to point out potentially dangerous conditions, change in surface conditions and intersections with roads.

(3) Guidance Signs. A guidance sign provides information for the trail user such as points of interest or direction to destinations.

(4) All signs shall comply with the Township's specifications and design.

§ 22-532 Lower Delaware Wild and Scenic River Requirements.

[Ord. 215, 5/18/2004, § 5.32]

1. Applicability. Any proposed subdivision or land development that lies within the Scenic and Recreational area as designated by the U.S. Department of Interior, National Park Service, shall be subject to these additional requirements. This area includes any land within 1/4 mile of the bank of the Delaware River (Pennsylvania side) or within 1/4 mile of either side of the Paunacussing Creek.

2. All proposed developments shall address the management goals of the Wild and Scenic area by including design and protective measures for protection of water quality, protection of natural resources, protection of historic resources, provision for public access for recreation, minimizing the impact of new development, and maximizing open space preservation.

3. Any project that requires a federal permit of any kind, including wetlands, NPDES, or others, shall be subject to review by the National Park Service. Applicants shall submit the necessary plans and permit requirements to the National Park Service.

4. The Township shall review and consider the National Park Service reports in making a decision on a proposed subdivision or land development.

§ 22-533 Delaware Canal and State Park.

[Ord. 215, 5/18/2004, § 5.33]

Any proposed subdivision or land development that abuts the Delaware Canal State Park shall be designed to protect the canal and the state park, in accordance with the requirements of the Township Zoning Ordinance [Chapter 27].

§ 22-534 Street Construction Standards.

[Ord. 215, 5/18/2004, § 5.34; as amended by Ord. 2011-5, 5/3/2011, Art. VII]

1. All work and material involved in the construction of roadways covered by these specifications shall be, in every particular, in accordance with those requirements set forth in applicable sections of the Pennsylvania Department of Transportation Form 408 (PennDOT Form 408) Specifications, last revised.

2. The entire right-of-way shall be graded in accordance with a typical cross section of the road as shown on the final plan as approved by the Supervisors. The finished surface of the roadway shall have a minimum cross slope of 1/4 inch per foot and shall be uniform and conform to the lines, grade, and width shown on the drawings. The cross slope of the roadway shall be 3/8 inch per foot if the center line grade is less than 1%. Roadway banks beyond the right-of-way lines shall be sloped at a maximum slope of three horizontal to one vertical. (Refer to Appendix 22-F, "Typical Local Roadway Half-Section".)

3. All roadways covered by these specifications shall be constructed in accordance with the following standards and in accordance with specifications as found in PennDOT Form 408, last revised:

A. Subbase. Consists of construction of a compacted aggregate PennDOT #3A to a compacted depth of six inches on a prepared subgrade.

B. Base Course: 25 mm Superpave base course to a compacted depth of five inches.

C. Binder Course: 19 mm Superpave to a compacted depth of two inches shall be provided for all highways (arterial and collector), and all nonresidential roads/highways. A bituminous tack coat shall be applied to the binder course prior to placement of the final wearing course.

D. Wearing Course: 9 mm Superpave wearing course to a compacted depth of 1 1/2 inches.

4. Bituminous paving mixtures shall not be placed when surfaces are wet, or when the temperatures of either the air or the surface on which the mixture is to be placed is 40° F. or lower, or from November 1 to March 31, unless permitted in writing by the Township Engineer.

5. The roadbed subgrade shall be prepared to the established subgrade elevation and compacted to not less than 100% of the determined dry-weight density as set forth in ASTM D 698. Preparation of the subgrade shall conform to PennDOT Form 408, last revised.

6. Subgrade drains shall be placed along all proposed roadways to drain wet areas. Subgrade drains shall be constructed in accordance with PennDOT Form 408, last revised.

7. Utility trench construction (storm sewer, wastewater lines, water main, gas main, etc.) within existing streets shall be backfilled with PennDOT 2A modified stone placed and compacted in eight inch lifts. The trench shall be paved with five-inch compacted depth of bituminous concrete base course (25 mm Superpave), Bituminous binder course (two-inch compacted depth of 19 mm Superpave), and the entire roadway shall be paved with a full width overlayment (edge of road to edge of road) of bituminous wearing course (one-inch compacted depth of 9 mm Superpave). Utility trenches within proposed streets shall be backfilled with clean, dry, select material, and compacted in eight inch lifts to not less than 100% of the determined dry weight density of the backfilled material. Trenches within easements shall be backfilled with clean, dry, select material and compacted in twelve inch lifts to not less than 100% of the determined dry weight density of the backfill material as set forth in ASTM D 698 and PennDOT Form 408, last revised.

8. During construction of roads, the contractor shall provide maintenance and protection of traffic meeting PennDOT standards.