Township of New Britain, PA DESIGN STANDARDS AND PUBLIC IMPROVEMENTS

Each lot shall meet or exceed the minimum lot area and width requirements of the Township Zoning Ordinance [Chapter 27]. The area within any existing or proposed easement shall not be counted toward the minimum lot area.

Lots that contain natural resources that are protected by the provisions of the Township Zoning Ordinance [Chapter 27] (such as floodplains, wetlands, steep slopes, forests, agricultural soils, or other features) shall be made large enough to provide suitable areas for the intended use of the lot without requiring encroachment upon the natural resources.

Lots with existing or planned public improvements such as electrical lines, underground utility easements, detention or retention basins, high voltage power lines or other facilities should be sized to allow suitable area for the intended use of the lot, without requiring encroachment on the public facilities or easements.

The depth of any proposed lot shall not exceed three times its width.

Lot Frontage. Except for lane lots as regulated below, every lot shall meet the frontage requirement along the right-of-way of a public street, in accordance with the Township Zoning Ordinance [Chapter 27].

Lot Lines. Lot lines shall be drawn parallel, concentric, at right angles or radial to the street right-of-way line unless not feasible or undesirable due to existing, permanent, natural or man-made features. In general, lot lines shall follow Township boundary lines rather than cross them.

Lot Numbering. Lot numbers and all street names shall be in accordance with Township requirements and shall be shown on the final plans.

Lane Lots. Lane lots shall be permitted by the Board in accordance with the Township Zoning Ordinance [Chapter 27] and the following standards:

A lane lot may be used for only a single-family detached dwelling and shall not be permitted in a subdivision with proposed streets or extensions of existing streets.

In a subdivision of five or more lots, lane lots may not comprise more than 10% of the total number of lots, rounded to the nearest whole number.

The access strip shall be a minimum of 50 feet wide along its entire length and configured to accommodate a future public street. If the lot is deed restricted against further subdivision the access strip width may be reduced to 25 feet.

Points of access for lane lots shall be separated by at least 300 feet along the street right-of-way line.

§ 22-704 Easements.

[Ord. 2002-05-02, 5/20/2002, § 704]

Easements shall be provided as necessary for watercourses, stormwater facilities, drainage swales, utilities, deed restricted or conservation areas, natural resource protected areas, pedestrian or vehicular access, buffers, public access for recreational trails and/or other purposes.

Width of Easements.

Easements for single utility lines shall be a minimum of 20 feet and easements for two utility lines shall be a minimum of 30 feet. Utility lines sharing a common easement shall have a minimum ten-foot horizontal separation and shall be approved by each utility provider.

Easements for pedestrian or vehicular access shall be a minimum of 20 feet, unless a wider easement is required by the Board, upon recommendation of the Township Engineer. Easements for pedestrian or vehicular access shall not be combined with utility easements.

Easements for deed-restricted or conservation areas, natural resource protected areas and buffers shall correspond to the boundary of the area protected unless a wider easement is required by the Board, upon recommendation of the Township Engineer.

Proposed easements shall be centered on or adjacent to front, side or rear property lines.

Nothing shall be placed, planted or set within the area of an easement and the area shall be kept as lawn or in a natural state.

Easements shall be described by metes and bounds in the deed of the property and shall be shown on the site plans. Deeds to all lots with easements shall state any and all restrictions on buildings or plantings within the easement area.

Easements shall allow for the maintenance, repair and reconstruction of utilities, stormwater facilities or other facilities within easements. This shall include the right of passage over such land by vehicles, machinery and other equipment for such purposes. The Township may require the owner to convey such easements to the Township as necessary, at no cost to the Township.

§ 22-705 Streets.

[Ord. 2002-05-02, 5/20/2002, § 705; as amended by Ord. 2010-03-01, 3/22/2010, §§ X-XII]

General Standards.

Streets shall be planned and designed in relation to existing and other proposed streets, topographical conditions, public convenience and safety and their appropriate relationship to the proposed land uses they will serve.

Residential and local streets shall be laid out to discourage through traffic. In addition, they shall be designed to provide for continuation of existing streets or platted streets and for proper access to adjoining undeveloped tracts.

If lots resulting from the proposed subdivision are large enough to permit future subdivision, or if a portion of the tract is not subdivided or proposed for development, adequate street rights-of-way shall be provided to permit future subdivision and/or land development.

Dead-end, new-half or partial streets shall be prohibited.

When a subdivision and/or land development abuts or contains an existing or proposed arterial street, the Township may require reverse frontage lots, in order to reduce the number of access points on the arterial street, separate through and local traffic and adequately protect adjacent properties.

The entire street right-of-way for Township streets shall be constructed in accordance with the details listed in the Appendix. The entire street right-of-way for Pennsylvania Department of Transportation (PennDOT) streets under its jurisdiction shall apply, unless the Township standards are more restrictive.

All plans that require access to a street or highway under the jurisdiction of PennDOT shall either require a highway occupancy permit prior to recording of final plans or an acknowledgment on the site plan of the requirement to obtain a highway occupancy permit prior to the issuance of a use and occupancy permit. The highway occupancy permit is required pursuant to § 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway Law." Prior to formal application for a highway occupancy permit, the applicant shall submit a highway occupancy permit application, plans supporting documentation to the Township for review and approval, in accordance with the provisions of 67 Pa. Code, Chapter 441.3(J), as amended.

All streets shall be constructed both as to materials and methods, in conformance with the PennDOT Specifications Publication 408, as amended, and American Association of State Highway and Transportation Officials (AASHTO) A Policy on Geometric Design of Highways and Streets, as amended. The standards of this section apply to any proposed street or any existing street proposed to be widened.

Prior to applying the final wearing course to any existing or proposed roadway, the applicant must submit as-built plans for review and approval by the Township Engineer. A note to this effect shall be included on the record plan and in the sequence of construction.

Functional Street Classification. Every street, road or highway within the Township shall be classified by its function and shall be subject to the requirements for its classification as contained in this chapter. The Township classifications are arterial, major collector, minor collector and local street. These classifications are based on the standards established by the AASHTO and PennDOT and are intended to provide appropriate standards for each road, as well as to coordinate street functions and improvements among neighboring municipalities, the region and the state. Refer to the Street Classification Map listed in the Appendix for street classifications.

Ultimate Right-of-Way Improvements.

The required ultimate right-of-way and street improvements shall be designed based on the street classification in accordance with the following minimum standards:

Functional Classi-fication	Right-of-Way Width	Cartway Width	Curbs	Sidewalks	On-Street Parking	Grass Strip Width
Arterial	100 feet	52 feet	Yes	Yes	No	3 to 6 feet
Major Collector	80 feet	48 feet	Yes	Yes	No	3 to 6 feet
Minor Collector	60 feet	36 feet	Yes	Yes	Yes	3 to 4 feet
Local Street	50 feet	28 feet	Yes	Yes	Yes	3 to 4 feet

The Board or PennDOT may require additional right-of-way widths, cartway widths and/or parking restrictions in order to lessen traffic congestion, improve safety or, to facilitate the adequate provision for transportation and utility improvements.

Where a subdivision and/or land development abuts or contains an existing street, the applicant shall be required to improve the street to the Township standards for ultimate right-of-way and cartway widths.

The primary street through a residential subdivision of 50 or more dwelling units shall at a minimum be designed to the specifications of a minor collector.

Private streets within a subdivision shall be designed to the specifications of a local street.

All streets proposed within a nonresidential subdivision shall be designed to the specifications of a minor collector.

Where a subdivision and/or land development abuts or contains an existing street, the applicant shall be required to mill and overlay the entire width of the roadway a depth of 1 1/2 inches.

Street Intersection Design.

All intersection approaches shall be designed at 90° angles for a minimum of 50 feet from the edge of the intersecting street ultimate right-of-way line.

When existing streets abutting the site intersect at odd angles or have more than four approaches, the applicant shall be required to make corrective improvements to bring the intersection into compliance with this chapter.

Intersection spacing, clear sight triangles and curb radii listed below shall be considered minimum requirements.

Functional Classification	Intersection Spacing	Clear Sight Triangle	Curb Radius
Arterial	1000 feet	100 feet	35 feet
Major and Minor Collector	800 feet	75 feet	25 feet
Local Street	500 feet	50 feet	25 feet

PennDOT may require a greater dimensional requirement for intersection spacing, clear sight triangles or curb radii for state highways.

Street intersection spacing shall apply to streets on the same side or opposite side of the street they intersect.

The minimum right-of-way radius at an intersection shall equal the curb radius plus 10 feet. In no case shall the right-of-way radius at an intersection be less than 20 feet. Where streets of different functional classifications intersect, the requirements for the higher classification street shall apply.

Clear Sight Triangle.

Clear sight triangles for street intersections and driveway intersections with street right-of-way lines shall be measured from the point of intersection of the street right-of-way lines.

Where differing classifications of streets intersect, the higher classification of street shall determine the dimensions used.

Within the area of clear sight triangles, obstructions to visibility shall not be permitted within the ranges of height between two feet and seven feet above the edge of paving. Any plant materials placed within clear sight triangles shall be properly maintained to continually comply with the height restrictions herein. The site plan shall contain a notation stating that the applicant is required to maintain the area of the clear sight triangle, and the Township has the right to enter the area and perform maintenance if deemed critical to public welfare pursuant to a Declaration of Covenants, Restrictions and Conditions approved by the Board.

Sight Distances. Minimum sight distances for stopping, passing and intersections shall comply with PennDOT standards.

Street Alignment and Grades. Horizontal and vertical curvature, normal and superelevated cross slopes, and maximum and minimum street grades shall be in compliance with the standards contained in A Policy on Geometric Design of Highways and Streets published by AASHTO, PennDOT standards or Township standards, whichever are more restrictive.

Horizontal Street Alignment. Minimum horizontal alignment standards for all streets shall be as follows:

Minimum center-line radii:

Local Street: 150 feet.

Minor Collector: 300 feet.

Arterial and Major Collector: 500 feet.

Long radius, gentle curves are encouraged rather than shorter radius curves connected by tangents. Minimum center-line tangents between reverse curves shall be as follows:

Arterial: 200 feet.

All other streets: 100 feet.

Curve tangent relationships shall follow accepted engineering standards for safety and efficiency.

Vertical Street Alignment. Minimum vertical alignment standards for all streets shall be as follows:

Vertical curves shall be used for changes in grade of more than 1%.

All other vertical curve lengths shall be calculated per AASHTO design standards contained in the A Policy on Geometric Design of Highways and Streets, as amended. The length of vertical curve shall be calculated using the following Rate of Vertical Curvature values per percent of change in grade:

Functional Classification	Crest Vertical Curvature, K	Sag Vertical Curvature, K
Arterials	As recommended by PennDOT	As recommended by PennDOT
Major Collectors	110	90
Minor Collectors	80	70
Local Streets	40	40

Curve grade combinations shall follow accepted engineering standards for safety and efficiency.

Proposed streets with superelevation curves shall have a radii not less than 600 feet, with a maximum cross-slope of 4%.

Street Grades. Street grades shall be measured along the center line in accordance with the following:

Minimum center-line grade for all streets shall not be less than 1%.

Maximum grades shall be as follows:

Minor Collector and Local Street: 8%.

Arterial and Major Collector: 6%.

At all approaches to intersections, grades for arterial and major collector streets shall not exceed 3% for a minimum distance of 100 feet from the intersection of curblines or edges of cartways. Street grades for all other streets shall not exceed 3% for a minimum distance of 50 feet from the intersection of curblines or edges of cartways.

Permanent Cul-de-Sac Streets.

Culs-de-sac within New Britain Township are discouraged and connectivity with existing public streets is required where determined feasible by the Township.

Cul-de-sac streets shall have a minimum length of 400 feet, but shall not exceed 800 feet in length nor serve more than 25 dwellings or units. Cul-de-sac streets may be extended to 1,200 feet upon approval by the Board. Measurement of the length shall be from the edge of cartway of the abutting through street to the center of the cul-de-sac turnaround, measured along the cul-de-sac street center line.

Cul-de-sac streets shall be provided with a left side turnaround configuration at the closed end with a minimum right-of-way radius of 60 feet and a minimum paving radius of 50 feet.

Cul-de-sac streets shall be permitted only as side streets extending from a through street. Such streets may not create a four-way intersection unless two permanent cul-de-sac streets intersect directly opposite one another along a local access street.

Cul-de-sac streets shall be prohibited from being connected to another cul-de-sac street.

A fifteen-foot by twenty-foot snow storage easement shall be required along the right-of-way of the cul-de-sac bulb at a location approved by the Board.

Temporary Cul-de-Sac Streets.

Temporary cul-de-sac streets shall be constructed as permanent cul-de-sac streets.

Temporary cul-de-sac streets shall be constructed to the tract boundary line at a location and grade that are logical for extension onto the abutting tract.

Temporary cul-de-sac streets shall not be extended as cul-de-sac streets, but shall be connected to another through street.

Those portions of the turnaround extending beyond the street ultimate right-of-way shall be located on temporary access easements, in a form approved by the Township Solicitor. Upon extension of the street, the area of the temporary easements shall revert to the landowners of the adjacent lots on which they were located.

A note shall be added to the site plan stating that the applicant responsible for extension of the temporary cul-de-sac street shall also be responsible for the following:

Removal of all paving, curbing and sidewalks associated with the temporary turnaround beyond the width of the street's cartway.

Installation and/or extension of utilities, sidewalk, curb and cartway paving to complete the street connection.

Grading, installation and restoration of areas where affected by the street extension.

A two-foot by three-foot double-sided sign stating "Future Street to be Extended" shall be installed at the end of each temporary cul-de-sac street. The double-sided sign shall be aluminum, green, with three-inch white letters.

10.

Single Access Loop Streets. Such streets shall be permitted when no alternatives are determined to be feasible due to physical site constraints, property geometry and/or limited street access, upon approval by the Board. When permitted, the maximum number of lots or units shall be 25 and the maximum length shall be 2,400 feet, measured from the intersection with the through street, along the center line around to its own intersection.

11.

Alleys.

Alleys shall have an easement width of 20 feet, a cartway width of space 16 feet and shall be built to local road construction standards.

No parking shall be permitted or provided for within the cartway of an alley.

Street systems that contain alleys shall be designed to discourage through traffic on the alleys.

Any portion of an alley located between two points of ingress and egress shall provide for rear access to not more than 20 dwelling units.

Alleys may only intersect local streets and dead-end alleys are not permitted.

The maximum length of alleys shall be 660 feet as measured from the edge of cartway of the adjacent local streets.

Alleys shall be centered on a rear or side property line and shall be dedicated to the Homeowners Association.

Easement rights of access shall be granted to all properties served by an alley.

The Homeowners Association shall be responsible for all maintenance and repair, including snow removal and maintenance to local street construction standards.

Parking along local streets that are adjacent to alleys shall be limited to a distance of 30 feet from the alley center line.

Alleys shall be required for a minimum of 50% of all dwelling units within a B10 Village house development.

In order to minimize traffic speeds throughout developments with alleys the Board may reduce the center-line radius of the streets.

12.

Street Naming.

All proposed street names shall be recommended by staff and reviewed by the Township Fire Marshal's office for duplication. Street names shall be subject to approval by the Board.

Streets that are extensions of or in alignment with existing streets shall bear the names of the existing streets.

All street regulatory signage shall be in accordance with PennDOT regulations and shall be installed on standard PennDOT approved breakaway posts. Types and samples of street nameplates, standards, installation and location shall be in accordance with the details listed in the Appendix, and subject to the inspection and approval of the Township Superintendent of Public Works.

Applicants are encouraged to choose street names with historical, geographic, topographic or other local significance. Street names shall not be repeated within the Township.

Street name signs shall be erected prior to issuance of the first occupancy permit.

The street name sign shall be located in order to be visible at all times with a minimum of effort by both pedestrian and vehicular traffic. The sign shall be as close to the side of the cartway or curb as practical, but no part of the nameplate shall be permitted to hang over any part of the cartway or curb. On street intersections where streets cross, there shall be at least two street name signs. At intersections where one street ends or joins with another, there shall be at least one street name sign. At all intersections with new or modified traffic signals, street name signs for each intersecting street shall be installed on the traffic signal mast arms, in accordance with current PennDOT standards.

All roadway signs, regulatory (warning and street name signs) shall be of high intensity prismatic material meeting minimum ASTM Type III retro-reflective standards; no engineer grade signs shall be accepted.

The sizes of all signs shall meet the following standards.

Stop signs (R1-1) shall be 30 inches by 30 inches.

Speed limits signs (R2-1) shall be 24 inches by 30 inches for two-lane roadways and three or more lane roadways with a maximum speed of 40 MPH. Speed limit sign size shall be 30 inches by 36 inches for roadways with three or more lanes and speeds of 45 MPH or greater.

All warning signs shall follow Pennsylvania Department of Transportation, Publication 236M or most current.

The applicant shall seek guidance from the New Britain Township Public Works Superintendent for additional information or further clarification of types and sizes of signs.

Posts for street signs shall be U-Channel, 2 1/2 pounds per foot galvanized steel breakaway structure of ten-foot length with a 3 1/2 foot base and include lap splice hardware. Hardware for mounting signs to post shall be two and three-eights-inch by five-sixteenth-inch one-way bolts and five-sixteenth inch breakaway nuts.

Street name signs must meet current PennDOT requirements as set forth below or as revised by PennDOT:

Nine inch wide signs of extruded aluminum with six inch letters in high intensity prismatic material.

All signs shall have a green background with white HIP letters, all in pressure sensitive material.

All signs shall be mounted on a two and three-eighths inch aluminum round post cemented into the ground to a minimum of two foot depth and eight foot width, and eight foot minimum out of the ground.

All signs must be mounted on vandal-proof hardware with the proper size bracket depending on the sign length; four inch for up to a twenty-four-inch long sign blank and one inch for anything longer than 24 inches.

13.

Access Drive and Driveway Intersections.

The location of any proposed access drive or driveway intersecting a street may be prohibited by the Board where such intersections would create a hazard to traffic flow and safety issues such as street grades, frequency of intersections, or limited sight distances. In such cases, alternative locations for vehicular access or shared access drives or driveways shall be required.

When streets of different classifications are involved, all access drives and driveways shall provide access to the street of lesser classification.

All access drives and driveways shall be provided with a stopping area of 20 feet, at a maximum grade of 3%, measured from the edge of cartway.

All access drive and driveway construction shall be designed in accordance with the details listed in the Appendix and the following criteria:

Type of Access	Driveway Width	Minimum Radius	Maximum Grade	Maximum Change of Grade
Residential	12 feet
Driveways	16 feet (shared*)	10 feet	8%	6%
Non-Residential
Access	10 feet (one-way)	25 feet	6%	7%
Driveway	25 feet (two-way)	25 feet	6%	7%

A minimum distance of 100 feet shall be maintained between access drives and driveways on a single lot.

A minimum distance of five feet shall be maintained between any access drive or driveway and any side or rear lot line.

Driveways shall be located at least 40 feet from street intersections, measured from the center line of the driveway to the point of intersection of the street ultimate right-of-way lines (extended).

Clear sight triangle for access drives and driveways intersecting a street shall be measured from the point of intersection of the street right-of-way line and edge of the access drive or driveway. For access drives and driveways, the dimensions used shall be determined by the classification of street being intersected. The site plan shall contain a notation that states that the applicant is required to maintain the area of the clear sight triangle and the Township has the right to enter and perform required maintenance in the area if deemed critical to public welfare pursuant to a Declaration of Covenants, Restrictions and Conditions approved by the Board. The applicant shall be required to obtain easements from adjoining property owners if deemed critical to public welfare.

When sidewalks are installed across an access drive or driveway, a concrete apron shall be required in accordance with the detail listed in the Appendix.

Driveways shall have a minimum turnaround area of 10 feet by 20 feet, or as recommended by the Township Fire Marshal's Office and approved by the Board.

14.

Paving Standards.

The pavement construction of all streets, access drives and driveways shall be in accordance with the details listed in the Appendix.

The road subgrade shall be prepared to the established subgrade elevation, and compacted in compliance with PennDOT Specifications Publication 408, as amended.

Pavement underdrains shall be placed along both sides of all proposed streets and in areas of cartway widening of existing streets, in accordance with the details listed in the Appendix.

All driveways serving lots of two acres in size or less shall be paved for their entire distances. All driveways serving lots larger than two acres shall be paved for a minimum of 50 feet from the edge of the street or to the ultimate right-of-way, whichever is greater.

Bituminous paving mixtures shall not be installed between October 31 and April 1, unless otherwise permitted by the Township Engineer. Bituminous paving mixture shall not be placed when surfaces are wet or when the temperature is 40° F. or lower of either the air or the surface on which the mixture is to be installed.

15.

Crosswalks.

Crosswalks shall be required at intersections and at other locations where necessary to facilitate pedestrian circulation and to provide access to community facilities.

Crosswalks shall be a minimum of five feet in width and shall be constructed in accordance with PennDOT standards.

The Board may require bollards, special paving material, striping, signage or lighting to improve the function of a crosswalk.

Crosswalks shall consist of brick red thermoplastic street imprint with herringbone pattern and six inch white stripes, unless otherwise approved by the Board of Supervisors.

16.

Roadside barriers and guide rails shall be required in compliance with PennDOT Design Manual, Part 2, Highway Design, Chapter 12 (PennDOT Publication 13), as amended. Construction and materials shall be in compliance with applicable PennDOT standards.

17.

The applicant shall be responsible for furnishing and installing all traffic signals, traffic regulatory signs, speed limit signs and pavement striping and markings that are required by the Township or PennDOT. The applicant shall coordinate furnishing and installing these items with the Public Works Superintendent. Labor and materials furnished by the Township shall be paid by the applicant. The applicant shall install such traffic signals, signs and markings prior to the issuance of the first building permit for that street. All traffic signals, signs and markings shall comply with specifications of PennDOT for Traffic Signs, Signals, and Markings (PennDOT Publication 68), as amended, and PennDOT Publication 203, Work Zone Traffic Control (1967 Pa. Code, Chapter 203), as amended.

§ 22-706 Curbs and Sidewalks.

[Ord. 2002-05-02, 5/20/2002, § 706; as amended by Ord. 2010-03-01, 3/22/2010, § XIII]

Required Curb Locations.

Curbs shall be installed along each side of every proposed street in a subdivision and/or land development.

Curbs shall be installed along the property frontage of every existing street abutting a proposed subdivision and/or land development.

Curbs shall be required for all parking areas, including access drives and services drives, with a capacity of four or more vehicles.

All proposed curbs shall have a minimum radius of curvature of five feet, unless a greater radius is required by this chapter or the Zoning Ordinance [Chapter 27].

Required Sidewalk Locations.

Sidewalks shall be installed along each side of every proposed street in a subdivision and/or land development.

Sidewalks shall be installed along the property frontage of every existing street abutting a proposed subdivision and/or land development.

Sidewalks shall be located within a public right-of-way, public easement or common open space area. Sidewalks shall create an interconnected system within the subdivision and/or land development and shall also connect with any sidewalks adjacent to the tract.

Sidewalks shall be a minimum of five feet in width. In nonresidential areas, or where significant pedestrian traffic is anticipated, the Board may require wider sidewalks.

The alignment and gradient of sidewalks shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the sidewalk, and to prevent the pocketing of surface water by the sidewalk.

Design Standards.

All curbs and sidewalks shall be designed and constructed in accordance with specifications and details listed in the Appendix and in accordance with current ACI and PennDOT standards.

All curbs and sidewalks shall provide access for persons with disabilities in accordance with Americans with Disability Act, as amended.

Curbs shall be constructed of concrete within all public rights-of-way.

All sidewalks shall have a maximum center-line grade of 8%.

Belgian block curb must be used for proposed residential streets, except within PennDOT right-of-ways. A note shall be added to the record plan stating "The applicant will contribute individual Belgian blocks, having a uniform color and size that matches the installed blocks, consisting of 5% of the total linear curb footage along the streets. The applicant will deliver the Belgian blocks to the Township Public Works Facility and will be stored at a location approved by the Superintendent of Public Works. All Belgian blocks not having uniform color matching the installed blocks may be rejected."

The applicant shall demonstrate that accessible routes meet ADA standards by providing sufficient spot elevations to verify grades. All curbs shall be designed in accordance with the latest PennDOT standards.

All curb ramps shall be provided with "brick red" detectable warning surfaces or other approved contrasting color.

§ 22-707 Pedestrian Walkways, Recreational Trails, and Bicycle Lanes.

[Ord. 2002-05-02, 5/20/2002, § 707; as amended by Ord. 2010-03-01, 3/22/2010, § XIV]

Pedestrian Walkways and Recreational Trails. Pedestrian walkways provide access through residential developments and open space, or to connect to institutional, commercial, industrial and recreational facilities. Recreational trails provide facilities for walking or bicycling as a recreational or educational activity.

Required Locations. The Board, upon the recommendation of the Trail Committee and/or Planning Commission, may require pedestrian walkways or recreational trails at locations that include, but are not limited to, the following:

To connect to schools, parks, recreation facilities, community buildings, commercial or employment centers or other facilities that are the destination of pedestrians or bicyclists.

To connect between streets in the middle of residential blocks which are more than 1,000 feet in length.

To facilitate pedestrian travel in areas where a conventional sidewalk is impractical.

To pass through and connect different open space areas within a development, especially along streams and other linear landscape features.

Design Standards.

Whenever possible, the location of the walkway or trail should include natural areas, historic sites, views or vistas or access to other unique areas of interest to the community and shall be located either on required open space or dedicated easements to the Township.

The minimum width of a pedestrian walkway shall be six feet. The minimum width of a recreational trail that is anticipated to have bicycle traffic shall be eight feet. The width of a recreational trail shall be increased in the following areas: on hills; around sharp turns; where raised curbs exist on one or both sides of the trail and in areas of vehicular traffic or parking.

If a pedestrian walkway is contiguous to a bicycle trail, then the walkway shall be widened, clearly marked, and striped to separate pedestrians from bicycles and improve safety.

The maximum center-line grade shall not exceed 8%.

The design center-line profile shall be shown on the plan.

Vertical curves shall be designed for changes in grade. Breaks in grade are not permitted.

Horizontal curves shall be designed for changes in direction.

Curb ramps shall be required at all intersecting streets. Curb ramps shall have a maximum slope of six horizontal to one vertical, with maximum side of two horizontal to one vertical.

(9)

Minimum vertical clearance shall be 10 feet.

(10)

Bollards, fences or other barriers may be required in motor vehicle areas.

(11)

Minimum width, design and construction standards for bicycle trails may be increased if construction, maintenance or emergency vehicles are anticipated to use the trail.

(12)

The Board may require lighting for certain pedestrian walkways or recreational trails, at intersections or other potentially hazardous locations.

(13)

The Board may require pedestrian walkways or bicycle trails to have any of the following features:

Bridges to cross natural features such as streams or grade separation from major roads or intersections.

Rest areas at regular intervals. These areas may include benches, picnic tables, bike racks and trash barrels, as appropriate.

Traffic control devices where pedestrian walkways or recreational trails cross streets. Semi-actuating (push button) switches may be required.

Landscaping and buffering, in order to reduce potential conflicts with adjacent land uses.

Construction Standards. As approved by the Board, pedestrian walkways or recreational trails shall be constructed of concrete or asphalt, unless more suitable materials are required in environmentally sensitive areas. Asphalt pedestrian walkways or recreational trails shall be constructed with 2 1/2 inches of wearing course and six inches of 2A stone subbase. Concrete pedestrian walkways or recreational trails shall be constructed with four inch class 'AA' (3,500 PSI) concrete and four inches 2B (Clean) stone subbase.

Bicycle Lanes.

Bicycle lanes on public streets may be required by the Board in locations where off-street bicycle facilities are not feasible because of physical constraints or ownership patterns of land.

The design and construction standards for bicycle lanes on streets shall be the same as for the streets themselves, with respect to pavement construction, alignment and grades, sight distances, etc.

When a bicycle lane is proposed on the shoulder of any street, the street shall be widened by a minimum of five feet beyond the travel lanes as required in this chapter.

Bicycle lanes shall be delineated by pavement markings, curbs, signage or other materials suitable to improve function.

Bicycle lanes on federal highways shall comply with the standards of the U.S. Department of Transportation, Federal Highway Administration. Bicycle lanes on state roads shall comply with the standards of the PennDOT. Bicycle lanes on county roads shall comply with the regulations of Bucks County.

Signs and Markings for Pedestrian Walkways, Recreational Trails and Bicycle Lanes.

Signs may be required at decision points along the bicycle trail or lane, such as directional changes, stop signs or intersections. The Board may also require identification signs or warning signs regarding motorists or other hazards.

All signs and markings shall comply with the Manual on Uniform Traffic Control Devices, U.S. Government Printing Office, 1971, as amended.

§ 22-708 Parking Areas.

[Ord. 2002-05-02, 5/20/2002, § 708]

General Standards.

Parking areas shall be provided for all subdivisions and/or land developments in accordance with the Zoning Ordinance [Chapter 27].

Parking areas shall be designed to create a hierarchy of access drives and parking aisles to direct vehicular traffic from a public street. Parking areas shall also be designed to separate pedestrian and vehicular traffic.

On-street parking shall be parallel parking only. No angular or perpendicular parking shall be permitted along streets.

Parking areas shall be designed to permit access to each vehicle without the need to move other vehicles.

Nonresidential parking areas shall be designed to prohibit vehicles backing directly into any street.

Entrances and exists for off-street parking areas shall be located so as to avoid interference with street traffic.

Parking Stalls.

The minimum stall dimensions for angled off-street parking shall be 10 feet by 18 feet and eight feet by 22 feet for off-street parallel parking.

All parking stall striping shall be double-lined in accordance with the detail listed in the Appendix.

All proposed planting islands and strips shall be provided with curb.

No more than 15 parking spaces shall be permitted in a continuous row without being separated by a ten-foot by eighteen-foot planting island.

No parking area shall exceed 30 spaces in capacity, without being separated into smaller parking areas by ten-foot planting strips.

Where parking stalls are proposed adjacent to a sidewalk or walkway, the minimum width of the sidewalk or walkway shall be increased to a minimum width of six feet.

To separate parking areas and access drives, planting islands, a minimum of 10 feet by 36 feet, shall be provided at the end of each row of parking stalls.

A single row of parking stalls located parallel to and between two access drives shall be separated by a ten-foot planting strip.

Parking Aisles.

The primary function of parking aisles is to provide direct access from access drives to parking stalls within parking areas. Parking aisles shall not have direct access from a public street.

Multiple parking aisles intersections with a main access drive shall be avoided in favor of a separate parking area, with a secondary access drive.

The minimum parking aisle width shall be determined by the angle of parking and direction of traffic as follows.

Angle of Parking	Minimum Aisle Width
Parallel/one-way	12 feet
45°/one-way	18 feet
60°/one-way	18 feet
90°/one-way	20 feet
90°/two-way	24 feet

Access Drives.

The primary function of access drives is to distribute traffic from public streets to parking aisles. Secondary functions include providing access to buildings, storefront areas, trash collection areas, loading facilities, fire lanes, etc.

The minimum width shall be 25 feet and parking along access drives is prohibited.

Access drives shall be designed and separated from parking areas by planting strips.

Service Drives Around Buildings.

The primary function of service drives is to provide emergency service access to the building, and to provide access to employee parking areas, loading facilities, trash collection areas and service areas.

The minimum width shall be 20 feet and parking along service drives shall be prohibited.

Parking Area Design Standards.

All off-street parking shall be set back a minimum of 10 feet from any street ultimate right-of-way line, sewage disposal system or private well. All off-street parking shall be set back a minimum of three feet from any side of any building. This setback shall not apply to driveways entering garages, service bays or carports.

The grade of parking areas shall be a maximum of 5% and a minimum of 1%. Grade changes between terraced parking areas shall not exceed three horizontal to one vertical slope.

All parking areas shall be paved in accordance with the details listed in the Appendix, unless higher strength paving is required due to the type of anticipated vehicles.

Raised pedestrian crosswalks and refuge islands shall be provided at maximum two-hundred-foot intervals along parking aisles. The Board may require bollards, special paving material, striping, signage or lighting to improve the function of crosswalks.

All parking areas and passenger loading zones shall comply with the requirements of the Federal Americans with Disabilities Act (ADA).

Dead end parking areas shall be designed to provide sufficient back-up area with a minimum depth of five feet for the end stalls.

Parking areas serving nonresidential uses that allow shopping carts in the parking areas shall be designed with cart return areas of suitable sizes and in suitable locations. Such cart return areas shall not be counted as parking spaces. The number and location of such cart return areas shall be approved by the Board.

Parking aisle, access drive and service drive intersections shall be provided with stop signs and painted stop bars.

The minimum radius of curvature within a parking area shall be five feet, unless a greater radius is required by this chapter or the Zoning Ordinance [Chapter 27].

§ 22-709 Off-Street Loading Facilities.

[Ord. 2002-05-02, 5/20/2002, § 709]

General Standards.

The number and use of off-street loading facilities shall be in accordance with the Township Zoning Ordinance [Chapter 27].

Reasonable precautions shall be taken by the applicant to ensure the availability of required facilities to the delivery and pick-up vehicles they are designed to serve.

Each required loading space shall be no less than 14 feet by 60 feet for a tractor-trailer and 12 feet by 35 feet for smaller trucks.

Each loading space and the area needed for maneuvering shall be located entirely on the lot being served and shall not conflict with parking aisles, stalls, access drives or service drives.

Loading facilities shall be paved in accordance with the details listed in the Appendix, unless higher strength paving is required due to the type of anticipated vehicles.

The loading area shall be designed and used in such a manner so that at no time will it constitute a nuisance, a public safety hazard or an unreasonable impediment to traffic.

§ 22-710 Fire Hydrants, Fire Lanes, and Emergency Access.

[Ord. 2002-05-02, 5/20/2002, § 710]

General. All subdivisions and/or land developments shall comply with the following requirements of the Township Building Code and Fire Prevention Code [Chapter 5], as amended.

Water Supply and Fire Hydrants.

In all major subdivisions and all land developments involving residential, commercial, industrial or institutional land uses, one or more fire hydrants shall be installed in locations as recommended by the Township Fire Marshal's office and approved by the Board.

Fire hydrants shall be located within three feet of the curb along the means of access, unless another location is required by the water authority having jurisdiction.

Threads on fire hydrant outlets shall be American National Fire Hose Connection Screw Threads and shall be equipped with thread adapters where local fire department thread is different.

When the infrastructure is being installed and, prior to the location and construction of buildings or portions thereof, the water supply for fire protection, either temporary or permanent and acceptable to the authority having jurisdiction, shall be made available prior to delivery of combustible materials.

When the infrastructure is being installed and, prior to the location and construction of buildings or portions thereof, fire hydrants shall be installed at a spacing not to exceed 660 feet of vehicle travel distance. Where buildings are proposed, the authority having jurisdiction shall require additional hydrants and closer spacing where building size, use, construction and lack of built-in fire protection mandate.

At least one hydrant shall be provided within 500 feet of any building at a location recommended by the Township Fire Marshal's office and approved by the Board. No portion of the exterior walls of the building shall be more than 500 feet from a fire hydrant, where vehicular access is provided. Additional fire hydrants shall be provided to meet the remaining fire flow, if necessary.

Fire hydrants shall be supplied by a water main of not less than eight inches in diameter.

Fire hydrants must be within the following distance of a fire department connection. If mounted on the building they serve, fire department connections for sprinkler systems shall be located not less than 100 feet or more than 200 feet from a fire hydrant. If such connections are located at least 100 feet from the building they serve, they shall be located not more than 50 feet from a fire hydrant. The location of the fire department connection shall be recommended by the Township Fire Marshal's Office and approved by the Board.

For subdivisions and/or land developments requiring a fire flow exceeding 1,500 gpm the water supply system shall be capable of delivering the required fire flow for a minimum of two hours at 20 psi. For all other required fire flow, the water supply system shall be capable of delivering the required fire flow for a minimum of one hour at 20 psi.

Water supply systems not publicly owned and installed shall meet the minimum requirements of the National Fire Protection Association Regulation 24, Standards for the Installation of Private Service Mains and Appurtenances, as amended, where no recognized waters supply system exists.

Fire Lanes.

Access to all sides of buildings for multifamily, commercial, industrial, or institutional uses shall be provided to permit fire apparatus access to the building and roof. For sprinkler buildings of less than 50,000 square feet or one-story buildings no higher than 20 feet, access may be provided on only two sides.

Turns in fire lanes shall be constructed with a minimum radius of 25 feet at the inside curb line and a minimum radius of 50 feet at the outside curb line.

Fire lanes connecting to roadways shall be provided with depressed curb in accordance with the detail in the Appendix.

Fire lanes shall be designed to have adequate width, radii and material strength to accommodate and support emergency vehicles. The specific locations, dimensions and maintenance of fire lanes shall be subject to the review of the Township Fire Marshal's office and approval by the Board.

Fire lanes shall have appropriate signage and pavement markings to prevent parking or blocking as recommended by the Township Fire Marshal's Office and approved by the Board.

Emergency Access.

At least one emergency access shall be provided for subdivisions with a proposed single access loop street or cul-de-sac street.

Emergency access locations for subdivision and/or land developments, involving multi-family, commercial, industrial or institutional land uses, shall be recommended by the Township Fire Marshal's office and approved by the Board.

The Board may require more than one emergency access for all subdivisions and/or land developments to protect and provide for the public health, safety and welfare.

An emergency access shall be a minimum of 20 feet wide and shall be paved or constructed of an interlocking grass paver system as recommended by the Township Fire Marshal's office and approved by the Board. At least 13 feet six inches of nominal vertical clearance shall be provided and maintained over the full width of all emergency accesses.

Emergency accesses shall have appropriate signage and other markings to prevent parking or blocking.

All gates or chains proposed across an emergency access shall be located outside the legal right-of-way and shall open inwards. Any support poles and/or bollards shall be located at least two feet from the edge of the emergency access.

The fire companies shall have ready access to locking mechanisms on any gate restricting access to a fire lane or emergency access way.

§ 22-711 Grading, and Erosion and Sedimentation Control.

[Ord. 2002-05-02, 5/20/2002, § 711]

General. Whenever the vegetation or topography within a subdivision, land development or lot are to be disturbed, such activity shall be in conformance with PADEP, Subpart C, Protection of Natural Resources, Article II, Water Resources, Chapter 102, as amended, and Bucks County Conservation District's Policies and Standards.

Performance Principles. The following measures are effective in minimizing erosion and sedimentation and shall be included where applicable in the erosion control plan:

Stripping of vegetation, re-grading or other development shall be done in a way that will minimize erosion.

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

Whenever feasible, natural vegetation shall be retained, protected during and after construction and supplemented.

The permanent vegetation, erosion control measures and drainage facilities shall be installed in the development as soon as practical to stabilize disturbed areas. Disturbed areas and the duration of exposure shall be kept to a practical minimum.

Provisions shall be made to effectively accommodate the increased surface runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff will be mechanically retarded.

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

All disturbed land within a development shall be graded at a minimum slope of 2% to provide proper drainage and dispose of stormwater runoff without ponding.

Concentration of stormwater runoff shall only be permitted in watercourses, swales and detention basins.

Grading around buildings constructed of wood shall have a minimum separation of eight inches between the top of foundation wall and the outside finished grade elevation.

Grading equipment shall not be allowed to cross any wetlands, watercourses, floodplains, etc., unless the applicant obtains the required federal, state and Township permits.

Excavation and Fill.

Excavation and fill slopes shall not exceed three horizontal to one vertical, unless an approved retaining wall is constructed to support the face of the excavation or fill. Retaining wall specifications and design details shall be approved by the Township Engineer prior to final plan approval by the Township.

Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fill. Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.

The top or bottom edge of slopes shall be a minimum of five feet from property lines in order to permit normal rounding of the edge without encroaching onto the abutting property.

Fill shall not encroach on wetlands, watercourses and floodplains. A minimum grading buffer of five feet shall be maintained from wetlands, watercourses and floodplains unless other federal, state or Township standards require a more restrictive buffer. Fill placed adjacent to wetlands, watercourses or floodplains shall have suitable protection against erosion.

Soil Protection.

The top six inches of soil that existed naturally on the site prior to subdivision and/or land development shall be stockpiled on the site. Following construction, the stockpiled soil shall be redistributed uniformly on the site to a minimum depth of six inches.

All disturbed areas including the stockpile soil of the site shall be immediately stabilized and protected against erosion.

The applicant may stockpile any soil in excess of the six-inch depth that existed prior to subdivision and/or land development separately for other on-site uses. Soil shall not be removed from the site.

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

Responsibility.

Whenever sedimentation is caused by stripping vegetation, re-grading or other development, it shall be the responsibility of the applicant causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to immediately repair any damage.

It is the responsibility of any applicant doing any act on or across a watercourse, natural drainageway, waters of the commonwealth or floodplain during the period of the activity, to return it to its original or equal condition after such activity is completed.

An applicant shall not block, impede the flow of, alter, construct any structure, deposit any material or commit any act which will affect normal or flood flow in any wetlands, watercourses, or floodplains, unless the applicant obtains the required federal, state and Township permits.

Compliance with Regulations and Procedures.

The Board in its consideration of all preliminary plans for subdivision and/or land development shall condition its approval upon the execution of erosion and sedimentation control measures as contained in this section. The Township Engineer shall ensure compliance with the appropriate policies and standards of PADEP and the Bucks County Conservation District.

The installation and design of all erosion and sediment control measures shall, as a minimum, be in accordance with standards and specifications of the Bucks County Conservation District.

Final approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the final plan approval of subdivisions and/or land developments and shall become a part of those plans.

An erosion and sedimentation control plan approved by the Bucks County Conservation District is required prior to the recording of final plans and any earthmoving activities.

§ 22-712 Stormwater Management.

[Ord. 2002-05-02, 5/20/2002, § 712; as amended by Ord. 2007-04-01, 4/26/2007; and by Ord. 2010-03-01, 3/22/2010, §§ XV — XVII]

Purpose. Pursuant to the Pennsylvania Stormwater Management Act, Act No. 167 of October 4, 1978 (P.L. 864), as amended, and the Second Class Township Code, the applicant shall construct and/or install stormwater management facilities as necessary to:

Prevent erosion and siltation of watercourses, pollution of groundwater, overloading of existing drainage facilities, undermining of floodplain management in downstream communities.

Encourage groundwater recharge and promote water quality through utilization of Best Management Practices.

Manage stormwater runoff created by land development activities by conveying stormwater runoff along or through the subject property to protect the public health, safety and welfare of the Township and the environment.

Manage stormwater runoff created by development activities, taking into account the cumulative basin-wide stormwater impacts from peak runoff rates and runoff volume.

Maintain and/or improve the existing water quality of watercourses and impoundments by preventing the additional loading of various stormwater runoff pollutants into the stream system and enhancing base flow as much as possible.

Not only control the anticipated peak discharge from the property being subdivided or developed in accordance with the applicable release rate, as set forth in this chapter, but also the existing runoff being contributed from all land at a higher elevation within the same watershed.

Preserve watercourses, riparian buffers, natural drainageways, wetlands, floodplains and alluvial soils.

Provide for proper maintenance of all public or private stormwater management facilities.

General Requirements. The standards contained in this section shall apply as minimum design standards; however, federal, state and other New Britain Township regulations may impose standards subject to their jurisdiction. In particular, the regulations of the Township Stormwater Management Ordinances as amended shall also apply.

Watercourses.

Whenever a stream, intermittent stream, natural drainageway or waters of the commonwealth is located within a development site, it shall remain open in its natural state and location and shall not be piped, unless required or approved by the appropriate federal, state or Township agency.

No stormwater runoff or watercourse shall be so diverted as to overload existing drainage systems (including existing stormwater management facilities) or create flooding.

A permanent easement shall be provided along any watercourse, including any associated wetlands and floodplain, located within the boundary of any property being subdivided or developed. The purpose of any such easement shall be for the protection and maintenance of the watercourse area. The terms of the easement shall prohibit excavation, the placing of fill or structures, clearing, and any alterations that may adversely affect the watercourse. The required width of any such easement shall be the greater width as determined by the Township Engineer, U.S. Army Corps of Engineers, PADEP or other public agency having jurisdiction, but in no case shall be less than 50 feet. In zoning districts where riparian buffers and wetland margins are also required, the permanent easement shall be extended to the greater width.

The Site Plan and development agreements shall contain a provision permitting access to such easement(s) for inspection or emergency repair/maintenance by the Township. In the event the applicant, lot owner or homeowners association responsible for maintenance fails to honor the responsibility set forth herein, the Township shall have the right of entry upon and within the area of the easement to undertake any required corrective or maintenance efforts. The total cost of such efforts, including administrative, engineering and legal costs for enforcement, may be imposed upon the responsible party as determined by the Township. The applicant shall retain the easement until such time as one of the following is accomplished:

The easement is offered for dedication by the applicant and accepted by the Township.

If an easement acceptable to the Township is established, the maintenance shall then be the responsibility of the individual lot owners over whose property the easement passes. For land developments, the maintenance shall be the responsibility of the owner of the affected property or properties. The maintenance responsibility shall be clearly established and recorded with the Deed of Easement.

A homeowners association or other legal entity, approved by the Township, assumes responsibility for the maintenance of the development, including maintenance of the watercourse easement.

Stormwater Management Facilities. The applicant shall install stormwater management facilities, on- and off-site, as necessary:

To satisfactorily convey, detain or retain the rate of release of stormwater runoff and prevent soil erosion.

To manage the anticipated peak discharge from property being subdivided or developed and existing runoff being contributed from all land at a higher elevation in the same watershed.

To convey stormwater runoff along or through the property to a natural outfall, such as a watercourse, drainage swale, storm sewer or other drainage facilities. If an applicant concentrates or redirects stormwater runoff to discharge at another location on the property, the applicant is responsible for constructing an adequate channel or storm sewer system on downstream properties and rights-of-way until a natural outfall is reached. A natural outfall shall have sufficient capacity to receive stormwater without deterioration of the facility and without adversely affecting property in the watershed.

Where applicable, stormwater management facilities shall comply with the requirements of Chapter 102 (Erosion Control), Chapter 105 (Dam Safety and Waterway Management) and Chapter 106 (Floodplain Management) of Title 25, Rules and Regulations, of the PADEP and PennDOT, as amended.

No person, corporation, or other such entity shall block, impede the flow of, alter, construct any structure, deposit any material or perform any work that will affect the normal runoff onto or off of an adjacent parcel.

Stormwater management facilities located within or affecting the floodplain of any watercourse shall also be subject to the requirements of any Township ordinance that regulates construction and development within areas that are subject to flooding.

Where stormwater runoff will be collected within the subdivision and/or land development and discharged over lands within or beyond the boundaries of the subdivision and/or land development, the applicant shall reserve or obtain easements over all lands affected. The stormwater easement width shall be of adequate width to collect the stormwater runoff and for access to the stormwater facility for maintenance and repairs. If requested by the Board, the applicant shall convey, at no cost, the easement(s) to the Township. Otherwise, all such easements shall be owned and maintained by individual lot owner(s) or another approved entity. Ownership and maintenance responsibilities shall be noted on the site plan and stormwater agreement for such shall be as approved by the Township Solicitor.

A stormwater management study shall be submitted with all subdivision and/or land development applications, and shall, at a minimum, include the following.

Mapping, drawn to scale, of all watershed areas within a subdivision and/or land development, including areas to individual drainage structures.

Narrative describing the existing site conditions, topographical features, soil conditions and limitations, proposed uses, proposed stormwater management facilities, methodology, field assumptions for stormwater analysis and proposed erosion control measures.

Computations and supporting data for the design of all stormwater management facilities.

Computations and supporting data for the design of all erosion control facilities.

When subdivision and/or land development plans are submitted for approval in phases, a complete stormwater management design for the entire subdivision and/or land development shall be submitted in the application for the first phase.

All proposed stormwater management facilities including those submitted with a building permit or site plan in conjunction with an approved subdivision plan shall be designed by a professional engineer licensed in the commonwealth.

All as-constructed stormwater management facilities shall be surveyed by a professional land surveyor licensed in the commonwealth, to verify compliance with the stormwater management facilities as depicted on the approved final plan. As-constructed plans shall be submitted to the Township for review and approval upon completion of all facilities and prior to offering of dedication of any public facilities and/or submission of financial security for the required eighteen-month maintenance period.

All sump pump and roof drains for proposed residential and nonresidential buildings shall be connected to an existing or proposed storm sewer system or discharged directly to a stormwater detention facility. Sump pump and roof drains may be discharged to a watercourse or drainage swale provided a minimum twenty-foot drainage easement is provided over all affected properties. Sump pumps and roof drains shall not be discharged over or through a curb onto a public street or connected to a roadway underdrain system.

All new public streets shall be constructed with a minimum six-inch under-drain system on both sides of the cartway in accordance with the details listed in the Appendix. A minimum six-inch underdrain system shall also be installed along existing roadways where widening is proposed with curb in accordance with the details listed in the Appendix.

Additional studies and higher levels of control than the minimum levels required in this chapter may be required by the Board to ensure adequate protection to life and property.

Stormwater management best management practices (BMPs) must be incorporated into the design of the stormwater management system as determined by the Township Engineer. All proposed best management practices for stormwater and erosion control shall be designed in accordance with the latest DEP BMP Manual and the Township's Stormwater Management Ordinances, as amended [Chapter 26].

Stormwater Runoff Methodology.

Any stormwater detention facilities required by this chapter shall meet the applicable water quality requirement for the one-year return period, and peak rate requirements for the two-, five-, ten-, twenty-five-, fifty- and one-hundred-year return periods, consistent with the calculation methodology specified herein and in accordance with the regulations of the Township's Stormwater Management Ordinances, as amended [Chapter 26].

To calculate the increase in total stormwater runoff and peak flow resulting from a proposed subdivision and/or land development, the "cover complex" method will be used, as outlined in Urban Hydrology for Small Watersheds, U.S. Department of Agriculture, Soil Conservation Service, Technical Release 55 (NTIS PB87-101580) and following mathematical analyses described in Computer Program for Project Formulation — Hydrology (SCS Technical Release 20, 1983), as amended. The design of any stormwater management facility intended to meet the requirements of this chapter shall be verified by routing the design storm hydrographs through the proposed stormwater detention facility.

All stormwater detention facilities shall be designed to meet the Release Rate Districts requirements in accordance with the Township's Stormwater Management Ordinances, as amended [Chapter 26].

All stormwater detention facilities shall be designed to meet the water quality requirements in accordance with the Township's Stormwater Management Ordinances, as amended [Chapter 26].

Farm field or disturbed earth (existing conditions) within a watershed, or portion thereof, used for modeling purposes shall be considered as "meadow" when developing the necessary "cover complex" calculations.

The Soil Conservation Service Type II twenty-four-hour rainfall distribution shall be used in the soil cover complex calculations. The twenty-four-hour rainfall depths for the return periods used in the calculations shall be in accordance with the Township's Stormwater Management Ordinances, as amended [Chapter 26].

In calculating the time of concentration for a watershed, the maximum length of sheet flow over paved or unpaved surfaces shall not exceed 150 feet. All time of concentration paths used for calculation purposes shall be shown on the Watershed Area Plan.

Detention Basin Facilities.

Detention basins shall be designed to utilize the natural contours of the land whenever possible. When such design is not practical, the construction of the basin shall utilize slopes as flat as possible to blend the structure into the terrain. Detention basins shall be designed to facilitate regular maintenance, mowing and periodic de-silting.

The use of regional detention basins to combine and eliminate numerous smaller basins is encouraged. Within subdivisions, detention basins shall be located in open space, on an individual lot, or common area, but shall not cross individual lot boundaries, unless a homeowners association will own and maintain the detention basin. If a homeowners association is not created for a subdivision, any detention basin located on an individual lot shall be owned and maintained by the lot owner.

All detention basin berms, including emergency spillways, shall have a maximum interior and exterior side slope of three horizontal to one vertical. The toe of any slope shall be located a minimum of five feet from any property line or street right-of-way line.

The maximum difference between the top of berm elevation and the invert elevation of the outlet structure shall be seven feet.

Post-development runoff volume generated from the one-year, twenty-four-hour design storm shall be controlled so that it is released over a minimum of 24 hours. Except with the one-year design storm, basins shall be designed so that they return to normal conditions within 12 hours after the termination of the storm.

The grading and utility plan shall contain a note that all detention basin embankments shall be placed in lifts not to exceed one foot in thickness.

Each lift shall be compacted to a minimum of 95% of Modified Proctor Density as established by A.S.T.M. D-1557.

Outlet pipes from detention facilities shall be designed to control the peak rate for the one-hundred-year design storm. All basin outlet pipes shall be watertight reinforced concrete having "0-Ring" joints, with a minimum size of 18 inches.

An emergency spillway shall be provided for a detention basin in order to convey basin inflow in excess of design flows, or in the event the outlet structure becomes blocked and is unable to convey the design flow. The minimum capacity of the emergency spillway shall be equivalent to the one-hundred-year peak inflow rate for the post-development design storm. Emergency spillways shall be constructed with a suitable liner, as determined by the Township Engineer, designed in accordance with the manufacturers' specifications, back-filled with topsoil, and seeded to protect the berm against erosion. The emergency spillway lining shall extend to the toe of the embankment on the exterior of the berm, and shall extend to an elevation of three feet below the spillway crest on the interior of the berm.

The minimum freeboard through the emergency spillway shall be one foot and the maximum spillway length shall not exceed 75 feet.

All portions of the detention basin bottom shall be sloped towards the outlet structure at a minimum slope of 2%.

The minimum basin berm width at the design elevation shall be 10 feet. A cutoff trench (keyway) of impervious material shall be provided under all embankments that require fill material. The cut-off trench shall be a minimum of eight feet wide, three feet deep and have side slopes of one horizontal to one vertical.

For all detention basins, the permanent outlet control structure shall be a Type "M" inlet grate and box. The inlet grate shall only be used as an emergency outflow and the grate elevation shall be equal to or higher than the one-hundred-year water surface elevation, but at least six inches below the emergency spillway elevation.

Two anti-seep collars shall be installed around the basin outlet pipe and shall be centered within the normal saturation zone of the berm. The antiseep collars and their connections to the pipe barrel shall be watertight.

Detention basins shall be installed before the construction of any buildings or site improvements, unless otherwise approved by the Board and the Bucks County Conservation District. A preliminary basin as-built plan must be submitted and approved by the Township Engineer prior to beginning any building construction to confirm that the constructed volumes are in accordance with the design plans. A note confirming this shall be included on the record plan and in the sequence of construction.

If a detention basin will serve as a temporary sedimentation basin, the temporary control measures shall be shown for the basin as required by PennDOT, Chapter 102 Regulations, as amended. Temporary sediment basins shall be in place prior to any earth moving activities within their tributary drainage areas.

Energy dissipating devices (cable concrete/rip rap, or equivalent) shall be provided at all discharge points. Bethlehem Precast Cable Concrete CC-20, or approved equal, shall be required where a basin outlet pipe is discharged along or within a public road right-of-way.

Basins shall be screened and landscaped in accordance with the Landscape Planting requirements of this chapter.

Where a retention basin is proposed, the applicant shall demonstrate the retention basin is designed to protect the public health, safety and welfare. At a minimum, the retention basin design shall include a ten-foot wide safety ledge, a clay liner, a four foot permanent pool depth, wet-tolerant plantings, cutoff trench, two fountain aerators with locked controls, the location of power source, and specifications for embankment construction and soil testing. The above criteria shall be specified in a retention basing cross section detail.

Underground detention basins may be utilized for stormwater management, when approved by the Board. When approved, the underground detention basins shall be designed in accordance with the following criteria:

Underground detention basins shall be located outside all public rights-of-way.

Underground detention basins shall be constructed of high density corrugated polyethylene pipe, or approved equal. The required volume shall be provided utilizing only underground pipe capacity. Each pipe shall have a minimum slope of 0.5%.

Inlets or storm manhole structures with steps shall be located at each corner of the underground detention basin to provide access for maintenance.

A minimum of one-foot of freeboard shall be provided between the one-hundred-year water surface elevation and the top of all inlet grates or manhole rims.

An emergency overflow weir shall be provided for the outlet structure in order to convey basin inflow in excess of design flows or in the event the outlet structure becomes blocked and is unable to convey the design flow. The minimum capacity of the emergency overflow weir shall be equivalent to the one-hundred-year peak inflow rate for the post-development design storm.

Proposed site improvements and grading downstream of the underground detention basin shall be designed to convey the one-hundred-year peak inflow rate to a natural outfall, storm sewer system or other drainage facility, without adversely affecting downstream properties.

As-built plans shall be provided for any underground detention basin to verify it was constructed in accordance with the approved plan prior to backfilling of the basin. A note to this effect shall be included on the record plan and in the sequence of construction.

Storm Sewer.

All storm sewer systems shall provide the required capacity for the one-hundred-year design storm based on the Rational Method, as determined by the PennDOT Design Manual, Part 2, as amended, and the U.S. Department of Commerce, Hydraulic Design Series No. 5, Hydraulic Design of Highway Culverts, as amended. Storm sewer systems located along a Township road or state highway shall also be designed to convey the one-hundred-year peak flow rate.

Rainfall intensity values found in the PennDOT Design Manual Part 2, as amended, shall be used for calculating peak flow rates.

Consideration shall be given to future land use changes in the drainage area in selecting the "C" coefficient. For drainage areas containing several different types of ground cover, a weighted value of "C" shall be used. Runoff coefficient values for the design of storm sewer systems shall be as follows:

Description of Area	Runoff Coefficient (C)
Impervious (pavement, concrete, stone)	0.95
Lawn or unimproved areas	0.40
Meadow	0.30
Woods	0.25
Residential, 2 acre lots	0.50
Residential, 1 acre lots	0.60
Residential, 1/4 acre lots	0.70
Townhouses, Multifamily Units, Village Homes	0.80

Storm Duration.

In determining the peak flow rate to individual storm sewer inlets, headwalls (or other collection structures), a five-minute time of concentration shall be used if the time duration does not result in a maximum expected discharge that exceeds the capacity of a thirty-inch diameter pipe.

If a five-minute time of concentration results in a pipe size exceeding 30 inches, the time of concentration approach found in the PennDOT Design Manual Part 2, as amended, shall be used in determining the storm duration.

If a five-minute time of concentration results in a pipe size exceeding 30 inches, within any run of pipe, the time of concentration approach found in the PennDOT Design Manual Part 2, as amended, may be used for sizing of pipes from that point on, by adjusting the time of concentration.

Storm sewer shall be reinforced concrete pipe with a minimum diameter of 15 inches or equivalent. Storm sewer located outside a public ultimate right-of-way or easement shall be high density corrugated polyethylene.

Storm sewer shall be installed with a slope such that a minimum full-flow velocity of two feet per second will be attained; however, the slope shall not be less than 0.50%. No pipe shall exceed a slope that will permit full-flow velocity in excess of fifteen-feet-per-second.

The top of all storm sewer piping shall be at least six inches below the grade elevation of the pavement stone sub base. For storm sewer located in pervious areas, the top of pipe elevation shall be a minimum of one foot below the finished grade elevation.

A minimum of one foot of freeboard shall be provided between the one-hundred-year water surface elevation and the top of inlet grate or manhole rim.

When there is a change in storm sewer size at an inlet or manhole structure, the top of pipe elevations shall be the same. For equal storm sewer sizes, a minimum of two inches shall be provided between the inlet pipe and the outlet pipe invert elevations.

Inlets.

All inlets to be utilized in a storm sewer system shall conform to the design standards of the most current PennDOT Publications 408 and 72 (Road Construction Standards).

Inlets to be utilized within a public right-of-way shall be Type "C" or Type "M," with standard concrete top unit and "bicycle safe" structural steel grate.

Inlet spacing in paved areas shall be arranged so that a minimum of 80% of the gutter flow tributary to the inlet will be captured. The designer shall be required to verify that bypass surface runoff from the one-hundred-year design storm will enter the storm sewer piping system at some point, prior to discharge into a detention basin or other approved outlet point. Inlets shall be spaced so that the accumulation of surface bypass runoff and surface runoff tributary to an individual inlet will not exceed other design requirements specified in this chapter. Inlet capacity shall be based on inlet efficiency curves provided in PennDOT Design Manual, Part 2, as amended.

Storm sewer inlet spacing shall not exceed 300 feet.

At street intersections, inlets shall be placed at the curb tangent and not in the curved portion of the curb. At least one inlet shall be required at the curb tangent on the upstream side of all access drive and driveway intersections with public roadways.

The capacity of inlets shall be based on a maximum surface flow to the inlet of four cubic feet per second. The maximum flow to inlets located in low points of paved areas (such as sag vertical curves) shall include the overland flow directed to the inlet, as well as the cumulative bypass surface runoff from inlets upstream. The bypass runoff from each upstream inlet shall be calculated using inlet efficiency curves found in the PennDOT Design Manual Part 2, as amended.

An inlet at a low point of a paved area may be designed to accept a maximum of six cubic feet per second. Type "M" inlets shall be designed to accept a maximum surface flow of six cubic feet per second, unless otherwise approved by the Township Engineer. Double inlets will not be permitted where additional pipe and inlets can be placed upstream to intercept the excessive surface flow. A maximum of eight cubic feet per second shall be permitted to be collected by an inlet located in an isolated pervious area, provided the designer can verify such an inlet would not cause stormwater to accumulate outside of the associated storm sewer easement, and that the depth of the water would not exceed 12 inches.

Curbed Sections. The maximum encroachment of runoff on the roadway pavement shall not exceed 1/2 of the traveled lane during a twenty-five-year design storm of five-minute duration. Inlets shall be provided to control the encroachment of water on the travel lane.

Manholes.

All storm sewer manholes to be utilized in a storm sewer system shall conform to the design standards of the most current PennDOT Publications 408 and 72 (Road Construction Standards).

Storm sewer manhole spacing shall not exceed 300 feet.

Storm sewer manholes located within public rights-of-way, the manhole covers shall have the word "STORM" cast in two-inch high letters.

Headwalls and Endwalls.

All headwalls and endwalls to be utilized in a storm sewer system shall conform to the design standards of most current PennDOT Publications 408 and 72 (Road Construction Standards).

A Type "DW" endwall shall be provided at the termination of all storm sewer systems, unless conditions warranted an alternate type approved by PennDOT and/or the Board.

A headwall shall be required (instead of an inlet) where calculated surface flows exceed the requirements for inlets in pervious areas. Headwalls/endwalls with a height greater than three feet may be required to have a safety fence or guide rail.

Rock apron or other approved velocity dissipation devices shall be placed at all headwalls and endwalls to reduce flow velocity and prevent erosion.

Overflow System. An overflow system shall be provided to carry all bypass flow and/or flow in excess of storm sewer design capacity, to the detention basin (or other approved outlet point) when the capacity of the storm sewer system is exceeded. Stormwater runoff will not be permitted to discharge from any storm sewer structures.

10.

Drainage Swales.

All drainage swales located within a site, or along a Township road or state highway, shall be designed to convey the one-hundred-year peak flow rate, as determined by the Rational Method.

The maximum velocity, as determined by Manning's equation, shall not exceed the allowable velocities as found in the PADEP, Erosion and Sediment Control Program Manual, as amended.

All vegetated channels shall have maximum side slopes of four horizontal to one vertical and a minimum center-line slope of 2%.

11.

Bridges and Road Culverts.

Bridges and culverts shall be designed and constructed to meet current PennDOT construction and loading standards (HS-25 loading standards). They shall be constructed to the full width of the right-of-way or to an adequate dimension to accommodate special grade conditions.

All bridges and culverts located within a site, or along a Township street or state highway, shall be designed to convey the one-hundred-year peak flow rate without increasing the extent and depth of the one-hundred-year flood plain, as determined by the Rational Method.

When pipe capacity and/or limited grade elevations warrant utilization of multiple pipes, a box culvert shall be utilized in lieu of the multiple pipes.

Bethlehem Precast Cable Concrete CC-20, or approved equal, shall be required at the upstream and downstream ends of all bridges and culverts.

12.

Access Drive and Driveway Culverts.

All proposed access drives and driveways, where curbs and storm sewer is not required by the Board, shall have a culvert with flared end sections or endwalls.

The minimum culvert size shall be 15 inches, or equivalent and constructed of reinforced concrete pipe.

The minimum culvert length shall be 24 feet, with pipe extension at least five feet beyond the edge of the paving.

Where an existing roadside drainage swale is too shallow to permit installation of a driveway pipe, the Board may approve the use of a concrete trench box with grate.

13.

Drainage Easements, Ownership and Maintenance. Drainage easements, ownership and maintenance responsibilities for all stormwater management facilities shall be as follows:

Detention Basin Easement.

When any detention basin is proposed within a subdivision and/or land development, an easement description of the facility, access to facility, and the terms of the ownership and required maintenance, shall be incorporated on the site plan.

An easement and stabilized access to a detention basin shall be provided for maintenance and operation. This access easement shall be cleared and shall be a minimum of 20 feet in width. Access to detention basins shall be constructed of interlocking grass paving system and backfilled with topsoil and seeded. The access shall be a minimum of 12 feet in width and be no steeper in slope than 12 horizontal to one vertical. In addition, depressed curb and concrete driveway apron shall be provided where the access enters a road or access drive. Access easement shall be owned and maintained by the individual lot owner or homeowners association.

Storm Sewer and Drainage Swale Easements.

Easements shall be a minimum of 20 feet in width and shall be provided to accommodate required storm sewer facilities and drainage swales. No other utilities shall be located within a storm sewer easement, unless approved by the Township.

On private property, the individual owner or homeowners association shall maintain the easement area, including ground cover, fencing and/or landscaping.

Stormwater Maintenance Agreement.

When an applicant retains ownership of any stormwater management facility, such entity shall be responsible for repair and maintenance of the facility. The site plan shall contain a notation permitting access to such facilities deemed critical to public welfare, for inspection at any reasonable time by the Township or its designee.

The site plan shall also contain a notation that states the approval of the final plans is conditioned upon the applicant agreeing to be responsible for all repairs and maintenance of the stormwater management facility, and permitting access to such facilities deemed critical to public welfare, for inspection at any reasonable time by the Township or its designee. This Stormwater Maintenance Agreement shall be in writing, as prepared by the Township Solicitor, for recording. The failure of the applicant to properly maintain any stormwater management facility shall be construed to be a violation of this chapter and shall be declared to be a public nuisance, subjecting the violator to any and all penalties provided by law.

Stormwater Management Facility Maintenance Fees. The Township shall require payment of a fee in order to maintain the stormwater management facilities. The fee shall apply to all storm sewers located in public rights-of-way or any easement owned by the Township. The amount of the fee shall be set by Township resolution.

§ 22-713 Landscape Planting.

[Ord. 2002-05-02, 5/20/2002, § 713; as amended by Ord. 2010-03-01, 3/22/2010, § XVIII]

Purpose. It is the purpose of these planting requirements to conserve existing healthy plant communities such as woodlands and to require new landscape plantings in critical areas of new developments in order to:

Reduce soil erosion and protect surface water quality by minimizing stripping of existing woodlands or tree masses.

Reduce stormwater runoff velocity and volume by providing planting areas where stormwater can infiltrate.

Improve air quality by conserving existing or creating new plantings, which produce oxygen and remove carbon dioxide from the atmosphere.

Conserve historically, culturally or environmentally sensitive landscapes such as wooded hillsides, scenic views, and natural areas, while enhancing the aesthetic appearance of the Township and community.

Provide planted buffers for subdivisions and/or land developments, which act to visually integrate a development into the existing landscape.

Improve the environment for pedestrians along streets, parking areas and other pedestrian areas.

Preservation and Protection and Existing Vegetation.

All subdivisions and/or land developments shall be laid out in such a manner as to minimize the removal of healthy trees and shrubs on the site. If required by the Township, the applicant shall produce evidence from a qualified professional that no alternative layouts are possible that would reduce the loss of individual trees, vegetated areas and woodlands.

Protection of Existing Vegetation. Each individual tree, vegetated area and woodlands designated "TO REMAIN" shall be made part of the Tree Protection Zone as required in the Township Zoning Ordinance [Chapter 27] and shall be protected in the field prior to any clearing or earthmoving activities in accordance with the following:

A four-foot high, orange construction fence shall be erected a minimum of one foot outside the dripline on all sides of individual trees and woodlands and along the entire perimeter of vegetated areas to remain.

The tree protection fence shall be placed to prevent disturbance to or compaction of soil inside the area to remain until construction is complete.

The limits of clearing and location of tree protection fence shall be shown on the landscape plan.

The site plan shall contain a plan notation stating the Township Engineer shall inspect and approve the tree protection fence installation prior to any clearing or earthmoving activities.

The site plan shall contain plan notations stating that, in the opinion of the Township Engineer's representative or certified arborist, any trees disturbed, damaged or killed during or as a result of construction shall be replaced at a one caliper inch for one caliper inch.

Alteration of existing drainage patterns and water supply for the protected trees and vegetation shall be minimized.

If an applicant encroaches into a designated tree protection zone resulting in the damage or destruction of existing trees and/or vegetation designated to remain, the applicant shall be responsible for replacing the damaged or destroyed vegetation on an equivalent caliper basis. The caliper of all the trees damaged or destroyed shall be added together, and the applicant shall be required to plant new trees, with a minimum caliper of three inches, whose cumulative caliper equals or exceeds that of the damaged or destroyed trees. The replacement trees shall be selected from the Township's List of Required Plant Material listed in the Appendix and shall be planted not less than 20 feet on center. In addition, the applicant shall be required to replace any damaged or destroyed shrubs or ground cover, with plant material of equivalent type, size and shape. Any new replacement trees or plant material shall be guaranteed for one year or until the end of the eighteen-month maintenance period for the project, whichever is greater.

Parking Area Landscaping.

Planting Islands. All ten-foot by thirty-six-foot planting islands shall contain two shade trees and all ten-foot by eighteen-foot planting islands shall contain one shade tree.

Planting Strips. Planting strips shall be a minimum of 10 feet wide, and shall run the length of a parking row. Planting strips shall contain one shade tree at intervals of every 25 feet on average.

All planting islands and strips shall be underlain by soil, not stone or bituminous material, and shall be graded not to exceed a slope of five horizontal to one vertical.

The placement of light standards shall be coordinated with the landscape plan to avoid a conflict with the effectiveness of light fixtures.

Shade trees shall be selected from the List of Required Plant Material contained in the Appendix.

All required parking area trees shall be in addition to any parking area trees required by the Zoning Ordinance [Chapter 27].

Street Trees.

Street trees shall be planted every 30 feet along all proposed streets and existing streets when they abut or lie within the proposed subdivision and/or land development.

Street trees shall be planted between three and five feet outside the ultimate right-of-way line, and as an alternative, the same quantity of trees may be planted in an informal arrangement along the perimeter of the street, when approved by the Board.

Street trees shall be selected from the List of Required Plant Material listed in the Appendix.

Landscaped Buffers and Screens.

All subdivisions and/or land developments shall comply with the buffer yard requirements of the Township Zoning Ordinance [Chapter 27].

Landscaped buffers and screens shall be required for proposed land developments to screen or delineate the following site elements:

Off-Street Parking Areas. One deciduous or evergreen shrub planted every five feet along the perimeter of the parking area.

Trash Collection Areas and Mechanical Units. A minimum six-foot wooden shadow-box fence, or approved equal, on at least three sides, with a staggered row of evergreen trees planted every 10 feet along the fence perimeter.

Detention/Retention Basins. One deciduous or evergreen tree planted every 20 feet, plus one deciduous or evergreen shrub every 10 feet along the basin perimeter, planted in an informal arrangement.

Outdoor Storage Areas. A minimum six-foot wooden shadow-box fence, or approved equal, on at least three sides, with evergreen trees planted every 10 feet along the fence perimeter.

Public or Private Sewage Pump Stations and Treatment Plants. A minimum six-foot wooden shadow-box fence, or approved equal, on all sides, with a staggered row of evergreen trees planted every 10 feet along the fence perimeter.

Multifamily Residential Units. A berm varying in height from three to five feet, with one ornamental or evergreen tree for every 20 feet, plus one deciduous or evergreen shrub for every 10 feet, planted in an informal arrangement along the perimeter of the property being subdivided. The maximum side slopes of the berm shall be four horizontal to one vertical.

Active Recreational Areas and Facilities. A berm varying in height from three to five feet, with one ornamental or evergreen tree for every 20 feet, plus one deciduous or evergreen shrub for every 10 feet, planted in an informal arrangement along the perimeter of the property being subdivided. The maximum side slopes of the continuous berm shall be four horizontal to one vertical. The Board may require fencing depending on the type of proposed recreational facilities and/or adjacent land uses.

Easements. The boundary of a pedestrian or vehicular access easement, when located on, or adjacent to, a lot shall have a method of physical delineation on both sides consisting of six-foot arborvitaes, planted nine feet on center, with four-foot-high split-rail fence.

Site elements not included in the above list having similar visual impact shall be screened in accordance with requirements for the most similar elements as determined by the Township.

Landscape plantings shall be selected from the List of Required Plant Material in the Appendix.

Plant Materials, Specifications, Maintenance, and Guarantee. The following standards shall apply to all plant materials or transplanted trees as required under this chapter:

General Requirements. The location, dimensions and spacing of required plantings should be adequate for their proper growth and maintenance, taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as wind, soil, moisture and sunlight. Plantings should be selected and located where they will not contribute to conditions hazardous to public safety.

Plant Specifications. All plant material shall meet the minimum standards for health, form, and root condition as outlined in the American National Standards Institute (ANSI) Z60.1 — 1996, as amended. All plant material shall be hardy and within the United States Department of Agricultural (USDA) Hardiness Zone 6, applicable to Bucks County, Pennsylvania.

Installation. All shade and evergreen trees shall be supported with stakes and guy wiring in accordance with The American Nursery and Landscape Association (ANLA) Standards. The backfill for excavated planting areas shall be composed of native topsoil and shall be mulched six inches beyond the dripline.

Maintenance and Guarantee. The landscape plan shall contain plan notation stating that the applicant is required to maintain and guarantee all plant material until the end of the eighteen-month maintenance period. Any plant material that is deemed, in the opinion of the Township Engineer, not to have survived or not to have grown in a manner characteristic of its type, shall be replaced within the eighteen-month maintenance period.

§ 22-714 Lighting.

[Ord. 2002-05-02, 5/20/2002, § 714]

Purpose. It is the purpose of these requirements to regulate the design, placement, orientation and distribution of lighting in order to:

Provide lighting of facilities to protect public health, safety and welfare.

Control glare from parking areas and protect the privacy of adjacent properties.

Provide lighting for safe vehicular and pedestrian movements.

Limit spacing, fixture type and height of lighting to lessen light pollution.

Promote efficient design and construction with regard to energy conservation.

Applicability. Lighting shall be required for all public streets, parking areas, loading facilities, access drives, nonresidential buildings, multifamily subdivisions, recreational facilities, other public facilities and at any other locations deemed necessary by the Board.

Public Streetlights.

Residential Streets. Public streetlights shall be required for all residential subdivisions at the following locations:

All street intersections, cul-de-sac bulb radii and along horizontal street curves, at locations approved by the Board.

At any existing street intersection abutting the proposed subdivision, where required by the Board.

Multifamily parking areas with sufficient lights to meet the minimum illumination levels and uniformity ratio specified in this chapter.

Any other location where lighting will improve the function of the street, sidewalk or pedestrian access way, where required by the Board.

Nonresidential Streets. Public streetlights shall be required for all nonresidential subdivisions at the following locations:

Along all proposed streets with sufficient streetlight spacing to meet the minimum illumination levels and uniformity ratio specified in this chapter.

All street intersections and along cul-de-sac bulb radii.

Any existing street intersection abutting the proposed subdivision, where required by the Board.

Any other location where lighting will improve the function of the street, sidewalk or pedestrian access way, where required by the Board.

Prior to the submission of Final Plans, the applicant shall submit a petition to create a streetlight district to the Township.

The site plan shall contain a plan notation stating, "All streetlights shall be installed and energized prior to the issuance of the first occupancy permit for any subdivision and/or land development or first phase or section thereof and the lighting and maintenance costs shall be assessed to affected property owners on a per lot basis."

The applicant shall be responsible for all costs involved in lighting the streets until such time that the Township accepts the streets for dedication.

Streetlight Specifications.

The construction of streetlights shall be in accordance with the standards and specifications of the National Electric Code. All provisions and regulations of the electric supplier and the Township shall also apply.

Where streetlights are installed at intersections, the applicant shall install combination street name signs and streetlights.

The Site Plan shall contain a plan notation stating that unless otherwise approved by the Township, a maximum of two connections to the electric supplier's power source shall be permitted by the applicant.

All lighting fixtures shall be controlled by automatic photocells to regulate lighting between dawn and dusk.

The streetlight fixture and pole design shall be in accordance with the detail listed in the Appendix.

Parking Areas and Loading Facilities.

Lighting of parking areas, including access drives and loading facilities, shall meet the minimum illumination levels and uniformity ratio specified in this chapter.

Light standards shall be a maximum of 20 feet in height, and have a concrete base raised 30 inches above finished grade.

Light standards shall be located in planting islands or planting strips within parking areas. Light standards shall not be installed directly on the parking area surface.

All lighting fixtures shall be controlled by automatic photocells to regulate lighting between dawn and dusk.

All electrical power lines to lighting fixtures shall be underground.

Glare Control.

The maximum light intensity measured at any point along the property line shall be 0.2 footcandles.

All lighting fixtures shall meet all applicable IESNA cutoff criteria.

All lighting shall be effectively shielded and directed towards the interior of the parking area away from adjacent properties.

Illuminated signs shall have a shielded lighting source and shall be directed away from all street rights-of-way.

All other lighting required by this chapter for recreational facilities, sidewalks, pedestrian walkways, trails, crosswalks, bicycle lanes, etc., may be approved by the Board in accordance with the recommended practices and standards of the IESNA.

The applicant shall submit three copies of an as-built lighting plan to the Township to verify existing light intensities and uniformity are in accordance with the approved final plans.

Where required by this chapter, illumination levels shall have intensities and uniformity ratios in accordance with recommended practices of the IESNA handbook RP-20-98 and IESNA Handbook RP-8-00, as amended, and in accordance with the minimum standards listed below:

Description of Use/Area	Maintained Footcandles	Uniformity Avg.: Min.
High Activity Nonresidential Parking, Loading Facilities and Drives (e.g., Retail, Office)	0.9 Minimum	4:1
Medium Activity Nonresidential Parking, Loading Facilities and Drives (e.g., Industrial, Institutional)	0.4 Minimum	4:1
Multifamily Residential Parking	0.2 Minimum	4:1
All Nonresidential Subdivision Streets	0.9 Average	6:1
Pedestrian Walkways, Bike Lanes, Trails	0.2 Average	5:1
Building Entrances	2.0 Average	—

§ 22-715 Park and Recreation Land.

[Ord. 2002-05-02, 5/20/2002, § 715]

Purpose. All residential subdivisions and/or land development plans regulated under this section shall provide for suitable and adequate recreation land and/or fees as set forth in this chapter in order to:

Ensure acquisition, development and maintenance of adequate recreation areas and facilities to serve the people that live and/or work in the Township, and to serve the future residents of the Township.

Maintain compliance with recreational guidelines as recommended by the Township Park and Recreation Advisory Board and the guidelines and recommendations of the National Recreation and Park Association.

Coordinate existing recreational areas with future recreational areas.

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

Ensure that dedicated park and recreation land is suitable for the intended use.

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

Park and Recreational Land Dedication Requirements.

The applicant shall dedicate land to the Township (or other entity as may be approved by the Board) suitable for park and recreation use, unless one of the alternatives set forth in this section is approved by the Board. Land to be dedicated shall be dedicated prior to recording the final plans.

In zoning districts other than the WS District, this land shall be in addition to any open space that is set aside as part of a development that requires open space.

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 future residents of the Township. To that end, the following minimum criteria apply:

Residential Subdivision and/or Land Development: The amount of land to be dedicated for park and recreation areas in all residential subdivisions, or land developments of single-family, attached or multifamily configuration, shall be 2,500 square feet per new dwelling unit.

Nonresidential Subdivision and/or Land Development: The amount of land to be dedicated for park and recreational areas shall be 2,500 square feet per 4,000 square feet of building area (herein defined as the area occupied by buildings to the extremities of all roof lines).

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 the Board in its sole discretion determines that the land so dedicated is appropriate in the particular circumstances.

In the event of a conflict between the Zoning Ordinance [Chapter 27] and this chapter to the amount of recreational areas that shall be dedicated, this chapter shall control.

Where an applicant dedicates land, the acquisition value of the land and any improvements being placed on the land for park and recreation purposes shall equal or exceed the fee-in-lieu of dedication as established from time to time by resolution of the Board. If the value of the fee-in-lieu of dedication is not met or exceeded, the applicant shall supply the balance of the obligation in cash or additional land or improvements as the Board may agree to.

Alternative to Dedication.

Dedication and Improvement of Off-Site Land. The land to be 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 the Board in its sole discretion determines that the land being dedicated is accessible to the subdivision and/or land development or for the general use of residents of the Township.

Fee-In-Lieu of Dedication.

Where, upon agreement with the applicant, it is determined that the dedication of all or any portion of the land area required for park and recreation purposes is not feasible because of the size, shape, location, access, topography or other features of the land or any other need of the Township, the applicant shall pay to the Township a fee-in-lieu of dedication of any such land. The fee shall not apply to any existing dwelling units involved in the subdivision and/or land development.

The amount of the fee shall be specified in the schedule of fees adopted by resolution by the Board.

Fees required under this section shall be paid prior to the recording of the approved final plan or as determined by the Board. In the case of a phased development, fees shall be paid prior to the recording of the approved final plan for each phase.

Recreation Fee Districts. The fees shall be recorded to one of the recreation fee districts to ensure that the lands and facilities are accessible to the residents of the development(s) that paid fees towards their cost. The Recreation Fee District Map in this Appendix designates "Recreation Fee Districts." Any fees collected under this chapter shall be expended only within the same Recreation Fee District as the subdivision and/or land development that contributed the fees, except that fees from any district may be used for Township-wide community parks and recreation areas.

Criteria for Location and Suitability of Park and Recreation Land Dedication.

The Township Planning Commission and the Board in exercising their duties regarding the review of subdivision and/or land development plans shall consider the recommendation of the Township Park and Recreation Advisory Board as well as the following criteria in determining where to approve the proposed plan for use and location of the proposed park and recreation area:

The land proposed for dedication shall be easily and safely accessible, have good ingress and egress, and have access to an external public road or to a road to be dedicated as a public road to which the general public has access. However, if the subject land is being dedicated to a homeowners association, the access may be from an internal road.

The geometry of the land being dedicated shall be as close to square as reasonably possible. The size and shape of the site(s) shall be suitable for the development as a recreation area and the configuration of the site(s) shall be able to accommodate recreation activities proposed by the development plans. The area shall not include narrow or irregular pieces of land, which are remnants from subdividing or the design of streets or parking areas.

If a tract to be subdivided or developed abuts an existing Township park, open space, or conservation easement, the park and recreation land to be offered for dedication shall be adjacent to such existing Township land or be connected by public access easement and trail constructed by the applicant.

Site(s) shall have suitable topography for the development as a particular type of active or passive recreation area. Suitability shall be determined by the Board upon recommendation of the Township Engineer and shall be judged on the basis of the type of recreation area proposed. However, the following minimum restrictions apply: No more than 25% of the area shall be floodplain or areas with slopes above 8%, or both.

Site(s) designated for active recreation land shall not include any of the following:

Land with natural resources restrictions, as defined by the Township Zoning Ordinance [Chapter 27].

Stormwater Detention Facilities. Stormwater retention basins may be approved by the Board if the resulting body of water is integrated into the landscape and the area can be used by the residents for active recreational activities.

Land designated for any other purpose, such as lots, streets or parking areas.

Site(s) designated for passive recreation may contain lands with natural resource restrictions; provided, that the land can be used by residents for passive recreational activities.

The development plans and recorded plans shall show:

The recreational activities and/or facilities for which an area is intended.

The legal basis by which the recreational, park or open space use is preserved.

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.

(9)

On-site improvements on the dedicated park and recreation land shall be commensurate with the adjacent on-site development improvements, including but not limited to grading, curbing, utilities and walking paths.

(10)

Land shall comply with all other applicable requirements of the Township Zoning Ordinance [Chapter 27] (including minimum lot size) and this chapter.

Ownership and Dedication to the Township.

If the Board determines that a park and recreation land dedication is in the public interest, such park and recreation land shall first be offered for dedication to the Township.

If the Township does not accept dedication, the land may be owned and maintained by an entity that the Board determines is acceptable to ensure proper long-term oversight and maintenance of the land. The approved entity must agree to accept such land for permanent park and recreation purposes, in compliance with the following:

The land may be dedicated to a formal homeowner or condominium association, upon approval of the Board. Site plan shall contain a plan notation stating, "If any entity responsible for such park and recreation land should dissolve, upon demand by the Township, the land shall revert to the Township at no cost to the Township."

The land may be dedicated to the state or county government, or other public entity, as approved by the Board.

If the Board determines that a park and recreation land dedication is in the public interest, acceptance of the dedication shall be by adoption of a resolution of the Board and acceptance of a deed of dedication in a form acceptable to the Township Solicitor.

Deed restrictions and/or easements in favor of the Township shall be required on all park and recreation land to ensure its permanent use for park and recreation purposes and to prohibit the construction of buildings on the land, except buildings for noncommercial recreation or to support maintenance of the land. Deed restrictions and easements shall be approved by the Board, upon recommendation of the Township Solicitor and Township Engineer.

Review by the Planning Commission. For preliminary and final plans, the Planning Commission shall review the plan for conformance to this section and may on its own motion require formal review by the Park and Recreation Advisory Board, which shall promptly review if so requested.

§ 22-716 Survey Monuments and Markers.

[Ord. 2002-05-02, 5/20/2002, § 716]

All monuments and markers shall be set and certified by a professional land surveyor. All monuments and markers shall be set within 0.04 of a foot from its required location.

A concrete monument shall be accurately placed at the following locations:

At all outbound existing property corners, including changes in direction of boundary.

At all proposed lot corners, including changes in direction of boundary, if the lot size is greater than two acres.

Along both sides of a street ultimate right-of-way line at all intersections, curves and changes in direction if right-of-way.

At the beginning and end of all easements, including changes in direction of easement.

Along the external boundary of all areas to be preserved as open space, agricultural areas or deed-restricted areas, including changes in direction of boundary and intersections with right-of-way lines.

At such other places along a street right-of-way line that may be necessary to define a future street extension.

Where one of the above locations along the street right-of-way line is a point common to a property corner, the concrete monument shall be set in lieu of a marker.

Any existing concrete monument that is found and identified to be an existing property corner shall remain undisturbed.

Markers shall be set at all lot corners, changes in direction and intersections with the ultimate right-of-way line, unless a concrete monument is required.

Monuments and markers shall be set prior to acceptance of dedication of any public improvements by the Board.

§ 22-717 Utilities.

[Ord. 2002-05-02, 5/20/2002, § 717]

Except for electric and natural gas transmission lines, all electric, natural gas, telecommunication, cable television and any other utility lines shall be placed underground in all subdivisions and/or land developments.

Utility lines shall be placed underground within the street right-of-way, or in appropriate easements at locations approved by the Board. Each shall have the necessary shutoff valves and other safety requirements normally associated with safe operations. All utility connections shall be appropriately capped for safety purposes whenever a lot or building is not occupied.

All underground utilities shall be installed prior to street paving at locations approved by the Township, and shall be located as much as possible between the curb or edge of cartway and the edge of the sidewalk.

All above ground utility boxes, transformers, junctions, cable "dog houses" and the like shall be located only in areas designated for same.

§ 22-718 Public Water Supply.

[Ord. 2002-05-02, 5/20/2002, § 718]

Purpose. These regulations are to ensure that each residential dwelling unit and nonresidential building to be served by a public water supply shall have an adequate supply of potable water.

A public water supply system shall be required and approved by the Township in accordance with the uses permitted in the applicable zoning district for the following:

All multifamily subdivisions and mobile home parks.

Industrial, office, commercial or institutional developments including, but not limited to, hospitals, schools, churches, retirement villages, life care facilities and group homes.

The applicant shall construct sufficient water mains to make service available to each lot, building or dwelling unit in the subdivision and/or land development. The system shall be designed to comply with the standards and requirements of the applicable water authority and shall be subject to its approval.

Fire Protection. The public water supply system shall be designed with adequate capacity and fire hydrants for fire fighting purposes. The water system, including the location of all fire hydrants, shall be reviewed by the Township Fire Marshal's office and approved by the Board.

§ 22-719 Private On-Lot Water Supply.

[Ord. 2002-05-02, 5/20/2002, § 719]

Purpose. These regulations are to ensure that each residential dwelling unit and nonresidential building to be served by a private on-lot well shall have an adequate supply of potable water.

Where public water supply is not available within 100 feet of the property boundary, and a public water supply is not required for the proposed use by the Zoning Ordinance [Chapter 27], the applicant shall construct a well on each proposed lot, which services only one lot or unit.

No applicant shall withdraw groundwater for any purpose by use of a well except as permitted by this chapter.

No permit for a residential or nonresidential building, or addition to a building, which is to be served by a well, shall be issued unless the well intended to serve the building has been constructed and tested in accordance with this chapter.

A well that does not provide an adequate supply of water for the proposed use, considering both quality and quantity, and/or adversely affects nearby wells or watercourses shall not be approved by the Township.

The site plan shall contain a plan notation stating that any proposed well is subject to the provisions of the well construction standards, which includes requirements for well permitting, water quality testing and well production certification.

For all residential subdivisions containing three or more lots/units, including the existing lot/unit, and, all nonresidential subdivisions and/or land developments, the applicant shall satisfy the following:

Four copies of a Water Resource Impact Study shall be submitted to the Township with the preliminary plan application. An application for subdivision and/or land development shall be considered incomplete without the required water resource impact study.

A seventy-two-hour pump test is required for the overall site for preparation of the water resource impact study in accordance with the requirements of this chapter at a location approved by the Township Engineer.

A minimum of four monitoring wells is required for the seventy-two-hour pump test. Monitoring wells should be existing wells located on the site and on nearby properties, as approved by the Township Engineer. If existing wells are not available, or permission from the property owner is not secured, then monitoring well(s) shall be drilled where permissible.

For any subdivision containing 25 or more lots/units, an additional seventy-two-hour pump test shall be required at a different location on-site. Four monitoring wells are required for the second pump test; however, monitoring wells used for the first pump test may be utilized for the second test, when approved by the Township Engineer.

The applicant shall execute a Well Depletion Agreement with the Township and post the required financial security prior to recording the final plans.

Any existing dwelling units located on a site count towards the lot/unit threshold requirement. All lots and/or properties in existence as of the date of adoption of this chapter shall be counted towards the lot threshold requirement. The piece-meal subdivision of lots will not result in an exemption from requirements of this chapter and upon application for the third lot of any property in existence as of the date of the adoption of this chapter, the requirements of this chapter shall be mandatory.

Water Resources Impact Study.

Purpose. These regulations are to ensure that new wells constructed in New Britain Township are able to provide a reliable, safe and adequate supply of water to support the intended use within the capacity of available groundwater resources and to estimate any impacts of the additional water withdrawals on existing nearby wells, underlying aquifers and watercourses.

All elements of the pump testing well and water quality analysis shall be completed prior to submission of the water resource impact study. A well construction permit is required for the pumping test well(s) and monitoring well(s) for preparation of the water resource impact study. The location of the pumping test(s) and monitoring well(s) shown on the well permit application shall be reviewed by the Township Engineer prior to issuance of a well permit.

A water resources impact study shall be prepared by a professional geologist and/or professional engineer, licensed in the commonwealth, experienced in the performance of groundwater investigations for water supply wells.

The water resource impact study shall be signed and sealed by the person(s) preparing the study and shall include the following information, with respect to the proposed subdivision and/or land development:

Calculations of the projected water demand, including both average and peak daily consumption, using the applicable criteria set forth in the following references:

The adequacy of each residential water supply shall be determined based upon 200 gallons of water per bedroom per dwelling unit per day in accordance with the calculation of household water demand contained in the New Jersey Geological Survey Groundwater Report Series No. 1, Two-Part Pump Test for Evaluating the Water Supply Capabilities of Domestic Wells, as prepared by Jeffrey L. Hoffman and Robert Canace for the New Jersey Geological Survey, PADEP.

The adequacy of nonresidential water supplies shall be determined based upon the minimum water requirements published in Table IV-1.2 of Part IV of the current edition of the PADEP Public Water Supply Manual. For nonresidential facilities other than those found in Table IV-1.2, the adequacy of nonresidential supplies shall be based upon the flow assumptions published in PA Title 25, Chapter 73, Standards For Sewage Disposal Facilities, Section 73.17(b), or shall be based on actual water meter or sewage meter flow data for facilities of similar type and size. The applicant shall substantiate any meter flow data used to determine the adequacy of nonresidential supplies by submitting copies of water and/or sewer bills for the similar facilities.

Public Water Supply Manual, Bureau of Water Quality Management Publication No. 15, by the Pennsylvania Department of Environmental Protection, Harrisburg, Pennsylvania.

Guide for Determination of Required Fire Flow by the Insurance Services Office (ISO), as amended.

Standards and Manuals for the American Water Works Association, as amended.

In addition to the above, the projected water demand shall include any additional flow required to comply with National Fire Protection Association specifications for sprinkler systems.

A geologic map of the area within a one-mile radius of the site.

The following information shall be mapped for the area within one-quarter mile radius of all proposed wells. If any existing wells withdrawing over 10,000 gpd are located within 1.0 mile of the site, the mapping radius shall be extended to 1.0 mile.

The location of all faults, lineaments and fracture traces.

The location of all existing and proposed wells.

The location of all existing and proposed on-lot sewage disposal systems.

The location of facilities storing or handling residual or hazardous wastes and substances or petroleum products.

The location of all perennial and intermittent watercourses.

A hydrologic budget shall be calculated for the area within the specified mapping radius, based on the drought recharge capacity of the underlying aquifer and the projected water demand of the proposed well(s) and any existing wells within the required radius from the project location. Based on the results of the hydrologic budget, a determination shall be made on whether or not the potential exists for adverse affects on hydrogeology of the project vicinity, including adjacent wells, springs, surface water or wetlands.

A discussion of the aquifers underlying the site and their long-term drought recharge capability based on accepted published data or detailed site specific investigations.

A narrative describing the design of all on-lot sewage disposal systems and their effect upon groundwater recharge and quality with respect to all proposed and existing water supplies. Available existing groundwater quality data shall be obtained from nearby, adjacent supply wells, test wells or springs.

The study shall include a brief statement of the qualifications of the person(s) preparing the study.

Site-Specific Investigations Requirements.

An accurate geologic log should be maintained during the drilling of the pumping test well(s) giving a detailed description of the type and thickness of rocks and overburden encountered. Additionally, the log shall contain information on the depth and thickness of all water bearing zones encountered and the yield from each zone. The total yield from the well shall be measured using a quantitative method. Samples shall be collected every 20 feet during drilling, or at each change in rock type.

A seventy-two-hour pumping test(s) shall be conducted at a rate of not less than 150% of the combined projected water demand for the entire development, and shall include the monitoring of background water levels in all wells for a period not less than two weeks prior to start of pumping. The pumping test shall be conducted during a period when there is no measurable precipitation for at least 48 hours prior to pumping and throughout the test. If precipitation is encountered during this period, the data shall be evaluated using an acceptable method to account for the effects of any recharge upon water levels in the wells, and upon all calculations and assumptions based on the pumping test data. The pumping test shall be conducted at a constant pumping rate that shall not deviate greater than +/- 5% during the test. The pumping test shall be followed by a recovery test, with monitoring conducted until at least 95% recovery of draw down is observed in the test well, or until 48 hours after termination of pumping, whichever is first.

The monitoring well locations and monitoring program shall be subject to approval by the Township Engineer.

A means of accurately measuring the well discharge shall be provided subject to approval by the Township Engineer.

The pump test discharge shall be directed away from the test well so as not to significantly influence draw down in the test well and monitoring wells. The means of conveyance and point of discharge shall be approved by the Township Engineer, and shall be in accordance with the PADEP Best Management Practices for Water Well Drilling and Aquifer Testing, Publication 3800-FS-DEP2685, as amended.

Records shall be compiled in typewritten form to include the following information:

Name of driller and personnel conducting test.

Description of pumping test well to include horizontal and vertical dimensions, casing installed and grouting details.

List of formation samples.

Static water level immediately prior to yield testing.

Hydrograph of depth to water surface during test pumping and recovery period at the test well showing corresponding pump and discharge rate in gallons per minute and time readings were taken.

Log of depth to water surface at existing and monitoring wells during the test pumping period showing time readings were taken.

Copies of all raw field notes showing original observations, water level and flow readings and the time readings were taken.

A report shall accompany the pump test data that documents interpretation of all data as to the impacts on the groundwater supply and existing wells. The report shall include a graphical extrapolation of long-term drawdown and a contour map of water levels in the test well and monitoring wells after one year of pumping under drought conditions (no recharge), based upon the pump test data. Conclusions regarding the long-term yield of the pumping well and impacts of long-term pumping to surrounding wells shall be drawn from the analysis.

All well construction information required by the Well Construction Standards shall be included in the Water Resource Impact Study.

Well Construction Standards.

Any well proposed within the Township is subject to the provisions of this section.

An approved permit from the Township is required for the construction of any well. The required drilling, pump testing and water quality report shall be completed in compliance with the standards herein, prior to the issuance of a building permit.

There are two phases of a well construction permit. Phase I consists of the construction permit requirements for drilling the well. Phase II consists of sampling and analysis of the water quality.

Phase I Construction Permit Requirements. The following information shall be submitted with the well construction permit application:

Applicant's name, address and telephone number.

Location map of the proposed development.

A copy of the preliminary plan for subdivision and/or land development for the site pump test and monitoring wells, if applicable.

For any residential well, a copy of the plot plan for building permit application.

Location of all on-site sewage disposal systems.

Show one-hundred-foot isolation distance for each proposed well to verify compliance with the regulations of PA Title 25, Chapter 73, Standards for Sewage Disposal Facilities.

Well driller's name, address and telephone number.

(h)

Projected water quantity requirements for the use that the well will serve.

(i)

Show the location of and information on all monitoring wells, if applicable.

Phase II Water Quality Analysis Requirements.

Samples shall be obtained from the well at the termination of pump testing to demonstrate drinking water quality conforming to this section. Additional or specialized analysis should be discussed with the Township Engineer prior to sampling for the purposes of streamlining the permitting process; however, said discussion shall not be construed as final approval of the proposed testing.

All samples shall be collected, transported and analyzed in accordance with USEPA and PADEP protocol for drinking water. Sample testing shall be performed by a laboratory certified by the commonwealth to perform drinking water analysis. Laboratory reports shall contain sufficient quality assurance and quality control data to explain any analysis and reporting conditions or deficiencies.

Water quality must comply with currently published USEPA National Primary and Secondary Drinking Water Standards and Health Advisories.

Water quality testing shall include, at a minimum, the following parameters: Total Coliform, Nitrate/Nitrite, ph, Iron, Manganese, Lead, Chloride, Hardness, Total Dissolved Solids, Surfactants (Detergents), Volatile Organic Compounds — Group 1 (VOC1) + 10 unknowns,* MTBE, Herbicides — Group 1 (H1) and Pesticides — Group 3 (P3). [*NOTE: A Library search for Tentatively Identified Compounds (TICs). Additional analysis will be required if TICs are discovered. Group 1 (VOC1), etc., refers to PADEP categories of contaminants.]

The applicant shall perform a survey to identify and evaluate potential sources of contamination that may impact water quality in the proposed well(s) and shall perform additional sampling and analysis as may be required to assure water quality is satisfactory for the protection of human health and the environment.

Additional sampling and analysis will be required to quantify any observed objectionable effects resulting from the quality of the water, including, but not limited to, odor, color, foaming, staining, scaling and sedimentation.

A well that does not meet the above standards will be required to meet them through adequate treatment facilities. After treatment facilities are installed, the applicant shall have the water supply tested again.

(h)

The following information shall be submitted to the Township with the water quality report:

A copy of the well record and completion report submitted to the state by the well driller.

The report from the laboratory shall contain the name, license number and address of the laboratory.

Location of the well or wells.

Elevation of the ground at the well head.

Depth and diameter of the well.

Drilling method.

Type of casing and grouting used.

The following information shall be shown on the plot plan submitted for a building permit: location and distance from on-lot wastewater disposal systems; septic tanks; sewer mains and laterals.

Location and distance to any existing on-lot well(s).

10)

Level of treatment provided.

11)

Type and quantity of storage provided, if applicable.

General Well Construction Requirements. A plan note shall be added to the final record plans referencing the following well construction standards:

All well construction shall be in accordance with the construction requirements set forth by the PADEP Public Water Supply Manual, latest edition, and as contained in this section. If there is a conflict between the requirements of the PADEP and the requirements of this section, the more restrictive shall be applicable.

When drilling or increasing the depth of a well, an accurate well drilling log shall be maintained. This log shall contain the following information:

Interval. The depth in feet below a datum level such as ground level or top of casing through which the drill is advancing.

Geologic Description. A description of the rock type penetrated through the particular interval. The description shall include such things as color, texture, rock type and geologic name, if known.

Yield. The total yield of water at the base of the interval last described.

General Comments. Include anything that the driller finds noteworthy, i.e., water bearing zones, artesian conditions, change in pressure, loss of fluid, etc.

The pump shall be so located and designed as to make the use of a pump pit unnecessary. Pitless adapters shall conform to the standards set forth by the PADEP.

The space between the pump column and the casing of each well shall be provided with a vent which shall be protected with an elbow facing downward or mushroom type head located at least 18 inches above flood levels. All vents shall be screened to prevent the entry of insects.

The casing shall be temporarily capped and any open space covered until the well has been grouted and the pump installed. The cap should be either threaded onto the casing or be a friction type device which locks onto the outside of the casing.

The well head shall be constructed so as to assure the maximum protection of the well and to exclude entry of any contaminant. All wells shall be cased to protect against contamination. Water bearing formations that are known to be contaminated or identified as being in danger of contamination shall be sealed off with casing and grout. Sealing shall be accomplished by a method approved by the PADEP.

Completed wells shall be properly capped with sanitary seals to prevent the entry of contamination.

All wells shall be provided with a watertight, one-quarter-inch thick welded steel pipe casing. Pipe shall be in accordance with AWWA Standard C200. The minimum length of casing shall be 40 feet or 10 feet into bedrock, whichever is greater. All joints between sections of the casing shall be made by continuous welding in accordance with AWWA Standard C206. All casing shall be extended at least 18 inches above final grade or 12 inches above the basement floor. The space between the earth and outside casing shall be filled with cement grout to a distance of at least six feet below the ground surface.

(9)

All monitoring wells, pump test wells or uncompleted wells that are to be abandoned shall be properly sealed. The "Water Well Abandonment Procedures", as published in Chapter 7 of the PADEP Groundwater Monitoring Guidance Manual, February 1996 edition, as amended, shall be followed for all well abandonment.

Single-Family Dwelling Well Requirements. In addition to the pump testing and water quality testing for the total site, the applicant shall address the following for the each proposed well prior to issuance of a building permit for that lot:

The application for a well construction permit shall be made prior to the building permit application. The required drilling, pump testing and water quality analysis shall be completed in compliance with the standards herein, prior to the issuance of a building permit to verify adequate water supply is available for the lot and water is potable.

Each proposed well for a single-family dwelling shall be evaluated through a two-part pump test comprised of a peak demand test and a constant rate pump test. Such pumping tests and any required storage shall be calculated in accordance with the New Jersey Geological Survey Groundwater Report Series No. 1, Two-Part Pump Test for Evaluating the Water Supply Capabilities of Domestic Wells, as prepared by Jeffrey L. Hoffman and Robert Canace for the New Jersey Geological Survey. The Domestic Well Worksheet contained in the above-referenced report shall be submitted to the Township for approval prior to issuance of any building permits.

In order to be certified for use for a single-family dwelling, a well shall have a production of not less than six gallons per minute as certified by a licensed well driller. If less than six gallons per minute yield is established, such a well may still be certified for use if sufficient storage is provided to meet the calculated peak demand. In no case shall a well yielding less than two gallons per minute be certified for use by the Township.

A bacterial test shall be performed on the well after installation of the house plumbing, but within 30 days of requesting issuance of an occupancy permit for the dwelling. The guidelines set forth by the Bucks County Department of Health shall be followed for disinfecting a contaminated well.

10.

Monitoring Wells. Monitoring wells shall be constructed in accordance with the general construction standards and the following criteria:

The well(s) shall be constructed so as to intercept the aquifer being pumped by the test well, and shall allow for water level measurements or water quality samples to be obtained that are representative of conditions in the aquifer. Well construction shall be approved by the Township prior to any required testing.

The applicant shall secure written permission from the property owner for any existing well to be used for monitoring, granting the Township permission for a period not to exceed 18 months after completion of the project, to obtain water level measurements and samples of the water for laboratory analysis as required to verify compliance with this chapter.

The well(s) shall be located close enough to the pumping well(s) so that sufficient drawdown is created in the observation well(s) during the pump test so that aquifer properties and the radius of influence can be calculated. The Township Engineer shall approve the location of the monitoring well(s) and the frequency of monitoring.

The monitoring well(s) shall be equipped with a continuous record water level recorder. Hand held electric level tapes or other alternative methods for obtaining water levels will be allowed only upon the written approval of the Township Engineer.

The monitoring well(s) shall be completed, including installation of the level recorder prior to any removal of water from the site for domestic use.

Pennsylvania State Plane coordinates shall be provided to establish the location of the well(s).

The elevation of the ground adjacent to the well(s) in addition to the static water level shall be based on USGS vertical datum.

11.

Well Depletion Agreement.

For subdivisions and/or land developments involving water supply wells, the applicant shall be required to enter into a Well Depletion Agreement with the Township as a condition of final plan approval for all residential subdivisions containing three or more lots/units including the existing lot/unit and all nonresidential subdivisions and all land developments. The Well Depletion Agreement shall establish financial security, in accordance with the approved fee schedule, to provide recourse for the owners of existing wells who have demonstrated adverse impacts upon water quality or quantity in their water supplies, as a direct result of the operation of the applicant's well. The applicant shall be required to maintain the foregoing financial security for a period of 18 months from the date that the Township either accepts dedication of any public improvements or approves completion of improvements not to be publicly dedicated, whichever last occurs.

A well monitoring program shall be required for the duration of the Well Depletion Agreement period, to evaluate the actual impact of the development upon adjacent water supply wells and groundwater. The scope of the monitoring program shall be approved by the Township Engineer and made part of the Well Depletion Agreement. At a minimum the program shall include the monthly monitoring of water levels in all monitoring and pumping wells, and the monitoring of precipitation. If indicated in the Water Resources Impact Study, or in any subsequent groundwater sampling, the program shall include quarterly groundwater sampling to monitor the concentration of any contaminants that exceed, or threaten to exceed, USEPA and PADEP drinking water Maximum Contaminant Levels or Health Advisory Levels. Four copies of the monitoring results shall be submitted to the Township on a quarterly basis in the form of a written monitoring report. Each report shall include a well location map, monthly groundwater contour maps, tabulated data summary, laboratory reports (if required) and analysis of findings and recommendations for program changes and/or mitigation of adverse impacts.

The Well Depletion Agreement shall be in a form subject to the approval of the Township, and access agreements shall be secured by the applicant for the benefit of New Britain Township for any existing off-site wells which are being utilized as monitoring wells to provide the Township with access during the eighteen-month maintenance period.

§ 22-720 Public Sanitary Sewer System.

[Ord. 2002-05-02, 5/20/2002, § 720]

Purpose. These regulations are to ensure that each residential dwelling unit, commercial, institutional or industrial building constructed in the Township will have an adequate sanitary sewer system.

When consistent with the Township's Act 537 Sewage Facilities Plan and Comprehensive Plan, the applicant shall extend existing public sanitary sewer systems to service a proposed subdivision and/or land development, following approval of the plans by the Chalfont-New Britain Township Joint Sewage Authority, PADEP and the township. Any variation from the Township's Act 537 Sewage Facilities Plan and Comprehensive Plan requires approval of the Township, Chalfont-New Britain Township Joint Sewage Authority and PADEP.

PADEP Sewage Facilities Planning Module. A completed PADEP Sewage Facilities Planning Module shall accompany all preliminary plan applications submitted for subdivision and/or land development that propose connection to a public sewer system. Prior to submitting the planning module to the Township for approval, the planning module shall have been approved and executed by the applicant, responsible professional engineer, Chalfont-New Britain Township Joint Sewage Authority, Bucks County Department of Health and Bucks County Planning Commission.

All public sanitary sewer systems shall be designed and constructed in accordance with standards of the Township and Chalfont-New Britain Township Joint Sewage Authority, as well as in accordance with PADEP Sewerage Manual and Domestic Wastewater Facilities Manual, as amended. All sanitary sewer systems shall also conform to the standards and procedures set forth in Pennsylvania Code, Title 25, Chapter 71, Administration of Sewer Facilities Planning Program.

In areas not presently served by public sanitary sewers, appropriate on-site sewage disposal systems shall be provided in accordance with the regulations and procedures of the Township and the PADEP. However, if extension of the existing public sewer system is planned within five years to the service area, the applicant shall install sewer mains and laterals to provide adequate service to each lot when the public sewer extension occurs. The sewer mains shall be suitably capped at the limits of the subdivision, and the laterals shall be capped at the right-of-way line. The sewer main shall be located within rights-of-way or easements, to be owned and maintained by the applicant, Chalfont-New Britain Township Joint Sewage Authority, or private entity approved by the Township.

Any public sewage treatment facility or pumping station proposed to service a subdivision shall be dedicated to the Chalfont-New Britain Township Joint Sewage Authority. For any private sewage pumping station proposed to service a land development, the property owner shall execute an operation and maintenance agreement with the Township and post the required financial security. The design plans, and specifications for all facilities shall be approved by the Township and the Chalfont-New Britain Township Joint Sewage Authority prior to final plan approval.

§ 22-721 Private On-Lot Sewage Disposal System.

[Ord. 2002-05-02, 5/20/2002, § 721]

Purpose. These regulations are to ensure that each residential dwelling unit, commercial, institutional or industrial building constructed in the Township will have an adequate on-lot sewage disposal system.

If connection to the public sewer system is not feasible, or when consistent with the Township's Act 537 Sewage Facilities Plan and Comprehensive Plan, the applicant shall install a sewage disposal system on an individual lot basis in accordance with Township standards and the provisions of Chapters 71 and 73, Administration of Sewage Facilities Program, Pennsylvania Sewage Facilities Act (Act of January 24, 1966), P.L. 1535, No. 537, as amended (35 P.S. § 750).

PADEP Sewage Facilities Planning Module. A completed PADEP Sewage Facilities Planning Module shall be submitted with all preliminary plan applications submitted for subdivision and/or land development with on-lot sewage disposal systems. Prior to submission of the Planning Module to the Township for approval, the planning module shall be approved/executed by the applicant, responsible professional soil scientist, Bucks County Department of Health and Bucks County Planning Commission.

The applicant shall provide the type of sanitary sewer disposal facility consistent with the existing physical, geographical and geological conditions, and the Township's Act 537 Sewage Facilities Plan and Comprehensive Plan. The type, capacity, location and layout of an on-lot sewage disposal system shall comply with all rules, regulations and ordinances of the Township, the Bucks County Department of Health, PADEP and all applicable statutes of the commonwealth.

Final plans shall not be recorded until a permit from the Bucks County Department of Health is issued for each proposed on-lot sewage disposal system, indicating the lot proposed for subdivision and/or land development is suitable for the type of on-lot sewage disposal proposed by the applicant.

If the property being subdivided or developed contains an existing on-site sewage disposal system, the applicant shall submit to the Township acknowledgment from the Bucks County Department of Health indicating that the existing system has been inspected and is functioning properly.

All lots shall also be tested to identify a suitable replacement area in the event the primary sewage disposal system fails. The on-lot sewage replacement area shall be identified for each lot on the plans and the soil testing shall be approved by the Township and Bucks County Department of Health. An easement deed restricting the sewage replacement area from being built upon shall be provided and shown on the site plan. The sewage replacement area shall be located a minimum of 25 feet from the primary system, and shall not be located directly down slope of the primary system, or within any well isolation area.

The applicant shall provide to each lot owner a plan and specifications of the on-lot sewage disposal system and all operational manuals required for the use and proper maintenance of the system.

The property owner shall execute an operation and maintenance agreement with the Township and post the required financial security for any non-conventional sewage system, such as an Individual Residential Spray Irrigation System, Small Flow Treatment Facility or Community Sewage System. The design, plans and specifications for the proposed system shall be approved by the Township and Bucks County Health Department prior to final plan approval.

§ 22-722 Butler Avenue Corridor Overlay District.

[Added by Ord. No. 2018-07-02, 7/2/2018]

Applicability. The Corridor Overlay District shall apply to all properties in New Britain Township, regardless of zoning district, depicted on the Corridor Overlay District Plan incorporated into this chapter as Appendix F.[1] These are supplemental regulations which shall apply in addition to all other applicable regulations of Chapter 27, Zoning, and this Chapter 22, Subdivision and Land Development, of the Township Code. In the case of a conflict between this section and any other section of the Code, the section imposing the stricter requirements shall apply.

[1]

Editor's Note: Appendix F is included as an attachment to this chapter.

Purpose. The purpose of the Corridor Overlay District is to enhance the appearance and design of the Butler Avenue Corridor, which serves as a gateway to Bucks County and to New Britain Township; to develop a process for review and approval of development that maintains a high standard of architectural and site development design; to ensure that facilities for parking and vehicular and pedestrian circulation can be safely and adequately provided; to provide for landscaping, street trees, and public spaces; and to make sure that new development reflects and enhances the visual, historic, and cultural character of New Britain Township.

Design Review Process. Applicants for subdivisions or land development shall undergo a review of the proposed design as part of the subdivision or land development review process. Where no subdivision or land development approval is required but the proposed work is subject to a building or zoning permit, such as, but not limited to, facade changes/improvements, signage changes, or changes in use, the proposed design shall be reviewed by the Township as part of the permit review process and, at the request of the Township, by the New Britain Township Planning Commission, to ensure such proposed changes comply with the applicable provisions of this section. Design review consists of a systematic assessment of the three-dimensional configuration, design, and materials to be used to ensure that the proposed development meets the goals for the Corridor Overlay District. All applicants undergoing a design review shall submit, in addition to all other required information, the information and drawings listed below:

Description of use or uses proposed;

Architectural drawings of proposed building(s) showing all sides of the proposed building(s), with information on building materials and colors; and

Photographs of the original site on which the proposed development will occur, prior to any changes being made, showing surrounding areas, surrounding zoning districts, and how the new development will relate to the existing surroundings.

Standards for Development Within the Corridor Overlay District.

Prototypical Design. Design of any and all establishments undergoing development shall conform to the following standards of building design, site layout, landscaping, parking, green space, and lighting for developments within the Corridor Overlay District. Modifications shall be made to any prototypical design to ensure that it meets the purpose and standards of the Corridor Overlay District.

Building Design. The following standards shall apply to all buildings within the Corridor Overlay District. The Board of Supervisors shall have the authority to approve the use of other similar building materials, designs, and/or styles on a case-by-case basis, consistent with the purposes of this section.

All sides of a building shall be architecturally consistent with the front facade, and all building faces visible from the street or abutting properties shall have the same architectural features and style as the front facade. Modifications may be made in the design for necessary loading, other utility areas, and similar uses. The front facade shall be the side of the building facing and fronting Butler Avenue, or if the lot does not front Butler Avenue, the side facing and fronting a public street.

Building materials shall be limited to the following:

Stone.

Brick.

Slate or slate substitute.

Decorative block.

Stucco.

Clapboard (wood or simulated).

Board and batten.

(h)

Cedar shakes or simulated shakes looking like cedar.

Roof Design. Pitched roofs are required. Flat roofs are prohibited except where there is a partial or pent roof that extends along all sides of the building.

Colors. All buildings and roofs shall be designed to use primarily earth tones; colors of natural materials; or colors of traditional building materials such as brick, stone, or wood. Appropriate augmenting trim colors shall be permitted.

Maximum building height: 35 feet.

Building Spacing. The distance at the closest point between any two buildings shall not be less than 30 feet, unless attached.

Building Size.

No building shall exceed 150 feet in length or depth, except the length or depth of a building may extend up to 300 feet, provided any facade measuring 100 feet or more shall be broken by variations/articulations in the facade. Such variations/articulations shall comprise a minimum six-foot offset depth and a minimum width-to-depth ratio of 4:1.

Building walls of more than 50 feet in length must be designed so that there are no long expanses of unbroken wall. The building wall shall include changes in materials, color, or texture; windows; entranceways; and other variations to break up the facade.

No more than three buildings may be attached to each other, provided further that the facade of any building attached to another building be visibly offset from the adjoining building at an angle of approximately 90°. Where buildings are attached to each other, none of the attached buildings shall exceed 150 feet in length.

Mechanical Systems, Electrical Equipment and Trash.

All building mechanical systems, such as air-conditioning units, generators, exhaust systems, satellite dishes, fire escapes, elevator housings, and other similar elements (including dumpsters), shall be integrated into the overall design and character of the building and screened from view. The screen and landscaping design shall be provided on the site plan for review before issuance of any permit or certificate of occupancy for any use on any lot.

Mechanical/electrical equipment shall be located/mounted at ground level, unless the applicant can demonstrate, to the satisfaction of the Board of Supervisors, that such equipment mounted above ground level can be located and integrated into the overall design and architectural character of the building so as to be hidden or disguised from view from any adjacent street or property, in which case, such equipment may be located above ground level.

Areas for trash disposal shall be located to the rear of the principal building(s) on the site and shall be enclosed by a masonry wall six feet in height and screened from view by buffer plantings consisting of a staggered row of evergreen trees planted every 10 feet along the wall perimeter.

All enclosures for trash and mechanical systems shall be architecturally compatible with the buildings on a site.

Sound attenuation devices shall be installed on all equipment to minimize noise pollution at the property line of any nearby residential property. This requirement shall be noted on the plans.

Site Layout. The following standards shall apply to the development of a site within the Corridor Overlay District:

Butler Avenue setback (as measured from Butler Avenue only). Entrance driveways and sidewalks may cross through this front yard setback.

Principal and accessory buildings: 50 feet.

Surface parking areas and interior drives: 25 feet.

Setbacks from all other street lines shall be 50 feet, except surface parking areas and interior drives may be located up to 10 feet from all other street lines. Entrance driveways and sidewalks may cross through these setbacks.

Along any property line which adjoins an existing residential zoning district or use, all buildings, structures, surface parking areas, and interior drives shall be set back at least 75 feet from that adjoining residential district or use boundary.

Maximum building coverage ratio: 40%.

Maximum impervious surface ratio: 65%.

Accessory buildings shall be located behind the front facade of the principal building(s) on the site.

Buffering and Landscaping.

Along every public and private public street, a mixture of street trees from the following list shall be planted 50 feet on center:

Scientific Name	Common Name	Mature Height (feet)
Acer campestre	Hedge maple	25 to 40
Acer griseum	Paperbark maple	25 to 35
Acer nigrum	Black maple	50 to 60
Acer rubrum	Red maple	40 to 60
Acer tataricum	Tatarian maple	15 to 25
Acer x freemanii	Armstrong Freeman maple	45 to 70
Carpinus betulus	European hornbeam	35 to 40
Carpinus caroliniana	American hornbeam	20 to 35
Cornus mas	Cornelian dogwood	20 to 30
Cornus racemosa	Gray dogwood	20 to 30
Liquidambar styraciflua (seedless cultivars)	Sweetgum	50 to 75
Ostrya virginiana	American hophornbeam	30 to 40
Quercus bicolor	Swamp white oak	50 to 70
Quercus robur	English oak	60 to 80
Quercus rubra	Red oak	60 to 80
Quercus shumardii	Shumard oak	60 to 80
Tilia americana	Basswood (American linden)	50 to 70
Ulmus americana (disease-resistant varieties)	American elm	70 to 90
Zelkova serrata	Japanese zelkova	60 to 70

All street trees shall be planted in the planting strip located between the curbline and the sidewalk. See the "Typical Plan View" illustration in Subsection 4D(7).

The street trees shall be planted in a proper location for the chosen species (i.e., the level of sunlight, type of soils, size of planting area, distances to buildings and utilities, etc.). For example, where there may be conflict with overhead utility wires, the shorter tree species should be used.

Where more than three trees are required, no more than 25% of any one species shall be used. Where three or less trees are required, each must be of a different species.

Along any property line which adjoins an existing residential zoning district or use, a buffer planting strip of not less than 45 feet in depth shall be planted and maintained in accordance with the buffer requirements set forth in Chapter 27, Zoning. Sidewalks are permitted to cross this strip.

Parking. All parking areas shall be set back as set forth above. The area between the cartway and the parking areas shall be devoted to required street trees, buffering, landscaping, and sidewalks.

Parking lots shall be designed so that all parking spaces are located to the side and the rear of the building, with the front of the building assumed to be facing Butler Avenue. At its sole discretion, the Board of Supervisors may allow parking in the front of the building, where the applicant has shown such parking to be necessary and such parking is limited to one bay (two rows of parking spaces with one shared drive aisle between the rows).

Parking layout shall provide for pedestrian circulation throughout the parking area. This pedestrian circulation system shall be illustrated on the site plan and shall connect to walkways within the right-of-way and to adjacent public spaces, parks, and facilities.

When a site has access to a side street, all entrances to parking areas shall be from that side street and not Butler Avenue.

Shared parking between lots is allowed and encouraged in accordance with the following:

The shared parking area shall be within 1,000 feet of each respective use relying upon this area to meet its parking requirements.

A request signed by all parties intending to use and rely upon the proposed shared parking area shall be filed with the Township, along with a shared parking analysis that clearly demonstrates the feasibility of shared parking by addressing, at a minimum, the size and type of the proposed development, the composition of tenants, the anticipated rate of parking turnover, and the anticipated peak parking and traffic loads for all uses that will be using this shared parking area.

All record property owners of lots intending to use and rely upon the proposed shared parking area shall execute and record a shared parking agreement, in a form approved by the Township. At a minimum, this agreement shall provide for the shared use of the parking area, the repair and maintenance of the parking area, the continued existence of the parking area, Township enforcement rights, and the need for Township approval for any change to the agreement. This shared parking agreement shall be executed and recorded before issuance of any building permit or certificate of occupancy for any use to be served by the shared parking area.

Where feasible (i.e., where unusual topography or site conditions do not make cross easements between properties unachievable or unbeneficial to the public and the adjoining properties), driveway connections between adjacent nonresidential developments shall be provided and clearly identified. All driveway connections shall be constructed and stubbed, and future development of adjacent property shall complete a connection to any existing stub. Access easements, in a form approved by the Township, shall be required to ensure continued access between adjacent lots. These access easements shall be executed and recorded before issuance of any building permit or certificate of occupancy for any use on any lot required to execute such an easement.

Bicycle Parking. The following bicycle parking requirements shall be met:

Bicycle parking shall be provided in an amount equal to 5% of the minimum required off-street parking for vehicles, or a minimum of two spaces, whichever is greater.

Such bicycle parking shall be located in close proximity to the primary entrance used by customers, visitors, or residents and shall be accessible from the street via improved walkways without obstacles such as stairs or steep slopes.

Bicycle parking areas shall be designed to utilize bike racks installed on paved surfaces and shall be appropriately lit. The racks shall be either of the two illustrated below from Victor Stanley, or an appropriate alternative approved by the Board of Supervisors.

Parking Area Landscaping and Buffering.

Where parking areas are located or are proposed to be located between a street and a principal building, a buffer fence shall be installed within five feet of the ultimate right-of-way line of the street between this parking area and the street. This buffer fence shall be constructed and installed in accordance with the following standards, figures, and illustrations:

The fencing shall be black steel or aluminum, 36 inches to 42 inches in height, and installed and maintained between the masonry piers.

The masonry piers shall be constructed out of stone or brick, six to 18 inches taller than the fencing between them, 24 to 36 inches in width and depth, and with a concrete or stone cap. The piers shall be evenly installed 14 to 22 feet on center.

Evergreen hedge plants, initially at least 18 to 24 inches in height and maintained at a height of no less than 30 inches, shall be installed and maintained between the fencing and the street.

Paved Area Landscaping.

Any lot containing three or more parking spaces shall be required to provide landscaped areas within the paved area. This required landscaped area shall be equal to a minimum of 5% of the total paved area. A maximum of 15 consecutive and contiguous parking spaces in a row shall be allowed without being separated by a landscaped area.

One deciduous tree shall be required for every 4,000 square feet of paved area. This number of trees shall be in addition to any trees required by any other section of this Code. The trees shall be chosen from the list of street trees provided above. Where more than three trees are required, no more than 25% of any one species shall be used, and where three or fewer trees are required, each must be of a different species.

At least 50% of the parking area trees required by Subsection 4D(8)(b) above shall be planted within the paved parking area within protected islands. These protected islands should be used to direct the flow of traffic through the parking lot in a smooth and safe manner to prevent "cross-taxing" and shall have a minimum interior dimension of five feet.

For every existing tree on the lot that is preserved and maintained and that would generally meet the requirements of this subsection, one fewer shade tree shall be required to be planted.

Lighting. All parking areas, walkways, and passages shall be adequately illuminated with a lighting system designed to complement the general areas and the site of the proposed development and to prevent any off-site glare and spillover light onto adjacent properties.

All light fixtures shall be shielded to reduce light spillage beyond the extent of the property line. At no point shall any light trespass onto adjacent residential properties exceed 0.1 footcandle at the residential property line, and at no point shall any light trespass onto adjacent nonresidential properties exceed 0.5 footcandle at the nonresidential property line.

Pedestrian scaled lighting shall be positioned along on-site pedestrian walks and trails such that lighting levels along them maintain a consistent 0.2 footcandle.

All lighting sources shall be LEDs and shall emit white light. Colored lighting is not permitted. All streetlights to be dedicated to the Township shall be consistent with the Township's standard detail with LED lighting.

Freestanding fixtures shall utilize appropriate shape cutoff luminaires with shielding of the light source at angles above 72° from the vertical.

In order to establish a consistent design scheme along the Corridor Overlay District, all freestanding fixture types shall be constructed of metal, with a black finish. The luminaire shall be in the style illustrated below from Philips [CityPost LED Post Top (TX1)] and shall be placed upon a P3165 pole from Philips, or the Board of Supervisors may approve an appropriate alternative.

The design lighting plan shall provide details on all proposed fixtures and poles and shall be accompanied by appropriate manufacturer cut sheets at the time of plan submission.

The maximum height of freestanding fixtures shall vary to provide scale and dimension to the project. All lighting fixtures shall not exceed 15 feet in height, except up to 25% of the fixtures may be up to 25 feet in height. Fixture heights shall be measured from the top of the fixture to ground level.

Building-mounted lighting shall be shown on all plans. All building-mounted lighting shall be designed so that all light from the source is shielded at angles above 72° from the vertical so as not to create any glare or visible source of light. Building-mounted lighting shall not be installed higher than the building upon which it is mounted and shall not exceed 30 feet in height in all cases, as measured from the top of the fixture to ground level. Lights are not permitted to outline buildings or rooflines.

Pedestrian Facilities. Pedestrian facilities shall be provided in the Corridor Overlay District in accordance with the following requirements:

Pedestrian walkways at least eight feet in width shall be provided along all Butler Avenue frontages. Sidewalks at least five feet in width shall be provided along all other public road frontages. These sidewalks may be parallel to such roads or meandering to allow for street trees between the sidewalks and the road, to allow existing vegetation to be preserved, and to address topographic issues. All sidewalks shall be separated from streets by a grass planting strip at least five feet wide, except where the sidewalk is connected to the street for a crossing.

Continuous pedestrian walkways, no less than five feet in width, shall be provided from the public sidewalk to the principal customer entrance of nonresidential establishments and the primary entrance of multifamily buildings. The walkways may be no less than four feet if five-foot-by-five-foot passing areas are provided every 200 feet of walkway. At a minimum, walkways shall connect areas of pedestrian activity such as, but not limited to, road crossings, parking areas, and building entry points.

Pedestrian crosswalks in public streets, internal streets, drives, and parking areas shall be distinguished from asphalt driving surfaces through the use of maroon-colored StreetPrint asphalt imprinted textured crosswalks, or an appropriate alternative approved by the Board of Supervisors. The use of this distinguishing material is to enhance pedestrian safety and comfort, as well as the attractiveness of the crosswalks. These crosswalks shall be at least as wide as the sidewalks/walkways to which they connect and shall match the following illustration.