[Ord. 260, 9/17/2007]
1. 
The following subdivision and land development principles, standards and requirements will be applied in evaluating plans for proposed subdivisions and land developments.
2. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, and general welfare; however, the Board of Supervisors reserves the right, in any case, to increase the same if conditions so warrant.
3. 
Whenever municipal or other applicable regulations impose more restrictive standards and requirements than those outlined herein, such other regulations shall control.
4. 
Where literal compliance with the standards specified herein is clearly impractical, the Board of Supervisors may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
5. 
Pursuant to the provisions of § 22-543, substantive changes may be made with regard to selected standards in keeping with § 503(5) of the Pennsylvania Municipalities Planning Code (MPC).
[Ord. 260, 9/17/2007]
1. 
All portions of a tract being subdivided or developed shall be taken up in lots, streets, open spaces, or other proposed uses so that remnants and landlocked areas shall not be created. Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are prohibited.
2. 
In general, lot lines shall follow Township boundary lines rather than cross them.
3. 
The developer shall conform to all applicable performance standards, including, but not limited to, those contained in the Zoning Ordinance.
4. 
Where the sketch or preliminary plan includes a portion of a tract, which could be further subdivided or developed under the standards of the Zoning Ordinance, the applicant shall demonstrate how the proposed development will affect the remainder of the site, in terms of potential for future use, resource protection, and community circulation.
5. 
The name of a subdivision and the streets located within the subdivision shall be subject to the approval of the Township and, once approved, shall not be changed except with the approval of the Township as a revision to the plans.
6. 
No subdivision or street name within the municipality or zip code areas shall be repeated or be so similar to an existing subdivision or street name so as to cause confusion between the names. Such potential confusion shall be valid cause for the Township to deny approval of a proposed name.
7. 
Streets that are an extension of or obviously in alignment with existing streets shall bear the names of the existing streets.
8. 
No subdivision or street shall be given a name which contains the word "Wrightstown."
9. 
All houses shall receive address numbers. All address numbers shall be assigned by the Township.
[Ord. 260, 9/17/2007]
1. 
Along the existing street on which a subdivision or land development abuts, improvements shall be made to the street as required by the Board of Supervisors. The improvements to the existing street shall be determined by the width of the required cartway and built to the specifications established by Wrightstown Township and pursuant to §§ 22-504 and 507. In wooded areas, this may be modified to preserve trees.
2. 
Proposed streets shall conform in all respects to the municipal plan, or to other street plans or parts thereof as have been officially prepared and adopted by the Township.
3. 
Proposed streets shall conform to county and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law, and to the requirements of the Newtown Area Joint Comprehensive Plan and the Newtown Area Joint Municipal Zoning Ordinance.
4. 
Streets shall be related to topography so as to produce reasonable grades, satisfactory drainage, and suitable building sites.
5. 
Internal residential streets should be designed to discourage excessive traffic speeds; however, the arrangement of streets should provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future subdivision or development. Through streets are preferred over loop roads and culs-de-sac.
6. 
If lots resulting from a subdivision are large enough to permit further subdivision, or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary, unless the remaining property is restricted from further subdivision in a manner acceptable to the Township.
7. 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac.
8. 
Stub streets greater in length than one lot depth shall be provided with a turnaround designed to meet the standards required for culs-de-sac and shall be provided with sufficient rights-of-way to permit further extension of the street onto adjacent property.
9. 
The construction of streets, roads, lanes and driveways, as shown upon final plans and as contained in contract agreements, shall in every respect conform to such requirements as Wrightstown Township may by resolution require for the construction of streets.
10. 
All streets shall be offered for public dedication. Private streets shall not be permitted.
11. 
Specifications. The minimum requirements for improvements shall be those contained in the Pennsylvania Department of Transportation's Specifications (Form 408) as last revised, or those of Wrightstown Township, as the Township may elect.
12. 
Any applicant who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation. The Township shall require the applicant to obtain Township approval, and PennDOT approval shall not override the need for Township approval of all street layouts, driveways, and highway occupancy applications.
[Ord. 260, 9/17/2007]
1. 
Pursuant to the table below, new streets will be classified according to the average daily traffic (ADT) which will be expected to use the street. If a new street will serve as a stub or connector street, its classification must be determined in accordance with its ultimate traffic, given full development.
Class
Average Daily Traffic (ADT)
Expressways
10,001 and greater
Principal Arterials
4,001 and 10,000
Minor Arterials
3,001 to 4,000
Major Collectors
2,001 to 3,000
Minor Collectors
1,201 to 2,000
Feeder Streets
651 to 1,200
Local Streets
1 to 650
2. 
Average daily traffic may be based upon actual vehicle counts or calculated by using the trip generation rates table in § 22-505 (Transportation Impact Study).
3. 
Existing streets are classified as follows:
A. 
Expressways: none.
B. 
Principal Arterials: PA Route 232 (Second Street Pike), PA Route 413 (Durham Road), and Swamp Road (PA Route 232 to Newtown Township boundary).
C. 
Minor Arterial: Swamp Road (PA Route 232 to Buckingham Township boundary).
D. 
Major Collector: PA Route 232 (Windy Bush Road).
E. 
Minor Collectors: Park Avenue, Pineville Road, Stoopville Road, and Wrightstown Road and Worthington Mill Road.
F. 
Feeder Streets: Brownsburg Road, Cedar Lane, Cherry Lane, Mill Creek Road, Mud Road, Penns Park Road, Rushland- Jamison Road, Thompson Mill Road, Township Line Road, and Washington Avenue.
G. 
Local Streets: All other streets shall be classified as local streets.
H. 
New development streets shall be classified on the basis of a traffic impact study and/or a classification approved by the Board of Supervisors.
[Ord. 260, 9/17/2007]
1. 
A transportation impact study shall be undertaken for all major subdivisions and land developments as defined in Subsection 2 below. This study will enable the Township to assess the impact of a proposed development on the local transportation system. Its purpose is to ensure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access from the site to the existing transportation network. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, the conservation of energy and the encouragement of public transportation use.
2. 
Subdivisions and land developments for which a study is required:
A. 
A transportation impact study shall be required for all subdivisions and land developments that meet one or more of the following criteria:
(1) 
Residential. 50 or more dwelling units.
(2) 
Commercial. A commercial building or buildings consisting of 10,000 square feet or more of gross leasable floor space.
(3) 
Office. A development consisting of 10,000 square feet or more of gross leasable floor space.
(4) 
Industrial. A development consisting of 25,000 square feet or more of gross leasable floor space.
(5) 
Institutional. A development consisting of 10,000 square feet or more of gross floor area.
B. 
The Board of Supervisors, upon the recommendation of the Township Engineer, shall have the discretion to require the posting of additional monies in escrow, by the applicant, for the preparation of a traffic impact study for any other subdivision or land development.
3. 
The Township shall select a qualified traffic engineer and/or transportation planner with previous traffic study experience to prepare the transportation impact study. The Township may utilize applicant's fees, placed in escrow, to fund such studies. Studies submitted by the applicant shall not be considered as a transportation impact study under this chapter and shall not be accepted by the Township as such. The procedures and standards for the traffic impact study, which shall be adhered to by the consultant, are set forth in Subsection 4 below.
4. 
The transportation impact study shall contain, but not be limited to, the following information:
A. 
General Site Description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed land development. If the development is residential, types of dwelling units and number of bedrooms shall also be included. A brief description of other major existing and proposed land developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they might affect the transportation needs of the site (i.e., number of senior citizens).
B. 
Transportation Facilities Description.
(1) 
The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include internal vehicular, bicycle, and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelizations, and any traffic signals or other intersection control devices within the site. The site design shall be shown to maximize potential public transportation usage to and from the development, such as providing adequate turning radii at all access points to allow a bus to enter the development. Bus shelter and sign locations shall be designated where appropriate.
(2) 
The report shall describe the entire external roadway system within the study area. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one mile radius of the site shall also be documented. All future highway improvements, including proposed construction and traffic signalization, shall be noted. This information shall be obtained from the 12-Year Highway Capital Program for the Delaware Valley Region, the Comprehensive Plan and from the Pennsylvania Department of Transportation. Any proposed roadway improvements resulting from proposed surrounding developments shall also be recorded.
C. 
Existing Traffic Conditions.
(1) 
Existing traffic conditions shall be measured and documented on all streets and intersections in the study area. Traffic volumes shall be recorded for existing average daily traffic, existing peak hour traffic and for the land development's peak hour traffic. Complete traffic counts at all major intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak hour(s) and the peak development generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location.
(2) 
This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. Roadways and/or intersections experiencing levels of service E or F shall be noted as congestion locations.
D. 
Transportation Impact of the Development. Estimation of vehicular trips to result from the proposal shall be completed for both the street system and the development-generated peak hours. Vehicular trip generation rates to be used for this calculation shall be obtained from Table 22-1.[1] These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated. The reference source(s) and methodology followed shall be cited. These generated volumes shall be distributed to the study area and assigned to the existing streets and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to all access points.
Pedestrian volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause unusual trip generation rates and/or traffic flows shall be noted.
[1]
Editor's Note: Table 22-1 is included as an attachment to this chapter.
E. 
Analysis of Transportation Impact.
(1) 
The total future traffic demand based on full occupancy of the proposed subdivision or land development shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year, the development generated traffic, and the traffic generated by other proposed developments in the study area. A volume/capacity analysis shall also be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed using the peak highway hour(s) and peak development-generated hour(s) for all streets and major intersections in the study area. Volume/capacity calculations shall be completed for all major intersections.
(2) 
All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation. Levels of service for all streets and intersections shall be listed.
F. 
Conclusions and Recommended Improvements.
(1) 
All streets and/or intersections showing a level of service below (3) shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to the following elements:
Internal circulation design; site access location and design; external street and intersection design and improvements; traffic signal installation and operation, including signal timing; and transit design improvements.
(2) 
Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable, shall be included.
(3) 
The listing of recommended improvements for both streets and transit shall include, for each improvement, the party responsible for the improvement, the cost and funding of the improvement and the completion date for the improvement.
(4) 
The Planning Commission shall review the transportation impact study to analyze its adequacy in solving any traffic problems that will occur due to the subdivision or land development and make recommendations to the Board of Supervisors.
(5) 
The Board of Supervisors may decide that certain Improvements contained in the study within the study area are required for preliminary plan approval and may attach these conditions to the preliminary approval.
(6) 
The improvement plans shall not be submitted to the Pennsylvania Department of Transportation until such plans are approved by the Board of Supervisors. This submittal to the Pennsylvania Department of Transportation shall be accompanied by comments of the Planning Commission and the Bucks County Planning Commission.
[Ord. 260, 9/17/2007]
1. 
The maximum length of a cul-de-sac is measured from the right-of-way line of the existing or proposed intersecting through street to the center of the turnaround. Permanent culs-de-sac shall have a minimum length of 250 feet, but shall neither exceed 800 feet in length nor furnish access to more than 20 dwelling units.
2. 
Cul-de-sac streets shall have at the closed end a turnaround with a right-of-way having a minimum outside radius of not less than 62 feet and shall be paved for a turning radius of not less than 50 feet.
3. 
Islands, special paving, or similar improvements shall not be permitted within a closed end turnaround.
4. 
All public cul-de-sac streets shall have a snow storage easement to facilitate snow removal.
5. 
Grades across culs-de-sac shall not exceed 3%.
[Ord. 260, 9/17/2007]
1. 
The following is a general guide to the standards for the various classifications of streets. When these standards are in conflict with those established by others, these standards shall take precedence.
Street Classification
Row
(feet)
Cartway Width
Curbs
Sidewalks
Principal Arterial
120
*
*
*
Minor Arterials
120
*
*
*
Major Collector
100
40
*
*
Minor Collector
80
36
Yes
Yes
Feeder Streets
70
32
Yes
Yes
Local Streets
50
26**
Yes
Yes
*
As recommended by PennDOT and pursuant to § 22-520, "Curbs, Sidewalks, and Trails."
**
Parking limitations may be required by the Board of Supervisors.
2. 
Additional rights-of-way and cartway widths may be required by the Township in order to lessen traffic congestion, to secure safety from hazards, to facilitate the adequate provision for transportation and other public requirements, to promote Township-wide circulation and mobility, and to promote the general welfare.
3. 
Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width shall be dedicated to conform to the standards set by the Township. Where a subdivision or land development abuts or contains an existing street of inadequate cartway width, the applicant shall be required to widen and/or reconstruct the roadway to meet current Township standards.
4. 
Wherever a tract to be subdivided or developed borders an existing half or partial street, the other part of the street shall be constructed. No new half-streets shall be permitted.
[Ord. 260, 9/17/2007]
1. 
Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves. Long radius curves shall be used rather than a series of curves and tangents.
2. 
To ensure adequate sight distance, minimum center-line radii for horizontal curves shall be as follows:
A. 
Principal arterials, minor arterials and major collectors: 500 feet.
B. 
Feeder streets and minor collectors: 300 feet.
C. 
Local streets: 150 feet.
3. 
For arterial, collector and feeder streets, a minimum tangent of 100 feet shall be required between curves.
4. 
The approaches to an intersection shall follow a straight course for at least 100 feet as measured from the intersection of the right of way lines.
[Ord. 260, 9/17/2007]
1. 
Center line grades shall not be less than 1%. A minimum slope of 1% shall be provided along the gutter line.
2. 
The maximum street grades shall be as follows:
A. 
Local Streets: 10%.
B. 
Arterials, collectors and feeders: 6%.
3. 
Vertical curves shall be used at changes in grade exceeding 1%. The length of curve shall approximate 25 feet on local roads and 50 feet on all other roads for each 1% of change in grade. Vertical curves shall not produce excessive flatness in grade either over crests (summits) or under crests (sags). There shall be no dips, cross gutter bumps or humps in the paving.
4. 
Where the grade of any street at the approach to an intersection exceeds 4%, a leveling area shall be provided having a grade not greater than:
A. 
Four percent for a distance of 50 feet measured from the intersecting right-of-way lines for local and feeder streets.
B. 
Three percent for a distance of 100 feet measured from the intersecting right-of-way lines for all other streets.
[Ord. 260, 9/17/2007]
1. 
Streets shall be laid out to intersect at right angles.
2. 
Streets intersecting a street of higher classification, as defined herein, shall be designated as a stop intersection street and shall be provided with proper signage.
3. 
Multiple intersections involving the junction of more than two streets shall be prohibited.
4. 
Minimum sight distances shall be provided at all intersections pursuant to § 22-512.
5. 
Minor collectors, feeders and local streets shall not intersect on the same side of an arterial or major collector at an interval of less than 600 feet between their center lines.
6. 
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 200 feet between their center lines.
7. 
The minimum curb radii at street intersections, which shall be concentric with the street line, shall meet PennDOT standards. In no instance shall curb radii be less than 20 feet for local streets and 35 feet for higher order streets. Where streets of different categories intersect, the radius requirements of the higher order street shall apply.
8. 
Streets shall be designed, to the extent reasonably possible, so that they do not access another street directly opposite an existing residence. Where no reasonable alternative to access opposite an existing residence is possible, the plans shall provide for buffering which, in the opinion of the Board of Supervisors, adequately protects the existing residence from headlights intruding into the residence.
9. 
Intersections shall be designed to allow for pedestrian crossings in a safe manner by keeping crossing distance to a minimum, by providing crosswalks, which are painted or constructed with contrasting paving materials, to identify crosswalk areas.
[Ord. 260, 9/17/2007]
1. 
All subdivisions and land developments creating 21 or more dwelling units must have a minimum of two access points to existing streets.
2. 
Where a subdivision abuts or contains an existing or proposed arterial or collector street, the Township may require marginal-access streets, reverse-frontage lots, or such other treatment as will provide protection for abutting properties, reduce the number of intersections with the major street and separate local and through-traffic.
3. 
When two adjacent lots proposed for new residential uses front on an arterial or collector road, shared access shall be provided unless it is determined to be unfeasible due to existing conditions such as site topography and location of natural resources.
4. 
Access to parking areas on commercial and industrial sites shall be controlled and shall be located as to provide a minimum of 200 feet between points of access.
[Ord. 260, 9/17/2007]
1. 
The control of grades, curvature and obstructions at intersections is required to ensure adequate sight distance for safe and efficient vehicular operation. There are three types of sight distance:
A. 
For intersections to ensure safe crossing or entering of an intersecting street.
B. 
For stopping.
C. 
For passing overtaken vehicles on two and three lane streets.
2. 
Corner Sight Distance.
A. 
At intersections, the street of lower order shall be designed to provide a minimum corner sight distance meeting the following standards:
(1) 
The line of sight shall be measured from a point 10 feet back from the curb line or edge of road if there is no curb.
(2) 
The sight line shall be to a point 3.5 feet above the center line of the through road from a point 3.5 feet above the intersecting road.
(3) 
The required center-line distances are:
Posted Speed
Center-Line Distance
25 MPH
250 feet
35 MPH
440 feet
45 MPH
635 feet
55 MPH
875 feet
(4) 
No obstruction shall be permitted at intersections that will interfere with traffic visibility. Plans shall indicate the clear sight triangle.
3. 
Minimum sight distance required for stopping and passing shall meet current AASHTO and PennDOT design criteria and specifications.
[Ord. 260, 9/17/2007]
1. 
The developer shall at their expense erect at every street intersection signs meeting Township approval indicating the names of the intersecting streets. At intersections where streets cross, there shall be at least two such street signs and at the intersections where one street ends or joins with another street, there shall be at least one such street sign.
2. 
Street signs, including stop and speed limit signs, are to be erected when the first dwelling on the street is occupied. Temporary street signs may be erected with the approval of the Township but shall be made permanent before the dedication of roads. All installation and material costs shall be borne by the developer.
3. 
Street signs shall be consistent in design with those in general use by Wrightstown Township.
4. 
The developer shall provide regulatory signs and traffic signalization as may be recommended: in a traffic impact study; by the Township Engineer; required by PennDOT; and/or required by the Board of Supervisors.
[Ord. 260, 9/17/2007]
1. 
General.
A. 
No subdivision or land development plan shall be approved except upon approval of an erosion and sedimentation control plan prepared in conformance with all of the applicable regulations of this chapter and of the Wrightstown Township Soil Erosion, Sedimentation and Grading Control Ordinance, the provisions of which are incorporated herein by reference. A true and correct copy of the current Soil Erosion, Sedimentation and Grading Control Ordinance is attached hereto as Appendix 22-A. Where the provisions of this chapter (the Wrightstown Township Subdivision and Land Development Ordinance) conflict with provisions of the Wrightstown Township Soil Erosion, Sedimentation and Grading Control Ordinance, the strictest provisions, as determined by the Township, shall apply.
B. 
No subdivision and/or land development plan shall be approved unless approval has been obtained from the Bucks County Conservation District of the erosion and sedimentation control plan unless there has been a determination by the Bucks County Conservation District that such a plan is not required.
2. 
Compliance with Regulations and Procedures.
A. 
The Township in its consideration of all preliminary plans of subdivision or land development shall condition its approval upon the execution of erosion and sediment control measures and the performance of all grading activities in accordance with the provisions of this chapter and the provisions of the Wrightstown Township Soil Erosion, Sedimentation and Grading Control Ordinance.
B. 
The installation and design of the required erosion and sediment control measures shall be in accordance with standards and specifications found in the "Erosion and Sediment Pollution Control Handbook" of the Pennsylvania Department of Environmental Protection available through the Bucks County Conservation District.
C. 
Approval of the erosion and sedimentation control plan shall be concurrent with approval of the preliminary and final plans of subdivision and land development, and become a part thereof.
D. 
Individual lot grading plans shall be consistent with the subdivision or land development site grading plans and with the Township grading requirements. If during the building permit review process any revisions are made to the lot grading plan after the development plans were approved, the lot grading plans shall be resubmitted to the Township for reassessment and re-approval. Revisions include change of building footprint location or size, change to the first floor elevation exceeding one foot above or six inches below the designated elevation on the site plan, and any revisions to site grading.
E. 
Any clearing or grading for any purpose, including the installation of public services or facilities, shall be shown on the grading plan.
F. 
Within any area to be set aside as open space for natural resources protection or for future agricultural use, there shall be no clearing, grading or topsoil stockpiles. Clearing and grading shall be permitted within open space areas only if the purpose is to accommodate recreational facilities, paths, or community greens.
[Ord. 260, 9/17/2007]
1. 
Findings. The Board of Supervisors of Wrightstown Township finds that:
A. 
Inadequate management of accelerated stormwater runoff resulting from development throughout a watershed increases flood flows and velocities, contributes to erosion and sedimentation, overtaxes the carrying capacity of existing streams and storm sewers, greatly increases the cost of public facilities to convey and manage stormwater, undermines floodplain management and flood reduction efforts in upstream and downstream communities, reduces groundwater recharge, and threatens public health and safety.
B. 
Inadequate planning and management of stormwater runoff resulting from land development and redevelopment throughout a watershed can also harm surface water resources by changing the natural hydrologic patterns, accelerating stream flows (which increase scour and erosion of stream-beds and stream-banks thereby elevating sedimentation), destroying aquatic habitat and elevating aquatic pollutant concentrations and loadings such as sediments, nutrients, heavy metals and pathogens. Groundwater resources are also impacted through loss of recharge.
C. 
A comprehensive program of stormwater management, including reasonable regulation of development and activities causing accelerated erosion, is fundamental to the public health, safety, welfare, and the protection of the people of the Township and all the people of the commonwealth, their resources, and the environment.
D. 
Stormwater can be an important water resource by providing groundwater recharge for water supplies and base flow of streams, which also protects and maintains surface water quality.
E. 
Through project design, impacts from stormwater runoff can be minimized by using project designs that maintain the natural hydrologic regime, and sustain high water quality, groundwater recharge, stream baseflow, and aquatic ecosystems. The most cost effective and environmentally advantageous way to manage stormwater runoff is through nonstructural project design, minimizing impervious surfaces and sprawl, avoiding sensitive areas (i.e., stream buffers, floodplains, steep slopes), and designing to topography and soils to maintain the natural hydrologic regime.
F. 
Public education on the control of pollution from stormwater is an essential component in successfully addressing stormwater.
G. 
Federal and state regulations require certain municipalities to implement a program of stormwater controls. These municipalities are required to obtain a permit for stormwater discharges from their separate storm sewer systems under the National Pollutant Discharge Elimination System (NPDES).
H. 
Nonstormwater discharges to municipal separate storm sewer systems can contribute to pollution of waters of the commonwealth by the Township.
2. 
Purpose. The purpose of the stormwater management regulations is to promote safety and welfare within Wrightstown Township by minimizing the damages described through provisions designed to:
A. 
Promote alternative project designs and layouts that minimize impacts to surface and ground water.
B. 
Promote nonstructural best management practices.
C. 
Minimize increases in stormwater volume.
D. 
Minimize impervious surfaces.
E. 
Manage accelerated runoff and erosion and sedimentation problems at their source by regulating activities that cause these problems.
F. 
Utilize and preserve the existing natural drainage systems.
G. 
Encourage recharge of groundwater where appropriate and prevent degradation of groundwater quality.
H. 
Address the quality and quantity of stormwater discharges from the development site.
I. 
Maintain existing flows and quality of streams and watercourses in the municipality and the commonwealth.
J. 
Preserve and restore the flood-carrying capacity of streams.
K. 
Provide proper maintenance of all permanent stormwater management facilities that are constructed in the Township.
L. 
Provide performance standards and design criteria for watershed-wide stormwater management and planning.
M. 
Manage stormwater impacts close to the runoff source, requiring a minimum of structures and relying on natural processes.
N. 
Focus on infiltration of stormwater to maintain groundwater recharge, to prevent degradation of surface and groundwater quality, and to otherwise protect water resources.
O. 
Meet legal water quality requirements under state law, including regulations at 25 Pa. Code Chapter 93.4.a requiring protection and maintenance of "existing uses" and maintenance of the level of water quality to support those uses in all streams, and the protection and maintenance of water quality in "special protection" streams.
P. 
Provide a mechanism to identify stormwater controls necessary to meet NPDES permit requirements.
Q. 
Implement an illegal discharge detection and elimination program that addresses nonstormwater discharges into the Township's separate storm sewer system.
R. 
Prevent scour and erosion of stream banks and streambeds.
S. 
Provide review procedures and performance standards for stormwater planning and management.
3. 
The provisions of the Wrightstown Township Stormwater Management Ordinance [Chapter 25] are incorporated into the Wrightstown Township Subdivision and Land Development Ordinance by reference. Where the provisions of this chapter (the Wrightstown Township Subdivision and Land Development Ordinance) conflict with provisions of the Wrightstown Township Stormwater Management Ordinance, the strictest provisions, as determined by the Township, shall apply.
[Amended by Ord. 312, 3/21/2016]
4. 
Applicability.
[Amended by Ord. 312, 3/21/2016]
A. 
No subdivision or land development plan shall be approved unless approval has been obtained for a stormwater management plan which complies with the provisions of this chapter and the Wrightstown Township Stormwater Management Ordinance [Chapter 25].
B. 
This section and the provisions of the Wrightstown Township Stormwater Management Ordinance shall apply to all areas of the Township.
5. 
Design Criteria - Stormwater Management Facilities.
A. 
A conveyance system with capacity for the one-hundred-year storm shall be provided to carry runoff to a stormwater management facility. When the capacity of the conveyance system is exceeded, an overflow system shall have sufficient capacity to carry the runoff difference between the one-hundred-year storm peak flow rate and the capacity of the conveyance system. The one-hundred-year storm peak shall be calculated by the soil-cover complex method.
B. 
Unless permitted pursuant to the Floodplain Management Ordinance [Chapter 8], stormwater management facilities shall not be located within floodplain areas nor within areas of soils on floodplains, with the exception that areas of alluvial soils may be utilized if proof is accepted that the area is not subject to flooding.
[Amended by Ord. 312, 3/21/2016]
C. 
Stormwater management basins shall be designed to facilitate regular maintenance, mowing and periodic de-silting and re-seeding.
D. 
Whenever possible, the side slopes and basin shape shall conform to the natural topography. When such design is impracticable, the construction of the basin shall utilize slopes as flat as possible to blend the structure into the terrain.
E. 
In residential developments, shallow broad basins shall be provided for recreational use.
F. 
The maximum slope of the earthen basin embankments shall be three horizontal to one vertical.
G. 
The top or toe of any slope shall be located a minimum of five feet from any property line.
H. 
The minimum top width of the basin berm shall be 10 feet.
I. 
In order to insure proper drainage on the detention basin bottom, a minimum grade of 2% shall be maintained for areas of sheet flow. For channel flow, a minimum grade of 1% shall be maintained.
J. 
A collecting swale shall be provided to drain basins.
K. 
If permanent ponds are used, the developer shall demonstrate that such ponds are designed to protect the public health and safety.
L. 
Emergency Spillways.
(1) 
Emergency overflow facilities shall be provided for detention facilities to handle runoff in excess of design flows.
(2) 
Whenever possible, the emergency spillway for basins shall be constructed on undisturbed ground.
(3) 
Emergency spillways shall be constructed of grass pavers or other material approved by the Township Engineer.
(4) 
All emergency spillways shall be constructed so that the basin berm is protected against erosion.
(5) 
The minimum capacity of all emergency spillways shall be the peak flow rate from the one-hundred-year design storm after development.
(6) 
The construction material of the emergency spillway shall extend along the upstream and downstream berm embankment slopes.
(7) 
The upstream edge of the emergency spillway shall be a minimum of three feet below the spillway crest elevation.
(8) 
The downstream slope of the spillway shall, as a minimum, extend to the toe of the berm embankment.
(9) 
The emergency spillway shall not discharge over earthen fill and/or easily eroded material.
(10) 
The minimum freeboard shall be one foot. Freeboard is the difference between the design flow elevations in the emergency spillway and the top of the settled basin embankment.
M. 
Anti-seep Collars.
(1) 
Anti-seep collars shall be installed around the pipe barrel within the normal saturation zone of the basin berm.
(2) 
The anti-seep collars and their connections to the pipe barrel shall be watertight.
(3) 
The anti-seep collars shall extend a minimum of two feet beyond the outside of the principal pipe barrel.
(4) 
The maximum spacing between collars shall be 14 times the minimum projection of the collar measured perpendicular to the pipe.
(5) 
A minimum of two anti-seep collars shall be installed on each outlet pipe.
N. 
Outlet Pipes.
(1) 
All outlet pipes through the basin berm shall be reinforced concrete pipe with watertight joints.
(2) 
Energy dissipating devices (rip-rap, end sills, etc.) shall be placed at all basin outlets.
O. 
Perforated Risers.
(1) 
A perforated riser shall be provided at each outlet of all basins during construction for sediment control.
(2) 
The riser shall extend to a maximum elevation of two feet below the crest elevation of the emergency spillway.
(3) 
The perforated riser shall be designed so that the rate of outflow is controlled by the pipe barrel through the basin berm when the depth of water within the basin exceeds the height of the riser.
(4) 
Circular perforations with a maximum diameter of one inch shall be spaced eight inches vertically and 12 inches horizontally.
(5) 
The perforations shall be cleanly cut and shall not be susceptible to enlargement.
(6) 
All metal risers shall be suitably coated to prevent corrosion and wrapped with geotextile fabric to filter sediment.
(7) 
A trash rack or similar appurtenance shall be provided to prevent debris from entering the riser.
(8) 
All risers shall have a concrete base attached with a watertight connection.
(9) 
The base shall be of sufficient weight to prevent flotation of the riser.
(10) 
An anti-vortex device, consisting of a thin vertical plate normal to the basin berm, shall be provided on the top of the riser.
[Ord. 260, 9/17/2007]
1. 
Design Criteria - Stormwater Collection and Pipe System.
A. 
Storm sewers, culverts, and related installations shall be provided:
(1) 
To permit the unimpeded flow of natural watercourses in such a manner as to protect the natural character of said watercourses and to provide regulated discharge.
(2) 
To insure adequate drainage of all low points along the line of streets.
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained and to prevent substantial flow of water across intersections.
B. 
The design discharge from drainage areas contributing to the system shall be determined by use of the "rational equation" (Q = CIA) when the total drainage area does not exceed 100 acres.
(1) 
The following runoff factors shall be utilized for the rational equation:
Description of Area
Runoff Coefficient (C)
Residential
2 acre single-family detached lots
0.40
1 acre single-family detached lots
0.46
1/2 acre single-family detached lots
0.50
1/4 acre single-family detached lots
0.56
Two-family and multi-family
0.70
Commercial
0.75
Industrial
0.80
Parks and Cemeteries
0.38
Unimproved
0.35
Where the above table is not applicable, the following factors may be used:
Roofs and all impervious surfaces
0.90
All other surfaces except forest
0.40
Forest
0.30
(2) 
The coefficients in the above tabulations are applicable for storms of ten-year frequency and less. The coefficients are based on the assumption that the design storm does not occur when the ground is frozen. Less frequent, higher intensity storms will require the use of higher coefficients.
(3) 
For less frequent storms, the coefficients can be used if they are multiplied by the following factors for the return frequency required.
Storm Frequency (years)
Factors
10 and less
1.0
25
1.1
50
1.2
(4) 
The rainfall intensity "I" curves presented in Figure 5 shall be used in determining stormwater runoff.[1]
[1]
Editor's Note: Figure 5 is included as an attachment to this chapter.
(5) 
Storm Frequency.
(a) 
A ten-year storm frequency shall be used for the design of all stormwater systems, except conveyance systems to stormwater management facilities.
(b) 
In all cases where storm drainage is picked up by means of a headwall or inlet structure, and hydraulic inlet or outlet conditions control, the pipe shall be designed as a culvert for a twenty-five-year storm.
(6) 
Storm Duration.
(a) 
A five-minute storm duration shall be used if this duration does not result in a maximum expected discharge that exceeds the capacity of a thirty-inch pipe.
(b) 
If a five-minute storm duration results in a pipe size exceeding 30 inches, the time of concentration approach shall be used in determining storm duration.
(c) 
If a five-minute storm duration results in a pipe size exceeding 30 inches, within any run of pipe, the time of concentration approach may be used for sizing of pipes from that point on by adjusting the time of concentration.
C. 
Pipes.
(1) 
Pipes shall be sized by use of Manning's equation with the pipes flowing full. The design shall be based on gravity (nonpressure) flow.
(2) 
Except when pipe class and strength are required to be increased in accordance with PennDOT specifications, all storm pipe shall either be Class III reinforced concrete pipe or smoothed lined high density polyethylene pipe, which type shall be subject to prior approval by the Township.
(3) 
The roughness coefficient (n) shall be in compliance with the Pennsylvania Department of Transportation (PennDOT) Design Manual, Part 2, as amended.
(4) 
The minimum diameter of all storm drainage pipe shall be 18 inches or an equivalent thereto. Where headroom is restricted, equivalent pipe arches may be used in lieu of circular pipe.
(5) 
Incremental size changes to storm drainage pipes shall be six inches in diameter.
(6) 
Abrupt changes in direction or slope of storm drainage pipe shall be avoided. Where such abrupt changes are required, an inlet or manhole shall be placed at the point of change.
(7) 
The minimum grade of piping shall provide a minimum velocity of 2 1/2 feet per second and shall have a minimum slope of 0.5%. The maximum permissible velocity shall be 15 feet per second.
(8) 
Storm sewers shall be placed within a street right-of-way, parallel to the cartway, and shall be designed as a combination storm sewer and underdrain. When located outside of a right-of-way, they shall be placed within an easement having a width of not less than 20 feet, if required by the Township.
(9) 
Roadway underdrain is required along both sides of all proposed roadways, or existing roadways proposed to be widened.
(10) 
The top of storm drainage pipes beneath cartways shall be at least six inches below sub-grade elevation. Cast iron pipe may be placed within three inches of sub-grade elevation. Outside of cartways, all pipes shall have a minimum cover of two feet.
(11) 
Open end pipes must be fitted with concrete endwalls or wing walls in accordance with PennDOT Standards.
D. 
Manholes.
(1) 
Manholes shall neither be more than 300 feet apart on sizes up to 24 inches nor more than 450 feet apart on greater sizes.
(2) 
Inlets may be substituted for manholes, on approval of the Township Engineer, at the same spacing as required for manholes.
(3) 
Manhole components, covers and frames shall conform to Pennsylvania Department of Transportation (PennDOT) specifications.
E. 
Inlets.
(1) 
Curb inlets shall be located at curb tangents on the uphill side of street intersections, and at intervals along the curb line to control the maximum amount of encroachment of runoff on the roadway pavement. The Township shall approve design and location of curb inlets.
(2) 
Inlets shall be located to intercept concentrated runoff prior to discharge over public/private rights-of-way, sidewalks, streets, and driveways.
(3) 
A minimum drop of two inches shall be provided between the inlet and outlet pipe invert elevations within all inlets and manholes. When varying pipe sizes enter an inlet or manhole, the elevation of the crown of all pipes shall be matched or the smaller pipe shall be higher.
(4) 
If the capacity of the shoulder, swale, curb section, or depressed median section exceeds the assumed inlet capacities, the inlet capacities shall govern the spacing of inlets.
(5) 
If the capacity of the shoulder, swale, curb section, or depressed median section is less than the inlet capacities, then the shoulder, swale, curb section, or depressed section capacity shall govern the spacing of inlets.
(6) 
Type C Inlets.
(a) 
Type C inlets shall be installed in unmountable curbs.
(b) 
In order to achieve greater efficiency, Type C inlets shall be spaced so as to permit 5% of the gutter flow to bypass the inlet.
(c) 
The capacity of a Type C inlet at a low point of a street's vertical curve may be designed to accept four cfs from each direction, or a maximum of eight cfs.
(d) 
Inlet capacities shall be based on Figure 6, "Inlet Capacity and Gutter Flow Curves."[2]
Table 22-2
Allowable Water Velocities
Permissible velocities for channels lined with vegetation.a
The values apply to average, uniform stands of each type of cover.
Permissible Velocity (feet per second)
Cover
Slope Rangeb
(Percent)
Erosion Resistant Soils
Easily Eroded Soils
Bermuda grass
0-5
8
6
5-10
7
5
over 10
6
4
Buffalo grass, Kentucky bluegrass, Smooth brome, or Blue grama
0-5
7
5
5-10
6
4
Over 10
5
3
Grass mixtureb
0-5
5
4
5-10
4
3
Lespedeza sirecea,c Weeping love-grass,c Yellow bluestem,c Kudzu,c Alfalfa,c or Crabgrassc
0-5
3.5
2.5
Common lespedezad or Sudan grassd
0-5
3.5
2.5
a
Use velocities exceeding five feet per second only where good covers and proper maintenance can be obtained
b
Do not use on slopes steeper than 10% except for side slopes in a combination channel
c
Do not use on slopes steeper than 5% except for side slopes in a combination channel
d
Annuals: used on mild slopes or as temporary protection until permanent covers are established. Use on slopes steeper than 5% is not recommended.
Table 22-3
Type M or S Inlet Capacities (In Swale)
Back Slope
Grade
2:1
4:1
6:1
12:1
Dike
1.0
3.2
3.6
3.9
4.1
9.1
2.0
3.5
3.5
3.5
3.7
8.3
3.0
2.5
2.8
3.5
3.5
7.4
4.0
1.6
2.0
3.4
3.2
6.4
5.0
1.6
2.0
3.5
3.0
6.3
6.0
1.6
2.0
3.3
2.8
6.1
7.0
1.5
2.0
3.0
2.6
6.0
8.0
1.5
2.0
2.8
2.4
5.8
[2]
Editor's Note: Figure 6 is included as an attachment to this chapter.
(7) 
Type M and S Inlets.
(a) 
Type S inlets shall be installed in shoulder swale areas with back slopes of six horizontal to one vertical and steeper.
(b) 
Type M inlets shall be installed in swale areas where the back slope is flatter than six horizontal to one vertical.
(c) 
Inlet capacities shall be based on Table 22-3, "Type M and S Inlet Capacities (In Swale)."
(d) 
Where a drainage dike is used the side slope of the dike shall be eight horizontal to one vertical or flatter.
(e) 
The capacity of an inlet at a low point in a swale (sump condition) shall be 16 cfs maximum.
(8) 
Inlets shall conform to Pennsylvania Department of Transportation specifications.
(9) 
Shoulders in Cut Areas (Without Swales).
(a) 
Water flowing in the shoulder shall not encroach more than two-thirds of the shoulder width during a ten-year frequency storm of five-minute duration.
(b) 
The maximum velocity, as determined by Manning's equation, shall not exceed the allowable velocities in Table 22-2 for the specific type of shoulder material.
(c) 
Inlets shall be provided to control the shoulder encroachment and water velocity.
(10) 
Swales Adjacent to Shoulders.
(a) 
Swales in cut areas shall be designed to prevent the passage of water onto the cartway during a ten-year frequency storm of five-minute duration.
(b) 
The maximum velocity, as determined by Manning's equation, shall not exceed the allowable velocities in Table 22-2 for the specific type of shoulder material.
(11) 
Curbed Sections.
(a) 
The maximum encroachment of water on the cartway shall not exceed two inches in depth at the curb during a ten-year frequency storm of five-minute duration.
(b) 
Inlets shall be provided to control the encroachment of water on the cartway.
2. 
Design Criteria - Drainage Channels and Swales.
A. 
All drainage channels shall be designed to prevent erosion of the bed and banks and shall be designed on the basis of Manning's formula as indicated for collection systems.
B. 
The maximum permissible flow velocity shall not exceed those outlined in Table 22-2.
C. 
Suitable stabilization shall be provided where required to prevent erosion of the drainage channels.
D. 
Any vegetated drainage channel requiring mowing of the vegetation shall have a maximum bank grade of four horizontal to one vertical on those areas to be mowed.
E. 
Because of the critical nature of vegetated drainage channels, the design of all vegetated channels shall, as a minimum, conform to the design procedures outlined in the "Erosion and Sediment Pollution Control Manual," prepared by the Department of Environmental Protection, Office of Water Management.
F. 
To minimize sheet flow of stormwater across lots located on the lower side of roads or streets, and to divert flow away from building areas, the cross-section of the street as constructed shall provide for parallel ditches or swales or curbing on the lower side which shall discharge only at drainage easements, unless otherwise approved by the Township.
G. 
Where drainage swales are used to divert surface waters away from buildings, they shall be sodded, landscaped or otherwise protected as required and shall be of a slope, shape and size conforming to the requirements of the Township. Concentration of surface water runoff shall be permitted only in swales, watercourses, retention or detention basins, bioretention areas, or other areas designed to meet the objectives of this chapter.
[Ord. 260, 9/17/2007]
1. 
The length, width, and shape of blocks shall be determined on the basis of the following:
A. 
Provision of adequate sites for type of buildings proposed.
B. 
Zoning requirements for lot size, dimension, and minimum lot area per dwelling unit, in the case of residential blocks.
C. 
The limitations and opportunities of the topography, minimizing grading and site disturbance.
D. 
Requirements for safe and convenient vehicular and pedestrian circulation and access.
E. 
Provision for fire protection and services to buildings.
2. 
Residential blocks shall have a maximum length of 1,600 feet and a minimum length of 300 feet. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
[Ord. 260, 9/17/2007]
1. 
All residential lots shall have direct access onto a street.
2. 
Through lots are prohibited, except where employed to prevent vehicular access to arterial and collector streets.
3. 
Side lot lines shall be at right angles or radial to ultimate rights-of-way from the ultimate right of way to the rear lot line.
4. 
Double-frontage lots shall be deed restricted to allow access only to the lower order street.
5. 
Remnants of land, smaller than required by the Joint Municipal Zoning Ordinance for a lot, shall not be permitted within any subdivision, with the exception of parcels of land to be dedicated to the Township with their approval for the purpose of recreation or open space.
6. 
The depth of single-family detached residential lots shall not be less than one nor more than 2 1/2 times their width. All lots shall be designed to provide a building envelope (depth minus front and rear yards) of at least 40 feet in depth.
7. 
A subdivision of a tract which creates nonconforming side and rear yards for existing buildings will not be approved unless variances have been granted by the Wrightstown Zoning Hearing Board prior to preliminary plan approval.
8. 
Flag lots may be permitted for single-family detached residential uses under the following conditions:
A. 
The parcel of land shall be of such a shape, size and configuration that the use of a flag lot is the only method of subdividing the site.
B. 
A flag lot shall not be permitted as a means of avoiding such street frontage access if direct access can be provided to a new or an existing local street; or to a new or an existing minor collector street.
C. 
The net area of the flag lot, exclusive of the flag stem or access strip, shall not be less than specified by the Joint Municipal Zoning Ordinance.
D. 
Each flag lot shall contain its own flag stem or access strip owned in fee as part of the lot and not by way of a grant of right-of-way, easement, license or similar grant.
E. 
Not more than two access strips serving such lots shall be located adjacent to each other; any additional access strip to another such lot shall be separated by a full lot width, as required by the district in which the lot is located.
F. 
When two access strips are developed adjacent to each other, the owners of the two flag lots may share a common driveway within the area of their two access strips. However, the owners of the two flag lots may not share a common access strip.
G. 
Each access strip:
(1) 
Shall have a minimum width of 30 feet measured from the existing street line (cartway) of a public street for the full length of the access strip and shall not narrow to a lesser dimension, and shall maintain the same width throughout the access strip from the street line to the point where the lot first obtains the minimum lot width measurement.
(2) 
Shall not exceed 300 feet in length as measured from the street line to the interior front line.
H. 
The front yard building setback line shall be measured from the interior front lot line and not from the street line or right-of-way line.
I. 
The Board of Supervisors may require a minimum driveway width of 18 feet or a turnoff area for vehicle passage for driveways exceeding a length of 200 feet.
J. 
Flag lots shall not be permitted beyond the second tier of lots as measured from the existing street line. The first tier shall consist of all those lots having the required minimum lot width at the minimum building setback line measured from the street line. The first tier lots need not be on the same tract of land being subdivided.
[Ord. 260, 9/17/2007]
1. 
Easements with a minimum width of 20 feet shall be provided for utilities.
2. 
Easements shall be centered on or adjacent to rear or side lot lines.
3. 
Nothing shall be permitted to be placed, planted, set or put within the area of an easement unless necessary for the purpose of the easement.
4. 
Areas adjacent to streams or watercourses shall be protected by a conservation easement and shall be in accordance with the Joint Municipal Zoning Ordinance standards.
5. 
Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained over lands within or beyond the boundaries of the subdivision or land development, the applicant or owner shall reserve or obtain easements over all lands affected, which easements shall be adequate for such discharge of drainage and for the carrying off of such water, and for the maintenance, repair and reconstruction, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes, and which shall be of sufficient width for such passage and work. The width of the easement shall be determined by the Township.
6. 
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless such right-of-way has been shown on the approved plan.
7. 
The applicant shall provide where required by the Township a method of physically delineating pedestrian easements across private lots. Such method shall include shrubbery, trees, markers, or other method acceptable to the Township.
8. 
The Township may take dedication of easements prior to the final dedication of improvements if necessary to enforce easements during construction or prior to completion of all improvements.
9. 
Metes and bounds descriptions shall be provided for all easements. All easements shall be monumented at the beginning, end, and all changes in direction.
[Ord. 260, 9/17/2007]
1. 
Curbs are required along proposed streets, except where the Board of Supervisors determines that they are not necessary, for stormwater management, traffic control, pedestrian safety, or to provide for roadway stability.
2. 
Where curbs are not provided, a shoulder meeting the requirements of the Township shall be provided.
3. 
All curbs must meet the requirements of the Americans with Disabilities Act and the Pennsylvania Universal Accessibility Act, as applicable.
4. 
Curbs shall be the vertical type, either concrete or Belgian block, and constructed in accordance with Township specifications.
5. 
When the sole purpose of the curb is to protect the pavement edge, thickened-edge pavements or cement concrete headers may be utilized, subject to the approval of the Board of Supervisors.
6. 
Sidewalks shall be provided on both sides of all streets where required by the Township for safety and convenience.
A. 
The minimum width of all sidewalks shall be four feet. For sidewalks located in a street right-of-way there shall be a minimum three-foot wide planting strip between the curb and sidewalk. This planting strip can be used for the location of the underground utilities.
B. 
The grades and paving of the sidewalks shall be continuous across driveways. Small jogs in alignment shall be avoided. Where heavy traffic volume is expected, a special treatment may be required by the Board of Supervisors.
C. 
The construction of all sidewalks shall be in accordance with the requirements of the Township.
D. 
Sidewalks shall be laterally pitched at a slope not less than __ inch per foot to provide for adequate surface drainage. The concentration of surface water shall be prevented from passing on or across sidewalks. The design of sidewalks shall not cause surface water to pocket.
E. 
At corners and pedestrian street-crossing points, sidewalks shall be extended to the curb line with an adequate apron area for anticipated pedestrian traffic.
F. 
All sidewalks and sidewalk ramps must meet the requirements of the Americans with Disabilities Act and the Pennsylvania Universal Accessibility Act. Where sidewalk grades exceed 5%, a nonslip surface texture shall be used.
G. 
Sidewalks and pedestrian paths shall be of a hard surface composition if heavy pedestrian or bicycle traffic will be served and shall be constructed according to Township specifications. An occasionally used footpath may use gravel, pine bark chips, or other material approved by the Board of Supervisors.
H. 
Sidewalks adjacent to angle parking areas shall be set back a minimum of five feet to prevent car overhang from restricting pedestrian movement along the sidewalk.
I. 
Trails/Paths. Along perimeter roads such as collectors, arterials, or other existing roads, a macadam bicycle/pedestrian trail may be provided in lieu of the required sidewalk. The trail shall be a minimum of eight feet in width. Other trail requirements of this chapter shall be met pursuant to § 22-539, in addition to this requirement.
[Ord. 260, 9/17/2007]
1. 
Interior crosswalks may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities in blocks of over 1,000 feet in length.
2. 
Such crosswalks shall have an easement width of not less than 20 feet and a paved walk of not less than four feet. They shall be clearly marked by bollards, paving material, signing, lights or similar provisions to ensure their visibility to motorists.
[Ord. 260, 9/17/2007]
1. 
General Standards.
A. 
Parking facilities shall be provided off-street in compliance with requirements of the Newtown Area Joint Municipal Zoning Ordinance and this chapter. A parking space is a paved stall or berth covered or uncovered for parking motor vehicles, excluding space(s) within the street right-of-way. Use of a parking space for any other purpose is prohibited.
B. 
Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle(s).
C. 
At no time shall angle or perpendicular parking be permitted along public streets.
D. 
All parking lots and bays permitting parking other than parallel shall be physically separated from the street and confined by curbing or other suitable separating device.
E. 
Vehicles shall not be permitted to exit parking spaces by backing into public streets. Access areas shall be designed so as to allow vehicles to enter a public street in a forward direction.
F. 
All parking facilities must meet the requirements of the Americans with Disabilities Act and the Pennsylvania Universal Accessibility Act, as applicable.
G. 
Garages shall not be used to meet on-site parking space requirements.
2. 
Common Parking Lot Standards. The design standards specified below shall be required for all common parking lots.
A. 
Parking area dimensions shall be no less than those listed in the following table:
Parking
Aisle
Angle of Parking
Stall Width
(feet)
Stall Depth
(feet)
One-Way
(feet)
Two-Way
(feet)
90°
10
20
Not Permitted
24
60°
10
21
18
Not Permitted
45°
10
20
15
Not Permitted
30°
10
18
12
Not Permitted
Parallel
8
22
12
18
B. 
Parking areas with dead-end parking areas shall be designed to provide sufficient area for backing and turning movements from the end stalls of the parking lot.
C. 
A five-foot radius of curvature shall be required for all curb lines in all parking lots.
D. 
Except for accessways, all parking areas shall be set back at least 25 feet from the ultimate right-of-way line and all property lines, or as required by the Zoning Ordinance (the greater provision shall prevail). The distance between this required setback and the street line shall be maintained as a landscaped area and a sidewalk or path.
E. 
No more than 15 parking spaces shall be permitted in a continuous row without being interrupted by landscaping.
F. 
No one area for off-street parking of motor vehicles shall exceed 40 in capacity. Separate areas on a parcel shall be physically separated from one another by ten-foot wide planting strips.
G. 
Parking lots with less than 40 spaces shall not have a grade exceeding 5%. Parking lots with more than 40 spaces shall not have a grade exceeding 3%. No grade cut, fill, or height difference between terraced parking areas shall exceed four feet unless approved by the Board of Supervisors.
H. 
All parking lots for any purpose shall be physically separated from any public street by a concrete curb and by planting strips which shall be not less than three feet in depth on each side of a five-foot concrete sidewalk built to Township specifications. A minimum of 10% of any parking lot facility shall be devoted to landscaping, inclusive of required trees.
I. 
All parking lots shall be paved and constructed in accordance with the standards established by the Township.
J. 
The layout of every common parking lot shall be such as to permit safe and efficient internal circulation, in accordance with accepted traffic engineering principles and standards.
K. 
Every common parking lot shall include sufficient stacking space to accommodate entering and exiting vehicles without overflowing out onto adjacent streets or service roadways.
L. 
Access to parking areas on commercial and industrial sites shall be controlled and shall be so located as to provide a minimum of 200 feet between points of access.
M. 
The width of accessways shall be:
(1) 
A minimum of 12 feet for one-way use only.
(2) 
A minimum of 25 feet for two-way use.
(3) 
A maximum of 35 feet at the street line and 54 feet at the curb line.
N. 
For the purpose of servicing any property held under single and separate ownership, accessways crossing the street lot line shall be limited to two along the frontage of any single street for each 500 feet of frontage, and their center lines shall be spaced at least 80 feet apart. On all corner properties, there shall be a minimum space of 60 feet, measured at the street line, between the center line of any entrance or exit drive and the street line of the street parallel to said access drive.
O. 
Tire bumpers shall be installed so as to prevent vehicle overhang on any sidewalk area.
P. 
All parking areas shall have at least one tree of three inches caliper minimum for every five parking spaces in single bays and one tree of 1 1/2 inch caliper minimum for every 10 parking spaces in double bays.
Q. 
Trees shall be planted in such a manner to afford maximum protection from the sun for parked vehicles. Plantings shall be able to survive soot and gas fumes.
R. 
Trees which have low growing branches, gum or moisture which may drop on vehicles, blossoms, thorns, seeds or pods which may clog drainage facilities shall be avoided. Approved trees include, but are not limited to, those listed in § 22-525.
S. 
Raised pedestrian crosswalks and refuge islands shall be provided at intervals not exceeding 200 feet along the length of each parking area.
T. 
Pedestrian crosswalks in parking areas shall not be subject to passage or concentration of surface water.
U. 
All common parking areas shall be adequately lighted during after-dark hours. All light standards shall be located on raised parking islands and not on the parking surface.
V. 
All artificial lighting used to illuminate any parking space or spaces shall be arranged that no direct rays from such lighting shall fall upon any neighboring property or streets, nor shall any high brightness surface of the luminaries be visible from neighboring residential properties or from the public street.
[Ord. 260, 9/17/2007]
1. 
Off-street loading facilities shall be designed to conform to the following specifications:
A. 
Each space shall be no less than 15 feet wide, 50 feet long and have vertical clearance of 16 feet, exclusive of drives and maneuvering space, and located entirely on the lot being served.
B. 
There shall be appropriate means of access to a street or alley as well as adequate maneuvering space.
C. 
The maximum width of driveways and sidewalk openings measured at the street lot line shall be 35 feet; the minimum width shall be 20 feet.
D. 
All accessory driveways and entrance ways shall be graded, have a bituminous surface, and be drained to the satisfaction of the Township Engineer to the extent necessary to prevent nuisances of dust, erosion or excessive water flow across public streets or sidewalks.
E. 
Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard or an unreasonable impediment to traffic.
F. 
The lighting requirements of Appendix 22-D shall be met, if applicable.[1]
[Ord. 260, 9/17/2007]
1. 
General Driveway Standards.
A. 
Sight distance requirements for all driveways shall be in accordance with the Pennsylvania Code, Title 67, Transportation, Chapter 441 "Access to and Occupancy of Highways by Driveways and Local Roads." Driveways shall be located, designed, and constructed as to provide a stopping space, not to exceed a 4% grade, 20 feet behind the right-of-way line.
B. 
At each point where a private accessway or driveway intersects a public street, a clear sight triangle shall be maintained within which nothing shall be erected, placed, or allowed to grow in a manner which obstructs vision above the height of 2 1/2 feet measured from the center-line grades of the intersecting roads. The clear sight triangle shall be within the area bounded by the center lines of a private drive intersecting a public street and a line joining points on these center lines 75 feet from such intersection on the public street and 30 feet on the private drive.
C. 
Driveways shall be located not less than 40 feet from the nearest tangent point of the curb radius of any intersection (to the driveway).
D. 
Driveways to corner lots or lots having access to more than one street shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications.
E. 
A turn-around space shall be provided on the lot when the driveway takes access from a road not classified as a local road.
F. 
Where on-street parking is permitted, the layout of the curb cuts of the driveways shall be designed to maximize the number of on-street parking spaces.
G. 
A copy of the highway occupancy permit issued by PennDOT for each lot shall be submitted to the Township.
H. 
For driveways serving single residential units, the driveway apron shall have a minimum width of 10 feet and a maximum width of 20 feet at the edge of the cartway.
I. 
All driveways shall be at least 10 feet from any side or rear lot line, except for shared driveways.
J. 
Driveway grades shall not exceed 15%.
K. 
No private driveway shall take access to an arterial or major collector street.
L. 
At a minimum, driveways shall be paved from the cartway to the ultimate right-of-way.
M. 
The minimum curb radii for driveways serving an expected average daily traffic (ADT) count of 20 or less trips shall be 10 feet. For driveways serving an expected ADT of more than 20 trips, the curb radius shall be increased to 20 feet, unless a greater radius is required by the Township Engineer to safely accommodate expected traffic.
2. 
Shared Driveways. A shared driveway shall have a minimum width of 18 feet within the street ultimate right-of-way. Maintenance agreements to cover anticipated maintenance and future repairs shall be provided and shall be subject to approval of the Township.
[Ord. 260, 9/17/2007]
1. 
All major subdivision and land development plans shall contain a landscape plan which shall address conservation of the natural landscape and planting of native plant materials to enhance the development and to protect surrounding areas. The landscape plan shall address all areas of a site that are preserved from development and all site development exclusive of building areas. The landscape plan must address the following requirements: minimization of site disturbance, street trees, buffers, parking area landscaping, preservation of trees in the right-of-way, tree protection during grading and construction, and planting in conjunction with stormwater management.
A. 
Required Landscape Plan.
(1) 
All major subdivisions and all land developments shall have a landscape plan approved before construction and as part of the subdivision/land development approval. The plan shall be prepared, signed, and sealed by a registered landscape architect.
(2) 
The landscape plan shall include the following information:
(a) 
Proposed locations, quantities, and types of plantings proposed.
(b) 
A plant schedule listing all proposed plant materials and indicating the quantity, botanical and common names, height, spread, caliper, condition and special remarks for all proposed plant material.
(c) 
A replacement tree plant schedule listing all proposed plant materials proposed for replacement of existing trees of six-inch caliper or greater destroyed by development. The schedule shall indicate the botanical and common name, height, spread, caliper, quantity and special remarks for all proposed replacement trees. This may be made part of the general plant schedule.
(d) 
Details for the staking, guying, planting and mulching of trees and shrubs as applicable.
(e) 
Locations of all existing and proposed above ground, underground and surface utilities and any associated easements or rights-of-way.
(f) 
All areas that will be graded and from which soil or vegetation will be disturbed or removed. The plans shall include a line marking the edge of disturbance. Plans should indicate the trunks of trees relative to the proposed disturbance line, as well as tree canopy.
(g) 
All existing and proposed contours and any associated walls or other structures.
(h) 
All existing natural features including woodlands, water bodies, floodplains, wetlands, rock outcroppings and steep slopes.
(i) 
Trees greater than six inches in caliper. Where large masses of these trees exist, the aggregate canopy of these trees may be shown in lieu of individual trees.
(j) 
Trees of 24 inches in caliper or greater. Where these trees exist within large masses of trees, individual twenty-four-inch or greater trees must be shown.
(k) 
Location of all sidewalks, fences, walls, signs, site lighting, buildings, trash receptacles, paved areas and structures which are proposed or proposed to remain.
(l) 
Location of all property lines, setback lines, easements and adjacent zoning districts.
(m) 
Information in the form of notes or details describing planting of lawn areas. This information shall specify the quality requirements and material for planting, seeding, sodding, ground cover, mulching and the like.
(n) 
Limits and details of temporary fencing to be used for protection of existing trees and shrubs during construction.
(o) 
Plant material and planting specification notes and/or details, including, but not limited to, the following as applicable:
1) 
No branches shall be permitted to grow or hang below a height of seven feet where they extend above a sidewalk, street, parking area, pathway or other pedestrian or vehicular area.
2) 
All plant material shall meet the standards of the American Standard for Nursery Stock, by the American Association of Nurserymen, 1990 or most recent edition.
3) 
Trees shall be nursery grown stock of specimen quality. They shall be of symmetrical growth or typical of the variety and supplied from sources in the same hardiness zone as Wrightstown Township, and free of insect or disease problems.
4) 
Street trees and other required plant material shall not be planted until the finished grading of the subdivision or land development has been completed. Street trees shall be installed prior to the issuance of a final occupancy permit.
5) 
Trees in the right-of-way of Township roads, where the right-of-way belongs to the Township, shall not be removed without Township approval except within the clear sight triangle and except for the removal of invasive species or dead trees. All trees within the right-of-way shall be included in the tree inventory and landscape conservation plan. However, these shall not be included in tree replacement or preservation calculations.
B. 
Street Trees.
(1) 
Within any land development or subdivision, street trees shall be planted along all proposed and existing streets except where suitable street trees exist.
(2) 
One street tree shall be provided for every 35 feet of existing or proposed street right-of-way.
(3) 
All street trees shall be a minimum of three inches in caliper and shall have a minimum height of 14 feet.
(4) 
Street trees shall be proposed in groups of eight to 14 trees of the same species in order to promote uniformity without creating a monoculture planting.
(5) 
Street trees shall be located within the right-of-way.
(6) 
Where street trees are proposed in the vicinity of overhead power lines, dwarf or columnar shade tree species or flowering trees may be utilized as street trees with the approval of the Township.
C. 
Buffers.
(1) 
Buffers shall be provided in compliance with the following requirements:
Situation
Buffer Type
A new subdivision or land development regardless of abutting land use
Type 1 - 30 foot width
Any development adjacent to an agricultural use or district
Type 2 - 50 foot width
Separation between residential and institutional uses or districts
Type 1 - 50 foot width
Separation between residential and commercial or industrial uses and districts
Type 1 - 50 foot width
Visual screen around storage, maintenance, and waste disposal areas
Type 4 - 10 foot width
Reverse frontage lots where the rear yard abuts a street right-of-way
Type 1 - 75 foot width Landscaped berm
Any use abutting required open space
Type 2 - 50 foot width
Parking lots along roads
Type 3 - 10 foot width
(2) 
General Buffer Requirements.
(a) 
Where more than one buffer class may apply in a given situation, the applicant shall be required to provide buffering for the densest type.
(b) 
Where existing vegetation exists which can meet the objectives of the buffer requirements, it shall be preserved and may be used to meet the buffer planting requirements. Quantities, sizes, species, and locations of existing materials must be shown on plans and verified by the Township. Where the Township permits existing vegetation to be counted toward meeting the buffer requirements of this chapter, the vegetation shall not be removed and shall be protected by recorded plan note to ensure that it remains as a part of the subdivision or land development.
(c) 
Existing vegetation to be utilized to meet buffer requirements may be counted on a tree for tree basis.
(d) 
The buffer yard may overlap the required front yards and in case of conflict, the larger yard requirements shall apply. Buffer areas shall be provided in addition to the required minimum side and rear yards.
(e) 
All buffer yards shall be maintained and kept clean of all debris and rubbish.
(f) 
No structure, driveway, storage of materials or equipment, or parking areas shall be permitted in the buffer area, except that a driveway may cross a required buffer area.
(g) 
Buffers shall be required as specified in this section where the uses to be buffered are directly abutting as well as where the uses are across a street from each other.
(h) 
In areas of necessary disturbance, existing quality vegetation may be relocated for use in other areas. Procedures for tree removal and areas of relocation shall be shown on the plan and material for relocation noted in the field by tagging for review and inspection by the Township.
(i) 
Landscape plans shall include notes stating that no fencing shall be permitted within the required buffer yards.
(3) 
Buffer Types.
(a) 
Type 1 Buffer.
1) 
A buffer width of 30 to 75 feet shall be required.
2) 
Berming shall be provided where the Township agrees that it would be advantageous. Berms shall be between two and five feet in height and shall meander in a naturalistic fashion without adversely affecting drainage. Slope-to-height ratios shall not be less than 3:1.
3) 
For every 60 linear feet of buffer one 1shade tree, three evergreen trees, three flowering trees, and 15 shrubs shall be planted. Any portion of the buffer not planted in trees or shrubs shall be planted with an all season ground cover.
4) 
Planted area shall completely screen the views of abutting yards from the street from ground level to six feet above ground level at plant maturity, for a reverse frontage lot buffer.
(b) 
Type 2 Buffer.
1) 
A buffer width of 50 feet, including a thirty-five-foot wide planted area and a fifteen-foot wide meadow grass area shall be required.
2) 
There shall be a three rail fence on the property line.
3) 
The 15 feet on the development property adjacent to the fence, shall be planted in meadow grasses or an appropriate meadow seed mix.
4) 
The remaining thirty-five-foot wide area adjacent to the development shall contain the required trees and shrubs.
5) 
For every 60 linear feet of buffer three shade trees, four evergreen trees, six flowering trees and 20 shrubs shall be planted.
(c) 
Type three Buffer.
1) 
A buffer width of 10 feet shall be required.
2) 
For every 60 linear feet of buffer, two shade trees, three evergreen trees, three flowering trees, and 10 shrubs shall be required.
(d) 
Type four Buffer.
1) 
A buffer width of 10 feet shall be required.
2) 
A solid fence shall be provided and shall be placed within the building envelope and not in any required yard area. The fence height shall be adequate to provide a complete visual screen from adjoining properties but not to exceed eight feet in height. Fence details shall be provided with the landscape plan.
3) 
Along the exterior face of the fence a shrub hedge shall be planted at a rate to obscure the appearance of the fencing after a five-year growing period.
D. 
Parking Area Landscaping.
(1) 
All parking lots of 10 or more parking spaces shall be enclosed, except for entrances and exits, by a dense evergreen hedge. Shrub species proposed shall have a mature height of not less than four feet in height.
(2) 
All parking lots or areas for off-street parking or for the storage or movement of motor vehicles shall be separated from the ultimate right-of-way line by a Type 3 buffer, in accordance with subparagraph .C(1).
(3) 
Between every 15 parking spaces in a row there shall be a planting island of a minimum of 10 feet wide and 20 feet long. Each required island shall contain one shade tree of a minimum size of three inches in caliper.
(4) 
Parking islands 10 feet wide shall be constructed between each parking row. Planting islands shall contain a mix of evergreen and deciduous shrubs at a rate of one shrub per parking space which abuts the island.
(5) 
A planting island of a minimum 10-foot width by 20-foot length shall be placed at the end of each parking row which terminates at an internal circulation drive. Each planting island shall contain a minimum of one, three-inch caliper tree.
(6) 
One, three-inch caliper tree shall be planted per 10 total parking spaces. These trees shall be in addition to required planting island trees, buffer trees, street trees or any other trees required by this chapter.
(7) 
Plantings shall be able to survive soot, gas fumes and road salt.
E. 
Stormwater Management Facilities.
(1) 
Basin Perimeter Plantings.
(a) 
There shall be a minimum of one shade tree and three shrubs proposed for every 30 linear feet of basin perimeter.
(b) 
The basin perimeter shall be measured at the outside edge of the top of the berm.
(c) 
No perimeter plantings shall be placed on the top of the berm or within the spillway or the path of the spillway.
(d) 
The required basin perimeter plantings shall be located in the vicinity of the basin and shall be laid out in a manner which integrates the stormwater management area into the overall landscape design.
(2) 
Basin Slopes.
(a) 
Slopes shall be planted with an appropriate seed mix, sod or perennial mix, in accordance with the type of basin proposed.
(3) 
Basin Floors.
(a) 
Floors dry most of the year shall be landscaped in accordance with the type of basin proposed, in one or a combination of the following:
1) 
Seeded or sodded lawn.
2) 
Seeded in low maintenance wildflowers and meadow grasses.
3) 
Wildflower sod.
4) 
All season ground cover.
(b) 
Floors, portions of a floor, shelves or channels which are wet most of the year shall be landscaped in accordance with the type of basin proposed, in one or a combination of the following:
1) 
Seeded in an appropriate wildflower mix for wet areas.
2) 
Wet habitat grasses and ground covers to be planted in drifts, 18" O.C. The following species are permitted:
Aster umbellatus- Flat Topped Aster
Bidens cernua- Nodding Bur Marigold
Carex comosa- Cosmos Sedge
Carex lupilina- Hop Sedge
Carex lurida- Shallow Sedge
Carex vulpinoidea- Fox Sedge
Chelone glabra- Turtlehead
Elymus riparius- Riverbank Wild Rye
Elymus virginicus- Virginia Wild Rye
Eupatorium maculatum- Spotted Joe Pye Weed
Juncus effusis- Soft Rush
Mimulus ringens- Square Stemmed Monkey Flower
Onoclea sensibilis- Sensitive Fern
Scirpus atrovirens- Green Bulrush
Scirpus polyphyllus- Many Leaved Bulrush
Solidago patula- Rough Leaved Goldenrod
Vernonia gigantean- Giant Ironweed
F. 
Tree Protection During Construction.
(1) 
Tree protection areas shall be delineated to implement the standards contained in the Township Zoning Ordinance and this chapter regarding preservation of trees, woodlands, and forests during the development and construction process.
(2) 
The tree protection area shall be 15 feet from the trunk of the tree to be preserved, or the distance from the trunk to the dripline (the line marking the outer edge of the branches of the tree), whichever is greater. Where there is a group of trees or woodlands, the tree protection area shall be the aggregate of the protection areas for the individual trees.
(3) 
Tree protection areas shall be shown on the landscape plan and the grading plan submitted by the applicant. Tree trunk locations as well as tree canopy locations shall be shown.
(4) 
Prior to any site work, clearing, tree removal, grading, or construction, the tree protection area shall be delineated by the following methods:
(a) 
The tree protection area that is delineated on the site prior to construction shall conform to the approved development plans.
(b) 
Forty-eight inch high orange snow fence or other suitable fence, such as super silt fence, mounted on steel posts located eight feet on center, shall be placed along the boundary of the tree protection area.
(c) 
Trees being removed shall not be felled, pushed or pulled into a tree protection area or into trees that are to be preserved.
(d) 
Grade changes and excavations shall not encroach upon the tree protection area.
(e) 
No toxic materials, including petroleum products shall be stored less than 100 feet from a tree protection area or a watercourse. If field conditions warrant, a greater distance may be required.
(f) 
The area within the tree protection area shall not be built upon nor shall any materials be stored there either temporarily or permanently. Vehicles and equipment shall not be parked in the tree protection area.
(g) 
When tree stumps are located within 10 feet of the tree protection area, the stumps shall be removed by means of a stump grinder to minimize the effect on surrounding root systems.
(h) 
Tree roots which must be severed shall be cut by a backhoe or similar equipment aligned radially to the tree. This method reduces the lateral movement of the roots during excavation, which if done by other methods could damage the intertwined roots of adjacent trees.
(i) 
Within four hours of any severance of roots, all tree roots that have been exposed and/or damaged shall be trimmed cleanly and covered temporarily with moist peat moss, burlap, or other biodegradable material to keep them from drying out until permanent cover can be installed.
(j) 
Sediment, retention, and detention basins shall not discharge into the tree protection area.
(k) 
Sediment, retention, and detention basins shall not be located within the tree protection area.
(l) 
Trees shall not be used for roping, cables, signs, or fencing. Nails and spikes shall not be driven into trees.
(5) 
Protection from Grade Change.
(a) 
When the original grade cannot be retained at the tree protection area line, a retaining wall shall be constructed outside the tree protection area.
(b) 
Appropriate details of the retaining wall design shall be provided.
(c) 
To ensure the survival of trees, the following methods shall be used.
1) 
The top of the wall shall be four inches above the finished grade level.
2) 
The wall shall be constructed of large stones, bricks, building tiles, concrete blocks, or treated wood beams not less than six inches by six inches. A means for drainage through the wall shall be provided so water will not accumulate on either side of the wall. Weep holes shall be required within any wall.
3) 
Any severed roots as a result of excavation shall be trimmed so that their edges are smooth and are cut back to a lateral root if exposed.
(6) 
Trees Damaged During Construction. Tree trunks and exposed roots damaged during construction shall be protected from further damage. Damaged branches shall be pruned according to National Arborist Association standards. All cuts shall be made sufficiently close to the trunk or parent limb without cutting into the branch collar or leaving a protruding stub. All necessary pruning cuts must be made to prevent bark from being torn from the tree and to facilitate rapid healing.
(7) 
Tree Replacement. In the event that trees that are to be protected are removed or damaged by accident or by violation of the tree protection requirements, trees shall be replaced on an inch for inch basis.
G. 
Preservation and Replacement of Existing Trees.
(1) 
Prior to final approval a calculation and estimation of existing trees shall be performed in the presence of the Township Landscape Architect and shall be based on the following procedures:
(a) 
Trees 24 inches in caliper or greater shall be documented individually and noted on the landscape plan and/or existing features plan.
(b) 
The quantity of all trees 10 inches up to 24 inches in caliper shall be counted individually where possible. On sites where an efficient individual count is not possible due to size of the site or quantity of trees, estimation shall be calculated by the following method:
1) 
Three, 100 foot by 100 foot square areas will be staked out in locations acceptable to the owner/developer's representative and the Township Landscape Architect.
2) 
The quantity of trees in each area will be counted and the totals averaged to determine the average number of trees per 10,000 square feet of wooded area.
3) 
This average quantity per area will be used to determine both the quantity of trees being removed and the quantity of trees to remain.
(2) 
In accordance with Newtown Area Joint Municipal Zoning Ordinance § 903.B.5, within the CM and CR-1 Zoning Districts, no more than 15% of woodlands may be developed, disturbed, regraded or cleared of vegetation. No more than 50% of woodlands may be developed, disturbed, regraded or cleared of vegetation in any other Zoning District.
(3) 
Within the CM and CR-1 Zoning Districts, up to 15% of the existing trees of less than 48 inches in caliper may be removed. All trees of 48 inches in caliper or greater shall be preserved.
(4) 
Within all other Zoning Districts, up to 50% of the existing trees of less than 48 inches in caliper may be removed. However, replacement trees are required at the following ratios:
(a) 
Trees of six inches in caliper but less that 12 inches in caliper to be removed shall be replaced at a rate of 40%. Replacement trees of 2 1/2 inches in caliper shall be required to be planted on a tree for tree basis.
(b) 
Trees of 12 inches in caliper but less than 24 inches in caliper to be removed shall be replaced at a rate of 40%. Replacement trees of three inches in caliper shall be required to be planted on a tree for tree basis.
(c) 
Trees of 24 to 47 inches in caliper to be removed shall be replaced at a rate of 40%. Replacement trees of three inches in caliper shall be required to be planted on a caliper inch for caliper inch basis.
(d) 
Trees of 48 inches in caliper or greater shall be preserved.
Trees to be Removed
Replacement Ratio
Replacement Tree Caliper
Replacement Rate
6 - < 12" Caliper
40%
2 1/2" cal.
Tree for Tree
12 - < 24" Caliper
40%
3" cal.
Tree for Tree
24 - < 47" Caliper
40%
3" cal.
Inch for Inch
Notes:
(a)
No tree replacement is required in the CR-1 and CM Zoning Districts.
(b)
In all districts, all trees of 48-inch caliper or greater shall be preserved.
(c)
A combination of evergreen and flowering trees and shrubs may be utilized to meet replacement tree requirements. Two evergreen or flowering trees or 10 shrubs may be utilized to meet the replacement requirement of one shade tree.
(5) 
Replacement trees may be planted in appropriate locations within the site, but may not be utilized to fulfill other planting requirements of this chapter. Where development takes place on fully wooded lots, the Township may permit replacement trees to be planted in an off-site location approved by the Township. Alternatively, the Township may accept a contribution to a capital account established by the Township for the planting of trees at approved locations within the Township. The Board of Supervisors shall, from time to time, by resolution establish appropriate amounts for contributions in lieu of either on-site or off-site tree replacement and shall, from time to time, establish appropriate locations for planting replacement trees.
H. 
Recommended Plant List. The following is the recommended list of shade trees, flowering trees, evergreen trees, deciduous shrubs and evergreen shrubs for use in Wrightstown Township. However, the Board of Supervisors may permit other planting types if they are native to the area, noninvasive, not subject to blight or disease and of the same general character and growth habit as those listed below. The sizes listed are the minimum acceptable sizes for required plantings at the time of installation.
(1) 
Shade Trees. Minimum three-inch caliper, 12 to 16 feet in height, six-foot minimum spread and full branching structure.
Acer rubrum- Red Maple
Acer saccharum - Sugar Maple
Celtis occidentalis - Hackberry*
Carya ovata - Shagbark Hickory*
Carya tomentosa - Mockernut Hickory*
Fagus grandifolia - American Beech*
Fraxinus americana - White Ash
Fraxinus pennsylvanica - Green Ash
Gleditsia triacanthos inermis - Thornless Honey Locust
Gymnocladus dioicus - Kentucky Coffeetree*
Liquidambar styraciflua - Sweet Gum
Liriodendron tulipifera - Tulip Tree
Magnolia acuminata - Cucumbertree Magnolia
Nyssa sylvatica - Black Gum*
Platanus acerifolia - London Plane Tree
Platanus occidentalis - Sycamore
Quercus alba - White Oak
Quercus bicolor - Swamp White Oak
Quercus coccinea - Scarlet Oak
Quercus imbricaria - Shingle Oak
Quercus palustris - Pin Oak
Quercus phellos - Willow Oak
Quercus rubra - Red Oak
Quercus shumardi - Shumard Oak
Tilia americana - American Linden
Ulmus americana - American Elm**
*
Not to be used as street trees due to fruit, branching patterns or other characteristics.
**
Only disease resistant cultivars shall be permitted.
(2) 
Flowering Trees. Minimum six-foot height, five-foot minimum spread, with full branching structure.
Amelanchier arborea - Shadbush
Amelanchier canadensis - Shadblow Serviceberry
Amelanchier laevis - Majestic Serviceberry
Asimina triloba - Pawpaw
Betula lenta - Cherry Birch
Betula papyrifera - Paper Birch
Carpinus caroliniana - American Hornbeam/Ironwood
Cercis canadensis - Eastern Red Bud
Cornus alternifolia - Alternate-Leaf Dogwood
Cornus florida - Flowering Dogwood
Crategus crusgalli - Cockspur Hawthorn
Crataegus phaenopyrum - Washington Hawthorn
Diospyros virginiana - Common Persimmon
Magnolia virginiana - Sweetbay Magnolia
Ostrya virginiana - American Hophornbeam
Oxydendrum arboreum - Sourwood
Prunus americana - American Plum
Prunus serotina - Black Cherry
Prunus virginiana - Shubert Chokecherry
Salix nigra - Black Willow
(3) 
Evergreen Trees. Minimum six-foot height, four-foot minimum spread, single leader, symmetrically branched to the ground.
Abies balsamea - Balsam Fir
Ilex opaca - American Holly
Juniperus virginiana- Eastern Red Cedar
Picea pungens - Colorado Spruce
Pinus rigida- Pitch Pine
Pinus strobus - White Pine
Pseudotsuga menziesii - Douglas Fir
Tsuga canadensis - Canada Hemlock
Tsuga caroliniana - Carolina Hemlock
(4) 
Deciduous Shrubs. 30-inch minimum height, 24-inch minimum spread and symmetrically branched to the ground.
Aesculus parvifolia - Bottlebrush Buckeye
Aronia arbutifolia - Common Chokeberry
Calycanthus florida - Carolina Allspice
Clethra alnifolia - Summersweet
Cornus racemosa - Gray Dogwood
Cornus sericea - Redosier Dogwood
Hamamelis vernalis - Vernal Witch Hazel
Hamamelis virginiana - Common Witch Hazel
Hydrangea arborescens - Smooth Hydrangea
Hydrangea quercifolia - Oakleaf Hydrangea
Ilex verticillata - Winterberry
Itea virginica - Virginia Sweetspire
Lindera benzoin - Spicebush
Myrica pensylvanica - Bayberry
Sambucus canadensis - American Elder
Staphylea trifolia - American Bladdernut
Rosa virginiana - Virginia Rose
Vaccinium corymbosum - Highbush Blueberry
Viburnum acerifolium - Mapleleaf Viburnum
Viburnum cassinoides - Witherod Viburnum
Viburnum dentatum - Arrowwood Viburnum
Viburnum lentago - Nannyberry Viburnum
Viburnum prunifolium - Blackhaw Viburnum
Viburnum trilobum - American Cranberrybush Viburnum
(5) 
Evergreen Shrubs. Twenty-four-inch minimum height, 18-inch minimum spread and symmetrically branched to the ground.
Ilex glabra - Inkberry
Juniperus communis - Common Juniper
Kalmia latifolia - Mountain Laurel
Leucothoe fontanesiana - Drooping Leucothoe
Rhododendron maximum - Rosebay Rhododendron
Taxus canadensis - Canadian Yew
Thuja occidentalis - American Arborvitae
[Ord. 260, 9/17/2007]
1. 
General.
A. 
All subdivisions and land developments shall meet the open space requirements of the Zoning Ordinance. The amount of open space shall be determined in accordance with the provisions of the Zoning Ordinance. All subdivision and land development plans shall contain material required to establish the method by which the open space shall be perpetuated, maintained and administered. Open space shall not include land occupied by commercial, industrial, residential or other nonrecreational uses, land reserved for future parking areas for nonrecreational uses, stormwater detention or retention basins, areas occupied by wastewater disposal systems, (including but not limited to, community sewage treatment systems, spray fields, lagoons, and other sewage facilities), and/or the yards or lots of dwelling units. Open space shall not include left over areas, remnants of land remaining after lotting out, or other unusable areas.
B. 
The applicant shall provide a method of physically delineating private lots from open space areas. At the discretion of the Township, such method shall include paved trails, berms, fencing, markers, plant material in accordance with § 22-525, Subsection 8, or other methods acceptable to the Township.
C. 
Open space shall not include parcels with a length to width ratio of less than 4:1, or less than 75 feet in width, except for such lands specifically designed as neighborhood greens, playing fields, trail links.
D. 
Open space, except for land set aside for farmland, shall be directly accessible to the largest practicable number of lots within the subdivision. Nonadjoining lots shall be provided with safe and convenient pedestrian access to open space.
E. 
Open space shall not include required buffer areas.
F. 
Open space shall be linked with trails that are accessible to the residents of the subdivision. Consideration shall also be given to providing for public access on such trails if they are linked to other publicly accessible pathway systems within the Township. Provisions should be made for access to the open space, as required for land management and emergency purposes.
G. 
All land held for open space shall be designated on the plans. The plans shall contain the following statement for lands in the categories listed in Subsection 2, below:
"Open space land shall not be separately sold, nor shall such land be further developed or subdivided."
2. 
In designating the use of open space and the type of maintenance to be provided on the plan, the following classes may be used:
A. 
Lawn. A grass area with or without trees which may be used by the residents for a variety of purposes and which shall be mowed regularly to insure a neat and tidy appearance.
B. 
Natural Area. An area of natural vegetation, undisturbed during construction or replanting. Such areas may contain pathways. Meadows shall be maintained as such and not left to become weed infested. Maintenance may be minimal, but shall prevent the proliferation of weeds and undesirable plants such as honeysuckle and poison ivy. Litter, dead trees and brush shall be removed, and streams shall be kept in free-flowing condition.
C. 
Recreation Area. An area designated for a specific recreation use, including, but not limited to, tennis, swimming, shuffleboard, playfield and tot lots. Such areas shall be maintained so as to avoid creating a nuisance, and shall perpetuate the proposed use.
D. 
Agricultural Area. An area designated for the protection of "Prime Farmland" and "Statewide Important Farmland" and Class I, II and III agricultural soils for agricultural usage, as required by the Zoning Ordinance. Such open space areas shall be designed to provide the maximum amount of farmland for usable fields or garden plots.
3. 
Adequate provision, in a manner approved by the Board of Supervisors, shall be made to assure that all open space shown on the final plan is preserved as open space in perpetuity. The open space shall be designated as such on the final plans as well as the means of ownership and shall be shown on the record plan which is recorded in the Office of the Recorder of Deeds of Bucks County. The Board of Supervisors of Wrightstown Township shall elect the preservation of open space by one or more of the following methods.
A. 
Conveyance in fee simple to Wrightstown Township.
(1) 
Conveyance to the Township is the preferred means of preserving open space. Such conveyance shall be subject to the following:
(a) 
The open space land must be acceptable with regard to size, shape, location, and improvements located thereon.
(b) 
Such land must be accessible to and of benefit to the general public.
(c) 
There shall be no acquisition cost involved.
(d) 
The developer shall establish an endowment for the benefit of the Township sufficient to assure the continued maintenance of the open space land.
(2) 
The Township may impose by declaration of covenants, conditions and restrictions, or otherwise, such restrictions on the open space as will assure its continued use and preservation for the purposes for which is established as designated under Subsection 2 hereof.
(3) 
The Township shall have the right to lease or convey agricultural land to a person or entity who shall accept same subject to a declaration of covenants, conditions and restrictions assuring its continued preservation as agricultural land.
B. 
Where deemed appropriate by the Board of Supervisors, open space may be preserved by conveyance to a conservancy, land trust or nonprofit corporation having as its primary purpose the preservation and maintenance of open space and/or agricultural land. Conveyance of open space to such an entity shall be subject to a declaration of covenants, conditions and restrictions in a form approved by the Board of Supervisors assuring that the land shall be maintained as open space in perpetuity and that no use inconsistent with the intended purpose of the open space shall be established.
(1) 
The open space shall be maintained in a manner consistent with its purpose.
(2) 
An endowment shall be established by the developer with said entity sufficient to assure its continued maintenance, in perpetuity.
(3) 
Such other covenants and/or conditions that the Township shall deem desirable to assure the preservation of the open space in perpetuity.
C. 
Where deemed appropriate by the Board of Supervisors, Open Space may be owned by a condominium association, planned community association, corporation or such other entity approved by the Board of Supervisors subject to the conditions set forth herein.
(1) 
The terms of such instrument of conveyance must include provisions suitable to the Township for guaranteeing:
(a) 
The continued use of such land for the intended purpose.
(b) 
Continuity of proper maintenance for those portions of the open space requiring maintenance.
(c) 
The availability of funds required for such maintenance.
(d) 
Adequate insurance protection.
(e) 
Provisions for payment of applicable taxes.
(f) 
Recovery for loss sustained by casualty, condemnation or otherwise.
(g) 
Such other covenants and/or easements that the Township shall deem desirable to fulfill the purpose and intent of these regulations.
(2) 
The following are prerequisites for such a corporation or association:
(a) 
It shall be set up before any buildings or dwelling units are sold, leased, or otherwise conveyed.
(b) 
Membership in said corporation or association shall be mandatory for each buyer and/or lessee and any successive buyer and/or lessee.
(c) 
Said corporation or association shall be responsible for liability, insurance, taxes, recovery for loss sustained by casualty, condemnation or otherwise, and the maintenance of recreational and other facilities.
(d) 
Members or beneficiaries shall be required to pay their pro rata share of the costs, and the assessment levied may become a lien on the property.
(e) 
Said corporation or association shall be able to adjust the assessment to meet future conditions.
(f) 
Said corporation or association shall not be dissolved nor shall it dispose of the open space, by sale or otherwise, except to an organization conceived and established to own and maintain the open space. Said corporation or association shall first offer to dedicate the open space to the Township before any such sale or disposition of the open space.
(3) 
The dedication of open space, streets, or other lands in common ownership of the corporation or association or other legal entity, or the Township, shall be absolute and not subject to reversion for possible future use for further development.
(4) 
All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Township Solicitor as to the legal form and effect and to the Board of Supervisors as to suitability for the proposed use of the open space.
D. 
Where deemed appropriate by the Board of Supervisors, open space may be preserved by conveying a conservation easement to a conservancy, land trust or other nonprofit corporation having as its primary purpose the preservation of open space. The conservation easement shall be subject to approval by the Township Solicitor and Board of Supervisors and shall contain terms and provisions to assure that the land shall be maintained as open space in perpetuity and that no use inconsistent with the intended purpose of the open space shall be established.
(1) 
The open space shall be maintained in a manner consistent with its purpose.
(2) 
An endowment shall be established by the developer with said entity sufficient to assure its continued maintenance, in perpetuity.
(3) 
Such other covenants and/or conditions that the Township shall deem desirable to assure the preservation of the open space in perpetuity.
[Ord. 260, 9/17/2007]
Lighting shall be in accordance with the Wrightstown Township Outdoor Lighting Ordinance, attached hereto as Appendix 22-D.[1]
[Ord. 260, 9/17/2007]
1. 
The following architectural and structural requirements shall be required for all uses hereafter established in the following Zoning Districts: CR2, VR1, VR4, VC1, VC2 and PS.
A. 
Access. Access to the property shall not cause undo traffic congestion; it shall promote pedestrian and vehicular access between the commercial use and surrounding uses, particularly residential uses.
B. 
Outdoor Storage. All outdoor storage shall be screened from view and any outdoor storage area shall be landscaped pursuant to a landscape plan approved by the Board of Supervisors.
C. 
Parking. Parking on the property shall be to the rear and/or side of the primary structures on the property.
D. 
Landscaping. The property must be landscaped pursuant to a landscape plan approved by the Board of Supervisors.
E. 
Exterior Wall Materials and Finishes. Exterior wall materials and finishes, which can be viewed from public right-of-way, shall be consistent with the specific building style. High quality synthetic materials which simulate the original material will be considered. Walls shall be constructed of one or a combination of the following materials with no four-foot by eight-foot sheets of siding allowed:
(1) 
Stucco.
(2) 
Masonry, brick or stone.
(3) 
Cementitious siding.
(4) 
Wood.
(5) 
Vinyl or aluminum siding may not be used for new construction.
F. 
Storefront Glass. Storefront glass shall be limited to 15% of a building facade and must be consistent with the chosen design theme.
G. 
Openings. The shape of an opening, its proportion relative to building massing, how it functions, how it is divided, and the rhythm of openings within a structure must be specific to the building style.
H. 
Pedestrian Accessways. Decorative brick, stamped, concrete pavers or the equivalent must be used as an entry feature for the pedestrian access areas within the setback area in the entry driveway to the front building line. Color schemes are to be submitted for review and approval to the Township.
I. 
Roof Form and Materials. The shape of the roof and the height of its pitch shall be specific to the building style. Roof materials for pitched roofs shall be consistent with building style and limited to the following:
(1) 
Metal. Standing Steam, 5-V crimp, or corrugated, unpainted Galvalume finish.
(2) 
Tile. Slate, Terra Cotta, clay or concrete tile.
(3) 
Shingles. Architectural dimensional composition shingle (the use of three-tab shingles is prohibited), or metal.
(4) 
Roof Screening. Roof top equipment shall be screened from view when viewed from the ground.
J. 
Additive Elements. Dormers, cupolas, chimneys, balconies, porches, bays, colonnades, brackets, stoops and any other design elements, which can be viewed from public right-of-way, shall be specific at the building style.
K. 
Color and Brightness. All exterior walls and accents, which can be viewed from the public right-of-way, shall compliment building styles and conform to color palette approved by Wrightstown Township. Exterior paint must be flat or nonglossy.
L. 
Architectural Styles. The architectural style of any building shall be limited to the following:
(1) 
Colonial Styles.
(a) 
Georgian.
(b) 
Adams.
(2) 
Victorian Styles.
(a) 
Second Empire.
(b) 
Stick.
(c) 
Queen Anne.
* A complete description, along with illustrations is depicted in A Field Guide to American Houses by Virginia & Lee McAlester.
[Ord. 260, 9/17/2007]
1. 
The platting of individual lots for nonresidential uses shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
2. 
Additional width of streets adjacent to areas proposed for nonresidential use may be required by the Township to ensure the free flow of through traffic from vehicles entering or leaving parking areas.
3. 
For nonresidential uses, the applicant may be required to provide loading and parking areas intended for patron use. This may be accomplished by using an alley and separate access point for service vehicles to move from the road to the loading area. The applicant may also be required to screen the loading area when deemed necessary by the Township. When two adjacent lots proposed for nonresidential uses front on an arterial or major collector street, the applicant may be required to provide common ingress and egress as well as common parking facilities. When three or more adjacent lots are proposed for nonresidential uses, the applicant may be required to provide a service road for common ingress and egress.
4. 
Streets shall not be connected to local streets intended for predominantly residential traffic.
5. 
Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level in any surrounding residential area. Grading to depress the parking area, raised berms, landscaping, and/or fencing are satisfactory methods to create such seclusion.
6. 
Outdoor collection stations shall be provided for garbage and trash and for recyclable materials when indoor collection is not provided. Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped in accordance with § 22-525, Subsection 3C(4).
7. 
No driveway or private accessway shall end in a dead end.
[Ord. 260, 9/17/2007]
1. 
Approval of the preliminary plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be resubmitted and processed pursuant to Part 4.
2. 
Design Standards.
A. 
The land development shall be designed to be harmonious and efficient in relation to topography, the size and shape of the site, the character of adjoining properties and the type and size of proposed buildings.
B. 
Buildings shall be well related to their natural topography, existing desirable vegetation, bodies of water, views within and beyond the site, and exposure to the sun and other existing and proposed buildings.
C. 
Attached dwelling types should incorporate varied designs, architectural modes and setbacks.
3. 
Access and Circulation.
A. 
Access to dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the occupants.
B. 
Access and circulation for firefighting and other emergency equipment, moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
C. 
Walking distances from the main entrance of a building or single-family dwelling unit to a parking area shall be less than 100 feet. Exceptions to this standard shall be reasonably justified by compensating advantages, such as desirable views and site preservation through adaptation of topography. In no case shall the distance exceed 200 feet.
D. 
Access easements having a minimum width of three feet shall be provided on each attached dwelling lot along all rear lot lines. In instances where the side lot line does not pass through a common wall, an easement having a minimum width of three feet shall also be provided on each such side lot line. Said easements shall remain unobstructed for the use of residents and emergency personnel.
4. 
Grading.
A. 
Grading shall be designed for buildings, lawns, paved areas and other facilities to assure adequate surface drainage, safe and convenient access to and around buildings, screening of parking and other service areas and conservation of desirable existing vegetation and natural ground forms.
B. 
Grading around buildings shall be designed to be in harmony with the natural topography.
5. 
Streets and Driveways.
A. 
Streets and/or driveways shall be provided on the site where necessary for convenient access to dwelling units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services. Internal streets and driveways shall enter public streets at safe locations.
B. 
Streets and/or driveways shall be planned for convenient circulation suitable for traffic needs and safety.
C. 
All streets and/or driveways shall be laid out to conform to the design, service, and access standards contained herein for public streets based upon projected average daily traffic.
D. 
Streets and/or driveways shall be paved and constructed in accordance with Township standards.
6. 
Refuse Collection Stations. Outdoor collection stations shall be provided for garbage and trash and for recyclable materials when indoor collection is not provided. Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped in accordance with § 22-525, Subsection 3C(4).
7. 
Planting.
A. 
The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and desirable topographic features.
B. 
Additional plant material shall be added for privacy, shade, beauty of buildings and grounds, and to screen out objectionable features.
[Ord. 260, 9/17/2007]
1. 
Purpose. All subdivision or land development plans submitted after the effective date of this chapter shall provide for suitable and adequate recreation as more particularly set forth in this chapter in order to:
A. 
Insure acquisition, development and maintenance of adequate recreational areas and facilities to serve the people that work and live in the Township.
B. 
Maintain compliance with recreation standards as recommended by the Wrightstown Township Park and Recreation Board and as approved by the Wrightstown Township Board of Supervisors.
C. 
Coordinate existing recreational areas with future recreational areas.
D. 
Enhance existing recreational areas and facilities to enable them to be supportive of future development.
E. 
Provide for the orderly acquisition and development of additional park and recreational areas.
2. 
Applicability.
A. 
This chapter shall apply to any subdivision or land development plan submitted to the Township for approval.
3. 
Dedication of Land Suitable for Park and Recreational Use to the Township.
A. 
The developer or applicant shall dedicate land suitable for park or recreational use to Wrightstown Township, unless one of the alternatives set forth in Subsection 6 is agreed to by the Township and the developer. The land shall not be dedicated until the completion of the necessary and agreed upon improvements is made to the land, and the appropriate facilities are constructed to make the land usable for park and recreation purposes.
B. 
The amount and location of land to be dedicated to the Township shall bear a reasonable relationship to the use of the park and recreational facilities by the present and future residents of Wrightstown Township. At a minimum, the following criteria for dedication of park and recreation areas to the Township shall apply:
(1) 
Residential Subdivision or Land Development. The amount of land to be dedicated for park and recreational areas in residential subdivision or land developments, whether they are single family dwellings or contained within multi-family dwellings, shall be as follows:
(a) 
Single-Family Detached. In the case of subdivisions of single-family detached dwellings, the developer shall dedicate a minimum of 2,500 square feet per dwelling unit for park and recreation use.
(b) 
Single-Family Cluster and Multi-Family Developments. In single-family cluster and multi-family residential developments, the open space and recreation requirements as set forth in the Zoning Ordinance shall be adhered to.
(c) 
Any residential subdivision or land development plan, whether single-family, single-family cluster or multi-family, that contains less than 30 dwelling units may be exempted, at the option of the Board of Supervisors, from the provision of land for parks and recreation purposes but shall be required to pay the fee-in-lieu of the offer of dedication.
(2) 
Nonresidential Subdivision and Land Development. The amount of land to be dedicated for park and recreational areas in a nonresidential subdivision or land development shall be 2,000 square feet per 4,000 square feet of building area, or fraction thereof. The types of park and recreational areas that shall be deemed suitable for nonresidential subdivisions or land developments shall include, but not be limited to:
(a) 
Playing fields (baseball field, soccer field or the like, designed for active recreation, constructed pursuant to the minimum standards of the Township Park and Recreation Board).
(b) 
Tennis court.
(c) 
Tot lots (small playground especially designed for young children).
(d) 
Basketball courts.
(e) 
Paddle tennis courts.
(f) 
Jogging paths with exercise stations.
(g) 
Construction of the segment of the Township's trail system, or reservation of the right-of-way, if the trail crosses the subject tract.
(h) 
Construction of a connecting link or reservation of the right-of-way to the Township's trail system.
(3) 
The land dedicated to the Township for park and recreation purposes need not be a part of the land development or subdivision. It may be located on a separate parcel of land, provided that in the sole discretion of the Board of Supervisors, it is convenient to the subdivision or land development. In addition, the developer, with the approval of the Township may construct park and recreation facilities in a Township park, or the facilities of another developer to satisfy the requirements of this section. Park and recreation facilities which are available to all Township residents as opposed to facilities which are available only to the residents of a particular subdivision or land development are encouraged. Land that is intended to be offered for dedication to the Township shall comply with the criteria established for recreation land in § 22-531, Subsection 4, "Criteria for Locating Recreation Areas."
(4) 
In the event of a conflict between the Joint Municipal Zoning Ordinance and this chapter as to the amount of recreational area which must be dedicated, this chapter shall control.
C. 
When land is being dedicated, notwithstanding the foregoing, the land which is dedicated must meet the minimum lot size for the district within which it is being dedicated.
D. 
Any land dedicated to the Township shall be used only for the purpose of providing park and recreational facilities.
E. 
When land is dedicated, acceptance by the Township shall be by means of a deed of dedication to which a property description of the dedicated recreational areas shall be attached. All changes and agreements should eventually be listed directly on the signed drawing lines. In no event shall the Township be required to accept dedication of park and recreational areas.
F. 
Where a developer dedicates land, the acquisition value of the land plus any improvements being placed on the land for park and recreation purposes must equal or exceed the fee in lieu of dedication as established by resolution of the Board of Supervisors from time to time. If the value of the fee in lieu of dedication is not met or exceeded, the developer must supply the balance of his obligation to supply park and recreation facilities by one or more of the alternatives set forth is Subsection 6 herein.
4. 
Criteria for Locating Recreation Areas. The Planning Commission and Board of Supervisors, in exercising their duties regarding the review of subdivisions and land development plans, shall consider the recommendations of the Park and Recreation Board as well as the following criteria in determining whether to approve the proposed plan (which approval shall include both the use and location of the proposed park and recreation area) in the developer's subdivision or land development plan:
A. 
The site or sites shall be easily and safely accessible and have good ingress and egress for vehicular and pedestrian traffic. No public road shall traverse the site or sites. At least one side of the recreation area shall abut a street within the subdivision or land development for a minimum distance of 50 feet for access of emergency and maintenance vehicles, and for access to a parking lot if one is provided.
B. 
When recreational activities or facilities are adjacent to a street or parking area measures shall be taken to ensure the safety of the users. Measures include, but are not limited to, fencing, raised earthen berm, a hedge of plant material, or physical separation.
C. 
The site or sites shall have suitable topography (maximum of 5% slope), and soil conditions for use and development as a recreation area.
D. 
No more than 25% of an area designated for active recreation may consist of floodplain, wetlands, or slopes in excess of 8% or other natural resources as defined by the Township Zoning Ordinance. Areas of floodplain, wetlands, and steep slopes may not be used for active recreation.
E. 
Active recreation areas may contain only stormwater management facilities that are necessary for the recreation area.
F. 
A site designated for passive recreation may contain lands with natural resources provided that the area can be developed with trails, picnic areas, nature study area, greenways or other activities acceptable to the Township.
G. 
The size and shape of the site or sites shall be suitable for the development as a recreation area. The area shall consist of at least three acres and shall generally have a length to width ratio of three to one. The configuration of the recreation area must be able to accommodate the activities that are proposed. The recreation area shall not include narrow or irregular pieces of land, which are remnants created by the arrangement of the building lots and/or by streets or parking areas. The shape of the recreational area shall be suitable to accommodate those recreation and open space activities appropriate to the location and needs of future residents.
H. 
The recreational activities and/or facilities for which the area is intended shall be specified on the preliminary, final and record plans.
I. 
Recreation areas shall not be traversed by utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.
J. 
The following shall not be located in recreation areas: sewage treatment or disposal facilities of any type, water storage tanks, well pump houses, and any similar use or other use which is not related to or associated with recreation.
K. 
Active recreation areas shall be located in such a location that the use of the facility will not be a nuisance to the residents of nearby dwelling units. However, the recreation area must be conveniently located and easily accessible to the residents. When active recreation activities are proposed which entail the construction and installation of equipment or playing surfaces, a Type 2 buffer, as described in § 22-525, shall be provided when such activities abut residential uses.
L. 
The recreation area in the proposed development shall be located adjacent to a recreation area in an adjacent development, if one exists. When the adjacent land is vacant, consideration shall be given to locating the recreation land so that in the future it could be combined with the recreation land in the development of that land.
5. 
Review by the Park and Recreation Board.
A. 
At the submission of a preliminary plan, a recreation plan may be submitted to the Township Park and Recreation Board at the discretion of the Township, which may review the plan (both as to use and location) and make recommendations thereon in writing to the Planning Commission and Board of Supervisors. Revised plans shall be resubmitted to the Township Park and Recreation Board for recommendations.
B. 
In certain instances the Board of Supervisors may determine that it is impractical to provide recreation land within the subdivision where the size, shape, location, access, topography, drainage, or other physical conditions of the land, result in there being no area within the proposed subdivision which is practical for dedication to the public or which can be set aside for recreation uses. In that event, the developer shall proceed in accordance with Subsection 6 hereof.
6. 
Alternatives to Dedication of Land.
A. 
Fee in Lieu of Dedication.
(1) 
Where the Board of Supervisors and the developer agree that because of size, shape, location, access, topography or other physical features of the land or any other need of the Township, that it is impractical to dedicate as required by this chapter, the Supervisors shall require a payment of a fee in lieu of dedication of such land from the developer. In the evaluation of a proposed development application, the Planning Commission, Park and Recreation Board, and Board of Supervisors shall take into consideration the importance of providing the opportunity for recreation within the proposed subdivision or land development. The need for recreational areas in the form of tot lots and general-purpose playfields within the development is particularly important for communities with higher density and small lots.
To that end, the applicant is required to provide at least a portion of the required recreation land (2,500 square feet per lot or dwelling unit) on-site as a mini-park for the benefit of the residents. For subdivisions or land developments consisting of two-family, multi-family and/or single-family detached houses on lots of 20,000 square feet or less, a minimum of 750 square feet of the required 2,500 square feet per dwelling unit or lot shall be provided on-site as a recreation area or mini-park.
(2) 
The on-site recreation area or mini-park shall comply with the following standards:
(a) 
A tot-lot shall be provided with play equipment for pre-school age children and an open, grassed playfield.
(b) 
The land shall be usable land for park purposes. A minimum of 75% of the park shall be gently sloping land that is developed as a grassed, open playfield. A maximum of 25% of the mini-park may contain natural resources such as woodland, steep slopes and streams.
(c) 
The development plans shall provide details of the play equipment and play areas that will be provided. The mini-park shall be designed and improved to accommodate informal unstructured recreational use.
(d) 
The area of the recreation land shall be considered to be a part of the park and recreation land that is required by § 22-531, Subsection 3B(1)(a) and (b).
(e) 
The recreation land shall be conveniently located for the residents of the development and shall have frontage on an interior street.
(f) 
The mini-park shall be a destination point of the internal pedestrian bicycle circulation system within the proposed development.
(g) 
In large developments (large in terms of land area and/or number of dwelling units) the mini-park requirement may be provided in two or more locations, provided each is usable and functional as a recreational area.
(h) 
The calculation of the fee in lieu of dedication shall be set forth in detail in a resolution and shall bear a reasonable relationship to the use of the park and recreation facilities by future inhabitants of Wrightstown Township.
(3) 
A fee authorized under this subsection shall, upon its receipt by the Township, be deposited in an interest-bearing account, designated the Wrightstown Township Park and Recreation Fund. Interest earned on such accounts shall be expended only on specific recreation facilities approved by the Board of Supervisors.
B. 
Reservation by Developer for Homeowner's Association.
(1) 
Where the developer and the Board agree, the required lands necessary to be dedicated to the Township may be reserved by the developer for use by the development's homeowner's association. If this is agreed to by the developer and the Township, the lands must be used solely for park or recreation purposes.
(2) 
If the homeowner's association desires to dissolve and offers the land and equipment to the Township, the Park and Recreation Board will review the land condition and maintenance costs and provide budgetary inputs to the Board of Supervisors. The Board of Supervisors will then determine whether they wish the land to be dedicated to the Township or whether the homeowner's association shall be required to continue to own and maintain it.
C. 
Combination. Where the developer and the Township agree, the developer may utilize any combination of the aforementioned techniques to satisfy his park and recreation obligation. However, in no circumstance shall the total value of the acquisition of land, improvements thereon, dedicated land, or reserved land fail to meet or exceed the value of the fee in lieu of dedication established by resolution of the Board of Supervisors from time to time.
[Ord. 260, 9/17/2007]
Major subdivision and land development plans shall be designed to encourage the use of renewable energy systems and to protect solar access for lots and buildings.
[Ord. 260, 9/17/2007]
1. 
Where required by the Board of Supervisors, the developer shall install or cause to be installed, at the developer's expense, street lights in accordance with the final plan approval. Provision shall be made for energizing said lighting prior to the issuance of the first occupancy permit. The developer shall be responsible for all costs involved in lighting the streets until such time that the streets are accepted as public streets by the Township. When the Township accepts the streets, the Township may by resolution assess all costs of the lighting to the property owners along the street.
2. 
The Township may waive the requirement for street lights in order to prevent glare, preserve night darkness, and to maintain rural character.
3. 
All street lights shall be metal or fiberglass pole lights serviced by underground conduit in accordance with a plan to be prepared by the developer's engineer and approved by the Board of Supervisors and by PECO (an Exelon Company).
[Ord. 260, 9/17/2007]
1. 
Monuments shall be placed at each change in direction of boundary, at each angle point and at the beginning and end of curves along all roadways, and at every lot corner. Utility and conservation easements shall be monumented at their beginning, their end, and at all directed changes; and areas to be conveyed for public use shall be fully monumented at their external boundaries.
2. 
Monuments shall be placed in the ground after final grading is completed, at a time specified by the Township Engineer. The monument shall be concrete, the size and length as may be approved by the Township Engineer.
3. 
All monuments shall be certified for accuracy by the developer's engineer, or their accuracy checked by the Township Engineer. Accuracy of monument shall be within 3/100 of a foot.
4. 
In cases where it is impossible to set a monument or where the permanency of a monument may be better ensured by off-setting the monument with a reference monument(s), the Township may authorize such procedure, provided that proper instrument sights may be obtained and complete offset data is designated on the record plan. A reference monument (preferably two) should be set on the boundary line(s) that intersect the corner.
[Ord. 260, 9/17/2007]
1. 
All water supplies proposed for any new subdivision or land development must comply with the requirements of the Wrightstown Township Water Ordinance which include the requirement that a water resource impact study be performed demonstrating how the hydrologic balance will be maintained and surrounding water supplies protected.
2. 
Central Water Supply and Fire Hydrants.
A. 
The Township will not approve a public or centralized water system unless the development cannot be served by on-lot, individual water systems.
B. 
All centralized water systems shall have established agreements suitable to the Township Solicitor and approved by the Township for the ownership and maintenance of the system.
C. 
In all subdivisions and land developments to be served by a central water supply, the developer shall construct water mains in such a manner as to make adequate water service available to each lot or dwelling unit within the subdivision or land development.
D. 
The water supply and pressure must comply with the regulations and the standards of the Pennsylvania Department of Environmental Protection (DEP) and the Bucks County Health Department.
E. 
Said supply shall be located or constructed in such a way as to eliminate the possibility of flood damage.
F. 
The central water supply system shall be designed with adequate capacity and appropriately spaced fire hydrants for firefighting purposes pursuant to the specifications of the Middle States Department Association of Fire Underwriters, the National Fire Protection Association (NFPA) and Insurance Service Office (ISO). Review and approval by the Township Engineer, fire company having jurisdiction, and the Township Fire Marshal shall be required in order to ensure that adequate fire protection is provided.
3. 
Private Water Supply.
A. 
Where no public water is accessible, water shall be furnished by the developer on an individual lot basis.
B. 
Private wells must meet all DEP and Bucks County Health Department standards.
C. 
If wells are installed on each lot and the lot also contains its own sewage disposal facilities, the well shall be of the drilled type, cased and grout-sealed into the bedrock.
D. 
The well shall have a production of not less than six gallons per minute as established by bailor tests and certified by the well driller.
[Ord. 260, 9/17/2007]
1. 
The developer of a subdivision or land development containing five or more dwelling units or any nonresidential use shall furnish a minimum total water supply for fire protection purposes which shall be the greater of either the fire load calculation or 30,000 gallons of water.
2. 
In the absence of a readily available and accessible natural water supply, the developer shall provide a fire water supply such as a pond, cistern, holding tank or other facility deemed acceptable by the fire company having jurisdiction and the Board of Supervisors.
3. 
The developer of a subdivision or land development of less than five dwelling units shall not be required to furnish a water supply for fire protection purposes provided no further subdivision or land development is possible. Where a subdivision or land development is proposed at less than the maximum density allowed for a particular zoning district, or where land is set aside for future development, a fire water supply shall be furnished unless the property is deed restricted from further subdivision and land development.
4. 
In calculating the fire load of any proposed building group, a maximum fire load shall be ascertained, based on the smallest and largest proposed buildings. No building shall be permitted which exceeds the maximum fire load as calculated on the final plan.
5. 
The fire water supply system shall be designed by a registered professional engineer or other qualified design professional and shall be submitted and approved by the fire company having jurisdiction, the Township Fire Marshal and the Township Engineer precedent to final plan approval by the Board of Supervisors. The system suction piping shall be designed to draw a minimum of 1,000 gallons per minute.
[Ord. 260, 9/17/2007]
1. 
Private Sewer Systems.
A. 
The developer shall provide for sewage disposal on an individual lot basis.
B. 
When on-lot wastewater disposal facilities are proposed, a site suitability report conducted by the Bucks County Department of Health, in accordance with the Pennsylvania Sewage Facilities Act must be received by the Township before approval of the final plan.
C. 
A Township representative shall be present for all soils testing related to the permitting and installation of all on-lot sewage disposal systems.
D. 
The dimensioned location of the on-lot sewage system and the well must be shown on the plan in accordance with the permit for the on-site sewage system issued by the Bucks County Department of Health prior to the issuance of a building permit.
E. 
On-lot sewage disposal facilities must comply with the provisions of Chapters 71 and 73, Administration of Sewage Facilities Program and Standards for Sewage Disposal Facilities, Pennsylvania Sewage Facilities Act (Act of January 24, 1966), P.L. 1535, No. 537, as amended (35 P.S. § 750). Prior to the granting of final approval by the Township, the proposed facilities shall be deemed satisfactory by the Pennsylvania Department of Environmental Protection and the Bucks County Department of Health.
F. 
The construction of on-lot systems shall be inspected by a registered sewage enforcement officer, as follows:
(1) 
Upon completion of the excavation.
(2) 
Upon installation of the major equipment such as septic tanks, distribution boxes and drain tiles before any backfilling.
G. 
Each owner or occupant of a dwelling unit with on-lot facilities shall be provided with a plan of the system and an instruction manual for the use and proper maintenance of the system by the developer.
2. 
Public Sewer Systems.
A. 
In reviewing subdivision plans, the Board of Supervisors shall consider the adequacy of existing or proposed community facilities to serve the additional dwellings or nonresidential uses proposed by the subdivision or land development.
B. 
Where permitted by the Township's Act 537 Plan, a public wastewater disposal system shall be constructed in accordance with the provisions hereof and with the Township's Act 537 Plan.
C. 
Where deemed appropriate by the Township, sanitary sewers shall be installed and connected to an appropriate public sewer system. Where a sanitary sewer is not yet accessible, but is planned for extension to the subdivision within 10 years, the developer shall install sewer lines, including lateral connections, as may be necessary to provide adequate service to each lot when connection with the public sewer system is made. The sewer lines shall be suitably capped at the limits of the subdivision and the laterals shall be capped at the right-of-way line. The sewer installation shall include construction within rights-of-way or easements to bring the sewer to the future connection with the public sewer.
(1) 
A sewer shall be considered to be planned for extension to a given area any time after preliminary engineering and related studies have been completed by the Township and the construction of facilities adequate to serve the area containing the subdivision or land development have been programmed for completion within a reasonable time.
(2) 
When capped sewers are provided, approved on-site disposal facilities shall also be provided.
D. 
All public sanitary sewers shall be designed and constructed in accordance with Township specifications. Such sewers shall be located or constructed so as to eliminate the possibility of flood damage.
E. 
No public sewer system or treatment plant shall be constructed until plans and specifications have been submitted to the Pennsylvania Department of Environmental Protection and the Township and approved in accordance with existing laws.
F. 
The Board of Supervisors may require the developer to provide a capital contribution of any off-site sanitary sewer capital improvement necessary to serve the proposed subdivision or land development.
[Ord. 260, 9/17/2007]
1. 
All gas, electric, telephone, and other utilities as well as communication service facilities, both main and service lines, shall be provided by underground cables, installed in accordance with the prevailing standards and practices of the utility and other companies providing such services.
2. 
Where practicable, all utilities shall be located within the street right-of-way but outside the cartway; otherwise, easements or rights-of-way of sufficient width for installation and maintenance shall be provided.
3. 
Such facilities shall be located or constructed so as to eliminate the possibility of flood damage.
4. 
Final plans shall show locations of all utilities and shall be coordinated with required street tree planting and must be approved by the affected utilities.
[Ord. 260, 9/17/2007]
1. 
Purpose. Trails provide residents with the opportunity for vigorous exercise, a leisurely walk and the opportunity to bicycle or walk to destinations beyond their neighborhood. In order to establish a Township-wide trail system, subdivisions and land developments proposal submitted after the effective date of this section shall comply with the following provisions.
2. 
Applications for residential subdivisions and land developments that have an internal street system shall submit a plan that delineates an internal pedestrian/bicycle circulation system.
A. 
The system may consist of sidewalks for pedestrians, and bicycles using the proposed streets, and/or a separate trail for use by both pedestrians and bicycles.
B. 
For developments in which the open space is large enough to accommodate a trail, the internal pedestrian/bicycle system shall include a trail system in the open space.
C. 
The pedestrian/bicycle circulation system shall connect destination points within the development, such as tot lots and open space/recreation areas as well as points adjacent to the site, e.g., a residential development.
D. 
When the Township's proposed trail system crosses the subject tract, the development plans shall include the construction of that segment of the trial.
E. 
The pedestrian/bicycle circulation system within the proposed development shall be connected with the Township's trail system when possible. If the Township's trail has not been constructed in the area of the proposed subdivision, the plan shall reserve a right-of-way to ensure construction of the trail segment, or to provide a connection to the trail when it is developed. The delineation of the right-of-way, with a legal description, shall be included on all phases of the review process.
3. 
All trails that are part of a proposed subdivision or land development shall comply with the following standards:
A. 
The trail shall be designed to accommodate only nonmotorized traffic except maintenance and emergency vehicles as deemed appropriate by the Board of Supervisors.
B. 
Trails shall be at least eight feet wide with vertical clearance of eight feet and a clearance of three feet on both sides of the trail.
C. 
An easement or right-of-way of at least 15 feet shall be established for the entire length of the trail.
D. 
The Township may, but shall not be required to, accept dedication of a trail easement or right-of-way, provided:
(1) 
The trail is constructed to Township specifications.
(2) 
There is no cost to the Township for acquiring the easement of right-of-way.
(3) 
The Township agrees to and has access to maintain the trail.
E. 
Sensitive natural features such as wetlands should be avoided. When it is necessary to cross a watercourse, the provisions of the Floodplain Management Ordinance [Chapter 8] shall be adhered to.
[Amended by Ord. 312, 3/21/2016]
F. 
Trails shall be logically related to environmental features so as to minimize disturbance to such features while permitting observation of such features.
G. 
Trails shall be constructed on reasonable grades, have proper drainage, and provide adequate sight distances for the safety of trail users.
H. 
Dead-end trails shall be avoided, except as stubs to permit the connection of the trail to an adjoining tract(s) in the future.
I. 
To ensure adequate site-distance, the minimum center-line radii for horizontal curves shall be 15 feet.
J. 
The minimum sight line for trails shall be 60 feet, and the minimum stopping sight line shall be a minimum of 50 feet.
K. 
All outdoor recreational trails shall meet the following slope requirements:
(1) 
Running slope may be 5% or less for any distance.
(2) 
Running slope may be 8.3% for a maximum distance of 200 feet. Resting intervals shall be provided at distances no greater than 200 feet apart.
(3) 
Running slope may be 10% for a maximum distance of 30 feet. Resting intervals shall be provided at distances no greater than 30 feet apart.
(4) 
Running slope may be 12.5% for a maximum distance of 10 feet. Resting intervals shall be provided at distances no greater than 10 feet apart.
(5) 
Resting intervals shall be a minimum of 60 inches in length, shall have a width at least as wide as the widest portion of the trail segment leading to the resting interval and have a slope not exceeding 5% in any direction.
L. 
Trails shall be designed for a maximum bicycle speed of 10 miles per hour where possible.
M. 
All trails shall be constructed with a surface that meets Township standards and all ADA requirements, that is suitable for trail use, and that is consistent with the stormwater management philosophy.
N. 
The following types of signs shall be installed along the trail at appropriate locations:
(1) 
Regulatory Signs. A regulatory sign is used to control traffic or to give operational requirements, such as stop, yield, and speed-limit signs.
(2) 
Warning Signs. Warning signs are used to point out potentially dangerous conditions, change in surface conditions and intersections with roads.
(3) 
Guidance Signs. A guidance sign provides information for the trail user such as points of interest or direction to destinations.
(4) 
All signs shall comply with the Township's specifications and design.
[Ord. 260, 9/17/2007]
1. 
All work and material involved in the construction of roadways covered by these specifications shall be, in every particular, in accordance with those requirements set forth in applicable sections of the Pennsylvania Department of Transportation (PennDOT) Form 408 - Specifications, last amended and amendments thereto.
2. 
The entire right-of-way shall be graded in accordance with a typical cross-section of the road as shown on the final plan as approved by the Supervisors. The finished surface of the roadway shall have a minimum cross slope of 1/4 inch per foot and shall be uniform and conform to the lines, grade and width shown on the drawings. Roadway banks beyond the right-of-way lines shall be sloped at a maximum slope of 3:1.
3. 
All roadways covered by these specifications shall be constructed in accordance with the following standards and in accordance with specifications as found in PennDOT Form 408 - latest revised:
A. 
Sub-base. This work consists of construction of a compacted aggregate (PennDOT #2A) to a compacted depth of six inches on a prepared sub-grade.
B. 
Base Course. A bituminous concrete base course to a compacted depth of five inches. When curbing is not required, shoulders shall be constructed with bituminous concrete base course and be provided on both sides of the cartway. A bituminous tack coat shall be applied to the base course prior to placement of the binder course or the final wearing course.
C. 
Binder Course. A bituminous concrete binder course (ID-2) to a compacted depth of two inches shall be provided for all arterial and collector roads and all nonresidential roads/highways. A bituminous tack coat shall be applied to the binder course prior to placement of the final wearing course.
D. 
Wearing Course. A bituminous concrete wearing course (ID-2) to a compacted depth of 1 1/2 inches.
4. 
Bituminous paving mixtures shall not be placed when surfaces are wet or when the temperatures of either the air or the surface on which the mixture is to be placed is 40° F. or lower.
5. 
The roadbed sub-grade shall be prepared to the established sub-grade elevation and compacted to not less than 100% of the determined dry-weight density as set forth in ASTM D 698. Preparation of the sub-grade shall conform to PennDOT Form 408 - latest revised.
6. 
Sub-grade drains shall be placed along all proposed roadways to drain wet areas. Sub-grade drains shall be constructed in accordance with PennDOT Form 408, last amended.
7. 
Utility trench construction (storm sewer, wastewater lines, water main, gas main, etc.) within existing streets shall be backfilled with 2A stone placed and compacted in eight-inch lifts. The trench shall be paved with bituminous concrete base course (five-inch compacted depth), bituminous binder course (ID-2) (1 1/2-inch compacted depth) and the entire roadway shall be paved with a full width overlayment (edge of road to edge of road) of bituminous wearing course (ID-2) (one-inch compacted depth). Utility trenches within proposed streets shall be backfilled with clean, dry, select material and compacted in eight-inch lifts to not less than 100% of the determined dry weight density of the backfill material. Trenches within easements shall be backfilled with clean, dry, select material and compacted in twelve-inch lifts to not less than 100% of the determined dry weight density of the backfill material as set forth in ASTM D 698 and PennDOT Form 408 - latest revised.
8. 
During construction of roads, the contractor shall provide maintenance and protection of traffic meeting PennDOT standards.
[Ord. 260, 9/17/2007]
1. 
Preliminary Inspection. Prior to commencing construction, the developer shall notify the Township Engineer of the proposed construction schedule. Pursuant to notification by the developer, the Township Engineer shall inspect required improvements during the initial construction phase, and on a periodic basis thereafter, as may be required to ensure proper adherence to this chapter. The Township Engineer shall submit reports to the Board of Supervisors and the developer specifying those items of construction, material and workmanship which do not comply with Township specifications or the approved final plan.
2. 
Final Inspection.
A. 
The Township Engineer shall make a final inspection, with the developer, of all required improvements.
B. 
The Township Engineer shall run the finished center line profile of the completed streets; submit a report to the Board of Supervisors indicating the final elevations; and affix to the final profile plan such elevations.
[Ord. 260, 9/17/2007]
1. 
The Board of Supervisors shall notify the developer of acceptance of required improvements if satisfied that the applicant has complied with all specifications and ordinances of the Township.
2. 
No streets or other improvements will be accepted by the Township if such improvements were constructed during the period from October 15 to April 15 of each year, unless otherwise recommended by the Township Engineer.
3. 
No streets or other improvements will be accepted by the Township should said streets contain structures erected within the street rights-of-way. This prohibition shall not apply to curbside mailboxes, appurtenant structures of public utilities and improvements required pursuant to this chapter.
4. 
Adequate provisions for the satisfactory maintenance of all improvements shall be made by dedication to and acceptance for maintenance by the Township, or by any other legal entity acceptable to the Township.
[Ord. 260, 9/17/2007]
1. 
The Board of Supervisors, recognizing that a situation may arise where additional flexibility is warranted, is authorized to alter the design standards specified in this chapter. The applicant shall present evidence and demonstrate that the variation requested will result in improving the proposed subdivision or land development which may lead to varying the design of specific streets.
A. 
Streets. Standards for streets expressed in this chapter are intended to provide for the safe and intelligent layout of streets which can be easily maintained at minimum cost. There are several aspects which may lead to varying the design of specific streets.
(1) 
Cartway Width. The width of streets has been established to ensure adequate movement of traffic in times of greatest parking loads.
(a) 
Where a street is designed so that all units face on local streets and where on-street parking is not anticipated and no safety hazard will be created, the cartway width may be reduced. This reduction is limited to 28 feet on minor collectors or 20 feet on local streets.
(2) 
Curbs. Curbs are used to channel water to storm sewers, protect pavement edges and keep vehicles off of grassed areas. In certain cases, however, natural drainage should be encouraged. Where topography and soils permit, roadside swales, set back a minimum of 10 feet from the edge of the cartway, may be substituted for curbs, provided that the alternate design:
(a) 
Ensures adequate means for the protection of pavement edges.
(b) 
Handles stormwater in a manner to ensure against erosion or other conditions detrimental to the public health, safety or welfare.
(c) 
Has the approval of the Township Engineer.
(3) 
Right-of-Way Widths. Right-of-way widths are intended to provide enough land for streets, sidewalks, driveway aprons, street trees, cut or fill slopes, and utilities. They are intended to provide an additional buffer between dwelling units and streets. Where sidewalks are not run along streets, cartway widths are reduced (see paragraph .A.1 above), utilities are located outside of the right-of-way, or dwellings will not front on the streets, a reduction in the widths of rights-of-way may be permitted. In no instance shall a right-of-way width be reduced to less than 33 feet.
B. 
Sidewalks. Sidewalks are intended to provide as separate means of movement for pedestrians. Modern design practice encourages the location of sidewalks away from streets. In order for the Board of Supervisors to waive the requirement for sidewalks to be within a street right-of-way, all of the following provisions for relocated sidewalks shall be met:
(1) 
The walks shall be all-weather and easily cleared of snow.
(2) 
They shall be convenient for the most frequent trips, such as children walking to school bus stops.
(3) 
The walks shall remain as private property, and the responsibility for their maintenance shall be clearly established, such as by a homeowner's association.