The purpose of good subdivision and site design is to create a functional and attractive development, to minimize adverse impacts, and to ensure that a project will be an asset to the Township. To promote this purpose, the subdivision and/or site plan shall conform to the following standards which are designed to result in a well-planned Township without adding unnecessarily to development costs.
A. 
Site analysis. An analysis shall be made of characteristics of the development site, such as site context; geology and soil; topography; climate; ecology; existing vegetation, structures, and road networks; visual features; and past and present use of the site. This analysis shall be submitted as a narrative report with any necessary graphics and include:
(1) 
Topography, including slopes and water features.
(2) 
Existing vegetation, including trees.
(3) 
Any historic or archeological sites.
(4) 
Geology, including any previously mined areas, and public water supply/wellhead protection areas.
(5) 
Visual features.
(6) 
Access to and from the site.
B. 
Additional regulations. In addition to this chapter, there may be other ordinances, laws, or policies that regulate any proposed development. It is the sole responsibility of the applicant or their agent to comply with such additional regulations. The most common of these regulations are:
(1) 
Regulations relative to water and sewer facilities as imposed by Department of Environmental Protection, a municipality, a municipal authority or a private utility;
(2) 
Other utilities (gas, electric, telephone, cable, etc.);
(3) 
Regulations regarding surface waters such as wetlands and floodplains;
(4) 
Habitats of endangered wildlife;
(5) 
Regulations concerning historic structures;
(6) 
Regulations relative to the access of local or state roads;
(7) 
Building codes and regulations, state and/or local;
(8) 
Erosion and sedimentation plans and possible other related permits as administered by the Mercer County Conservation District;
(9) 
Other Township regulations respective to zoning (including airport hazard and wellhead protection overlays), property maintenance, and sewage facilities.
C. 
Site design:
(1) 
Design of the development shall take into consideration all existing local and regional plans for development in the surrounding community.
(2) 
Development of the site shall be based on the site analysis. To the maximum extent practicable, development shall be located to preserve the natural features of the site, to avoid areas of environmental sensitivity, and to minimize negative impacts and alteration of natural features.
D. 
All lots shall front on a proposed or existing public street or approved private street or private drive meeting the requirements of this chapter.
A. 
Material and size. Monuments and markers shall be constructed as follows:
Type
Construction
Minimum Size
Monument
Concrete
4 inches by 4 inches by 36 inches
Marker
Iron pipes or iron or steel bars
24 inches by 3/4 inches diameter
B. 
Markings placement. Monuments and markers must be placed by a registered professional engineer or professional land surveyor so that the scored or marked point coincides exactly with the point of intersection of the lines being monumented. They must be set so that the top of the monument or marker is level with the surface of the surrounding ground. Monuments must be marked on top with a copper or brass dowel.
C. 
Monuments location. Monuments must be set:
(1) 
At the intersection of lines forming angles in the perimeter boundaries of the tract.
(2) 
At the intersection of street rights-of-way when such are perpendicular or angular, or at the beginning and ending of street intersection right-of-way curves or chord diagonals where they are formed.
(3) 
At such other points as determined necessary by the Township Engineer.
D. 
Markers location. Markers must be set:
(1) 
At the beginning and ending of curves along street property lines, if not monumented.
(2) 
At points where lot lines intersect curves either front or rear.
(3) 
At angles in property lines of lots.
(4) 
At all other lot corners.
E. 
Removal. Any monuments or markers that are removed must be replaced by a registered professional engineer or professional land surveyor at the expense of the person removing them.
A. 
Easements with a minimum of 20 feet in width for public or community water or sewer lines shall be provided as necessary. Easements for all other utilities shall be as required by the utility company involved.
B. 
All easements and rights-of-way affecting the property should be shown on the plan.
C. 
Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of 20 feet minimum width in order to preserve natural drainage. This easement shall follow the stream center line or be offset as needed to best ensure access by the Township.
D. 
There shall be no building or other permanent improvement located within an easement.
All design standards of this chapter shall be adhered to by all proposed subdivisions and land developments. Where this chapter includes additional site context standards, they shall be adhered to within the applicable zoning district. Good site design should be consistent with context of the development within a neighborhood and both the natural and built environment. Springfield Township has identified two site design contexts: rural and interchange areas. These are designated to ensure that land development regulations are consistent with the intent of zoning districts in the Township, and to ensure that this chapter is consistent with the community development goals and objectives of Chapter 425, Zoning, and the Wolf Creek Slippery Rock Creek Multimunicipal Comprehensive Plan. These site context standards are also intended to implement Section 708.1-A of the Pennsylvania Municipalities Planning Code,[1] in encouraging traditional neighborhood development consistent with the unique setting of Springfield Township.
A. 
For the purposes of design standards, the following zoning districts are considered to be within a rural design site context: A Agricultural and VR Village Residential.
B. 
For the purposes of design standards, the following zoning districts are considered to be within an interchange area site context: C-1 Commercial, CR-2 Commercial-Residential, and IS Industrial Special.
[1]
Editor's Note: See 53 P.S. § 10708.1-A.
A. 
Parking lots shall meet the Township land development standards.
B. 
Access to parking lots. Parking lots shall be designed to prevent access at any point other than at designated access drives. Continuous curb cuts shall be prohibited. No designated access point shall be wider than 30 feet unless warranted by a traffic study approved by the Township, or required by the Pennsylvania Department of Transportation pursuant to a highway occupancy permit (see Figure 1).
Figure 1: Prohibited Access
370 Unrestricted Access to Parking Areas.tif
C. 
Location of parking spaces from access point. No parking space shall be located within 20 feet of a designated access point from a state road or Township highway. This area shall be reserved for queuing of vehicles entering or exiting (see Figure 2).
Figure 2: Minimum Length of Access Drive
Internal maneuvering area: parking areas shall provide suitable maneuvering room so that vehicles enter the street in a forward direction.
370 Minimum Distance Parking Space to Entrance.tif
D. 
All land developments determined and designated to be a banquet hall or a conference center by the Zoning Officer shall meet the following additional design standards:
[Added 3-2-2021 by Ord. No. 2-2021]
(1) 
The parking area shall be accessible by means of a paved driveway, and the parking area must be paved with asphalt or concrete. No gravel parking is permitted.
(2) 
The driveway accessing the parking area shall be wide enough to accommodate two-way traffic or there shall be separate entrances and exits to the parking area(s).
(3) 
The size of the parking area shall be adequate to accommodate all vehicles at any event such that every vehicle is parked within a parking stall and necessary accessible parking stalls are provided.
E. 
All land developments determined and designated to be a special event barn/venue by the Zoning Officer shall meet the following additional design standards:
[Added 3-2-2021 by Ord. No. 2-2021]
(1) 
The parking area shall be accessible by means of a driveway that shall be covered by gravel or paved surface and is at least 40 feet in length. The driveway accessing the parking area shall be wide enough to accommodate two-way traffic or there shall be separate entrances and exits to the parking area(s).
(2) 
Parking shall be in areas covered by gravel. Grass, dirt, or mud parking is prohibited. The size of the parking area shall be adequate to accommodate all vehicles at the event.
A. 
Rural design. In addition to meeting all design standards under § 370-34, proposed parking lots in designated rural design areas shall meet the following:
(1) 
Surfacing. Parking lots in rural areas need not be paved, but shall be graded as necessary to ensure adequate stormwater management and have a dust- and mud-free surface of crushed gravel.
B. 
Interchange area design considerations. In addition to the standards of § 370-34, the following standards apply:
(1) 
Surfacing. Parking lots in interchange areas shall be paved with a permanent all-weather surface, such as asphalt, tar and chip, precast pavers or concrete.
(a) 
Interconnectivity. Interconnection of parking areas for nonresidential uses is strongly encouraged to avoid congestion on roads within this area of the Township (see Figure 3). The required number of parking spaces required by Chapter 425, Zoning, may be reduced by 15% if one of the following options is employed:
[1] 
Interconnection agreement. An agreement with a neighboring property owner to provide one or more shared internal access points as technically feasible.
[2] 
Pedestrian path. A footpath or sidewalk facilitating foot traffic to any existing adjoining parking lot or another feasible proposal for pedestrian access to undeveloped properties in the future.
(2) 
Parking lots, joint and cross access parking lots or parking areas designed for greater than 50 vehicles or of a surface area greater than 40,000 square feet shall be subject to the following additional standards to encourage interconnectivity:
(a) 
An agreement is presented allowing neighboring properties to utilize a cross access or connection lane or service drive to access principal roads.
(b) 
If abutting properties are already developed, present a plan for shared access with such properties.
(c) 
Parking lot frontage shall be curbed or utilize a landscaped buffer at least five feet in width to prevent access to existing roads by any means other than designated access points.
Figure 3: Options for Parking Lot Connectivity
370 Options for Parking Lot Interconnection.tif
(3) 
Pedestrian access in parking lots. Advantage shall be given to the pedestrian in any parking lot. Sidewalks, striping or other pedestrian safety improvements may be required by the Commission in a parking lot and shall be required abutting the walls of a building containing identified public entrances (see Figure 4).
Figure 4: Pedestrian Access Guidance Sketch
370 Designated Walkways.tif
(4) 
Parking lot landscaping. At least 5% of the interior parking area shall be landscaped with plantings, and one tree for each 10 spaces shall be installed. For the purpose of this chapter, "interior parking area" shall include the total paved area, including access drives, but not any required setback or screening area outside said perimeter. Parking lot street frontage screening and perimeter screening shall be a minimum of five feet wide or as required by Township zoning. The landscaping should be located in protected areas, such as along walkways in center islands, at the ends of bays, or between parking stalls. All landscaping in parking areas and on the street frontage shall be placed so that it will not obstruct sight distance.
A. 
Lot access. Every lot in a subdivision or land development shall abut an existing road, or a road created in the plan containing the lot, or an access strip abutting an existing road, or an access provided over another parcel through an easement agreement or an approved private road or street.
B. 
Standards for specific lot types.
(1) 
Flag lots. A plan may contain flag or pipestem lots, provided that the access strip of flag pole portion of the lot is at least 20 feet in width. A flag lot may grant access to other lots through resubdivision, if the flag pole portion of the flag lot is at least 50 feet wide. The area of the flag pole shall not be included in the area of the lot for calculating minimum lot size. Buildings constructed on the buildable portion of a flag lot shall be set back from the rear line of any abutting front lot and shall have an access agreement such as an easement or right-of-way.
(2) 
Cul-de-sac lots. Lots which abut cul-de-sac streets shall have a minimum frontage of 50 feet at the setback line required for the zoning district.
(3) 
Corner lots. For the purposes of this chapter and Chapter 425, Zoning, a corner lot shall maintain a front yard on all sides that abut a public street or private residential street. All other lot lines shall be regarded as side yard lines.
(4) 
Through lots. On a through lot, front yard setbacks are required along all street lines.
C. 
Determination of lot lines. The property lines for a subdivision or land development shall be determined on the ground by actual survey only, said survey to be balanced and closed. Any plan showing said lines as otherwise determined (i.e., taken from other drawings, deeds, records, etc., and not actually having been determined by a survey made on the ground) will not be acceptable to the Planning Commission. Permanent markers meeting acceptable surveying practices shall be placed at all corner/angles identified on the plan. Plans submitted shall include a statement from the engineer/surveyor attesting to the accurate placement of those markers.
Figure 5
370 Figure 5.tif
A. 
General.
(1) 
No subdivision shall be approved that does not connect to an existing or proposed public street or road or approved private street.
(a) 
The arrangement of streets and access roads (driveways) shall conform to the transportation requirements of any Comprehensive Plan or Official Map for the Township.
(b) 
For streets not shown upon a Comprehensive Plan or Official Map, the proposed new streets shall provide for the appropriate extension or interconnection of existing streets. However, residential streets may be arranged to discourage through-traffic and provide for maximum privacy of residents.
(c) 
When the subdivision adjoins unsubdivided acreage, new streets or reserved rights-of-way shall be provided through the boundary lines of the development.
(d) 
If lots in a development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such resubdivision may be required. Such access and/or street openings shall not be less than 50 feet in width.
(e) 
The Township will only accept streets for public dedication if there is a compelling public interest in achieving greater interconnectivity into the existing transportation network or similar benefit. All streets shall be designed and constructed to the specifications established for the anticipated traffic volume and use, whether public or private. No private street serving more than one lot shall be permitted without a binding maintenance agreement which shall be approved by the Township.
(2) 
Street connection standards.
(a) 
The arrangement of streets and access roads (driveways) shall conform to the transportation requirements of any Comprehensive Plan, Official Map, or access management regulations of the Township.
(b) 
For streets not shown upon a Comprehensive Plan or Official Map, the proposed new streets shall provide for the appropriate extension or interconnection of existing streets. However, residential streets may be arranged to discourage through-traffic and provide for maximum privacy of residents.
(c) 
When the subdivision adjoins unsubdivided acreage, new streets or reserved rights-of-way shall be provided through the boundary lines of the development.
(d) 
If lots in a development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such resubdivision may be required. Such access and/or street openings shall not be less than 50 feet in width.
(3) 
Street widths.
(a) 
Minimum street widths and cartway (roadway) widths shall be as follows:
Table 370-37.1
Street Width Requirements
Street Type
Cartway with Curbs
(feet)
Cartway with No Curbs
(feet)
Right-of-Way
(feet)
Private (rural design areas only)
20
18
50
Cul-de-sac
22
20
50
Local
22
20
50
Collector
28
24
60
Industrial
28
24
60
Arterial
As prescribed by the Pennsylvania Department of Transportation
Marginal access
24
22
40
(b) 
Additional right-of-way and cartway widths may be required by the Township for the following purposes:
[1] 
To promote public safety and convenience.
[2] 
To provide parking space in commercial developments and in areas of high-density residential development.
[3] 
Short extension of existing streets with lesser right-of-way and/or cartway widths than prescribed in this section may be permitted, provided that no new section of the new right-of-way may be less than 50 feet in width.
B. 
Street classification. Street classification per Table 350-37.1 shall be based upon anticipated traffic volume reflected in Table 350-37.2. For nonresidential development, street classification shall rely upon peak hour traffic or ADT at a rate accepted by the Township's professional consultants based upon proposed use and consistent with the applicable Institute of Transportation Engineers (ITE) Trip Generation Manual. Residential trip generation shall be based upon Table 350-37.3.
Table 350-37.2
Anticipated Traffic Volume
Street Type
Daily Traffic Volume (ADT)
Private
0 to 40
Local
0 to 1,000
Collector
1,000+
(1) 
Table 350-37.3, Residential trip generation rates.
Table 350-37.3
Residential Trip Generation Rates
Daily Vehicle Trips per Dwelling Unit
Weekday
Peak Hour
Single-family detached
10.00
1.01
Multifamily (including apartments, townhouses and condominiums)
6.00
0.55
(2) 
Cul-de-sac streets.
(a) 
Culs-de-sac, permanently designed as such, shall not exceed 1,000 feet in length, unless topography factors justify a greater distance or whereby intersecting side streets provide additional access to this cul-de-sac street.
(b) 
Culs-de-sac shall be provided at the closed end with a turnaround having a minimum radius to the outer cartway edge or curbline of 40 feet.
(c) 
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the property line and a right-of-way of the same width as the street shall be carried to the property line such a way as to permit future extension of the street into the adjoining tract.
(d) 
A utility easement of 10 feet minimum width shall be provided on each side of the street right-of-way. Such easements may be within the proposed street right-of-way.
(e) 
Additional right-of-way and cartway widths may be required by the Township for the following purposes:
[1] 
To promote public safety and convenience.
[2] 
To provide parking space in commercial developments and in areas of high-density residential development.
[3] 
Short extension of existing streets with lesser right-of-way and/or cartway widths than prescribed in this section may be permitted, provided that no new section of the new right-of-way may be less than 50 feet in width.
(f) 
Culs-de-sac shall be provided at the closed end with a turnaround meeting Township specifications. Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the property line and a right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract.
(3) 
Industrial streets. An industrial facility which is 20,000 square feet or larger with one or more loading docks shall have access to a collector or arterial street. Industrial streets shall be constructed according to the needs of the proposed land use and current PennDOT specifications. The Township may approve alternative design and construction of an industrial street following review and recommendation by the Township Engineer.
(4) 
Street alignment and grades. All proposed street grading and geometry shall be designed and constructed in accordance with the following Table 350-37.4.
Table 350-37.4
Design Criteria for Streetsa
(Not to Include Intersections)
Type of Street
Local Street
Collector Street
Industrial Street
Cul-de-Sacd
Private Street
Maximum gradeb
8.0%
6.0%
6.0%
6.0%
8.0%
Minimum gradee
1.0%
1.0%
1.0%
1.0%
1.0%
Minimum center line radius
150 feet
300 feet
300 feet
150 feet
150 feet
Minimum sight distancec
150 feet
250 feet
250 feet
150 feet
150 feet
Tangent between curves
100 feet
150 feet
150 feet
n/a
100 feet
NOTES:
a
For arterial roads, the Township Engineer will approve the design on a case-by-case basis.
b
Grades in excess of the allowable percentage may be approved by the Township Engineer where it is clear that it is necessary and that no traffic hazard is or will be created thereby.
c
Sight distance shall be measured along the center line of the street between points where a driver's eyes at three feet six inches in height can see an object six inches high.
d
Cul-de-sac is the entire street not merely the vehicular turnaround.
e
Modifications to any standards must be approved by the Township Engineer prior to Township approval.
(5) 
Street intersections.
(a) 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 60°.
(b) 
Multiple intersections involving the junction of more than two streets shall be avoided. Where this proves impossible, a modification of this subsection shall be sought.
(c) 
Clear sight triangles of 75 feet measured along street center lines from their point of junction shall be provided at all intersections and no structures or vegetation higher than three feet shall be permitted within such triangles. The three-foot measurement shall begin from the elevation of the road. Where the topography within the triangle is higher than the road, the following standards (Table 350-37.5) shall be used for measurement:
Table 350-37.5
Clear Sight Standards
Topography Elevation
Allowable Structure or Vegetation Height
1 foot higher than the road
2 feet
2 feet higher than the road
1 foot
3 feet or more higher than the road
No vegetation or structure shall be permitted within the sight triangle
(d) 
To the fullest extent possible, intersections with arterial streets shall be located not less than 500 feet apart, measured from the center line to center line.
(e) 
Intersecting streets shall be separated by 350 feet or more, measured between their center lines along the center line of the intersected street.
(f) 
Residential driveways shall be at least 30 feet from adjacent driveways on the same side of the street and at least 50 feet from the center line of an intersecting street. For industrial development, there shall be at least 70 feet between driveways on the same side of the street and at least 90 feet between the closest intersection with any industrial driveway. For commercial development there shall be at least 50 feet between driveways on the same side of the street and at least 70 feet between the closest radius of the driveway and the intersecting street.
All street design shall meet any access management ordinance of the Township or applicable zoning standards for access management.
A. 
Curbing shall be required for the purposes of drainage, safety and delineation and protection of pavement edge for any street in interchange design context areas.
B. 
Flexibility regarding curb type shall be permitted as long as the curb type accommodates the system of drainage proposed and the curbing meets Township specifications.
C. 
Curbing shall be designed to provide a ramp for bicycles and/or wheelchairs as required by applicable PennDOT standards per Publication 655.
A. 
Sidewalks are required for all major subdivision and all minor and major land developments. Sidewalks and curbs shall be installed along all proposed public and private streets, common driveways and common parking areas, except when this requirement is waived at the discretion of the Township Supervisors upon recommendation of the Township Planning Commission.
B. 
Regardless of the size of the land development proposal, sidewalks and curbs shall be required whenever they have a potential to fill a gap in an existing pedestrian network. Sidewalks shall only be waived in those cases where the pedestrian access is dangerous or unlikely based upon land use type. A request for waiver shall be accompanied by a narrative explaining why sidewalks would not serve the proposed development.
C. 
Sidewalks shall be not less than four feet in width or a width as required by the Americans with Disabilities Act.[1]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
D. 
Sidewalks shall not extend beyond the right-of-way line of public streets or the equivalent right-of-way line of private streets unless located in legal easements guaranteeing adequate pedestrian access.
E. 
Sidewalks shall be provided in appropriate locations to provide safe and efficient pedestrian access between parking areas and buildings and between buildings in multibuilding land developments.
F. 
Sidewalks shall be installed in conformity to any official sidewalk district plan established by resolution of the Board of Supervisors or Official Map of the Township.
G. 
At corners and pedestrian street-crossing points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic. Accessible ramps will be installed at the curb.
H. 
The grades and paving of sidewalks shall be continuous across driveways, except in certain cases where heavy traffic volume dictates special treatment.
I. 
The thickness and type of construction of all sidewalks, curbs and gutters shall be in accordance with Township specifications.
J. 
If, for any reason, an interim waiver of these requirements is made, a sufficient guaranty shall by posted for the eventual installation of these items, subject to approval by the Township, upon recommendation of the Solicitor and professional consultants.
A. 
All land developments shall submit a plan showing the proposed location and type of any exterior lighting.
B. 
All lighting shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property. The Township may require additional information regarding the luminosity and fixture type of any proposed outdoor lighting to ensure this standard is met.
C. 
For the lighting of predominantly horizontal surfaces, such as, but not limited to, parking areas, roadways, vehicular and pedestrian passage areas, merchandising and storage areas, automotive fuel-dispensing facilities, automotive sales areas, loading docks, culs-de-sac, active and passive recreational areas, building entrances, sidewalks, bicycle and pedestrian paths, and site entrances, fixtures shall be aimed straight down and shall meet IESNA full cutoff criteria.
D. 
For the lighting of predominantly nonhorizontal surfaces, such as, but not limited to, stairways, facades, landscaping, signs, billboards, fountains, displays and statuary, fixtures shall be fully shielded and shall be installed and aimed so as to not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward or onto a public roadway.
E. 
Directional fixtures such as floodlights and spotlights shall be so shielded, installed and aimed that they do not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward or onto a public roadway or pedestrian way. Floodlights, whether building-mounted, placed upon a pole, or otherwise installed above grade on residential properties, except when motion-sensor actuated, shall not be aimed out more than 45° from straight down. When a floodlight creates glare as viewed from an adjacent residential property, the floodlight shall be required to be re-aimed and/or fitted with a shielding device to block the view of the glare source from that property.
F. 
Electrical feeds for lighting standards shall be run underground, not overhead, and shall be in accordance with the National Electrical Code (NEC) Handbook.
G. 
Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces, or where they could be hit by snowplows or wide-swinging vehicles, shall be placed a minimum of five feet outside paved area or tire stops, or placed on concrete pedestals at least 30 inches high above the pavement, or suitably protected by other Township-approved means.
H. 
Interchange area lighting design standards. Lighting plans in these areas shall include the following:
(1) 
For developments of greater than 5,000 square feet of gross floor area or proposing parking lots of at least 10 vehicles, a ten-foot-by-ten-foot illuminance grid (point-by-point) plot of maintained horizontal footcandles overlaid on the site plan, plotted out to 0.0 footcandles, which demonstrates compliance with the light trespass, illuminance and uniformity requirements as set forth in this chapter or as otherwise required by the Township. When the scale of the plan, as judged by the Township, makes a ten-foot-by-ten-foot grid plot illegible, a larger grid spacing may be permitted.
(2) 
Description of the proposed equipment, including fixture catalog cuts, photometrics, glare reduction devices, lamps, on/off control devices, mounting heights, pole foundation details, pole protection means and mounting methods.
(3) 
When landscaping plans are involved, they shall contain the lighting fixture locations and shall demonstrate that the site lighting and landscaping have been coordinated to minimize conflict between vegetation and intended light distribution, both initially and at vegetation maturity.
(4) 
Lighting shall be installed on all parking lots for five or more vehicles and all private streets and driveways to the following standards:
(a) 
Lighting shall be installed at all proposed points where pedestrians are required to cross a vehicular driveway.
(b) 
Within parking lots and along private drives in a manner to ensure that no lighting fixtures will be spaced more than 500 feet apart.
I. 
Rural design area lighting standards. In addition to general design criteria in this section, land developments in the rural design areas shall meet the following criteria: with the exception of a single pole light for purposes of security, fixtures shall not be mounted in excess of 15 feet above finished grade of the surface being illuminated. "Mounting height" shall be defined as the distance from the finished grade of the surface being illuminated to the optical center of the luminary.
Land development plans subject to this chapter shall illustrate the location of all freestanding signs upon the plan submittal. The following subsections must be complied with pursuant to the land development process to ensure adequate sight distance, access to light and air, and minimal uniform standards for proposed improvements:
A. 
The development plan shall show precisely the location of all freestanding sign structures relative to the location of ingress/egress areas, buildings, parking, rights-of-way, utility easements, and neighboring property lines. No proposed sign shall encroach upon an airport hazard area, airport easement, a public or private right-of-way, or an easement.
B. 
To protect neighboring properties' access to light and air, as well as ensuring safe vehicular sight distances, all freestanding signs shall be set back from utility easements at least 10 feet. Freestanding signs shall meet all dimensional requirements of Chapter 425, Zoning, and shall adhere to zoning regulations of the Township.
A. 
Purpose. Landscaping shall be provided as part of site plan design for all land developments. It shall be conceived in a total pattern throughout the site, integrating the various elements of the site design, preserving and enhancing the particular identity of the site, promoting water quality through groundwater recharge and creating a pleasing site character. Areas proposed for landscaping shall clearly indicate their use as screening, buffering or open space or other purposes. Any proposed change to a landscaped area for other improvements may require an amendment to the approved site plan.
B. 
Landscaping may include plant materials such as trees, shrubs, ground covers, perennials, and annuals, and other materials such as rocks, water, sculpture, art, walls, fences, paving materials, and street furniture. However, no element of landscaping in any proposed land development plan shall be construed to serve as a sign, as regulated by Chapter 425, Zoning.
C. 
In nonresidential developments, all areas of the site not occupied by buildings and required improvements shall be landscaped by the planting of grass or other ground cover, shrubs, and trees as part of the landscape plan approved by the Township.
D. 
Planting specifications. Deciduous trees shall have at least a two-inch caliper at planting as measured four feet above grade. Size of evergreens and shrubs shall be allowed to vary depending on setting and type of shrub. All plant materials such as trees, shrubs, and ground covers shall be planted according to accepted horticultural standards. Dead and dying plants shall be replaced by the developer during the following planting season.
E. 
Plant species. The plant species selected should be hardy for the particular climatic zone in which the development is located and appropriate in terms of function and size.
F. 
Landscape plan. A landscape plan shall be submitted with each site plan application, unless a modification is granted. The plan shall show where any existing vegetation is to be preserved and areas proposed for additional landscaping or buffering improvements. Where existing plantings are to be retained, the applicant shall include in the plans proposed methods of protecting them during construction.
G. 
Screening. See Chapter 425, Zoning, Article V, of the Code of the Township of Springfield, for standards of screening and buffer yards where required.
A. 
Street furniture, such as but not limited to trash receptacles, benches and decorative fences, shall be located and sized in accordance with function.
B. 
The different street furniture components shall be compatible in form, material and finish. Design and materials shall be coordinated with existing and proposed site architecture. Selection of street furniture shall take into consideration function, durability, use of recyclables in manufacturing, maintenance and long-term cost.
C. 
Garbage and trash containers. All plans shall identify trash collection areas of sufficient size for the proposed development. Containers shall be tightly covered and secured in side or rear yards hidden from public view and from adjacent properties by means of a solid-face fence or wall.
A. 
Water supply and sewage disposal. Every dwelling unit and each commercial business and every public or semipublic building with electrical service shall be provided with a water supply of sufficient quality, quantity and pressure for the intended use. All development shall meet all minimum water and wastewater standards of the Department of Environmental Protection.
B. 
An approved/executed nonbuilding waiver from the Pennsylvania Department of Environmental Protection is required for all proposed nonbuilding lots. A nonbuilding declaration must be included on the plan.
C. 
All commercial and residential development located within the Tax Increment Financing (TIF) District shall be required to connect into the public water supply (defined herein as municipality owned and operated) unless approved for an alternative system by the Township Board of Supervisors.
D. 
Sewage disposal. All commercial and residential development located within the TIF District shall be required to connect into the public sewage disposal system (defined herein as municipality owned and operated).
E. 
For residential development located outside of the TIF District, depending on the number of housing units or equivalent dwelling units (EDUs), residential subdivisions and all land developments proposing water under pressure shall be connected to an existing public water supply system or sewage disposal system if public or community services are available and have sufficient capacity within the following distances:
Size of Development Housing Units or EDUs
(units)
Distance to Existing System
(feet)
1
150
2 to 4
500
5 to 15
1,000
F. 
For residential developments located outside of the TIF District with more than 15 units and located within one mile of an existing system, adequate justification shall be provided as to why they shall not provide a connection to the existing public water or sewer supply system.
G. 
For all commercial developments outside of the TIF District with and located within one mile of an existing system, adequate justification shall be provided as to why they shall not provide a connection to the existing public water or sewer supply system.
H. 
Fire hydrants. Fire hydrants shall be provided, spaced at distances approved by the local Fire Department and installed according to all state and federal regulations and standards.
I. 
Underground wiring. All electric, telephone, television and other communication lines, both main and service connections, servicing new developments shall be provided by underground wiring within easements or dedicated public rights-of-way and installed in accordance with the prevailing standards and practices of the utility or other companies providing such services. Utility easements not located adjacent to street rights-of-way shall be at least 15 feet in width, or greater, if specified by the applicable utility.
J. 
Stormwater management. Storm sewers, culverts, sumps, and related installations shall be provided to permit the unimpeded flow of natural watercourses, to ensure the drainage of all low points along the lines of streets and to intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained. In designing the drainage system, the developer shall adhere to the requirements of Chapter 358, Stormwater Management, of the Township, and all Township construction specifications.
[Added 3-2-2021 by Ord. No. 2-2021]
A. 
The following standards shall exclusively apply to all land development determined and designated to be a solar energy facility by the Zoning Officer. Notwithstanding all other applicable standards applying to such facilities, the most restrictive shall be supreme.
B. 
The applicant shall demonstrate through project planning and proposed mitigation that a proposed facility's impacts will be minimized for surrounding properties and the community. This may include, but not be limited to, information regarding site selection, facility design or appearance, buffering, and screening of ground-mounted electrical and control equipment.
C. 
Noise from any solar energy facility shall not exceed 15 decibels at the lot line, unless all affected adjacent property owners shall have executed a nondisturbance easement, covenant, or consent which has been recorded in the office of the Recorder of Deeds of Mercer County. Methods for measuring and reporting acoustic emissions from the facility shall be equal to or exceed the minimum standards for precision described in AWEA Standard 2.1 - 1989, titled "Procedures for the Measurement and Reporting of Acoustic Emissions from Wind Turbine Generation Systems Volume I: First Tier."
D. 
To the extent applicable, all solar energy facilities shall comply with the Pennsylvania Uniform Construction Code[1] and the regulations adopted by the Pennsylvania Department of Labor and Industry.
[1]
Editor's Note: See 35 P.S. § 7210.101 et seq.
E. 
Solar energy facilities shall not be artificially lighted, except to the extent required by the Federal Aviation Administration or other applicable authority that regulates air safety.
F. 
Solar energy facilities shall not display advertising, except for reasonable identification of the facility manufacturer.
G. 
Transmission and power lines shall be placed underground or out of sight.
H. 
Where installed on the roof of a building, no solar energy facility shall be installed such that more than 50% of each roof area is covered by the facility.
I. 
No facility shall be attached to a tree or any other natural object or structure not intended to support such a facility, except that facilities may be appropriately attached to buildings capable of accommodating them.