A. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety and general welfare.
B. 
If any provision of this chapter is shown by the applicant to be unreasonable and causes undue hardship if strictly applied to a proposed subdivision or land development, the Township Supervisors may grant a waiver of such provision to such applicant so that substantial justice may be done and the public interest secured, provided that such waiver will not have the effect of nullifying the intent and purpose of this chapter.
C. 
In granting waivers, the Township Supervisors may impose such conditions as will, in its judgment, secure substantially the objectives of the standards or requirements so waived.
A. 
All portions of a property being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
B. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands shall be prohibited unless their control is definitely placed in the Township under conditions approved by the Board of Supervisors. The Board of Supervisors may request inclusion of reserve strips to control access to major highways or prohibit industrial or commercial access to secondary streets.
C. 
In general, lot lines shall follow Township boundary lines rather than cross them.
D. 
Where trees, groves, waterways, scenic points, historic facilities or other community assets and landmarks are located within a proposed subdivision or land development, every possible means to the fullest extent shall be provided to preserve these features. All features shall be included on every set of plans.
E. 
Subdivisions and land developments shall be properly designed in order to prevent the necessity for excessive cut or fill.
F. 
Subdivisions and land developments shall be subject to conditions set forth in the Floodplain Management Ordinance [Chapter 131]. (This is a separate ordinance and shall be secured from the Township offices.)
G. 
No lot shall be subdivided under the provisions of this chapter if any of the parts thus created shall not be usable under the provisions of the Zoning Ordinance[1] of Falls Township.
[1]
Editor's Note: See Ch. 209, Zoning.
H. 
The Falls Township Design Details and Practices[2] contain structural details along with the specific structural design standards required for subdivisions and land developments.
[2]
Editor’s Note: See Ch. 191, Attachment 1.
A. 
The arrangement, character, extent, grade and location of streets shall conform to the Falls Township Street Plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.
B. 
Proposed streets shall further conform to such Township, county and state street and highway plans as have been prepared. When ambiguity or conflict exists, the Supervisors shall determine which plans shall apply.
C. 
Where such is not in the Falls Township Street Plan, the arrangement of streets in a subdivision or land development shall either provide for the continuation of appropriate projection of existing streets in surrounding areas or conform to a plan for the neighborhood approved or adopted by the Board of Supervisors to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impractical.
D. 
Secondary streets shall be so laid out so that their use by through traffic will be discouraged.
E. 
Where a subdivision or development abuts or contains an existing or proposed major highway, the Board of Supervisors, with the advice of the Planning Commission, may require either marginal access streets, reverse frontage with screen planting along the rear property line or such other treatment as may be necessary for adequate protection of properties, to afford separation of through and local traffic and to reduce the number of access points on major highways.
F. 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets in the Township or within the post office address area. Street names shall not be repeated or streets assigned names which may be confused with names of existing streets, and all street names shall be subject to the approval of the Board of Supervisors.
G. 
Where the subdivision or development adjoins unsubdivided acreage, the Supervisors may require stub streets to the boundary lines with temporary easements for turnarounds.
H. 
Whenever an applicant proposes to establish a street which is not offered for dedication and not required to be offered for dedication, he shall enter into an agreement with the Township binding himself, his heirs and successors, to the requirement that such street shall comply with the design standards for streets set forth in this chapter. Said agreement shall be subject to the Township Solicitor's approval and shall be recorded with and referenced on the subdivision plan. Said agreement shall establish conditions under which the streets may later be offered for dedication and stipulate among other things:
(1) 
That the street shall be in good state of repair as certified by the Township Engineer, or that the owners of the lots along it agree to include with the offer of dedication sufficient money, as estimated by the Township Engineer, to restore the street to conform to Township specifications.
(2) 
That an offer to dedicate the street shall be made only for the street as a whole.
(3) 
That the method of assessing repair costs shall be stipulated.
(4) 
The agreement to offer the street for dedication by owners of 60% of the lots shall be binding on owners of the remaining lots.
I. 
The Township Supervisors will, when considering a preliminary major subdivision or land development, in the interest of highway safety and the safety of the area residents and in order to promote orderly community development, require the owner/developer of any large commercial complex, shopping centers, industrial parks or plants, housing projects, apartment complexes, major educational or recreational facilities and other significant traffic generators, to have prepared a traffic impact study by a qualified traffic engineer with previous traffic study experience and to meet with a representative of the Township Engineer's office, the Township Traffic Engineer's office, and the Pennsylvania Department of Highways to achieve a high level of design from the standpoint of traffic. A traffic impact study is required if one or more of the following criteria are met in the major subdivision or land development:
(1) 
Residential: 100 or more dwelling units.
(2) 
Commercial: a commercial building or buildings consisting of 25,000 square feet or more of gross leasable floor space and all fast-food restaurants.
(3) 
Office: a development consisting of 25,000 square feet or more of gross leasable floor space.
(4) 
Industrial: a development consisting of 50,000 square feet or more of gross leasable floor space.
(5) 
Institutional:
(a) 
Medical, public or educational: all developments of 25,000 square feet or more of floor space.
(6) 
When deemed appropriate by the Township, upon consideration of the specific conditions of the proposal.
J. 
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 applicant shall submit the highway occupancy permit plans and application to the Township for review and comment prior to submission of the application to the Department of Transportation, and shall include the Township on all correspondence with the Department of Transportation regarding the application.
K. 
Any applicant who encroaches within the legal right-of-way of a Township road is required to obtain a road occupancy permit from the Township Manager after approval by the Township Engineer.
L. 
The Township Traffic Engineer shall review all design issues related to streets, driveways, and off-street parking facilities. There may be certain instances where the proposed design of a street, driveway, or off-street parking facility will be more complicated than these design standards adequately describe. In those instances the Township Traffic Engineer and the Township Engineer shall together determine if the proposed design is acceptable.
A. 
Streets shall be constructed in accordance with the following requirements:
Minimum Requirements
Street Classification
Classifica- tion Develop- ment
Right-of-Way
(feet)
Cartway1
(feet)
Curbs
Sidewalks2
Operating Speed
(mph)
Design Speed
(mph)
Major Highways:
Interstate and limited access
D
Varied3
Varied3
55
75
Principal arterial street
A, B, C, D
1003
483
Varied4
Yes
50
55
Minor arterial street
A, B, C
80
403
Yes
Yes
45
50
Collector street
A, B, C, D
60
36
Yes
Yes
40
45
Secondary Streets:
Local Street
A, B, C, D
50
32
Yes
Yes
35
40
Limited residential street
B
50
26
Yes
Yes
25
30
Marginal access street
A, B
50
265
Yes
Yes
25
30
C
50
32
Yes
Yes
25
30
NOTES:
1
Dimension of pavement width alone where no curbs are used, but face to face where curbs are used.
2
Sidewalks shall be provided along both sides of all streets unless the Board of Supervisors grants a waiver because they are unnecessary for the public safety and convenience.
3
As determined by the Board of Supervisors with the advice of the Township Engineer and the Pennsylvania Department of Transportation where state roads are involved.
4
Curb required only where the Township Engineer determines that they are essential for drainage purposes.
5
Marginal access streets that have driveways fronting on one side only, the cartway may be reduced in width to 22 feet.
B. 
Classification of subdivision or land development:
(1) 
Residential: density up to 3.5 dwelling units per acre.
(2) 
Residential: density over 3.5 dwelling units per acre.
(3) 
Nonresidential representing districts: PIP, HI, MPM, RR, FM, HIA, LI, CR, OIP and MOZ-1 (sidewalks not required in PIP, HI, MHC and MPM Districts).
(4) 
Nonresidential representing districts: HC, NC, and SC.
C. 
Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, a future right-of-way width shall be indicated on the plan, to conform to the standards under Subsection A. The Township shall prepare and maintain a comprehensive Falls Township Street Classification Map with the advice and consultation of the Falls Township Planning Commission.
D. 
Provision for additional street width may be required by the Board of Supervisors in specific cases for:
(1) 
Public safety and convenience.
(2) 
Widening of existing streets where the minimum width outlined in the preceding subsections does not meet the requirements for the specified use.
A. 
Horizontal alignment.
(1) 
Horizontal curves shall be used when centerlines are deflected in excess of 5°.
(2) 
Minimum radii for horizontal curves shall be the minimum radius at the centerline for curves which on principal arterial streets shall be 960 feet, minor arterial streets shall be 760 feet, on collector streets shall be 600 feet, on local streets shall be 450 feet, and on limited residential streets shall be 250 feet. Proper superelevation shall be provided for curves on arterial and collector streets. Superelevation is a cartway where the paved surface is banked so that one side is of a higher elevation than the opposite side.
(3) 
Except for secondary streets, there shall be a tangent of at least 100 feet measured at the centerline between reverse curves. Secondary streets shall have a tangent of at least 50 feet measured at the centerline between reverse curves.
(4) 
A long-radius curve shall be preferred in all cases to a series of short curves and tangents.
B. 
Vertical alignment. Vertical curves shall be used in changes of grade exceeding 1% shall have a minimum K value of 30 and shall be designed for maximum visibility. Intersections shall be approached on all sides by leveling areas. Such leveling areas shall have a minimum length of 50 feet measured from the edge of pavement of the traverse street, within which no grade shall exceed a maximum of 4%.
C. 
Stopping sight distance. Proper stopping sight distance should be provided with respect to both horizontal and vertical alignment. Measured along the centerline, this should be a minimum of 500 feet for principal arterial streets, 435 feet for minor arterial streets, 360 feet for collector streets, and 250 feet for all secondary streets.
A. 
A minimum grade of 1/2% shall be established on all streets, except that excessively flat grades through long vertical curves will not be approved.
B. 
Maximum grades of 5% shall generally apply. In exceptionally hilly areas, a maximum grade of 6% on principal arterial streets, 7% on minor arterial streets, 8% on collector streets, 9% on local streets, and 10% on limited residential streets for a maximum distance of 1,500 feet will be permitted, subject to approval by the Township Engineer.
C. 
A combination of minimum radius horizontal curves and maximum grades will not be approved.
A. 
Multiple intersections involving junction of more than two streets shall be avoided.
B. 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another street at an angle of less than 60°.
C. 
Secondary streets shall not intersect on the same side of a major highway at an interval of less than 800 feet between the nearest right-of-way lines.
D. 
Sight distances.
(1) 
Proper clear sight triangles shall be maintained at all street intersections. There shall be a clear sight line formed by a distance measured along the centerline of the higher classified street, a distance perpendicular to the said centerline measured along the centerline of the intersecting street to a point 15 feet past the edge of the proposed cartway (or curbline projected), and the line closing the triangle. There shall be a total of two sight lines for each intersection (left and right). The desirable sight distance along the centerline of the higher classified street shall be as follows:
(a) 
On a principal arterial street the distance shall be 700 feet.
(b) 
On a minor arterial street the distance shall be 575 feet.
(c) 
On a collector street the distance shall be 530 feet.
(d) 
On a local street the distance shall be 435 feet.
(e) 
On a limited residential street the distance shall be 300 feet.
(f) 
For a commercial or industrial driveway intersecting a street the distance shall be a minimum of 500 feet.
(g) 
For a residential driveway the distance shall be 100 feet. (Ordinance 2000-7, Chapter 189, Driveway Ordinance.)
(h) 
PennDOT roads shall have a sight distance in accordance with PennDOT requirements.
(2) 
These corner sight triangles shall be indicated on all plans of street alignment. No existing or proposed structures or plantings, the highest point of which is 3.5 feet above the road centerline, shall be permitted in this area.
E. 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for local and limited residential streets and 30 feet for intersections which incorporate collector, principal or minor arterial streets. Right-of-way intersections shall be rounded by a tangential arc with a minimum radius of 11 feet for local or marginal access streets, and a minimum radius of 12 feet for intersections which incorporate collector or arterial streets. The right-of-way intersection arc shall be parallel to the street curb arc.
F. 
Local streets shall be so laid out that through traffic will be discouraged. In general, the intersection interval of secondary streets entering any existing or proposed streets from opposite directions shall be located at not less than 125 feet from centerline to centerline of the next nearest intersection point of the entering street from the opposite side.
G. 
The approaches to an intersection shall follow a straight course for at least 50 feet from the future right-of-way line of the intersecting street with a maximum grade of 4%.
H. 
Intersections shall be approached from all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 50 feet measured from the edge of pavement of the transverse street, within which no grade shall exceed 4%.
A. 
Cul-de-sac streets permanently designed as such shall not exceed in length the maximum length permitted for any block in accordance with this chapter, except as waivers are permitted by the Board of Supervisors upon request for a waiver presented by the applicant, which request may be granted if it can be clearly shown that by reason of unfavorable contours or irregular shape of the plot from which the subdivision is being made, a normal street pattern cannot be established or a hardship would be caused by not granting such a waiver.
B. 
Cul-de-sac streets shall be secondary streets and conform to the provisions of § 191-31, except that any cul-de-sac permanently designed as such for residential use shall not exceed 500 feet in length. The minimum right-of-way shall be 50 feet and the minimum cartway shall be 26 feet. A cul-de-sac is a street that has no outlet and at the end of the roadway is a circle of a minimum required radius permitting vehicles to travel in a circular manner to the left reversing their direction with a continuous motion. The cul-de-sac is measured along the centerline from the center of the circle to the centerline of the nearest intersection with another street.
C. 
A turnaround shall have a minimum right-of-way radius of 60 feet and an outer paving radius of 40 feet.
(NOTE: Must also conform to Ord. No. 2000-7, Chapter 189, Driveways.)
A. 
Driveways shall be located, designed and constructed as to provide a clear sight triangle with streets. For residential driveways, a triangle of clear sight shall be provided beginning at a point on the centerline of the driveway, 12 feet from the edge of the cartway of the street and a distance of 100 feet each way along the centerline of the street. Driveways in nonresidential zoning districts shall see § 191-34D for sight line distances. No existing or proposed structures or plantings, the highest point of which is 3.5 feet above the road centerline, shall be permitted in this area. A stopping area measured 20 feet behind the right-of-way line shall be provided, not to exceed a grade of 8%.
B. 
Driveways, except in a Manufactured Home Community District, shall be located not less than 40 feet from the nearest intersection corner of corner lots and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined, except that commercial and industrial developments shall be prohibited from access to residential streets.
C. 
Driveways in a Manufactured Home Community District shall be located not less than 20 feet from the nearest intersection corner of corner lots and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined. Driveways in Manufactured Home Community District shall be a minimum of 20 by 20 feet to provide for two-car, side-by-side parking.
D. 
All driveways, except for single-family dwellings, shall have curbs meeting the specifications of the Falls Township Design Details and Practices.[1] All driveways, except for jointly shared driveways in a residential district, shall not be less than 12 feet from the property line. Minimum design standards for the various types of development shall be as follows:
Driveways
Classification of Development
Minimum Width at Curb
(feet)
Minimum radius
(feet)
Maximum Grade
Maximum Change of Grade per 10 Feet
A
9
3
8%
10%
B
12 (one-way)
10
5%
7%
24 (two-way)
15
5%
7%
C
12 (one-way)
20
5%
7%
24 (two-way)
25
5%
7%
NOTES:
Classification of land development or subdivision:
A: Residential: density up to 3.5 dwelling units per acre.
B: Residential: density over 3.5 dwelling units per acre.
C: Nonresidential (sidewalks not required in PIP, HI, MHC and MPM Districts).
[1]
Editor’s Note: See Ch. 191, Attachment 1.
E. 
For residential uses, all driveway aprons on streets with concrete curbs and/or sidewalks shall be constructed with reinforced concrete as specified in the Falls Township Design Details and Practices.[2]
[2]
Editor’s Note: See Ch. 191, Attachment 1.
A. 
Vehicle parking facilities shall be provided off the street in accordance with the requirements of Chapter 209, Zoning, specifically § 209-42.
B. 
No less than 15 feet of open space shall be provided between the curbline of any uncovered parking area and the outside wall of a dwelling unit or any building other than a single-family dwelling. All driveways or parking spaces within vehicle parking facilities shall not be less than 12 feet from a property line, except common driveways associated with dwellings other than single-family detached dwellings, as defined in Chapter 209. Curbing, meeting the specifications of the Falls Township Design Details and Practices,[1] shall be installed for all parking facilities, except for single-family dwellings and driveway parking associated with other dwellings as defined in Chapter 209.
[1]
Editor’s Note: See Ch. 191, Attachment 1.
C. 
Parking lot dimensions shall be no less than those listed in the following table. Where the angle of parking is not the same on both sides of the driveway, the larger driveway width shall prevail. Disabled parking facilities shall meet the applicable regulations of the Americans with Disabilities Act (42 U.S.C. § 12101 et seq.) and the Pennsylvania Universal Accessibility Act (71 P.S. § 1455.1 et seq.).
Parking
Driveway
Angle of Parking
Stall Width
(feet)
Stall Depth
(feet)
One-Way
(feet)
Two-Way
(feet)
90°
9
18
22
25
60°
9
18
18
20
45°
9
18
16
20
30°
9
18
12
18
Parallel1
8
18
12
18
Handicap (car)
8 (minimum)2
18
22
25
Handicap (access aisle)
5 (minimum)2
18
22
25
Handicap (van)
8 (minimum)2
18
22
25
Handicap (van access)
8 (minimum)2
18
22
25
NOTES:
1
Parallel parking shall be permitted only where the Supervisors determine angled parking is not practical.
2
Preferred handicap stall width is nine feet; however, the minimum requirements shall be those published in the latest revision of the Americans with Disabilities Act. (See Falls Township Design Details and Practices for minimum design requirements.)
D. 
Parking lot areas shall be designed so that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle and to permit any vehicle to enter and leave the area in a forward facing position.
E. 
No less than a five-foot radius of curvature shall be permitted for all curblines in parking areas.
F. 
Except at entrance and exit drives, all parking areas shall be set back from the future right-of-way line as provided in the Falls Township Zoning Ordinance[2] or at least five feet, whichever is greater. The distance between this required setback and the future right-of-way shall be permanently maintained as a planting strip.
[2]
Editor's Note: See Ch. 209, Zoning.
G. 
The following is required for all off-street parking facilities except for single-family dwellings:
(1) 
No one row of parking spaces shall exceed 20 spaces. Curbed raised planting beds shall be at intervals not to exceed 20 spaces with beds offset on alternating sides of parking rows. Curbed planting islands shall be located at each end of a parking row.
(2) 
Curbed raised planting beds shall be planted with one shade tree per bed. The selection of trees shall be from the approved shade tree listing in § 191-48H.
(3) 
Where necessary for vehicular directional control and where determined necessary by the Board of Supervisors for pedestrian safety, a double-loaded row of parking spaces shall include a ten-foot-wide curbed raised planting strip. The planting strip shall have curbed raised planting beds at the ends of the parking row. The planting strip shall include a sidewalk, light standards and street trees. The location of the trees and the light standards shall not interfere with each other.
(4) 
All parking areas shall have at least one tree of 1 1/2 inch caliper minimum for every six parking spaces in single rows and one tree of 1 1/2 inch caliper minimum for every 12 parking spaces in double-loaded rows of parking spaces. Trees shall be planted in such a manner as to afford maximum protection from the sun for parked vehicles. The selection of trees shall be from the approved shade tree listing in § 191-48H.
H. 
The construction of all automobile parking areas shall be in accordance with the Falls Township Design Details and Practices.[3]
[3]
Editor’s Note: See Ch. 191, Attachment 1.
I. 
The depth and width of lots reserved or laid out for commercial and industrial uses shall be adequate to provide for the off-street parking generated by the use.
A. 
All parking areas and walkways thereto and appurtenant passageways and driveways serving apartments, townhouses or commercial, industrial or other similar land development having common off-street parking and/or loading areas, and building complexes requiring area lighting shall be adequately illuminated.
B. 
The lighting plan in and around the parking areas, private driveways and walkways shall provide for nonglare lights focused downward. The light intensity provided at ground level shall be a minimum of 0.3 footcandle anywhere in the area to be illuminated. Lighting shall be provided by fixtures with a mounting height of not more than 25 feet or the height of the building.
C. 
Any other outdoor lighting, such as building and sidewalk illumination, driveways with no adjacent parking and ornamental lighting, shall be shown on the lighting plan in sufficient detail to allow determination of the effects to adjacent properties, traffic safety and overhead sky glow.
D. 
To achieve these requirements, the intensity of such light sources, the light shielding and similar characteristics shall be subject to approval by the Board of Supervisors upon receipt of the recommendations of the Township Engineer.
E. 
The objective of these specifications is to minimize undesirable off-premises effects. No light shall shine directly into windows or onto streets and driveways in such manner as to interfere with or distract driver vision.
A. 
The minimum width of all sidewalks within or along the street right-of-way shall be five feet. There shall be a minimum three-foot planting strip between the curb and sidewalk. Combination sidewalks and curbs are not permitted in residential areas.
B. 
The grades and paving of the sidewalk shall be continuous across driveways except in nonresidential and high-density residential developments and in certain other cases where heavy traffic volume dictates other treatment.
C. 
Sidewalks shall be laterally pitched at a slope not less than 1/8 inch per foot towards the street to provide for adequate surface drainage.
D. 
At corners, pedestrian street crossing points, and other pedestrian access points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic and handicapped ramps. Handicapped facilities, including on-site sidewalks for subdivisions and land developments, shall meet the applicable regulations of the Americans with Disabilities Act (42 U.S.C. § 12101 et seq.) and the Pennsylvania Universal Accessibility Act (71 P.S. § 1455.1 et seq.) and shall be designed in accordance with the Pennsylvania Department of Transportation guidelines for handicap-accessible curb ramps.
E. 
Sidewalks shall not exceed a grade of 7%. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades.
F. 
Sidewalks shall be built in accordance with all the requirements of the Falls Township Design Details and Practices.[1]
[1]
Editor’s Note: See Ch. 191, Attachment 1.
G. 
Subdivisions and land developments having frontage on a street are required to install sidewalks along the frontage. All new proposed streets shall have sidewalks on both sides of these streets. Properties within the PIP, HI, MHC, and MPM Zoning Districts are exempt from this provision.
All curbs shall be constructed in accordance with the Falls Township Design Details and Practices.[1]
[1]
Editor’s Note: See Ch. 191, Attachment 1.
A. 
The lengths, widths and shapes of blocks shall be determined with regard to:
(1) 
The planned use of the land.
(2) 
Zoning requirements as to lot size, dimension and minimum lot area per dwelling unit.
(3) 
Need for convenient access.
(4) 
Control and safety of street traffic.
(5) 
The limitations and opportunities of the topography.
B. 
In general, all blocks in a subdivision shall have a minimum length of at least 500 feet and a maximum length of 1,600 feet.
C. 
Whenever practicable, blocks shall be of such width as to provide two tiers of lots of the minimum size permitted under the applicable zoning classification, except in the case of lots along a major highway where the lot fronts on a proposed street.
D. 
Pedestrian rights-of-way and bicycle paths not less than 10 feet wide and with paving not less than four feet wide shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities. The right-of-way for these walks shall be offered for dedication to the Township.
A. 
The size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
B. 
Lot dimensions shall conform to the requirements of the Falls Township Zoning Ordinance[1] and Chapter 184 (Sewer and Water chapter).
[1]
Editor's Note: See Ch. 209, Zoning.
C. 
All lots shall abut on a street except for multifamily developments, where lots may gain access through driveways. Lots where the front and rear property lines abut streets shall be avoided except in the case of reverse frontage along major highways.
D. 
In general, side lot lines shall be at right angles or radial to the street lines.
E. 
The depth and width of lots reserved or laid out for commercial and industrial uses shall be adequate to provide for the off-street parking generated by the use.
F. 
Lots excessively deep in relation to width or lots excessively irregular in shape are to be avoided.
G. 
House numbers shall be assigned in accordance with Township requirements.
A. 
All plans shall conform to the provisions of §§ 191-46 and 191-47.
B. 
No excavation shall be made with a cut face steeper in slope than one horizontal to one vertical, except under one or more of the following conditions:
(1) 
The excavation is located so that a line having a slope of one horizontal to one vertical and passing through any portion of the cut face will be entirely inside of the property lines of the property in which the excavation was made.
(2) 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than one horizontal to one vertical, and a written statement of an engineer to that effect is submitted to the Township Engineer and approved by him. The statement shall state that the site has been inspected and that the deviation from the slope specified above will not result in injury to persons or damage to property.
(3) 
A concrete or stone masonry wall constructed in accordance with minimum engineering requirements is provided to support the face of the excavation. The calculations supporting this design shall be submitted with the signature and seal of the engineer who is responsible, and shall be approved by the Township Engineer.
C. 
No fill shall be made which creates any exposed surface steeper in slope than 11/2 horizontal to one vertical, except under one or more of the following conditions:
(1) 
The fill is located so that settlement, sliding or erosion will not result in damage to property, driveway or buildings.
(2) 
A written statement from an engineer, certifying that he has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the Township Engineer.
(3) 
A concrete or stone masonry wall constructed in accordance with minimum engineering requirements is provided to support the face of the excavation. The calculations supporting this design shall be submitted with the signature and seal of the engineer who is responsible, and shall be approved by the Township Engineer.
D. 
The top or bottom edge of slopes shall be a minimum of five feet from property lines in order to permit the normal rounding of the edge without encroaching on the abutting property.
E. 
All lawn areas shall be graded to have a minimum slope of 2% and shall be in accordance with Chapter 187, Stormwater Management.
F. 
Spot elevations shall be shown at all critical points on the development plan to ensure adequate drainage and grading.
G. 
In order to provide more suitable sites for building and other uses, improve surface drainage, and control erosion, the following requirements shall be met:
(1) 
All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without uncontrolled ponding. All land within a development shall be graded to drain and manage surface water without uncontrolled ponding, except as part of an on-site stormwater management system (detention basin, etc.) for the site.
(2) 
Concentration of surface water runoff shall be permitted only in swales, watercourses, and retention or detention basins.
(3) 
Grading shall in no case be done in such a way as to divert water onto the property of another landowner.
(4) 
During grading operations, necessary measures for dust control must be exercised.
(5) 
Grading equipment shall not be allowed to cross streams. Where applicable, provisions shall be made for the installation of temporary culverts or bridges with approval from the Pennsylvania Department of Environmental Protection.
A. 
Easements with a minimum width of 20 feet shall be provided as necessary for utilities and drainage. Ownership of easements shall remain with the land upon which the easement is created.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to lot lines.
C. 
No permanent structure shall be permitted to be placed, planted, set and put within the area of an easement. The area shall be kept as lawn or ground cover.
D. 
Where a subdivision or land development is traversed by waters of the commonwealth, there shall be provided a drainage easement conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 20 feet or as may be required or directed by the Department of Environmental Protection. The owner shall properly grade and seed slopes.
Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation standards to support expected loads and to carry expected flows. They shall be constructed to the full width of the cartway.
A. 
Within any land development or subdivision, street trees shall be planted along the sides of all streets where suitable street trees do not exist. No owner, occupant or person having the possession or control over any lot or parcel of real property shall permit or cause to be planted any trees within the planting strip between the curb and sidewalk.
B. 
Street trees shall be planted at least 40 feet apart, or an equivalent number shall be planted in an informal arrangement acceptable to the Falls Township Board of Supervisors.
C. 
Street trees shall be planted opposite to each other or alternating as approved by the Board of Supervisors.
D. 
At intersections, trees shall be located no closer than 30 feet from the intersection of the street right-of-way lines nor within 15 feet of a driveway entrance. In all cases trees shall be outside of the clear sight triangle.
E. 
Street trees and other required plants shall be of nursery stock grown under climatic conditions comparable to those of Falls Township. They shall be of symmetrical growth, free of insects, pests and disease, suitable for street use and durable under the maintenance contemplated.
F. 
The average trunk diameter measured at a height of six inches above the finished grade level shall be a minimum of 2 1/2 inches.
G. 
In particular, approved trees for street planting are set forth in Appendix A to this chapter,[1] as approved by the Falls Township Shade Tree Commission from time to time.
[1]
Editor's Note: Said attachment is included as an attachment to this chapter.
H. 
In buffer strips, between marginal access street cartways and major highways and along the rear of reverse frontage lots, evergreen planting shall be used to provide an adequate visual barrier. The plant material used shall be of a minimum height of six feet at the time of planting and shall be planted in a clustered arrangement in order to provide an immediate effect and, when planted, be of such density that all glare of automobile headlights is obscured throughout the full course of the year. Deciduous and semideciduous shrubs may be used with evergreens to provide an accent and color. The recommended evergreens for screening purposes are listed in Appendix A to this chapter,[2] as approved by the Falls Township Shade Tree Commission.
[2]
Editor's Note: Said attachment is included as an attachment to this chapter.
I. 
Tree preservation, protection and replacement. See Chapter 199, Tree Protection Standards.
A. 
Where a proposed park, playground, school or other public use is located in whole or in part in a subdivision or land development, the Board of Supervisors may require the dedication or reservation of such area within the subdivision or land development in those cases in which the Board of Supervisors deems such requirements to be reasonable.
B. 
Where a proposed park, playground or other public use is indicated on the proposed subdivision or land development plan, the Park and Recreation Board shall review the plan and submit recommendations to the Board of Supervisors.
C. 
Open space and recreation space shall be provided in accordance with the provisions of the Falls Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 209, Zoning.
D. 
Where a proposed park, playground, school or other public use is located in whole or in part on a plan for a proposed or existing development within the Township, the Board of Supervisors may require the dedication or reservation of such area before permitting any development or construction of houses within the area included within the aforementioned plan.
A. 
Developments shall in all respects conform to all applicable provisions of the Falls Township Zoning Ordinance and the Floodplain Management Ordinance, and manufactured home communities shall, in addition, conform to all provisions of the Falls Township Manufactured Home Community Ordinance.[1]
[1]
Editor's Note: See Ch. 150, Manufactured Homes and Communities.
B. 
Preliminary approval of the plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such development sections shall be specified on the preliminary plan and must be numbered in the order that they are proposed for development. Such order of development must be adhered to, and if changes are required, plans must be refiled and reviewed and approved.
C. 
Escrow procedures shall be completed in accordance with Section 509 of the Pennsylvania Municipalities Planning Code.
D. 
Arrangement of buildings and facilities.
(1) 
All of the elements of the plan shall be orderly and efficiently organized in relation to topography, size and shape of the tract, the character of the adjoining property and existing buildings proposed to remain, and the type, size and internal organization of the buildings, in order to produce a livable and economical land use pattern.
(2) 
Arrangement of buildings and manufactured home lots shall be in favorable relation to the natural topography, existing desirable trees, views within and beyond the site and exposure to the sun and other buildings on the site. Clustering of buildings into identifiable groupings separated by well-organized open spaces and natural areas is strongly preferred over a more uniform distribution of buildings over the tract.
E. 
Access and circulation.
(1) 
Access to the dwellings and circulation between buildings and other important project facilities, such as clubhouse, swimming pool and outdoor recreation, for vehicular and pedestrian traffic, shall be comfortable and convenient for the occupants.
(2) 
Access and circulation for fire-fighting equipment, furniture-moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
F. 
Yards. Yards shall assure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings and other essential uses.
G. 
Grading.
(1) 
Grading shall be designed for buildings, manufactured home lots, lawns, paved areas and other facilities, to assure adequate surface drainage, safe and convenient access to and around the buildings and for the conservation of desirable existing vegetation and natural ground forms.
(2) 
Grading around buildings and manufactured home lots shall be designed to be in order with natural topography and to minimize earthwork.
H. 
Streets.
(1) 
Streets shall be provided on the site where necessary to furnish principal trafficways for convenient access to the living units and other important facilities on the property.
(2) 
Streets proposed to be dedicated for public use and maintenance shall conform to the design requirements and specifications of this chapter and the Falls Township Design Details and Practices.[2]
[2]
Editor’s Note: See Ch. 191, Attachment 1.
I. 
Driveways.
(1) 
Driveways shall be provided on the site where necessary for convenient access to the living units, garage compounds, parking areas, service entrances of buildings (including manufactured homes), collection of refuse and all other necessary services. Driveways shall enter public streets at safe locations.
(2) 
Driveways shall be planned for convenient circulation suitable for traffic needs and safety.
(3) 
Driveways shall conform to those standards of § 191-36.
(4) 
All driveways shall be paved and constructed in accordance with the Falls Township Design Details and Practices.[3]
[3]
Editor’s Note: See Ch. 191, Attachment 1.
J. 
Parking areas.
(1) 
Paved parking areas shall be provided to meet the needs of the residents and their guests without interference with normal traffic. Large massed parking areas are to be avoided.
(2) 
Parking areas shall conform to the standards and requirements of § 191-37 and those of the Falls Township Zoning Ordinance.[4]
[4]
Editor's Note: See Ch. 209, Zoning.
(3) 
Parking areas shall be constructed in accordance with the Falls Township Design Details and Practices.[5]
[5]
Editor’s Note: See Ch. 191, Attachment 1.
K. 
Sidewalks.
(1) 
Street sidewalks and on-site walks shall be provided for convenience and safe access to all living units from streets, driveways, parking areas or garages and for convenient circulation and access to all project facilities.
(2) 
Width, alignment and gradient of walks shall provide safety and convenience for pedestrian traffic. Small jogs in the alignment shall be avoided except to protect preexisting trees.
(3) 
The alignment and gradient of walks shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the walk and to prevent the pocketing of surface water by walks.
(4) 
Sidewalks shall be constructed in accordance with the Falls Township Design Details and Practices,[6] and with § 191-39.
[6]
Editor’s Note: See Ch. 191, Attachment 1.
L. 
Refuse collection.
(1) 
Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided. Bulk containers shall be provided using a formula of one four-cubic-yard container for each 24 dwelling units or fraction thereof. Labeled recycling containers shall also be provided.
(2) 
Collection stations shall be located to avoid being offensive, shall be convenient for both collectors and tenants and shall be screened and landscaped.
M. 
Natural area. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees, streams, lakes and ponds and other site features; and additional new plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features.
N. 
Recreation. Outdoor recreation areas required in the Falls Township Zoning Ordinance[7] shall be appropriate to the kind of development and to the characteristics of the residents.
[7]
Editor's Note: See Ch. 209, Zoning.
O. 
Fuel supply and storage. Liquid and gas fuel storage facilities and connection devices to mobile homes shall be installed in such manner as not to be subject to damage by vehicles or otherwise become a safety or fire hazard.
A. 
The provisions under § 191-50A, B and C shall apply to nonresidential developments.
B. 
Subdividing of individual lots for commercial purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
C. 
The subdivision of a portion of a tract for commercial purposes shall be accompanied by a land development plan showing the intended development of the entire tract.
D. 
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by the Board of Supervisors to assure the free flow of through traffic on abutting streets and for vehicles entering or leaving the tract. For developments fronting on an existing or proposed arterial or collector street, the Board of Supervisors may require a marginal access street.
E. 
When adjacent lots proposed for nonresidential uses front on a collector or arterial street, the owners may be required to provide access between adjacent lots.
F. 
Adequate provisions shall be made for off-street loading and parking consistent with the use(s) proposed.
G. 
Adjacent residential areas shall be protected from potential nuisance of the proposed nonresidential developments according to the provisions of the Falls Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 209, Zoning.
H. 
Refuse collection for nonresidential developments.
(1) 
Outdoor collection stations shall be provided for garbage, recycling and trash removal when indoor collection is not provided.
(2) 
Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped.
Measures used to control erosion and reduce sedimentation shall, at a minimum, meet the standards and specifications of the Bucks County Conservation District and the Pennsylvania Department of Environmental Protection. The Township Engineer shall ensure compliance with the appropriate specifications.
The purpose of this section is to protect the natural resources of the environment by preserving floodplains, wetlands, lakes and ponds, watercourses, steep slopes and woodlands. These regulations apply to all zoning districts and all uses in the Township.
A. 
Identification of lands with natural resources. The applicant for a subdivision or land development shall identify all natural resources on a lot when submitting an application for a subdivision or land development. This inventory shall include the following resources: floodplains, wetlands, lakes and ponds, watercourses, steep slopes, woodlands and all soil types.
B. 
Natural resource protection. The applicant shall incorporate the following natural resource protection ratios in the subdivision or land development. Each resource is defined and a resource protection ratio is set for each resource. Site alterations, regrading, filling or clearing of vegetation prior to approval of final plan is prohibited.
(1) 
Floodplains.
(a) 
Refer to the Floodplain Management Ordinance (Ord. No. 2015-01; see Chapter 131).
(2) 
Wetlands.
(a) 
Wetlands shall be those areas of lands defined as wetlands in either the United States Army Corps of Engineers Technical Report Y87-1, Corps of Engineers Wetlands Delineation Manual; the United States Environmental Protection Agency Wetlands Identification Delineation Manual, Volume I, Rational Wetland Parameters and Overview of Jurisdictional Approach, Volume II, Field Methodology, as most recently updated or modified; or the Pennsylvania Department of Environmental Protection Wetlands Identification and Delineation, Chapter 105, Dam Safety and Waterways Management Rules and Regulations, as most recently updated or modified. Where a difference between the foregoing criteria exist, the most restrictive criteria will be used in any particular case. For the purposes of this definition and for its application to this section, "most restrictive criteria" shall mean the criteria which causes the preservation of the most extensive area of wetlands. Soils which may be indicators of wetlands are Bo Bowmansville silt loam; Ha Hatboro silt loam; Fa Fallsington; Do Doylestown; ToA Towhee; and ToB Towhee Stony.
(b) 
Wetlands shall not be altered, regraded, developed, filled, piped, diverted or built upon except where required permits and approvals have been obtained authorizing such activities from the Pennsylvania Department of Environmental Resources and/or the United States Army Corps of Engineers.
(3) 
Steep slopes.
(a) 
Areas where the natural grade of land is equal to or exceeds 15%.
(b) 
Resource protection ratio for steep slopes:
[1] 
Fifteen-to-twenty-five-percent slope: 70% shall remain as resource-protected land. No more than 30% of the total of all such areas shall be developed and/or regraded or stripped of vegetation.
[2] 
Twenty-five percent or more slope: 85% shall remain as resource-protected land. No more than 15% of the total of all such areas shall be developed and/or regraded or stripped of vegetation.
(c) 
Exemptions for steep slopes.
[1] 
Areas of steep slope that are less than 3,000 square feet shall be exempted from these standards.
[2] 
Within the MPM Zoning District only, the lot or portion of a lot to be developed or used for marine port and terminal facilities, as permitted by § 209-30 of the Township Zoning Ordinance, may be exempted from the resource protection ratio for steep slopes in Subsection B(3)(b) above only if all the following conditions are met:
[a] 
The area to be exempt from the steep slope resource protection restrictions shall be limited to the area to be developed and occupied by the marine port and terminal facility and shall not extend to any other area of the lot or to other lots within the MPM District.
[b] 
The area to be exempt from the steep slope resource protection restrictions shall in addition be limited to a strip of land no greater than 100 feet in width along the Delaware River, which shall be measured perpendicular from the water's edge of the Delaware River and extending inland.
[c] 
The development of marine port and terminal facilities shall be subject to all requirements of the Pennsylvania Department of Environmental Protection, the United States Army Corps of Engineers and any other federal, state or county agencies with jurisdiction. The exemption from Township regulations of steep slopes shall in no way exempt the applicant from compliance with other agency requirements or other Township regulations.
(4) 
Woodlands.
(a) 
Woodlands are 1/4 acre or more of wooded land where the largest trees measure at least six inches in diameter at breast height (dbh) or 4.5 feet from the ground. The woodland shall be measured from the dripline of the outer trees. Woodlands are also a grove of trees forming one canopy where 10 or more trees measure at least 10 inches in diameter at breast height (dbh).
(b) 
Resource protection ratio for woodlands.
[1] 
Woodlands in environmentally sensitive areas. No more than 20% of woodlands located in environmentally sensitive areas shall be altered, regraded, cleared or built upon. Environmentally sensitive areas shall include floodplains, floodplain soils, steep slopes, wetlands, wetland margins and lake or pond shorelines.
[2] 
Other wooded areas. No more than 50% of woodlands which are not located in environmentally sensitive areas (as defined above) shall be altered, regraded, cleared or built upon.
(c) 
Tree protection zone. Prior to construction, the tree protection zone shall be delineated by the following methods:
[1] 
The tree protection zone that is delineated on the site prior to construction shall conform to the approved plans.
[2] 
All trees scheduled to remain shall be marked, and where groups of trees exist, only the trees on the edge need to be marked.
[3] 
A forty-eight-inch-high barrier fence mounted on steel posts, located eight feet on center, shall be placed along the boundary of the tree protection zone. This fence shall be inspected during construction and replaced or repaired before further construction shall begin.
[4] 
Trees being removed shall not be felled, pushed or pulled into a tree protection zone or into trees that are to be retained.
(d) 
Mitigation. If a proposed development is in conformance with all applicable Township ordinances but would not result in preservation of woodlands as required by this section, then the developer shall have the option of compliance by performing mitigation. Mitigation shall consist of the replacement, on a one-to-one ratio, of the trees removed with replacement trees. Replacement trees shall meet the tree size requirements of § 191-48G and may be of any species included on the above list of approved trees in § 191-48H.
(5) 
Lakes and ponds.
(a) 
Such areas shall not be altered, regraded, filled, piped, diverted or built upon.
(6) 
Lakes and pond shorelines.
(a) 
For the purpose of this chapter, lake and pond shorelines shall be measured 100 feet from the spillway crest elevation or the average high-water elevation over a period of a year. No more than 20% of such areas shall be altered, regraded, filled or built upon.
(7) 
Watercourses.
(a) 
Such areas shall not be altered, regraded, filled, piped, diverted or built upon except where design approval is obtained from Falls Township and, if required, from the Pennsylvania Department of Environmental Protection.
(8) 
Wetland margins.
(a) 
No more than 20% of such areas shall be altered, regraded, filled, or built upon. In addition, any Pennsylvania Department of Environmental Protection regulations under Chapter 105 concerning activities in wetlands margins shall be met.
(b) 
For the purposes of this chapter, the wetlands margin shall extend 100 feet from the wetland boundary as established by a certified soil scientist or by a jurisdictional determination by the U.S. Army Corps of Engineers.
C. 
Site capacity calculations. The purpose of this subsection is to determine the intensity of use to which a specific site may be put. The following calculations shall be submitted and shown on the record plan of all preliminary and final plans by the applicant for all subdivisions and land developments.
(1) 
Step I: Determine base site area.
(a) 
Determine gross site area by actual on-site survey: __________ acres.
(b) 
Subtract the following:
[1] 
Land within existing roads and their ultimate rights-of-way and utility transmission or other rights-of-way: __________ acres.
[2] 
Land without development opportunities due to restrictions such as restrictive covenants and conservation easements: __________ acres.
(c) 
Equals base site area: __________ acres.
(2) 
Step II. Determine natural resources land to be protected and percent of base site area in resource-protected land.
(a) 
Determine land subject to natural resource protection. All applications shall include maps showing the locations of the resources together with the calculations on the following chart. In the event two or more resources overlap, only the resource with the highest protection ratio shall be used.
Site Capacity Calculation Table
Natural Resource
Percent of Resource to be Protected
(II)
Total Natural Resource Land in Acres
(III)
Total Resource Protected Land
(II x III)
Floodplain
100%
_____Acres
_____Acres
Wetlands
100%
_____Acres
_____Acres
Wetlands margin
80%
_____Acres
_____Acres
Lakes and ponds
100%
_____Acres
_____Acres
Lake and pond shorelines
80%
_____Acres
_____Acres
Watercourses
100%
_____Acres
_____Acres
Slopes:
Steep slopes (15-25%)
70%
_____Acres
_____Acres
Steep slopes (greater than 25%)
85%
_____Acres
_____Acres
Woodlands:
Environmentally sensitive areas
80%
_____Acres
_____Acres
Other wooded areas
50%
_____Acres
_____Acres
Totals:
_____ Acres
_____ Acres
(3) 
Step III. Determine how land with resource restrictions is to be protected.
(a) 
Lands with natural resource restrictions may be preserved as open space in accordance with Township ordinances. Where a minimum open space ratio is required in a zoning district, lands with natural resource restrictions may be used to meet this open space requirement.
(b) 
Lands with natural resource restrictions which are required to be protected by this section may occupy required side or rear yards, provided that there is a minimum rear yard with a depth of not less than 25 feet and minimum side yards with a width of not less than 10 feet which are free of lands with natural resource restrictions. Lands with natural resource restrictions in side or rear yards shall be protected from disturbance by means of a deed restriction.