A. 
General standards. The arrangement, character, extent, width, grade, and location of all-streets shall conform to the Official Map and to the Township Comprehensive Plan, if one has been adopted, and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in the appropriate relation to the proposed uses of the land to be served by such streets. Where not shown on the Official Map or Township Comprehensive Plan, the arrangement and other design standards of streets shall conform to the provisions found herein.
(1) 
The arrangement of streets in new developments shall make provisions for the continuation of existing streets in adjoining areas.
(2) 
Where adjoining areas are not developed, the arrangement of streets in new developments shall make provisions for the proper projection of streets.
(3) 
When a new development adjoins undeveloped land appropriate for development, then the new streets shall be platted and constructed to the boundaries of the tract to be developed and accordingly offered for dedication.
(4) 
Whenever any subdivision or land development adjoins, abuts, fronts, or is connected to any state route or federal highway, it shall conform to the regulations of the Pennsylvania Department of Transportation at 67 Pa. Code Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
B. 
Alleys. Alleys shall be prohibited.
[Amended 7-12-1994 by Ord. No. 1994-2]
C. 
Intersections. Intersections involving the junction of more than two streets are prohibited. Right angle intersections must be used wherever possible; however, in no case shall streets intersect at an angle of less than 75°.
D. 
Intersection curve radii.
(1) 
At intersections of streets, the curb or edge of pavement radii shall not be less than the following:
Intersection
Minimum Simple Curve Radii of Curb or Edge of Pavement
(Feet)
Collector with collector street
35
Collector with minor street
25
Minor street with minor street
15
(2) 
Radius corners or diagonal cutoffs must be provided on the property lines substantially concentric with or parallel to the chord of the curb radius corners.
E. 
Intersection sight distance. Proper sight lines must be maintained at all intersections.
(1) 
Where intersections occur between proposed new streets within a new development, there must be a clear sight triangle of 75 feet based on the measurement along the center line of the streets four feet above the center line. No building or obstruction shall be permitted in this area.
(2) 
Where intersections occur between proposed new driveways and/or streets providing access to separate parcels of land to state highways and/or Township roads, there shall be a clear sight distance in accordance with the requirements of the Pennsylvania Department of Transportation.
[Amended 5-10-1993 by Ord. No. 1993-2]
F. 
Streets not in alignment. If streets are not in alignment, the distances between the center lines of streets opening on opposite sides of an existing or proposed street shall be no less than on 125 feet.
G. 
Sight distance. Sight distance must be provided with respect to both horizontal and vertical alignment as measured along the center line of the streets, and shall be in accordance with Figures 1 and 2 of Article VII, Driveway Regulations), of this chapter.[1]
[Amended 5-10-1993 by Ord. No. 1993-2]
[1]
Editor's Note: Said Figures are included as attachments to this chapter.
H. 
Curves.
(1) 
Where connecting street lines deflect from each other at any one point by more than 5°, the line must be connected with a true, circular curve. The minimum radius of the center line for the curve must be as follows:
[Amended 5-10-1993 by Ord. No. 1993-2]
Type of Street
Minimum Radius
(Feet)
Collector
300
Minor
150
(2) 
Straight portions of the street must be tangent to the beginning or end of curves. Except for minor streets there must be a tangent of at least 100 feet between reverse curves.
I. 
Street widths.
(1) 
Minimum street right-of-way and cartway widths shall be as follows:
[Amended 5-10-1993 by Ord. No. 1993-2; 7-12-1994 by Ord. No. 1994-2]
Street Right-of-Way and Cartway Widths
Street Type
Width
Arterial streets
As specified by the Pennsylvania Department of Transportation
Collector streets
Right-of-way
60 feet
*Shoulders
2 at 6 feet each; 12 feet
Cartway
24 feet
Total: 36 feet
Minor streets
Right-of-way
50 feet
*Shoulders
2 at 4 feet each; 8 feet
Cartway
24 feet
Total: 32 feet
Cul-de-sac turnaround (diameter)
Right-of-way
120 feet
Cartway
80 feet
*Shoulders
Extend 4 feet from edge of cartway
Total: 88 feet paved diameter
NOTES:
On all streets with curbing (except cul-de-sac turnarounds) the widths above set forth shall be increased by four feet (two feet on each side).
*
Shoulder areas on all streets shall be constructed with full depth cartway pavement. Shoulders shall be defined by the placement of a tape or painted line in accordance with specifications to mark the edge of the cartway.
(2) 
Provision for additional street width (cartway and right-of-way) may be required when determined to be necessary by the Township in specific cases for:
(a) 
Public safety and convenience.
(b) 
Parking in commercial and industrial areas and in areas of high density development.
(c) 
Widening of existing streets (cartway and right-of-way) where the width does not meet the requirements of the preceding paragraphs.
J. 
Culs-de-sac or dead-end streets.
[Amended 5-10-1993 by Ord. No. 1993-2]
(1) 
Culs-de-sac or dead-end streets, designed to be so permanently, shall not be less than 250 feet in length and shall not exceed 800 feet in length. The length shall be determined along the cul-de-sac from the center line of the intersecting street to the center of the turnaround of the cul-de-sac.
(2) 
Cul-de-sac or dead-end streets shall be provided with a turnaround with minimum dimensions for right-of-way and cartway widths as indicated in § 295-401I(1).
[Amended 7-12-1994 by Ord. No. 1994-2]
(3) 
Culs-de-sac or dead-end streets shall serve no more than 16 dwelling units.
(4) 
There shall be no more than three driveways off the circular turnaround. Any lots designed with frontage with both the circular turnaround and the street leading into it shall be allowed driveway access only to the street portion of the frontage and not to the circular turnaround. A notation should be made on the plan regarding any such lots, and driveway locations shall be shown on the plan drawing for any such lots.
K. 
Street grades.
(1) 
The grades of streets shall not be less than the minimum or more than the maximum requirements listed below:
Type of Street
Minimum Grade
Maximum Grade
Arterial streets
0.5%
(As determined by Township after consultation with the PA Department of Transportation)
Collector streets
0.5%
8%
Minor streets
0.5%
12%
Alleys
0.5%
12%
(2) 
On minor streets and alleys, grades greater than 10% shall be not more than 400 feet in length.
Vertical curves shall be used in changes of grade exceeding 1%, and shall be designed for maximum visibility. Intersections shall be approached on all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 60 feet (measured from the intersection of the center line) within which no grade shall exceed a minimum of 4%.
(3) 
The slope of the crown on all street shall be 1/4 inch per foot. Shoulders shall have a slope of 1/2 inch per foot.
[Added 5-10-1993 by Ord. No. 1993-2]
(4) 
All street curve superelevation shall conform to PennDOT Guidelines for Design of Local Roads and Streets, Publication 70, as revised.
[Added 5-10-1993 by Ord. No. 1993-2]
L. 
Slopes of banks along streets. The slope of banks along streets measured perpendicular to the street center line shall be no steeper than the following:
(1) 
One foot of vertical measurement for two feet of horizontal measurement for fills.
(2) 
One foot of vertical measurement for two feet of horizontal measurement for cuts in soil and one foot horizontal to one foot vertical in rock.
M. 
Partial and half-streets. The dedication of half-streets at the perimeter of a new development is prohibited.
N. 
Names of streets. Names of new streets shall not duplicate existing or platted street names, or approximate such names by the use of suffixes such as "land," "way," "drive," "court," or "avenue." In approving the names of streets, cognizance may be given to existing or platted street names within the postal delivery district served by the local post office. New streets shall bear the same name or number of any continuation or alignment with an existing or platted street.
O. 
Private versus Township road.
(1) 
A road may be maintained as a private roadway only for up to three lots. In the event more than three lots, including existing lots, are proposed in a subdivision, which dwelling sites are to be serviced by one road, the said road servicing the proposed sites must be approved, dedicated, and ordained as a Township Road. In any event, the right-of-way for a private road, shall be at least 50 feet wide, with, in the case of a dead-end condition, an approved turnaround. Should this private road be desired to become a public road at a future time, the road must meet all Township design and construction standards applicable at that future time.
[Amended 7-12-1994 by Ord. No. 1994-2]
(2) 
Private roads as the sole means of access to and from a subdivision or land development to and from the public right-of-way are discouraged. Any application involving such a private road shall be approved only at the discretion of the Township, and not as a matter of right on the part of the applicant. Private roads for land developments involving multifamily dwellings or nonresidential uses shall not be permitted. For subdivisions containing three lots or fewer existing as of the date of this chapter, private streets may be permitted for access to and from said lots to and from the public right-of-way, provided that only one such three-lot subdivision shall be permitted for any parcel of land existing as of the date of this chapter, and provided that the following requirements are met:
(a) 
All subdivision plans approved by the Township under the provisions of this section shall include the following note and shall be subject to the conditions and restrictions specified therein:
[Amended 7-12-1994 by Ord. No. 1994-2]
RESTRICTIONS AND/OR CONDITIONS RELATING TO PRIVATE ROADS
The following conditions and/or restrictions shall be deemed to be covenants running with the land:
[1] 
Private rights-of-way shown on this plan shall remain private roads and are not being offered for dedication to Southampton Township as public roads.
[2] 
Private right-of-way _____ is for the common and joint use of lots _____, for ingress, egress, regress and utility locations. The owners of lots _____, their heirs and assigns, shall be equally responsible for construction, maintenance, repair and snow removal of said private road.
[3] 
The owners of lots _____, their heirs and assigns, are prohibited from creating any right or license to any adjoining landowner to use the private right-of-way for ingress, egress and regress or utility location or for any other purpose whatsoever.
[4] 
Legal title to the right-of-way shall be conveyed, by separate legal description, to the owner of lot _____, subject to the joint maintenance responsibilities set forth in Note [2] hereof. All future deeds of conveyance shall describe both parcels separately and contain a reference to the limitation of use of the private right-of-way as set forth in these notes.
[5] 
Southampton Township shall have no duty, responsibility or liability relative to construction, maintenance, repair or snow removal of said private road.
[6] 
No further subdivision of lots _____ shall be permitted unless or until the private road has been constructed and improved so as to comport in all respects with the then-prevailing Southampton Township specifications, has been properly offered for dedication to the Township by the then owner thereof, and has been accepted by the Township as a public road of the Township. In such event, the road shall become a public road of Southampton Township and the conditions and restrictions set forth above shall become null and void.
[7] 
Private rights-of-way servicing lots _____ shall not be used for ingress, egress and regress or utility location by any lot other than lot _____. Deeds of conveyance for all other lots in the subdivision shall specifically state this restriction prohibiting any use of the private rights-of-way for any purpose by the owners of such lots, their heirs and assigns, while the same shall remain a private road.
(b) 
There must be full compliance with all other applicable subdivision requirements of this chapter.
(c) 
All private roads must have a minimum right-of-way width of 50 feet. In addition, the following specifications must be met by the owner or developer:
[Amended 7-12-1994 by Ord. No. 1994-2]
[1] 
The center of the private road must be placed on the center of the 50 feet right-of-way.
[2] 
The cartway of the private road must be at least 18 feet wide.
[3] 
When a private road enters a state or Township road, the entrance of said private road shall be improved, as per the specifications for public street pavement contained herein, for a distance of 45 feet from the center line of said state or Township Road.
[4] 
When serving more than one lot, a minimum of six inches shale and two inches 2-A stone, 18 feet wide, shall be required for the entire length of the private road.
[5] 
Dead-end private roads are prohibited, unless constructed as culs-de-sac, with a turnaround having a minimum 120 feet diameter right-of-way.
[6] 
All private roads shall be geometrically designed to meet the requirements of minor streets in this chapter.
(d) 
Dedications. Whenever an applicant proposes to establish a private road in accordance with the provisions of this subsection (private roads), he shall be required to execute, acknowledge and deliver unto the Township a private road agreement to be prepared at the applicant's expense by the Township Solicitor. Upon the approval, execution, attestation and acknowledgement of such private road agreement by the Southampton Township Board of Supervisors, such agreement shall be recorded, at the applicant's expense, together with the subdivision or land development plat. Such private road agreement shall establish the conditions under which the private road may later be offered for dedication to the Township, and shall stipulate, among other things:
(e) 
That the private road will be in good state of repair and constructed in conformity with all applicable Township road specifications and requirements as of the date of the proposed dedication;
(f) 
That an offer to dedicate the private road will be made only for the private road as a whole;
(g) 
That agreement to offer the private road for dedication unto the Township by the owners or purchasers of 60% of the lots depicted in the subdivision or land development plat shall be binding upon all owners of the remaining lots;
(h) 
That the applicant acknowledges and agrees that the Township shall not be obligated or required, under any circumstances, to accept a dedication of the private road unto the Township as a Township road; and
(i) 
That the terms and conditions of the private road agreement shall bind the applicant, and the applicant's heirs, personal representatives, successors, and assigns, and shall constitute and be deemed to be a covenant running with the land.
P. 
Driveways. All land development plans and preliminary and final subdivision plans shall clearly indicate the location of all proposed driveways for each lot proposed. The sight distance in both directions shall be indicated for each driveway.
[Amended 5-10-1993 by Ord. No. 1993-2]
Q. 
Speed limits, traffic control and signage. All subdivision and land development plans proposing to construct and dedicate new public streets to the Township shall indicate the proposed posted speed limit for each street on the final plat. The developer shall also be responsible for the purchase and installation of all necessary "stop" signs, "one-way" signs or other traffic control signs and/or pavement markings on all new streets and on existing streets or roadways where changes are necessary due to the proposed development. All such signs and pavement markings shall be shown on the final plat. Either permanent or temporary "stop" signs shall be installed at street intersections as soon as the road surface is improved to a mud-free conditions. When deemed appropriate by the Township, the developer shall engage a qualified traffic consultant to prepare necessary analyses and reports supporting signage locations and proposed speed limits.
[Amended 7-12-1994 by Ord. No. 1994-2]
A. 
Easements shall be provided for all drainage facilities, overhead or underground public utility facilities located outside of a public street or other public right-of-way, in consultation with the Township's Engineer, the electric utility companies, the Pennsylvania Department of Transportation the telephone utility companies, and the Water and Sewer Authorities.
[Amended 7-12-1994 by Ord. No. 1994-2]
(1) 
The minimum width of easements shall be 20 feet and, where practical, shall be placed 10 feet on each side of common property lines.
(2) 
Wherever possible, such easements shall be centered on each of the side or rear lot lines, or along the front lot lines.
B. 
Where a development is traversed by a watercourse, drainageway, channel, or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, drainageway, channel, or stream and of such width as will be adequate to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities or for the purpose of installing a stormwater management facility.
Blocks shall not exceed 1,600 feet in length and shall be of sufficient depth to permit two tiers of lots, except as otherwise provided for herein.
The arrangement and other design standards of lots shall conform to the following requirements:
A. 
Layout of lots. Every lot shall abut a public street or private road approved in accordance with § 295-401O. Side lot lines shall be substantially at right angles or radial to street or private road lines.
[Amended 5-10-1993 by Ord. No. 1993-2]
B. 
Double frontage. Double-frontage lots shall be avoided, except that where desired along limited access highways, lots may face on an interior street, and back on such thoroughfares. Interior lots having frontage on two streets shall be avoided except where unusual conditions make it necessary. Developments proposing double-frontage lots or tracts shall be provided with restrictive covenants prohibiting access to the major highway or thoroughfare.
C. 
Dimensions and areas of lots.
(1) 
Lot areas and dimensions shall conform to the standards set forth in any applicable zoning ordinance. Where no such ordinance exists, the dimensions and areas of lots, shall conform to the following requirements.
(2) 
These area and dimensional requirements are to assure sites for building purposes and human habitation in accordance with the purpose of this chapter.
(a) 
Lots not served by public water and public sanitary sewers. Residential lots not served by public water or public sanitary sewers, the land meeting the necessary percolation and soil survey standards, shall be not less than 150 feet wide measured at the minimum required front building setback line, nor less than 40,000 square feet in area, per dwelling unit.
(b) 
Lots served by public water only or public sewer only. Residential lots served by public water and not by public sanitary sewers, the land meeting the necessary percolation and soil survey standards, shall be not less than 100 feet wide measured at the minimum required front building setback line, nor less than 15,000 square feet in area, per dwelling unit. The same dimensional requirements must be met by lots served by public sewer and not by public water.
(c) 
Lots served by public water and public sanitary sewers.
[1] 
Residential lots served by both public water and public sanitary sewers shall conform to the following requirements:
Minimum Lot Width Measured as The Minimum Front Setback Line
Minimum Lot Area Per Dwelling Unit
Single-family detached dwelling
72
7,200
Single-family semidetached dwelling
50
5,000
Single-family attached dwelling
20
2,400
Two-family detached dwelling
75
5,000
Two-family semi-detached dwelling
60
3,000
Multifamily dwelling
100
2,400
[2] 
Residential lots may be covered no more than 50% by impervious surface.
(d) 
Lots in recreational vehicle parks or campgrounds. On land laid out as a recreational vehicle park or campground, not served by public water and sanitary sewers, the lot shall be not less than 50 feet wide nor less than 5,000 square feet in area for each recreational vehicle or campground lot, exclusive of streets and other public areas. Facilities proposing the utilization of "cluster" arrangement of vehicle or camping facilities in conjunction with open or green areas shall be reviewed on the basis of the plan submitted, which should provide for an average of 5,000 square feet of land area per vehicle or camping space unit.
(e) 
Lots for other than residential uses. The lot width and area requirements of properties reserved or laid out for uses other than residential shall provide adequate space for yard and off-street loading, unloading and parking facilities. Subdivision or land development plats for uses other than residential shall be accompanied by plans of contemplated construction on the lots in sufficient detail to assure that these requirements are being satisfied. Nonresidential lots may be covered no more than a maximum of 60% by impervious surface.
(f) 
Lots, sizes, and soil suitability.
[1] 
The applicant shall arrange for the required tests to be made on the tract as prescribed by the Department of Environmental Protection in order to provide the data necessary for the platting of lots for adequate size for on-lot sewage disposal or to determine the need for other sewage disposal methods.
[2] 
The results of these tests shall be submitted to the Township in a module signed by the Department of Environmental Protection and the developer showing the review and comments on the proposed sewage treatment facilities.
[3] 
From the results of these tests and reports, the lot size shall be established large enough to provide for specified minimum area required for the absorption field as prescribed in accordance with the Department of Environmental Protection report, if on-lot sewage disposal is permitted, but in no case shall the lot size be less than designated in §§ 295-404C(1) and (2).
[4] 
Where on-lot water is to be used, the lot(s) shall be large enough so that the water source(s) shall be located no closer to the absorption field(s) of the on-lot sewage facilities than the distance specified in accordance with the rules and regulations of the Department of Environmental Protection.
(g) 
Lot sizes on slopes. The minimum lot areas herein established shall be increased in accordance with the Township's requirements, based on reports from the Department of Environmental Protection and the Natural Resources Conservation Service indicating that, because of slope, hazardous conditions exist from surface runoff or subsurface drainage of septic tank effluent.
(h) 
Corner lots for residential use. Corner lots designed for residential use shall have extra width of at least 10% of the required width to permit appropriate building setback from the orientation to both streets.
(i) 
Building setback lines.
[Amended 7-12-1994 by Ord. No. 1994-2]
[1] 
Building setback lines must conform to any applicable zoning ordinance. Where no such ordinance exists, the minimum setback from the right-of-way line shall be as follows:
[a] 
Arterial street or limited access highway: 40 feet.
[b] 
Collector street: 35 feet.
[c] 
Minor street or private road: 35 feet.
[2] 
Where an existing building line is established on at least 50% of the properties in a block in which the proposed development is located or within 200 feet immediately adjacent to the proposed development, this minimum setback may be increased or decreased to conform with such established building line.
[3] 
On a corner lot, the setback from each adjacent street shall be applicable.
[4] 
In a recreational vehicle park or campground setback lines must conform to any applicable zoning requirements. Where no such requirements exist, the minimum setback from the right-of-way line of a dedicated public street shall be as designated in § 295-404C(2)(i)[1], [2], and [3] above.
[5] 
In a recreational vehicle park or campground, setback lines on private streets shall be not less than 10 feet from the right-of-way of the private street.
(j) 
Side and rear building lines.
[1] 
Building lines shall not be less than 15 feet from the side lot lines and 25 feet from the rear lot line.
[2] 
In a recreational vehicle park or campground, side and rear building lines shall be not less than 25 feet from the recreational vehicle park or campground property line on the sides and rear not adjacent to a dedicated public street right-of-way.
(k) 
Space between buildings for land development.
[1] 
The space between buildings where land development is proposed shall be provided in accordance with the following schedule:
(See Note)
Space Between Buildings
(Feet)
F to F
70
F to S
50
F to R
70
S to R
30
S to S
30
R to R
50
C to C
20
NOTES: F = Front; S = Side; R = Rear; C = Corner
[2] 
No building shall exceed 40 feet in height for residential buildings and 60 feet in height for commercial buildings. Commercial buildings may be increased by one foot in height for each additional one foot of front yard setback above minimum, provided that the total height of a commercial building shall not exceed an additional six feet. This provision shall not apply to barns or silos.
[Amended 5-10-1993 by Ord. No. 1993-2]
(l) 
Accessory buildings.
[1] 
Where the subdivision of lots is proposed, an accessory building may be erected within one of the side yards or rear yard, provided such accessory building be located not less than five feet from the side or rear lot line or 10 feet from any building except when an accessory building is erected within the side or rear yard adjacent to a side street on a corner lot, the accessory building shall be not less than the required front yard depth from the exterior side lot line. No buildings may be erected within an area designated in the subdivision or development plan as a utility or drainage easement.
[2] 
With the exception of farm buildings, no lot shall contain more than two accessory buildings for each principal building, and such accessory buildings may be located within the S to R, S to S, R to R spaces between buildings and shall set back from the property lines or other buildings not less than 10 feet, or a distance equal to the maximum height of the accessory building, whichever is the greater. An accessory building shall not be permitted in the F to F, F to S, F to R, or C to C spaces between buildings. No person may inhabit an accessory structure, temporarily or permanently.
Note: F = front; S = side; R = rear; C - corner.
(m) 
Lot maintenance.
[Amended 7-12-1994 by Ord. No. 1994-2]
[1] 
The developer shall be responsible for the maintenance of all lots after subdivision approval is granted and until the lot is transferred. Maintenance shall include regular mowing or weed control and stabilization of any disturbed areas. Upon transfer, this responsibility shifts to the new lot owner(s).
[2] 
It shall be the responsibility of the adjoining property owner to maintain the area within the public right-of-way between the right-of-way line and the curb or edge of shoulder or cartway, including any stormwater channels.
A. 
In all parks and campgrounds there shall be one or more recreation areas which shall be easily accessible to all park residents.
B. 
The size of such recreation areas shall be based upon a minimum of 200 square feet for each lot. No outdoor recreation area shall contain less than 3,000 square feet.
C. 
Recreation areas shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located.
A. 
General standards.
[Amended 5-10-1993 by Ord. No. 1993-2]
(1) 
Any person intending to make changes in the contour of any land or engage in any earthmoving activity, whether for subdivision or land development of one or more lots, units or uses, shall prepare an erosion and sedimentation control plan.
(2) 
Erosion and sedimentation control plans shall be prepared in accordance with all applicable requirements of the following:
(a) 
Pennsylvania Clean Streams Law, Act 222, July 31, 1970, as amended;[1]
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
(b) 
Pennsylvania Department of Environmental Protection rules and regulations, Chapter 102, Erosion Control, as authorized under P.L. 1987, June 22, 1937;
(c) 
PaDEP "Erosion and Sediment Pollution Control Program Manual," April 1990, as amended;
(d) 
"The Erosion and Sediment Control Handbook," Cumberland, Dauphin and Perry Counties Conservation Districts, Pennsylvania, 1978, as amended.
(3) 
Erosion and sedimentation control plans for sites where the total area is five acres or more shall be submitted to the Cumberland County Conservation District as well as to the Township. A copy of the District's comments and/or permit shall be submitted to the Township prior to final plan approval by the Township.
B. 
Erosion and sedimentation control plans and the NPDES stormwater permitting program.
[Amended 7-12-1994 by Ord. No. 1994-2]
(1) 
Chapter 102, Rules and Regulations of the Pennsylvania Department of Environmental Protection, requires that all construction activities, regardless of the size, prepare an erosion and sedimentation control plan (E&S plan), and maintain a copy on-site at all times. Under the National Pollutant Discharge Elimination System (NPDES) Stormwater Permitting Program, construction activities including clearing, grading and excavation activities except operations that result in the disturbance of less than five acres of total land area which are not part of a larger common plan of development of sale must, generally, apply for coverage under a general permit for stormwater discharges associated with such construction. Operators of construction activities which disturb 25 acres or more, or otherwise require an earth disturbance permit, or which disturb between five and 25 acres but discharge stormwater to waters classified as "special protection" (25 Pa. Code Chapter 93) must obtain an individual NPDES permit/earth disturbance permit, except for activities meeting the parcelling requirements of 25 Pa. Code § 102.31(a)(4), which can seek to participate in the general permit. Operators of construction activities in the Township who are eligible to participate under the general permit are required to submit a notice of intent (NOI) to the County Conservation District. An E&S plan must be submitted to the County Conservation District prior to, or in conjunction with, filing the NOI. An approved E&S plan, meeting the requirements of Pa. Code Chapter 102, is a prerequisite to obtaining either coverage under the NPDES general permit, or an individual NPDES permit.
(2) 
Discharges of stormwater from construction activity where the activity disturbs less than five acres of total land area which is not part of a larger common plan of development of sale do not require coverage under either the general permit of the individual NPDES permit for discharges of stormwater from construction activities, but must comply with the requirements set forth in 25 Pa. Code Chapter 102.
A. 
Uses requiring a traffic study. At the time of any required preliminary plan submittal for any of the following under the this chapter, for any of the following uses, the applicant shall submit a traffic study and a written report, when:
(1) 
One hundred or more dwelling units are proposed.
(2) 
More than 20,000 square feet of total floor area of commercial space.
(3) 
More than 30,000 square feet of total floor area of office space.
(4) 
Any truck terminal, or more than 60,000 square feet of total floor area of industrial space.
(5) 
More than 30,000 square feet of total floor area of institutional space.
(6) 
Any use or combination of uses that would generate results greater than 1,500 trips per day.
B. 
Scope of study. Such a traffic study shall meet the requirements set forth below:
(1) 
Costs. The full costs of completing the study and of a review by the Township Engineer or other Township representative shall be borne by the applicant.
(2) 
Selection of engineer. The applicant shall select an engineer qualified to perform traffic studies and, at the request of the Board of Supervisors, shall submit said qualifications, in writing, to the Township.
[Amended 5-10-1993 by Ord. No. 1993-2]
(3) 
Study area. Prior to initiation of the traffic study, the traffic engineer or planner shall meet with the Board of Supervisors to establish the area to studied. This area shall be limited to streets and intersections within a maximum of 1/4 mile of the proposed project boundaries, except for a use projected to generate more than 3,000 trips per day which shall have a maximum study area of one mile from the project boundaries.
(4) 
Joint studies. Joint traffic studies between different applicants are strongly encouraged. If a recent and relevant study is available, that information may be used if applicable as a basis for this required study.[1]
[1]
Editor's Note: Original Subsection B(5), Project description, which immediately followed this subsection, was repealed 5-10-1993 by Ord. No. 1993-2.
(5) 
Existing traffic conditions. The traffic volumes and service levels during the a.m. and p.m. peak hours shall be presented for all streets and intersections in the study area that can be expected to be significantly impacted. Traffic volumes shall be based upon actual counts that occurred within the prior two years and not upon state estimates. The locations of all accidents reportable to the State Police within the study area during a recent two-year period shall be noted.
(6) 
Expected traffic generation. The study shall include an estimate of the number of trips expected to be generated by the use and any future stages during the a.m. and p.m. peak hours. Such estimates shall be based upon the latest published estimates of the Institute of Transportation Engineers, or its successor entity.
(7) 
Projected effects. The study shall take into account not only the use proposed by the applicant, but also other uses and developments that have received building permits or preliminary subdivision or land development approval from a municipality. The study shall project a.m. and p.m. peak hour traffic volumes and levels of service on impacted intersections and streets. If the traffic generation by the development would be more than 30% greater during any hour other than the a.m. or p.m. peak hours on adjacent streets, the study shall analyze both the peak hours for the development and for adjacent streets. The study shall project what directions the traffic generated will head towards.
(8) 
Levels of service. The study shall use the description of the levels of service (A, B, C, D, E, and F) for streets and highways established by the U.S. Department of Transportation.
(9) 
Signal warrants. Heavily traveled intersections at entrances to the development and other major unsignalized intersections in the study area shall be studied to determine whether a traffic signal is warranted by criteria.
(10) 
Needed improvements. The study may take into account traffic improvements which are clearly funded and will occur within the next two years. The study shall include suggestions for how each congested or hazardous intersection in the study area should be improved to reduce the hazard or congestion, along with a rough estimate of the cost of that improvement.
(11) 
Applicant's response. The applicant shall respond to the traffic study with proposals on what traffic improvements, right-of-way dedications, or commitments of financing for specific projects the applicant proposes to commit to resolve the negative traffic impacts of the proposed development. Such improvements or financing may be staged in relation to the stages of the development. The applicant may also agree to commit towards the long-term support of a program to reduce peak hour traffic by private vehicles, through programs, such as van pooling, support of mass transit or staggered work hours, in place of certain structural improvements.
All mobile home parks of more than 10 mobile homes and any commercial or industrial use abutting a residential or institutional property shall meet the following regulations:
A. 
All required landscaping and screening shall be in accordance with a landscaping and screening plan. This plan will be designed so as to screen the property from the view of the abutting residential or institutional property. Such plan shall be drawn to a scale of not less than one inch equals 50 feet and shall include:
(1) 
Proposed contours at five-foot intervals.
(2) 
Locations, sizes, and species of all existing vegetative material with designation as to those which are to be removed and those which are to remain.
(3) 
Locations, sizes, spacing and species of all proposed vegetative materials.
(4) 
Outline of all proposed structures, sidewalks, streets, and other paved areas.
(5) 
Provisions for providing a convenient water supply for the plants.
B. 
Landscaping and screening plans shall be submitted with any application for building permit. If no building permit would be required under any other ordinance, the applicant shall be required to notify the Township Supervisors when all required landscaping and screening is in place.
C. 
No permanent occupancy permit shall be issued until all required landscaping and screening is in place and complies with the approved plans.
D. 
Screening for the purpose of providing a visual barrier shall be composed of plants and trees arranged to be intended to reasonably form a complete visual screen within four years of installation.
E. 
The required screen shall be composed of evergreen trees at least four feet in height and of a variety as approved by the Board of Supervisors. Such trees shall be planted offset in two parallel rows, with a six-foot-minimum distance between the trunks of the plants, measured in one continuous direction.
[Amended 5-10-1993 by Ord. No. 1993-2]
F. 
Any area not used for buildings, structures, paved areas, or screening shall be planted with an all-season ground cover and other landscape materials in accordance with the landscaping and screening plan. Existing desirable vegetative materials shall be preserved wherever possible.
[Amended 5-10-1993 by Ord. No. 1993-2]
Accessory off-street parking spaces shall be provided for any use as specified below. Any land which is developed as a unit under single ownership and control shall be considered a single lot for the purpose of these parking regulations. Reasonable and appropriate off-street parking requirements for structures and uses which do not fall within the categories listed shall be determined by the Commission upon consideration of all factors entering into the parking needs of each such use.
Activity
Per Unit Area
Number of Spaces
Office
1,000 square feet GFA*
3
Retail
< 400,000 square feet
1,000 square feet GFA
4
400,000 to 600,000 square feet
1,000 square feet GFA
4.5
> 600,000 square feet
1,000 square feet GFA
5
Convenience stores
1,000 square feet GFA
3
Restaurant
1,000 square feet GFA
20
Cinema
Seat
0.5
Hotel
Rooms
1.25
Light industry
1,000 square feet building area
2.5
Industrial park
1,000 square feet building area
2.5
Heavy industry
1,000 square feet building area
2.5
Hospitals
Beds
2.5
Medical center
Beds
3.0
Residential
Condominium dwelling unit
Dwelling unit
1.5
Multifamily
Efficiency dwelling unit
Dwelling unit
1.0
1-2 bedrooms dwelling unit
Dwelling unit
1.5
>3 bedrooms dwelling unit
Dwelling unit
2.0
All apartments dwelling unit
Dwelling unit
1.0
Drive-in bank
1,000 square feet GFA
5.5
Fast food restaurant
1,000 square feet GFA
15
NOTES:
*
GFA = Gross floor area
[Added 4-23-2001 by Ord. No. 2001-01; amended 12-22-2003 by Ord. No. 2003-06]
A. 
Every final residential, commercial and/or industrial subdivision or land development plan shall, as a condition at approval, and subject to the standards for acceptance set forth hereafter, provide for the development of recreational areas by either the dedication at land suitable therefor or by the payment of a fee in lieu of such dedication in accordance with fee standards established herein.
B. 
Acreage requirements.
(1) 
Residential land dedication requirement. Every owner, subdivider or developer of a residential subdivision or land development shall dedicate a portion of the land proposed for said development to the Township for recreational purposes. The size of the recreational area shall be determined by the following formula:
Number of units x 0.05 = size of recreation area in acres
(2) 
Commercial and/or industrial requirement. Every owner, subdivision or developer or a commercial and/or industrial subdivision or land development shall dedicate a portion of the land proposed for said development to the Township for recreational purposes. The size of the recreational area shall be determined by the following formula:
Number of acres x 0.05 = size of recreational area in acres
C. 
Standards and criteria for dedication and acceptance of recreational land:
(1) 
Acceptance of dedication shall be at the option of the Board of Supervisors. In determining whether to accept or reject land offered for dedication, the Board shall consider the following factors:
(a) 
All land offered for dedication shall be contiguous and located in a single area of not less than three acres in size.
(b) 
Offered land must be suitable for recreational use as a public park, play area or recreational area based upon its size, topography, shape and soil condition.
(c) 
A minimum of 75% of the required recreation area shall have a maximum slope of 7%.
(d) 
A maximum of 25% at the required recreation area may be situated within a floodplain or wetland area as defined by the U.S. Department at Housing and Urban Development's Flood Insurance Rate Maps.
(e) 
Offered land shall abut and have direct access to a public road, but shall not be traversed by a public road.
(f) 
Offered land shall be suitable for the installation of water and sewer facilities and other utilities when said utilities are available in the residential subdivision or land development.
(2) 
The decision of the Board of Supervisors to accept or reject dedication shall be conclusive. In the event dedication is rejected, the developer or subdivider shall comply with the provisions herein for payment of a fee in lieu of dedication.
D. 
Fee in lieu of dedication:
(1) 
In lieu of dedication of land as aforesaid, the developer or subdivider of land intended for residential use shall pay a fee to the Township in the amount of $250 per dwelling unit. Said fee may be revised from time to time by resolution of the Board of Supervisors of Southampton Township without further amendment of this chapter.
(2) 
In lieu of dedication of land as aforesaid, the developer or subdivider of land intended for commercial and/or industrial use shall pay a fee to the Township in an amount of $500 per acre. Said fee may be revised from time to time by resolution of the Board of Supervisors of Southampton Township without further amendment of this chapter.
(3) 
All fees shall be due and payable in full upon approval of the final subdivision or land development plan or any phase or section thereof.
E. 
Use of land or fees received. All land or fees received by the Township shall be used to establish and develop recreational areas and facilities within the Township which shall be reasonably available for use and enjoyment by the residents of the development or subdivision assessed for said lands or fees. Such facilities shall not, however, be required to be within or immediately adjoining such developments or subdivisions. A separate Recreational Capital Reserve Account in the name of the Township shall be established to set aside the funds collected and insure their use for recreational purposes exclusively. Said account shall be an interest bearing account, and funds not utilized in the period provided by law shall, upon written request, be returned to the developer or subdivider in accordance with the applicable provisions of the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.