The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, morals, and general welfare.
A.
All portions of a tract 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 street lines, public lands, or adjacent private lands shall be prohibited unless their control is definitely placed with the Township under conditions approved by the Board of Supervisors. Flag lots shall comply with § 370-819 of the Zoning Ordinance.
C.
In general, lot lines shall follow Township boundary lines rather
than cross them.
D.
Every possible means shall be provided to preserve trees, groves,
waterways, scenic points, historic resources, or other community assets
and landmarks that are located within a proposed subdivision or land
development.
E.
Subdivisions or land developments shall be properly designed in order
to prevent the necessity for excessive cut or fill.
F.
Owners are required to provide adequate street lines and paving on
existing streets, and reserving areas and easements for facilities
normally required in residential sections, including parks, playgrounds,
and playfields, shopping and local business centers, sidewalks and
trails, street lines and easements for storm sewer, public water and
sanitary sewer facilities in those areas that cannot be immediately
joined to the existing storm sewer, public water and sanitary sewer
systems of the Township or applicable municipal authority.
G.
Areas provided or reserved for such community facilities must be
adequate to provide for building sites, landscaping, and off-street
parking as appropriate to the use proposed. The Board of Supervisors
reserves the right to accept or refuse offers of dedication for public
uses.
H.
All design and construction specifications which are not specifically
listed in this chapter shall be those specified in the most recent
version of PennDOT's Publication 408 and Form 409, Specifications,
as amended, and Standards for Roadway Construction, as amended, and
any other federal, state, or local standards with the most restrictive
provisions to apply.
A.
The arrangement, character, extent, grade, and location of streets
shall conform to this chapter and the Zoning Ordinance[1] 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.
The arrangement of streets in a subdivision or land development shall
either provide for the continuation or appropriate projection of existing
principal 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.
C.
Residential streets shall be so laid out in a way that their use
by through traffic from streets of higher classification will be discouraged.
D.
Where a subdivision or development abuts or contains an existing
or proposed expressway, arterial or collector street, the Board of
Supervisors, with a review by the Planning Commission and professional
consultants, may require either marginal access streets, sound barriers,
reverse frontage with screen planting along the street line, extra-deep
lots with rear service roads, or such other treatment as may be necessary
for adequate protection of residential properties and to afford separation
of through and local traffic.
E.
Streets that are extensions of or obviously in alignment with existing
streets shall bear the names of the existing streets. Street names
shall not be repeated, and all street names shall be subject to the
approval of the Board of Supervisors.
F.
If the lots resulting from the original subdivision are large enough
for resubdivision, or if a portion of the tract is not subdivided,
suitable access to street openings for such an eventuality shall be
provided.
G.
Where the subdivision or development adjoins unsubdivided acreage,
stub streets shall be provided to the boundary lines with temporary
easements for turnarounds equal to a width of 50 feet and a length
of 75 feet.
H.
Any owner who encroaches within the street line of a state highway
is required to obtain a highway occupancy permit from PennDOT.
I.
Any owner who encroaches within the street line of a Township road
is required to obtain a road occupancy permit from the Township Manager
after approval by the Township Engineer.
J.
Roads intended for dedication to the Township shall meet all requirements
necessary to be eligible for an allocation of state liquid fuels tax
funds, as amended, and as administered by PennDOT, Bureau of Municipal
Services.
A.
Street classifications.
(1)
Arterial streets and highways are those which are primarily
for throughways which carry fast-moving and heavy traffic. The authority
for control of access or construction within their street lines is
primarily vested within PennDOT.
(2)
Collector streets are those which carry traffic from other collector,
primary or secondary streets into the system of arterial or major
highways.
(3)
Primary streets are those which carry traffic from the secondary
streets to the system of collector streets.
(4)
Secondary streets are those which are used primarily for access
to abutting properties and generally serve only internally developed
areas.
(5)
Residential streets are those which are used to carry and distribute
traffic within a residential subdivision or land development.
(6)
Cul-de-sac streets are those which are closed at one end and
shall not be more than 500 feet long terminating in a turnaround with
a minimum street line radius of 60 feet and an outer paving radius
of 50 feet. The minimum street line width shall be 50 feet and the
minimum cartway width shall be 30 feet. Parking shall be permitted
on one side of the street, but no parking shall be permitted in the
cul-de-sac bulb.
(7)
Marginal access streets are minor streets of the secondary class
which are laid out parallel to and adjacent to arterial streets and
highways, and which provide access to abutting properties and protection
from through traffic.
(8)
Alleys are those which provide secondary service access to the
side or rear of abutting properties.
B.
Minimum street requirements shall be in accordance with Table 1.
|
Table 1. Pavement Widths
| |||||||
|---|---|---|---|---|---|---|---|
|
Pavement Widths
| |||||||
|
Class
|
Guide ADT
|
Street Line
(feet)
|
Curbs
(feet)
|
No Curbs
(feet)
|
Sidewalk Required
|
Curb Required
|
Shoulder
(feet)
|
|
Arterial
|
8,000 +
|
—
|
—
|
—
|
—
|
—
|
—
|
|
Easton Road
|
—
|
120
|
—
|
—
|
Yes
|
Yes
|
No
|
|
All others
|
—
|
100
|
—
|
—
|
Yes
|
Yes
|
No
|
|
Collector
|
3,001 to 7,999
|
60
|
36
|
28
|
Yes
|
Yes
|
6
|
|
Primary
|
1,000 to 3,000
|
60
|
30
|
26
|
Yes
|
Yes
|
6
|
|
Secondary
|
500 to 999
|
50
|
30
|
24
|
Yes
|
Yes
|
6
|
|
Residential
|
0 to 499
|
50
|
30
|
24
|
Yes
|
Yes
|
6
|
|
Cul-de-sac
|
0 to 200
|
50
|
30
|
24
|
Yes
|
Yes
|
6
|
|
Marginal access
|
-
|
50
|
26
|
-
|
Yes
|
Yes
|
6
|
|
Alleys
|
0 to 200
|
20
|
—
|
—
|
—
|
—
|
—
|
(1)
The curb requirements for collector, primary, secondary, residential, cul-de-sac and marginal access street classifications, as shown in Table 1, may be waived in whole or in part when it has been satisfactorily demonstrated to the Township that there will be no danger from vehicles or storm drainage. When the curb requirements have been waived, a stabilized shoulder of the dimension specified shall be used on both sides of the proposed street. Construction standards shall be in accordance with § 305-304C or substitute standards approved by the Township Engineer.
(2)
The final determination of average daily traffic count (ADT)
shall be set by the Township.
(3)
Parking shall be limited to one side of the street in locations
determined by the Township Engineer.
C.
The following are minimum street construction standards; more restrictive
standards may be applied if conditions warrant:
|
Table 2. Minimum Street Construction Standards
| ||||
|---|---|---|---|---|
|
Street Class
|
Prepared Subgrade
|
Subbase
(inches)
|
Base Course
|
Wearing Surface
|
|
Arterial
|
Yes
|
(Note 1)
|
(Note 1)
|
(Note 1)
|
|
Collector
|
Yes
|
—
|
6" 2A Material and 5" of Superpave 25 mm base course (0.3-.0
mESAL)
|
2" of 19 mm Superpave binder and 1.5" of Superpave 9.5 mm wearing
course (0.3-3.0 mESAL)
|
|
Primary
|
Yes
|
—
|
Same as above
|
Same as above
|
|
Secondary
|
Yes
|
—
|
6" 2A Material and 4.5" of Superpave 25 mm base course (0.0-0.3
mESAL)
|
1.5" 9.5 mm Superpave wearing course (0.0-0.3 mESAL)
|
|
Residential
|
Yes
|
—
|
Same as above
|
Same as above
|
|
Cul-de-sac
|
Yes
|
—
|
Same as above
|
Same as above
|
|
Marginal access
|
Yes
|
—
|
Same as above
|
Same as above
|
|
Alleys
|
Yes
|
—
|
Same as above
|
Same as above
|
|
Driveways and parking areas
|
Yes
|
—
|
(Note 3)
|
(Note 3)
|
|
Bituminous sidewalks
|
Yes
|
No
|
4 inches of 2A Material
|
2" 19 mm Superpave wearing course (Note 2)
|
|
NOTES:
| |
|
(1)
|
As required by the Pennsylvania Department of Transportation
|
|
(2)
|
Geotextile fabric shall be as required as determined by the
Township Engineer during construction.
|
|
(3)
|
Alternate construction specifications may be permitted within
parking stalls subject to Township Engineer approval.
|
E.
Where there are existing streets, the Board of Supervisors may grant
such reasonable exceptions to the requirements for grading and width
of cartway provided for in this chapter as will not be contrary to
the public interest, subject to conditions necessary to ensure adequate
streets and other public improvements.
A.
The arrangement of streets shall provide for the continuation or
approximate projection of existing collector or primary streets in
surrounding areas.
B.
Secondary streets shall be so laid out that through traffic from
streets of higher classification will be discouraged.
C.
Street intersection spacing shall be in compliance with the regulations
contained in this section, measured from center line to center line.
The spacing listed in this section shall be considered minimum spacings.
Where greater spacing is required in compliance with the American
Association of State Highway and Transportation Officials or PennDOT
standards, the greater spacing distances shall be applied, as determined
by the Township Engineer.
(1)
Arterials: 800 feet whether on the same or opposite side of
the street. For intersections that would have to be less than 800
feet apart, first preference should be given to locating the streets
opposite one another as a four-way intersection, otherwise the best
location should be sought in terms of accepted traffic safety standards.
(2)
Collector: 600 feet whether on the same side or opposite side
of the street. For intersections that would need to be less than 600
feet apart, first preference should be given to locating the streets
opposite one another as four-way intersections, otherwise the best
location should be sought in terms of accepted traffic safety standards.
(3)
Street intersections with all other streets shall be spaced
the minimum distance apart as specified for the classification listed
below whether on the same or opposite side of the street:
(4)
Offset intersections. In any case where center lines of street
intersections are or would be within 150 feet of each other, they
shall be made to coincide by relocating the street within the owner's
land, unless additional problems of sight distance or other safety-related
problems would be created. As an alternative, relocation further away
from the offset intersection may be done in compliance with the intersection
spacing requirement contained herein, when approved by the Board of
Supervisors.
D.
Marginal access streets shall be provided when a subdivision or land
development adjoins a major highway or arterial route. Such streets
shall provide immediate access to all abutting lots and prevent immediate
lot access to major highways and arterial routes.
E.
The center-line profile of streets shall be adjusted to the contour
of the land so as to produce usable lots and streets consistent to
reasonable grade, alignment, drainage, and future public sanitary
facilities.
F.
The street lines shall be graded to their full width as deemed necessary by the Board of Supervisors to provide suitable finished grades to the tolerances herein specified. In no case shall the street lines be less than that specified in § 305-304B.
G.
Provision for additional street width may be required by the Board
of Supervisors in specific cases for:
(1)
Public safety and convenience.
(2)
Parking in commercial or industrial areas and in areas of high-density
residential development.
(3)
Widening existing streets where the minimum width outlined in
these specifications does not meet with the specific requirements
of the individual street.
(4)
Future planned public improvement projects.
(5)
Auxiliary lanes at intersections.
A.
Sight distance, horizontal and vertical curvature, superelevation,
and maximum and minimum street grades shall be determined by the Township
Engineer in compliance with the standards contained in A Policy on
Geometric Design of Highways and Streets, published by the American
Association of State Highway Transportation Officials, as amended,
or PennDOT standards, whichever is more restrictive. In addition,
the following standards and guidelines shall be complied with:
(1)
Horizontal curvature for all residential access streets shall
be not less than 150 feet radius, measured along the street center
line.
(2)
Long radius, gentle curves are encouraged rather than shorter
radius curves connected by tangents.
(3)
Curve-tangent relationships shall follow accepted engineering
guidelines for safety and efficiency. For example, minimum radius
curves shall not be used at the ends of long tangents.
(4)
Street grades shall be measured along the center line in accordance
with the following:
(a)
The minimum for all proposed streets shall be 1%, unless existing
conditions are less than 1%, in which case 0.5% is the minimum.
(b)
The maximum grades for residential access streets shall be 10%
for distances less than 1,500 feet.
(c)
Street grades in excess of 5% should be avoided wherever possible.
(d)
Curve-grade combinations shall follow accepted engineering guidelines
for safety and efficiency. For example, minimum radius horizontal
curves will not be permitted in combination with maximum grades.
(e)
At all approaches to intersections, proposed street grades shall
not exceed 4% for a minimum distance of 50 feet from the intersection
of curblines or edges of cartways.
B.
Not more than two streets shall intersect at the same point.
C.
Whenever practicable, street lines shall intersect at right angles.
When secondary streets intersect primary or collector streets or when
secondary, residential, or cul-de-sac streets intersect with one another,
the angle of intersection of the street center lines shall not be
less than 60° measured at the center line of the intersections.
Where angled intersections are used, it is preferable to design them
so that the heavier traffic flow will make the obliquely angled turn
rather than the acutely angled turn.
D.
Corrective changes to existing intersections. When existing streets
intersect at odd angles or have more than four approaches, the owner
shall make corrective changes to bring the intersection into compliance
with this chapter, as required by the Board of the Supervisors, who
shall first seek the advice of the Township Engineer and Planning
Commission and other technical advisor or agencies, as appropriate.
For state and county highways, corrective changes shall comply with
the requirements of the appropriate agency.
E.
When applicable, street curb intersections shall be rounded by a
tangential arc with a minimum radius of 20 feet for secondary, residential,
or cul-de-sac streets and 30 feet for intersections which incorporate
primary or collector streets.
F.
Waiver of corrective changes to existing intersections. The Supervisors
may waive the requirements of this section for corrective changes
under one or more of the following conditions:
(1)
When changes made on the owner's land will not improve
the intersection deficiencies.
(2)
When other road improvements are already planned which would
correct the problem without changes required of the owner.
(3)
When not required by PennDOT where the intersections are under
their jurisdiction.
(4)
Dedication of half streets at the perimeter of a new subdivision
is prohibited. If circumstances render this impracticable, adequate
provision of the concurrent dedication of the remaining half of the
street must be furnished by the subdivider. Where there exists a half
street in an adjoining subdivision, the remaining half shall be included
as part of the dedication of the proposed development.
G.
Approaches to intersections shall follow a straight course for a
minimum of 50 feet from the intersection center lines for residential
access streets. All other streets shall follow a straight course in
accordance with accepted engineering standards, but in no case less
than 50 feet.
H.
Whenever curbs are to be constructed across private driveways within
residential areas, the minimum longitudinal length of depressed curbs
shall be 16 feet for a ten-foot-wide driveway. For driveways exceeding
10 feet in width, up to a maximum of 20 feet in width, the length
of the curb depression shall be extended an additional width of six
feet. Depressed curbs shall conform to the dimensions and details
as specified in the most recent version of PennDOT's Publication
408 and Form 409, as amended, and Standards for Roadway Construction,
as amended.
A.
A cul-de-sac permanently terminated will not be approved when a through
street is practicable. The owner shall have the burden of showing
the impracticability of the through street in order to justify a cul-de-sac.
B.
A cul-de-sac permanently or temporarily shall not exceed 500 feet
in length, as measured from the edge of pavement of the intersecting
street to the most distant point at the terminus of the cul-de-sac
bulb.
C.
A cul-de-sac permanently terminated according to the subdivision
plan shall be provided with a circular turnaround with a minimum street
line radius of 60 feet and an outer paving radius of 50 feet.
D.
A temporary cul-de-sac shall be designed with a paved turnaround
of fifty-foot radius within the approved street line. Temporary cul-de-sacs
shall be constructed using the same dimensional standards as a permanent
cul-de-sac. Drainage structures for such temporary cul-de-sac shall
be designed and located in consideration of future through streets.
E.
Where possible, all storm drainage, whether surface or subsurface,
shall be directed toward the open end of the cul-de-sac.
F.
Unless future extension is clearly impractical or undesirable, the
turnaround street line shall be placed adjacent to a property line,
and a street line of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into the adjoining street. At such time as the street is
extended, the turnaround easement area shall revert ownership to the
property owners fronting on the cul-de-sac turnaround.
|
Figure 6. Turnaround Street/Temporary Cul-de-Sac
 |
G.
A snow storage area shall be provided along the street line of the
turnaround on all cul-de-sac streets. The snow storage area shall
be contained within an easement not less than 15 feet wide measured
from the street line, and of a sufficient length as determined necessary
by the Township to provide adequate snow storage area. The easement
area must be described by metes and bounds on the record plan for
any subdivision or land development.
A.
Alleys are intended to provide access to the side or rear of residential
lots for services and on-lot parking.
B.
Alleys shall be centered on a side or rear lot line.
C.
Alleys shall be designed with a paved cartway of 20 feet.
D.
Except where specifically approved by the Board of Supervisors, all
alleys shall be designed for one-way traffic.
F.
No parking shall be provided for, or permitted within, the cartway
of the alley.
G.
Alleys shall be designed to discourage through traffic.
H.
Dead-end alleys are prohibited unless suitable turnaround provisions
are provided.
I.
Alleys shall have a minimum twelve-foot radius at intersections with
another alley or street.
J.
A ten-foot clear sight triangle is required at all intersections
of alleys with other alleys or streets.
K.
Any portion of an alley located between two points of ingress and
egress shall provide access to no more than 30 dwelling units. No
more than 15 dwelling units shall take access from one side of the
alley.
L.
Alleys may only intersect residential streets.
M.
Alley length shall not exceed a distance of 300 feet measured between
two points of ingress and egress.
O.
All alleys shall only be permitted when owned and maintained by a
homeowners' association or condominium association.
P.
All utilities installed underground shall not be located parallel
within an alley.
A.
Where cluster box units (CBUs) are proposed, the following requirements
shall apply:
(1)
CBU shall be designed such that they are centrally located to
serve the residents of the development, while providing safe and efficient
access for pedestrians and motor vehicles in the vicinity of the CBU.
(2)
Provisions for off-street and/or on-street parking, and ADA
compliant accessibility, shall be considered when locating the CBU.
(3)
Where possible, CBU shall be located within publicly or privately
owned open space, or on private property within an access easement
in favor of a community homeowner's association or condominium
association.
(4)
CBU shall be in the style, color and location approved by the
Board of Supervisors subject to the United States Postal Service approved
specifications which are incorporated herein by reference.
(5)
At least two parking spaces shall be provided adjacent to the
CBU.
A.
Boulevard entrances shall be permitted at the discretion of the Township
and shall have a minimum street line of 60 feet. Boulevard entrances
shall extend to the first intersection within the development. The
entrance shall include sixteen-foot-wide one-way travel lanes with
a ten-foot-wide center island. A landscaped island in the boulevard
entrance shall be provided that meets the following design standards:
(1)
At the center of the boulevard there shall be a ten-foot-wide
island which meets the following requirements:
(a)
The landscaped island shall be owned and maintained by a homeowners'
association or condominium association. The bylaws of the homeowners'
association or condominium association and all documents governing
ownership, maintenance and use restrictions for common facilities
shall be submitted to and approved by the Township Board of Supervisors,
in consultation with the Township Solicitor.
(b)
The landscaping of the island is to be designed by a landscape
architect.
B.
Boulevard entrances shall be required for single access developments
with more than 20 dwelling units. Developments with a boulevard entrance
must have a second access for emergency vehicles.
A.
Driveways shall be so located, designed, and constructed as to provide
a minimum sight distance at intersections with streets in compliance
with the American Association of State Highway and Transportation
Officials or PennDOT standards. At arterial, collector, primary and
secondary streets, a stopping area, measured 20 feet behind the street
line, shall be provided not to exceed a 4% grade. Driveways shall
not interfere or be inconsistent with the design, maintenance, and
drainage of or the safe passage of traffic on Township or state roads.
B.
Driveways, where provided, shall be located as far from street intersections
as reasonably possible, but not less than 75 feet for single-family
residential lots and 150 feet for multifamily residential 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.
C.
Only one driveway shall be permitted when less than 100 feet of site
frontage is available on the adjacent street. A maximum of two driveways
may be permitted when more than 100 feet of site frontage is available.
More than two driveways shall be prohibited unless supported by a
traffic impact study and approved by the Board of Supervisors.
D.
Driveway intersections serving individual parcels of land may be
prohibited by the Board of Supervisors where such intersections would
create congestion, interference and/or hazards to traffic flow and
safety by reason of street grades, landforms, vegetation, frequency
of driveway intersections, limited sight distances and/or high-speed
traffic flow. In such cases, the Board of Supervisors may permit reasonable
alternative forms of vehicular access to the parcel of land by means
of:
E.
Any owner 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.
F.
Shared driveways that provide access to nonresidential lots are permitted
in order to minimize the number of new access points along a public
street. The area of the shared driveway shall be encompassed by a
shared access easement described by metes and bounds on the record
plan which is recorded in the office of the Recorder of Deeds of Bucks
County. Terms of the shared access easement shall identify the property
owner(s) responsible for maintaining the shared driveway in perpetuity.
G.
Design requirements for shared driveways shall be in accordance with PennDOT and American Association of State Highway and Transportation Officials (AASHTO). Shared driveways shall be paved and constructed to the standards herein and in § 305-304.
H.
Minimum shared driveway width shall be 20 feet at the street line.
I.
For nonresidential developments, there shall not be more than two
entrances to the site. Driveways are encouraged to be constructed
from the lowest street classification.
B.
At no time shall angle or perpendicular parking be permitted along
public streets or private streets. All parking lots and bays permitting
parking other than perpendicular shall be reviewed in depth by the
Township Planning Commission and Board of Supervisors with special
attention to circulation and access.
C.
All parking areas, drives or access and circulation roads shall be
physically defined by one or more of the following methods: concrete
curbing, Belgian block curbing, or concrete tire stops. All of the
above shall be to PennDOT specifications, as applicable.
D.
No one single parking line shall exceed 12 cars. Lines exceeding
12 cars shall be separated by a planting strip equal to the width
of one parking stall.
E.
Where parking areas exceed 350 feet in length (measured along the narrow stall dimension), the parking areas shall be separated from one another by ten-foot planting strips or pedestrian walkways or both. In areas where there are multiple parallel parking areas, the pedestrian/planting strip shall be required on every other parking area starting with areas adjacent to access or circulation roads. Such planting strips may be used in calculating optional landscape reserve areas as defined in the Article V of the Zoning Ordinance.[2]
F.
Parking lot dimensions shall be no less than those listed in the
following table.
|
Table 3. Parking Lot Dimensions
| ||||||
|---|---|---|---|---|---|---|
|
Angle of Parking
|
Parking Stall
|
Driveway
| ||||
|
WidthA
(feet)
|
Depth to curb or wallD
(feet)
|
Width Parallel to AisleC
(feet)
|
Stall LengthB
(feet)
|
One-way
(feet)
|
Two-way
(feet)
| |
|
90°
|
9.5
|
18
|
9
|
18
|
n/a
|
24
|
|
60°
|
9.5
|
20
|
10.5
|
18
|
19
|
24
|
|
45°
|
9.5
|
19
|
12.5
|
18
|
19
|
24
|
|
30°
|
9.5
|
16
|
18
|
18
|
19
|
24
|
|
Parallel
|
10
|
n/a
|
n/a
|
22
|
19
|
24
|
|
Figure 7. Reference Drawing for Table 3. Parking Lot Dimensions
 |
G.
All dead-end parking lots shall be designed to provide sufficient
backup area for the end stalls of the parking lot.
H.
Parking 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.
I.
No less than a five-foot radius of curvature shall be permitted for
all curblines in all parking areas.
J.
Except at entrance and exit drives, all parking areas shall be set
back from the street line at least 15 feet. The distance between this
required setback and the future street line shall be maintained as
a planting strip. See the Zoning Ordinance[3] for each district's specific requirements, and § 305-329, Landscaping, of this chapter.
A.
Sidewalks shall be provided along both sides of all streets classified
as secondary streets or greater in all districts where sidewalks will
be required in developments of five homes or more. Sidewalks may also
be required at the discretion of the Board of Supervisors along residential
streets and cul-de-sacs.
B.
In lieu of sidewalk requirements, as an alternate, sidewalks or pedestrian
walkways may be located within the development common open space when
connecting various areas of the development with recreation, commercial,
or transportation centers.
C.
All sidewalks, curb ramps, detectable warning surfaces, and pedestrian
walkways shall be designed to comply with ADA Accessibility Standards[1] and the Zoning Ordinance.[2] The minimum width of all sidewalks shall be four feet, except as provided in § 305-333. Where four-foot-wide sidewalks are proposed, five-foot by five-foot passing zones shall be provided at 200-foot intervals to provide a passing zone for ADA accessibility. There shall be a minimum four-foot planting strip between the curb and sidewalk. Combination sidewalks and curbs are not permitted in residential areas. A greater sidewalk width may be required in multifamily, commercial, or industrial areas when, in the opinion of the Board of Supervisors, it is needed for additional foot traffic, outdoor seating for restaurants, emergency access, maintenance, or police patrols. Sidewalks shall be designed to be free of all permanent obstructions within the width of the sidewalk. No utility poles, street trees, or similar obstructions will be placed in the sidewalk area and curb ramps.
D.
The grades and paving of the sidewalk shall be continuous across
driveways and curb ramps except in cases where safety considerations
or storm drainage requirements dictate otherwise.
E.
At corners and pedestrian street crossing points, sidewalks shall
be extended to the curbline with an adequate apron area for anticipated
pedestrian traffic.
F.
Sidewalks shall connect to all transit stops. Sidewalks connecting
to transit stops shall be a minimum of five feet in width, measured
parallel to the curb, and must be at least eight feet in length, measured
perpendicular to the curb or vehicular roadway.
G.
Sidewalks adjacent to head-in and angle-type parking areas shall
have a minimum of three feet of additional width to permit pedestrian
movement beyond the bumper overhang area.
H.
Sidewalks shall be of concrete construction, except when considered
appropriate by the Township bituminous concrete may be used.
I.
Sidewalks shall be built in accordance with PennDOT Publication 408
Specifications, as amended.
A.
Trails and shared use paths provide residents with recreational opportunities,
health benefits and means of nonvehicular travel. For children, they
are an essential means of transportation between neighborhoods and
to schools and parks. Recognizing these purposes, the following standards
shall apply:
(1)
When a subdivision or land development proposal is includes
or abuts an existing trail or path customarily used by pedestrians,
cyclists and/or equestrians, the Board of Supervisors may require
that the owner make provisions for continued recreational use of the
trail or path. The trail or path may be dedicated to the Township
to ensure future public accessibility.
(2)
The owner may propose and develop a new trail or path provided
the proposed trail or path is constructed as designated in the Warrington
Township Parks, Recreation, and Open Space Plan: Pathways to Our Future
2018-2027.
(3)
The owner may alter the course of an existing trail within the
development tract under the following conditions:
(a)
The existing trail or path shall retain connectivity to any
existing trails or paths on adjacent parcels or tracts.
(b)
The proposed alteration exhibits quality trail design consistent
with generally accepted industry standards in publications such as
Pennsylvania Trail Design and Development Principles: Guidelines for
Sustainable, Non-Motorized Trails, as amended, and the American Association
of State Highway and Transportation Officials (AASHTO) Guide for the
Planning, Design, and Operation of Bicycle Facilities, as amended.
(c)
The proposed alteration does not impact a trail or path within
the street line.
(4)
The use of porous paving is encouraged at locations where site
conditions could support this design. Specific construction and maintenance
operations are required with porous paving as acceptable to the Board
of Supervisors and Township Engineer.
(5)
When a trail or path is intended for public use, it shall be
protected by an easement satisfactory to the Board of Supervisors,
Township Engineer, and Township Solicitor. The width of the easement
shall be a minimum of two feet on each side of the surface of the
trail or path.
(6)
The minimum width of the trail or path surface shall be consistent
with the following requirements:
|
Table 4. Trail and Path Minimum Width Requirements
| |
|---|---|
|
Type of Trail or Path
|
Minimum Width
(feet)
|
|
Hiking or nature
|
4
|
|
Equestrian
|
8
|
|
Shared use/multi-use
|
10
|
(7)
Trails and paths shall have a vertical clearance of no less
than 10 feet.
(9)
No trail shall be designed with the intent to accommodate motorized
vehicles other than maintenance or emergency vehicles.
A.
Curbs shall be provided along both sides of all streets as stipulated in § 305-304B of this chapter.
B.
Along the existing street on which a subdivision or land development abuts (hereinafter called "boundary streets"), curbs shall be constructed and the existing paved cartway shall be widened to the curb. The location of curbing along a boundary street shall be determined by the width of the required cartway of the street as specified in § 305-304 of this chapter.
C.
All concrete curbs shall be constructed in accordance with PennDOT
Publication 408 Specifications, as amended.
D.
Belgian block curbs may be installed along residential and cul-de-sac
streets, and shall be constructed in accordance with specifications
approved by the Township Engineer.
E.
Stabilized shoulder of no less than six feet in width shall be used
on all streets when approval has been given for no curbs and shall
be constructed in accordance with PennDOT, Publication 408 Specifications,
as amended.
Street signs will be installed by the developer in accordance
with specifications provided by the Township.
A.
General.
(1)
Lighting shall be provided along public streets and within parking facilities and recreational facilities as required by the Warrington Township Board of Supervisors. A lighting plan shall be prepared by the developer in accordance with Article V of this chapter.
(2)
All parking areas, walkways, and passageways serving commercial
and residential land developments shall be illuminated to the satisfaction
of the Warrington Township Board of Supervisors based on the review
and recommendation by the Township lighting consultant.
(3)
Where required by the Board of Supervisors, streetlights and
all accessory equipment shall be provided at the expense of the developer,
at all intersections, ends of cul-de-sacs, and between all intersections
at spacing approved by the Board of Supervisors with the review and
recommendation of the Township lighting consultant. As a minimum,
all residential developments (or other, as required by the Board of
Supervisors) shall be constructed with a minimal number of connections
(to the power source), underground streetlight wiring system (wire
protected by conduit), including all accessory equipment required
for future installation of streetlights (and foundations) by others.
A plan for lighting and underground wiring system (energizing plan)
shall be prepared by the developer and submitted for review by the
Township lighting consultant at the time of preliminary plan submission.
(4)
All streetlights, where required by the Board of Supervisors,
shall have a LED (light-emitting diode) lighting source (pole-mounted).
All lighting and accessory equipment shall be standard equipment as
approved by the Board of Supervisors with review and recommendation
of the Township lighting consultant or variations as approved by the
Board of Supervisors.
(5)
Adjustable LEDs are permitted so long as the maximum lumens
of the adjustable LED cannot exceed the maximum lumens permitted by
this chapter.
(6)
Streetlights shall be energized at the time of 50% occupancy
of the development. All fees for connection and operation of such
lights shall be the responsibility of the developer until Warrington
Township formally accepts dedication of public improvements. Warrington
Township shall coordinate energizing of lights in accordance with
the approved energizing plan. Requests for electrical connection shall
be made by the Warrington Township lighting consultant after obtaining
written permission from the Township Zoning Officer. Warrington Township
shall pay all associated connection and operation fees (to the electrical
utility), for which the developer shall reimburse the Township for
connection fees and operation fees under the appropriate rate, on
a monthly basis, including appropriate administration fees. This payment
arrangement shall continue until formal acceptance of dedication of
public improvements, at which time Warrington Township shall assume
these responsibilities. The developer shall warrant all parts and
associated labor for the streetlighting system until 18 months from
the date of formal acceptance of public improvements by the Township.
(7)
Upon completion of streetlight installation, the developer or
their designated representative shall notify the Township Engineer,
in writing, of completion of lighting facilities in accordance with
the National Electric Code. A copy of the certificate of inspection
from a qualified electrical inspection agency shall also be included
with this notification.
(8)
All other proposed site lighting, such as building lights, sidewalk/walkway/pathway
illumination, driveway illumination, signs, or other ornamental lighting,
shall be shown in sufficient detail on the lighting plan to allow
determination of the effects on adjacent properties, traffic safety,
and overhead sky glow.
B.
Outdoor lighting.
(1)
Purpose. The regulation of site lighting in Warrington Township
is necessary to prevent negative impacts caused by misdirected or
excessive illuminance, inappropriate or misaligned light fixtures
(luminaires), glare, light trespass, and sky glow. Such regulation
is necessary to encourage conservation of energy and to prevent destructive
light pollution.
(2)
All site light fixtures installed and thereafter maintained,
other than those serving one- or two-family dwellings, shall be full
cutoff fixtures as defined by the IESNA (Illuminating Engineering
Society of North America) with an uplight rating of UO in accordance
with the B-U-G (Backlight, Uplight, Glare) rating system defined in
the current Model Lighting Ordinance (MLO) authored jointly by the
IDA (International Dark-Sky Association) and IES (Illuminating Engineering
Society). Full cutoff fixtures shall not have vertical swivel mounting
capability. Exceptions will be considered for the following situations:
(a)
Luminaires used to illuminate statues or other objects varying
in shape that are mounted on a pole, pedestal, or platform, which
are lamped and aimed such that 90% of the beam angle is not greater
than the size of the object illuminated. Luminaires shall be shielded
to minimize direct glare.
(b)
Luminaires used to illuminate American flags that can rotate
360° shall have a beam angle based on a circle having a radius
equal to the width of the flag at the height of the flag unless the
flag is greater than 10 feet in width. Flags greater than 10 feet
in width shall be illuminated by a beam with a radius not greater
than two-thirds the flag width.
(c)
Luminaires used for architectural accent and landscape lighting
shall be lamped and aimed such that 100% of the distribution pattern
falls within the illuminated structure. Luminaires shall be shielded
to minimize direct glare. Landscape and accent up lighting shall be
turned off automatically by 10:00 p.m., or as permitted in the Zoning
Ordinance.[1]
(d)
Luminaires used for signage.
[1]
Top-mounted luminaires are preferred for externally illuminated
signs. Luminaires shall be lamped and aimed such that 100% of the
distribution pattern or beam angle falls on the face of the sign.
Beam angles shall not exceed the size of the sign. Luminaires shall
be shielded to minimize direct glare. In residential areas, the luminance
shall not exceed an average maintained vertical existence of 10 fL
(footlambert).
[2]
When top-mounted luminaires are not feasible for good cause
shown, alternate locations may be used provided that the luminaires
are lamped and aimed such that 100% of the distribution pattern or
beam angle falls on the face of the sign. Beam angles shall not exceed
the size of the sign. Luminaires shall be shielded to prevent direct
view of the light source from normal viewing angles. The luminance
shall not exceed an average maintained vertical existence of 10 fL.
[3]
Internally illuminate signage is permitted only on commercial
properties with frontage on arterial streets. The majority of the
sign surface, typically the background, shall be a dark color.
[4]
Signage lighting shall be controlled by photocell for energy
conservation during daylight hours and/or by timer for energy conservation
outside of business hours.
(e)
Outdoor recreational and sports facilities, where it can be
demonstrated that the arrangement of playing surfaces is such that
illumination using full cutoff luminaires would result in poles located
on or dangerously close to playing surfaces, may utilize semi-cutoff
luminaires. Luminaires shall be constructed, located, and aimed such
that illumination at grade does not cross any property line. Lamps
shall be shielded from normal viewing angles.
(f)
Luminaires used within the interior of a parking structure,
or where deemed necessary, along roadways shall meet cutoff classification
requirements.
(3)
For freestanding lighting, all fixtures shall use appropriate fully shielded luminaires. Shielding shall be provided to screen light sources at angles above 72° from the vertical. The maximum height of freestanding fixtures shall be in accordance with § 305-317B(10). Fixture heights shall be measured from the bottom of the fixture to ground level, except for athletic fields and courts.
(4)
For building-mounted lighting, fully shielded fixtures shall
be used to screen the light source at angles above 72° from the
vertical. In all cases, lighting will not be permitted along the outline
of a building(s) or along rooflines.
(5)
Only full cutoff luminaires may be used under outdoor canopies.
They shall be shielded in such a manner that the edge of the fixture
shield shall be level with or below the light source envelope and
reflector. Outdoor canopies include, but are not limited to, the following
application:
(a)
Fuel pump canopies associated with service stations and convenience
stores.
(b)
Exterior canopies above storefronts in shopping centers.
(c)
Exterior canopies above driveways and building entrances.
(d)
Pavilions and gazebos.
(e)
Parking structures with interior lighting visible from the exterior.
(6)
The use of mercury vapor lamps is prohibited.
(7)
Outdoor light fixtures for purposes of private usage shall not
be attached or mounted from public property (i.e., public buildings,
utility poles, streetlights, road/street signs). Furthermore, these
fixtures shall not tap or extend power from sources servicing public
lighting and/or power devices.
(8)
Warrington Township shall be considered Lighting Zone 1, in
accordance with the IES/IDA MLO referenced by the Leadership in Energy
and Environmental Design (LEED) and other sustainability programs,
desiring low ambient lighting levels in a community of predominantly
single-family housing and rural community town centers. The MLO shall
complement and in no case supersede the requirements of this section.
(9)
Flashing or strobing of light installations is not permitted.
Temporary seasonal lighting is excluded.
(10)
Maximum pole heights shall be determined by the use of the lights
and shall not exceed the pole heights shown in Table 5:
|
Table 5. Maximum Pole Height
| |
|---|---|
|
Maximum Pole Height
(feet)
| |
|
Residential uses
|
15
|
|
Nonresidential uses
| |
|
Commercial
|
30
|
|
Industrial
|
30
|
|
Institutional
|
30
|
|
Athletic fields
| |
|
Baseball, softball, football, soccer
|
80
|
|
Tennis, basketball
|
40
|
|
Other sports
|
40
|
(13)
All internally and externally lit signs shall be equipped with
timers set to shut off at 10:00 p.m. or as permitted by the Zoning
Ordinance.
(14)
All lighting for decorative purposes only, such as illuminating
a building, fountain, trees, landscaping, or similar feature, shall
be equipped with timers set to shut off at 10:00 p.m. or as permitted
by the Zoning Ordinance.
C.
Light trespass and sky glow.
(1)
Luminaire design and placement shall be utilized to prevent
light trespass along property lines. External shielding accessories
to luminaires shall be used where it can be demonstrated that luminaire
selection and placement alone could not prevent light trespass.
(2)
Site lighting installations shall further meet the specifications
below:
(a)
For commercial, industrial, and institutional applications,
illuminance from exterior lighting, facade lighting, landscape lighting,
light emissions through windows caused by interior illumination, and
all other forms shall not exceed 0.3 footcandle in the vertical plane
at a height of five feet or higher at the property line of any neighboring
residential property and shall not exceed 0.1 footcandle after 10:00
p.m. or as permitted by the Zoning Ordinance.[3]
(b)
For single-family, two-family, and multifamily dwellings illuminance
from exterior lighting, facade lighting, and landscape lighting shall
not exceed 0.1 footcandle in the vertical plane at a height of five
feet or higher at the property line of any neighboring residential
property. Exceptions may be granted provided this section are adhered
to within 30 feet of any dwelling.
(3)
For commercial, industrial, and institutional applications interior
lighting shall be controlled automatically to turn off by 10:00 p.m.
unless the building is occupied or as required by the Zoning Ordinance.[4] Interior luminaires used for emergency illumination are
excluded. Minimal security night lighting shall be allowed to remain
on; emergency lighting is encouraged to be controlled by occupancy
sensors. Interior ceilings and vertical surfaces within view from
exterior of building shall not be illuminated at night. This provision
is designed to minimize nuisance glare on neighboring residential
properties and enhance energy conservation. Acceptable exemptions
are:
(a)
Interior display lighting in retail facilities may remain on
for security purposes. The use of minimal required illumination is
encouraged.
(b)
For commercial, industrial, and institutional applications,
outdoor light fixtures shall have a color temperature of 3,500 Kelvin
or lower. Luminaire maintenance protocols shall assure luminaires
are maintained with lamps and LED modules that comply with this section.
(c)
For residential applications, outdoor light fixtures shall have
a color temperature of 2,700 Kelvin or lower. The use of minimal illumination
is encouraged.
(d)
Outdoor light fixtures shall be continually maintained to assure
light distribution compliant with this section and illuminance requirements.
D.
Illuminance requirements.
(1)
The principle of minimum necessary illuminance shall guide the
design, installation, and maintenance of all outdoor lighting.
(2)
Street lighting. Roadway lighting shall occur at intersections,
roadways with designated bikeways, in developments with average densities
of two units per acre or greater, and dangerous areas as may be determined
by the Board of Supervisors and/or Township Planning Commission. All
street lighting shall be photocell controlled, use house-side shielding
when adjacent to dwelling units, and utilize shielding or refractive
lenses to mitigate direct source glare.
(3)
Outdoor parking facilities. All parking lot luminaires shall
be full cutoff light fixtures with 2,700 Kelvin color temperature
or lower. Parking facility illumination shall comply with the following
specifications:
(a)
On-grade parking:
[1]
Minimum maintained horizontal illuminance at grade shall not
exceed 0.2 footcandle (0.5 footcandle is acceptable in commercial
zones where unusual security concerns can be shown).
[2]
Maximum to minimum maintained horizontal illumination uniformity
ratio shall not exceed 20:1 (15:1 ratio used when minimum maintained
illumination at grade is 0.5 footcandle).
[3]
Minimum vertical illumination shall be at least 0.5 footcandle
measured five feet above finished grade at pedestrian crossings.
(b)
Parking structures.
(c)
All outdoor luminaires, exempting those used on single- and
two-family dwellings, shall comply with the following glare ratings
as defined by the MLO:
|
Table 6. Building-Mounted Luminaires
| |
|---|---|
|
Building-Mounted Luminaires (from property line)
|
Glare Rating
|
|
More than 2 mounting heights
|
G1
|
|
1 to 2 mounting heights
|
G0
|
|
Less than 1 and greater than 0.5 mounting height
|
G0
|
|
0.5 mounting height or less
|
G0
|
|
Other luminaire types
|
G1
|
E.
Outdoor lighting energy conservation.
(1)
All outdoor lighting, other than that serving single-family,
two-family, and multifamily dwellings, shall be turned off though
the use of automatic control devices during nonoperating hours or
by 10:00 p.m., except where it can be demonstrated that safety or
security purposes require illumination or as required by the Zoning
Ordinance.[5] The following are acceptable exemptions from this requirement:
(a)
Operating hours of the facility are past 10:00 p.m., or as permitted
by the Zoning Ordinance, in which case the lighting shall turn off
at the conclusion of business activities.
(b)
Exterior retail and merchandise display lighting may remain
on until 10:00 p.m., or as permitted by the Zoning Ordinance, unless
the business is open to the public later than 10:00 p.m., in which
case the lighting shall be turned off at the conclusion of the business
period, or as permitted by the Zoning Ordinance.
(c)
Exterior lighting for recreational areas, athletic fields, and
courts shall not remain on after 10:00 p.m., or as permitted by the
Zoning Ordinance, unless athletic or public activity is in progress.
If organized activity warrants lighting of these facilities after
10:00 p.m., it is the responsibility of the participants to ensure
lights are turned off at the conclusion of activity.
(2)
Minimal required levels of illumination are to be used in all
applications. All lighting shall be designed, selected, and installed
both to prevent negative impacts caused by misdirected or excessive
light and to conserve energy.
(3)
The use of LED luminaires is encouraged. Luminaires shall contain
integral lamp life sensing controls or have maintenance protocols
that require LED module replacement when LED drivers are replaced.
Luminaire maintenance protocols shall assure luminaires are maintained
to be compliant with this section. The use of incandescent and halogen
lamps is discouraged.
(4)
Dimming controls for outdoor lighting is encouraged. High-end
trim settings shall be utilized to assure minimum necessary illumination
and resolve compliance discrepancies upon Township inspection.
F.
Evidence of compliance.
(1)
Evidence of compliance shall include all of the following:
(a)
Descriptions of all outdoor luminaires, including lamps. Manufacturer
catalog cut sheets for luminaire shall include model number with all
accessories and selections clearly indicated, dimensioned cross sections,
B-U-G ratings, and photometric report prepared by independent testing
lab graphically indicating candela distributions from 0° to 180°
vertically. Pole-mounted lights shall include EPA (effective projected
area) ratings. Adjustable fixtures, where permitted, shall be capable
of locking in place to prevent movement of fixture during servicing.
Lamp description shall include type of lamp source, wattage, clear
or coated bulb, color temperature, spectral power distribution curves,
and initial and mean lumens. Spotlights or floodlights shall also
include beam angles.
(b)
Mounting heights and details should be included for all fixtures.
(c)
Light pole diameters and dimensioned foundation details shall
be provided. Light poles and foundations shall be designed to withstand
100 mph winds.
(d)
Where horizontal illumination metrics are required, site lighting
plans, to scale, with computer-generated maintained footcandle calculation
points on a maximum calculation grid spacing of every 10 feet are
to be provided. Plans shall indicate location of all fixtures and
aiming angles for spot and flood fixtures.
(e)
Site lighting plans, to scale, with computer-generated initial
footcandle calculation points on a maximum calculation grid spacing
of every 10 feet are to be provided (initial illumination calculations
may be used to field verify compliance with lighting requirements
at the completion of construction).
(f)
Calculation summary shall include minimum, average, and maximum maintained illumination levels in footcandles, as well as uniformity ratios as described in Subsection F(1)(d). In addition, provide light loss factor used for each fixture type.
(g)
Adjustable site lighting fixtures shall indicate aiming angles, distribution patterns, and illumination or existence levels that illustrate compliance with Subsection F(1)(b).
(h)
Lighting calculations shall be performed by a NCQLP (National
Council on Qualifications for the Lighting Professions), LC (Lighting
Certified) professional, unless this requirement creates undue hardship
that can be demonstrated.
(i)
Once properly installed, fixtures are to be aimed, permanently
affixed, and maintained in the approved position. All glare shield
and cutoff devices shall be maintained.
G.
Compliance, monitoring penalties and prohibitions.
(1)
The Township may conduct post-installation inspections of lighting
fixtures in order to ensure compliance with ordinance requirements
and intents. Corrective action may be required for any installation
that does not meet ordinance criteria or which causes unacceptable
levels of light trespass, glare, or contributions to sky glow.
(2)
The Township may recommend changes in the field that would correct
problem situations, such as re-aiming floodlights, adding appropriate
shielding, decreasing lamp wattage, or replacing equipment.
(3)
Temporary seasonal lighting shall be excluded.
A.
The lengths, widths, and shapes of blocks shall be determined with
regard to:
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 reverse frontage lots
or lots along a major thoroughfare, where the lots front on an interior
street.
D.
Waivers of the above requirements are possible in multifamily, commercial,
and industrial developments.
E.
Pedestrian crosswalks not less than 10 feet wide and with a concrete
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.
In areas where there is heavy traffic, the Board of Supervisors may
require the owner to provide additional pedestrian safety features
including raised pedestrian crossings, traffic calming devices, traffic
lights with pedestrian push buttons or detection, flashing pedestrian
safety lights, traffic signals and signs giving pedestrian priority,
and other safety features as needed to protect pedestrians.
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.
C.
All lots shall have at least a fifty-foot width access to a public
street, except multifamily use, which may have access to a deed-restricted
parking area and access road but shall be accessible from a public
street. Lots where the front and rear property lines abut streets
shall be prohibited, except in the case of reverse frontage along
major thoroughfares.
D.
All lots must be kept free of any debris or nuisances whatsoever.
E.
In general, side lot lines shall be at right angles or radial to
the street line.
F.
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.
G.
Lots excessively deep in relation to width or lots excessively irregular
in shape are to be avoided. A proportion of 2 1/2 in depth to
one in width is generally accepted as a proper maximum.
H.
Flag lots shall meet the requirements of § 370-819 of the Zoning Ordinance.
(1)
The minimum lot width of the flag portion of the lot shall have
a dimension not to exceed one in width by two in length. At any point,
the minimum width of the flag portion of the lot shall be sufficient
to provide for the minimum width of the house envelope and required
yard setbacks.
(2)
Dwellings shall be constructed facing a common driveway to prevent
the front facade of a dwelling facing the rear facade of any other
dwelling. The front yard setback line shall be parallel to the common
driveway.
I.
House numbers shall be assigned by the Township Fire Marshall and
shall be indicated on the final plan.
J.
Existing buildings. The following regulations shall apply as they
affect tracts upon which buildings exist at the time of the subdivision:
(1)
Nonconforming yard requirements. The subdivision of a tract
which creates nonconforming front, side and/or rear yards for existing
buildings shall not be approved. Nonconforming front yards may be
approved if necessary to obtain proper street alignment.
(2)
Alterations and replacements will be permitted within the existing
structure, but exterior extensions of the building must conform to
the requirements of the Zoning Ordinance.
A.
Easements with a minimum width of 20 feet shall be provided as required
for access, trails, utilities, or drainage, either existing or proposed.
B.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
C.
Nothing shall be permitted to be placed, planted, set, or put within
the area of an easement necessary for access and maintenance on any
utility or drainage way contained within that easement, unless approval
is obtained from the applicable easement grantee. Where such easements
contain existing vegetation, i.e., trees and/or ground cover, as much
as possible of the existing native vegetation shall be maintained
in its natural state to preserve the natural appearance and stabilize
soil conditions. Where such vegetation exists, clearing plans shall
be approved by the Township before clearing commences.
D.
Where a subdivision or land development is traversed by a watercourse
or drainageway, there shall be provided a drainage easement or street
line 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 PADEP.
The owner shall restore and/or stabilize the existing streambanks
or any open ditches in a manner approved by the Township Engineer
when it is deemed necessary by the Board of Supervisors. Within the
restrictions of this section, the Board of Supervisors may permit
or require such drainageway improvements to effectively improve the
quality and character of such drainageway.
E.
Where stormwater or surface water will be gathered within the subdivision
or land development and discharged or drained in concentrated volumes
over lands within or beyond the boundaries of the subdivision or land
development, the owner shall reserve or obtain easements over all
lands affected thereby; such easements shall be adequate for such
discharge of drainage and for the carrying off of such water and for
the maintenance, repair, and reconstruction of the same, including
the right of passage over and upon the same by vehicles, machinery,
and other equipment for such purposes, and which shall be of sufficient
width for such passage and work. The owner shall convey, free of charge
or cost, such easements to the Township upon demand.
F.
The owner of any lot, upon written request by the Township and at
the owner's sole expense, shall remove anything placed, planted,
set, or put (with or without knowledge of this regulation) within
the area of any easement.
G.
No street line or easement for any purpose whatsoever shall be recited
or described in any deed unless the same has been shown on the recorded
subdivision or land development plan.
A.
Clearing. Proposed clearing in areas of significant existing vegetation
(to be determined by the Township) shall not commence without review
and approval by Township Zoning Officer. A building location plan(s)
locating trees over six inches in diameter with common name and proposed
grading when existing topography exceeds 8% must be submitted for
review with preliminary plan submission. In addition, when the owner
proposes to disturb resource protection areas, a site inspection of
the uncleared lots with building locations staked is required before
building permits will be issued for the individual lot or lots. Clearing
for agricultural uses shall not be subject to the provisions of this
section.
B.
Grading and drainage.
(1)
Blocks and lots shall be graded to secure proper drainage away
from buildings and to prevent the pooling of stormwater. A minimum
2% grade shall be provided for all pervious surface areas to provide
positive drainage.
(2)
All drainage provisions shall be of such design as to carry
surface waters to the nearest practical and adequate street, storm
drain, stormwater management facility, or natural watercourse. Owners
must carry surface waters to the nearest practical storm drain or
natural watercourse. The owner, at their expense, shall construct
and/or install such drainage structures and/or pipes as are necessary
to prevent erosion damage and to satisfactorily carry off such surface
waters.
(3)
No excavation shall be made with a cut face steeper than 3:1
(horizontal to vertical), except under one or more of the following
conditions:
(a)
The excavation is located so that a line having a slope of 3:1
and passing through any portion of the cut face will be entirely inside
of the property lines of the property on which the excavation was
made.
(b)
The material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than two horizontal to one vertical,
and a written statement of a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Township Engineer and approved by him. The statement
shall state the site has been inspected and that the deviation from
the slope specified hereinbefore will not result in injury to persons
or damage to property.
(c)
A concrete or stone masonry wall is provided to support the
face of excavation, designed in accordance with the American Association
of State Highway and Transportation Officials' Standard Specifications
for Highway Bridges, as amended, and constructed in accordance with
PennDOT, Publication 408 Specifications, as amended.
(4)
No fill shall be made which creates any exposed surface steeper
in slope than three horizontal to one vertical, except under one or
more of the following conditions:
(a)
The fill is located so that settlement, sliding or erosion will
not result in property damage or be a hazard to adjoining property,
streets, alleys, or buildings.
(b)
A written statement from a civil engineer licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, certifying that
they have 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.
(c)
A concrete or stone masonry wall is provided to support the
face of excavation, designed in accordance with the American Association
of State Highway and Transportation Officials Standard Specifications
for Highway Bridges, as amended, and constructed in accordance with
PennDOT, Publication 408 Specifications, as amended.
(5)
The top or bottom edge of slopes shall be a minimum of five
feet from property or street lines of streets in order to permit the
normal rounding of the edge without encroaching on the abutting property.
(6)
The development plans shall be reviewed by the Bucks County
Conservation District so the developer can obtain technical assistance
to determine water runoff and solutions for solving water problems
as they relate to erosion and sedimentation control.
C.
Grading for drainage. In order to provide more suitable sites for
building and other uses, improve surface drainage, and control erosion,
the following requirements shall be met:
(1)
All lots, tracts or parcels shall be graded with a minimum 2%
slope in nonimpervious areas to provide proper drainage away from
buildings and dispose of runoff without ponding, and all land within
a development shall be graded to drain and dispose of surface water
without ponding, except within stormwater management facilities.
(2)
All drainage provisions shall be of such design to adequately
handle the surface runoff and carry it to the nearest suitable outlet,
such as a curbed street, storm drain, stormwater management facility
or natural watercourse. Where drainage swales are used to divert surface
waters away from buildings, they shall be sodded or planted as required.
(3)
Excavations and fills.
(a)
Cut and fill slopes shall not be steeper than 3:1 unless stabilized
by a retaining wall or cribbing, except as approved by the Board when
handled under special conditions.
(b)
Adequate provisions shall be made to prevent surface water from
damaging the cut surface of excavations and the sloping surfaces of
fills.
(c)
Cut and fill slopes shall not endanger adjoining property.
(d)
Fill shall be placed and compacted in order to minimize sliding
or erosion of the soil.
(e)
Fill shall not encroach on natural watercourses or constructed
channels.
(f)
Fill placed adjacent to natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding.
(g)
Grading shall be set back a minimum distance of five feet from
property lines and shall be performed in such a way that water is
not diverted onto the property of another landowner unless the affected
landowner gives consent.
(h)
During grading operations, necessary measures for dust control
shall be exercised.
(i)
Provision shall be made for the installation of temporary stream
crossings where any road crosses a live stream. All applicable permits
must be acquired.
A.
General.
(1)
Storm drainage required. A storm sewer system and all appurtenances
shall be required to be constructed by the developer in any area from
which the surface or subsurface drainage could impair public safety
or cause physical damage to adjacent land or public property. The
system(s) shall be designed to collect water at any point where three
to five cubic feet per second is accumulated, at the bottom of all
vertical grades, and immediately upgrade from all street intersections.
The system(s) shall discharge to the nearest practical natural drainage
channel, stormwater management facility or storm system.
(2)
Off-site improvements. Any necessary corrective measures deemed
appropriate by the Board of Supervisors to alleviate any existing
off-site drainage problem affected by the subdivision or land development
must be undertaken by the owner. The costs for such measures will
be borne entirely by the developer.
(3)
Total watershed evaluation. The future use of undeveloped areas
upstream shall be taken into account in the calculation of pipe sizes
for storm sewer system designs. The capacity and maximum anticipated
present flow of the body or system receiving the proposed system's
discharge shall be calculated to verify its capability of receiving
any additional flow caused by the development or subdivision. The
runoff from any proposed development shall be subject to an evaluation
which includes the anticipated runoff from other existing or proposed
developments within the same watershed. Stormwater management facilities
designed to serve more than one property or development in the same
watershed are encouraged; consultation with the Township is required
prior to the design of such facilities.
(5)
Drainage from nonnatural sources. Water originating from other than natural sources, such as air-conditioning units, sump pumps, or other dry-weather flow, shall be discharged over lawn areas or into natural watercourses or stormwater facilities on the property as permitted in Chapter 288, Stormwater Management, of the Warrington Township Code of Ordinances. Prohibited discharges as defined in the aforementioned Chapter 288 may not be deposited into natural watercourses or storm drains.
(6)
Highway occupancy permit. A highway occupancy permit is required
from the PennDOT if water is to be carried in any way onto the state
highway street line or into the state highway storm drainage system.
(7)
The developer may be required to participate in off-site storm
drainage improvements in the drainage basin within which the proposed
development is located. The specific off-site drainage improvements
required shall be those specified by the Township Board of Supervisors.
B.
Stormwater management plan.
(1)
A stormwater management plan shall be submitted fulfilling the requirements contained in Chapter 288, Stormwater Management.
(2)
Storm drainpipes and inlets.
(a)
Design flow rate.
[1]
The storm drain system shall be designed to convey a fifty-year
storm peak flow rate, at a minimum. Storm drainage systems that are
tributary to a stormwater management facility shall be designed to
convey a 100-year storm peak flow rate. Precipitation data to be used
in the analysis of peak rates of discharge shall be obtained from
the Precipitation Frequency Atlas of the United States, Atlas 14,
Volume 2, latest version, United States Department of Commerce, National
Oceanic and Atmospheric Administration (NOAA), National Weather Service,
Hydrometeorological Design Studies Center, Silver Spring, Maryland.
NOAA's Atlas 14 can be accessed at http://hdsc.nws.noaa.gov/hdsc/pfds/.
All design computations shall be submitted in tabular form. The fifty-year
peak flow rate shall be determined by the Rational Formula.
|
Table 7. Peak Flow Rate Rational Formula
| |
|---|---|
|
Peak Flow Rate Rational Formula
| |
|
Q = CIA
| |
|
Q =
|
Peak runoff rate, in cubic feet per second
|
|
C =
|
Runoff coefficient equal to the ratio of the peak runoff rate
to the average rate of rainfall over a time period equal to the time
of concentration
|
|
I =
|
Average rainfall intensity in inches per hour for a time equal
to the time of concentration
|
|
A =
|
Drainage area in acres
|
(b)
Inlet capacity. At a minimum, all inlets must be designed to
accommodate the fifty-year peak flow rate. The capacity of all C-,
M-, or S-type inlets shall be determined from the PennDOT Design Manual,
Part 2, Highway Design, as amended. The design capacity of all four-foot
special inlets shall be 5.5 cubic feet per second, and all six-foot
special inlets shall be 6.5 cubic feet per second.
(c)
Straight pipe sections. All storm drainpipes shall be designed
to follow straight courses. No vertical curves shall be permitted
in the storm drainpipe system.
(d)
Minimum grade and size. All storm drainpipes shall be designed
to maintain a minimum grade of 0.5%; all storm pipes shall have a
minimum inside diameter of 18 inches or a cross-sectional area of
254 square inches, except pipes under a twenty-five-foot or greater
fill shall not be less than 24 inches or a cross-sectional area of
453 square inches.
(e)
Pipe capacity. The capacity of all pipe culverts shall, as a
minimum, provide the required carrying capacity as determined by the
following sources:
[1]
United States Department of Transportation, Federal Highway
Administration, Hydraulic Engineering Circular No. 5, Hydraulic Charts
for the Selection of Highway Culverts, or latest version.
[2]
United States Department of Transportation, Federal Highway
Administration, Hydraulic Engineering Circular No. 10, Capacity Charts
for the Hydraulic Design of Highway Culverts, or latest version.
[3]
United States Department of Transportation, Federal Highway
Administration, Hydraulic Engineering Circular No. 13, Hydraulic Design
of Improved Inlets for Culverts, or latest version.
(f)
Pipe arches. Where headroom is restricted, equivalent pipe arches
may be used in lieu of circular pipe.
(g)
Allowable headwater depth. At all inlets or manholes, the maximum
allowable headwater depth shall be one foot below the top of the inlet
grate or the manhole cover.
(h)
Horizontal pipe deflections. A manhole or inlet shall be provided
at all horizontal deflections in the storm pipe system exceeding 1°.
(i)
Minimum cover. A minimum of three feet of cover shall be maintained
over all storm drainpipes, that are not of reinforced concrete construction.
The top of storm drainpipes shall be at least six inches below subgrade
elevation.
(j)
Pipe elevations at storm sewer structures. The crowns of all
pipes of equal sizes tying into an inlet or manhole shall be offset
vertically a minimum distance of 0.2 feet. The crowns of pipes of
different diameters tying into storm sewer structures shall be set
at equal elevations.
(k)
Diversion of runoff. All storm drainpipes shall be designed to carry the runoff into a detention basin or similar facility used to control the rate of runoff in accordance with Chapter 288, Stormwater Management.
(l)
Material. All pipe material shall be subject to the approval
of the Township Engineer. All storm drainpipes within Township street
lines shall be reinforced concrete pipe (RCP) or elliptical reinforced
concrete pipe (ERCP) conforming to the specifications of the most
recent version of PennDOT Publication 408, as amended. High-density
polyethylene pipe (HDPE) conforming to PennDOT Publication 408 may
be used outside of Township street lines with the approval of the
Township Engineer. Corrugated metal pipe (CMP) may not be used within
the street line of any road maintained by Warrington Township.
(m)
Protective grates shall be provided at the locations stormwater
enters storm sewer systems (i.e., headwalls, endwalls, etc.), which
shall be designed to preclude excessive maintenance as a result of
potential clogging by the accumulation of debris and to prevent human
and wildlife from being drawn into the storm sewer. The maximum area
between the horizontals and the verticals of the protective grate
shall be six inches.
(3)
Runoff control measures.
(a)
Runoff control. All stormwater runoff shall be managed in accordance with requirements contained in Chapter 288, Stormwater Management, in regards to the volume of stormwater runoff, peak rate of discharge of stormwater runoff, and stormwater runoff quality.
(b)
Design of detention basins. All detention basins shall be designed in accordance with the procedures developed by the USDA Natural Resources Conservation Service in Technical Release No. 55, Urban Hydrology for Small Watersheds, or other methods described in Chapter 288, Stormwater Management. In addition, detention basins shall be designed to use the natural contours of the land and result in broad, shallow basins whenever possible. Maximizing a basin's depth and side slopes, in contrast to the surrounding topography, in order to obtain additional area for building or lot utilization is not acceptable.
(c)
Basin design criteria. The following design criteria shall be used in the design of all detention basins in the Township. The basins shall be designed to detain the quantity of water resulting from a 100-year, twenty-four-hour storm under full development conditions released at a maximum outflow rate as allowed in Chapter 288, Stormwater Management. All flows in excess of the above-mentioned standard shall flow over an emergency spillway. Storage capacity shall be calculated between the elevation of the low-flow orifice for the basin and the crest of the emergency spillway. Dead storage below the low-flow orifice shall not be included. Infiltration shall not be included when calculating volume requirements for peak rate control.
(d)
Underground detention basins shall be designed to detain the post-development volume of water resulting from a 100-year, twenty-four-hour storm totally within the storage media while discharging at a maximum outflow rate as permitted in Chapter 288, Stormwater Management. The top of underground basins shall be at least six inches below the bottom of the subbase in paved areas and at least 12 inches below final grade in unpaved areas.
[1]
All underground basins and seepage pits shall be provided with
a means of access for inspection and maintenance in a manner acceptable
to the Township Engineer.
[2]
Outlet structures for underground stormwater management facilities
(with the exception of seepage beds) shall be equipped with weirs
to function as emergency spillways. The minimum capacity of the emergency
spillway shall be such that the emergency spillway shall discharge
the post-development peak flow entering the basin from the 100-year,
twenty-four-hour design storm with a minimum of one foot of freeboard.
The principal spillway shall be assumed to be completely blocked.
[3]
The storage volume for underground basins shall be calculated
between the elevation of the low-flow orifice and the elevation of
the top of the storage media. The assumed void ratio for coarse aggregate
shall be 0.4; void ratios for manufactured storage media shall be
verified by manufacturer's specifications. Regardless of infiltration,
dead storage below the low-flow orifice shall not be included in the
storage volume.
[4]
The storage volume for seepage beds shall be calculated between
the bottom of the bed and the top of the storage media. The assumed
void ratio for coarse aggregate shall be 0.4; void ratios for manufactured
storage media shall be verified by manufacturer's specifications.
(e)
Maximum depth of detention basins. The maximum depth of water
in a detention basin shall be eight feet, as measured from the lowest
point in the basin to the crest of the emergency spillway.
(f)
Emergency spillway. Whenever possible, the emergency spillway
for detention basins shall be constructed on undisturbed ground. Emergency
spillways shall be constructed of reinforced concrete, vegetated earth
or other materials approved by the Township Engineer. All emergency
spillways shall be constructed so that the detention basin berm is
immediately protected against erosion. The minimum capacity of the
emergency spillway shall be such that the emergency spillway shall
discharge the post-development peak flow entering the basin from the
100-year, twenty-four-hour design storm with a minimum of one foot
of freeboard. The principal spillway shall be assumed to be completely
blocked. Linings for emergency spillways shall extend along the upstream
and downstream berm embankment slopes. The upstream edge of the emergency
spillway lining shall extend to a point at least three feet below
the emergency spillway crest elevation or bottom of the embankment,
whichever is higher. The downstream lining of the emergency spillway
shall, as a minimum, extend to the toe of the embankment. The emergency
spillway shall not discharge over earthen fill and/or easily erodible
material.
(g)
Antiseep collars. Antiseep collars shall be installed around
the principal pipe barrel within the normal saturation zone of the
detention basin berms. The antiseep collars and their connections
to the pipe barrel shall be watertight. A minimum of two antiseep
collars are required and shall extend a minimum of two feet beyond
the outside of the principal pipe barrel. The maximum spacing between
collars shall be 14 times the minimum projection of the collar, measured
perpendicular to the pipe.
(h)
Freeboard. Freeboard is the difference between the 100-year
design flow elevation in the emergency spillway and the top of the
settled detention basin embankment. The minimum freeboard shall be
one foot.
(i)
Slope of detention basin embankment. The maximum slope of detention
basin embankments shall be three horizontal to one vertical.
(j)
Width of berm. The minimum top width of detention basin berms
shall be 10 feet. A cutoff trench (keyway) of impervious material
shall be provided under all embankments that require fill material.
The cutoff trench shall be a minimum of eight feet wide, three feet
deep, and have side slopes of one horizontal to one vertical.
(k)
All basin embankments shall be placed in lifts not to exceed
one foot in thickness, and each lift shall be compacted to a minimum
of 95% of the modified proctor density as established by ASTM D-1557.
Prior to proceeding to the next lift, the compaction shall be checked
by a registered professional geotechnical engineer employed by the
developer. Compaction tests shall be run on the leading and trailing
edge of the berm along with the top of the berm. Verification of required
compaction shall be submitted to the Township Engineer prior to utilization
of any basin for stormwater management.
(l)
Slope of basin bottom. In order to ensure proper drainage of
the detention basin, a minimum grade of 1% shall be maintained for
all sheet flow. A minimum grade of 1% shall be maintained for all
channel flow. Basins designed for infiltration may have flat 0% bottoms.
(m)
Energy dissipators. Energy-dissipating devices (riprap, end
sills, etc.), shall be placed at all basin outlets.
(n)
Safety/aquatic benches. All areas that are deeper than four
feet should have two safety benches, totaling 15 feet in width. One
should start at the normal water surface and extend up to the pond
side slopes at a maximum slope of 10%. The other should extend from
the water surface into the pond to a maximum depth of 18 inches, also
at slopes no greater than 10%. The fencing shall be a minimum height
of four feet high and have no horizontal bars more than four inches
above ground, except for the top bar, and shall be of a design and
material approved by the Township Engineer.
|
Figure 8. Safety/Aquatic Benches
 Source: Pennsylvania Best Management Practices Manual
for Wet Pond/Retention Basin (6.6.2)
|
(o)
All basin outfall pipes shall be watertight Class III reinforced
concrete pipe having O-ring joints. All joints shall be mortared.
To minimize clogging and to facilitate cleaning, outlet pipes shall
have an internal diameter of at least 18 inches and a minimum grade
of 0.5%.
(p)
Landscaping of detention basins. Landscaping and planting in detention basins shall be provided. It shall be aesthetically pleasing and compatible with surrounding land uses and require a minimum of maintenance. Subsurface basins and seepage pits shall be designed in a manner to allow application of general landscape requirements. Basins shall be planted and landscaped with native plants and shall be in accordance with § 305-329E(8) and F(5).
[1]
Basin floors. Basin bottoms shall be planted with a growth including
either native grasses or a meadow effect of native and naturalized
wildflowers, depending on the desirability of the basin as a recreation
area or as a natural area. There shall be a sufficient variety of
trees, bushes, flowers, and grasses to create a natural setting.
[2]
Native plants shall be required in all stormwater basins per
Pennsylvania Stormwater Best Management Practices Manual, Appendix
B.
[3]
Basin berms or perimeter. A plan shall be submitted for Township review and approval which shows the provisions for landscaping around the perimeter of the basin. The plan should include both evergreen material and deciduous material in the minimum sizes outlined in § 305-329F(4).
(q)
Facilities designed for infiltration stormwater runoff shall meet the requirements of Chapter 288, Stormwater Management, and the Pennsylvania Stormwater Best Management Practices Manual, latest edition, as amended from time to time.
(r)
Protective grates shall be provided at all basin outlet structures
and shall be designed to preclude excessive maintenance for potential
clogging by debris and to prevent human and wildlife from being drawn
into the storm sewer. The maximum area between the horizontals and
the verticals of the protective grates shall be six inches.
(4)
Culverts and drainage channels.
(a)
Design flow standard. All culverts and drainage channels shall
be designed to carry a minimum flow rate equal to a fifty-year, twenty-four-hour
storm. All culverts and drainage channels that are tributary to a
stormwater management facility shall be designed to convey a 100-year
storm peak flow rate. Precipitation data to be used in the analysis
of peak rates of discharge shall be obtained from the Precipitation
Frequency Atlas of the United States, Atlas 14, Volume 2, latest version,
United States Department of Commerce, National Oceanic and Atmospheric
Administration (NOAA), National Weather Service, Hydrometeorological
Design Studies Center.
(b)
Erosion prevention. All drainage channels shall be designed
to prevent the erosion of the bed and bank areas. The flow velocity
in all vegetated drainage channels shall not exceed the maximum permissible
velocity to prevent erosion. Suitable bank stabilization shall be
provided where required to prevent erosion of the drainage channels.
Where storm sewers discharge into existing drainage channels at an
angle greater than 30° from parallel with the downstream channel
flow, the opposite bank shall be stabilized by the use of riprap or
masonry and/or concrete walls. The stabilization shall be designed
to prevent erosion and frost heave under and behind the stabilizing
media.
(c)
Maximum side slope. Any vegetated drainage channel requiring
mowing of the vegetation shall have a maximum grade of three horizontal
to one vertical on those areas to be mowed.
(d)
Design standard. Because of the critical nature of vegetated
drainage channels, the design of all vegetated channels shall, as
a minimum, conform to the design procedures outlined in the most recent
versions of the PADEP's Erosion and Sediment Pollution Control
Manual and the Pennsylvania Stormwater Best Management Practices Manual.
Several acceptable sources outlining procedures for unvegetated drainage
channels include the following:
C.
Stormwater best management practices (BMP) maintenance and operation. All stormwater best management practices will be managed in accordance with the operations and maintenance plan required by Chapter 288, Stormwater Management.
D.
Maintenance of all drainage facilities and watercourses within any
subdivision or land development is the responsibility of the developer
until the notice of termination is issued and such facilities are
accepted by the Township, or some other entity designated by the Township,
after which they become the responsibility of the accepting entity.
E.
It is the responsibility of any person, corporation, or other entity
doing any act on or across a communal stream, watercourse, or swale,
or upon the floodplain or street line during the period of activity,
to return it to its original or equal condition after such activity
is completed.
F.
Maintenance of drainage facilities or watercourses located on a private
property is the responsibility of the owner of the property.
G.
No person, corporation, or other entity shall block, impede the flow
of, alter, construct any structure, deposit any material or thing,
or commit any act which will affect normal or flood flow in any communal
stream or watercourse without having obtained prior approval from
the Township or the PADEP, whichever is applicable.
H.
Adequate street lines and/or easements shall be provided for all
drainage facilities and watercourses which are proposed for acceptance
by the Township or other official agency.
I.
Each person, corporation, or other entity which makes any surface
change shall be required to:
(1)
Collect on-site surface runoff and dispose of it to the point of discharge into the nearest natural watercourse or suitable storm drain in compliance with Chapter 288, Stormwater Management.
(2)
Accommodate existing off-site runoff through a proposed development
by designing conveyance systems to adequately handle storm runoff
from a fully developed area upstream.
(3)
Pay a proportionate share of the total cost of off-site improvements
to the common natural watercourse, based on a fully developed drainage
area.
(4)
Provide and install, at the developer's expense, and in
accordance with Township requirements, all drainage and erosion-control
improvements (temporary and permanent) as required by the erosion
and sedimentation control plan, the Township Engineer, or the Bucks
County Conservation District.
J.
All major streams shall be kept open and free flowing.
A.
General.
(1)
No changes shall be made in the contour of the land, and no
grading, excavating, removal or destruction of the topsoil, trees,
or other vegetative cover of the land shall commence until such time
that a plan for minimizing erosion and sedimentation has been processed
with and reviewed by the Township Engineer or there has been a determination
by the Township Engineer that such plan is not necessary.
(2)
All subdivisions or land developments involving the disturbance
of 1,000 square feet or more of earth or as required in accordance
with the latest regulations of the Bucks County Conservation District
shall submit a plan to the Bucks County Conservation District for
review. No approval may be given without a letter of adequacy from
the Bucks County Conservation District.
(3)
No subdivision or land development plan shall be approved unless:
(a)
There has been a plan approved by the Township Engineer that
provides for minimizing erosion and sedimentation consistent with
this section, and an improvement bond or other acceptable security
is deposited with the Township in the form of an escrow guaranty which
will ensure installation and completion of the required improvements;
or
(b)
There has been a determination by the Township Engineer that
a plan for minimizing erosion and sedimentation is not necessary.
(4)
Measures used to control erosion and reduce sedimentation shall
be in compliance with 25 Pa. Code Chapter 102 and meet the standards
and specifications contained in the most recent version of the PADEP's
Erosion and Sediment Pollution Control Manual. The Township Engineer
shall confirm compliance with the appropriate specifications.
B.
Performance principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
(1)
Stripping of vegetation, regrading or other development shall
be done in such a way that will minimize erosion.
(2)
Development plans shall preserve salient natural features, keep
cut-fill operations to a minimum, and ensure conformity with topography
so as to create the least erosion potential and adequately handle
the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained, protected,
and supplemented.
(4)
The disturbed area and the duration of exposure shall be kept
to a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as practicable.
(6)
Temporary vegetation and/or mulching shall be used to protect
exposed critical areas during development.
(7)
The permanent (final) vegetation and mechanical erosion control
and drainage measures shall be installed as soon as practical in the
development.
(8)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the rate of surface water runoff will
be mechanically retarded.
(9)
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of appropriate best management practices
shown on the erosion and sediment control plan or as required by the
Township Engineer or Bucks County Conservation District.
C.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation, regrading,
or other development, it shall be the responsibility of the person,
corporation, or other entity causing such sedimentation to remove
it from all adjoining surfaces, drainage systems, and watercourses
and to repair any damage at their expense as quickly as possible.
D.
Installation and design standards.
(1)
The installation and design of any of the required erosion and
sedimentation control measures listed below shall be in accordance
with standards and specifications outlined in the most recent versions
of the PADEP's Erosion and Sediment Pollution Control Manual
and the Pennsylvania Stormwater Best Management Practices Manual.
(2)
Detailed designs for all the appurtenances related to temporary
basins must be supplied, including, but not limited to:
(a)
Debris basin.
(b)
Grade stabilization structure.
(c)
Grassed waterway or outlet.
(d)
Mulching.
(e)
Sodding.
(f)
Temporary cover on critical areas.
(g)
Temporary diversion (urban).
(h)
Permanent diversion (urban).
(i)
Permanent grass and legume cover on critical areas with prepared
seedbed.
(j)
Permanent grass and legume cover on critical areas with unprepared
seedbed.
(k)
Riser pipes.
(l)
Outlet pipes.
(m)
Antiseep collars.
(n)
Placement of pipes.
(o)
Heights and embankments.
(p)
Emergency spillway.
(3)
Design of the temporary basins can be combined with that for
the permanent basins if the developer desires.
(4)
The use of inlet riser boxes to prevent sediment from entering
the storm drainage system is strongly recommended.
(5)
Diversion berms and swales are the recommended erosion-control
devices for use in lieu of storm drainage pipes. All diversions and
swales must be designed to carry a minimum fifty-year peak flow rate,
unless otherwise specified in preceding sections, using precipitation
data for Doylestown, Pennsylvania, from the Precipitation Frequency
Atlas of the United States, Atlas 14, Volume 2, latest version, United
States Department of Commerce, National Oceanic and Atmospheric Administration
(NOAA), National Weather Service, Hydrometeorological Design Studies
Center, Silver Spring, Maryland. This data is available at http://hdsc.nws.noaa.gov/hdsc/pfds/.
(6)
Additional controls and requirements will be required during
construction if conditions so indicate, in the judgment of the Township
Engineer or Bucks County Conservation District.
E.
Compliance with regulations and procedures.
(1)
Approved final plans for minimizing erosion and sedimentation
will be incorporated into the development agreement and financial
security requirements as specified in Appendix A of this chapter.
(2)
The approval of plans and specifications for the control of
erosion and sedimentation shall be concurrent with the approval of
the final plans of a subdivision or land development and become a
part thereof.
(3)
At the time that a building permit is applied for, a review
shall be conducted by the Township Engineer to ensure conformance
with the erosion and sedimentation control plan as approved. During
construction, the Township Engineer shall inspect the development
site and enforce compliance with the approved plan. Further consultative
technical assistance will be furnished, if necessary, by the Bucks
County Conservation District.
(4)
In the event that the developer commences to clear and grade
before recording the approved plans, the Township may issue a stop-work
order requiring the developer to cease and desist all clearing and
grubbing operations immediately. The Township Manager may require
restoration to preexisting conditions.
A.
Bridges and culverts shall be designed to meet current PennDOT Publication
408 Specifications, as amended, to support expected loads and to carry
expected flows. They shall be constructed to the full width of the
street line or to an adequate dimension to accommodate special grade
conditions.
B.
Approval of the PADEP, Dam Safety Division, is required when the
area drained upstream of the point under consideration exceeds an
area of 100 acres.
A.
In reviewing subdivision and land development plans, the Township Planning Commission and Board of Supervisors will consider the adequacy of existing or proposed recreation areas to serve the additional dwellings proposed by the subdivision or land development. If it is determined that recreation areas as represented on a subdivision or land development plan is not suitable with regard to the size, shape, location, access or provision for maintenance, the Township may, at the discretion of the Board of Supervisors, require that open space be provided through payment of a fee in lieu of land and/or facilities, in accordance with § 370-505H of the Zoning Ordinance.
B.
Areas provided or reserved for such recreation shall be adequate
to provide for buildings, sites, landscaping, and off-street parking
as appropriate to the use proposed. Where a proposed park, playground,
school, or other public use shown in the Township's Comprehensive
Plan, Township Parks, Recreation, and Open Space Plan or on the Township's
Official Map, when adopted, 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 deem such requirements
to be necessary.
C.
Upon consideration of the particular type of development proposed, the Board of Supervisors may require the dedication or reservation of additional areas or sites of a character, extent, and location suitable to the needs created by such development for schools, parks, and other neighborhood purposes, in accordance with § 370-505H of the Zoning Ordinance.
D.
Where a proposed park, playground, or other public use is indicated
on a proposed subdivision or land development plan, the Park and Recreation
Board shall review the plan and submit recommendations to the Township
Planning Commission and the Board of Supervisors.
E.
The following standards shall apply to the provisions of recreation
areas:
(1)
Areas set aside for recreational purposes shall be of adequate
size and configuration to accommodate the intended use. They should
be located to serve all the residents, and in large developments more
than one area may be required to serve the residents in close proximity
to their dwellings. Access should be provided from a public street
and shall be designed to efficiently serve all parts of the subdivision
or land development.
(2)
Unless otherwise permitted as a fee in lieu and in accordance with the Township Fee Schedule, suitable open areas shall be required for recreation in addition to required open space. Standards to be used by the Board of Supervisors in testing the adequacy of space provided shall be consistent with the provisions in § 370-505 of the Zoning Ordinance.
(3)
Recreation areas shall be designed pursuant to the Accessibility
Guidelines for Buildings and Facilities, United States Architectural
and Transportation Barriers Compliance Board, as amended, promulgated
by the Americans with Disabilities Act, as amended.[1] At least one side of the recreation area shall abut a
street for a minimum of 50 feet for the access of emergency and maintenance
vehicles.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
A.
Any residential amenity proposed in a final plan such as a swimming
pool, clubhouse, or trail shall be constructed in accordance with
designs on the final plan. These amenities shall be bonded, and funds
held in escrow until completion. They shall be constructed before
the first 10% of the dwelling units have been constructed.
B.
Bonding procedures shall be required before final approval of the
land development plan and shall guarantee the improvements by the
developer of streets, sidewalks, curbs, streetlighting, street trees
and other landscaping and other landscaping, drainage facilities,
utilities, amenities, and other facilities that the Board of Supervisors
deem necessary.
A.
Preliminary approval of the land development plans must be obtained
for the entire proposed multifamily development. Final approval may
be obtained section by section, but such development sections shall
be specified on the preliminary plan with pertinent statistics such
as area and density regulations for each phase and must be numbered
in the proposed order that they are to be developed. Such order of
development must be adhered to, and if changes are required, plans
must be refiled, reviewed, and approved. Refiled plans will be subject
to any changes in density requirements made by the Board of Supervisors
since the original filing date.
B.
Development agreements including financial security shall be required
before final approval of the land development plans, and shall guaranty
the improvements by the developer of streets, sidewalks, curbs, streetlighting,
street trees and other landscaping, drainage facilities, utilities,
and other facilities that the Board of Supervisors may deem necessary.
C.
Arrangement of buildings and facilities.
(1)
All of the elements of the site plan shall be harmoniously and
efficiently organized in relation to topography, the size and shape
of the plot, the character of the adjoining property and the type
and size of the buildings, in order to produce a livable and economical
land use pattern.
(2)
Arrangement of buildings 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.
D.
Access and circulation.
(1)
Access to the dwellings and circulation between buildings and
other important project facilities for vehicular and pedestrian traffic
shall be comfortable and convenient for the occupants.
(2)
Access and circulation for firefighting equipment, furniture
moving vans, fuel trucks, garbage collection, deliveries, and snow
removal shall be planned for safe, efficient, and convenient operation.
(3)
Walking distance from the main entrance of a building to a street,
driveway, or parking area shall be less than 100 feet. Any exception
to this standard should be reasonably justified by compensating advantages,
such as desirable views and site preservation through adaptation to
topography. In no case shall the distance exceed 250 feet.
E.
Yards. Yards shall ensure adequate privacy, desirable outlook, adequate
natural light and ventilation, convenient access to and around the
dwellings, and other essential uses.
F.
Grading.
(1)
Grading shall be designed for buildings, lawns, paved areas,
and other facilities, in accordance with ADA and Federal Fair Housing
Amendments (FHAA)[1] requirements, to ensure adequate surface drainage, safe
and convenient access to and around the buildings, and conservation
of desirable existing vegetation and natural ground forms.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq., and
42 U.S.C. § 3601 et seq., respectively.
(2)
Grading around buildings shall be designed to be in harmony
with natural topography and to minimize earthwork.
G.
Streets.
(1)
Streets shall be provided on the site where necessary to furnish
principal traffic routes for convenient access to the living units
and other important facilities on the property.
H.
Driveways. Driveways shall be provided on the site where necessary for convenient access to the living units, garage, compounds, parking areas, service entrances of buildings, collection of refuse, and all other necessary services. Driveways shall conform to those standards of § 305-311 of this article.
I.
Parking areas.
(1)
Paved parking areas shall be provided to meet the needs of the
residents and their guests without interference to or from normal
access and circulation traffic.
J.
Sidewalks and pedestrian pathways.
(1)
Street sidewalks and/or internal development pedestrian pathways
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,
convenience, and appearance for pedestrian traffic. Small jogs in
the alignment shall be avoided.
(3)
The alignment and gradient of walks shall be designed to prevent
the passage of concentrated surface water on or across the walk and
to prevent the pocketing of surface water by walks.
K.
Refuse collection.
L.
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features; and additional new plant material shall be added to maintain privacy, shade, and beauty of buildings and grounds, and to screen out objectionable features in accordance with § 305-329 of this chapter.
B.
Additional width of streets adjacent to areas proposed for nonresidential
use may be required as deemed necessary by the Board of Supervisors
to ensure the free flow of through traffic from vehicles entering
or leaving parking areas. Costs incurred from such improvements shall
be the responsibility of the developer.
C.
When adjacent lots proposed for nonresidential uses front on a collector
or arterial street, the owner may be required to provide a service
road for ingress and egress, or in lieu thereof, the owner may be
required to provide an area adjacent to the proposed lots for off-street
parking purposes.
D.
Adjacent residential areas shall be protected from potential nuisance
of the proposed nonresidential developments, including the provision
of extra depths in parcels adjacent to existing or potential residential
developments and provisions for a permanently landscaped buffer strip,
as required in the Zoning Ordinance, in nonresidential districts.
E.
Loading and delivery areas or streets carrying nonresidential traffic
shall not be extended to the boundaries of the adjacent existing or
potential residential areas, or connected to streets intended for
predominately residential traffic.
F.
Parking areas and drives shall be screened from adjacent residential or institutional areas in accordance with the provisions of Chapter 370, Zoning, as amended and the landscape requirements specified herein. Landscape requirements for parking facilities shall be in accordance with the provisions of § 305-329 herein.
G.
Design requirements for parking structures are as follows:
(1)
All area, design, and parking requirements shall conform to the provisions of § 370-305E(33) and Article VI of the Zoning Ordinance and applicable provisions from § 305-312, as determined by the Township Engineer.
(2)
Ramps for the movement of vehicles between parking levels shall
be designed to provide optimal movement of vehicular traffic within
the parking structure.
(3)
Parking structures shall be so designed to minimize blank concrete
facades through the use of innovative architectural detail. The design
of the exterior of the parking structure shall be compatible with
the exterior design of the principal structure to the extent that
the parking facility is clearly identified with the principal structure.
(4)
Any parking structure or group of parking structures containing
300 parking spaces or more in total shall provide a grade-separated
pedestrian walkway connecting the parking facility with the principal
structure or structures.
(5)
Parking structures shall be landscaped in accordance with and
to the same extent as the overall landscape plan.
(6)
Within an enclosed parking structure or deck, the following
aisle widths and parking space angles shall apply:
|
Table 8. Enclosed Parking Structure or Deck Dimensions
| |
|---|---|
|
Angle of Parking Spaces
(degrees)
|
Minimum Aisle Width
(feet)
|
|
40 to 60
|
18
|
|
60 to 75
|
22
|
|
90
|
24*
|
|
*
|
May be reduced to 22 feet if the support columns for the deck
are arranged opposite each other.
|
(7)
Parking spaces shall be delineated by a double-striped line,
closed at the aisle end.
A.
Intent. The intent of this section is to protect and promote the
public health, safety and general welfare and overall appearance of
the Township by establishing minimum landscape standards and criteria
for all subdivisions and land developments. The environmental benefits
to proper landscaping will limit the removal of trees and associated
tree canopy on property within the Township; establish minimum standards
to ensure the replacement of trees and tree canopy removed from property
within the Township; reduce stormwater runoff; reduce water pollution;
reduce effects of wind and air turbulence; reduce visual pollution;
provide for noise abatement; reduce soil erosion; reduce levels of
carbon dioxide and return oxygen to the atmosphere; increase groundwater
supply; provide shade; provide habitat for wildlife; create a diverse
mix of plant species; conserve and protect property values and otherwise
facilitate the creation of a convenient, attractive and harmonious
community; and generally preserve and safeguard the ecological, economic
and aesthetic environment.
C.
Landscape plan submission requirements. See § 305-505E(8) for preliminary plan submission requirements and § 305-506E(8) for final plan submission requirements.
D.
Existing vegetation and natural features.
(1)
For the purposes of this section, the term "natural features" shall mean such vegetation, soils, surface streams and ponds, plantings, trees, and topography which exist on the site proposed to be developed prior to any development activity. These requirements are in addition to § 305-331.
(2)
In cases where existing natural features (to remain) duplicate the planting requirements of § 305-329F, any or all of such requirements may be waived by the Township Supervisors.
(3)
The Township Engineer may require the developer to verify the
presence of existing trees on a site through use of an aerial photograph
taken not more than one year prior to the submission of the landscape
plan or through a field survey.
(4)
During the construction of any site, all trees to be retained
within 15 feet or the dripline, whichever is greater, of a construction
area, including disturbance for roads and parking, shall be protected
by four-foot-high plastic webbed construction fencing, snow fencing
or equivalent, staked every 10 feet to ensure that there is no encroachment
within the area of the tree dripline by changing grade, trenching,
stockpiling of building materials or topsoil, or the compaction of
the soil and roots by any motor vehicle. The location of temporary
tree protection fencing shall be indicated on the grading or erosion
and sedimentation control plans for the application, and the installation
of fencing shall be specifically noted in the construction sequence.
(5)
Trees that are proposed for removal and are located within 15
feet of the dripline of trees to remain shall be cut flush to grade
and then ground to a minimum of 12 inches below grade. Damage to roots
of trees to remain shall be avoided.
(6)
Protection of topsoil.
(a)
Each lot shall have at least six inches of topsoil cover, after
settlement, over all of the site's exposed earth surfaces. More
than six inches may be required if the Township Engineer determines
that a greater amount is needed for the long-term viability of certain
plantings.
(b)
Topsoil moved and stockpiled by grading operations shall be
redistributed and stabilized following the completion of a project
or project phase. All exposed earth surfaces shall be stabilized within
the time frame specified by 25 Pa. Code Chapter 102, Erosion and Sediment
Control, as amended.
(c)
All disturbed topsoil on site is to be redistributed on-site
in areas not covered by impervious surfaces. No removal of topsoil
from a site is allowed unless approved by the Warrington Township
Engineer.
(7)
Subject to the approval of the Township Engineer, existing vegetation may count toward tree planting and buffer requirements, as required in § 305-329E(6)(b), (6)(f) and (10), in lieu of new plantings, provided that the existing vegetation is used in conjunction with new plantings to meet the tree planting and buffer requirements.
(a)
A tree shall be deemed to be preserved when the plan provides
for it to be maintained in such manner that the entire tree protection
zone shall be maintained at the existing grade level in either vegetative
landscape material or pervious surface cover. No grading shall occur
in a tree protection zone.
(b)
Trees designated for approval as preserved trees shall be preserved
in accordance with ANSI A300 "American National Standard for Tree
Care Operations - Tree, Shrub, and Other Woody Plant Management -
Standard Practices (Management of Trees and Shrubs During Site Planning,
Site Development, and Construction)." At the direction of the Township
Engineer, existing trees that have not been adequately protected during
construction or that die within the guarantee period are to be removed
and replaced using the appropriate quantities for the diameter of
the removed trees.
(c)
In determining trees to be protected, consideration shall be
given to maintaining a clear zone between new buildings, site improvements
and preserved forest/woodland edges. New buildings or site improvements
shall not be constructed in the tree protection zone.
(8)
Removal and replacement of existing trees. When trees are approved
to be removed from a site, the following replacement provisions shall
apply:
(a)
If greater than the allowable percentages of tree removal noted herein (but in no case shall removal of forests exceed those allowed in § 370-503 of the Zoning Ordinance) are removed or destroyed because of street alignment, building placement, parking area location, grading or otherwise, then existing trees removed or destroyed shall be replaced in accordance with the following Table 9:
|
Table 9. Tree Replacement Standards
| |
|---|---|
|
Tree Size Removed
(inches)
|
Number of 2.5-inch Replacements Required
|
|
Less than 3
|
0
|
|
3 to 5
|
1
|
|
6 to 23
|
5
|
|
24 to 36
|
10
|
|
37 or greater
|
Inch for inch
|
[1]
The replacement trees shall be selected from the Preapproved
Plant Material List.[2]
[2]
Editor's Note: Appendix F, Preapproved Plant Material List, is included as an attachment to this chapter.
[2]
Such new trees shall be planted in addition to the trees and/or shrubs required under § 305-329E, except that such replacement trees may be used in revegetation of riparian areas. If there is insufficient space to plant all of the required trees, the developer shall plant all remaining trees on lands owned by the Township as directed by the Township Manager or their designee. At the sole discretion of the Board of Supervisors, a fee in lieu of such plantings mat be accepted. The fee shall be the full cost that would otherwise be incurred by the owner for the furnishing and installation of the plantings and shall be used for landscaping Township-owned land as directed by the Board of Supervisors.
[3]
The replacement trees shall be shown on the landscape plan with a schedule of trees to be removed and trees to be used for replacement as defined in § 305-505E(8) or on the landscape plan with a separate plant schedule for replacement trees or shown as trees to be contributed to the Township. A maximum of 50% of the required trees may be replaced as evergreen trees and/or ornamental trees at a ratio of two evergreen or ornamental trees per each replacement. A maximum of 20% of the required trees may be replaced as shrubs at a ratio of 10 shrubs per required tree. Refer to Appendix F for sizes and types of trees and shrubs recommended.
E.
Landscape design requirements.
(1)
The location, dimensions, and spacing of required plantings
should be adequate for their proper growth and maintenance, considering
the sizes of such plantings at maturity and their present and future
environmental requirements, such as wind, soil, moisture, and sunlight.
(2)
Planting guidelines.
(a)
Plantings shall be selected and located where they will not
contribute to conditions hazardous to the public's health, safety,
and welfare. Such locations include, but shall not be limited to,
public street lines; underground and aboveground utilities; and sight
triangle areas required for unobstructed views at street intersections
as required per pertinent sections of this chapter and the Zoning
Ordinance.[3] In addition, plantings at the ends of parking lot drive
aisles must be designed to stay below two vertical feet to maximize
visibility for motorists and pedestrians and minimize screening due
to high vegetation.
(b)
Trees and shrubs shall be located so as not to interfere with
the installation and maintenance of sidewalks and utilities. Trees
shall be planted 15 feet from overhead utilities and six feet from
underground utilities.
(3)
All plant materials used shall meet the minimum standards for health, form, and root condition as outlined in the American Standard for Nursery Stock, ANSI Z60.1, latest edition and at the time of planting meet minimum size requirements as stated in § 305-329F, General planting requirements.
(4)
Caliper. For measuring trees for buffering or landscaping purposes,
caliper measurements shall be taken at a point on the trunk six inches
above the natural ground line.
(5)
Street trees.
(a)
Street trees shall be planted for any subdivision or land development
where suitable street trees do not exist, as part of the design and
construction of:
[1]
New streets.
[2]
New sidewalks or pedestrian ways.
[3]
Existing streets, sidewalks, pedestrian ways, highways, bicycle
trails or pathways when they abut or lie within the subdivision or
land development.
[4]
Access driveways to residential developments having more than
two dwelling units.
[5]
Renovations to or widening of existing streets or sidewalks.
(b)
Spacing. Street trees shall be planted no closer than 40 feet
on center nor further than 50 feet on center for each side of the
street, except along arterial streets and highways where, with the
approval of the Board of Supervisors, they may be up to 100 feet on
center, or an equivalent number may be planted in an informal arrangement.
(c)
Setback. Street trees shall be planted a minimum distance of
two feet outside and parallel to the street line, unless otherwise
approved by the Township Engineer. Trees located at intersections
shall respect the sight triangle as defined in this chapter and the
Zoning Ordinance.[4] Adequate separation from overhead and underground utilities
shall be provided.
(d)
Street trees shall not be located within the street line. Existing
trees located within the street line may count toward the street tree
requirement provided the tree is over four inches in caliper.
(e)
Street trees shall have a clear trunk from ground level to seven
feet above ground level, with full branching structure. All hanging
branches shall be trimmed to maintain a minimum height of seven feet
above the ground surface at all times.
(6)
Buffers and perimeter areas.
(a)
Consistent with the intent of this section and § 370-806, Screening and buffering and planting strip requirements, of the Zoning Ordinance, the entire perimeter of a property being developed shall have a buffer which includes trees, shrubs, and other landscape improvements necessary to screen the visual impact the development will have on the property, on adjoining properties, and on the Township.
(b)
Softening buffer. Along the sides and rear of property lines
of all subdivisions and land developments where existing vegetation
is not sufficient, at the discretion of the Township Engineer, and
a screen buffer is not required, a permanent softening buffer shall
be planted. The following landscape requirements must be adhered to:
[1]
Softening buffer plant materials shall include a combination
of trees and shrubs in free-form arrangement. The buffer shall consist
of a minimum of four shade trees for each 100 linear feet and eight
shrubs for each 100 linear feet of property line. Informal groupings
that reflect the natural character of the site are encouraged. Up
to 50% of shade trees may be substituted with ornamental or evergreen
trees or shrubs at a rate of two ornamental, two evergreen trees,
or 10 shrubs for every shade tree.
(c)
The buffer planting area along the property lines shall be used
for no purpose other than planting of trees, shrubs, and lawn. It
may include a wall or fence. Any wall or fence shall be compatible
and constructed in such a manner that it will not conflict with the
character of the abutting district.
(d)
The buffer plantings shall be aligned along the property lines
or street line boundaries but may be sited on any position of the
property if recommended by the Township Planning Commission and permitted
by the Board of Supervisors. An innovative and free-form arrangement
of plant materials is encouraged.
(e)
Within the buffer area, no proposed slopes shall be steeper
than four horizontal to one vertical (25%), unless these areas previously
existed at a steeper slope than 4:1 and no new grading is proposed
within such areas. If the area of the slope is intended to be mowed,
the maximum slope shall be no steeper than 3:1.
(f)
Screen buffer. Where under applicable sections of the Zoning
Ordinance,[5] screen buffers are required for the entire length of all
common boundaries abutting noncomplementary districts and uses, the
following landscape requirements shall be adhered to:
[1]
Trees and shrubs used for screening shall be composed of at
least 75% evergreen and shall be arranged to provide an immediate
visual screen of 50%. Evergreen trees shall be at least eight feet
in height at the time of planting. The balance of the plantings may
be deciduous trees and shrubs.
[2]
Walls, ornamental structures, fences and berms or a combination
of these may be used in combination with appropriate plant material,
subject to the specific land use areas involved and as approved by
the Township Board of Supervisors.
[3]
Screening shall consist of evergreen trees in double rows, staggered
10 feet to 20 feet on center. The spacing will depend on the type
of tree used. Evergreen or deciduous shrubs shall supplement the evergreen
trees at a minimum rate of 20 per 100 feet.
[4]
The planting screen shall be continuous except at points of
vehicular or pedestrian access.
(g)
The establishment of large monoculture evergreen buffers is
discouraged. Where a buffer planting shall include 40 or more evergreen
trees, no more than 1/3 of these evergreen trees shall be a single
species of tree. The use of Pinus strobus, white pine, in buffer plantings
of less than 40 but more than 15 required evergreens shall be limited
to one-third Pinus strobus species. Screen buffers of less than 15
required evergreens shall be made up of species other than Pinus strobus.
(7)
Off-street parking area. Parking areas shall be screened from
adjacent residential or institutional areas in accordance with the
provisions in the Zoning Ordinance, as amended,[6] and the landscape requirements specified herein. The following
standards shall apply to all off-street parking facilities with a
capacity of five or more vehicles:
(a)
The perimeters of off-street parking lots in all districts shall
be buffered in accordance with the above regulations for softening
buffers. This shall include the introduction of landscape elements
or softscape separation between buildings and parking as well as between
parking areas and public streets. Raised perimeter planting beds shall
be provided around all parking areas except where the parking area
is adjacent to a building. The planting bed shall be at least 15 feet
wide. In addition, any parking closer than 50 feet to a public street
line or residential district shall have a continuous row of shrubs,
fence, wall, berm, or a combination of these to a minimum height of
three feet between the street or residential district and parking
area.
(b)
All parking areas shall have at least one shade/canopy tree
for every six parking spaces in single rows and one shade/canopy tree
for every 12 parking spaces in double-loaded rows of parking spaces.
Trees shall be planted to provide shade for the parked automobiles.
(c)
The surface treatment of planting beds, planting islands and
perimeter planting beds shall be grass, ground cover, low maintenance
shrubs or a combination of those. If grass is used, mower access must
be provided.
(d)
Not more than 12 parking spaces shall be placed in a continuous
row without an intervening raised planting island of at least 10 feet
in width and the length of the parking stall. The raised planting
beds shall be offset on alternating side of parking rows.
|
Figure 9. Alternating Raised Beds
 |
(e)
There shall be a minimum of one shade tree per 12 spaces, and
all planting beds within a parking lot shall be surfaced with lawn,
ground cover or low-growing shrubs. Proposed trees, shrubs and ground
cover can be placed around the parking area perimeter or within interior
islands or at locations acceptable to the Township Engineer.
(f)
Planted islands shall be placed at the end of each row of parking
spaces which begins or terminates at an internal circulation aisle.
Raised planting islands shall be located at each end of a double-loaded
parking row and shall be planted with two shade trees per island.
End islands adjacent to primary traffic circulation routes shall have
only low-growing shrubs, ground cover or lawn so as to not impede
adequate sight distance.
(g)
For any land use where the total number of parking spaces in
one parking lot exceeds 100 stalls, the parking area shall be divided
by continuous center islands perpendicular to the spaces every 130
feet, assuming four rows of parking and two aisles. These divider
islands shall be a minimum of 10 feet wide.
(8)
Drainage area and detention/retention basin landscaping.
(a)
Whenever a detention or retention basin is provided, such basin
shall conform to the requirements set forth in the applicable Zoning,
Stormwater Management[7] and Subdivision and Land Development Ordinances and the
landscaping requirements as follows.
(b)
The basin shall be so designed that the plantings in and adjacent
to it shall not have a negative effect on the hydrological function
of the basin. Trees shall be kept off of permanent stormwater control
basin berms in accordance with PADEP requirements.
(c)
All continuously flowing natural watercourses shall be maintained
in their natural state, except that removal of debris and remediation
of severe erosion shall be required.
(d)
Intermittent streams shall be maintained at their existing alignments
and gradients, except that they may be improved by minor regrading,
unless otherwise restricted by state, federal or Warrington Township
zoning regulations, and shall either be planted and stabilized in
vegetative cover or provided with erosion control improvements as
approved by the Township Engineer.
(e)
Drainageways and detention and retention basins shall be aesthetically
pleasing and compatible with the adjacent land use. Creative grading
and innovative basin forms are encouraged. The use of best management
practices as detailed in the Pennsylvania Stormwater Best Management
Practices Manual, latest edition, is also encouraged. Where basins
adjoin existing forest/woodlands, it is recommended that plantings
be selected to blend with the natural surroundings.
(f)
Basin floors.
[1]
Basins shall be planted and landscaped with native plants.
[a]
Vegetative ground cover other than lawn are encouraged
where appropriate. Where lawn is not specified, plans shall include
a narrative and schedule for short- and long-term maintenance to include
cutting/harvesting, reseeding, fertilizing, selected weed removal
and the party responsible for maintenance. Trees are encouraged wherever
possible to promote cooling of water within the basin.
[b]
Floors intended to be dry most of the year shall
be landscaped to provide naturalized ground cover in one or a combination
of the following:
[c]
Basin floors, portions of a floor, or channels
that are wet most of the year shall be landscaped in one or a combination
of the following:
(g)
Basin perimeter plantings.
[1]
There shall be a minimum of one shade tree and two shrubs for
each 30 linear feet of basin perimeter. To promote diversity, up to
50% of the shade trees may be substituted with an option of two flowering
trees or evergreen trees, or 10 shrubs for every shade tree.
[2]
This requirement is in addition to required softening buffers
where basins are against property edges.
[3]
This requirement may be waived along portions of a basin where
screen buffer is required and where the owner can demonstrate that
such added buffer will not produce added screening benefit, provided
that the owner agrees to provide equivalent plantings at other areas
in the Township as directed by the Board of Supervisors.
[4]
Sufficient area shall be provided between stormwater basins
and property lines and buildings to permit the satisfactory spacing
and placement of required plant material.
(9)
Pennsylvania Best Management Practices (PA BMP) landscaping
requirements.
(a)
PA BMP structures including rain gardens, infiltration trenches,
vegetated swales, and other surface PA BMP structures not classified
as a retention/detention basin shall be landscaped. The plantings
shall be in addition to all other landscape requirements. There shall
be a minimum 10 (1.5 inches DBH) shade tree equivalent per 10,000
square feet. Landscape plan material equivalents may be used in accordance
with Table 10, Landscape Equivalencies, to promote flexible solutions
that best meet the plant material needs as outlined in the Pennsylvania
Stormwater Best Management Practices Manual.
(b)
Landscape equivalencies. A minimum of 50% of landscape equivalencies
is required. Additional landscape equivalencies may be provided for
certain requirements where specified according to applied rates of
Table 10, Landscape Equivalencies. Equivalencies are intended to provide
flexible solutions to meet the intent of certain requirements and
are subject to the approval of the Township Engineer.
|
Table 10. Landscape Equivalencies
| ||
|---|---|---|
|
Landscape Equivalencies
| ||
|
Quantity
|
Size
|
Type
|
|
1
|
1.5 inches DBH
|
Shade tree
|
|
2
|
1.5 inches DBH
|
Ornamental trees
|
|
2
|
4 feet to 5 feet in height
|
Evergreen trees
|
|
5
|
18 inches in height
|
Shrub
|
(10)
Site element screening.
(a)
Service, loading, outdoor nonresidential/commercial dumpster
and recycling containers, outdoor displays, material storage, transformers
and mechanical equipment, and utility delivery areas shall be screened
from all residential districts and uses, public streets, parking lots
and pedestrian walkways. Screening shall include the use of fences,
walls, berms, evergreen plant material, or a combination of these.
(b)
Fences and walls shall be designed to be compatible in terms
of materials and overall aesthetics with the surrounding architecture
and physical features.
(c)
Screening shall be installed and maintained at a height which
effectively blocks the view but shall not be less than six feet unless
approved by the Township Board of Supervisors. Trash disposal areas
shall be screened on three sides when possible.
(11)
Individual lot landscaping requirements. In addition to the
landscape requirements as defined above, each individual nonresidential
building lot/use shall provide the following:
(a)
Each building lot/use in nonresidential districts, including, but not limited to, institutional, commercial, industrial, office and business, shall provide one deciduous or evergreen tree as listed in § 305-329F per 5,000 square feet of gross floor area of building. Up to 50% of required shade/evergreen trees may be substituted with ornamental trees or shrubs at a rate of two ornamental trees or 10 shrubs for every shade tree.
(12)
Rare, threatened, and endangered plants. The following trees,
shrubs and plants shall be granted priority for retention and protection
and shall be left in an undisturbed condition unless an evaluation
report by an ISA certified arborist or registered landscape architect
acceptable to the Township concludes that tree, shrub or plant is
beyond recovery or the owner has demonstrated, to the satisfaction
of the Township Engineer, that reasonable efforts have been made to
protect them and the plan cannot be reasonably altered:
(a)
Trees, shrubs, or plants determined to be rare, threatened or endangered under the current Federal Endangered Species Act of 1973 in 16 U.S.C. §§ 1531 through 1544 and in 50 CFR Part 17 or placed upon the Pennsylvania Threatened Species List or the Pennsylvania Endangered Species List (34 Pa.C.S.A. § 2101 et seq.).
(b)
Trees that are part of an historic site, associated with an
historic structure, or have been designated as a national, state,
or county champion tree.
(c)
Any tree having a caliper of 24 inches or more that is designated
as a national, state, or county champion tree of a particular species.
F.
General planting requirements.
(1)
Preapproved plant materials are listed in § 305-329H. Plant material shall be selected for its form, hardiness, texture, color, pattern of growth and suitability to local conditions.
(2)
Plants that are determined to be injurious to public health,
crops, livestock, agricultural land, or other property as those listed
on the Pennsylvania Noxious Weed Control List are prohibited in any
plantings within the Township. Refer to the current Noxious Weed Control
Law, Act of 2017, P.L. 774, No. 46, as amended from time to time.[8]
[8]
Editor's Note: See 3 Pa.C.S.A. § 1501 et seq.
(3)
In order to promote diverse plant communities within the Township
and maintain viable vegetative populations, it is recommended that
a mix and variety of trees, shrubs and ground cover be used in each
land development, subdivision, and planting plan.
(4)
Proposed plant sizes.
(a)
Replacement, street, shade, or canopy trees used in buffer and
perimeter, off-street parking, basin, and/or individual lot landscaping
situations shall be no less than two-and-a-half-inch caliper when
planted.
(b)
Evergreen buffer, site element screening, and individual lot
landscaping evergreen trees shall be no less than eight feet when
planted.
(c)
Ornamental trees for all landscape requirements shall be no
less than one-and-a-half-inch to two-inch caliper (or six-foot height
in the case of multistem trees) when planted.
(d)
Evergreen and deciduous shrubs used in buffer and perimeter,
site element screening, off-street parking, basin, and/or individual
lot landscaping situations shall be no less than 18 inches to 24 inches
when planted.
(e)
Smaller evergreen and deciduous shrubs used in parking lot islands
or instances where plant material does not grow to the larger specified
sizes shall be no less than 12 inches to 18 inches when planted.
(f)
Perennials, ferns, grasses, ground covers, and vines shall be
no less than a two quart container when planted.
(5)
Use of native species. The percentages of native species in
Table 11 shall be used with each plant type (shade tree, ornamental
tree, shrub, etc.), in each of the required planting categories and
as otherwise noted herein.
|
Table 11. Native Species Requirements
| |
|---|---|
|
Planting Requirement
|
Native Species Required (%)
|
|
Street trees
|
80
|
|
Buffer and perimeter areas
|
80
|
|
Off-street parking
|
80
|
|
Drainage area and detention/retention basin
|
100
|
|
Site element screening
|
50
|
|
Individual lot landscaping
|
80
|
|
Revegetation of riparian areas
|
100
|
|
Replacement trees
|
100
|
(6)
It is the responsibility of the property owner to replant, within
90 days of receiving notice from the Township, any required plantings
observed by the Township to have been removed in violation of the
approved landscape plan. This provision shall not be construed to
prevent the removal and replacement of any required plantings deemed
to be dead, diseased, or hazardous by a landscaping professional,
upon authorization of the Township Zoning Officer or their designee.
G.
Maintenance Bond.
(1)
Any tree or shrub which dies or is deemed, in the opinion of
the Township Engineer, not to have survived or grown in a manner uncharacteristic
of its type shall be replaced. Substitutions for certain species of
plants may be made only when approved by the Township Engineer.
(2)
The developer or landowner shall deposit with the Township a
sum of money equal to the amount necessary to cover the cost of purchasing,
planting, maintaining, and replacing all vegetative materials for
a period of 18 months from the date the public improvements constructed
as part of a subdivision or land development have been accepted in
dedication by the Township.
(3)
This condition may be satisfied through a land development agreement
with sufficient and appropriate financial guarantees.
H.
Preapproved plant material list. The list of preapproved plant material is intended to offer a broad selection of available plant material suitable for the various required landscapes found in this chapter. Native plant species are required in accordance with § 305-329F(5). All species of bamboo are prohibited to be planted in the Township. Refer to Appendix F for the list of preapproved plant material.[9]
(1)
When species substitutions from the preapproved plant material list are proposed, the substitutions shall meet the requirements of § 305-329, shall be suitable for their proposed purpose and location, and shall not be identified by the Pennsylvania Department of Conservation and Natural Resources (DCNR) as invasive. Plants included on the DCNR "Watch List" as potentially invasive, and any associated varieties, hybrids, and cultivars of invasive species, shall not be permitted. Should plants listed in the preapproved plant material list be added to the DCNR's list of invasive plants after the adoption of this chapter, they shall not be permitted. Use of species known to be deer-tolerant and salt-tolerant should be considered where conditions warrant such.
[9]
Editor's Note: Appendix F is included as an attachment to this chapter.
A.
Prior to construction, the tree protection zone shall be delineated
and meet the following requirements:
(1)
The tree protection zone that is delineated on the site prior
to construction shall conform to the approved development plans.
(2)
All trees scheduled to remain shall be marked. Where groups
of trees exist, only the trees on the edge of the group need to be
marked.
(3)
A forty-eight-inch-high snow fence, or other suitable fence
as approved by the Township Engineer, shall be placed along the boundary
of the tree protection zone.
(4)
When the fencing has been installed, it shall be inspected and
approved by the Township Engineer prior to commencing clearing and
further construction. The fencing along the tree protection zone shall
be maintained until all work and construction has been completed.
Any damages to the protective fencing shall be replaced and repaired
before further construction shall commence.
(5)
Trees being removed shall not be felled, pushed, or pulled into
a tree protection zone or into trees that are to be retained.
(6)
Grade changes and excavations shall not encroach upon the tree
protection zone.
(7)
No toxic materials shall be stored within 100 feet of a tree
protection zone, including petroleum based and/or derived products.
(8)
The area within the tree protection zone shall not be built
upon nor shall any materials be stored either temporarily or permanently.
Vehicles and equipment shall not be parked in the tree protection
zone.
(9)
When tree stumps are located within 10 feet of the tree protection
zone, the stumps shall be removed by means of a stump grinder to minimize
the effect on surrounding root systems.
(10)
Tree roots which must be severed shall be cut by a backhoe or
similar equipment aligned radially to the tree. This method reduces
the lateral movement of the roots during excavation, which if done
by other methods could damage the intertwined roots of adjacent trees.
(11)
Within four hours of any severance of roots, all tree roots
that have been exposed and/or damaged shall be trimmed cleanly and
covered temporarily with moist peat moss, burlap or other biodegradable
material to keep them from drying out until permanent cover can be
installed.
(12)
Any root-cutting, pruning, or other tree disturbance shall be
conducted or overseen by a certified ISA arborist.
B.
Protection from grade change.
(1)
When the original grade cannot be retained at the tree protection
zone line, a retaining wall shall be constructed outside the tree
protection zone.
(3)
To ensure the survival of trees, the following methods shall
be used:
(a)
The top of the wall shall be four inches above the finished
grade level.
(b)
The wall shall be constructed of large stones, brick, building
tile, concrete blocks or treated wood beams not less than six inches
by six inches. A means for drainage through the wall shall be provided
so water will not accumulate on either side of the wall. Weep holes
shall be required within any wall.
(c)
Any severed roots as a result of excavation shall be trimmed
so that their edges are smooth and cut.
C.
Trees damaged during construction.
(1)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage. Damaged branches shall be pruned
according to the International Society of Arboriculture standards.
All cuts shall be made sufficiently close to the trunk or parent limb
without cutting into the branch collar or leaving a protruding stub.
All necessary pruning cuts must be made to prevent bark from being
torn from the tree and to facilitate rapid healing.
(2)
All trees which have been disturbed or have experienced damage
to their roots or branches shall be fertilized. Trees shall be fertilized
in early fall or midspring. Fertilizer grade shall have approximately
three parts nitrogen to one part phosphorus and potassium (ratio of
3:1:1). Fertilizer shall be broadcast over the soil surface in an
area twice the size of the tree protection zone at a rate of one pound
nitrogen per 1,000 square feet.
D.
Protection from excavations. When there is no alternative but to
locate an electrical or other small utility line within a tree protection
zone, the Township Engineer shall determine the most desirable location
for the line and the following guidelines shall be used:
A.
General.
(1)
The design and development of all subdivisions and land developments
shall preserve, whenever possible, natural features which will aid
in improving conditions generally favorable to the health, safety,
and welfare of the residents. These natural features include, but
are not limited to, the natural terrain of the site, woodland area,
streams, bodies of water and wetlands. More detailed standards to
preserve specific natural features are set forth in the following
subsections.
(2)
No change shall be made to land which is classified as an environmentally
sensitive area in accordance with the Zoning Ordinance,[1] except as otherwise permitted and regulated in this section
and by federal and state regulations. No grading, excavating, removal
or destruction of vegetation shall be approved unless there shall
be a recommendation by the Planning Commission and determination by
the Board of Supervisors that such activities are permissible.
(3)
Lands regulated as resource protection areas in the Zoning Ordinance
shall not be developed except by strict compliance with the Zoning
Ordinance.
(4)
Environmentally sensitive areas, other than resource protection
areas, shall be preserved and protected in accordance with the standards
and principles as established in this section.
(5)
When regulated by this chapter or the Zoning Ordinance, all
environmentally sensitive areas shall be evaluated and documented
with submission of an impact statement. The impact statement shall
also evaluate and document the impact of the subdivision or land development
on the environment (see Appendix E).[2]
[2]
Editor's Note: Appendix E, Environmental Impact Study, is included as an attachment to this chapter.
(6)
In addition to the evaluation of environmental sensitive areas
on a subdivision or land development site, a Phase 1 Environmental
Site Assessment (ESA) shall be performed to identify any potential
contaminants that are present on the site that could impact the proposed
use. The Phase 1 ESA shall be based upon the American Society for
Testing and Materials standards for assessing and investigating a
site for potential or existing environmental contamination liabilities.
Based on the results of the Phase 1 ESA, and/or at the discretion
of the Board of Supervisors, a Phase 2 ESA shall be performed on a
proposed subdivision or land development site to further evaluate
and provide recommendations for remediation of any potential contaminants
identified in conjunction with the Phase 1 ESA. The Phase 2 ESA shall
also be based upon the American Society for Testing and Materials
standards for assessing and investigating a site for potential or
existing environmental contamination liabilities.
B.
Performance standards. The following standards shall apply as minimum
standards in protecting environmentally sensitive areas other than
resource protection areas, which are regulated by requirements set
forth in the Zoning Ordinance:[3]
(1)
Type II streams shall not be disturbed except in accordance
with strict compliance with state and federal regulations.
(2)
Type II water bodies shall not be disturbed except in accordance
with strict compliance with federal and state regulations. Where alluvial
soils exist, no disturbance of such soils is permitted. For every
Type II water body, the area which shall be considered environmentally
sensitive shall be the limit of the top of bank or the area within
five feet of the maximum water surface elevation.
C.
Protection requirements.
(1)
An environmental impact study shall document and evaluate the
limits of environmentally sensitive areas. Each project shall be reviewed
and considered on the basis of the impact on sensitive areas. Balancing
the preservation of natural resources and development of Warrington
Township in accordance with the Zoning Ordinance,[4] shall be the Township's criteria for evaluating each
project. Protection of resource-protected areas shall be regulated
by the Zoning Ordinance. Other environmentally sensitive areas shall
be regulated to the degree presented above the general guidelines
in this section.
(2)
General guidelines for use of environmentally sensitive areas
are:
(a)
Land may be left as open space with ownership by the Township,
homeowners' association, condominium association or other public
organization acceptable to the Township.
(b)
Land may be assigned as part of each lot if properly deed restricted
in perpetuity to ensure protection and preservation.
(c)
Sensitive areas may be used for stormwater management facilities
and for linear development, such as roads and utility lines, which
have no feasible alternative locations.
(d)
Ongoing agriculture and similar historical uses shall be permitted.
(3)
To satisfy the alternative proposal test for preserving environmentally
sensitive areas, the developer must demonstrate that disturbance of
the sensitive areas cannot be avoided by redesign or reduction in
project scope.
(4)
To satisfy the condition that rigorous enforcement is not necessary,
the developer must demonstrate a compelling public need for the project
which would not be served by other projects, mitigation measures,
etc., and the fact that there will be no substantial impact on resource
protection and environmentally sensitive areas.
(5)
To satisfy the mitigating measures approach, an owner must demonstrate
an equivalent area for preservation.
A.
Service loading and refuse areas shall take access from an internal
street. Trash storage and refuse may be located in parking areas,
inside or attached to the building. When attached to the building,
the enclosure will be six feet in minimum height and constructed of
materials to match the building. Outdoor collection stations shall
be provided for garbage and trash removal when indoor collection is
not provided.
B.
Service loading and refuse areas shall not be located on the side
of a building that faces an external street.
C.
Service loading, collection stations and refuse areas shall be screened
from view by enclosing with fences, walls, plant material or a combination
thereof.
A.
Purpose.
(1)
Provide guidance and encourage coordinated development to maintain
a high standard of architectural and site development design to reflect
and enhance the visual, historic, and cultural character of the Township.
(2)
Encourage design creativity to strengthen the overall appearance
of new and proposed mixed-use and commercial centers along the Route
611 corridor and within mixed-use, commercial, and industrial developments.
(3)
Provide an impetus for attracting and retaining businesses within
the Township.
(4)
Promote walkable streets, minimize the visual impacts of automobiles,
establish a sense of scale in buildings, and improve the public realm
within the streetscape environment.
(5)
Encourage lively, human-scaled activity areas, and gathering
places for the community through encouraging a mix of uses.
B.
Applicability.
(2)
These are supplemental standards which shall apply in addition
to all other applicable regulations of the Zoning Ordinance[1] and this chapter. In the case of a conflict between this
section and any other section, the section imposing the stricter requirement
shall apply.
(3)
The standards serve as a template for future development, helping
potential developers understand the community's design intentions.
They also highlight the importance of patterns of symmetry, form,
and other important design details, while addressing elements such
as site planning, pedestrian and public amenities, architectural features,
and the streetscape realm.
(4)
Implementation of the standards shall produce a cohesive, aesthetically
pleasing development theme that provides an attractive business and
residential environment which exemplifies the traditional character
of the community for both customers and residents.
C.
Design review process.
(1)
Developers are encouraged to submit a sketch or conceptual plan
and meet with Township officials to evaluate the building and site
development standards. Where no subdivision or land development is
required or where developments are constructed in phases, such as,
but not limited to, expansions or changes in use, the proposed design
shall be reviewed by Township officials as part of the building permit
process and, at the request of Township officials, by the Warrington
Township Planning Commission. Design review consists of a systematic
assessment of the three-dimensional configuration design and materials
to be used to ensure that the proposed development meets the goals
of these standards.
(2)
Owners of subdivision or land developments shall submit, in
addition to all other required information, the information listed
below:
(a)
Description of use or uses proposed.
(b)
Detailed architectural elevations and drawings of the proposed
buildings and photographs of all structures on lots adjacent to the
subject site.
(c)
Photographic examples of architectural styles similar to the
proposed buildings, and illustration of proposed architectural elements
and details such as doors, windows, eaves, porches, trim, gables,
dormers, cornices, and molding to Township officials.
(d)
Samples, images, or catalogue cuts of proposed colors and materials.
D.
BZ Business Zone, CBD Central Business District, and WV Warrington
Village Districts design standards.
(1)
Overall design. All new development shall encompass the following
design elements:
(a)
A variety of uses and building types, which include retail shops,
mixed-use buildings, services, and facilities, in close proximity
to each other to encourage access by residents and offer local employment
opportunities.
(b)
Natural features, historic structures, and environmentally sensitive
areas are to be preserved and protected.
(c)
Public space and public amenities to include streetscapes with
public realm sidewalks, benches, plazas, bicycle racks, shade trees,
and other plantings shall be provided to encourage nonvehicular access
to local businesses.
(d)
Public buildings and other landmarks serve as focal points for
community identity.
(e)
Green technologies such as photovoltaic and green rooftop systems,
which promote the use of renewable energy on existing and proposed
buildings, will be encouraged.
(f)
Stormwater BMPs such as rain gardens and vegetative swales are
encouraged along parking lots and sidewalks within any new development.
(g)
All public utilities required to service subdivisions and land
developments shall be placed underground.
(2)
Overall standards.
(a)
All streets, alleys, sidewalks, and pathways shall connect to
other streets within the development and connect to existing streets
outside the development, as appropriate. Dead-end streets or cul-de-sacs
are not permitted within developments in these districts.
(b)
The number of curb cuts on major roadways shall be minimized
and shared or common access drives shall be maximized and encouraged
to increase vehicular and pedestrian safety.
(c)
All new development is encouraged to include vehicular access
that is connected to adjacent tracts through cross easements for present
or future use.
(d)
Internal traffic patterns for both vehicles and pedestrians
shall be delineated within the site. Pedestrian and vehicular connections
between parking lots and driveways on adjoining commercial parcels
shall be provided wherever possible to minimize turning movements
onto major roadways and promote foot traffic.
(e)
Trash and garbage collection areas shall be fully screened and
constructed of materials that are visually compatible with the structure
to which it is associated.
(f)
Loading areas shall be fully screened and constructed of materials
that are visually compatible with the structure to which it is associated.
(g)
No outside storage trailers or bins are permitted in the front
yard area.
(3)
Pedestrian design standards.
(a)
All new sidewalks shall have a minimum width of five feet.
(b)
Sidewalks are required along all new and existing street frontages.
(c)
Sidewalks are required to connect the road frontage sidewalks
to all front building entrances, parking areas, public realm amenities,
and any other destination that generates pedestrian traffic.
(d)
Sidewalks shall connect to existing sidewalks on abutting tracts
and other pedestrian destination points and transit stops.
(e)
Decorative brick, concrete pavers or pavement treatments shall
be integrated into the main entrance of the building, pedestrian access
areas, and public roads. The sidewalk pattern shall continue across
driveways.
(f)
Areas adjacent to internal walkways shall be landscaped for
visual interest, shade, and scale.
(4)
Building design standards.
(a)
Existing historic buildings. Any building officially designated
historic per state and federal requirements shall be retained and
adaptively reused.
(b)
Building orientation and entrance. Front facades shall be oriented
towards the street with an everyday public entrance in the front facade.
Where appropriate, the building may be oriented around a courtyard
or respond in design to another prominent feature. All entrances shall
be clearly articulated through the use of architectural detailing
such as a roof overhang, a sloped roof, a porch, or a hooded front
door.
(c)
Walls and windows. Blank walls shall not be permitted along
any exterior wall facing a street, parking area, or walking area.
Exterior walls in these locations shall meet the following criteria:
[1]
Such walls shall have architectural treatments that are the
same as the front facade, including consistent style, materials, colors,
and details.
[2]
Nonresidential building facades and walls shall have at least
a five-foot offset in all facades for every 40 feet of continuous
facade. Such vertical offsets may be met through the use of bay windows,
porches, porticos, building extensions, towers, varying colors and
materials, and other architectural treatments. Effective horizontal
building articulations are encouraged in the form architectural features
or elements, unique trims, materials, or colors.
[3]
Windows. The ground floor of any wall facing a street, parking
area, or walking area shall contain windows in accordance with the
following requirements:
[a]
The ground floor front facades of retail commercial
uses, personal service businesses, and restaurants shall consist of
at least 40% window area, but not more than 75% window area, with
views provided through these windows into the business.
[b]
Except for institutional uses, all other ground
floor walls facing a street, parking area, or walking area shall contain
at least 25% window area but no more than 75% window area, with views
provided through these windows into the business.
[c]
For institutional uses, ground floor walls facing
a street, parking area, or walking area shall not consist of more
than 75% window area.
[4]
Roofs.
[a]
Buildings with a greater than 25,000-square-foot
footprint shall have variation in roof lines to add visual interest
and reduce the overall building scale. Roof designs shall incorporate
no fewer than two of the following features:
[5]
Nonresidential buildings shall contain materials, windows, doors,
and architectural detailing that are compatible with adjoining residential
buildings within the development.
[6]
HVAC units shall not be visible from surrounding properties
or any public street on the same elevation.
(5)
Public space and public amenity standards. Owners shall submit
proposed location and type of public space and pedestrian amenities
such as green areas, walkways, street furniture, lighting, bicycle
racks, seating elements, flags, fountains, and sculpture so as to
ultimately create a unifying pedestrian/amenity system for both multifamily
and commercial development uses.
(a)
Minimum public space required. For each land development or
subdivision or establishment of a use on lots of 10,000 gross square
feet or greater, public space shall be designed as part of the development
or use. A minimum of 5% of the gross lot area for the CBD and BZ Districts
and a minimum of 3% of the gross lot area for the WV District shall
be designated and designed as public space. Standards for public space,
as regulated by the Zoning Ordinance[2] must be met. In addition, separate common amenities shall
be provided for multifamily dwelling uses such as a firepit, swimming
pool, seating area, or water feature.
(b)
Provisions for street furniture and public amenities shall be
considered as part of the land development plan. All such street furniture
shall be privately owned and maintained. The type and location of
the proposed street furniture shall be consistent in style and material
throughout existing adjacent developments and subject to approval
by the Township.
(c)
The requirement for common public space is to foster a lively
and vibrant commercial district along the Route 611 corridor (including
portions of Bristol and Street Roads) that can be a gathering place
and center for the community. Examples of public spaces are:
(d)
As identified by the Planning Commission and Board of Supervisors
during the sketch and land development review process, examples of
public amenities include:
[1]
Streetscape improvements, such as landscaping, street trees,
planting strips, and perimeter parking lot hedge rows.
[2]
Bike racks, street furniture, benches, wayfinding signs, bus
stops, and other site amenities.
[3]
Pedestrian-scaled lighting with banners.
[4]
Gateway features at strategic locations.
(6)
Lighting standards.
(a)
All parking areas, walkways, stairs, walls, and passages shall
be adequately illuminated with a lighting system and fixture designed
to complement the existing lighting, general surrounding area, and
the site of the proposed development and to prevent any off-site glare
and spillover light onto the adjacent properties. Lighting plans must
provide detailed numeric footcandle values with a minimum 1.0 maintained
footcandle level and a maximum 3.0 minimum maintained footcandle level.
The incident spillover light at property boundaries shall not exceed
0.3 footcandle, except that this maximum may be increased to 0.5 footcandle
along adjacent public roadways.
(b)
Freestanding fixtures.
[1]
Freestanding fixtures shall use appropriate sharp and full cutoff
fixtures with shielding of the light source.
[2]
Various freestanding fixture types may be permitted as approved
by the Township. The design lighting plan shall provide details on
all proposed fixture types, poles, colors, and materials and shall
be accompanied by manufacturer cut sheets at the time of plan submission.
[3]
The maximum height of freestanding fixtures shall vary to provide
scale and dimension to the project. A maximum of 25% of the fixtures
required on the site may be up to 30 feet in height. All other fixtures
shall not exceed 15 feet in height. Fixture height is measured from
the ground level or grade to the bottom of the fixture.
[4]
Select lighting fixtures and posts shall be compatible with
the architectural style of the building, development, and surrounding
area.
[5]
Bollard fixtures, up to four feet in height, are encouraged
as pedestrian area lighting. Bollard fixtures shall be study and affixed
to a permanent base.
(c)
When practicable, use timers, photo sensors, light-emitting
diode (LED) lighting and other energy-saving lighting devices.
(d)
Canopy lighting shall be installed as an integral or recessed
part of the canopy, so that the light source is not visible to drivers.
(e)
Lighting for signage shall be placed evenly at the face of the
storefront and along the sign. If a commercial use occupies the second
story of a building, lighting for signage is allowed. It is not allowed
for a residential use above street level.
(7)
Landscape design standards. Landscape planting design is an
integral component for enhancing the character of mixed-use centers
and developments. Landscaped areas can serve several purposes: enhance
the visual, historic, and cultural character of a commercial or multifamily
development; provide both aesthetic and functional planting between
or adjacent to buildings, streets, parking areas, and sidewalks; and
soften the impacts between certain land uses through the provision
of appropriate planting schemes. General landscape provisions include:
(a)
All developments shall include landscaping that shall be integrated
as part of overall site improvements in order to enhance the visual
appearance and mitigate noise, light, odor, and large expanses of
paved surfaces.
(b)
A registered landscape architect shall be consulted to ensure the proper use and arrangements of plant materials to achieve the appropriate landscape appearance. Section 305-505E(8)(c)[2] requires the Landscape Plan be signed and sealed by a landscape architect registered by the Commonwealth of Pennsylvania.
(d)
Street trees. Street trees shall comply with the minimum requirements
contained within this chapter.
(e)
Foundation planting. Foundation planting helps to frame a building
and anchor it to the site. These plantings are encouraged to enhance
the overall development, make it more welcoming, and tie it to the
surrounding landscape.
[1]
At a minimum, a combination of trees, shrubs, ground covers,
or native grasses shall be provided in accordance with the applicable
requirements contained within this chapter.
[2]
The use of planters is encouraged in situations where transparent
or opaque walls extend to the sidewalk or foundation planting is not
feasible.
(f)
Parking area planting and screening. Parking area planting softens
the extent of impervious surface areas, reduces heat buildup by providing
shade, and enhances aesthetic appearance. Parking area planting shall
be provided along the perimeter of parking lots as well as internal
areas of the parking lot.
(g)
Breaks in the continuous parking lot planting shall only be
provided for vehicular access drives or sidewalks/pedestrian paths.
(h)
Planted parking lot islands and peninsulas must include a combination
of trees, low-growing ground cover, turf, shrubs, native grasses,
flowering shrubs, and/or perennials. The use of mulch as the only
ground plane treatment is prohibited.
(8)
Plant strip.
(a)
Along each street line where a nonresidential use adjoins an
existing residence or residential district, a fifteen-foot-wide planting
strip shall be provided, which shall include a five-foot-wide sidewalk.
(9)
Building materials and color.
(a)
Building materials. The Board of Supervisors shall have the
authority to approve the use of other similar building materials not
listed below on a case-by-case basis consistent with the purposes
of this section. Building materials shall be limited to the following:
(b)
Colors. All buildings and roofs shall be designed to use primary
earth tones, colors of natural materials or colors of traditional
building materials such as brick, stone, or wood. Appropriate augmenting
trim colors shall be permitted. Cool (blue or neutral) grays are not
considered earth tones as referred to herein.
(10)
Signs.
(a)
All building-mounted signs shall be consistent and compatible
with the style composition, materials, colors and details of the building
and the purposes of this section.
(b)
Internally lit signs shall consist of a dark background and
light lettering so that the characters, letters, and graphics of the
sign are illuminated but the background is not.
(c)
The owner shall comply with all applicable sign regulations
of the underlying zoning district.
(d)
Rotating or revolving signs, pennants, flags, banners, balloons,
and objects, such as tires, automobiles, food products or other items,
designed to draw attention to the product or business must be approved
by the Board of Supervisors prior to installation This does not apply
to registered trademarks, service marks and similar corporate logos.
E.
CR Commercial Residential District design standards.
(1)
Overall provisions.
(a)
All public utilities required to service subdivisions and land
developments shall be placed underground.
(b)
Open space/recreation design guidelines; residential uses.
[1]
An effective space system should tie together a number of diverse
recreational activity areas with adequate pedestrian pathways and
auto/bicycle access for residents it is intended to serve. As many
homes as possible should have direct access to the open space of a
development. Developed open space generally should not be isolated
in one corner of a project.
[2]
Active recreation should be visibly close but shall not interfere
with the privacy of adjacent residents. It should be designed to accommodate
the recreation needs of the project's intended age group.
[3]
Suggested recreational facilities could include the following:
[a]
Pathways and bikeways.
[b]
Play lots and playgrounds.
[c]
Swimming pools.
[d]
Other amenities. Provide jogging trails, exercise
areas, benches and sitting areas along the pathways where appropriate
and particularly where they can incorporate or provide views of significant
landscape features, recreational facilities, or interesting site design
of the project.
(2)
Plant strip.
(a)
Along each street line where a nonresidential use adjoins an
existing residence or residential district, a fifteen-foot-wide planting
strip shall be provided, which shall include a five-foot-wide sidewalk.
(3)
Building materials and color.
(a)
Building materials. The Board of Supervisors shall have the
authority to approve the use of other similar building materials not
listed below on a case-by-case basis consistent with the purposes
of this section. Building materials shall be limited to the following:
(b)
Colors. All buildings and roofs shall be designed to use primary
earth tones, colors of natural materials or colors of traditional
building materials such as brick, stone, or wood. Appropriate augmenting
trim colors shall be permitted. Cool (blue or neutral) grays are not
considered earth tones as referred to herein.
(c)
Roof design. Pitched roofs are required. Flat roofs are prohibited
except where there is a partial or pent roof that extends along all
sides of the building. HVAC units shall not be visible from surrounding
properties or any public street on the same elevation.
[1]
Pitched roofs shall provide overhanging eaves that extend a
minimum of one foot beyond the building wall.
F.
EV Eureka Village District design standards.
(1)
Overall provisions.
(a)
Utilities. All developments shall be served by public sewer
and public water. All public utilities required to service subdivision
and land developments shall be placed underground. Electric transformers
and meters shall be installed underground or behind the walls of a
building or structure. These facilities shall not be visible from
the street line.
(b)
Ownership. Any land area proposed for development shall be in
one ownership or shall be subject to a joint application filed by
every owner of the land area proposed for development, under single
direction, using one overall plan and complying with all requirements
of the Eureka Village District.
(c)
Ownership and maintenance of common open space and facilities. Ownership and maintenance of common open space and other common facilities shall be provided in accordance with the regulations in § 370-506. All open space shall be permanently deed restricted from future subdivision and development.
(d)
Phasing. If the site is to be developed in phases, a master
plan shall be provided, and all phased development shall be consistent
with the master plan. Eureka Village development shall be constructed
in accordance with a single master plan. Individual portions of the
EV may be owned and constructed by different entities provided there
is compliance with an overall master plan. EV development is conditional
use based on approval by the Board of Supervisors.
(2)
Design standards. The owner shall develop and provide a design
manual that includes standards for development for the proposed architectural
styles, common materials and colors, signs, lights, and other amenities,
and public realm areas for review and approval by the Township. All
development in the EV District shall comply with the following design
standards:
(a)
Overall design and layout. General layout of mixed-use developments
and mixed residential developments shall include:
[1]
In general, be laid out so the nonresidential buildings are
located close to the required central open space as required and have
frontage on the designated development main street.
[2]
Nonresidential buildings shall be grouped together along streets,
so it is a short walking distance from one building to the next and
connects to open space and trails.
[3]
Townhouses and manor homes should be located near the nonresidential
uses and central open space.
[4]
Mixed residential neighborhoods should be designed so different
housing types are well integrated, similar to patterns found in traditional
villages.
[5]
Nonresidential uses shall be located within 750 feet of the
intersection of Lower State and County Line Roads and along Limekiln
Pike opposite existing nonresidential development.
(b)
Streets.
[1]
Main street(s) shall be provided upon which most nonresidential
uses will have frontage. Streets within EV developments shall be interconnected
with each other and with streets on abutting properties in a grid
or modified grid pattern. Streets may not terminate at the boundary
of sites which abut nonresidential zoning districts.
[2]
Temporary cul-de-sacs are permitted for connectivity to adjacent
properties or tracts identified as having potential for development,
as determined by the Township Planning Commission and Board of Supervisors.
Temporary cul-de-sacs shall be minimized within the EV District. In
no case shall a permanent cul-de-sac exceed a length of 100 feet.
[3]
On tracts of 15 acres or more, new streets within an EV development
shall have a street connectivity index of 1.40 or more. The street
connectivity index shall be computed by dividing the number of new
street links (defined as street segments between intersections) by
the number of new street intersections/permanent cul-de-sac bulbs.
[4]
All streets shall access an adjacent arterial street or intersect
with another street or terminate in an alley.
[5]
Streets shall be public. Alleys may be private.
[6]
As an alternative to concrete curb, Belgian block curbing (11
inches minimum block size) may be used or required as authorized by
the Township.
[7]
Street pattern. The streets pattern shall be a grid where possible
with a hierarchy of streets to provide equal mobility for both pedestrian
and automobiles.
|
Figure 10. Street Connectivity Index
 |
|
Figure 10 provides an example of how to calculate the connectivity
index. In the typical suburban street layout diagram, there are nine
links and eight nodes (circles), therefore, the connectivity index
is 1.125 (9/8 = 1.125). In the village residential street layout,
there are 21 links and 13 nodes; therefore, the connectivity index
is 1.615. Cul-du-sacs count as intersections. Stub streets that dead-end
at the property line for connection by other developers on the adjacent
parcels later do not count as intersections. This discourages the
use of cul-de-sacs at property lines and encourages developers to
incorporate stub streets into the design of the subdivision.
|
(c)
Pedestrian design standards.
[1]
Sidewalks are required along all public street frontages.
[a]
Sidewalks are required to connect the road frontage
sidewalks to all front building entrances, parking areas, central
open space, and any other destination that generates pedestrian traffic.
[b]
Where cul-de-sac streets are permitted by the governing
body, sidewalk connections shall be required to connect the bulb of
the cul-de-sac with the nearest through road. These sidewalks shall
be located in a street line or easement with a width of at least 25
feet which is fenced, physically defined as a public walkway, and/or
contains softening buffers.
[c]
Sidewalks shall connect to existing sidewalks on
abutting tracts and other nearby pedestrian destination points and
transit stops and shall be a minimum of five feet in width.
(d)
General building design standards.
[1]
Architectural design. The owner shall submit a graphic design
manual of standards for development showing the range of architectural
styles and materials for review by the Township. Standards shall be
at a level of detail consistent with the master plan with typical
architectural styles and materials. The owner shall establish legally
enforceable provisions controlling the style of architecture rooflines,
porches, and general types of exterior material. Design standards
should reflect the features of traditional architecture commonly found
in Warrington Township and Bucks County boroughs and villages. Architecture
for the EV District shall be sealed by a registered architect and
approved by the Township.
[2]
Architecture provisions shall promote use of architectural details
such as shutters, porches, and decorative cornices. Architectural
provisions shall promote varied rooflines, overhangs and or setbacks
along nonresidential and mixed-use buildings and attached dwelling
units. All signs and other architectural features shall be in compliance
with the standards of the established design guidelines.
[3]
Deed restrictions. The owner shall submit a written statement
of the proposed deed restrictions that would affect architectural
and other matters.
[4]
Existing historic buildings. At the discretion of the governing
body, any proposed development in the EV District shall retain and
adaptively reuse any historic buildings on the property that are listed
as historic by the Township. The original character of any historic
principal building shall be retained.
(e)
Residential building design standards.
[1]
No more than eight townhouses may be attached in a building.
Townhouse structures shall have a minimum building separation of 20
feet.
[2]
Residential buildings shall be designed to be compatible with
the appearance commonly found in Warrington Township and Bucks County
boroughs and villages.
[3]
Village houses must meet all of the following criteria:
[a]
All off-street parking, including other garages
or unenclosed parking spaces, must be located behind the building's
front facade.
[c]
A front yard raised above the sidewalk grade adjacent
to the street by at least 30 inches and a retaining of at least 18
inches high within the front yard at the sidewalk line if the topography
would allow such improvements.
[d]
Either a fence of permanent construction of at least 30 inches in height with one flowering shrub per each 60 inches across the width of the front of the house or a hedgerow having plant materials meeting the requirements of § 370-806 of the Zoning Ordinance. All shrubs and other plant materials shall be located adjacent to the street in front of the fence.
[4]
Residential buildings must have at least a three-foot offset
in all facades or roofs for every dwelling unit sharing a continuous
facade. Such offsets may be met through the use of bay windows, porches,
porticos, building extensions, towers, bays, gables, dormers, steeples,
and other architectural treatments.
[5]
Roofs. Variations in roofline are encouraged.
(f)
Nonresidential building design standards. All nonresidential
buildings shall meet the following requirements:
[1]
Building orientation and entrance. Front facades of nonresidential
buildings shall be oriented towards commercial/main streets within
the mixed-use tract with the main public entrance facing the main
street(s). When buildings are located on corners, the entrance may
be located on the corner with an appropriate building articulation,
such as a chamfered corner, turret, canopy, or other similar building
feature. The municipal governing body may allow front facades to face
existing streets rather than proposed streets, when these facades
will extend an existing commercial district located along this existing
street.
[2]
Walls and windows. Blank walls shall not be permitted along
any exterior wall facing a street. Exterior walls in these locations
shall meet the following criteria:
[a]
Such walls shall have architectural treatments
that are the same as the front facade, including consistent style,
materials, colors, and details.
[b]
Windows. The ground floor of any wall facing a
street shall contain windows in accordance with the following requirements:
[i]
The ground floor front facades of retail commercial
uses, personal service businesses, and restaurants shall consist of
at least 35% window area, but not more than 75% window area, with
views provided through these windows into the business.
[ii]
Except for institutional uses, all other ground
floor walls facing a street shall contain at least 25% window area
but not more than 75% window area, with views provided through these
windows into the business.
[iii]
For institutional uses, ground floor walls facing
a street, parking area, or walking area shall not consist of more
than 75% window area.
[c]
Walls or portions of walls where windows are not
provided shall have architectural treatments designed to break up
the bulk of the wall, including at least four of the following treatments:
masonry, but not flat block; concrete or masonry plinth at the base
of the wall; belt courses of a different texture or color; projecting
metal canopy; decorative tilework; trellis containing plantings; medallions;
opaque or translucent glass; artwork, vertical visual articulation,
horizontal visual articulation; lighting fixtures; or a similar architectural
element not listed above, as approved by the municipal governing body.
[d]
Enclosed window displays may be used where display
and windows are not feasible. The architectural provisions shall address
placement of front doors which should be facing onto a street at the
front of the building.
[3]
Roofs. Variations in roofline are encouraged.
[a]
All nonresidential buildings shall have pitched
roofs covering at least 80% of the building with a pitch of at least
six vertical inches to every 12 horizontal inches.
[b]
Pitched roofs shall provide overhanging eaves that
extend a minimum of one foot beyond the building wall.
[c]
A flat or shed roof may be approved with a decorative
cornice.
[4]
Nonresidential buildings must have at least a three-foot offset
in all facades or roofs for every 40 feet of continuous facade. Such
offsets may be met through the use of bay windows, porches, porticos,
building extensions, towers, bays, gables, dormers, steeples, and
other architectural treatments.
[5]
Nonresidential buildings shall contain materials, windows, doors,
architectural details, general form and shape, floor heights, and
roofs that are compatible with proposed residential buildings within
the development.
(3)
Plant strip.
(a)
Along each street line where a nonresidential use adjoins an
existing residence or residential district, a fifteen-foot-wide planting
strip shall be provided, which shall include a five-foot-wide sidewalk.
(4)
Building materials and color.
(a)
Building materials. The Board of Supervisors shall have the
authority to approve the use of other similar building materials not
listed below on a case-by-case basis consistent with the purposes
of this section. Building materials shall be limited to the following:
(b)
Colors. All buildings and roofs shall be designed to use primary
earth tones, colors of natural materials or colors of traditional
building materials such as brick, stone, or wood. Appropriate augmenting
trim colors shall be permitted. Cool (blue or neutral) grays are not
considered earth tones as referred to herein.
G.
IST Industrial Science Technology District design standards.
(1)
Overall design.
(a)
Common development requirements.
[1]
All development shall be served by public sewer and public water.
[2]
All public utilities required to service subdivisions and land
developments shall be placed underground.
[3]
For any subdivision or land development of land within the IST
District, the owner shall show the tract of land as a whole, including
planned or potential uses for each piece of property. Each use must
provide an entrance and egress onto an internal road that has been
designed for the overall tract of land that is being subdivided or
developed unless separated by a protected natural resource, such as
a forest area, stream, or wetland on the same overall tract.
[4]
Each proposed use shall be constructed in accordance with an
overall plan, which shall be designed as a single architectural style.
[5]
Stormwater management facilities and the road system shall be
designed for the entire tract.
[6]
Green technologies such as photovoltaic and green rooftop systems,
which promote the use of renewable energy on existing and proposed
buildings, will be encouraged.
[7]
A traffic impact analysis/study shall be required for ultimate
build-out.
[8]
Trash and garbage collection areas shall be fully screened and
constructed of materials that are visually compatible with the structure
to which it is associated.
[9]
Loading areas shall be fully screened and constructed of materials
that are visually compatible with the structure to which it is associated.
[10]
No outside storage trailers or bins are permitted.
[11]
Buffer yards. Along any property line abutting
a zoning district boundary, a buffer yard shall be provided which
shall be not less than 25 feet in width, nor greater than 50 feet,
measured from such boundary line or from the street line where such
street constitutes the district boundary line, and shall be in accordance
with the provisions of this chapter. Such buffer yards may be coterminous
with any required yard in this district, and, in case of conflict,
the largest requirement shall apply. Planting requirements shall be
in accordance with this chapter.
(b)
Sidewalk design standards.
[1]
Sidewalks are required along all street frontages.
[2]
Sidewalks are required to connect the road frontage sidewalks
to all front building entrances, parking areas, amenities, and any
other destination that generates pedestrian traffic.
[3]
Sidewalks shall connect to existing sidewalks on abutting tracts
and other pedestrian destination points and transit stops and shall
be a minimum of five feet in width.
(c)
General building design standards.
[1]
Front facades shall be oriented towards the street with an everyday
public entrance in this front facade.
[2]
All primary buildings must have at least a five-foot offset
in all facades for every 40 feet of continuous facade. Such offsets
may be met through the use of windows, building extensions, towers,
and other architectural treatments.
[3]
All primary buildings shall contain materials, windows, doors,
and architectural detailing that are compatible with adjoining buildings
within the development. Buildings shall be uniform on all sides with
common materials, colors, and architectural features and details.
[4]
All buildings shall have variation in roof lines to add visual
interest and reduce the overall building scale.
(d)
Open space; common area and amenities.
[1]
A minimum of 5% of the lot area shall be designated and designed
as common area and counted as open space and contain amenities. The
goal is to provide common gathering areas with site amenities for
employees and visitors on both separate tracts and within the district
as a whole. These areas may be exclusive of required setbacks as determined
by the Township during the land development process. Examples of common
areas include:
(2)
Lighting standards.
(b)
All proposed outdoor lighting shall be shown on a lighting plan
in sufficient detail to allow determination of the effects of such
lighting on adjacent properties. The lighting in and around buildings
and parking areas shall be of a nonglare type focused downward. No
lighting shall produce glare beyond the boundaries of the site. Only
diffused or reflected lights shall be visible beyond the lot line.
No light shall shine directly into windows or onto streets or driveways
in such a manner as to interfere with or distract a driver's
vision or attention.
(3)
Plant strip.
(a)
Along each street line where a nonresidential use adjoins an
existing residence or residential district, a fifteen-foot-wide planting
strip shall be provided, which shall include a five-foot-wide sidewalk.
(4)
Building materials and color.
(a)
Building materials. The Board of Supervisors shall have the
authority to approve the use of other similar building materials not
listed below on a case-by-case basis consistent with the purposes
of this section. Building materials shall be limited to the following:
(b)
Colors. All buildings and roofs shall be designed to use primary
earth tones, colors of natural materials or colors of traditional
building materials such as brick, stone, or wood. Appropriate augmenting
trim colors shall be permitted. Cool (blue or neutral) grays are not
considered earth tones as referred to herein.
