Township of Upper Providence, PA Design Standards

Editor's Note: See Ch. 264, Streets and Sidewalks, Art. III.

Proposed subdivision and land development shall be coordinated with the existing nearby neighborhood so that the community as a whole may develop harmoniously.

Improvement construction requirements will be completed under specifications of the Pennsylvania Department of Transportation, Department of Environmental Protection, the Montgomery County Conservation District or other appropriate agencies or the specifications included herein, whichever specifications shall result in the more favorable interpretation of this chapter.

[Amended 6-2-2008 by Ord. No. 490]

Construction of facilities. The subdivider, developer or builder shall, where specified by the governing body, construct and install with no expense to the Township the streets, curbs, sidewalks, water mains, sanitary and storm sewers, streetlights, fire hydrants, street signs, shade trees, monuments and other facilities and utilities specified in this article. The construction and installation of such facilities and utilities shall be subject to inspection by appropriate Township officials during the progress of the work, and the subdivider shall pay for inspection.

Upper Providence Engineering Construction Standards and Improvement Procedures, as adopted by resolution and as may be amended from time to time by resolution of the Upper Providence Township Board of Supervisors.

[Added 6-2-2008 by Ord. No. 490]

§ 270-48 Streets.

In accordance with the Second Class Township Code, all new streets and widened portions of all existing rights-of-way intended for public use shall be dedicated to the Township, subject to final acceptance based on compliance with the following requirements:

Street system.

Conformance with adopted plans. The proposed street pattern shall be properly regulated to existing streets, to the Township plan of streets and to such county and state road and highway plans as have been duly adopted by that agency.

Arrangement. Streets shall be arranged in a manner to meet with the approval of the governing body, considered in relation to both existing and planned streets, and located so as to allow proper development of surrounding properties. Secondary and through highways shall be connected with such existing streets and highways so as to form continuations thereof. Residential streets shall be laid out to discourage their use as secondary streets or through highways.

Conformity with topography. Streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable grade, alignment and drainage.

Grading. The street shall be graded to the full width of the right-of-way and provision made for slopes beyond the right-of-way, in conformance with municipal specifications.

Provisions of streets for future development. Access shall be given to all lots and portions of the tract in the subdivision and to adjacent unsubdivided territory. Streets giving such access shall be improved to the limits of the subdivision when required by the Township. Remnants, reserve strips and landlocked areas shall not be created.

[Amended 1-15-1990 by Ord. No. 296]

New streets. New streets shall be laid out to continue existing streets at equal or greater right-of-way and cartway widths, where practical.

Dead-end streets. Dead-end streets are prohibited, unless designed as culs-de-sac or designed for access exclusively to neighboring tracts.

Street names. Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names of existing streets. All street names are subject to the approval of the Township Planning Commission and governing body.

Half street. The dedication of half streets at the edges of a new subdivision is prohibited. If circumstances render this impracticable, adequate provision for the concurrent dedication of the remaining half of the street must be furnished by the subdivider, developer or builder. When there exists a half street in an adjoining subdivision, the remaining half shall be provided by the proposed development.

Street alignment.

Sight distance on horizontal and vertical curves. Proper sight distance should be provided with respect to both horizontal and vertical alignments. Measured along the center line, this should be 800 feet for primary roads, 400 feet for secondary roads and 200 feet for local residential streets, measured at the center line and at the driver's eye height of four feet.

Horizontal curves shall be used at all changes in excess of 2°. Long radius curves shall be used rather than a series of curves connected by short tangents. Minimum radius curves at the end of long tangents will not be approved. Flatter or longer curves shall be used when required by the Township.

[Amended 1-15-1990 by Ord. No. 296]

Curvature. The minimum radius at the center line for horizontal curves on primary streets shall be 300 feet; for secondary streets, 200 feet; and for all other streets, 150 feet.

Tangents between curves. For all streets there shall be a tangent of at least 100 feet, measured at the center line between reverse curves.

[Amended 1-15-1990 by Ord. No. 296]

Vertical curves.

[Amended 1-15-1990 by Ord. No. 296]

Vertical curves shall be used at changes in grade of 1% or more. The minimum length of vertical curves for each 1% of change in grade shall be as follows:

Controlled access streets: 150 feet.

Collector streets: 50 feet.

[3]

Residential streets: 25 feet.

[4]

Within 150 feet of the intersection (stop condition): 10 feet.

Crest and sag vertical curves shall not produce excessive flatness in grade. The minimum vertical curve factors shown above shall be used.

Street grades.

There shall be a minimum grade of at least 1% on all streets.

Maximum grades. There shall be maximum grade of 7% on primary and secondary streets and 10% on all other streets for distances of not more than 1,500 feet. However, grades in excess of 5% shall be avoided wherever possible. The grade shall be measured along the center line.

Curve-grade combinations. A combination of minimum radius horizontal curves and maximum grades will not be approved.

Street intersections. The grade within of any street which intersects a through street shall not exceed 4% within 50 feet of the intersection with such through street. The grade of the outer perimeters of a cul-de-sac shall not exceed 4%. The grade will be measured along the curbline of the street.

[Amended 3-15-2021 by Ord. No. 588]

Street grading. All streets shall be graded to the grades shown on the street profile and cross-section plan submitted and approved with the preliminary plan of subdivision and land development.

[Amended 1-15-1990 by Ord. No. 296]

The pavement cross slope shall be 1/4 inch (0.021 foot) per foot. Superelevation shall not be used on any residential roads unless required by the Township Engineer.

[Added 6-2-2008 by Ord. No. 490]

Roadway classifications. All roads within the Township, either public or private, shall be classified as one of the following: limited-access, controlled-access, semicontrolled-access, collector, feeder, residential or village roads. These roadway classifications have been shown on the Township Ultimate Right-of-Way Map.[1]

[Amended 9-20-1982 by Ord. No. 232; 1-15-1990 by Ord. No. 296]

Limited-access, controlled-access and semicontrolled-access roads are roads under the jurisdiction of the Commonwealth of Pennsylvania or the federal government. As such, the roadway width will be established by their criteria and approval. The ultimate right-of-way width shall be established as shown on the Township Ultimate Right-of-Way Map.

Collector roads. These roads are designed to serve as connections between feeder roads and residential roads to other feeder roads, community facilities and major highways with medium traffic volume. Additionally, collector roads may also serve business or industrial areas. This type of road shall have a minimum right-of-way width of 80 feet and a minimum pavement width of 40 feet.

Feeder roads. These roads shall be used as connecting and through roads to serve residential areas and to connect residential streets to collector roads and community facilities with light traffic volumes. This type of road shall have minimum widths of right-of-way of 60 feet and minimum pavement widths of 38 feet.

Residential roads. These roads shall be used to serve residential areas. They shall have minimum right-of-way widths of 50 feet and pavement widths of 32 feet.

Village roads. These roads shall be used in the densely populated village areas. These roads only apply to the existing village roads, and the extensions or new roads shall comply with residential road criteria. The Township retains the right to require the widening of any existing roads and the offer of dedication of additional rights-of-way as it deems necessary.

Editor's Note: See Ch. 264, Streets and Sidewalks, Art. III.

Other roadway types. The following roads may be used in various locations throughout the Township to fulfill roadway design needs:

[Amended 9-20-1982 by Ord. No. 232; 4-20-1987 by Ord. No. 266; 1-15-1990 by Ord. No. 296]

Marginal-access roads. These roads shall be used as minor roads to serve adjacent properties which have roadway frontage along limited-access, controlled-access and semicontrolled-access roads. This type of roadway runs parallel with and adjacent to the limited-access roadway and serves to reduce the number of roadway access points to the major roads. These roads shall have minimum right-of-way widths of 50 feet and minimum pavement widths of 32 feet.

Cul-de-sac streets shall be those streets with one end open for vehicular access and the other terminating in a vehicular turnaround. All culs-de-sac, whether considered permanent (serve only the tract to be developed) or temporary (terminated at an adjacent property line), shall be designed under the following criteria:

No cul-de-sac shall be approved when a through street is possible for the tract under consideration. All culs-de-sac must be approved by the Supervisors, with the Township reserving the right to reject any and all culs-de-sac proposed. The following items shall be used in determining the necessity of the cul-de-sac:

Adverse topography such as a steep terrain, floodplain, streams, etc.

The shape of the tract does not lend itself to a through street.

At the request of the Township, the developer shall provide roadway access to adjacent parcels of land. The Township also reserves the right to accept or reject any cul-de-sac which is placed adjacent to an adjoining property line at the request of the developer. All temporary culs-de-sac must provide sufficient data to prove the feasibility of such road extension onto other lands.

All culs-de-sac shall be constructed to the same street and right-of-way widths and construction improvement specifications as they relate to the intensity of land use in which they exist.

Cul-de-sac streets shall have a minimum right-of-way of 50 feet, and additional width shall be provided when required by the Township. The turnaround at the end of the cul-de-sac shall have a pavement/curb radius of 50 feet and a right-of-way radius of 60 feet. The turnaround radius shall be centered on the proposed road center line. A permanent turnaround may be provided by the developer with a center island minimum radius of 78 feet and an outer pavement/curb minimum radius of 100 feet. The road width may be reduced as the radius is increased, upon approval by the Township. Maintenance of this island shall be as required by the Township, and the record plan and the deed of each lot abutting the turnaround shall note such requirements. The turnaround shall be posted for one-way operation, and no parking shall be allowed on the turnaround.

The length of culs-de-sac shall not be more than 600 feet from the near right-of-way line of the intersecting street to the back of the right-of-way of the turnaround unless approved by the Board of Supervisors. The developer must provide justification for lengths longer than 600 feet.

A cul-de-sac street shall be at least 300 feet in length from the right-of-way of the near side of the intersecting street to the farthermost right-of-way of the cul-de-sac turnaround.

(g)

Driveways on cul-de-sac streets shall be located, designed and constructed in such a manner as to not interfere or be inconsistent with design, maintenance, and drainage of the cul-de-sac street. Drive access points in the turnaround area shall also be combined along property lines when required by the Township. No more than two drives may be combined at any one access point.

[Amended 8-1-2011 by Ord. No. 517]

(h)

The Township may request the developer to provide a permanent easement for snow removal from the turnaround area of the cul-de-sac. The location of this easement shall be provided by the Township. The easement shall have a minimum length along the right-of-way line of 40 feet and a depth of 15 feet. When curbing is required, a curb depression shall also be placed in this easement area. No shrubbery, fence, mailbox or any other obstruction shall be placed within the easement to hinder the placement of the snow.

(i)

Existing temporary culs-de-sac and rights-of-way located on adjacent parcels, whether open (improved) or not, shall be used by the developer to tie in their proposed roadway system. It shall be the responsibility of the developer to complete all roadway improvements at his expense within the existing rights-of-way of adjacent parcels to service his tract.

(j)

All subdivisions which contain unimproved street rights-of-way for future extension onto adjacent property shall dedicate such areas to the Township along with other roadway dedications. The record plan and adjacent lots shall note that this area has been set aside for future road extension and that the area shall remain only in a grass cover until needed by the Township.

(k)

A note shall appear on the record plan which indicates that the temporary culs-de-sac and improved street rights-of-way to the adjacent property shown on the plan may be extended as through streets when the adjacent property is developed.

Alleys. Alleys are prohibited in residential developments. In commercial or industrial districts without expressly designed loading areas, alleys with a minimum width of 25 feet shall be required. Where such alleys dead-end, they shall be provided with a turnaround having a radius of not less than 25 feet The cartway shall be a minimum of 20 feet.

Paving. The paving requirements shall be the same as for street paving.

Intersections of right-of-way lines shall be rounded by a tangential arc, the minimum radius of which shall be 10 feet, and the edge of the paving at intersections shall be rounded by a tangential arc, the minimum radius of which shall be 15 feet.

Obstructions. No fences, hedges, trees, shrubbery, walls, plantings or other obstructions shall be located within the right-of-way. Reasonable sight distance shall be provided at intersections with streets.

Street width. The following general standards shall apply to street widths:

The minimum widths of the right-of-way and paving and the requirements for curbing shall not be less than those of an existing street of which the new street is to be a continuation, nor less than as required above under classification.

The minimum right-of-way width for development along existing streets shall correspond with the ultimate right-of-way for these streets, as defined on the Township Ultimate Right-of-Way Map.[2]

Editor's Note: See Ch. 264, Streets and Sidewalks, Art. III.

The area between an existing right-of-way line and the ultimate right-of-way line should be offered for dedication to the authority having jurisdiction over the road when land is subdivided or developed along an existing right-of-way.

Islands, medial strips and channelization may be required in any area where traffic volumes warrant their use for safety and efficiency and may be permitted in any area at the discretion of the Board of Supervisors. Such devices on state roads must meet or exceed the requirements of the Pennsylvania Department of Transportation.

Additional width requirements. Additional widths may be required by the Township:

Where necessary for public safety and convenience.

For parking in commercial or industrial areas.

Where old roads do not provide the proper width and additional dedication is necessary.

Where necessary at approaches to major intersections or at approaches to interchanges of the Route 422 Expressway.

[Added 7-7-1997 by Ord. No. 364]

No fences, hedges, trees, shrubbery, walls, plantings or other obstructions shall be located or be permitted within the right-of-way, except for ground covers such as grass, ivy, crown vetch or horizontally spreading shrubs less than one foot high or retaining walls necessitated by road widening and constructed by the authority having jurisdiction over the road.

Street construction. All street construction must conform to the Pennsylvania Department of Transportation Specifications, Publication 408, latest edition, and/or the Upper Providence Engineering and Construction Standards and Improvement Procedures, latest edition, whichever is more restrictive. All construction must be approved by the Township Engineer prior to acceptance by the governing body. All grades, horizontal and vertical curves, intersections, sight distances and tangents shall conform to the requirements established by this chapter and shall be subject to the approval of the Township Engineer.

[Amended 9-20-1982 by Ord. No. 232; 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No. 490]

Street intersections.

Number of intersections. No more than two streets shall cross at the same point. Four-way intersections are to be avoided in the layout when three-way or T intersections can be utilized. When existing streets intersect at odd angles or have more than four approaches, the subdivider, developer or builder shall be required to make corrective changes to eliminate the odd angle or reduce the number of approaches to the intersection by curing the lesser street.

Minimum angle of intersection. Right angle of intersections shall be used whenever practicable, especially when local streets empty into major or secondary streets; there shall be no intersection angle, measured at the center line, of less than a 60° minimum.

Center line. Where center lines of residential or secondary streets open into opposite sides of a major street within 100 feet of each other, they shall be made to coincide by curving the minor street or streets.

Wherever practicable, intersections with collector roads shall be kept to a minimum and shall be located at least 800 feet apart.

[Amended 3-15-2021 by Ord. No. 588]

Sight triangles. No building, trees, hedge, shrubbery, or other obstruction whatsoever will be permitted in the sight triangles defined below. Any obstruction to sight triangles shall be removed at the time a building or structure is erected, whichever shall first occur.

[Amended 9-20-1982 by Ord. No. 232; 6-2-2008 by Ord. No. 490; 8-1-2011 by Ord. No. 517]

A road defined as a collector or arterial within the Upper Providence Township Ultimate Right-of-Way Map, and any multi-lane intersection approach, shall have a minimum clear-sight triangle of 125 feet, measured along the center line from the point of the intersection.

Any other road not classified as a collector or arterial as defined within the Upper Providence Township Ultimate Right-of-Way Map shall have a minimum clear-sight triangle of 75 feet, measured along the center line from the point of the intersection.

Driveway and intersection sight distances shall conform to the currently accepted Pennsylvania Department of Transportation standard.

Maximum grade. The maximum grade within any intersection shall not exceed 4%, and approaches to an intersection shall follow a straight horizontal course for 100 feet.

[Amended 6-2-2008 by Ord. No. 490]

Approach grades. The approaches of an intersecting street to a through street shall not exceed 4% for a distance of 50 feet, measured from the nearest pavement edge of the intersecting street, but in no instance not conform to the design grading requirements in Title 67, Chapter 441.8 for any driveway to a public roadway. Furthermore, the critical length of grade for the gradeability of trucks shall be designed in accordance with the PennDOT Design Manual, Chapter 2 and the AASHTO Greenbook design guidelines.

[Amended 6-2-2008 by Ord. No. 490; 3-15-2021 by Ord. No. 588]

Radii of pavement and right-of-way at intersections. Street intersections shall be rounded with tangential arcs at pavement edge (curbline) and right-of-way lines as listed below. Where two streets of different right-of-way widths intersect, the radii of curvature for the widest street shall apply. When possible, the radii for the right-of-way line and the curbline should be concentric with each other.

[Amended 1-15-1990 by Ord. No. 296]

Type of Street	Minimum Radius of Arc at Intersection of Pavement Edge or Curbline (feet)	Minimum Radius of Arc at Intersection of Right-of-Way Line (feet)
Primary	40 (or more as may be required)	20
Secondary	30	20
Residential	25	15
Rural	25	15
Cul-de-sac	25	15
Marginal-access	25	15

Streets and driveway intersections. The general design criteria for the access of all driveways and streets to a Township road with respect to locations, sight distances, angle of approach, maintenance, restoration of damaged areas and general conditions shall be in conformance with PennDOT Title 67, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads, latest edition.

[Added 6-2-2008 by Ord. No. 490]

§ 270-49 Driveways.

Location and design.

Location. Driveways shall be so located as to provide a reasonable sight distance at intersections with streets. A stopping area measured 20 feet behind the right-of-way line shall be provided, not to exceed a grade of 4%.

Intersections. Driveways shall be located not less than 40 feet from the street intersection, as measured from the curbline. Driveways shall provide access to the street of a lesser classification when there are streets of different classes involved.

[Amended 3-15-2021 by Ord. No. 588]

Pavement widths and grades. Driveway paving widths and grades shall be as follows:

[Amended 9-20-1982 by Ord. No. 232]

Land Use	Minimum Paving Width (feet)	Minimum Radius at Curb (feet)	Maximum Grade (percent)
Single-family residential	10	5	12
Multifamily residential	12 (1-way) 24 (2-way)	10 10	10 10
Commercial and industrial	12 (1-way) 24 (2-way)	15 15	7 7

All driveways shall be located, designed, and constructed in such a manner as not to interfere or be inconsistent with the design, maintenance, and drainage of a street. Additionally, multifamily residential and nonresidential driveway intersections with streets shall be considered streets and must meet the intersection requirements as stipulated herein.[1]

[Amended 8-1-2011 by Ord. No. 517; 3-15-2021 by Ord. No. 588]

Editor's Note: Original § 154-19A(4) of the 1990 Code, regarding curbing, was repealed 3-15-2021 by Ord. No. 588.

Access driveways should be located in such a manner that they will not cause the following:

Interference to the traveling public.

A hazard to the free movement of normal highway traffic.

Areas of undue traffic congestion on the highway.

Frontages of 100 feet or less shall be limited to one driveway. Normally, not more than two driveways need to be provided to any single property tract or business establishment. Exceptions may be made where the frontage exceeds 300 feet in length.

Where subdivision or land development will allow or require a series of driveway intersections with primary or secondary streets only 200 feet apart or less, a marginal-access street should be used; however, the Board of Supervisors shall have discretion if in its opinion hazards exist to require a marginal-access street for driveways more than 200 feet apart.

The Board of Supervisors shall have the authority to approve driveways which are intended to serve more than one lot, as well as driveways for multifamily and/or nonresidential uses where the driveway essentially serves as a private street. Driveways which serve as private streets shall not be dedicated to the Township, nor does the Township assume any responsibility for their maintenance.

[Amended 3-15-2021 by Ord. No. 588]

Private streets. The location and placement of driveways serving as private streets shall comply with Subsection A(1) and (2) of this section. Additionally, provisions for drainage and stormwater runoff shall be approved by the Township Engineer. The Board of Supervisors shall evaluate the location, placement and alignment of driveways serving as private streets based upon the ease of accessibility to and efficient maneuverability through the development for the protective service of fire and police.

[Amended 6-2-2008 by Ord. No. 490]

Construction. Construction of driveways to be used as private streets shall conform to the pavement structure of the applicable use as required for public streets: residential, commercial or industrial. Curbing shall be required.

Maintenance. The owner and all successors of any property which is to abut any driveway serving as a private street shall be fully responsible for the permanent improvements of the driveway(s) and for the maintenance thereof in a good and safe condition and enter into a written agreement requiring the same.

Design. The private street design shall be based on a twenty-five-mile-per-hour vehicle speed.[2]

Editor's Note: Original § 154-19A(11) of the 1990 Code, concerning Board of Supervisors evaluation of driveways, serving as private streets, which immediately followed this subsection, was repealed 6-2-2008 by Ord No. 490. See now Subsection A(10).

Construction. All driveway construction must conform to the Pennsylvania Department of Transportation Specifications, Publication 408, latest edition, and/or the Upper Providence Township Engineering and Construction Standards and Improvements Procedures, latest edition, whichever is more restrictive.

[Amended 9-20-1982 by Ord. No. 232; 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No. 490]

Streets and driveway intersections. The general design criteria for the access of all driveways, private and new streets to a Township road with respect to locations, sight distances, angle of approach, maintenance, restoration of damaged areas and general conditions shall be in conformance with PennDOT Tide 67, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads.

The owner and all successors of any property which is to abut any driveway serving as a private street shall be fully responsible for the permanent improvement of the driveway(s) and for the maintenance thereof in a good and safe condition.

Driveways for single-family dwellings shall be constructed of either six-inch depth crushed stone or two-inch depth ID-2 on four-inch crushed stone.

Driveway apron. The sloped portion of the driveway apron on all new construction shall extend from the street side edge of the sidewalk to the inside face of the depressed curb.

[Added 6-2-2008 by Ord. No. 490]

Construction. All driveway apron construction must conform to the Pennsylvania Department of Transportation Specifications, Publication 408, latest edition, and/or the Upper Providence Township Engineering and Construction Standards and Improvements Procedures, latest edition, whichever is more restrictive.

§ 270-50 Parking areas.

Automobile parking facilities shall be provided off-street in accordance with requirements of Chapter 300, Zoning, and this chapter.

At no time shall angle or perpendicular parking along the curbs of local, public or private access roads or streets be permitted. All parking lots and bays allowing any parking other than parallel shall be physically separated from the cartway by a minimum of seven feet and confined by barrier curbing.

No one area for off-street parking of motor vehicles in residential areas shall exceed 36 cars in capacity. Separate parking areas on a parcel shall be physically separated from one another by ten-foot planting strips.

No less than 20 feet of open space shall be provided between the curbline of any parking area and the outside wall of a single-family detached dwelling. No less than 15 feet of open space shall be provided between the curbline of any parking area and the outside wall of a single-family attached dwelling. No less than 10 feet of open space shall be provided between the curbline of any parking area and the outside wall of a multifamily dwelling.

[Amended 3-15-2021 by Ord. No. 588]

Parking may be permitted within side and/or rear yards when the side and/or rear yards abut a district zoned industrial and/or commercial. However, no parking shall be permitted within five feet of a side or rear property line unless formal arrangements satisfactory to the Township have been made for the establishment of common parking facilities.

In commercial and industrial districts, the provision of common parking facilities is hereby encouraged in recognition of their increased flexibility and efficiency. Subject to the formal arrangements between the proposed users of the common parking facilities, satisfactory to the Township, the Zoning Hearing Board may reduce the aggregate amount of required parking space upon determination that greater efficiency is affected by the joint use of the common parking area. When common parking facilities are approved, side and/or rear yard parking requirements may be waived in order to establish unified and continuous parking areas. In such cases, access drives and sidewalks shall be so aligned as to maximize parking efficiency and minimize traffic congestion. Entrances and exits must have good visibility so that, both going in and coming out, drivers can see and cars can be seen.

All dead-end parking lots shall be designed to provide sufficient backup area for the end stalls.

Curblines for landscape parking islands shall have no less than a 4.5-foot radius of curvature. All other parking area curblines shall have no less than a five-foot radius of curvature.

[Amended 3-15-2021 by Ord. No. 588]

Parking lot dimensions shall be no less than those listed in the following table:

[Amended 1-15-1990 by Ord. No. 296;[1] 3-15-2021 by Ord. No. 588]

	Parking Stall		Aisle Width
Angle of Parking	Depth (feet)	Width (feet)	1-Way (feet)	2-Way (feet)
90°	18	9	24	24
60°	19	9*	18	--
45°	17	9*	15	--
*NOTE: Width is measured perpendicular to the side lines.

Editor's Note: This ordinance also repealed original Section 403.7, Parking stall dimensions, as amended 12-2-1985 by Ord. No. 254.

In any instance in which parallel parking spaces are permitted in off-street parking facilities pursuant to an approved subdivision or land development plan, each such space shall be a minimum of nine feet by 22 feet in size.

[Added 12-16-1991 by Ord. No. 307]

In order to reduce runoff and/or provide more landscaped area, the length of parking spaces within a parking lot, excluding parallel parking spaces, may be reduced to 16 feet where an overhang area of grass or other pervious material is installed. Such area shall not be less than two feet in depth for each parking space and shall be separated from the paved area by a curb stop. Allowance for said reduction in parking space length shall be at the discretion of the Board of Supervisors, upon recommendation of the Planning Commission and Township Engineer, and shall be in addition to any required landscaped area/green space required in the parking lot by this chapter and/or Chapter 300, Zoning.

[Added 12-16-1991 by Ord. No. 307]

Parking areas shall be constructed of two-and-one-half-inch depth ID-2 or six-inch depth crushed aggregate base course, in accordance with Pennsylvania Department of Transportation requirements.

[Added 9-20-1982 by Ord. No. 232; amended 12-16-1991 by Ord. No. 307]

§ 270-51 Sidewalk design and construction.

[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No. 490]

Where required.

Sidewalks shall be provided along both sides of all streets excepting where, in the opinion of the governing body, they are unnecessary for the public safety and convenience.

In land development with common areas, sidewalks should be located appropriately to serve as accesses between parking areas and buildings and in common areas to serve as internal site circulation.

Handicapped ramps shall be constructed at all roadway intersections and at other locations designated by the Township.

Design standards.

[Amended 3-15-2021 by Ord. No. 588]

Sidewalks within a public or private street right-of-way shall be a minimum of five feet wide or as shown on the approved plan. A greater width may be required in areas in which apartments or business buildings are located or deemed necessary at the discretion of Board of Supervisors.

Location. On public streets, sidewalks shall be located behind the curbline a minimum distance of four feet for residential roads and 4 1/2 feet for all other roads. The grade of the sidewalk shall be continuous across driveways except in certain cases where heavy traffic volume dictates special treatment.

Site walkways shall be Americans with Disabilities Act (ADA), Architectural Barriers Act (ABA) and International Building Code compliant.

Crosswalks. Crosswalks shall be not less than six feet wide and with concrete ADA ramps not less than four feet wide where necessary. They shall be maintained by the abutting property owners in the same manner as sidewalks on public streets.

Construction methods. All sidewalk construction must conform to the Pennsylvania Department of Transportation Specifications, Publication 408, latest edition, and the Upper Providence Township Engineering and Construction Standards and Improvement Procedures, latest edition, whichever is more restrictive.

Curb ramps. Curb ramps required to comply with the Pennsylvania Construction Code Act for accessible path construction must be installed at all intersections and elsewhere when required by the Board of Supervisors. All accessible features must be constructed in accordance with ANSI Standard A117.1-2003 or its state-approved replacement standard.

Trail construction methods.

[Added 8-1-2011 by Ord. No. 517; 3-15-2021 by Ord. No. 588]

Trails shall be a minimum of eight feet wide and may be required to be a minimum of 10 feet wide for more heavily trafficked, two-directional, and multiuse trails.

Trail construction must conform to the Upper Providence Township Engineering and Construction Standards and Improvement Procedures, latest edition.

Trails shall be designed in accordance with US Access Board recommendations and guidelines.

§ 270-52 Curbs.

[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No. 490 ]

Where required. Concrete curbs shall be installed along each side of all new and widened roads.

Belgian block curbing. Notwithstanding the provisions of Subsection A above, Belgian block curbing is permitted to be installed along the sides of any private street or driveway. Such curbs shall be designed and constructed according to the Upper Providence Township Engineering and Construction Standards and Improvements Procedures, latest edition.

[Amended 3-15-2021 by Ord. No. 588]

The Board of Supervisors may waive the curbing requirement if the developer can prove to the Township that a proposed system of well-designed swales can perform the drainage function comparable to a system of curbs and inlets and that the appearance and functioning of the roadway and parking lot system shall not be impaired by the lack of curbing.

Construction. All curb construction must conform to the Pennsylvania Department of Transportation Specifications, Publication 408, latest edition, and/or the Upper Providence Township Engineering and Construction Standards and Improvements Procedures, latest edition, whichever is more restrictive.

Modification to standards. Notwithstanding any other provision of this chapter, the reveal for all curbs and/or curb gutters in any parking lot shall be at least six inches.

[Added 3-15-2021 by Ord. No. 588]

§ 270-53 Blocks.

Length. In general, all blocks in a subdivision shall have a minimum length of 500 feet and a maximum length of 1,200 feet unless special conditions warrant a variance.

Width.

Whenever practicable, blocks shall be of such width as to provide two tiers of lots of the minimum size permitted under the applicable zoning classification, except in the case of lots along a major thoroughfare where the lot fronts on an interior street.

Through lots. Double-frontage lots are to be avoided and generally will not be permitted except where reversed frontage is desired away from a major thoroughfare to a street of a lesser traffic volume.

Variations. Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers will be required along with safe and convenient limited access to the street system. Space for off-street loading will also be required with similar access. The extension of streets, railroad access rights-of-way and utilities shall be provided. The amount of parking space shall be as required by Chapter 300, Zoning.

§ 270-54 Lots.

Area. All lots shall be no smaller than the minimum lot area requirements of the applicable zoning classification.

Depth. Lots excessively deep in relation to width are to be avoided. A proportion of 2 1/2:1 is generally regarded as the proper maximum for lots 60 feet or more in width.

Width. The minimum width of a lot shall be that width specified for the applicable zoning district and which is measured along the building setback line.

[Amended 1-15-1990 by Ord. No. 296]

Corner lots. Corner lots shall have a minimum lot width of the width required for the applicable zoning district, plus the front yard dimension along all roads. This requirement does not apply to lots which have a minimum lot area of 40,000 square feet or larger.

[Amended 1-15-1990 by Ord. No. 296]

Frontage. The frontage shall not be less than the minimum requirements of Chapter 300, Zoning, except that on the outside of curved residential streets and on the turnaround of culs-de-sac, a minimum frontage of 50 feet may be acceptable, provided that proper lot width is attained at the building setback lines.

Side lines. Whenever practicable, the side lines of a lot shall be set at right angles or radial to the right-of-way line for the full length of the side lines.

[Amended 1-15-1990 by Ord. No. 296]

Building lines. Building lines for all lots shall be in conformance with the minimum front, side and rear yard line requirements of the applicable zoning district.

Lot numbers. For the purpose of development, each subdivision may have an overall system of lot numbers, the number one being assigned to a lot in the first section to be developed. (Such system of lot numbers shall not be confused with the regular house or building numbering system based on a Township-wide plan.)

Building numbers. House or building numbers shall be assigned by the municipality based on an overall street plan. Numbers will be assigned in such a way as to allow for vacant parcels and future developments.

Rear lots. When rear lots are utilized in any subdivision, the following requirements shall apply:

[Added 12-16-1991 by Ord. No. 307]

The lengths of the access strip shall be no longer than 300 feet from the ultimate right-of-way of the frontage road.

There shall be no bend in the access strip greater than 45°.

No more than two rear lots shall be allowed adjacent to each other. In such instances, the access strips shall abut each other unless the applicant can demonstrate that there is a natural or design constraint dictating otherwise. In instances where the access strips for two rear lots abut each other, the Board of Supervisors may require that they share a common access point when such is warranted for protection of the traveling public's health and safety, due to circumstances such as, but not limited to, inadequate sight distance, poor vertical and/or horizontal alignment and high traffic volumes on the intersecting roadway. In making such a determination, the Board of Supervisors shall obtain the recommendations of the Township Planning Commission and Township Engineer. When a common access point is required, a common driveway shall also be required, from the edge of the pavement to a point 50 feet beyond the ultimate right-of-way line, and from that point either one common driveway can continue or two individual driveways may be used. At a minimum, the required length of a common driveway shall be paved in accordance with § 270-49B(3) of this chapter. For the entire length of any common driveway, legal guaranties and cross easements shall be recorded, assuring perpetual maintenance and right of passage by both parties. Said guaranties and cross easements shall be as approved by the Township Solicitor.

Construction easements shall be provided along the access strips on adjacent parcels when it is determined by design that such easements would be required.

When a rear lot is subdividable, the Board of Supervisors, at the recommendation of the Planning Commission, shall require a roadway profile through the entire length of the access strip. Said profile shall be in accordance with the requirements for a residential road contained in this chapter.

A legal guaranty, to the satisfaction of the Township Solicitor, shall be provided to assure the future construction of said road and to indemnify the Township of any financial liability for installation of the road. Said road shall be constructed or financially guaranteed by the applicant at the time construction is necessitated.

An overall tentative sketch plan shall be submitted as part of the original subdivision submission to show how the proposed rear lotting forms a logical and appropriate first phase in the subdivision of the entire tract and/or how it will allow interconnection with adjacent tracts.

When the road is constructed, any access strips or portions thereof which are no longer needed shall revert to the owners of the abutting lots, in accordance with the conditions of approval for the preliminary plan which created the access strips.

In any instance in which two abutting rear lots are created in which either one or both are capable of further subdivision, the requirements of this section are applicable. The roadway profile may be located in one access strip or split between the two strips.

§ 270-55 Reverse-frontage lot requirements.

[Added 8-7-1995 by Ord. No. 344]

Applicability. This section requires visual buffering for reverse-frontage lots within residential developments containing at least five such lots which are contiguous to one another, wherein such developments front on roads of feeder or greater classification, as shown on the Upper Providence Township Ultimate Right-of-Way Map. It is the intent of this section to allow for the preservation of the existing rural character of these roads and to promote the health, safety and welfare of the residents who live along them. Reverse-frontage lots which are also corner lots having a side yard abutting a road of lesser classification shall be included in determining the applicability of this section and shall be buffered as described herein.

Buffer landscape requirements.

Buffer setback area requirement. For any reverse-frontage lot qualifying under this section, a buffer setback area shall be provided on the final subdivision plan, in which the buffer shall be placed. The minimum width of the setback area shall be 25 feet, measured from the ultimate right-of-way line. The buffer setback area shall be part of the lot on which it is located and shall be provided in addition to the required rear yard setback for the district in which the lot is located. No structures shall be permitted in the buffer setback area, with the exception of retaining walls and privacy fences permitted pursuant to Subsection D(2) herein.

General requirements. The developer shall install landscaping in accordance with the provisions herein in any buffer for reverse-frontage lots which meet the qualifications of Subsection A of this section. Berming, in accordance with the requirements of Subsection D herein, shall also be encouraged to be included within the buffer.

Buffer type. All reverse-frontage lots shall incorporate a Type 2 buffer on the properties bordering the roads of feeder or greater classification as defined herein. In the case of other required buffers, the widest and/or most opaque buffer will take precedence.

[Amended 12-16-2013 by Ord. No. 535]

Design standards. The following design standards shall apply to landscape buffering for reverse-frontage lots:

Where possible, buffer plantings shall meander within the buffer setback area set aside for the buffer, as required in Subsection B(1) herein. Straight lines of plant material shall be avoided.

All landscaping to be installed in the buffer shall conform to the requirements specified in Subsection B of § 270-68, Planting.

[Amended 9-21-1998 by Ord. No. 376]

Existing trees and shrubs should be integrated into the design of buffers wherever feasible. Section 270-66B, Tree preservation, of this chapter, shall be enforced for any reverse-frontage buffer when existing trees are deemed of good health and reasonable character by a qualified individual, and determined to be appropriate for their intended use by the Township.

Berms. Earthen berms shall conform to the following requirements when included in the buffer design:

Design standards.

The berms shall conform to the requirements specified in Subsection D of § 270-68, except that it is recommended that the length of any berm segment be a maximum of 200 feet; provided, however, that the length and location of any berm or berm segment shall be modified if necessary to accommodate proper stormwater flow and management as prescribed by the Township Engineer.

[Amended 9-21-1998 by Ord. No. 376]

In any design in which a berm is constructed against a retaining wall, 1/2 of a typical berm section shall be sufficient. Said arrangement would therefore provide for the high point of the berm to rest against the wall.

Retaining walls and privacy fences.

When a retaining wall within a berm section is deemed necessary by the Township Engineer, drainage must be provided to avoid the collection of water against the wall; drainage design shall be to the satisfaction of the Township Engineer.

If the individual lot owner places any privacy fencing within the buffer setback area, landscaping shall be provided within the buffer setback area on the street side of the fence. Any fencing for privacy or security shall also comply with § 300-630 and all other applicable requirements of Article XXXIV, Fences, of Chapter 300, Zoning.

[Amended 2-7-2000 by Ord. No. 389]

Landscape plan. For all reverse-frontage lots qualifying Subsection A herein, a landscape plan shall be prepared for approval by the Township and shall be submitted with the preliminary plan for the subdivision. The preparation of said plan shall follow the requirements in Subsection G of § 270-32.

[Amended 9-21-1998 by Ord. No. 376]

Maintenance. All efforts shall be made in the planting design to reduce the maintenance needed for buffer plantings.

Access for maintenance. The following criteria must be provided for ease in maintenance:

A break in a fence or a gate, either with a minimum width of three feet, must be provided on each lot on which the owner has installed a privacy or security fence, to allow access by the lot owner for maintaining the landscaping within the buffer area. Any gate must open inward, toward the lot, to allow for equipment to access the buffer. Gates may be installed on a property line to allow use by two properties; any required cross-easements shall be provided.

§ 270-56 Land with existing structures.

No subdivision or land will be approved with the property line extending through any portion of any existing structure.

If structure(s) is to remain.

In residential zoning districts of the Township, the lot size and the lot dimensions of the newly created lot containing the structure(s) must be in scale with the height and bulk of the structure, even if this requires a lot area and/or dimensions exceeding the minimum zoning requirement for that district. Structures proposed on the vacant portions of lands being subdivided shall conform to the extent possible to the height, bulk, building material and architectural character of the existing structures in the immediate vicinity, and the subdivision plans shall show building plans at suitable detail.

In other zoning districts of the Township (especially commercial and industrial districts), the subdivision of the land must provide adequate service and parking facilities, etc., in keeping with the minimum requirements of Chapter 300, Zoning, for each lot and cumulatively for all lots in the subdivision. No subdivision will be approved in such instances if the servicing and/or parking facilities, etc., attendant to the existing structure are deemed inadequate or would be considered to become inadequate with the development of the now vacant lands. Any new structures contemplated on the newly subdivided parcels shall be in conformity with the existing structures in the immediate vicinity to the extent possible in regards to height, bulk, building material and architectural character, and the subdivision plans shall show building plans at suitable detail.

Alterations and replacements will be permitted within the existing structure, but exterior extensions of the building must conform to the requirements of Chapter 300, Zoning.

If existing structure(s) is to be removed. Subdivision approval will be issued "conditional" upon the expeditious removal of existing structures in complete conformity with all other pertinent Township procedural requirements. The subdivision plans shall furthermore show in detail the proposed development of each parcel of ground and the proposed development shall not provide less service and parking facilities, etc., than now exist. In commercial and industrial areas, plots of land that have been cleared, as well as the existing vacant portions of such lands, should be developed in conformity with the long-range needs of the area to the extent possible, and all developmental requirements embodied in this chapter and Chapter 300, Zoning, shall be adhered to. If roadway realignments and other similar requirements are deemed necessary in the immediate vicinity of the plot being subdivided, they shall be corrected as part of the subdivision design to the utmost of the subdivider's ability.

If existing structure is to be partly replaced or is to be added on to. Demolition plans and/or construction plans must be detailed as part of the subdivision plan review, and subsequent subdivision approval will be conditional upon compliance with said proposed details. Additions to existing structures shall be in harmony with existing structures in the immediate vicinity, especially in respect to height, bulk, building materials and architectural characteristics. In the case of the partial demolition of existing structures, the remaining structure must be in keeping with the existing buildings in the immediate vicinity in relation to type, bulk, building materials and architectural characteristics. Renovation work to the remaining portion of a structure following partial demolition must be completed promptly and expeditiously.

§ 270-57 Grading. [1]

Excavation and fill. No permanent excavation or fill shall be made with a face steeper in slope than three horizontal to one vertical, except under one or more of the following conditions:

[Amended 9-20-1982 by Ord. No. 232]

The material in which the excavation or fill is made is sufficiently stable to sustain a slope of steeper than three horizontal to one vertical, and a written statement of a civil engineer in erosion control, to that effect, is submitted to the Township Engineer and approved by him. The statement shall state that the site has been inspected and that the deviation from the slope specified herein before will not result in injury to persons or damage to property.

A concrete or stone masonry wall constructed according to present or future designs of the Township of Upper Providence is provided to support the face of the excavation or fill.

Slopes and fences. The top or bottom edge of slopes shall be a minimum of three feet from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines where walls or slopes are steeper than one horizontal to one vertical and five feet or more in height shall be protected by a chain link fence four feet in height approved by the Township. The fence shall be an integral part of the wall.

Site grading plan. The Township Engineer shall require a grading plan in conjunction with the plan of subdivision or land development in order to ensure compliance with the above standards.

When the approved grades and finish contours are not consistent with those shown on the construction drawings, they shall be corrected as required by the Township.

[Added 1-15-1990 by Ord. No. 296; amended 7-7-1997 by Ord. No. 364]

Editor's Note: See also Ch. 178, Grading and Excavation.

§ 270-58 Drainage.

[Amended 9-20-1982 by Ord. No. 232; 1-15-1990 by Ord. No. 296; 12-16-1991 by Ord. No. 307; 6-2-2008 by Ord. No. 490]

General. All stormwater management design shall be in accordance with this chapter, Chapter 258, Stormwater Management, latest edition, and/or the Upper Providence Township Engineering and Construction Standards and Improvements Procedures, latest edition, whichever is more restrictive.

Lots. All lots shall be graded to secure proper drainage away from all buildings and to allow the collection of stormwater in water detention basins or other approved locations. A minimum slope of 2% shall be used for directing water away from structures.

Stormwater runoff. Stormwater runoff shall not be increased above the predevelopment condition. This discharge shall also take into consideration point discharge from the tract. Stormwater detention must be provided unless waived by the Township Supervisors upon recommendation by the Township Planning Commission and the Township Engineer.

Unnatural drainage. Whenever construction stops or concentrates the natural flow of storm drainage in such a way as to affect adjoining properties, approval of the adjacent property owners should be obtained in writing and a copy filed with the Township. Approval of plans by the Township does not authorize or sanction drainage adversely affecting adjoining properties.

Drainage from nonnatural sources. Water originating from other than natural sources, such as air conditioners, sump pumps or other dry weather sources, wherever practicable shall be discharged into natural watercourses on the property. These types of facilities shall not discharge water under the sidewalk and to the curbline.

Storm drainage system. The storm drainage system shall be designed and constructed to adequately control the drainage on and from the subdivision or land development. The use of pipes, underdrains, inlets, headwalls, swales, natural drainage channels or ditches and water detention basins shall be used for such improvements. Such design and construction shall be approved by the Township Engineer.

Any development which creates a significant change in the characteristics of the watershed, thus increasing the volume and velocity of surface water runoff, shall not be permitted until methods have been proposed which will reduce the likelihood of erosion, sedimentation and stormwater drainage. Such improvements must satisfy the requirements and regulations of the Pennsylvania Department of Environmental Protection.

Design submission.

All plans showing the proposed storm sewer construction must be accompanied by one set of storm drainage computations which includes a drainage area map. The design shall be completed by a registered engineer.

When subdivisions or land developments are submitted to the Township for approval in sections, a complete storm sewer design for the proposed subdivision and land development shall be submitted. The proposed design must include the entire tract and not a portion.

If only a section of a subdivision or land development is contemplated for construction, the engineer shall show how he proposes to handle stormwater from this section in order to prevent damage to adjacent properties. If temporary construction is required, the engineer shall include such structures in the plan submitted.

In the event that such temporary measures cannot ensure protection to the adjacent properties, then the main outfall line of the storm sewer shall be included as part of the construction for the proposed section.

The following note shall appear on the record plan whenever permanent water detention basins are required:

The property owner shall have the responsibility for the perpetual maintenance of the permanent water detention basin, basin outlet structures and pipes which are located on his property. No changes shall be made to the structures, pipes or finish grading without prior written approval from the Township. The Township has the right to enter the lot to perform any required maintenance which has not been properly performed or carried out in a timely manner. The property owner shall be responsible for the cost of any maintenance which is performed by the Township. The Township shall lien the property for said costs until the Township has been reimbursed in full.

§ 270-59 Reserve strips, rights-of-way, easements and utility construction.

[Amended 1-15-1990 by Ord. No. 296]

Reserve strips controlling access to streets, alleys, subdivisions or adjacent areas are prohibited.

Rights-of-way and easements. Rights-of-way or easements required for roadway construction and maintenance, sanitary sewer systems, storm drainage systems, water systems and any other utilities and for any other specific purpose shall be required by the governing body as needed, with the location and width in each case to be determined by the governing body.

The setback and proximity restrictions for all existing and proposed fuel and/or flammable liquid or gas easements or rights-of-way shall be as specified by the owner/user ( grantee) of the easement or right-of-way and shall not be less than 40 feet. The setback for other utilities shall be a minimum of 20 feet from the utility line. The total required setback from a parcel boundary shall not be less than that required by the applicable zoning district.

[Amended 3-15-2021 by Ord. No. 588]

The placement of any improvements within an easement shall be regulated by § 300-28 of Chapter 300, Zoning.

[Amended 10-1-2007 by Ord. No. 476]

The owner of any lot, upon written request by the Township and at the owner's sole expense, shall remove unauthorized items which have been placed, planted, set or put (with or without prior knowledge of this regulation) within the area of any easement.

To the fullest extent possible, easements shall be adjacent to rear and side lot lines.

Minimum easement widths.

Drainage easements shall be required along natural watercourses with a minimum width of 50 feet. Such easement may be used for storm drainage systems, sanitary sewer lines and open space. Where conditions warrant, such as in floodplains, additional widths may be required.

A minimum easement width of 25 feet shall be required for all storm drainage systems and sanitary sewer systems which are located outside of the public right-of-way and wherever storm drainage is collected in swales and ditches. An additional five feet of easement width shall be required for each additional utility which is placed within the easement area.

Easements required to be obtained by developers shall provide for the maintenance, repair and replacement of the facilities, including the right of passage for such work. The Township shall have the right of review and correction of all easements obtained by developers from other property owners which shall be turned over to the Township. The developer shall convey, at no cost to the Township, all requested easements.

No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved record plan. Any error found in a deed shall be immediately corrected and recorded in the office of the Recorder of Deeds for Montgomery County at the sole expense of the subdivider or owner.

Public utilities. All water and gas mains and other underground facilities shall be installed prior to street paving at locations approved by the Township for the full width of the right-of-way.

Underground utilities. All gas and water mains shall be installed underground. All electric, telephone and communication services, both main and service lines, shall be provided by underground cables and installed in accordance with the prevailing standards and practices of the utility or other company providing such services, except where it is demonstrated to the satisfaction of the Township governing body that underground installations herein required are not feasible because of physical conditions of the land involved. All main underground cables which are within the right-of-way of a street shall be located as specified by the governing body.

In order to promote and facilitate the undergrounding of utility distribution lines, a letter of endorsement shall be required from the suppliers of utility service (not limited to electrical, telephone or cable television) wherein the utility acknowledges that underground utilities are feasible and shall be installed as part of the improvement plan. A statement relative to the intent of the developer to provide underground utility service shall be placed on the final plan requisite to final approval of such plan.

The provisions in this chapter shall not be construed as to limit or interfere with the construction, installation, operation and maintenance of public utility structures or facilities which may hereafter be located within public easements or rights-of-way designated for such purposes.

Light standards are to be placed as required by ordinance. The power source for such standards shall be placed underground, as required.

§ 270-60 Sanitary sewers and on-site sewage disposal.

Sewers.

Sanitary sewers shall be designed and constructed in accordance with the Upper Providence Township Municipal Authority's Design, Construction Requirements and Detail Drawings for Wastewater Facilities, as adopted by resolution and as may be amended from time to time by resolution of the Upper Providence Township Board of Supervisors. In areas not presently served by public sanitary sewers, appropriate sewage disposal must be provided in accordance with the regulations of the Department of Environmental Protection (DEP), and in addition, the installation and capping of sanitary sewer mains and house connections may be required if studies by the governing body indicate that the extension of public sanitary sewer trunks or laterals to serve the property subdivided appears probable or necessary to protect the public health.

[Amended 11-7-1977 by Ord. No. 196; 6-2-2008 by Ord. No. 490]

Consistency with plan.

When consistent with the Township sewage facilities plan, sanitary sewers with connection to each building in a subdivision or land development shall be installed at the expense of the applicant or subdivider, and connected to the Township sanitary sewer system.

When not consistent with the Township sewage facilities plan, the applicant must request a revision to the plan in accordance with Act 537, the Pennsylvania Sewage Facilities Act.[1]

[Amended 6-2-2008 by Ord. No. 490]

Editor's Note: See 35 P.S. § 750.1 et seq.

If outfall sewers are not available in the vicinity but are considered reasonably necessary in the near future by the Township for the area in question, a system of sewers, together with all necessary laterals extending from mains to the street right-of-way line, shall be installed at the expense of the subdivider or applicant. The sewer lines shall be suitably capped at the limits of the subdivision or land development and the laterals shall be capped at the right-of-way line. The sewer installation shall include the construction within rights-of-way or easements to bring the sewer to the future connection with the Township sanitary sewer system.

If sanitary sewers are not to be installed at the time of subdivision and development, subdividers shall grant, reserve and set aside easements in streets and roads for the installation and maintenance of sewer lines at such time that the subdivision or land development shall be a part of the Township sanitary sewer system.

A sewer shall be considered to be planned for extension to a given area any time after preliminary engineering and related studies have been completed and the construction of facilities adequate to serve the area containing the subdivision has been programmed for completion within a reasonable time.

When capped sewers are provided, on-site disposal facilities shall also be provided.

All sanitary sewer lines shall have a minimum inside diameter of eight inches. The sizing of pipe for a subdivision shall include adequate capacity for all future upstream development located within the subdivision's drainage basin. When required by the Township Engineer, the developer shall also upgrade any existing portion of the sanitary sewer which the Engineer determines to be inadequate as a result of the proposed development.

[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No. 490 ]

Laterals.

[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No. 490]

Lateral connections to each lot shown on the final plan shall be installed to the right-of-way line of the street prior to paving. Each building shall have a separate connection to the Township sanitary sewer system.

Sewage pump stations. Public or private sewage pump stations shall not be allowed unless authorized by the Township. Also, new dwellings shall not be designed with the use of private on-lot package ejector pumps unless approved by the Township Engineer.

[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No. 490]

(10)

Construction details. The developer shall provide all construction details required by the Township on the construction drawings.

[Added 1-15-1990 by Ord. No. 296; amended 6-2-2008 by Ord. No. 490]

(11)

Applicability. This section shall be applicable to all subdivisions and land developments, whether utilizing public or private streets, and to driveways serving as private streets, and in the case of a subdivision or land development utilizing private streets, the subdivider or the applicant shall execute recordable covenant with the Township and/or Township authority that, for the purposes of sewer connections, assessments and rentals, the rights and liabilities of himself and his grantees, heirs, successors and assigns shall be the same as if his property abutted a public street. All sanitary sewer construction shall be performed in strict accordance with the specifications of the Upper Providence Township Municipal Authority and the regulations of the Pennsylvania Department of Environmental Protection. All construction will be inspected by a duly authorized representative of the Township and shall be tested and proven acceptably free of leakage, at the expense of the applicant or subdivider. Whenever practical, gravity sewers will be provided without pumping facilities.

[Added 1-15-1990 by Ord. No. 296; amended 6-2-2008 by Ord. No. 490]

(12)

The developer or property owner shall consider access of public sewers to existing dwellings which border his development. This shall consist of granting permanent sanitary sewer easements and/or the installation of capped laterals or manholes extended to streets, rights-of-way or development property lines.

[Added 1-15-1990 by Ord. No. 296; amended 6-2-2008 by Ord. No. 490[2]]

Editor's Note: This ordinance also provided for the repeal of original § 154-29A(13), Applicability, and (14), concerning access of public sewers to bordering existing dwellings, of the 1990 Code, added 1-15-1990 by Ord. No. 296, both of which immediately followed this subsection.

On-lot disposal system. If public sewage is not available and the sewage treatment is on a project or individual lot basis, such private facilities must be installed by the subdivider, developer, or building in accordance with the provisions of Act 537, the Pennsylvania Sewage Facilities Act.[3]

[Amended 6-2-2008 by Ord. No. 490]

The usable area for sewage disposal shall be shown on the preliminary plan for each lot. The usable area shall be situated beyond the radius of the water supply well and shall conform to all rules and regulations or future amendments thereto of the Pennsylvania Department of Environmental Protection, the Township of Upper Providence, and the Montgomery County Health Department.

[3]

Editor's Note: See 35 P.S. § 750.1 et seq.

The following note shall be placed on the record plan: "The developer or property owner shall pay to the Township and to the authority which treats the sewage the current fees for the treatment and collection of sewage when such facilities are made available to the applicant's site."

[Added 1-15-1990 by Ord. No. 296]

§ 270-61 Special drainage problems, flood-prone areas and watercourses.

[Amended 6-26-1978 by Ord. No. 204; 1-15-1990 by Ord. No. 296]

Those areas defined as floodplains by the Floodplain Conservation District of Chapter 300, Zoning, shall be subject to the requirements and restrictions contained in Chapter 300, Zoning, and the following additional regulations which are intended to conform to the requirements of Section 1910.3d of the National Flood Insurance Program, P.L. 93-234. It is the purpose of these regulations to:

Regulate the subdivision and development of flood-prone land areas in order to promote the general health, welfare and safety of the community.

Require that each subdivision lot or development site in flood-prone areas be provided with a safe building site with adequate access and that public facilities which serve such sites be designed and installed to preclude flood damage at the time of initial construction.

Protect individuals from buying lands which are unsuitable for use because of flood hazards by prohibiting the subdivision and development of unprotected flood-prone areas.

Maintain the certification of Upper Providence Township and the eligibility of the property owners in Upper Providence Township for the benefits of the National Flood Insurance Program, P.L. 93-234.

Preapplication procedures for subdivision and land development:

Prospective developers shall consult the Montgomery County Conservation District representative concerning erosion and sediment control measures, the effect of geologic conditions on the proposed subdivision and land development and the potential impact of the proposed subdivision and land development on geologic conditions.

Prospective developers shall consult with the Zoning Officer and, if necessary, the Township Planning Commission to make a determination as to whether or not the proposed subdivision or land development will be affected by an identified flood-prone area.

The following requirements shall apply for all subdivision and land developments proposed in Upper Providence Township:

Where the land is located partially or wholly within the floodplain, the lowest floor elevation and the 100-year flood elevation shall be indicated on all final subdivision and land development plans. This information shall be maintained by the Township.

[Amended 12-2-1996 by Ord. No. 356]

The Board of Supervisors may, when it is deemed necessary for the health, comfort, safety or welfare of the present and future population of the area and necessary to the conservation of water, drainage and sanitary facilities, prohibit the subdivision of any portion of the property which lies within the floodplain of any stream or drainage course.

In an FA subdistrict of the floodplain, no subdivision or land development shall be approved if the proposed development or improvements will, individually or collectively, increase the base flood elevation more than one foot at any point.

[Amended 12-2-1996 by Ord. No. 356]

If the Board of Supervisors determines that only a portion of a proposed plan can be safety developed, it shall limit development to that part and shall require that development proceed consistent with this determination.

When a developer does not intend to develop the plan himself and the Board of Supervisors determines that additional controls are required to ensure safe development, it may require the developer to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on the record plan.

Where any excavation or grading is proposed or where any existing trees, shrubs or other vegetative cover will be removed, the developer shall consult the Montgomery County Conservation District representative concerning plans for erosion and sediment control and a report on the soil characteristics of the site in order to determine the type and magnitude of development the site may safely accommodate. Before undertaking any excavation or grading, the developer shall conform to all pertinent laws, regulations and ordinances of the Commonwealth of Pennsylvania and Upper Providence Township.

The finished elevation of proposed streets shall be no more than one foot below the established flood level or regulatory flood elevation (where available). Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights. Pervious rather than impervious materials shall be utilized in the development of any street, driveway or parking area within a floodplain. The development of such facilities shall be done according to accepted engineering and technological practices and in compliance with all applicable provisions contained in § 270-48 of this chapter. Plans for the development of such facilities shall be submitted to the Township Engineer for his approval prior to commencing development.

[Amended 12-2-1996 by Ord. No. 356]

All sanitary sewer systems located in flood-prone areas, whether public or private, shall be floodproofed up to a point and 1 1/2 feet above the established flood level or regulatory flood elevation (where available).

The Board of Supervisors may prohibit installation of sewage disposal facilities requiring soil absorption systems where such systems will not function due to high groundwater, flooding or unsuitable soil characteristics. The Board of Supervisors may require that the developer note on the plan and in any deed of conveyance that on-site sewage disposal systems are prohibited in designated flood-prone areas.

The Board of Supervisors may prescribe adequate methods for waste disposal. If a public sanitary sewer system is located within or near the proposed subdivision or land development, the Board of Supervisors shall require the developer to connect to this system, where practical, and shall prescribe the procedures to be followed by the developer in connecting to said system.

All water systems in flood-prone areas, whether public or private, shall be floodproofed to a point 1 1/2 feet above the established flood level or regulatory flood elevation (where available). If there is an existing centralized water supply system within or near the subdivision or land development, the Board of Supervisors shall require the developer to connect to this system, where practical, and shall prescribe the procedures to be followed by the developer in connecting to said system.

All other public or private utilities and facilities shall be elevated or floodproofed to a point 1 1/2 feet above the established flood level or regulatory flood elevation (where available).

All continuously flowing natural watercourses shall be maintained in their natural state, except that the removal of debris and the correction of severe erosion shall be required.

Intermittent watercourses shall be maintained essentially at their existing alignments and gradients, except that they may be improved by minor regrading and shall either be planted in grass or provided with erosion preventive improvements such as riprap. The paving of such watercourses shall not be allowed, nor shall piping, except under roads, driveways and walkways.

Intermittent watercourses often are significant elements at the headwaters of larger streams and are usually small in size. Therefore, developers should be encouraged to design and build around and with respect for these drainageways, and the Board of Supervisors may allow rerouting of these drainageways only when serious considerations so warrant or when the site drainage will be improved by such proposed alignment changes.

Where a subdivision or land development lies partially or completely in a flood-prone area or where the subdivision or land development borders on a flood-prone area, the plan shall include detailed information identifying the following:

The location and elevation of existing and proposed streets, water supplies and sanitary facilities, building sites, structures, soil types and proposed floodproofing measures.

Boundaries of the floodplain area and the base flood elevation as defined in the Floodplain Conservation District of Chapter 300, Zoning.

Waivers. Guidelines for relaxation from the requirements set forth in this section are as follows:

A waiver shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result.

A waiver shall only be issued if there is:

A showing of good and sufficient cause.

A determination that failure to relax the requirements would result in exceptional hardship to the applicant.

A determination that the relaxing of a requirement will not result in increased flood heights, additional threats to public safety, extraordinary public expense or create nuisances, cause fraud on or victimization of the public or conflict with existing local laws or ordinances.

A waiver shall only be issued upon a determination that the waiver is the minimum necessary, considering the flood hazard, to afford relief.

The Township shall:

Maintain a record of all waivers, including justification for their issuance.

Report such decisions issued in its annual report submitted to the Federal Insurance Administrator.

§ 270-62 Public water facilities.

[Amended 12-10-1979 by Ord. No. 212; 10-20-1980 by Ord. No. 220; 10-20-1980 by Ord. No. 221; 1-15-1990 by Ord. No. 296]

Whenever a centralized water supply system is provided for a development, the subdivider shall supply a system capable of producing adequate and sufficient water pressure to supply domestic water needs and meet fire emergency demand to each lot in a subdivision, multifamily complex or commercial or industrial development. The minimum standard for meeting fire emergency demand shall be as set forth and required and published by the Insurance Services Office of Pennsylvania.

Where no centralized water service is available and it would be an undue hardship for the subdivider to install such a system, the subdivider may, upon approval of the Board of Supervisors, be permitted to construct a well on each lot for residential and commercial development, but no closer than 2,000 feet between wells for industrial development. (This standard may be waived if the Township Engineer approves the well spacing plan of the applicant.) All nonsystem wells shall be constructed according to present rules and regulations or any future amendments thereto of the Department of Environmental Protection and the Township, except that nonsystem wells located in proximity to centralized water facilities shall be required to be constructed to the specifications of the centralized water system in order to facilitate future interconnection.

[Amended 6-2-2008 by Ord. No. 490]

A circular area with a radius conforming to the rules and regulations or future amendments thereto of the Department of Environmental Protection and the Township of Upper Providence shall be shown around each well to denote clear space in which no on-site sewage system is to be located.

[Amended 6-2-2008 by Ord. No. 490]

Where centralized water service is furnished, the circles are not necessary, with the exceptions of those well(s) lying immediately adjacent to the subdivision. However, the usable area is limited by a clear zone surrounding the water service line to each house as required by the Department of Environmental Protection and the Township of Upper Providence.

[Amended 6-2-2008 by Ord. No. 490]

Fire hydrants and water mains. Fire hydrants supplied by an eight-inch or larger main shall be provided in all new subdivisions when public water is available and in all new townhouses, apartment and other residential uses, educational institutions, commercial and industrial developments and other areas, at the direction of the Fire Marshal who shall consult with the entity supplying the water and an approved rating bureau before directing such installations. When new streets are accepted by the Township, all fire hydrants on such streets shall become public, and thereafter rental charges for the same shall be borne by the Township.

Fire hydrant specifications shall be as follows:

Five-inch hydrants with two-and-one-half-inch National Standard male couplings with caps and chains, pitch diameter 2.9820 inches, major diameter 3.0686 inches, minor diameter two and eight thousand nine hundred fifty-four ten-thousandths inches and 7 1/2 threads to the inch.

One four-and-one-half-inch pumper nozzle with cap and chain, pitch diameter 5.5985 inches, major diameter 5.7609 inches, minor diameter 5.4361 inches and four threads to the inch. (Mueller hydrant, Model No. 107 or equivalent.)

Valve opening sizes: five-inch for three-way hydrants and six-inch for four-way hydrants. The bell connection to water mains shall be not less than six inches. The net area of hydrant barrels shall not be less than 120% of the valve opening. The hydrant shall have a smooth discharge orifice with a coefficient of 0.90. Friction loss will not exceed four pounds per square inch for 1,000 gallons per minute flow. Drain valves shall be made of noncorrosive material. Operating nut shall be a uniform size, pentagonal shape measuring 1 1/2 inches from point to flat. The operating nut on caps will be a uniform size, pentagonal shape measuring 1 1/2 inches from point to flat. The hydrant operating nut shall open in a counterclockwise direction.

All fire hydrants shall be painted according to the following specifications:

[Added 3-16-1998 by Ord. No. 370]

Barrels: fire protection red.

CAPS: gloss white.

[3]

Bonnets shall be painted with a Light-reflective paint.

Hydrant spacing and locations.

Residential districts: one hydrant shall be located on each street intersection with intermediate hydrants between intersections so located that spacing does not exceed 600 feet, measured along the roadway.

Hydrants will be located adjacent to paved roadways suitable for fire apparatus and, where possible, at least 50 feet from any building. The hydrant shall be not more than 10 feet from the curbline. Fire hydrants shall not be installed within a fifteen-foot radius of any obstructions that may impair Fire Department operations.

The barrel of the fire hydrant shall be set perpendicular to the ground with the lowest discharge outlet at 15 inches from the finished grade. Large hydrant outlets should face the street or road toward the pumper.

Fire hydrants must be installed on a waterline of not less than eight inches in size.

Waterline sizes and layout. All waterlines shall be large enough to provide at least 1,500 gallons per minute for fire protection. Also, a loop system shall be used in all developments. Dead-end lines will be accepted only upon approval of the Township. A six-inch line may be installed in lieu of an eight-inch line in isolated cases, when approved by the Township and water authority. All water main pipes shall be ductile iron pipe, Class 52, with double thickness cement lining. Water valves shall be only those approved by the American Water Works Association.

Water mains, service connections and fire hydrants must be installed and functioning before any use and occupancy permit is issued.

§ 270-63 Erosion and sediment control.

General.

For qualifying tracts, no changes shall be made in the contour of the land; no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been processed with the Commission or there has been a determination by the Commission that such plan is not necessary.

No subdivision or land development plan shall be approved unless:

There has been a plan approved by the Board of Supervisors 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 insure the installation and completion of the required improvements; or

There has been a determination by the Board of Supervisors that a plan for minimizing erosion and sedimentation is not necessary.

The Board of Supervisors in its consideration of any preliminary plan of subdivision and land development shall condition its approval upon the execution of measures designed to prevent accelerated soil erosion and resulting sedimentation, as required by the Pennsylvania Department of Environmental Protection. All applicable regulations and permit requirements of said Department, as stipulated in its Soil Erosion and Sedimentation Control Manual, shall be followed by all parties engaged in earthmoving activities. The manual is available at the office of the Montgomery County Conservation District.

[Amended 6-2-2008 by Ord. No. 490]

Performance principles. The following measures are effective in minimizing erosion and sedimentation and shall be included, where applicable, in the control plan:

The stripping of vegetation, regrading or other development shall be done in such a way that will minimize erosion.

Development plans shall preserve salient natural features, keep cut-fill operations to a minimum and ensure conformity with the topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff.

Whenever feasible, natural vegetation shall be retained, protected and supplemented.

The disturbed area and the duration of exposure shall be kept to a practical minimum.

Disturbed soils shall be stabilized as quickly as practicable.

Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.

The permanent (final) vegetation and structural erosion control and drainage measures shall be installed as soon as practical in the development.

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 structurally retarded.

Sediment in the runoff water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps or similar measures.

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:

All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding, and all land within a development shall be graded to drain and dispose of surface water without ponding, except where approved by the Board.

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, natural watercourse or properly designed swale. Where drainage swales are used to divert surface waters away from buildings, they shall be sodded or planted as required and shall be of such slope, shape and size as to conform to the requirements of the Township.

Concentrations of surface water runoff shall only be permitted in properly designed and maintained swales, watercourses or detention basins.

Excavation and fills.

Cut and fill slopes shall not be steeper than a 3:1 slope unless compliance is made with § 270-57, Grading.

[Amended 9-20-1982 by Ord. No. 232]

Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations of the sloping surfaces of fills.

Cut and fills shall not endanger enjoining property.

No increased surface runoff will be permitted to leave the property being subdivided or developed by way of natural watercourses or storm drainage pipes without first being suitably retained in such a way as to maintain runoff volume existing on the site previous to subdivision or development.

Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.

Fills shall not encroach on natural watercourses or constructed channels.

(g)

Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.

(h)

Grading will not be done in such a way so as to divert water onto the property of another landowner without the expressed consent of the Board.

(i)

During grading operations, necessary measures for dust control will be exercised.

(j)

Grading equipment will not be allowed to cross live streams. Provisions will be made for the installation of culverts or bridges.

Responsibility.

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 his expense as quickly as possible.

The maintenance of all drainage facilities and watercourses within any subdivision or land development is the responsibility of the developer until they are accepted by the Township or some other official agency, after which they become the responsibility of the accepting agency.

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 right-of-way thereof to maintain, as nearly as possible in its present state, the stream, watercourse, swale, floodplain or right-of-way during the pendency of the activity and to return it to its original or equal condition after such activity is completed.

The maintenance of drainage facilities or watercourses originating and completely on private property is the responsibility of the owner to their point of open discharge at the property line or at a communal watercourse within the property.

No person, corporation or other entity shall block, impede the flow of, alter, construct any structure on or deposit any material or thing on 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 Pennsylvania Department of Environmental Protection, whichever is applicable.

[Amended 6-2-2008 by Ord. No. 490]

Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage.

Each person, corporation or other entity which makes any surface changes shall be required to:

Collect on-site surface runoff and dispose of it to the point of discharge into the common natural watercourse of the drainage area.

Handle existing and potential off-site runoff through his development by designing to adequately handle storm runoff from a fully developed area upstream.

Pay his proportionate share of the total cost of off-site improvements to the common natural watercourse, based on a fully developed drainage area.

Provide and install at his expense, in accordance with Township requirements, all drainage and erosion control improvements, temporary and permanent, as required by the Erosion and Sediment Control Handbook.

Compliance with regulations and procedures.

[Amended 1-15-1990 by Ord. No. 296]

The Board of Supervisors in its consideration of all preliminary plans of subdivision and land development shall condition its approval upon the execution of erosion and sediment control measures as contained in Subsections B, C and D of this section.

The installation and design of the required erosion and sediment control measures shall be in accordance with the standards and specifications on file with the Township Engineer.

Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required under Article V of this chapter.

The approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the approval of the final plats of subdivision or land development and become a part thereof.

At the time that a building permit is applied for, a review shall be conducted by the Township Engineer to ensure conformance with the plan as approved. During the construction further consultative technical assistance will be furnished, if necessary, by the Township Engineer and the Montgomery County Soil and Water Conservation District. During this development phase, the Township Engineer shall inspect the development site and enforce compliance with the approved plans.

Permission for clearing and grading prior to recording of plats may be obtained under temporary easements or other conditions satisfactory to the Township.

In the event that the developer proceeds to clear and grade prior to recording plats, without satisfying conditions specified under Subsection E(5), the Board may revoke the approval of the preliminary plan.

§ 270-64 Bridges and culverts.

Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation Standards to support expected loads and to carry expected flows. They shall be constructed to the full width of the right-of-way.

An approval or waiver of permit requirements shall be obtained from the Pennsylvania Department of Environmental Protection for all bridges and culverts placed in existing or relocated streams, regardless of the drainage area.

[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No. 490]

Where county-owned roads or bridges are involved, the County Department of Roads and Bridges must review and approve all proposals.

§ 270-65 Survey markers.

[Amended 1-15-1990 by Ord. No. 296]

Survey markers.

Survey monuments shall be placed on the right-of-way lines at corners, angle points, the beginning and ends of curves, at all corners and changes in directions of the boundary of the tract under development and at other points as required by the Township. All monuments, existing and proposed, shall be shown on the record plans. The monuments shall be placed after all roadway improvements have been completed.

One of the following types of permanent reference monuments shall be installed by the developer or property owner at all locations mentioned above:

A concrete monument with minimum dimensions of 20 inches by four inches square, with forty-five-degree beveled edges.

Solid steel pins with minimum dimensions of 3/4 inch in diameter and 24 inches in length.

Bench marks. The Township elevations are based on the Township sanitary sewer system datum. The location and elevation is available to all engineers and surveyors upon request to the Engineer's office. All contours and elevations shown on plans must be based on this system.

Staking requirements. All lots shall be staked by the registered engineer or surveyor for the subdivider when final grading has been completed. This stakeout shall be visible and completed before an owner or occupant moves into the property. All lot corner markers shall be permanently located and shall be at least a three-fourths-inch metal pin with a minimum length of 24 inches, located in the ground to existing grade.

§ 270-66 Natural or historic feature preservation.

Limit of contract. Where the applicant is offering for dedication or is required by ordinance to establish a reservation of open space or preserve an area of scenic or historic importance, a limit of contract, which will confine excavation, earthmoving procedures and other changes to the landscape, may be required to ensure the preservation and prevent destruction of the character of the area in open space.

Tree preservation. All trees six inches or more in caliper at breast height should not be removed unless within the proposed right-of-way line of a street or impracticable for development. The relocation of noteworthy plant material should be encouraged where retention is impracticable.

Topsoil preservation. No topsoil shall be removed from the site or used as spoil. Topsoil must be removed from the areas of construction and stored separately. Upon completion of the construction, the topsoil must be redistributed on the site uniformly. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% or more and planted in ground cover on slopes of 20%, provided that riprap shall be utilized for banks exceeding 25%.

Preserved landscaping. When there is a conscientious effort to preserve the existing natural integrity and character of a site and where such preservation includes areas of two woodland and trees comparable to required planting improvements, i.e., landscaping and buffer screening, the plan may be received in lieu of additional landscaping requirements.

§ 270-67 Preservation of, protection of and transplanting of existing vegetation.

[Added 9-21-1998 by Ord. No. 376]

Preservation of existing vegetation. Each mature tree, tree mass or woodland on the site shall be designated TO REMAIN or TO BE REMOVED in accordance with the following criteria:

All subdivisions and land developments shall be laid out in such a manner as to minimize the removal of healthy trees and shrubs on the site. Special consideration shall be given to specimen trees, as well as those discussed in § 270-66B.

It shall be incumbent on the applicant to prove that vegetation removal is minimized. If challenged by the Township, the applicant shall produce evidence, such as written documents or plans certified by a registered landscape architect or other qualified professional, showing that no alternative layouts are possible and that no alternative clearing or grading plan would reduce the loss of mature trees, tree masses and woodlands.

A mature tree, tree mass or woodland shall be considered TO REMAIN only if it meets all of the following criteria:

The outermost branches of the tree(s) are at least five feet from any proposed buildings, structures, paving, parking or utilities (overhead or underground).

The outermost branches of the tree(s) are at least five feet from any proposed changes in grade or drainage, such as excavations, mounding or impoundments.

The tree(s) are clear of any proposed sight triangles and do not, by their location or apparent health, pose any undue threat to the health, safety and welfare of the community.

Mature trees, tree masses or woodlands that do not fit the above criteria shall be designated TO BE REMOVED. These trees will be removed in the field during the construction process.

Protection of existing vegetation. Existing vegetation designated TO REMAIN, in accordance with § 270-67A(2), as part of the of the landscaping of a subdivision or land development shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses or woodlands prior to major clearing or construction. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the landscape plan.

Hydrology. Alteration of existing drainage patterns and water supply for the protected vegetation shall be minimized.

Transplanting existing plant material. Specimen trees or individual trees from woodlands or tree masses designated TO BE REMOVED are encouraged to be transplanted from one area of the site to another. Transplanted trees must conform to all applicable requirements of § 270-68 of this chapter.

§ 270-68 Planting.

[Amended 9-21-1998 by Ord. No. 376]

Lot siting, planting and beautification for subdivisions and land developments. In order to promote the highest environmental quality possible, the success to which the applicant of a subdivision or land development plan has preserved existing salient natural features and land forms intrinsic to the site shall be assessed. Terms of approval of a plat may be subject to the manner in which the layout or design or the plan has preserved existing natural features.

Landscaping. For all apartment, commercial and industrial districts, the developer should incorporate sufficient planting into his design so as to gain approval of the Township Planning Commission. It should be of a type recommended by the Planning Commission, including open spaces, planting strips, screening, formal gardens, shade trees, natural barriers or other types of acceptable growth. The following standards shall apply to all landscaping, including landscaping in buffers, general required landscaping or shade tree installations, as applicable:

The location, dimensions and spacing of required plantings should be adequate for their proper growth and maintenance, taking into account the size of such plantings at maturity and their present and future environmental requirements, such as wind, soil, moisture and sunlight.

Plantings should be selected and located where they will not contribute to conditions hazardous to public safety. Such locations include, but are not limited to, public street rights-of-way, underground and aboveground utilities and sight triangle areas required for unobstructed views at street intersections.

All evergreen trees shall be a minimum of five to six feet in height at planting.

All evergreen and deciduous shrubs shall be a minimum of two to three feet spread and/or height at planting.

All flowering ornamental trees shall be a minimum of six to eight feet in height at planting.

All deciduous shade trees shall have a minimum of 2 1/2 inch caliper at planting.

Provisions shall be made for a replacement guaranty of at least 18 months for all plant material. If material fails to survive during this period, replacement shall be made at the beginning of the first successive planting season. All replacements shall have a guaranty equal to that stated above. A performance bond is required in accordance with § 270-104, Required improvements.

Shade (street) trees.

Shade trees shall be required:

Along all existing streets when they abut or lie with the proposed subdivision or land development.

Along (both sides of) all proposed streets.

Along access driveways that serve five or more residential dwelling units.

Along access driveways that serve two or more nonresidential properties.

Along major walkways through parking lots and between nonresidential buildings, as recommended by the Planning Commission.

The shade tree requirement may be waived by the Board of Supervisors where existing vegetation is considered sufficient to maintain scenic views of open space, farmland, natural features or other valued features.

Shade trees shall be located between the ultimate right-of-way line and the building setback line and shall meet the following standards:

Trees shall be planted a minimum distance of five feet and a maximum distance of 15 feet outside the ultimate right-of-way line. However, in certain cases, as follows, the Board of Supervisors may permit trees to be planted within the ultimate right-of-way:

In areas, such as existing villages, where front yards may be located within the ultimate right-of-way.

In cases where closely spaced rows of shade trees may be desirable and future street widening is considered unlikely.

In nonresidential developments, trees shall be located within a planting bed within the front yard setback, at least 10 feet in width, planted in grass, shrubs or ground cover.

Trees shall be planted so as not to interfere with the installation and maintenance of sidewalks and utilities. Trees shall be planted a minimum distance of five feet from curbs and sidewalks, 15 feet from overhead utilities and 10 feet from underground utilities.

Trees shall be planted at a ratio of at least one tree per 50 linear feet of frontage or fraction thereof. Trees shall be distributed along the entire frontage of the property, although they need not be evenly spaced.

Shade trees shall be comprised predominantly of species native to the area.

No more than 10 shade trees of the same species shall be planted in a group unless a specialized design concept is desired. Alternating species within a group shall be avoided.[1]

Editor's Note: Original § 154-36C(4) of the 1990 Code, regarding recommended shade trees, which immediately followed, was repealed 3-15-2021 by Ord. No. 588.

Buffer planting requirements. The land surrounding any permitted use shall be landscaped, except for paved areas and necessary parking and service areas, and each apartment house, group apartment development or nonresidential use shall make such other suitable screening provisions as are necessary to safeguard the character of an adjacent area. A buffer area shall be lawns or trees, except for necessary accessways. Such buffer shall include a suitable and uninterrupted coniferous planting screen of sufficient height and density to give maximum protection and immediate screening to the abutting district. Such screening shall be permanently maintained and replaced where necessary to present an attractive appearance. Buffer planting requirements shall be applicable to parking lot facilities, along the areas fronting major or secondary roads and along the areas adjacent to other properties. The following requirements shall apply to all buffers which are required to be installed pursuant to the requirements of this article.

All buffers are to be landscaped. Unless specifically noted herein, landscape buffers may also consist of earthen berms, fences and masonry walls. To prevent a linear wall appearance, no segment of a berm, fence or masonry wall shall exceed 50 feet without a break or offset.

Earthen berms shall vary in height, length and width, but shall not exceed a 3:1 slope or a four-foot height. Berms shall be laid out in a curvilinear manner whenever space allows.

Every buffer shall include some plants from each of the following categories: evergreen trees, deciduous trees, flowering ornamental trees, deciduous and evergreen shrubs, and ground cover.

All shade and ornamental trees installed in a buffer shall be planted with an understory of shrubs.

Buffering specifications. The following specifications shall be considered minimum in all cases. Specifications are arranged by buffer type. Specifications for a specific buffer type shall be utilized for each situation in which that buffer type is required under the provisions of this article. Existing vegetation should be integrated into the design of buffers wherever feasible.

Buffer Type 1: A buffer shall be provided equal to a width no less than the setback width, at least half of which shall be planted. The buffer may be located anywhere within the setback area and may incorporate foundation plantings into a cohesive landscape design. The buffer shall consist of a minimum of 20% evergreen material and 80% deciduous material. Required shade trees may be incorporated into this area.

Buffer Type 1A: In addition to Buffer Type 1 specifications, where parked cars are oriented perpendicular to an internal road, additional evergreen and deciduous shrubs and/or earthen berms shall be provided to form a continuous screen of no less than three feet in height.

Buffer Type 2: A buffer width of no less than 25 feet shall be planted. The buffer may be located anywhere within the setback area and shall be exclusive of foundation plantings. The buffer shall consist of a minimum of 40% evergreen material and 60 percent deciduous material.

Buffer Type 2A: In addition to Buffer Type 2 specifications, earthen berms shall be integrated into the landscape.

Buffer Type 3: A buffer width of no less than 25 feet shall be planted. The buffer may be located anywhere within the setback area and shall be exclusive of foundation plantings. The buffer shall consist of a minimum of 70% evergreen material and 30 percent deciduous material. Earthen berms shall be incorporated into the buffer. This buffer shall be visually opaque year-round.

Buffer Type 4: Sufficient landscape materials shall be provided to visually separate the parking area from the building.

Parking lot landscaping requirements. The following landscaping requirements shall apply to all parking lots of 10 or more stalls:

On average, a planting island (minimum dimensions of nine by 18 feet) shall be provided for every 20 parking spaces. For double parking bays, the spaces on each side shall be additive for purposes of applying this standard. Parking islands (same minimum dimensions) shall be applied at the ends of all parking bays. Each nine-by-eighteen-foot planting island shall have at least one shade tree and three shrubs.

On average, every fourth, full bay of parking shall be separated from the fifth bay by a ten-foot wide parking bay island running the entire length of the parking bay, from one end island to the other. Each ten-foot-wide parking island shall have a minimum of one shade tree for every 40 feet, on center, six shrubs and one flowering ornamental tree for every 40 linear feet.

Stormwater management facility landscaping.

[Added 8-1-2011 by Ord. No. 517]

Any landscaping shall be so designed in and adjacent to the stormwater facility, including but not limited to detention basins and rain gardens, so that it shall not have a negative effect on the hydrological function of the facility.

[Amended 3-15-2021 by Ord. No. 588]

When a stormwater management facility adjoins existing woodlands, it is recommended that plantings be selected to blend with the natural surroundings.

Basin floors that are dry most of the year shall be landscaped in one or a combination of the following:

Seeded or sodded lawn.

Seeded in low-maintenance wildflowers and meadow grasses.

Wildflower sod.

All-season ground cover.

Basin floors that are wet most of the year shall be landscaped in one or a combination of the following:

[Amended 3-15-2021 by Ord. No. 588]

Wet habitat grasses and ground covers.

Seeded in wildflower mix for wet areas.

Stormwater management facility slopes shall be seeded in PennDOT Formula "L" modified seed mix or an appropriate naturalized seed mix approved by the Township.

There shall be a minimum of one shade tree and two shrubs for each 50 linear feet of stormwater management facility perimeter. Up to 50% of the shade trees may be substituted with two flowering trees or two evergreen trees, at the discretion of the Township. No tree planting shall be placed on the fill area of a berm.

Maintenance.

Required plant material shall be maintained for the life of the project to achieve the required visual effect to the buffer or screen. It shall be the ultimate responsibility of successive property owners to insure that the required plantings are properly maintained. Dead or diseased plant material shall be removed or treated promptly by the property owner and replaced at the next growing season.

All sight triangles shall remain clear, and any plant material that could endanger safety such as unstable limbs, shall be removed and the plant material replaced if necessary. It shall be the responsibility of the property owner to maintain all plantings and architectural elements to ensure a safe environment.

§ 270-70 Design standards for developments in the Interchange Office, Retail, Service, and Recreation (IO-3) District.

Maintenance guidelines for the plantings are encouraged to be published by the planting plan designer, to be used by grounds maintenance personnel to ensure that the design's buffering and screening concepts are continued.

§ 270-69 Recommended planting lists.

[Added 9-21-1998 by Ord. No. 376; amended 8-1-2011 by Ord. No. 517]

Planting recommendations are included within the Upper Providence Engineering and Construction Standards and Improvement Procedures, on file in the Township offices. Applicants are encouraged to consult with Upper Providence Township's landscape architectural consultant for any species installations.

[Added 8-7-2006 by Ord. No. 462; amended 10-1-2007 by Ord. No. 476]

The design of buildings and adjacent landscaping shall be governed by the following criteria:

The project shall be planned and constructed as a unified development, with compatible architectural design for all components, including any structured parking. Buildings should be sited in a manner compatible with adjacent buildings, landscaping and the streetscape. Consideration should be given to size and height relationships with adjacent buildings. All buildings within the development shall be similarly treated on all sides, with the exception of any side that is hidden or otherwise not within view of customers.

Architectural style of the development shall be designed to avoid the massive scale and uniform impersonal appearances of a "big box" commercial center through facade ornamentation, building offsets, window treatments, variation in rooflines, entry treatments and upgraded building materials. The focus should be on varying the spaces among groups of buildings to avoid creating a walled corridor of long unbroken rows of buildings along a setback or a monotonous pattern of buildings across a site. Facades should be divided into increments through the use of architectural features such as bay windows, offsets, recesses and other devices that break or minimize scale. Strong vertical and horizontal reveals, offsets and three-dimensional details between surface planes should be incorporated into building design to create shadow lines and to further break up flat surfaces.

In addition to facade ornamentation, proposed buildings along the primary drive or main thoroughfare that function as street walls shall include facades that appear to be two stories in height and have architectural features that complement those of the ground floor. Corner buildings help to anchor blocks and street intersections and should be given more prominence. Sixty percent of the street wall shall be two stories in height or appear to be two stories in height, and all buildings proposed on corner locations shall be or appear to be two stories. When a corner location does not contain a building, a compatible architectural feature shall be provided at the corner and be of a height similar to a two-story facade.

Building facades greater than 100 feet in length, including separate buildings that are attached, shall incorporate one or more architectural features over at least 20% of the length of the facade. There shall be no uninterrupted length of facade that exceeds 100 feet.

Smaller retail stores with individual entrances can help to break up a long facade. Retail stores or restaurants of less than 25,000 square feet shall have glass facades between the height of three and eight feet for no less than 60% of the horizontal length of the building facade.

The ground floor of buildings should provide pedestrian interest and activity. Each building facade, including separate buildings which are attached, exceeding 100 feet in length shall have clearly defined, highly visible customer entrances that include at least two of the following:

Weather protection features and entrance details such as awnings, canopies or porticos; overhangs; recesses/projections; arcades; raised cornice parapets over the door; peaked roof forms; and/or arches;

Outdoor patios;

Architectural details such as file work and moldings which are integrated into the building structure and design;

Integral planters or wing walls than incorporate landscaped areas and/or places for sitting.

The use of arcades, colonnades or awnings to provide pedestrian protection is encouraged. Weather protection features should extend out from the building and provide cover within 30 feet of all customer entrances and to extend at least three feet wider than the entrance.

Variations in rooflines shall be used to screen HVAC equipment, to provide interest, and to reduce the scale of large buildings. Roofs should provide a variety of vertical dimensions. Multiplaned and intersecting rooflines are encouraged. Flat-roofed designs are discouraged. However, if utilized, flat roofs shall include architecture details such as cornices, decorative facings and arches to provide interest to the roofline. Additionally, all roof types should have at least one of the following features:

Overhanging eaves of at least three feet;

Sloping roofs with an average slope of between 3:1 and 1:1 that do not exceed the average height of the supporting walls;

Three or more roof slope planes.

All ground-mounted exposed HVAC units or other utility equipment shall be screened from customer views. This shall be accomplished through the use of masonry walls and landscaping; see § 270-70Q(6) in this chapter for masonry wall requirements.

Exterior building materials and colors contribute significantly to the visual impact of a building. The exterior building skin shall be composed of one dominant facing material and not more than two additional materials. The dominant material shall comprise sixty percent (60%) or greater of each building elevation, with the exception of any side that is hidden or otherwise not within view of customers.

Dominant exterior materials may include:

Wood.

Brick.

Stone, or stone veneer (cultured stone or equivalent).

Concrete masonry unit (CMU). CMU allowed only as split-face block or block molded with a textured surface.

Glass, warm and cool tones.

Stucco and synthetic stucco.

Dominant exterior building materials may not include:

Aluminum siding.

Vinyl siding.

Smooth-faced CMU.

Tilt-up concrete panels.

Glass, highly reflective/mirrored.

Trim and accent colors should be complementary to the facade treatment and are subject to approval by the Township. Colors, utilized specifically in the branding or identity of an establishment, such as logos or emblems, will be given special consideration by the Township.

Pedestrian use of the development shall by encouraged by:

Reducing walkway distances and providing short cuts.

Providing protection from wind and rain especially at main building entrances and over public walkways.

Increasing the character and visual diversity of walkways by varying the paving material. However, the type and change in materials should be an obvious designed feature and complement the architecture immediately adjacent to the walkway. Acceptable sidewalk treatments can be any of the following:

Concrete, with smooth trowel edging and broom finish;

Stamped concrete;

Unit/brick pavers;

Bluestone, flagstone, cobblestone;

Asphalt, only for fitness trails or trails located in open space.

Providing pedestrian amenities such as benches, planters, plazas, drinking fountains and water features.

Providing sufficient walkway widths to allow for easy flow of pedestrian traffic; minimum widths subject to ADA compliance.

Providing adequate, pedestrian-scaled lighting. Pedestrian-scaled lighting shall be less than 15 feet in height, and be consistent with the overall concept for the proposed development.

Providing convenient and direct pedestrian access from public walkways to primary building entrances.

Improving the safety and appearance of walkways when crossing parking and driveway areas by varying the paving material, texture and color of walkways. Designated crosswalks are required.

Loading facilities shall be provided through screened delivery courtyards, via underground service corridors, or in a similar fashion which is not visually or functionally obtrusive to patrons using the parking areas. Waste receptacles shall be located in areas convenient for on-site use and accessible for collections. Loading areas, trash dumpsters, and HVAC units or other utility equipment shall be screened from views by the use of masonry walls; see § 270-70Q(6) in this chapter.

All lighting shall be consistent with the overall design concept for the development and chosen from a selection of fixtures approved by the Board of Supervisors. Sufficient lighting shall be provided for the convenience and safety of the patrons of the development. All lighting shall comply with the standards of § 270-76 of this chapter.

A gateway feature is required to define the main entry point(s) of a development. Materials used in the construction of the gateway feature shall be of a type that is consistent with the overall appearance of the development. Landscaping shall be designed in conjunction with the gateway feature, but in no case shall the landscaping or the gateway feature impact on required sight distances. It is the intent of the gateway feature to create a unique identity or branding for the development at the points of highest traffic and visibility. All gateway features shall be approved by the Board of Supervisors. Examples of gateway features include, but are not limited to:

Monument signs.

Wing walls.

Sculpture.

Fountains.

Landmark buildings.

Other structures that help to anchor street corner conditions.

Buffering, screening and landscaping, including tree protection and installation, shall be as required by § 300-477C of Chapter 300, Zoning, and §§ 270-67 and 270-68 of this chapter. The landscape plan shall be based on a well-defined concept consistent with the architectural character and overall site design and shall be harmonious with and enhance the visual appearance and natural amenities of the area in which the project is located.

Other landscaping and pedestrian-oriented amenities shall be utilized throughout the proposed development, including but not limited to the following:

Bike racks, as approved by the Township, shall be located throughout the development.

Benches and trash receptacles, in a style consistent with the development, shall be utilized throughout the site, with special attention given to pedestrian nodes and gathering areas.

Planters and other vessels for containerized landscaping are encouraged, especially at building entrances. All planters shall be safely and securely anchored.

Trees located in plazas, sidewalk areas, courtyards or other highly traveled areas shall include tree grates and guards and shall be subject to Township approval.

Portable structures, such as market carts, ticket booths or tents, shall be placed and maintained when approved by the Township. All portable structures shall be anchored in a safe and secure manor. No vending machines shall be permitted, unless said vending machines are located within a building or other approved enclosure.

Masonry walls shall be utilized to enclose trash dumpsters and loading areas and shall be of a material and color compatible with the nearest building; they can also be used in lieu of berms to screen other views. Walls that help define pedestrian spaces are encouraged. Walls shall not obstruct or otherwise interfere with sight distances at intersections. Wall material shall be consistent with the concept of the proposed development. This section does not include retaining walls.

Signs shall be in accordance with Article XXXIII, § 300-600, of the Zoning Ordinance. All signs shall be consistent with the overall design concept for the development and be appropriate to the type of activity to which they pertain. Design elements such as the size, shape, materials, lighting, color, lettering style and the number and arrangement of signs should present a unified appearance. The color of individual store signage should coordinate with any awnings that are provided. The monument signs required by § 300-600I(1) shall be masonry.

Outdoor storage. The use of outdoor areas for any type of storage is prohibited. The use of semitrailers, metal storage or shipping containers or temporary storage buildings for temporary storage or during a loading or unloading procedure is permitted only in designated loading areas.

§ 270-71 Design guidelines for select commercial developments.

[Added 12-3-2007 by Ord. No. 480; amended 9-16-2013 by Ord. No. 529]

Any building or group of buildings proposed for the NC Neighborhood-Convenience Commercial District or the Village Commercial and Office District should, through its architectural design, reflect the existing residential character of the area. In addition, the following design guidelines are required:

Building facades.

Building facades greater than 50 feet in length, including separate buildings that are attached, shall incorporate one or more architectural features over at least 20% of the length of the facade. There shall be no uninterrupted length of facade that exceeds 50 feet. Architectural features include but may not be limited to the following:

Change of setback of building facade: minimum change shall be two feet.

Dormers.

Bay windows or similar features.

Change in building material.

Change in roof style and/or height.

No building facade shall be longer than 125 feet when that building facade is within 300 feet of and less than or equal to 35° of being parallel to any roadway.

Variations in rooflines shall be used to screen HVAC equipment, to provide interest, and to reduce the scale of large buildings. Roofs should provide a variety of vertical dimensions. Multiplaned and intersecting rooflines are encouraged. Flat-roofed designs are generally discouraged and specifically prohibited on any building constructed within 50 feet of a residential zone. If utilized, flat roofs shall include architecture/details such as cornices, decorative facings and arches to provide interest to the roofline. Additionally, all roof types should have at least one of the following features:

Overhanging eaves of at least three feet;

Sloping roofs with an average slope of between 3:1 and 1:1 that do not exceed the average height of the supporting walls;

Three or more roof slope planes.

The exterior building skin shall be composed of one dominant facing material and not more than two additional materials. The dominant material shall comprise 60% or greater of each building elevation, with the exception of any side that is hidden or otherwise not within view of customers.

Dominant exterior materials may include wood, brick, stone or stone veneer (cultured stone or equivalent), glass (warm and cool tones), stucco and synthetic stucco, or concrete masonry unit (CMU). CMU is allowed only as split-face block or block molded with a textured surface.

Dominant exterior building materials may not include aluminum siding, vinyl siding, smooth-faced CMU, tilt-up concrete panels or highly reflective/mirrored glass.

Dominant facade colors shall be complementary to the architectural style of the building. Detailed elevations with facade treatment examples, complete with color choices, shall be submitted to the Township for approval. High-intensity colors, metallic colors and black are prohibited. Trim and accent colors should be complementary to the facade treatment and are subject to approval by the Township. Colors, utilized specifically in the branding or identity of an establishment, such as logos or emblems, will be given special consideration by the Township.

Knee wall and fence design standards.

All knee wall and fences shall be constructed of materials similar or complementary to the building materials as herein described in Subsection D of this section. All knee walls shall be opaque for a minimum height of 2 1/2 feet above grade.

All knee walls as provided for in the NC District shall not be lower than 30 inches or taller than 42 inches and shall be designed and/or placed in such a way that they will not obstruct any required sight lines for required driveways.

§ 270-72 Design Guidelines for developments in TDR Transfer of Development Rights District.

[Added 12-15-2008 by Ord. No. 495]

Any residential dwelling unit or group of dwelling units proposed for the TDR District should, through their architectural design, reflect the existing residential character of the area. In addition, the following design guidelines are required:

Facade treatment (i.e., architectural details) and overall color palate must be varied throughout a TDR subdivision. In no instance shall more than one out of five contiguous dwelling units have the same facade treatment, roof color, and color palate. Dwelling units directly across from each other on opposite sides of any street may not have identical facade treatments and overall color palates. In addition, dwelling units within 100 feet of each other on opposite sides of the street, as measured between the closest sides of the dwellings as shown in the sketch below, shall not have identical facade treatments, roof colors, and color palates. Roof color and/or material shall be varied with the same frequency as facade treatments and color palates.

Attached garages shall be varied in their location. Where adequate lot width is available, side entry garages shall be provided. For side entry garages, no more than six in a row shall be on the same side of the dwelling. It is strongly encouraged that when it is feasible, garages should face each other on adjacent lots.

On a minimum of 75% of the homes in a subdivision with transferable development rights or of a separate phase of such subdivision, the exterior building skin shall be composed of one dominant facing material and not more than two additional materials. The dominant material shall comprise 60% or greater of each building elevation, with the exception of any side that is hidden or otherwise not within view from a street. Dominant exterior materials shall include: wood, brick, stone, or stone veneer (cultured stone or equivalent), or stucco and synthetic stucco.

Except for accent purposes on no greater than 10% of any elevation, aluminum siding, vinyl siding or fiber-cement siding shall not be utilized.

Dominant facade colors shall be complementary to the architectural style of the building. Detailed elevations with facade treatment examples, complete with color choices, shall be submitted to the Township for approval. Trim and accent colors should be complementary to the facade treatment and are subject to approval by the Township.

All residence doors (including garage doors) facing a street shall be wood, wood-stained, faux wood finish or other finishes as approved by the Township.

A reverse-frontage buffer in accordance with § 270-55 of this chapter shall be required for any number of reverse-frontage lots in a subdivision with transferable development rights; provided, however, the minimum width of the setback required by § 270-55B(1) may be reduced to 15 feet.

§ 270-73 Recreational areas and community assets.

Wherever practicable, provision shall be made for suitable open space for parks, playgrounds and recreational areas. In commercial areas, provision shall be made for suitable open space for walkways (connecting parking facilities with commercial structures), malls, sitting areas, etc. Due consideration shall be given to the preservation of natural features, including large trees, groves, waterways, scenic points, historical spots and other community assets.

§ 270-74 Use of standards; recommendations of Planning Commission.

The standards of design of this article should be used to judge the adequacy of subdivision proposals. Where, in the opinion of the Township Planning Commission, the literal application of these standards in certain cases would work undue hardship or be plainly unreasonable, the Township Planning Commission may recommend to the Board of Supervisors such reasonable exceptions as will not be contrary to the public interest. The Board of Supervisors may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of the regulations.

The standards included in these regulations are minimum design requirements. The Board of Supervisors reserves the right in any case to request that development features exceed these standards if conditions so warrant.

In reviewing subdivision or land development plans, the governing body shall refer such plans to the Township Planning Commission for recommendations concerning the adequacy of existing and proposed community facilities to serve the additional dwellings proposed by the subdivision or land development.

Subdividers are requested to give careful consideration to the desirability of providing adequate rights-of-way and paving on existing streets and reserving areas and easements for facilities normally required in residential sections, including churches, libraries, schools and other public buildings, parks, playgrounds and playfields, shopping and local business centers and rights-of-way and easements for stormwater, water and sanitary sewer facilities in those areas that cannot be immediately joined to the existing stormwater, water and sanitary sewer systems of the Township.

Areas provided or reserved for such community facilities should 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.

§ 270-75 Signs.

[Added 1-15-1990 by Ord. No. 296; amended 10-19-1992 by Ord. No. 317]

The developer or property owner shall provide and install all required street signs, speed limit signs and all other regulatory signs. A street sign for a new street shall be installed within 10 calendar days from completion of the installation of the base course for that street. All signs shall meet the requirements of the Pennsylvania Department of Transportation.

§ 270-76 Lighting.

[Added 1-15-1990 by Ord. No. 296; amended 6-3-2002 by Ord. No. 416]

Lighting shall be provided within parking facilities and recreational facilities when required by the Township. The developer or property owner shall provide a lighting plan in accordance with the requirements of § 270-32H herein which shall be approved by the Township Board of Supervisors upon recommendation of the Township Lighting Consultant and Township Engineer, before final plan approval. Lighting shall be designed and installed in accordance with the following requirements; provided, however, that lighting shall also be provided along public streets, when required, in accordance with the applicable requirements herein:

All parking areas, walkways, and passageways serving commercial and residential land developments shall be illuminated to the satisfaction of Upper Providence Township Board of Supervisors and Township Lighting Consultant.

Where required by Supervisors, streetlights and all accessory equipment shall be provided at the expense of the developer at all intersections, end of culs-de-sac, and between all intersections at spacing approved by the Township Lighting Consultant. As a minimum, all residential developments (or other, as required by 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. Plan for residential lighting and underground wiring system (energizing plan) shall be prepared by the Township Lighting Consultant and presented to the developer upon receipt of development's underground wiring layout when supplied by the energy supplier. Supply of this underground wiring plan to Township Lighting Consultant is the responsibility of the developer.

All streetlights, where required by the Upper Providence Board of Supervisors, shall have an LED lighting source (pole-mounted) which provides lighting in accordance with current recommended IESNA standards for streetlights. All lighting and accessory equipment shall be standard equipment as approved by the Township Lighting Consultant or variations as approved by the Township Board of Supervisors.

[Amended 3-15-2021 by Ord. No. 588]

Streetlights shall be energized at time of issuance of the first use and occupancy permit of the development, or where a development is phased, at the time of the issuance of the first use and occupancy permit for each individual phase. All fees for connection and operation of such lights shall be the responsibility of the developer until Upper Providence Township formally accepts dedication of public improvements. Upper Providence Township shall coordinate energizing of lights, in accordance with the approved energizing plan. Request for electrical connection shall only be made by Upper Providence Township. Upper Providence Township shall pay all associated connection and operation feed (to the energy supplier) for which the developer shall reimburse the Township for connection fees and operation fees under rate SLS, on a monthly basis, including appropriate administration fees. This payment arrangement shall continue until formal acceptance of dedication of public improvements, at which time, Upper Providence Township shall assume these responsibilities. The developer shall warranty all parts and associated labor for the streetlighting system for the period of time from date of installation until 18 months from the date of formal acceptance of public improvements by the Township. In developments in which improvements are not to be dedicated, the start of the eighteen-month period shall be the later of either the date on which the Township deems the installation to be complete based upon the approved final plan and in proper operating order, or the date on which the use and occupancy permit for the final building in the development or applicable phase is granted.

Upon completion of streetlight installation, the developer or his designated representative shall notify the Township Lighting Consultant and Township Engineer, in writing, of completion of lighting facilities. Copy of the Electrical Underwriter's certificate shall also be included with this notification.

All other proposed lighting such as building lights, general parking areas, 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.

Unless stated herein or otherwise required by Supervisors, all lighting systems shall utilize LED lighting sources. No floodlights permitted without written waiver from the Township. The incident light spill-off at the development boundaries shall not exceed 0.10 fc at any point along off-street areas and 0.30 along public roadways. Lighting shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the most current editions of the following publications:

[Amended 3-15-2021 by Ord. No. 588]

IES The Lighting Handbook.

IES RP-20, Lighting for Parking Facilities.

IES RP-33, Lighting for Exterior Environments.

IES G-1, Guide for Security Lighting for People, Property and Critical Infrastructure.

For freestanding lighting, all fixtures shall utilize appropriate sharp cutoff luminaires. Shielding shall be provided to screen light sources at angles above 72° to 90° from the vertical. All lenses must be flat with no dropped dish variety permitted. Maximum height of freestanding fixtures shall not exceed 25 feet. Fixture heights shall be measured from the bottom of the fixture to ground level.

For building-mounted lighting, shielding shall be provided so as to screen the light source and directed reflectors at angles above 72° to 90° from the vertical. In all cases, lighting will not be permitted along the outline of a building(s) or along rooflines.

For canopy lighting, all fixtures shall be recessed in the canopy with no lens lower than the canopy surface. Recessed fixtures shall be shielded so that the light source is screened at angles above 90° from the vertical. Maximum footcandle level permitted under canopy not to exceed 50 footcandles at any point.

Outdoor sales areas shall not be permitted to exceed 50 footcandles at any specific point on the front line display areas. General parking and storage areas shall not exceed 20 footcandles at any specific point. In no case shall floodlights be utilized to illuminate front sales line or general area.

Athletic fields shall:

[Amended 12-16-2013 by Ord. No. 535]

Athletic fields shall be provided with glare guards unless granted specific waiver by the Township.

All recreation activities shall not exceed the following:

Activity	Maximum Footcandles
Baseball	30/50
Football	30
Soccer	30
Tennis	30
Basketball	25
All other activities not specifically named	30