The following principles of subdivision and
land development, general requirements and minimum standards of design
shall be observed by the applicant in all instances:
A.
All portions of a tract being subdivided shall be
taken up in lots, streets, public lands or other proposed uses so
that the remnants and landlocked areas shall not be created.
B.
When only a portion of a tract is being reviewed,
relative to subdivision and land development, but where future subdivision
or development is likely, the applicant shall submit a nonbinding
sketch as a condition of approval of his plan demonstrating that the
remainder of the tract or parcel may be subdivided or developed in
conformance with the existing zoning classification of land use in
a logical manner. Such sketch of the remainder of the tract or parcel
shall be kept in the Township files, and it shall not be recorded
with the final plan.
C.
Applicants shall preserve trees, groves, waterways,
scenic points, historic spots and other community assets and landmarks
whenever possible.
D.
Subdivisions and land developments shall conform to
existing topography to avoid the necessity for excessive cut or fill
unless specifically warranted by terrain or location.
E.
Land within the Township's Floodplain Conservation
District[1] shall not be developed, and it shall not be used for any
uses which may involve danger to health, safety, morals and general
welfare.
F.
The standards of design in this article should be
used to judge and ascertain the adequacy of subdivision or land development
proposals. Where the applicant believes that the literal application
of any of these standards would cause undue hardship or be plainly
unreasonable and unnecessary, the applicant shall request, in writing,
that a waiver be granted and present the justification for the request.
The Township Engineer and the Township Planning Commission may recommend
such reasonable requests, and the Board of Supervisors may grant such
reasonable exception if, in its opinion, it will not be contrary to
the public interest. If a written request for a waiver is not submitted,
these standards will be applied literally.
G.
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. The Board of Supervisors will seek a recommendation
from the Planning Commission and others before increasing the requirements.
H.
Applicants shall observe the ultimate rights-of-way
for contiguous existing streets as prescribed by the Ultimate Right-of-Way
Map for the Township.[2] Additional portions of the corridors for such streets shall be offered to the government agency having jurisdiction at the time the subdivision or land development is consummated. Applicable building setback lines, as defined by Chapter 143, Zoning, shall be delineated as measured from the ultimate right-of-way.
[2]
Editor's Note: The Ultimate Right-of-Way Map
is available for examination in the Township offices.
I.
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. In the event of conflict,
the specifications contained in this Part 1 shall govern.
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. 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.
A.
The standards of design in this article shall be used
to judge the adequacy of subdivision proposals. Whenever the literal
application of these standards would cause undue hardship or be contrary
to current site planning practices, the Township Planning Commission
may recommend such reasonable modifications to the Township Board
of Supervisors as will not be contrary to public interests.
B.
In reviewing subdivision or land development plans,
the governing body shall refer such plans to the Township Planning
Commission, Township Engineer and Montgomery County Planning Commission
and any other agencies as may be appropriate for recommendations concerning
the adequacy of existing and proposed community facilities to serve
the additional uses proposed by the subdivision or land development.
C.
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 areas, including libraries, schools
and other public buildings; parks, playgrounds and playfields; and
sanitary sewer facilities in those areas that cannot be immediately
joined to the existing stormwater, water and sanitary sewer systems
of the Township.
D.
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 officers of dedication
for public use.
All new streets and extensions and widenings
of existing streets:
A.
Shall be offered for dedication to the Township; county
roads shall first be offered to the county; an offer of dedication
shall be placed on the recorded plan for state roads.
B.
Shall conform to the circulation element of the Township
Comprehensive Plan, as amended, Township Ultimate Right-of-Way Map[1] and county or state highway plans and be coordinated with
existing streets.
[1]
Editor's Note: The Ultimate Right-of-Way Map
is available for examination in the Township Offices.
C.
Shall provide appropriate access between abutting
tracts of land for immediate or future use.
D.
Shall create a road hierarchy among interior subdivision
and land development streets and exterior streets to ensure proper
through traffic flow, local access and internal traffic distribution
and flow.
E.
Shall be related closely to existing topography to
assure reasonable grades, alignment and drainage and appropriate access
to lots and to minimize regrading and removal of vegetation.
F.
Shall be designed to continue existing streets at
equal or greater right-of-way and cartway width, as recommended by
the Township Engineer and Planning Commission.
G.
Insofar as possible, streets on which structures are
to front are encouraged to be oriented in a general east-west direction
in order to provide structures with southern exposure and to permit
the utilization of solar energy.
Every street, road or highway within the Township
shall be classified as one of the following and shall be subject to
the requirements contained in this article for that classification:
A.
B.
Primary arterials. Primary arterials are the major
highways which carry high volumes of through traffic [generally over
10,000 average daily trips (ADT)] and which deny or restrict access
to adjacent properties. Primary arterials are classified as follows:
(1)
Limited access highways deny access from adjacent
properties and provide access only at a limited number of grade-separated
interchanges. This classification of highway is not governed by this
Part 1 because of its characteristics and the fact that only such
agencies as the Pennsylvania Department of Transportation or Turnpike
Commission would construct and/or operate such roads. Only the Pottstown
Expressway fits into this classification, and no additional limited
access highways are anticipated in the Township.
(2)
Semicontrolled access highways restrict direct access
from adjacent properties as much as is reasonably possible and encourage
the use of other streets intersecting the highway or the use of marginal
access streets to provide access. Grade level intersections will be
spaced at large enough intervals to facilitate the safe and convenient
flow of traffic. Semicontrolled access highways are further classified
as urban or rural, and they carry high traffic volumes (over 10,000
ADT) for both local and intercommunity trips. Ridge Pike, Germantown
Pike, Trooper Road (part), Egypt Road and Route 363 (Park Avenue)
within Lower Providence fall into this category. Semicontrolled access
highways shall be further classified according to their function as
follows:
(a)
Urban semicontrolled access highways generally
carry high volumes of commercial, industrial or residential traffic
from adjacent land uses, including shopping centers and industrial
parks. This classification applies to highways where the majority
of the adjacent frontage is developed.
(b)
Rural semicontrolled access highways carry high
volumes of through traffic, and the adjacent land uses include low-density
residential or agricultural uses and recreation areas. The portions
of Ridge Pike and Germantown Road crossing Evansburg State Park fall
into this category.
C.
Secondary arterials. Secondary arterials are those
streets or highways which collect, carry and feed medium volumes of
traffic (generally under 10,000 ADT) and connect areas within and
adjacent to the Township. Secondary arterials shall be further classified
as follows:
(1)
Collectors serve to connect primary arterials with
lesser classified streets and distribute traffic throughout the Township
and adjacent areas.
(2)
Feeders serve to connect collectors and/or higher
road classifications with residential streets and/or neighborhoods
within the Township. The right-of-way or cartway width for feeder
streets is lower than for collectors because they carry less traffic
generally and they are intended to carry very little commercial or
truck traffic.
D.
Residential streets. Residential streets are those
streets which carry low volumes of traffic and which are used to provide
access to residential properties and connect with other residential
streets and streets of a higher classification.
E.
Cul-de-sac streets. Cul-de-sac streets are those streets with one end open for vehicular access and the other end terminating in a vehicular turnaround. Cul-de-sac streets shall comply with the provisions of § 123-30A.
F.
Marginal access streets. Marginal access streets are streets parallel and adjacent to an arterial street which provide access to abutting properties and separation from through traffic. They serve to reduce the number of access points which intersect the larger road, thereby increasing the efficiency and safety of traffic flow along the major road while providing access to abutting development. Marginal access streets shall comply with the provisions of § 123-30B.
G.
Performance streets. Performance streets are residential streets which form a hierarchy of residential streets based on the anticipated average daily trips (ADT) to be generated by residential development fronting on the streets. All developments proposing to use performance streets shall contain 100 dwelling units or more to utilize all three levels of streets, including residential access streets, residential subcollector streets and residential collector streets. Performance streets may only be used in a residential development upon approval of the Board of Supervisors and shall comply with the provisions of § 123-30C. Performance streets are classified as follows:
(1)
Residential access street. This is the lowest order
street in the hierarchy. It is intended to carry the least amount
of traffic at the lowest speed. It will provide the safest and most
desirable environment for a residential neighborhood.
(2)
Residential subcollector street. This is the middle
order street in the hierarchy. A residential subcollector is a frontage
street which provides access to abutting properties and which may
also conduct traffic from residential access streets that intersect
it.
(3)
Residential collector street. This is the highest
order of street in the hierarchy. It is designed to carry residential
traffic to secondary streets at higher speeds.
A.
Cul-de-sac streets must comply with the following
requirements:
(1)
Temporary culs-de-sac are those constructed to an
abutting property line with the intention that such road will be extended
onto the adjoining property at a future date as a logical step in
the circulation network of the neighborhood, superblock or area. Temporary
culs-de-sac shall meet the following requirements:
[Amended 8-10-1992 by Ord. No. 384]
(a)
Temporary culs-de-sac shall be built to the
tract boundary line at a location and grade that are logical for extension
onto the abutting tract.
(b)
The temporary cul-de-sac turnaround shall be
designed in one of the following configurations, as shown in Figure
1,[1] rather than the typical bulb configuration of the permanent
cul-de-sac:
[1]
Editor's Note: Figure 1 is included at the end of this chapter.
(c)
With the exception of the turnaround configuration,
the temporary culs-de-sac shall be built to the same standards as
permanent culs-de-sac.
(d)
Those portions of the cul-de-sac turnaround
extending beyond the street right-of-way of 50 feet shall be constructed
on temporary access easements, valid only until the road is extended.
(e)
Upon extension of the street, the full rights
and responsibilities for the area of the temporary easements shall
revert to the owners of the lots on which they are located.
(f)
The developer responsible for construction of
the temporary cul-de-sac shall be responsible for placing and maintaining
a sign within the turnaround area, reading "Temporary Cul-de-Sac."
(g)
The developer responsible for extension of the
street shall also be responsible for the following:
[1]
Removal of all curbing and paving of the temporary
turnaround beyond the width of the street's cartway.
[2]
Installation of new sidewalk, curbing and cartway
paving to complete the street connection.
[3]
Extension of utilities as necessary.
[4]
Grading, installation and/or restoration of
lawn areas where affected by this removal and construction process
and repair of any other improvements damaged by this process.
(2)
Permanent culs-de-sac provide access only to abutting
lots within the tract being subdivided or developed. A permanent cul-de-sac:
(a)
Shall be constructed to the specifications of
street curbing and sidewalks hereinafter included in these standards
for residential roads.
(b)
Shall have a minimum right-of-way width of 50
feet and paving width of 26 feet and a circular turnaround with a
minimum right-of-way radius of 60 feet and a paving radius of 50 feet.
No parking shall be permitted in the circular turnaround and shall
be so posted.
(c)
Shall not be approved as part of a four-way
intersection or as a continuation of a through road, unless special
conditions warrant approval of either of the above by the Board of
Supervisors.
(d)
Shall not be approved when a through road is
practicable.
(e)
Shall not be less than 250 feet nor more than
800 feet in length, measured from the near side of the ultimate right-of-way
of the intersecting road to the farthest point of the right-of-way
of the turnaround, nor serve more than 10 dwelling units, unless special
conditions warrant approval by the Supervisors.
(f)
Unless the extension of the roadway is imminent,
where it is proposed that a road be constructed to an abutting property
line with the intention that such road will be extended onto the adjoining
property at a future date, the temporary terminated cul-de-sac shall
be constructed in the same manner as one which is permanently terminated,
including the right-of-way width. Construction of the street curbing
and sidewalk shall be in accordance with specifications hereinafter
included in these standards.
(g)
Shall be served by an appropriately located
emergency accessway when required by the Supervisors.
B.
Marginal access streets must comply with the following
requirements:
(1)
Marginal access streets are required along primary
and secondary arterials as an alternative to stripping off lots along
existing or proposed collectors, feeders and higher order streets.
(2)
The Board of Supervisors reserves the right to require
marginal access streets along any street where local vehicular access
to individual lots would create congestion and/or hazards to traffic
flow and safety by reason of street grades, land forms, vegetation,
frequency of driveway intersections, limited sight distances, heavy
traffic volumes and/or high-speed traffic flows.
(3)
Access shall be provided to properties along only
one side of the marginal access street.
(4)
The location of a marginal access street shall be
essentially parallel and adjacent to the street along whose margin
it is located.
(5)
The right-of-way for this type of street shall abut
and be measured from the ultimate right-of-way of the parallel street.
(6)
When forming a necessary leg of another classification
of street, marginal access streets shall be governed by the regulations
of the higher street classification.
(7)
A landscaped barrier island, at least 20 feet wide,
shall physically separate the cartways of the marginal access street
and the parallel street.
(8)
Sidewalks, when required, shall be located on the
outermost portion of the marginal access street right-of-way, abutting
the building lots.
C.
Performance streets are residential streets that must
comply with the following regulations:
(2)
The following chart shall be used to determine the
anticipated average daily traffic levels of proposed residential development:
[Amended 8-10-1992 by Ord. No. 384]
|
Housing Types
|
Average Daily Trip Generation Rates per
Dwelling Unit
| |
|---|---|---|
|
Single-family detached
|
10.00
| |
|
Twin, duplex, multiplex or townhouses, etc.
|
8.10
| |
|
Apartment
|
5.40
| |
|
Mobile home
|
5.38
| |
|
Retirement village
|
3.30
|
(3)
A residential access street shall provide access to
abutting properties, and it shall be designed to carry no more traffic
than that which is generated on the street itself. Each residential
access street shall be designed so that no section of the street conveys
an average daily trips (ADT) volume greater than 200. Each half of
a loop street may be regarded as a single local access street, and
the total calculated traffic volume generated on a loop street shall
not exceed 400 ADT.
(4)
Residential subcollector streets are middle order
frontage streets that shall comply with the following:
(a)
Each subcollector street shall be designed so
that no section of it will convey a traffic volume greater than 500
ADT. Each half of a loop subcollector street and the total traffic
volume conveyed on a loop street shall not exceed 1,000 ADT.
(b)
Subcollector streets shall be designed to exclude
all external through traffic which has neither origin nor destination
on the subcollector or its tributary residential access street.
(5)
Residential collector streets are the highest order
performance streets that shall comply with the following:
(a)
Whenever possible, residential collector streets
should be designed to have no residential lots fronting on them. When
this is not possible, the amount of residential frontage shall not
exceed the limits set forth in the accompanying chart. In addition,
only lots having frontages of 100 feet or greater may front on collector
streets, and space shall be provided on these lots for turnarounds
so that vehicles will not have to back out onto collector streets.
(b)
Cartway width and frontage.
|
ADT LEVEL
| |||||
|---|---|---|---|---|---|
|
1,000 to 1,199
|
1,200 to 1,599
|
1,600 to 1,999
|
2,000 and over
| ||
|
Percentage of allowable access frontage
|
20
|
10
|
5
|
0
| |
|
Cartway width (feet)
|
22
|
22
|
22
|
24
| |
(c)
No on-street parking shall be permitted on residential
collector streets.
(6)
Marginal access streets used as performance streets shall meet the requirements of § 123-30B, plus the following additional requirements:
(a)
Marginal access streets shall be classified
and designed to conform to the design standards and service restrictions
of either residential access or subcollector streets according to
the anticipated ADT volume.
(b)
Intersection spacing. The minimum distance between
intersections of the marginal access street with residential collectors
shall be 300 feet and, with higher order streets, shall be determined
by the Township Engineer based upon the traffic characteristics of
the higher order street.
(c)
Distance between cartways. A minimum distance
of 20 feet shall be provided between the marginal access street cartway
and the higher order cartway. This area shall be used to provide a
visual screen between the roadways by landscaping and/or a berm.
(d)
Marginal access streets are required as an alternative
to stripping off lots along existing or proposed collectors or higher
order streets.
(7)
Cartway width and parking for performance streets
are as follows:
|
Parking Provisions
|
Street Standards
| |||||
|---|---|---|---|---|---|---|
|
Type of Street
|
Lot Width at Right-of-Way
(feet)
|
On-lot1
|
Spillover2
|
Cartway Width
(feet)
|
Driveway Access
| |
|
Residential access:
| ||||||
|
Minimum intensity of development
|
100 or greater
|
on-lot
|
on-lot
|
20
|
yes
| |
|
Average intensity of development
|
40 to 100
|
on-lot
|
on-street
|
263
|
yes
| |
|
Residential subcollector:
| ||||||
|
Minimum intensity of development
|
100 or greater
|
on-lot
|
on-lot
|
22
|
yes
| |
|
Average intensity of development
|
40 to 100
|
on-lot
|
on-street
|
364
|
yes
| |
|
Residential5collector
|
100 or greater
|
on-lot
|
on-lot6
|
2 2/245
|
yes5
| |
|
(frontage lots)
| ||||||
|
NOTES:
|
|
1 As required
by the Zoning Ordinance.
|
|
2 As required by § 123-30C(8), which follows.
|
|
3 Cartway
may be reduced to 20 feet for marginal access streets.
|
|
4 Cartway
may be reduced to 28 feet if residential lots will front on only
one side of the street.
|
|
5 See § 123-30C(5) above for additional requirements for residential collectors.
|
|
6
[Amended 8-10-1992 by Ord. No. 384] |
(8)
Spillover parking shall be provided, in addition to the parking required by Chapter 143, Zoning, in conjunction with performance streets according to the following ratio:
|
Housing Type
|
Spillover Parking Spaces Required per
Dwelling Unit
| |
|---|---|---|
|
Single-family detached
|
1.0
| |
|
Twin, townhouse
|
1.0
| |
|
Duplex, multiple, apartment
|
0.5
|
(9)
Existing streets. In instances where a proposed performance
street connects to an existing residential street, the number of dwellings
with access onto the existing street shall be added to the number
of proposed dwellings on the connecting performance street to determine
the traffic volumes and the performance street classification of the
proposed street.
D.
Private streets may be permitted to serve the function
of residential streets, cul-de-sac streets or marginal access streets,
when approved by the Board of Supervisors, upon recommendation of
the Township Planning Commission and/or the Township Engineer. Private
streets shall comply with the following:
(1)
Private streets shall be constructed to the same standards
and shall be subject to the same restrictions as public streets of
the same type.
(2)
The Township shall have no maintenance obligation
for approved private streets; maintenance of such private streets
shall be the full and sole responsibility of an association or other
legally binding organization of landowners with access rights, subject
to the criteria below:
(a)
An association or other legally binding organization
of landowners with access rights on the private street shall be formed
and administered for the purpose of maintenance of the private street.
(b)
All property owners in such an association shall
have an equal share in the rights and bear an equal share of the costs
of maintaining the private streets.
(c)
Documents governing such association shall be
filed with the Township, and the Board of Supervisors, upon the recommendation
of the Township Solicitor, shall have authority for approval of such
association.
(d)
All properties depending on a private street
for access shall be guaranteed in irrevocable right to that access
under the terms of a right-of-way, access easement or other legal
covenant. Such access right shall be clearly noted on the subdivision
and/or land development plans which create a private street, shall
be included in deeds for all properties with access rights and shall
be recorded in the office of the Recorder of Deeds of Montgomery County.
(e)
Documents governing maintenance associations
for private streets shall be recorded with each deed for properties
with access rights.
(f)
Private streets are generally intended to be
used as permanent cul-de-sac streets rather than as through streets
connecting two public streets.
(3)
Private streets will not be approved by the Board
of Supervisors unless it can be demonstrated that a public street
is not needed due to unusual circumstances. Private streets may not
serve more than five residential lots or dwelling units; more than
five lots or dwellings shall be served by a public street.
(4)
Whenever a subdivider proposes to establish a street
which is not offered for dedication to public use, the Board of Supervisors
may require the subdivider to submit and also to record with the plan
a copy of an agreement made with the Township on behalf of his/her
heirs, successors and assigns. The agreement shall establish the conditions
under which the street may later be offered for dedication and should
stipulate, among other things, the following:
(a)
That the street shall conform to municipal specifications
or that the owners of the private street shall include sufficient
funds with the offer of dedication to restore the street to conformance
with municipal specifications.
(b)
That an offer to dedicate the street shall be
made only for the street as a whole.
(c)
That agreement by the owners of 51% of the front
footage shall be binding on the owners of the remaining lots. Such
condition shall be noted in the deeds for these properties.
E.
Single-access streets. A street(s) which is served
by only one intersection with a through street shall be considered
a single-access street, regardless of the street's configuration within
the proposed subdivision or land development. Single-access streets
include cul-de-sac streets, multiple cul-de-sac streets and combinations
of streets in a street network with a single access point of connection
with a surrounding through street. Single-access streets shall comply
with the following:
(1)
Single-access streets shall be subject to the requirements
for their classification of street, notwithstanding their single-access
status.
(2)
A maximum of 40 dwelling units or one commercial building or two industrial buildings may be located on a single-access street, subject to any further limitations required by Subsection E(1) above.
(3)
Stub streets are single-access streets that are not
required to provide a vehicular turnaround. A stub street shall not
be longer than the depth of one building lot abutting the street or
the width of two building lots abutting the street. Stub streets shall
only be provided in appropriate locations for vehicular access to
abutting undeveloped lands when authorized by the Board of Supervisors
upon the advice of the Township Planning Commission and Engineer.
All streets in the Township shall be regulated
according to their classification. Street classifications shall be
in conformance with the Township's Ultimate Right-of-Way Ordinance
and Map,[1] and with the requirements of § 123-30 of this chapter. All streets shall comply with the following:
C.
Semicontrolled access, rural:
D.
Collectors:
G.
Cul-de-sac:
I.
Street widths in excess of standard. The Board of
Supervisors may require cartway widths in excess of the standards
above for special situations, including the following:
J.
Street shoulders. All streets constructed without
curbs shall have shoulders stabilized to control drainage and erosion.
The minimum shoulder widths shall be as follows:
K.
Right-of-way dedication. The area between the existing
right-of-way line and the ultimate right-of-way line shall be dedicated
to the authority having jurisdiction over any public streets which
abut or pass through any subdivision or land development proposed
within the Township. All right-of-way dedications shall be in compliance
with the Township Ultimate Right-of-Way Ordinance.[2]
L.
Right-of-way restrictions. No fences, hedges, trees,
shrubbery, walls, plantings or other obstructions shall be located
or permitted within the right-of-way, except for ground covers, such
as grass, ivy, crown vetch or horizontally spreading walls necessitated
by road widening and constructed by the authority having jurisdiction
over the road.
M.
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
Supervisors. Such devices on state roads must meet or exceed the requirements
of the Pennsylvania Department of Transportation. The Board of Supervisors
may require additional rights-of-way, upon the advice of the Township
Engineer, when such devices are used.
[Amended 12-2-1999 by Ord. No. 442]
Unless otherwise directed by the Board of Supervisors,
storm sewers and curbing shall be constructed along all existing streets
and along both sides of all new interior streets of any new subdivisions
and land developments within the Township. All commercial and multifamily
parking areas and driveways shall have curbs where pavement edge and
grass meet. Curbs at intersections shall be provided with depressions
for wheelchair use. The size, type and construction standards for
curbs and storm sewers shall be those specified in the Lower Providence
Township Engineering Standards (Appendix A, Engineering Standards,
Lower Providence Township).[1] All plans shall also comply with the applicable standards
of the Township's Stormwater and Erosion Control Ordinance.[2]
A.
Regardless of the small size of the subdivision or
land development proposal, sidewalks, curbs and storm sewers shall
be required wherever they fill a gap in an existing network.
B.
If, for any reason, an interim waiver of these requirements is made, a sufficient guaranty shall be posted for the eventual installation of these items, subject to approval by the Supervisors, upon recommendation of the Township Engineer and Township Solicitor, in accordance with § 123-58H of this Part 1.
[Amended 1-21-2016 by Ord. No. 630]
Sidewalks shall be installed along all existing or proposed public or private streets and common parking areas except when this requirement is waived at the discretion of the Board of Supervisors, upon recommendation of the Township Planning Commission and Engineer. Engineering design and construction standards shall be those contained in the Lower Providence Township Engineering Standards, Appendix A, Chapter 123, Subdivision and Land Development, as amended, and the ADA.
A.
Sidewalks shall be located a minimum of five feet
from the curbline or edge of cartway but shall not extend beyond the
right-of-way line of public streets or equivalent right-of-way line
of private streets.
B.
Sidewalks shall be provided in appropriate locations
to provide safe and efficient pedestrian access between parking areas
and buildings.
C.
Additional sidewalks shall be required where deemed
necessary by the Supervisors to provide access to schools, churches,
parks, community facilities and commercial or employment centers and
to provide necessary pedestrian circulation within land development
and/or subdivisions where otherwise required sidewalks would not be
sufficient for public safety and convenience. Such additional sidewalks
may be constructed of alternative materials, in compliance with the
Lower Providence Township Engineering Standards.[1]
[1]
Editor's Note: See Appendix A, Engineering
Standards, included at the end of this chapter.
D.
Sidewalks shall be designed to facilitate access and use by the handicapped in compliance with the Lower Providence Township Engineering Standards, Appendix A, Chapter 123, Subdivision and Land Development, as amended, and the ADA.
F.
Sidewalks shall be designed in compliance with the Lower Providence Township Engineering Standards, Appendix A, Chapter 123, Subdivision and Land Development, as amended, and the ADA. Sidewalks shall be not less than five feet in width, unless otherwise permitted to be narrower under the ADA, and the supervisors may require additional width in commercial, industrial, office or higher density residential areas where higher volumes of pedestrian traffic are anticipated.
All street intersections under the jurisdiction
of Lower Providence Township shall be subject to the requirements
of this section.
A.
No more than two streets shall intersect at the same
point.
B.
Three-way and four-way intersections. Three-way or
T intersections shall be used instead of four-way intersections unless
the four-way intersection can be justified in terms of necessary and
desirable through traffic movements or to avoid creating streets that
are offset at less than the required distance.
C.
Corrective changes to existing intersections. When existing streets intersect at odd angles or have more than four approaches, the applicant shall make corrective changes to bring the intersection into compliance with this Part 1, as required by the Supervisors, who shall first seek the advice of the Township Engineer and Planning Commission and other technical advisors and agencies, as appropriate. For state and county highways, corrective changes shall comply with the requirements of the appropriate agency.
D.
Angle of intersections. All intersection approaches
shall be designed at right angles whenever practicable. There shall
be no intersections with primary or secondary arterials of less than
75% and there shall be no intersections of less than 60% for all other
streets, measured at the center-line intersections.
E.
Intersection spacing. Street intersections shall be
spaced minimum distances apart as specified for the street classifications
listed below, whether on the same or opposite side of the street.
The minimum distance between intersections shall be measured along
the higher classification intersecting street and shall be measured
between the center lines of intersecting streets.
|
Type of Street
|
Spacing
(feet)
| |
|---|---|---|
|
Urban semicontrolled access
|
6001
| |
|
Rural semicontrolled access
|
1,2001
| |
|
Collectors
|
6001
| |
|
Feeders
|
400
| |
|
Residential
|
200
| |
|
All other streets
|
200
|
|
1 NOTE: Intersections
may be spaced as close as 400 feet if necessary and/or preferable
in terms of sight distance and accepted traffic safety standards.
|
F.
Sight triangles. Proper sight lines, as provided by
current regulations of the Pennsylvania Department of Transportation,
shall be maintained at all intersections of streets. Clear sight triangles
shall be maintained along all approaches to all intersections and
shall be measured along street center lines, from their point of intersection,
as listed below, for each lot:
|
Type of Street
|
Distance
(feet)
| |
|---|---|---|
|
Semicontrolled access
|
1251
| |
|
Collectors and feeders
|
1001
| |
|
All other streets
|
751
|
|
1 NOTE: Where streets
of differing classifications intersect, the dimension for the higher
classification street shall be used.
|
G.
Obstructions within sight triangles. Within the area
of clear sight triangles, obstructions to visibility shall not be
permitted within the following ranges of height:
(1)
For primary and secondary arterials and streets serving
industrial uses: from curb height to a minimum height of 12 feet.
(2)
For nonarterial streets not serving industrial uses:
from curb height to a minimum height of eight feet.
(3)
Ground cover plants within the clear sight triangle
area shall not exceed one foot in height.
(4)
Grading within the clear sight triangle shall not
exceed a six-percent difference measured from the elevation at any
point along the top of the curb. Existing grades in excess of 6% shall
be regraded into compliance.
(5)
Exceptions may be made by the Supervisors to allow
the location of the following items in the clear sight triangle:
(a)
One private signpost, provided that the post
does not exceed one foot square or one foot in diameter and that the
sign itself is above the minimum height limit.
(b)
One shade tree, provided that, as the tree matures,
the lower branches will be kept pruned to the minimum height limit.
(c)
Existing shade trees, provided that lower branches
are kept pruned to the minimum height limit and that the size, number
and arrangement of trees does not impede adequate visibility. The
Supervisors may require removal of one or more trees if necessary
to provide adequate visibility.
H.
Radii of pavement and right-of-way at intersections.
Road intersections shall be rounded with tangential arcs at pavement
edge (curbline) and right-of-way lines as listed below. Where two
roads of different right-of-way widths intersect, the radii of curvature
for the widest road shall apply. The pavement edge (or curbline) radius
and right-of-way radius shall be concentric.
|
Type of Road
|
Minimum Radius of Arc at Intersection
of Pavement Edge or Curbline
(feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way Line
(feet)
| |
|---|---|---|---|
|
Urban or rural semicontrolled access
|
40 (or more as may
be required)
|
20
| |
|
Collector
|
30
|
20
| |
|
Feeder
|
30
|
20
| |
|
Residential
|
25
|
15
| |
|
Rural
|
25
|
15
| |
|
All other streets
|
25
|
15
|
Sight distance, horizontal and vertical curvature
and maximum and minimum street grades shall be provided on all streets
in compliance with the standards contained in this section.
A.
Sight distance. Proper sight distance shall be provided
with respect to both horizontal and vertical alignments, measured
along the center line of the street, at the driver's eye height of
3 1/2 feet, as follows:
[Amended 8-10-1992 by Ord. No. 384]
|
Type of Road
|
Distance
(feet)
| |
|---|---|---|
|
Urban semicontrolled access
|
500
| |
|
Rural semicontrolled access
|
800
| |
|
Collector
|
500
| |
|
Feeder
|
400
| |
|
Residential
|
300
| |
|
Rural
|
300
| |
|
All other streets
|
200
|
B.
Horizontal curvature. Horizontal curves shall be used
at all changes in direction in excess of two degrees and shall consider
distance, change in grade and alignment. The following standards shall
be used:
(2)
Curves and tangents.
(a)
Long radius curves shall be used rather than
a series of shorter radius curves connected by tangents.
(b)
Reverse curves shall be separated and connected
by a tangent of a minimum length of 100 feet, except for local access
streets.
(c)
Curve-tangent relationships shall follow accepted
engineering guidelines for safety and efficiency. For example, minimum
radius curves shall not be used at the ends of long tangents.
(3)
Superelevation. Primary and secondary streets shall
be superelevated in compliance with accepted engineering standards
when a curve radius of less than 600 feet is used.
(4)
Approaches to intersections. Approaches to intersections
shall follow a straight course for a minimum of 100 feet for local
access streets. All other streets shall follow a straight course in
accordance with accepted engineering standards but in no case less
than 100 feet.
C.
Vertical curvature. Vertical curves shall be used
at changes in grades of more than 1%, in compliance with the following
requirements:
D.
Street grades. All streets shall be graded as shown
on the street profile and cross-section plans submitted and approved
as a part of the preliminary plan approval process for subdivision
and/or land development. Street grades shall comply with the following:
(1)
Minimum grade for all streets shall be 1%.
(3)
Street grades in excess of 5% should be avoided wherever
possible.
(4)
Street grades shall be measured along the center line.
(5)
Curve-grade combinations shall follow accepted engineering
guidelines for safety and efficiency. For example, minimum-radius
horizontal curves will not be permitted in combination with maximum
grades.
(6)
At all approaches to intersections, street grades
shall not exceed 3% for a minimum distance of 50 feet.
(7)
The grade of the outer perimeter of a cul-de-sac turnaround
shall not exceed 4%, measured along the curbline.
(8)
All street grading shall be checked for accuracy under
inspection by the Township Engineer.
(9)
A maximum grade within any intersection shall not
exceed 3%.
The requirements for driveways shall be the
standards of the Pennsylvania Department of Transportation regarding
access to and occupancy of highways by driveways and local roads (Pennsylvania
Code, Title 67, Chapter 441, as amended). Driveway access to state
highways shall be subject to the permit process of that Department.
Driveway access to Township roads shall be subject to the Township's
permit process. All driveways shall be subject to the standards, requirements
and processing of this section.
A.
Location.
(1)
Driveways shall be so located as to provide adequate
sight distance at intersections with streets.
[Amended 8-10-1992 by Ord. No. 384]
(2)
Driveways shall be located in a manner which will
not cause the following:
[Amended 8-10-1992 by Ord. No. 384; 9-21-2006 by Ord. No. 555]
(3)
Driveways shall be located, designed and constructed
in such a manner as not to interfere with or be inconsistent with
the design, maintenance and drainage of the highway.
B.
Criteria for review. The Board of Supervisors shall
use the following criteria to guide it in determining driveway access
to feeder and higher classification roads. The Supervisors may use
more restrictive criteria when required.
(1)
Driveway accesses shall be at least 200 feet apart.
Driveways shall be located to provide the greatest possible sight
distance in accordance with PennDOT standards.
[Amended 8-10-1992 by Ord. No. 384]
(2)
No more than five lots may have direct access to a
feeder and higher classification road. All the road frontage shall
be considered a part of this requirement for lands held in single
ownership.
(3)
Alternates to be considered for larger subdivisions
shall be as follows, subject to the approval of the Township Board
of Supervisors upon recommendation of the Planning Commission:
D.
Number of driveways. All residential properties shall
be limited to one curb cut. The following standards shall apply to
nonresidential properties:
[Amended 8-10-1992 by Ord. No. 384]
(1)
Properties with frontages of 100 feet or less shall
be limited to one curb cut.
(2)
Not more than two curb cuts may be permitted for any
single property, tract or lot for each street frontage.
(3)
More than two curb cuts per street frontage may be
permitted only if anticipated traffic volumes warrant more than two
and when supported by a traffic study prepared by a qualified traffic
engineer.
E.
Choice of streets. When streets of different classes
are involved, the driveway shall provide access to the street of lesser
classification.
[Amended 8-10-1992 by Ord. No. 384]
F.
Pavement widths and grade. Driveway paving widths
and grades shall be as follows:
[Amended 8-10-1992 by Ord. No. 384]
|
Land Use
|
Minimum Paving Width
(feet)
|
Maximum Paving Width
(feet)
|
Minimum Radius at Curb
(feet)
|
Maximum Grade
| ||
|---|---|---|---|---|---|---|
|
Single-family residential
|
10
|
20
|
5
|
12%
| ||
|
Multifamily residential
| ||||||
|
One-way
|
12
|
15
|
10
|
9%
| ||
|
Two-way
|
24
|
28
|
10
|
9%
| ||
|
Commercial and industrial (two-way)1
| ||||||
|
Low volume
|
20
|
24
|
15
|
7%
| ||
|
Medium volume
|
28
|
28
|
15
|
7%
| ||
|
High volume
|
PennDOT standards shall be used
| |||||
|
NOTE:
1See § 123-37M(2) for driveway classifications. A one-way driveway may be reduced to half the width of the two-way driveway.
|
G.
Stopping areas. Regardless of the driveway classification,
all driveways shall be provided with a stopping area within which
the grade shall not exceed 6%. The stopping area shall be measured
as follows:
(1)
The length of stopping area shall be a minimum of
20 feet or the length of the longest vehicle anticipated to use the
driveway, whichever is greater.
(2)
Stopping areas shall be measured from the ultimate
right-of-way line for arterial streets and from the edge of paving
or curbline of local access streets.
I.
Paving requirements and drainage. All driveways shall
comply with the paving, drainage and stormwater runoff provisions
of the Lower Providence Engineering Standards[1] and shall be approved by the Township Engineer.
[Amended 8-10-1992 by Ord. No. 384]
[1]
Editor's Note: See Appendix A, included at
the end of this chapter.
J.
No driveway location, classification or design shall
be considered finally approved until permits have been granted by
the state and/or Township and preliminary plan approval has been granted
by the Board of Supervisors for the subdivision and/or land development
which the driveway(s) will serve.
K.
No building permit shall be issued nor shall any occupancy
permit be issued as to any improvement or improvements in any district
in this Township until the application for a driveway permit shall
have been made in writing and a permit approved by the Township authorities
or other authority which may have jurisdiction over the road.
B.
Angled or perpendicular parking shall not be permitted
along public or private streets, except where specifically permitted
by this Part 1 or other ordinances. No parking areas shall be located
within a public street right-of-way. Parked vehicles in off-street
parking spaces shall be prevented from intruding on travel lanes,
walkways, public streets or adjacent properties by means of walls,
curbs, wheel stops or other appropriate means.
C.
No more than 18 parking spaces may be located in an
uninterrupted row. If more than 18 parking spaces are located in a
row, a raised and curbed planted area with a minimum size of nine
feet by 18 feet shall be located at appropriate intervals to provide
shading and visual interest. Each planted island or required planted
area shall contain a shade tree of at least a caliper of 2 1/2 inches.
Curbed parking islands must be provided at the ends of rows of parking.
All parking islands must be a minimum of 10 feet in width.
[Amended 8-10-1992 by Ord. No. 384; 9-21-2006 by Ord. No. 555]
D.
Parking shall not be permitted along driveways which
serve as the main entrances or exit(s) to parking areas with a capacity
of 100 cars or more.
[Amended 8-10-1992 by Ord. No. 384]
E.
Parking areas shall not be located closer than 20
feet from any property boundary line nor less than 20 feet from any
ultimate right-of-way line nor less than 10 feet from three sides
of any building, unless greater setbacks are prescribed by the Township's
Zoning Ordinance.[1] The areas not abutting a building shall be landscaped according to the requirements of Subsection L, and the areas where the setback is required from the buildings shall be used for walkways and foundation planting.
[Amended 8-10-1992 by Ord. No. 384; 7-15-1999 by Ord. No. 434]
F.
Where the edge of a parking area is located close to a street, driveway or other parking area and the provisions of Subsection E above do not apply, a minimum separation of 10 feet shall be provided between these features, unless a greater setback is prescribed by the Township's Zoning Ordinance.[2] This spacing shall consist of a raised landscaped area, preferably curbed, with planting in conformance with Subsection L.
[Amended 7-15-1999 by Ord. No. 434]
G.
Parking spaces shall be a minimum of nine feet by
18 feet, except that a minimum of 8 1/2 by 18 feet by 18 feet
may be used for controlled (valet parking, directed parking) or for
long-term parking areas for multifamily residential, office, industrial
and institutional uses. In addition, up to 20% of the parking area
for more than 100 vehicles may be reduced to eight feet by 17 feet
for compact cars, provided that the smaller spaces are clearly designated
as compact car space.
H.
Parking spaces shall be paved according to the Lower
Providence Engineering Standards.[3] Impervious coverage shall be reduced to the maximum extent
possible by the use of the following methods:
[Amended 8-10-1992 by Ord. No. 384]
(1)
Parking reserve areas. Where appropriate, portions of the required parking area shall remain as open space until needed, in accordance with the provisions of Chapter 143, Zoning.
(2)
Reduced parking stall length. The parking stall length
may be reduced 15%, provided that the additional length is added to
the adjacent green area and tire bumpers are used to control the location
of parked vehicles.
(3)
Porous paved material. Porous paving materials may
be used, such as in overflow or temporary parking areas, when approved
by the Board of Supervisors, upon the recommendation of the Township
Engineer.
[3]
Editor's Note: See Appendix A, included at
the end of this chapter.
I.
In any residential parking area where rows of parking spaces are parallel to one another and not separated by a driveway, a raised and/or curbed planting strip shall be provided between the rows. Said strip shall have a minimum width of at least 10 feet, planted in accordance with Subsection L and § 123-50.
J.
In any residential parking area where a single row of parking spaces is located between two driveways, a raised and/or curbed planting strip shall be provided between the row of parking spaces and one driveway. Said strip shall have a minimum width of 10 feet, planted in accordance with Subsection L and § 123-50.
[Amended 9-21-2006 by Ord. No. 555]
K.
Dead-ended parking areas shall be discouraged when
the required parking capacity can be accommodated in a layout that
permits more convenient vehicular movements. However, extraneous through
traffic flow should be avoided.
(1)
Up to 50 parking spaces may also be located in a dead-ended
parking area if there is no more desirable alternative feasible and
sufficient backup area is provided for the end stalls.
(2)
More than 50 parking spaces may be located in a dead-ended
parking area only if a turnaround area is provided at the closed end,
suitable for passenger car turning. The turnaround area may be circular,
T- or Y-shaped or other configuration acceptable to the Board of Supervisors.
L.
Parking lot landscaping.
[Amended 8-10-1992 by Ord. No. 384]
(1)
Parking areas shall be landscaped for the purposes
below:
(2)
To achieve the purposes above, parking lot landscaping
shall be required in accordance with the following standards for all
parking areas for between 50 and 150 vehicles:
(a)
Facing rows of parking stalls shall be separated
by a planting strip a minimum of eight feet in width for the entire
length of the parking rows.
(b)
Parking areas shall be separated from internal
collector drives by a landscaped area at least 10 feet in width.
[Amended 9-21-2006 by Ord. No. 555]
(c)
The minimum size of planting strips within parking
areas shall be 200 square feet with a minimum horizontal dimension
of 10 feet.
[Amended 9-21-2006 by Ord. No. 555]
(d)
Impervious coverage shall be reduced to the
maximum extent possible by the use of the following:
[1]
Parking reserve areas. Where appropriate, portions of the required parking area shall remain as open space until needed, in accordance with the provisions of Chapter 143, Zoning.
[2]
Reduced parking stall length. The parking stall
length may be reduced by 15%, provided that the additional length
is added to the adjacent green area and tire bumpers are used to control
the location of parked vehicles.
[3]
Porous paving material. Porous paving materials
may be used, such as in overflow or temporary parking areas, when
approved by the Board of Supervisors, upon the recommendation of the
Township Engineer.
(3)
Parking areas for over 150 cars for nonresidential
purposes shall be divided into sections by landscaped planting strips
a minimum of 10 feet wide, in compliance with the following:
(a)
These planting strips shall be located as follows:
[1]
To separate main access (entrance-exit driveways)
from rows of parking spaces.
[2]
To separate other major driveways from rows
of parking spaces (service drives, general internal circulation).
[3]
To separate large parking areas into smaller
units at intervals of four rows of parking stalls with each unit capacity
not greater than 100 cars.
(b)
These planting strips shall be raised islands,
curbed, in order to provide a more suitable planting environment.
[Amended 9-21-2006 by Ord. No. 555]
(c)
A pedestrian crossover of paving blocks must
be provided for all planting strips within a parking lot of at least
five feet in width. All outdoor cart corrals must be covered and clearly
marked in the parking lot, and an indoor cart storage must be installed
in front of the retail establishment if carts are provided by the
retailer. A minimum of four outdoor cart corrals must be provided
for retail uses in which carts are utilized. Parking shall be prohibited
on all parking islands.
[Amended 9-21-2006 by Ord. No. 555]
(4)
Landscaping design standards. The following standards
apply to all parking lot landscaping:
(a)
The primary plant materials shall be shade or
canopy trees, drawn from the list in Appendix B.[4] The applicant may select alternative trees, chosen for
their ability to tolerate the adverse environment of parking lots,
their appearance and shade-providing qualities, and low maintenance
characteristics. Any alternative plant materials must be approved
by the Township Landscape Architect or Township Zoning Officer.
[Amended 9-21-2006 by Ord. No. 555]
[1]
These trees shall be planted in the planting
strips a minimum of 30 feet and a maximum of 40 feet apart. Each landscaped
island shall contain at least one canopy tree.
[2]
The minimum size of trees when planted shall
be between five feet to eight feet in height and a caliper of 2 1/2
inches for shade trees and eight feet in height for evergreens.
[Amended 9-21-2006 by Ord. No. 555]
[4]
Editor's Note: Appendix B is included at the end of this chapter.
(5)
Additional planting is encouraged and may include
a variety of ornamental trees, shrubs and ground covers, provided
that:
M.
The following requirements apply to driveways within
sites proposed for developments:
(1)
A smooth transition shall be provided between the
driveway section required for access to a public street and the driveway(s)
required for interval site circulation.
(2)
Main access driveways (entrance-exit), shall be classified
as follows:
[Amended 8-10-1992 by Ord. No. 384]
(a)
Low-volume driveways are those that carry less
than 750 vehicles per day (for example, an office building or an elementary
school). Minimum width shall be 24 feet for a two-way driveway.
(b)
Medium-volume driveways carry from 750 to 1,500
vehicles per day (for example, a motel, fast-food restaurant or small
shopping center). Minimum width shall be 28 feet or 14 feet per lane.
(c)
High-volume driveways carry more than 1,500
vehicles per day and usually require a signalized intersection (for
example, a large shopping center or office park). Minimum width shall
be according to the standards of the Pennsylvania Department of Transportation
(Title 67 of the Pennsylvania Code, as amended).
(3)
Access driveways which are clearly secondary in importance
may be reduced to 24 feet in paved width.
(4)
All internal circulation driveways shall be a minimum
of 22 feet wide with two-way traffic flow for convenience and efficiency
and shall be signed for no parking.
(7)
Wherever feasible, internal circulation driveways
shall extend from access drives in locations which permit and encourage
entering traffic to turn and enter the parking aisles without first
traveling along a building-front driveway. This feature is intended
to reduce the volume of vehicular traffic along building-front drives
to make it safer for pedestrian traffic.
N.
No less than a five-foot radius of curvature shall
be permitted for all curblines in all parking areas.
O.
Parking lot dimensions shall be no less than those
listed in the following table. All parking spaces shall be marked
with all-weather paint with double parallel lines to be a minimum
of six inches apart to separate each space.
|
Parking Stall
| |||||
|---|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Depth
(feet)
|
Width
(feet)
|
Aisle Width One-Way
(feet)
|
Two-Way
(feet)
| |
|
90
|
18*
|
9*
|
22
|
22
| |
|
60
|
21
|
10
|
18
|
20
| |
|
45
|
19
|
10
|
18
|
18
| |
|
NOTES:
*
[Amended 8-10-1992 by Ord. No. 384] |
P.
Off-street loading areas. In addition to off-street
parking areas, off-street loading areas shall be provided for all
retail businesses and wholesale and industrial uses requiring the
regular delivering or shipping of goods, merchandise or equipment
to the site by semitrailer truck. All loading space shall be located
on the same lot as the principal use(s) it serves. Off-street loading
areas shall comply with the following:
(1)
Required loading space shall be available for the
loading and unloading of vehicles and shall not be used for the storage
of vehicles or materials or to meet off-street parking requirements
or in conducting the use.
(2)
The location and size of loading areas shall be adequate
for the safe parking of trucks, and maneuvering space shall be provided
so that ingress and egress can be accomplished on the lot without
backing into a public street.
(3)
The loading spaces shall be compatible with vehicular
circulation in adjacent areas based upon its location and the schedule
of its use.
(4)
Two or more establishments may use a common loading
and unloading facility, upon approval of the Board of Supervisors
and upon the recommendation of the Township Engineer and/or Planning
Commission.
(5)
In the case of shopping centers and other large scale
uses having frequent truck deliveries or pickups, the circulation
pattern for service vehicles shall be physically separated from automobile
parking areas and parking access driveways.
Q.
Handicapped parking.
(1)
All multifamily, commercial, office, public and industrial
uses shall provide parking spaces for the physically handicapped.
The minimum number of handicapped spaces, as part of their parking
requirements, shall be as follows:
[Amended 8-10-1992 by Ord. No. 384]
|
Total Parking Spaces
|
Handicapped Parking Spaces
| |
|---|---|---|
|
1 to 10
|
*
| |
|
11 to 25
|
1
| |
|
26 to 50
|
2
| |
|
51 to 75
|
3
| |
|
76 to 100
|
4
| |
|
101 to 150
|
5
| |
|
151 to 200
|
6
| |
|
201 to 300
|
7
| |
|
301 to 400
|
8
| |
|
401 to 500
|
9
| |
|
501 and up
|
2% of total spaces
|
(2)
Required off-street parking spaces for the physically
handicapped shall be a minimum of 12 feet wide by 18 feet long and
shall be paved with an impervious gravel-free surface. Side-by-side
spaces are encouraged to be marked as 1 1/2 times the standard
width.
[Amended 8-10-1992 by Ord. No. 384]
(3)
Parking spaces for the physically handicapped should
generally be located on the shortest possible route to an accessible
entrance to the building. The first parking space in rows of parking
near such entrances may be reserved for handicapped parking. Ramps
shall be provided for convenient access from parking spaces to accessible
entrances and to sidewalks. Such spaces shall be placed to permit
severely handicapped persons to get into and out of a vehicle from
either side.
(4)
The pavement shall be marked with the international
symbol of accessibility. An aboveground sign shall be clearly visible
from the driveway to designate each physically handicapped parking
space with the appropriate signage indicating the penalty for violation
according to Pennsylvania standards.
[Amended 9-21-2006 by Ord. No. 555]
R.
Flexibility. The Board of Supervisors, upon the recommendation
of the Township Planning Commission and Engineer, may approve alternative
designs or layouts for parking areas and/or loading areas that are
inconsistent with the requirements of this section, provided that:
(1)
The alternative design will not reduce the overall
area for planting strips or the landscaping requirements.
(2)
The layout reduces the random flow of vehicles across
parking areas more than the provisions of this section.
(3)
The proposed design separates the major driveways
from rows of parking spaces, as required above.
A.
General. The length, width and shape of blocks shall
be determined with due regard to:
B.
Size. Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 143, Zoning, and to provide for convenient access, circulation control and vehicular and pedestrian safety. 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.
C.
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 lesser traffic
volume.
D.
Commercial and industrial blocks. For commercial or
industrial use, the block size shall be sufficient in the judgment
of the Board of Supervisors to meet all area and yard requirements
for such use. Adequate provision shall be made for off-street parking
and loading areas, as well as for the flow of pedestrian and vehicular
traffic, so as not to inhibit the flow of such traffic on public rights-of-way.
A.
Area. All lots shall be no smaller than the minimum
lot area requirements of the applicable zoning classifications.
B.
Depth. Lots which are excessively deep in relation
to width are be avoided. A proportion of 2 1/2 to 1 is generally
regarded as the desirable maximum for lots 60 feet or more in width
unless a deeper lot is warranted because of previously existing man-made
or natural constraints.
C.
Width. The minimum width of a lot shall be that width
which is measured at the building line in feet, specified for the
applicable zoning district.
D.
Corner lots. All corner lots shall be of sufficient
size to comply with all yard requirements of the applicable zoning
district.
E.
Frontage. The frontage shall not be less than the
minimum requirements of the applicable zoning district.
F.
Side lines. The side lines of a lot shall be set at
right angles or radial to the right-of-way line, so far as is practical,
except that side lines are generally encouraged to run north-south
in order to encourage structures to be sited with a southern exposure
to permit the utilization of solar energy.
G.
Building lines. Building lines for all lots shall
be in conformance with the minimum front, side and rear yard requirements
of the applicable zoning district.
H.
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.
I.
Rear lots (defined by the Lower Providence Township
Zoning Code as "interior lot"). A rear lot may be permitted, subject
to the following criteria:
(1)
Farmland, wood or other environmental amenities, if
any, shall be preserved as a result of locating building lots away
from existing roads.
(2)
Access strips shall be located so as to serve as logical
sites for future roads, in the event of future resubdivision, and
are reserved for such purpose by a note on the final plan and in the
deed for the lot.
(3)
Design standards.
(a)
General. A rear lot shall be connected to a
public street by an access strip held in fee simple ownership as part
of the rear lot.
(b)
Dimensions. Access strips shall be 25 feet wide,
shall not exceed a vertical grade of 10% and should contain no horizontal
turn greater than 45°, where practical.
(c)
Layout. The area of the access strip shall not
be counted toward the minimum lot area requirement.
(d)
Common access and driveways. A street frontage
lot abutting an access strip may share the common access point or
driveway of the rear lot, provided that the Township Solicitor approves
any easements or maintenance agreements related to such common access
or driveway.
(e)
Location. The location of the access strip must,
in the opinion of the Township Board of Supervisors, be deemed logical
and proper relative to the bulk of the rear lot and surrounding property
configurations, upon the advice of the Township Engineer, and shall
not, in its opinion, adversely affect sensitive or significant environmental
features.
(f)
Use of rear lots. Rear lots shall not be utilized
as a means of avoiding the construction of public roads.
(g)
Number of lots. No more than one rear lot shall
be permitted per subdivision.
(h)
The driveway serving a rear lot shall be paved
and provide a minimum of 12 feet in width and shall provide a vertical
clearance of not less than 13 feet six inches. If the driveway for
a rear lot also serves as the driveway for a street frontage lot,
the driveway width shall be 20 feet.
(i)
A rear lot shall be provided with public water
and sanitary sewer.
(j)
A rear lot shall provide a lot area of 200%
of the minimum established for the individual district and shall not
include the area located in the access strip.
(k)
A rear lot shall provide a building envelope
setback from all front, side and rear property lines equal to the
front yard and setback dimensions required by the individual zoning
district.
Proposals with existing buildings. No proposal will be approved with a property line extending through any portion of an existing building, except where that property line follows a party wall separating semidetached or attached units, in accordance with Chapter 143, Zoning, or when an existing building is to be demolished, as noted on the applicant's plan.
A.
When existing buildings are retained:
(1)
Minimum building setbacks shall be met or exceeded,
in respect to all new lot lines created, for the district in which
the buildings are located, even if this results in a lot area or dimensions
in excess of the otherwise applicable minimums.
(2)
Building setbacks in excess of the applicable minimums
are encouraged, in respect to all new lot lines created, when the
height and/or bulk of the existing building significantly exceeds
that of proposed, abutting development. For tall buildings, a setback
equal to the height of the building is suggested as a minimum. For
proportionally wide or deep buildings, a setback equal to 1/2
the width or depth of the building is suggested as a minimum.
(3)
Run-down buildings shall be rehabilitated on the exterior
to conform in quality to surrounding new development.
(5)
Additions to retained buildings shall conform in all respects to the requirements of Chapter 143, Zoning, which is applicable to the district in which the building is located and shall be in harmony with the character, design, building materials and other architectural features of the building.
(6)
Historical or culturally significant buildings shall
retain their respective characters, to the greatest extent practical.
(7)
New buildings abutting the retained building should
reflect the character and architectural features of the retained building,
to the greatest extent practical.
(8)
In nonresidential districts, retained buildings shall be provided with adequate parking, service and landscaped areas in accordance with Chapter 143, Zoning, provisions for the intended use. If the applicant cannot specify the intended use, then the most land-consumptive provisions shall be applied, to ensure sufficient land area for uses permitted in that district.
(9)
The building setback lines, existing and proposed
buildings, driveways, parking areas, walks and other similar information
shall be shown on the plan, with a note added describing the buildings
and their intended purposes.
(10)
No plan approval will be granted to a subdivision
or a land development unless and until the above requirements are
complied with to the satisfaction of the Township Supervisors, upon
recommendation of the Township Planning Commission and Engineer.
B.
When existing buildings will be removed:
(1)
The plan must show the location and include a brief
description of the building(s) to be removed.
(2)
Plan approval will be granted upon written agreement to the expeditious removal of buildings intended for removal, in conformance with applicable Township requirements and procedures regarding demolition of buildings and disposition of the reusable parts and/or disposal of the rubble. If the building will not be removed immediately, a financial guaranty must be posted for its removal, in compliance with § 123-58 herein.
A.
Reserve strips created by the placement of a new road
close to but not on the boundary to an adjacent property are prohibited.
B.
Rights-of-way and/or easements for sanitary sewer,
road construction or maintenance, drainage purposes, public utilities
or for any specific purpose shall be required by the Board of Supervisors
as needed. The location and width in each case shall be determined
by the Board of Supervisors.
(1)
Buildings shall be set back five feet from the nearest
side of the utility right-of-way or easement to the proposed building.
(2)
Nothing shall be placed, planted, set or put within
the areas of an easement, and the area shall be kept as a lawn.
(3)
The owner of any lot, upon written request by the
Township and at the owner's sole expense, shall remove anything placed,
planted, set or put, with or without knowledge of this Part 1, within
the area of any easement.
(4)
To the fullest extent possible, easements shall be
adjacent to rear or side lot lines.
C.
No right-of-way nor easement for any purpose whatsoever
shall be recited or described in any deed unless the same has been
shown on the approved plan. Any error found in a deed shall be immediately
corrected and rerecorded at the sole expense of the subdivider at
the Montgomery County office of the Recorder of Deeds in Norristown,
Pennsylvania.
D.
Utility easements. A minimum width of 20 feet shall
be provided for common utilities and drainage when provided in undedicated
land. Nothing shall be placed, planted, set or put within the area
of an easement, and the area shall be maintained as a lawn. An additional
width of 10 feet shall be added to the easement width for each additional
utility placed in the common easement.
E.
Drainage easements.
(1)
Drainage easements shall be required along natural
watercourses coinciding with the extent of the one-hundred-year floodplain
but in no case less than 50 feet in total width. The easement shall
be adequate to preserve natural drainage as determined by the Township
Engineer and/or as required by the Department of Environmental Protection.
The owner shall properly grade and seed slopes and fence any open
ditches as required by the Township.
(2)
Permanent drainage easements for man-made facilities
and swales shall be a minimum of 25 feet in width and may be used
for storm and sanitary sewers and as open space.
F.
Dedication. Where stormwater or surface water will
be gathered within the subdivision or land development and discharged
or drained in volume over lands within or beyond the boundaries of
the subdivision or land development, the subdivider, developer or
builder shall reserve or obtain easements over all lands affected.
The easements shall be adequate for such discharge of drainage and
for carrying off of such water and for the maintenance, repair and
reconstruction of the same, including the right of passage over by
vehicles, machinery and other equipment for such passage and work.
The subdivider, developer or builder shall offer for dedication, at
no cost, the easements to the Township.
G.
Describing easements or rights-of-way. Any easements
and/or rights-of-way approved by the Township under this Part 1 shall
be described on the deed of each lot in a subdivision or land development
affected by such easements and/or rights-of-way and shall be recorded
at the sole expense of the subdivider, developer or builder at the
Montgomery County office of the Recorder of Deeds in Norristown, Pennsylvania.
The recording of these restrictions on the deeds for each parcel is
required to ensure that any future purchaser of the property is fully
informed of the existence of any easements and/or rights-of-way on
the parcel.
All permanent and temporary cutting, filling,
grading, regrading and/ or other forms of earthmoving activities shall
be in compliance with the requirements of the Lower Providence Stormwater
and Erosion Control Ordinance.[1] All grading plans must be submitted to and approved by
the Township Engineer. The following requirements shall also be met:
A.
Grading shall not be started until the stormwater
and erosion control plan is approved by the Township Engineer.
B.
All grading shall be done in conformance with an approved
stormwater and erosion control plan.
C.
Grading permit required. No person shall commence
or perform any grading, excavation, fill or topsoil removal of vegetative
cover without first having obtained a grading permit from the Township
Zoning Officer upon the recommendation of the Township Engineer, in
accordance with the Lower Providence Township Stormwater and Erosion
Control Ordinance.[2]
D.
Periodic inspections of the site during construction
shall be conducted by the Township Building Inspector and the Township
Engineer, and any observed violations of this Part 1 shall be cause
for immediate issuance of an order to cease construction activity
until such conditions are corrected.
E.
The stormwater and erosion control plan, which includes
all plans for grading, shall be recorded at the sole expense of the
developer at the Montgomery County office of the Recorder of Deeds
in Norristown, Pennsylvania, for the protection of future owners of
the property or lots in the development.
A.
The management of stormwater on the site, both during
and after completion of the land disturbances associated with the
proposed subdivision or land development, shall comply with the standards
and requirements of the Township Stormwater and Erosion Control Ordinance.[1] The design of any temporary or permanent facilities and
structures and the utilization of any natural drainage systems shall
be in full compliance with the terms of that ordinance and the interpretations
of the Township Engineer.
B.
When an application for a building permit is filed
for any land development or any lot created by a subdivision under
this Part 1, the building permit shall be conditioned upon consistency
with the approved stormwater and erosion control plan for the entire
tract.
A.
Those areas defined as floodplains by the Floodplain Conservation District of the Township Zoning Ordinance shall be subject to the requirements and restrictions contained in Chapter 143, 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:
(1)
Regulate the subdivision and development of flood-prone
land areas in order to promote the general health, welfare and safety
of the community.
(2)
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.
(3)
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.
(4)
Maintain the certification of Lower Providence Township
and the eligibility of the property owners in Lower Providence Township
for the benefits of the National Flood Insurance Program, P.L 93-234.
B.
Preapplication procedures for subdivision and land
developments. Prospective developers shall consult the Montgomery
County Conservation District representative concerning erosion and
sediment control measures, the effort of geologic conditions on the
proposed subdivision and land development and the potential impact
of the proposed subdivision and land development on geologic conditions.
C.
The following requirements shall apply for all subdivision
and land developments proposed in Lower Providence Township:
(1)
Where not prohibited by this Part 1 or any other codes
or ordinances, land located in flood-prone area(s) may be subdivided
or developed with the provision that the developer construct all buildings
and structures to preclude flood damage in accordance with this Part
1 and any other codes or ordinances regulating such development.
(2)
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 subdivision of any portion
of the property which lies within the floodplain of any stream or
drainage course.
(3)
No subdivision or land development shall be approved
if the proposed development or improvements will, individually or
collectively, increase the established flood level or regulatory flood
elevation (where applicable) more than one foot on the subject property
or on any upstream or downstream property.
[Amended 8-10-1992 by Ord. No. 384]
(4)
If the Board of Supervisors determines that only a
portion of a proposed plan can be safely developed, it shall limit
development to that part and shall require that development proceed
consistent with this determination.
(5)
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.
D.
Where any excavation or grading is proposed or where
any existing trees, shrubs or other vegetative cover will be removed,
the developer shall abide by the regulations in the Township's Stormwater
and Erosion Control Ordinance.[2]
E.
Storm drainage facilities shall be designed to convey
the flow of surface waters without risk to persons or property. The
drainage system shall ensure drainage at all points along streets
and ensure conveyance of drainage away from buildings and on-site
waste disposal sites.
F.
The Board of Supervisors may require an underground
system to accommodate frequent floods and a secondary surface system
to accommodate larger, less frequent floods. Drainage plans shall
be consistent with local and regional drainage plans. The facilities
shall be designed to prevent the discharge of excess runoff onto adjacent
properties.
G.
Any development which creates a significant change
in the characteristics of the watershed, thus increasing volume and
velocity of surface water runoff, due to the decrease in retention
and infiltration of stormwater, shall not be permitted until guaranties
are made of improvements that will reduce the likelihood of erosion,
sedimentation, inundation and water drainage from peak periods of
precipitation and that provide for controlled disposal of excess surface
water. Such improvements must satisfy the requirements and regulations
of the Pennsylvania Department of Environmental Protection, Bureaus
of Water Quality Management and Dams and Encroachments.
H.
When approved as a conditional use, the finished elevation
of proposed streets shall be no more than two feet below the regulatory
flood elevation, where available. Drainage openings shall be sufficient
to discharge flood flows without unduly increasing flood heights.
[Amended 8-10-1992 by Ord. No. 384]
J.
All sanitary sewer systems located in flood-prone
areas, whether public or private, shall be floodproofed up to a point
1 1/2 feet above the regulatory flood elevation, where available.
(1)
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.
(2)
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.
K.
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.
L.
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.
M.
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 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.
N.
All continuously flowing natural watercourses shall
be maintained in their natural state, except that removal of debris
and correction of severe erosion shall be required.
O.
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
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.
P.
Unless alignment is authorized in accordance with Subsection O above, 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. Paving of such watercourses shall not be allowed nor shall piping, except under roads, driveways and walkways.
Q.
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:
(1)
The location and elevation of existing and proposed
streets, water supply and sanitary facilities, building sites, structures,
soil types and proposed floodproofing measures.
R.
Requirements and calculations. All storm sewers and
culverts in flood-prone areas shall be installed in conformance with
the Township's Engineering Standards and in conformance with the Township
Stormwater and Erosion Control Ordinance.[5]
S.
Waivers. Guidelines for relaxation from the requirements
set forth in this section are as follows:
(1)
A waiver shall not be issued within any designated
regulatory floodway if any increase in flood levels during the base
flood discharge would result.
(2)
A waiver shall only be issued if there is:
(a)
A showing of good and sufficient cause.
(b)
A determination that failure to relax the requirements
would result in exceptional hardship to the applicant.
(c)
A determination that the relaxing of a requirement
will not result in increased flood heights, additional threats to
public safety or extraordinary public expense; create nuisances; cause
fraud on or victimization of the public; or conflict with existing
local laws or ordinances.
(3)
A waiver shall only be issued upon a determination
that the waiver is the minimum necessary, considering the flood hazard,
to afford relief.
(4)
The Township shall maintain a record of all waivers,
including justification for their issuance, and report such decisions
issued in its annual report submitted to the Federal Insurance Administrator.
A.
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
the geologic conditions of the site in order to determine the type
and magnitude of development that the site may safely accommodate.
Before undertaking any excavation or grading, the developer shall
conform to all pertinent laws, regulations and ordinances of the state
and Lower Providence Township.
B.
No subdivision or land development plan shall be approved
unless:
(1)
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 securities
are deposited with the Township in the form of an escrow guaranty
which will insure installation and completion of the required improvements;
or
(2)
There has been a determination by the Board of Supervisors
that a plan for minimizing erosion and sedimentation is not necessary.
C.
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 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, Norristown,
Pennsylvania. The Township Engineer shall assure compliance with the
appropriate specifications and requirements.
D.
Any measures proposed to minimize erosion and sedimentation
shall be designed, constructed, installed and/or maintained in conformance
with the requirements of the Township's Stormwater and Erosion Control
Ordinance[2] and those of the Department of Environmental Protection,
whichever are more stringent.
Bridges, culverts, dams and/or other structures
related to watercourses shall be designed, constructed, installed
and/or maintained in conformance with the requirements of the Township's
Engineering Standards,[1] Pennsylvania Department of Transportation Standards and/or
the Department of Environmental Protection requirements.
[1]
Editor's Note: See Appendix A, Engineering
Standards, included at the end of this chapter.
A.
Sanitary sewers shall be installed and connected to
the Township sanitary sewer system. Where the subdivision or land
development necessitates a capital improvement of the Township sanitary
sewer system, the applicant shall pay that portion of said capital
expenditure as is necessitated by the subdivision or land development.
B.
Where the subdivision or land development is inaccessible
to sanitary sewers, the Board of Supervisors shall require the subdivider,
developer or builder to obtain from the Department of Environmental
Protection certificates of approval of the sewage disposal facilities
to be provided by the subdivider, developer or builder, in accordance
with current state regulations.
C.
When private streets are utilized, the subdivider
or the applicant shall execute a recordable covenant with the Township
and/or Township Sewer 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.
D.
Requirements and calculations.
(2)
In order to facilitate the treatment of wastewater,
sewage treatment facilities must be installed by the developer subject
to the rules and regulations promulgated under the Pennsylvania Sewage
Facilities Act, Act 537 of 1965,[2] as contained in the Department of Environmental Protection, Subpart C, Article 1, Chapters 71 and 73. Prior to final approval, the following should be certified:
(a)
Assurance that the proposed sewerage facility is in compliance with the Township sewage facilities plan, as specified in Chapter 71, as referenced above.
(b)
Permits granted by the certified local sewerage
enforcement officer for the installation of an individual or group
sewerage system, pursuant to Chapter 73 as referenced above.
(c)
Assurance that other than required federal and
state wastewater permits will be obtained in due course.
[Amended 8-10-1992 by Ord. No. 384]
[2]
Editor's Note: See 35 P.S. § 750.1
et seq.
A.
The subdivider shall provide service to each lot in
a proposed subdivision. Except where individual, private on-site wells
are used, the applicant shall present evidence that water will be
supplied to each lot in a proposed subdivision by a certified public
utility or municipal corporation, authority or utility.
[Amended 8-10-1992 by Ord. No. 384]
B.
The location of any existing or proposed well(s) shall
be shown on the preliminary plan for each lot and adjoining lot, where
applicable.
C.
Fire hydrants.[1] Fire hydrants shall be provided by the subdivider or developer
and shall be located at accessible points throughout the subdivision
or development when central water supply is available. Hydrants shall
be located to ensure adequate fire protection and are subject to the
approval of the Township Engineer and Fire Marshal.
E.
Where no centralized water supply is available to
the subdivision or land development, the Board of Supervisors shall
require the subdivider, developer or builder to obtain from the district
sanitarian of the Department of Environmental Protection certificates
of approval as to the quality and adequacy of the water supply proposed
to be utilized by the subdivider, developer or builder. Approval of
the type and construction methods to be employed in the installation
of the individual water supply system shall be in accordance with
the current state regulations and those of the Township. Consideration
should be given to the probability of an eventual interconnection
with a centralized water system in the future.
The widths and locations of easements and rights-of-way
shall be determined by the Township Engineer for all utilities, including
stormwater facilities, and shall be governed by the additional requirements
of the Township's Engineering Standards,[1] and the following:
A.
All underground facilities within street rights-of-way
shall be installed prior to street paving at locations approved by
the Township Engineer for the full width of the right-of-way.
B.
The arrangement for all service connections or laterals
shall be the responsibility of the subdivider, developer or builder
and shall be installed at the expense of the applicant or subdivider.
[1]
Editor's Note: See Appendix A, Engineering
Standards, included at the end of this chapter.
For development in all multifamily, commercial and industrial districts, the applicant shall, at a minimum, provide landscaping in accordance with the following two categories as required in §§ 143-28B and 143-66 of Chapter 143, Zoning.
A.
Internal landscaping. Internal landscaping shall be
required for buffering and/or screening purposes. Plants in this category
shall include shade trees; shrubs; ground covers, including lawn areas,
earthen mounding; and/or other features in compliance with the following:
(1)
In all traffic-barrier islands and near driveway and
road intersections, shade trees, ground cover plants and shrubs, to
a height of three feet, shall be the only materials planted.
(2)
In other areas, where visibility will not be impaired,
planting should also include flowering and/or evergreen trees and
shrubs.
(3)
The minimum number of trees and shrubs required shall
be as follows:
(a)
One shade tree and one evergreen tree per 5,000
square feet of paved area used as parking, loading and driveways.
(b)
One flowering or evergreen shrub per 1,500 square
feet of paved area used as parking, loading and driveways.
(c)
Ground cover plants, growing to less than one
foot in height, shall not count toward the minimum required number
of plants.
B.
Perimeter landscaping. Each multifamily or nonresidential
development shall be screened as a necessary safeguard to the character
of an adjacent area. Such screening shall be permanently maintained
to present an attractive appearance. Screen planting requirements
shall be applicable along areas fronting on roads, areas adjacent
to other properties, areas along parking lot facilities and areas
along mobile home developments. Perimeter landscaping shall consist
of the same types of plants and other landscape features as internal
landscaping in compliance with the following:
(1)
Along road rights-of-way, shade trees shall be planted
a minimum distance of five feet beyond the ultimate right-of-way line
inside the lot. Trees shall be so located so as not to interfere with
the installation and maintenance of sidewalks and utilities. Trees
shall be planted not less than 40 feet apart and no more than 50 feet
apart.
(2)
Along property lines abutting similar multifamily
or nonresidential districts or developments, the minimum number of
trees and shrubs shall be as follows:
C.
Screen buffer design.
(1)
The primary component of a screening buffer shall
be a double row of evergreen trees spaced 15 feet apart on center,
with the trees in one row offset 7 1/2 feet from the trees in
the other row, and the rows shall be at least five feet apart. These
trees shall be not less than six feet in height at the time of planting
and shall be of such species that the expected height at maturity
shall be not less than 20 feet.
(2)
The secondary component of a screening buffer shall
be either earthen mounding or the use of additional plant materials
to supplement the minimum required double row of evergreen trees.
(a)
Variations in the sizes and shapes of earthen
mounds, which resemble natural, rounded forms, are strongly encouraged.
The unnaturally graded appearance of uniform, linear mounding shall
be avoided. Slopes greater than three to one shall be avoided.
(b)
If earthen mounds are not used, additional tree planting shall be required. The number of additional trees shall be equal to 50% of the number of evergreen trees required by Subsection C(1) above. These additional trees may be evergreen, flowering, shade or otherwise ornamental species and shall be planted in accordance with a planting plan designed to soften the linear appearance of the double row of evergreen trees. The minimum size of trees when planted shall be between five to eight feet in height, and one- to two-inch caliper for deciduous material and six feet in height for evergreens.
(c)
As an alternative to planting only trees as required by Subsection C(2), large ornamental shrubs may be substituted for the additional trees in compliance with the following:
(d)
The types of buffer trees shall be such that,
when grown to full maturity, the buffer trees shall not impede the
utilization of solar energy by neighboring structures.
(3)
As an alternative to the possible linear appearance of the minimum requirements for a buffer area, applicants are encouraged to provide innovative, free-form screening buffers which need not be located entirely within the minimum required width. The minimum number of required evergreen trees shall be equal to the number otherwise required, although they need not be placed in a linear fashion. The mounding requirements of Subsection C(2), however, shall be adhered to. Any alternative screening buffer shall be subject to approval by the Board of Supervisors, upon recommendations of the Township Planning Commission, either or both of whom may seek the advice of technical experts in the review of the alternate plans.
(4)
Visually opaque, decorative fencing may be used to
supplement the landscaping requirements above, provided that it does
not exceed six feet in height, and its appearance shall be softened
by groupings or ornamental plant materials, preferably located on
both sides of the fence.
D.
All plant material shall be guaranteed for 18 months
from the date when planted. All plant material which dies within that
time shall be replaced by the applicant at his cost.
E.
Additional buffers. The Board of Supervisors may determine
that buffer planting is necessary when any of the following conditions
is likely to occur as a result of the proposed subdivision and land
development:
A.
All subdivisions and land developments shall be designed
to preserve and protect the natural features of the land. Natural
features include existing grades and contours, bodies of water and
watercourses, woodlands or large trees, street shade trees, scenic
or historic points, pedestrian walks and bridle trails that have been
in public use and other community assets.
B.
In addition to the above, plans should be designed
to minimize the disturbance of critical impact areas. Critical impact
areas are environmentally sensitive features or conditions, including
but not limited to stream corridors, streams, wetlands, estuaries,
slopes greater than 15%, highly acidic or highly erodible soils, areas
of high water table, mature stands of native vegetation and aquifer
recharge and required discharge areas.
C.
The required planting plan shall show all critical
impact areas and shall include a statement of the impacts upon critical
areas of the plan. Tree cutting shall not be started until the planting
plan is approved by the Board of Supervisors.
D.
The burden shall be on the developer to justify any
material changes in the natural features of the land by satisfactory
proofs that subdivision or land development would not be feasible
without such changes and that there are no practical alternatives.
The fact that subdivision or land development would involve greater
expense or less density because of the maintenance of certain natural
features will not in and of itself be considered a justification of
changes in such features.
E.
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 preservation
and prevent destruction of the character of the area in open space.
F.
Preserved landscaping. Natural features proposed to
be preserved may be used to satisfy landscaping and buffer requirements
when the preserved plantings are comparable to the required improvements.
G.
Topsoil preservation.
(1)
Removal.
[Amended 12-20-1990 by Ord. No. 368]
(a)
Residential development. The developer shall
strip back from each residential lot and retain on each residential
lot all topsoil from the lot. There shall be no release of excess
topsoil permitted until each lot shall be graded with a minimum of
eight inches of topsoil after examination by the Township Engineer.
(b)
Commercial/industrial development. After final
grading, there shall be a minimum of eight inches of topsoil on the
entire site other than that portion of the site where there are buildings
or other impervious surface coverage. There shall be no release of
excess topsoil permitted from the site until examination by the Township
Engineer.
(2)
All areas of the site shall be stabilized by seeding
or planting on slopes of 10% or more, and planted in ground cover
on slopes of 20% or more, provided that rip-rap shall be utilized
for banks exceeding 25%.
[Amended 8-10-1992 by Ord. No. 384]
[Amended 8-10-1992 by Ord. No. 384]
Shade trees shall be planted along both sides
of all new or existing streets at intervals of no less than 40 feet
and no more than 50 feet, except where tree masses have been preserved
where shade trees would otherwise be located. Trees shall be placed
back of the right-of-way line of street, so as not to interfere with
the installation and maintenance of sidewalks, drainage facilities
and/or utilities and shall be of two-inch caliper, balled and burlapped,
and guaranteed for 18 months after planting. Species selection shall
be at the discretion of the Board of Supervisors or as recommended
by the Planning Commission. The types of shade trees shall be such
that when grown to full maturity the trees shall not impede the utilization
of solar energy by neighboring structures.
The use and development of any land structure
within an historic district included in the National Register of Historic
Places shall comply with the applicable federal regulations for the
district, including the Secretary of the Interior's Rehabilitation
Standards. Evansburg Historic District in Lower Providence is on the
National Register of Historic Places.
Survey monuments are required for all lots in
accordance with the Township's Engineering Standards.[1]
[1]
Editor's Note: See Appendix A, Engineering
Standards, included at the end of this chapter.
[Amended 4-7-2005 by Ord. No. 522]
The design for all outdoor lighting installations, including security lighting, shall be reviewed by the Township of Lower Providence, or its duly appointed representative, for conformance with Chapter 105 of the Code of the Township of Lower Providence Township. As determined by the Lower Providence Township Planning and/or Zoning Director, the required site plan design submittal items as required in § 105-18 for all outdoor lighting installations shall be included with every proposed preliminary or final land development or site plan submittal pursuant to the issuance of a building/zoning permit. In all cases, the Township of Lower Providence, or its duly appointed representative, prior to issuance of a building/zoning permit and prior to construction of the outdoor lighting installation, shall approve the outdoor lighting design. The lighting design information and luminaire information submitted for approval shall correlate with the actual lighting equipment installed in the field. Installation of lighting equipment in the field which is not the same as that approved in the design submittal, is prohibited. All commercial, industrial or institutional uses shall be lighted, and these lighting fixtures shall be decorative, aesthetically pleasing and incorporate a Village scheme unless the Board of Supervisors approves alternate types of fixtures upon a waiver request of the applicant.
A.
Water originating from other than natural sources,
such as swimming pools, air-conditioning units, sump pumps or other
dry weather flow, wherever practical, shall be discharged into natural
watercourses on the property or connected directly into the nearest
storm drainage system. These facilities may not be used for polluted
matter.
B.
Within all subdivisions and land developments, structures
which have basements shall be required to have sump pump pits installed
by the developer, his agent, builder or builders. In addition thereto,
the owner of any lot or group of lots erecting and constructing any
structure which contains a basement shall be required to install a
sump pump pit. Sump pumps and floating slabs shall be installed in
all residential structures in accordance with standards specified
by the Township Code Enforcement Officer.
C.
Sump pump drainage or unnatural drainage identified
above must be connected either to a natural watercourse or to an underground
storm drainage system. The sump pump requirement may be waived by
the Township Engineer or other designated official if deemed to be
unnecessary.
