Township of Bristol, PA Article V Design Standards

§ 177-32 Applicability.

A. The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, and general welfare.

B. The following subdivision and land development principles, standards, and requirements will be applied by the Planning Commission and Council in evaluating plans for proposed subdivisions and land developments.

C. Whenever municipal or other applicable regulations impose more restrictive standards and requirements than those outlined herein, such other regulations shall control.

§ 177-33 General design requirements.

A. All portions of a tract being subdivided shall be taken up in lots, streets, public lands, or other proposed uses, so that remnants and landlocked areas shall not be created. No lot shall be subdivided under the provisions of this chapter if any of the parts thus created shall not be usable under the provisions of the Bristol Township Zoning Ordinance.[1]

[1] Editor's Note: See Ch. 205, Zoning.

B. Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands shall be prohibited unless their control is approved by Council. Council may request inclusion of reserve strips to control access to major thoroughfares or prohibit industrial or commercial access to residential streets.

C. In general, lot lines shall follow Township boundary lines rather than cross them.

D. Where trees, groves, waterways, scenic points, historic facilities, or other community assets and landmarks are located within a proposed subdivision or land development, every possible means to the fullest extent shall be provided to preserve these features.

E. Proposed subdivisions and land developments may be coordinated with existing nearby neighborhoods both within and outside of the Township so that the community, as a whole, may develop harmoniously. Joint reviews with neighboring municipalities may be conducted at Council's discretion.

F. Subdivisions and land developments shall be properly designed in order to prevent the necessity for excessive cut or fill. Subdivisions and land developments shall be laid out to come as close as possible to balancing cut and fill operations on-site.

G. Land subject to flooding or other hazards to life, health, or property, and land deemed to be topographically unsuitable, shall not be platted for any use that may increase danger to health, life or property, nor aggravate erosion or flood hazard. All such hazards must be shown on the subdivision or land development plans.

H. Subdivisions and land developments shall be in strict conformity with the floodplain regulations of the Zoning Ordinance, Building Code,[2] and as specifically provided under § 177-56 of this chapter.

[2] Editor's Note: See Ch. 84, Construction Codes, Uniform.

I. There shall be strict compliance with all of the provisions of this chapter unless specifically waived by Council.

J. Where no public water supply is available to the subdivision or land development, the Township shall require the developer to obtain from a licensed testing laboratory certificates of approval for each lot as to the quality and adequacy of the water supply proposed to be utilized by the developer. In all cases where the water supply is from a well, the developer shall obtain from the Bucks County Health Department a certificate indicating compliance with the applicable state and county health regulations and shall submit such certificate to the Township.

K. Where sanitary sewers are inaccessible to a proposed subdivision or land development and on-lot sewage is to be provided, plans shall not be approved without a feasibility report from the Bucks County Health Department. No final plans may be recorded without a Bucks County Health Department permit for any necessary on-lot sewage systems.

L. Unless a permit is obtained from the Pennsylvania Department of Environmental Protection (PaDEP), discarded building material shall be disposed of in a manner consistent with the Pennsylvania Solid Waste Management Act of 1980, 35 Pa.C.S.A. § 6018.101 et seq. Such material shall not be disposed of on-site but shall be taken to a licensed disposal facility.

§ 177-34 General street requirements.

A. The arrangement, character, extent, grade, and location of proposed streets shall be considered in their relation to existing and planned streets, topographical conditions, public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.

B. Proposed streets shall further conform to such Township, county and state street and highway plans as have been prepared, adopted, and/or filed as prescribed by law, and to the requirements of the Comprehensive Plan. When ambiguity or conflict exists, Council shall determine which shall apply.

C. The arrangement of streets in a subdivision or land development shall either provide for the continuation of appropriate projection of existing principal streets in surrounding areas, or conform to a plan for the neighborhood approved or adopted by Council to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impractical.

D. Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage, and suitable building sites.

E. Residential streets shall be so laid out that their use by through traffic will be discouraged.

F. Where a subdivision or development abuts or contains an existing or proposed expressway, arterial or collector street, Council, with the advice of the Planning Commission, may require either marginal access, reverse frontage with screen planting along the rear property line, or such other treatment as may be necessary for adequate protection of properties, to afford separation of through and local traffic and to reduce the number of access points on major streets.

G. Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets in the Township or within the zip code area. Street names shall not be repeated or streets assigned names which may be confused with names of existing streets, and all street names shall be subject to the approval of Council.

H. If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of a tract is not subdivided, adequate street rights-of-way to permit further subdivision or development shall be provided as determined necessary by Council.

I. Where the subdivision or development adjoins undeveloped land, Council may require stub streets to the boundary lines with temporary easements for turnarounds.

J. Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac.

K. Stub streets greater in length than one lot depth shall be provided with a temporary turnaround to the standards required for culs-de-sac or shall be paved to the full width of the right-of-way for the last 75 feet of their length. It shall be the developer's responsibility to remove the temporary paving.

L. Private streets may be approved only if they are designed to meet Township street standards and if there is safe and convenient access for emergency vehicles.

M. Council may, in the interest of highway safety, and the safety of the area residents and in order to promote orderly community development, require the owner/developer of any large commercial complex such as shopping centers, industrial parks or plants, housing projects, apartment complexes, major educational or recreational facilities and other significant traffic generators to have prepared a traffic study by a competent traffic engineer registered in the Commonwealth of Pennsylvania and to meet with a representative of the Township Engineer's office and the Pennsylvania Department of Transportation to achieve a high level of design from the standpoint of traffic.

N. No plan which will require access to a highway under the jurisdiction of the Pennsylvania Department of Transportation (PennDOT) shall be finally approved unless the plan contains a notice that a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428[1]) known as the "State Highway Law," before driveway access to a state highway is permitted. The plan shall be marked to indicate that access to the state highway shall be only as authorized by a highway occupancy permit. The Township shall not be held liable for damages to persons or property arising out of the issuance or denial of a driveway permit by PennDOT.

[1] Editor's Note: See 36 P.S. § 670-420.

O. Any developer who encroaches within the legal right-of-way of a Township road is required to obtain a road occupancy permit from the Department of Licenses and Inspections after approval by the Township Engineer.

§ 177-35 Street standards.

A. Streets shall be constructed in accordance with the following requirements:

Street Classification	Classification of Development	Right-of-Way (feet)	Minimum Requirements Cartwayl(feet)	Curbs4	Sidewalks2
Arterial	A,B,C	1003	48 min.3
Collector	A,B,C	80	40 min.3	Yes	Yes
Primary	A,B,C	60	36	Yes	Yes
Secondary	A,B,C	50	26	Yes	Yes
Marginal access	A,B	34	265	Yes	Yes
	C	50	26	Yes	Yes

A: Residential - density up to 3.5 dwelling units per acre.

B: Residential - density over 3.5 dwelling units per acre.

C: Nonresidential.

NOTES:
1	Dimension of pavement width alone where no curbs are used, but face to face where curbs are used.
2	Sidewalks shall be provided along both sides of all streets, except when in the opinion of Council with the advice of the Township Engineer and Planning Commission they are unnecessary for the public safety and convenience.
3	As determined by Council with the advice of the Township Engineer, and the Pennsylvania Department of Transportation where state roads are involved.
4	Curbs are required except where Council, with advice from the Township Engineer, determines they are not essential for drainage purposes and public safety.
5	On parallel or marginal access streets that have driveways fronting on one side only, cartway may be reduced in width to 22 feet.

B. Where a subdivision or development abuts or contains an existing street of inadequate right-of-way width, a future right-of-way width shall be indicated on the plan to conform to the standards under § 177-35A. Where a subdivision or land development abuts or contains an existing street of inadequate cartway width, the developer shall be required to widen and/or reconstruct the roadway to meet current Township standards.

C. Additional rights-of-way and cartway widths may be required by Council in order to lessen traffic congestion; secure safety from fire, panic, and other dangers; facilitate the adequate provision for transportation and other requirements; and promote the general welfare.

D. Where streets continue into adjoining municipalities, evidence of compatibility of design, particularly with regard to street standards, shall be submitted. The developer shall coordinate such design with both municipalities to avoid abrupt changes in cartway width or in improvements provided.

§ 177-36 Street alignment.

A. Horizontal alignment.

(1) Horizontal curves shall be used when center lines are deflected in excess of 5°.

(2) Minimum radius.

(a) The minimum radius at the center line for curves shall be as follows:

[1] Collector streets: 500 feet.

[2] Primary streets: 350 feet.

[3] Secondary and marginal access streets: 150 feet.

(b) Proper superelevation shall be provided for curves less than 600 feet in radius on major and secondary routes.

(3) Except for local residential streets there shall be a tangent of at least 100 feet measured at the center line between reverse curves.

(4) A long radius curve shall be preferred in all cases to a series of short curves and tangents.

(5) The approaches to an intersection shall follow a straight course for at least 50 feet, as measured away from the intersecting lines of rights-of-way.

B. Vertical alignment. Vertical curves shall be used in changes of grade exceeding 1% and shall be designed for maximum visibility. Intersections shall be approached on all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 50 feet within which no grade shall exceed a maximum of 4%.

§ 177-37 Street grades.

A. Center-line grades shall be not less than 0.5%.

B. Maximum grades of 5% shall generally apply. In exceptionally hilly areas, the following maximum grades will be permitted for a maximum distance of 1,500 feet, subject to approval by the Township Engineer:

(1) Primary and Collector streets: 6%.

(2) Secondary streets: 10%.

C. A combination of minimum radius horizontal curves and maximum grades will not be approved.

§ 177-38 Street intersection.

A. Multiple intersections involving the junction of more than two streets shall be avoided.

B. Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another street at an angle of less than 60°, measured at the center line of the streets.

C. Primary and secondary residential streets shall not intersect on the same side of an arterial or collector street at an interval of less than 800 feet between their center lines.

D. Sight distances.

(1) Proper sight distances shall be provided for both horizontal and vertical alignment, measured along the center line. Proper sight lines shall be maintained at all intersections. The required minimum sight distances shall be as follows:

(a) Collector streets: 500 feet.

(b) Primary streets: 400 feet.

(c) Secondary streets: 250 feet.

(2) Measured along the center line, there shall be a clear-sight triangle of 75 feet from the point of intersection for fifty-foot rights-of-way and 130 feet for sixty-foot and eighty-foot rights-of-way. This sight line shall be indicated on all plans of street alignment. No existing or proposed structures or plantings, the highest point of which is two feet above road center line, shall be permitted in this area.

E. Street curb intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for secondary residential and marginal access and 30 feet for intersections which incorporate primary, collector or arterial streets. All curbed and sidewalked intersections which provide for pedestrian crossing must meet the respective regulations and provisions as established in the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq., and the Pennsylvania Universal Accessibility Act, 71 P.S. § 1455.1 et seq.[1] and the regulations adopted thereunder.

[1] Editor's Note: Repealed by P.L. 491, No. 45, § 1102(a), effective 4-9-2004. See now 35 P.S. § 7210.101 et seq.

F. Secondary streets shall be laid out so that through traffic will be discouraged. In general, the intersection interval of secondary streets entering any existing or proposed streets from opposite directions shall be located at not less than 125 feet, from center line to center line of the next nearest intersection point of the entering street from the opposite side.

G. The approaches to an intersection shall follow a straight course for at least 50 feet from the future right-of-way line of the intersecting street.

H. Intersections shall be approached from all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 50 feet measured from the edge of pavement of the transverse street within which no grade shall exceed 4%.

§ 177-39 Cul-de-sac streets.

A. A permanent or temporary cul-de-sac shall not exceed 500 feet in length, unless Council, with advice from the Planning Commission, determines that the tract warrants a longer cul-de-sac.

B. Cul-de-sac streets shall be designed in accordance with the standards for secondary streets listed in § 177-35.

C. Culs-de-sac shall have, at the closed end, a turnaround with a right-of-way having a minimum outside radius of not less than 60 feet and shall be paved to a radius of not less than 40 feet.

D. A temporary cul-de-sac shall be designed so that the cartway is widened to the full width of the right-of-way for a distance of 75 feet at the turnaround. It shall be the developer's responsibility to remove the temporary paving.

E. Drainage of culs-de-sac shall preferably be toward the open end.

§ 177-40 Driveways and street access.

A. All access ways and drives shall conform to the standards and regulations of the Zoning Ordinance[1] according to their respective locations and types of uses. All driveways shall be paved and constructed in accordance with Township standards.

[1] Editor's Note: See Ch. 205, Zoning.

B. Sight distance requirements for all driveways shall be in accordance with the Pennsylvania Code, Title 67, Transportation, Chapter 441 "Access to and Occupancy of Highways by Driveways and Local Roads." Driveways shall be so located, designed, and constructed as to provide a stopping area, measured 20 feet behind the right-of-way line, with grade not to exceed the maximum grade specified for various types of driveways in § 177-40F.

C. Driveways, except in Mobile Home Park Districts, shall be located not less than 40 feet from the intersection corner of corner lots and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined, except that commercial and industrial developments shall be prohibited from access to residential streets.

D. Driveways in Mobile Home Park Districts shall be located not less than 20 feet from the intersection corner of corner lots and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined. Driveways in mobile home districts shall be a minimum of 20 feet by 20 feet to provide side-by-side parking for two cars.

E. Where a driveway takes access from an arterial or collector street, adequate driveway turnaround space shall be provided on the lot so that no vehicle need back onto a street in order to leave the lot.

F. Minimum driveway standards for the various types of development shall be as follows:

Classification of Development	Minimum Width at Curb (feet)	Driveway Minimum Radius (feet)	Maximum Grade	Maximum Change of Grade per 10 Feet
A	9	3	8%	10%
B	12 (one-way)	10	5%	7%
	24 (two-way)	15	5%	7%
C	12 (one-way)	20	5%	7%
	24 (two-way)	25	5%	7%

A: Residential - density up to 3.5 dwelling units per acre.

B: Residential - density over 3.5 dwelling units per acre.

C: Nonresidential.

G. Driveways shall be provided on the site where necessary for convenient access to the living units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services.

H. In single-family residential zoning districts, all lots abutting collector or arterial streets shall be double frontage lots.

I. The angle of intersection of a private access way with a public street shall be not less than 60°.

J. In all zoning districts, private driveways or other street access points shall be controlled and shall be so located as to provide a minimum distance of five feet from the paved edge of any such driveway or access point to any property line.

K. For multifamily residential developments or land developments containing more than one lot or building fronting on an existing or proposed arterial or collector street, the Township may require access for individual uses or buildings from an internal street rather than from the arterial or collector streets. When adjacent lots proposed for nonresidential uses front on a collector or arterial street, the applicant may be required to provide a marginal access street for ingress and egress; or in lieu thereof, the applicant may be required to provide unified access and off-street parking areas.

§ 177-41 Automobile parking facilities.

A. Automobile parking facilities shall be provided off-street in accordance with the requirements of the Zoning Ordinance[1] but no less than space for two automobiles for each dwelling unit shall be provided.

[1] Editor's Note: See Ch. 205, Zoning.

B. All parking facilities must meet the respective accessibility regulations and provisions as established in the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq., and the Pennsylvania Universal Accessibility Act, 71 P.S. § 1455.1 et seq.[2] and the regulations adopted thereunder.

[2] Editor's Note: Repealed by P.L. 491, No. 45, § 1102(a), effective 4-9-2004. See now 35 P.S. § 7210.101 et seq.

C. At no time shall angle or perpendicular parking be provided along public or private streets. All parking lots and bays permitting parking other than parallel shall be physically separated from the street and confined by curbing or other suitable separating device.

D. The layout of every parking area shall be such as to promote safe and efficient internal circulation in accordance with accepted traffic engineering principles and standards such as those recommended in the Traffic Engineering Handbook, 4th Edition, Institute of Transportation Engineers, including truck traffic where applicable.

E. Every off-street parking area shall include sufficient stacking space to accommodate entering and exiting vehicles without overflowing onto adjacent streets.

F. No less than 15 feet of open space shall be provided between the curbline of any uncovered parking area and the outside wall of the nearest building except for parking areas associated with single-family dwelling units.

G. Parking lot dimensions shall be no less than those listed in the following table; where the angle of parking is not the same on both sides of the driveway, the larger driveway width shall prevail.

	Parking Lot Dimensions Parking		Driveway
Angle of Parking	Stall Width (feet)	Stall Depth (feet)	One-Way (feet)	Two-Way (feet)
90°	9	18	22	24
60°	10	20	18	20
45°	10	20	16	20
30°	10	20	12	20
Parallel1	8	22	12	20

NOTES:
1	Parallel parking in off-street parking facilities shall be permitted only where Council determines angled parking is not practical.

H. Parking lot areas shall be designed so that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle and to permit any vehicle to enter and leave the area in a forward facing position.

I. Wherever possible, the layout of parking aisles and rows shall be perpendicular to building facades to facilitate channelization of pedestrian movements.

J. All dead-end parking areas shall be designed to provide sufficient area for backing and turning movements from the end stalls of the parking area.

K. All internal parking lots, separator islands, and aisles shall be confined within curbing.

L. All parking spaces shall be striped to indicate the locations and dimensions of the parking spaces.

M. No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas.

N. Except at entrance and exit drives, all parking areas shall be set back from the future right-of-way line as provided in the Zoning Ordinance or at least five feet, whichever is greater. The distance between this required setback and the future right-of-way shall be permanently maintained as a planting strip.

O. In parking lots designed to accommodate rows of parked vehicles, a ten-foot-wide raised landscaped parking island shall be provided along every other row of parking spaces.

P. No more than 20 parking spaces or 180 feet shall be permitted in a continuous row without being interrupted by a ten-foot-wide raised separation to provide areas for landscaping.

Q. Street trees shall be provided at the rate of not less than two trees for every 10 parking spaces, which shall be in addition to any other requirements for buffering or landscaping. Trees shall be planted in such a manner as to afford maximum protection from the sun for parked vehicles. However, no plantings that obscure vision or have the potential to obscure vision shall be permitted in interior planting areas within parking lots.

R. All public parking areas shall be adequately illuminated during after-dark operating hours. Lighting shall be arranged so that glare does not affect neighboring properties or streets. In outdoor lots, lighting standards shall be located on the raised parking islands and not on the parking surface. In garages, lighting standards shall be located on the walls and/or ceilings and not on the parking surface.

S. The construction of all automobile parking areas shall be in accordance with design standards.

T. The depth and width of lots reserved or laid out for commercial and industrial uses shall be adequate to provide for the off-street parking generated by the use.

U. Parking garages may be considered, as allowed by the Zoning Ordinance.[3]

[3] Editor's Note: See Ch. 205, Zoning.

§ 177-42 Lighting.

A. All parking areas and walkways thereto and appurtenant passageways and driveways serving apartments, townhouses or commercial, industrial, or other similar land development having common off-street parking and/or loading areas, and building complexes requiring area lighting shall be adequately illuminated.

B. The lighting plan in and around the parking areas shall provide for nonglare lights focused downward. The incident light intensity provided at ground level shall be a minimum one footcandle anywhere in the area to be illuminated. Lighting shall be provided by fixtures with a mounting height of not more than 25 feet or the height of the building.

C. Any other outdoor lighting such as building and sidewalk illumination, driveways with no adjacent parking, and ornamental lighting shall be shown on the lighting plan in sufficient detail to allow determination of the effects to adjacent properties, traffic safety and overhead sky glow. The objective of these specifications is to minimize undesirable off-premises effects. No light shall shine directly into windows or onto streets and driveways in such manner as to interfere with or distract driver vision.

D. To achieve these requirements, the intensity of such light sources, the light shielding and similar characteristics shall be subject to approval by Council upon receipt of the recommendations of the Township Engineer.

§ 177-43 Sidewalks.

A. As required in § 177-35A of this chapter, sidewalks shall be provided on one side of all abutting streets (boundary streets) and both sides of other streets within the subdivision or land development.

B. On-lot sidewalks are required for convenience and access to all dwelling units and other principal buildings designed for human occupancy from streets, driveways, parking areas or garages and for convenient circulation and access to all project facilities. The minimum width of on-lot sidewalks shall be three feet in single-family detached developments and four feet in all other developments.

C. The minimum width of all sidewalks within or along the street right-of-way shall be four feet. There shall be a minimum three-foot planting strip between the curb and sidewalk. Combination sidewalks and curbs are not permitted in residential areas.

D. The grades and paving of the sidewalk shall be continuous across driveways except in nonresidential and high-density residential developments and in certain other cases where heavy traffic volume dictates special treatment.

E. Sidewalks shall be laterally pitched at a slope not less than 1/8 inch per foot to provide for adequate surface drainage.

F. At corners and pedestrian street crossing points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic.

G. Sidewalks shall not exceed a 7% grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. Where sidewalk grades exceed 5% a nonslip surface texture shall be used.

H. Sidewalks adjacent to angle parking areas shall be a minimum of five feet in width to prevent car overhang from restricting pedestrian movement along the sidewalk.

I. The alignment and gradient of sidewalks shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the sidewalk and to prevent the pocketing of surface water by sidewalks.

J. All sidewalks and sidewalk ramps must meet the respective accessibility regulations and provisions as established in the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq., and the Pennsylvania Universal Accessibility Act, 71 P.S. § 1455.1 et seq.[1] and the regulations adopted thereunder.

[1] Editor's Note: Repealed by P.L. 491, No. 45, § 1102(a), effective 4-9-2004. See now 35 P.S. § 7210.101 et seq.

K. Sidewalks shall be constructed in accordance with design standards adopted by Council.

§ 177-44 Street signs.

A. The developer shall erect at every street intersection, a street sign or street signs having thereon the names of the intersecting streets. At intersections where streets cross, there shall be at least two such street signs; and at intersections where one street ends or joins with another street, there shall be at least one such street sign.

B. Street signs are to be erected before the first dwelling on the street is occupied. Temporary street signs may be erected on the approval of Council, but shall be made permanent before final offer for the dedication of streets is made.

C. Street signs shall be of an approved design that minimizes potential vandalism and shall be consistent in design and specification with those in general use by the Township.

D. The signs shall be located in a manner making them visible at all times with a minimum of effort by both pedestrian and vehicular traffic and as close to the side of the cartway or curb as practical, but no part of the name plate shall be permitted to overhang any part of the cartway or curb.

E. Street name plates, standards, installations, and locations shall be subject to the approval and inspection of the Township Engineer.

F. Traffic control and safety signs shall be installed at locations reviewed and approved by the Traffic Safety Officer.

§ 177-45 Curbs.

A. As required in § 177-35A of this chapter, curbs shall be provided on one side of all abutting streets (boundary streets) and along both sides of all proposed and existing streets. The location of curbing along a boundary street shall be determined by the width of the required cartway of the road as established by § 177-35A of this chapter.

B. Curbs shall be designed and constructed in accordance with design standards adopted by Council.

C. All cuts must meet the respective accessibility regulations and provisions as established in the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq., and the Pennsylvania Universal Accessibility Act, 71 P.S. § 1455.1 et seq.,[1] and the regulations adopted thereunder.

[1] Editor's Note: Repealed by PL.491, No. 45, § 1102(a), effective 4-9-2004. See now 35 P.S. § 7210.101 et seq.

§ 177-46 Blocks.

A. The length, width, and shape of blocks shall be determined with regard to:

(1) Provision of adequate sites for the types of buildings proposed.

(2) Zoning requirements as to lot size, dimension, and minimum lot area per dwelling unit, in the case of residential blocks.

(3) Requirements for safe and convenient vehicular and pedestrian circulation and access.

(4) Provision for satisfactory fire protection.

(5) The limitations and opportunities of the topography.

(6) Utilization of potential solar energy.

B. Residential blocks shall have a maximum length of 1,600 feet, and so far as practical, a minimum length of 500 feet. In the design of blocks longer than 1,100 feet, special consideration should be given to the requirements for satisfactory fire protection.

C. Residential blocks shall be of such depth to accommodate two tiers of lots of the minimum size permitted under the applicable zoning classification, except where double-frontage lots are used, or where not feasible due to a site's topography.

§ 177-47 Lots.

A. The size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated.

B. Lot dimensions and areas shall conform to the requirements of the Zoning Ordinance.[1]

[1] Editor's Note: See Ch. 205, Zoning.

C. Residential lots shall front on a street, existing or proposed.

D. Double-frontage lots shall be deed-restricted to limit access only to the lower order street.

E. Corner lots and double-frontage lots shall provide for equal front yard setbacks on each street.

F. In general, side lot lines shall be at right angles or radial to the street lines from the street line to the rear lot line.

G. The depth and width of lots reserved or laid out for commercial and industrial uses shall be adequate to provide for the off-street parking generated by the use.

H. Lots excessively deep in relation to width, or lots excessively irregular in shape are to be avoided. A proportion of 2 1/2 in depth to one in width is generally accepted as a proper ratio maximum.

I. Remnants of land, smaller than required for a lot, shall not be permitted within any subdivision, unless special usage is applied as part of a subdivision or land development proposal.

J. Except for lane lots and triangular shaped lots, lots shall maintain a minimum width of at least 50% of the required lot width for the entire depth of the lot.

K. Lot orientation shall promote solar access. This is achieved by building placement with the long axis in a general east-west direction.

L. House numbers shall be assigned in accordance with Township requirements and shall be indicated on final plans by the Township Engineer.

§ 177-48 Erosion and sediment controls; grading.

A. General provisions and compliance.

(1) All earthmoving activities within the Township shall be conducted in such a way as to prevent accelerated erosion and the resulting sedimentation, No changes shall be made to the contour of the land and no grading, excavation, removal, nor destruction of the topsoil, trees or other vegetative cover of the land shall be commenced, until such time that a plan for minimizing erosion and sedimentation has been processed and reviewed by the Township Engineer and the Bucks Conservation District and approved by Council.

(2) Council, in its consideration of all preliminary subdivision and land development plans, shall condition its approval upon the execution of erosion and sediment control measures as contained in this chapter, and contained in the standards and specifications of the Bucks Conservation District, the local designee for the Pennsylvania Department of Environmental Protection, Bureau of Soil and Water Conservation.

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

(4) Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required by the Township.

(5) No subdivision or land development plan shall be approved unless there has been a plan approved by Council and the Bucks Conservation District that provides for minimizing erosion and sedimentation consistent with this section, and an improvement bond or other acceptable security is deposited with the Township in the form of an escrow guaranty which will ensure installation and completion of the required improvements; or, there has been a determination by Council and the Bucks Conservation District that a plan for minimizing erosion and sedimentation is not necessary.

(6) At the time a building permit is applied for, a review shall be conducted by the Township Engineer to ensure compliance with the plan as approved. During construction, further consultative technical assistance will be furnished, if necessary, by the Township Engineer and the Bucks Conservation District. The Township Engineer shall inspect the development site and enforce compliance with the approved erosion and sediment control plans.

B. General performance standards.

(1) Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the Bucks Conservation District, the local designee for the Pennsylvania Department of Environmental Protection, Bureau of Soil and Water Conservation.

(2) In cases where the Bucks Conservation District does not have standards and specifications for erosion and sedimentation control, other known and commonly accepted standards and specifications may be used as approved by the Township Engineer.

(3) The following standards to minimize erosion and sedimentation shall be followed:

(a) Stripping of vegetation, regrading, or other development shall be undertaken in a manner that will minimize erosion.

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

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

(d) The disturbed area and the duration of exposure shall be kept to a practical minimum. Disturbed soil shall be stabilized within 20 days.

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

(f) The permanent (final) vegetation and mechanical erosion control and drainage facilities shall be installed as soon as practical.

(g) Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff shall be mechanically retarded.

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

(i) Swales shall be sodded, utilize jute matting or other similar measures to ensure establishment of ground cover.

(j) Tire cleaning areas shall be provided and properly maintained at each point of egress from the development site.

C. Site grading for erosion control. In order to provide more suitable sites for building and other uses, improve surface drainage, and control erosion, the following requirements shall be met:

(1) All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without uncontrolled ponding. All land within a development shall be graded to drain and manage surface water without uncontrolled ponding, except as part of an on-site stormwater management system (detention basin, etc.) for the site.

(2) Concentration of surface water runoff shall be permitted only in swales, watercourses, and retention or detention basins.

(3) Grading shall in no case be done in such a way as to divert water onto the properly of another landowner.

(4) During grading operations, necessary measures for dust control must be exercised.

(5) Grading equipment will not be allowed to cross streams. Where applicable, provisions shall be made for the installation of temporary culverts or bridges with approval from the Pennsylvania Department of Environmental Protection.

(6) At the time a building permit is applied for, the developer shall provide the Township with individual lot grading plans to be reviewed by the Township Engineer.

D. Excavations and fills.

(1) No excavation shall be made with a cut face steeper in slope than three horizontal to one vertical (3:1), except under one or more of the following conditions:

(a) A concrete, timber, masonry or other approved retaining wall constructed in accordance with approved standards is provided to support the face of the excavation.

(b) The excavation is located so that a line having a slope of two horizontal to one vertical and passing through any portion of the cut face will be entirely inside of the property lines of the property in which the excavation was made.

(c) The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than three horizontal to one vertical, and a written statement of a civil engineer licensed by the Commonwealth of Pennsylvania, to that effect is submitted to the Township Engineer and approved by him/her. The statement shall state that the site has been inspected and that the deviation from the slope specified above will not result in injury to persons or damage to property.

(2) No fill shall be made which creates any exposed surface steeper in slope than three horizontal to one vertical, except under one or more of the following conditions:

(a) The fill is located so that settlement, sliding, or erosion will not result in damage to property, driveway, or buildings.

(b) A written statement from a civil engineer, licensed by the Commonwealth, certifying that he has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the Township Engineer.

(c) A concrete or stone masonry wall constructed in accordance with approved standards reviewed by the Township Engineer.

(3) Edges of slopes shall be a minimum of five feet from property, or right-of-way lines of streets in order to permit the normal rounding of the edge without encroaching on the abutting property.

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

(5) Cut and fill operations shall remain entirely inside the property lines of the property on which the excavation is proposed and shall not endanger adjoining property or streets.

(6) Fill shall be placed and compacted at a compactable rate of 95% so as to minimize sliding or erosion of the soil.

(7) Fill shall not encroach on natural watercourses or constructed channels, floodplain areas, or wetlands.

(8) Fill placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.

E. Responsibility.

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

(a) Collect on-site surface runoff and control it to a point of discharge into the natural watercourse of the drainage area having adequate capacity.

(b) Adequately handle existing runoff through the development by designing it to adequately handle all upstream runoff.

(c) Provide and install, at their expense, in accordance with Township requirements, all drainage and erosion control improvements (temporary and permanent) as required by the approved erosion and sediment control plan.

(2) Whenever sedimentation is caused by stripping of vegetation, regrading or other development, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it immediately from all affected surfaces, drainage systems and watercourses and to repair any damage at their expense as quickly as possible.

(3) Maintenance of all drainage facilities and watercourses, both ex1stmg and proposed, within any proposed subdivision or land development shall be the responsibility of the developer until such time as one of the following is accomplished:

(a) An easement for these facilities is offered for dedication by the developer and is accepted by the Township; it shall then be the responsibility of the Township.

(b) An easement acceptable to the Township is established, but not dedicated to the Township. In the case of a subdivision, the maintenance shall then be the responsibility of the individual lot owners over whose property the easement passes. For land developments, the maintenance shall then be the responsibility of the owner.

(c) A homeowners’ association or other approved legal entity, approved by the Township, assumes the responsibility for the maintenance of the development, including the maintenance of the watercourse and/or drainage facilities.

(4) It is the responsibility of any person, corporation, or other entity doing any activity on or across a stream, watercourse or swale, or upon the floodplain or right-of-way during the period of the activity, to return it to its original or equal condition after such activity is completed.

(5) No person, corporation or other entity shall block, impede the flow of, alter, construct any structure, deposit any material or thing, or perform any work which will affect the normal or flood flow in any watercourse without having obtained prior approval from the Township and/or the Pennsylvania Department of Environmental Protection, whichever is applicable.

§ 177-49 Easements.

A. Easements with a minimum width of 20 feet shall be provided as necessary for utilities and drainage. Joint utilization of easements by two or more utilities is encouraged.

B. To the fullest extent possible, easements shall be centered on or adjacent to lot lines.

C. Access easements shall be provided where there are common driveway or shared access arrangements.

D. Nothing other than grass or ground cover shall be permitted to be placed, planted, set and put within the area of an easement unless necessary for the purpose of the easement. Deeds to all lots containing easements of any nature shall carry a clause stating any and all restrictions on buildings and plantings within any easement area. The clause shall state to whom the easement is granted, the rights of ingress and egress and the rights to construct, maintain, and renew any and all structures and/or plantings within the easement limits. No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the grant thereof has been shown on the approved plan. All easements and rights-of-way shown on approved plans shall be recited and recorded in the deed.

E. Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 20 feet, or as may be required or directed by the Pennsylvania Department of Environmental Protection. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Township.

§ 177-50 Stormwater management.

[Amended 1-2-2009 by Ord. No. 2009-01; 12-15-2011 by Ord. No. 2011-08]

A. Applicability.

(1) All areas of the Township are located in either the Neshaminy Creek Watershed or the Delaware River South Watershed.

(2) For those areas of the Township located within the Delaware River South Watershed, the specific criteria, regulations and requirements set forth in Appendix B[1] shall apply.

[1] Editor’s Note: Appendix B is codified in Chapter 173.

(3) For those areas of the Township located within the Neshaminy Creek Watershed, the specific criteria, regulations and requirements set forth in Appendix C[2] shall apply.

[2] Editor’s Note: Appendix C is codified in Chapter 174.

§ 177-51 Landscaping.

A. Street trees.

(1) General.

(a) Within any land development or subdivision, street trees shall be planted along both sides of all streets where suitable existing street trees or natural wooded areas do not exist.

(b) Street tree plantings will also be required along both sides of access driveways which serve five or more residential dwellings, along access driveways which serve two or more nonresidential properties, and along major walkways through parking lots and between nonresidential buildings.

(c) Street trees shall be planted at the following maximum intervals depending on the size of the trees as listed in § 177-51A(2) or an equivalent number of trees may be planted in an informal arrangement acceptable to the Bristol Township Shade Tree Commission:

[1] Large trees: 50 feet apart.

[2] Medium trees: 40 feet apart.

[3] Small trees: 25 feet apart.

(d) Street trees shall not be planted opposite to each other but shall alternate.

(e) At intersections, trees shall be located no closer than 30 feet from the intersection of the street right-of-way lines or within 15 feet of a driveway entrance.

(f) Street trees shall be planted five feet behind and parallel to the future right-of-way line. A temporary ten-foot-wide landscaping easement shall be incorporated into the plan to accommodate the planting of the trees. The easement shall be measured from the future right-of-way line.

(2) Plant materials (street trees).

(a) The trees listed below have benefits and/or limitations when growing under various conditions. The location, dimensions and spacing of required plantings should be adequate for their proper growth and maintenance, taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as wind, soil, moisture and sunlight.

(b) Plantings should be selected and located where they will not contribute to conditions hazardous to public safety. Such locations include but are not limited to sight triangle areas required for unobstructed views at street intersections.

(c) Planting lists. In particular, approved trees for street planting include the following:

[Amended 4-11-2000 by Ord. No. 2000-09]

Large Trees (over 45 feet in height at maturity): Acer rubrum--Red Maple

Acer saccharum--Sugar Maple (major thoroughfare) Celtis laevigata ‘All Seasons’--Sugar Hackberry

Celtis occidentalis ‘Prairie Pride’ or ‘Magnifica’--Hackberry Corylus colurna--Turkish Filbert

Eucommia ulmoides--Hardy Rubber Tree

Fraxinus pennsylvanica ‘Marshall’s Seedless’--Green Ash Ginkgo biloba--Ginkgo (male)

Gleditsia triacanthos var. inermis--Thornless Honeylocust Gymnocladus dioicus--Kentucky Coffeetree (male) Liquidambar styraciflua ‘Rotundifolia’--Sweet Gum Metasequoia glyptostroboides--Dawn Redwood

Nyssa sylvatica--Black Gum

Platanus x acerifolia--London Planetree Quercus alba--White Oak

Quercus bicolor--Swamp White Oak Quercus rubra--Red Oak

Quercus coccinea--Scarlet Oak

Quercus imbricaria--Shingle Oak Quercus palustris--Pin Oak Quercus phellos--Willow Oak

Quercus robur 'Skymaster' (Pyramich ')--Skymaster English Oak Quercus shumardii--Shumard Oak

Sophora japonica--Japanese Scholartree (cultivars 'Halka' or 'Regent') Taxodium distichum--Bald Cypress

Tilia--Linden--All species hardy to the area

Ulmus parvifolia--Lacebark Elm ('Ohio', 'Dynasty' or 'Pathfinder') Zelkova serrata--Japanese Zelkova

Medium Trees (30 feet to 45 feet in height at maturity): Acer ginnala--Amur Maple

Betula nigra--River Birch

Carpinus betulus--European Hornbeam

Carpinus betulus 'Fastigiata'--Upright European Hornbeam Carpinus caroliniana--American Hornbeam

Cornus florida--Flowering Dogwood Koelreuteria paniculata--Golden Rain Tree

Phellodendron amurense 'Macho'--Amur Cork Tree (male trees are seedless)

Prunus Cerasifera--Thunder Cloud Purple Plum Tree¹

Prunus x yedoensis--Yoshino Cherry

Pyrus calleryana 'Whitehouse' or 'Chanticleer'--Callery Pear¹

Quercus acutissima--Sawtooth Oak

Sorbus alnifolia--Korean Mountain Ash

¹Note: Thunder Cloud Purple Plum Trees and Chanticlee Pear Trees are favored trees. If possible, these two trees should be considered for their hardiness and beauty when laying out landscaping.

Small Trees (under 30 feet in height at maturity): Acer campestre 'Queen Elizabeth'--Hedge Maple Acer tataricum--Tatarian Maple

Amelanchier laevis 'Cumulus' or 'Majestic'--Allegheny Serviceberry Amelanchier x grandiflora--Apple Serviceberry (many cultivars) Crataegus crus--galli var. inermis--Thornless Cockspur Hawthorn Crataegus x lavallei--Lavalle Hawthorn

Crataegus phaenopyrum 'Princeton Sentry'--Washington Hawthorn Maackia amurensis--Amur maackia

Malus cultivars--Crabapples (disease resistant emphasized) Malus floribunda--Japanese Flowering Crabapple

Malus sieboldii x zumi 'Calocarpa'--Zumi Crabapple Prunus sargentii 'Accolade'--Flowering Cherry

Prunus sargentii 'Columnaris'--Columnar Sargent Cherry

Prunus serrulata 'Amanogawa' or 'Kwanzan'--Japanese Flowering Cherry Prunus virginiana 'Shubert'--Shubert Chokeberry

Syringa reticulate 'Summer Snow' or 'Regent'--Japanese Tree Lilac

B. Buffer areas.

(1) Landscaped buffer areas shall be provided as required by the Zoning Ordinance[1] and between marginal access street cartways and major thoroughfares, and between two different land uses and along the rear of reverse frontage lots. Plantings shall be used to provide an adequate visual barrier. The plant material used shall be of a minimum height of six feet at the time of planting and shall be planted in a clustered arrangement in order to provide an immediate effect. When planted, the buffer shall be of such density that all glare of automobile headlights are obscured throughout the full course of the year. Deciduous and semideciduous shrubs may be used with evergreens to provide accent and color.

[1] Editor's Note: See Ch. 205, Zoning.

(2) Location of buffer yard.

(a) The buffer yard shall be measured from the property line or the near street line where a street serves as the property line.

(b) The buffer yard may overlap the required front, side or rear yards and, in case of conflict, the larger yard requirements shall apply.

(c) The buffer yard may be part of the lot area assigned to a dwelling unit, however, the portion of the lot area containing this buffer yard must be in addition to the required minimum lot area.

(3) All buffer yards shall be maintained and kept clean of all debris, rubbish, weeds and tall grass.

(4) No structure, sign, manufacturing or processing activity, commercial activity, or storage or display of materials shall be permitted in the buffer yard. Parking may be permitted in the interior portion of the buffer yard in accordance with the Zoning Ordinance.[2]

[2] Editor's Note: See Ch. 205, Zoning.

(5) Existing vegetation within a required buffer area is encouraged to be maintained and used for buffering to be supplemented as needed by additional plantings.

(6) Planting design. It is encouraged that plant materials in buffer yards be planted in natural clusters that will give privacy, but do not block views. The exception shall be commercial or industrial uses bordering residential uses, where the plant material shall be at least four feet high when planted and be of such species as will ultimately produce a screen at least eight feet high.

(7) Plant materials shall be permanently maintained and any plant material which dies shall be replaced.

(8) The plant material shall be so placed that at maturity it will be no closer than three feet from any property or street line.

(9) A clear-sight triangle shall be maintained at all street intersections and at all points where private accessways intersect public streets in accordance with § 177-38D.

(10) The screen planting may be broken only at points of vehicular or pedestrian access.

(11) Plant materials list. In particular, approved plant materials for buffer yard planting include the following:

Canopy Trees (two inches caliper minimum):

Acer ginnala-Amur Maple

Acer platanoides--Norway Maple

Acer rubrum--Red Maple

Acer saccharum--Sugar Maple

Betula alba--European White Birch

Fagus grandifolia--American Beech

Fagus sylvatica--European Beech

Fraxinus americana--White Ash

Fraxinus pennsylvanica 'Marshall's Seedless'--Green Ash

Ginkgo biloba--Ginkgo (male only)

Gleditsia triacanthos var. inermis--Thornless Honeylocust

Liquidambar styraciflua--Sweet Gum

Liriodendron tulipifera--Tulip Tree

Phellodendron amurense--Amur Cork Tree

Platanus x acerifolia--London Planetree

Quercus alba--White Oak

Quercus coccinea--Scarlet Oak

Quercus palustris--Pin Oak

Quercus phellos--Willow Oak

Quercus rubra--Red Oak

Robinia pseudoacacia 'Inermis'--Thornless Black Locust

Sophora japonica--Japanese Scholartree

Tilia--Linden--All species hardy to the area

Zelkova serrata--Japanese Zelkova

Flowering Trees (two inches caliper minimum):

Amelanchier canadensis--Shadblow Serviceberry

Cornus florida--Flowering Dogwood

Cornus kousa--Kousa Dogwood

Cornus mas--Cornelian Cherry

Crataegus phaenopyrum--Washington Hawthorn

Koelreuteria paniculata--Goldenrain Tree

Laburnum vossi--Goidenchain Tree

Magnolia soulangeana--Saucer Magnolia

Magnolia virginiana--Sweetbay Magnolia

Malus baccata--Siberian Crab

Malus floribunda--Japanese Flowering Crab

Malus hopa--Hopa Red-Flowering Crab

Oxydendrum arboreum--Sourwood

Pyrus calleryana 'Whitehouse' or 'Chanticleer'--Callery Pear

Prunus kwanzan--Kwanzan Cherry

Prunus yedoensis--Yoshino Cherry

Evergreen Trees (six feet high minimum)1

Abies concolor--White Fir

Abies nordmanniana--Nordman Fir

Hex opaca--American Holly

Picea abies--Norway Spruce

Picea omorika--Serbian Spruce

Picea pungens--Colorado Spruce

Pinus nigra--Austrian Pine

Pinus strobus--White Pine

Pseudotsuga menziesii--Douglas Fir

Tsuga canadensis--Canada Hemlock

NOTES:

¹It is recommended that two or more species of evergreen trees be used in a buffer yard.

Hedge (four feet high minimum):

Crataegus intricata--Thicket Hawthorn

Forsythia x intermedia--Border Forsythia

Rhamnus frangula 'Columnaris'--Tallhedge Buckthorn

Syringa chinensis--Chinese Lilac

Syringa vulgaris--Common Lilac

Juniperus virginiana--Upright Juniper

Pinus strobus--White Pine (one per five feet)

Pyracantha coccinea 'Lalandei'--Laland Firethorn

Taxus cuspidata--Upright Yew

Taxus hicksi--Hicks Yew

Tsuga canadensis--Canadian Hemlock (one per five feet)

Thuja occidentalis--American Arborvitae (one per five feet

Shrubs (four feet high minimum)

Euonymus alatus--Winged Euonymus

Hamamelis vernalis—Vernal Witch Hazel

Hamamelis virginiana--Common Witch Hazel

Ilex verticillata--Winterberry

Rhamnus frangula--Glossy Buckthorn

Viburnum dentatum--Arrowwood Viburnum

Viburnum lantana--Wayfaring Tree Viburnum

C. Detention basins. Landscaping and planting in detention basins shall be provided in conformance with the guidelines contained in the following report: "A Landscape Strategy for Detention Basins," prepared by Paul W. Meyer, Curator, Dr. Ann Rhoads, Plant Pathologist, and Paul Sell, Urban Forestry Intern, the Morris Arboretum of the University of Pennsylvania, September 1980. The report is contained in the Appendix of this chapter.

D. Planting specifications and installation.

(1) Street trees and other required plants shall be of nursery stock grown under climatic conditions comparable to those of Bristol Township. They shall be of symmetrical growth, free of insects, pests, and disease, and be suitable for street use and durable under the maintenance contemplated.

(2) All plants shall meet the minimum standards for health, form and root conditions as outlined in the American Association of Nurserymen (AAN) Standards and shall be hardy within the USDA Hardiness Zone 6.

(3) At the time of installation, the trunk diameter measured at a height of six inches above the finished grade level shall be a minimum of 2 1/2 inches.

(4) Required landscaping and street trees shall be maintained permanently and any plant material which does not survive shall be replaced within six months.

(5) A performance bond shall be posted with the Township in an amount equal to 100% of the estimated cost of the trees and plantings, to be released 18 months after completion of the project and acceptance by the Township.

§ 177-52 Tree protection.

A. General requirements.

(1) A tree protection zone (TPZ) must be constructed around any tree which is to be retained. Where there is a group of trees or woodlands, the tree protection zone shall be the aggregate of the protection zones for the individual trees.

(2) Grade changes and excavations shall not encroach upon the tree protection zone (TPZ).

(3) No toxic materials shall be stored within 100 feet of a TPZ, including petroleum based and/or derived products.

(4) The area within the TPZ shall not be built upon, nor shall any materials be stored there either temporarily or permanently. Vehicles and equipment shall not be parked in the TPZ.

(5) When tree stumps are located within 10 feet of the TPZ the stumps shall be removed by means of a stump grinder to minimize the effect on surrounding root systems.

(6) Tree roots which must be severed shall be cut by a backhoe or similar equipment aligned radially to the tree. This method reduces the lateral movement of the roots during excavation, which if done by other methods could damage the intertwined roots of adjacent trees.

(7) Within four hours of any severance of roots, all tree roots that have been exposed and/or damaged shall be trimmed cleanly and covered temporarily with moist peat moss, moist burlap or other moist biodegradable material to keep them from drying out until permanent cover can be installed.

(8) Sediment, retention and detention basins shall not discharge into nor be located within the TPZ.

B. The tree protection zone (TPZ). Prior to construction, the tree protection zone shall be delineated by the following methods:

(1) The TPZ that is delineated on the site prior to construction shall conform to the approved development plans.

(2) All trees scheduled to remain shall be marked; where groups of trees exist, only the trees on the edge need to be marked.

(3) A forty-eight-inch-high wooden snow fence mounted on steel posts, located eight feet on center, shall be placed along the boundary of the TPZ.

(4) In addition to the TPZ, trees may be left standing as protection between the trunks of the trees to be retained and the limits of grading. When additional trees are used as protection, the TPZ on the approved plan shall be marked in the field so that the additional buffer area is delineated. When this method of protection is used, these additional trees shall be removed at the time of completion of the project.

(5) When the wooden snow fence has been installed, it shall be inspected and approved by the municipal arborist prior to commencing clearing and further construction; the fencing along the TPZ shall be maintained until all work/construction has been completed; any damages to the protective fencing shall be replaced and repaired before further construction shall begin.

(6) Trees being removed shall not be felled, pushed or pulled into a TPZ or into trees that are to be retained.

(7) Any trees within the TPZ that die during the construction of a land development or during the eighteen-month maintenance period, where applicable, shall be removed by the developer and replaced with an approved canopy tree in a location designated by Council.

C. Retaining walls.

(1) When the original grade can not be retained at the TPZ line, a retaining wall shall be constructed outside of the TPZ.

(2) The retaining wall shall be designed to comply with the municipal standards for retaining walls.

(3) In addition, the following methods shall be used to ensure the survival of the tree:

(a) The top of the wall shall be four inches above the finished grade line.

(b) The wall shall be constructed of large stones, brick, building tile, concrete blocks, or treated wood beams not less than six inches by six inches; a means for drainage through the wall shall be provided so water will not accumulate on either side of the wall; weep holes shall be required with any wall.

(c) Any severed roots as a result of excavation shall be trimmed so that their edges are smooth and are cut back to a lateral root if exposed.

(d) A layer of clean stone (sized 3/4 to one inch) shall be placed one foot out from the wall to aid in drainage.

D. Pruning methods. All final cuts shall be made sufficiently close to the trunk or parent limb but without cutting into the branch collar or leaving a protruding stub, according to the National Arborist Association standards. All necessary pruning cuts must be made to prevent bark from being torn from the tree and to facilitate rapid healing. Flush cuts are unacceptable.

E. Fertilization methods.

(1) All trees which have experienced any disturbance or have had damages to the roots or branches shall be fertilized.

(2) Trees shall be fertilized in early fall (September-October) or mid-spring (April-May). Fall applications are preferred.

(3) Fertilizer shall be broadcast over the soil surface in an area twice the size of the TPZ at the rates given below in Subsection E(5). A minimum of 1,000 square feet per tree will receive fertilization.

(4) Fertilizer grade shall have approximately three parts nitrogen to one part phosphorus and potassium (3:1:1 ratio).

(5) Fertilizer shall be applied at a rate equivalent to one pound nitrogen per 1,000 square feet.

F. Trenching and tunneling.

(1) If there is no alternative but to locate a utility line through a TPZ, tunneling shall be used instead of trenching, except where in the opinion of the municipal arborist, survival of the tree would not be affected by either method. The municipal arborist shall determine the most desirable location for the utility line.

(2) Trenches shall be filled as soon as possible, and tamped lightly to avoid air spaces.

§ 177-53 Recreation areas and community facilities.

A. General. All residential subdivision or land development submissions to the Township shall be required to provide for the public dedication or reservation of land suitable for park and/or recreation use in accordance with the provisions of this chapter.

(1) A minimum of 1,500 square feet of suitable recreation land shall be provided per dwelling unit within all residential subdivisions or land developments, unless the developer agrees to a fee in lieu thereof as outlined in § 177-53C listed below.

(2) Recreation areas shall be readily accessible to all development residents; or, in the case of recreation areas dedicated to the Township, shall be easily and safely accessible to the general public. At least one side of the recreation area shall abut a street for a minimum distance of 50 feet for access of emergency and maintenance vehicles.

(3) The configuration of the recreation area must be suitable for active or passive recreation by reason of its size, shape, location and topography. The required minimum area shall not include narrow or irregular pieces of land which are remnants from plotting and/or street and parking areas.

(4) The site or sites shall have suitable topography and soil conditions for use and development as a recreation area.

(5) Recreation areas shall not be traversed by utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.

B. Dedication to the Township.

(1) In a case where the developer does not wish to retain the required recreation area or open space, or it is not accepted by an approved conservation organization, such area may be dedicated to the Township for public use.

(2) Before approving any site to be dedicated to the Township for recreational areas and open space, Council shall seek the advice of the Township Park and Recreation Board and the Township Planning Commission.

(3) Such area dedicated to the Township for public use shall be suitable for recreational purposes or open space by reasons of size, shape, location, topography, and access.

(4) If Council deems it to be in the public interest to accept in dedication land for recreational purposes and open space purposes, such acceptance shall be by adoption of a resolution or ordinance of Council and acceptance of a deed of dedication from the developer, and in addition thereto the developer shall contribute to the Township a sum of money to be determined by resolution of Council. Said sum shall be deposited in a special maintenance account by the Township and shall be used only for the purpose of developing and maintaining dedicated land within the Township. In addition, where Council has deemed it to be in the public interest to accept in dedication land for recreational purposes and open space purposes, the developer shall contribute to the Township a sum of money to be determined by resolution of Council. Said sum shall be deposited in a special capital reserve account by the Township and shall be used only for the purpose of acquisition of land or capital improvements for park and recreation purposes.

(5) If Council deems it to be in the public interest to accept in dedication land for drainage detention or retention purposes, such acceptance shall be by adoption of a resolution or ordinance of Council and acceptance of a deed of dedication from the developer, and in addition thereto, the developer shall contribute to the Township a sum of money to be determined by resolution of Council. Said sum shall be deposited in a special maintenance account by the Township and shall be used only for the purpose of maintaining dedicated land within the Township.

C. Fee in lieu of dedication.

(1) Where Council agrees that because of the size, shape, location, access, topography or other physical features of the land or any other need of the Township, that it is impractical to dedicate land to the Township or set aside a recreation area or open space area as required by this chapter, Council shall require a payment of a fee in lieu of dedication of such land from the developer which shall be payable to the Township prior to approval of each final section of the overall plan by Council. Such fee shall be calculated by multiplying the number of dwelling units in each section by the fee per dwelling unit.

(2) The amount of the fee shall be determined by resolution of Council.

(3) All moneys paid to the Township pursuant to the park and recreation land requirements shall be kept in a capital reserve fund. Moneys in such fund shall be used only for the acquisition of land or capital improvements for park and recreation purposes.

§ 177-54 Multifamily and mobile home park developments.

A. General.

(1) Developments shall in all respects conform to all applicable provisions of the Bristol Township Zoning Ordinance,[1] and mobile home parks shall in addition conform with all provisions of the Bristol Township Mobile Homes and Mobile [Home] Parks Ordinance.

[1] Editor's Note: See Ch. 205, Zoning.

(2) Preliminary approval of the site plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such development sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be refiled, reviewed, and approved.

B. Arrangement of buildings and facilities.

(1) All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the tract, the character of the adjoining property and existing buildings proposed to remain, and the type, size and internal organization of the buildings, in order to produce a livable, efficient and economical land use pattern.

(2) Arrangement of buildings and mobile home pads shall be in favorable relation to the natural topography, existing desirable planting, views within and beyond the site, and exposure to the sun and other buildings on the site. Clustering of building into identifiable groupings separated by well-organized open spaces and natural areas is preferred over a more uniform distribution of buildings over the tract.

C. Access and circulation.

(1) For vehicular and pedestrian traffic, access to the dwellings and circulation between buildings and other important project facilities shall be comfortable and convenient for the occupants.

(2) Access and circulation for fire-fighting and other emergency equipment, furniture moving vans, fuel trucks, garbage collection, deliveries, and snow removal shall be planned for safe, efficient operation and convenience.

(3) Walking distance from the main entrance of a townhouse, apartment building, or mobile home pad to a street, driveway, or parking area shall generally be less than 100 feet; exception to this standard should be reasonably justified by compensating advantages, such as desirable views and site preservation through adaptation to topography. All parking facilities shall be on the same site as the building and located within 150 feet of the nearest entrance of the building they are intended to serve as measured along driveways and walkways.

D. Yards. Yards shall ensure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings and other essential uses.

E. Grading.

(1) Grading for buildings, mobile home pads, lawns, paved areas and other facilities, shall be designed to assure adequate surface drainage, safe and convenient access to and around the buildings, screening of parking and other service areas, and for the conservation of desirable existing vegetation and natural ground forms.

(2) Grading around buildings and mobile home pads shall be designed to be in harmony with natural topography, and to minimize earthwork.

F. Streets.

(1) Streets shall be provided on the site where necessary to furnish principal traffic ways for convenient access to the living units and other important facilities on the property.

(2) Streets shall conform to the design requirements and specifications of this chapter and the Bristol Township Design Standards for Streets and Roads.

G. Driveways.

(1) Driveways shall be provided on the site where necessary for convenient access to the living units, garages, parking areas, service entrances of buildings (including mobile homes), refuse collection stations and all other necessary services. Driveways shall enter public streets at safe locations.

(2) Driveways shall be planned for convenient circulation suitable for traffic needs and safety.

(3) Driveways shall conform to those standards of§ 177-40 of this chapter.

(4) All driveways shall be paved and constructed in accordance with the standards adopted by Council.

H. Parking areas.

(1) Paved parking areas shall be provided to meet the needs of the residents and their guests without interference with normal street traffic.

(2) Parking areas shall conform to the standards and requirements of § 177-41 in this chapter and those of the Zoning Ordinance.[2]

[2] Editor's Note: See Ch. 205, Zoning.

(3) Parking areas shall be constructed in accordance with the standards adopted by Council.

I. Sidewalks.

(1) Street sidewalks and on-site walks shall be provided for convenience and safe access to all living units from streets, driveways, parking areas or garages and for convenient circulation and access to all project facilities.

(2) Width, alignment and gradient of walks shall provide safety and convenience for pedestrian traffic. Small jogs in the alignment shall be avoided except to protect preexisting trees.

(3) The alignment and gradient of walks shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the walk and to prevent the pocketing of surface water on walks.

(4) Sidewalks shall be constructed in accordance with the design standards of this chapter.

J. Refuse collection.

(1) Outdoor collection stations shall be provided for garbage and trash removal and for recyclable materials when individual collection is not made and indoor storage is not provided. Bulk containers shall be provided using a formula of one four-cubic-yard container for each 24 dwelling units or fraction thereof.

(2) Collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time, shall be convenient for both collectors and tenants, and shall be screened and landscaped.

K. Natural area/landscaping. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees, streams, lakes and ponds, and other site features; and additional new plant material shall be added for privacy, shade, beauty of buildings and grounds, and to screen out objectionable features. The landscaping requirements in § 177-51 shall be met.

L. Recreation. Outdoor recreation areas shall be appropriate to the kind of development and to the characteristics of the residents.

M. Fuel supply and storage. Liquid and gas fuel storage facilities and connection devices to mobile homes shall be installed in a manner in which they will not be subject to damage by vehicles or otherwise become a safety or fire hazard and shall be subject to the codes and appropriate regulations that govern such activity.

N. Fire lanes. Fire lanes shall be established, as required by the Bureau of Fire Prevention, pursuant to the provisions of the Fire Prevention Code.

§ 177-55 Nonresidential development.

A. Division into individual lots for commercial purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes.

B. The subdivision of a portion of a tract for commercial purposes shall be accompanied by a site development plan showing the intended development of the entire tract.

C. Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by Council to ensure the free flow of through traffic unimpeded by vehicles entering or leaving the tract.

D. Dead-end streets shall be avoided; but where this proves impossible, they shall be terminated with a paved turnaround meeting the requirements of§ 177-39 of this chapter.

E. Streets carrying nonresidential traffic shall not be extended to the boundaries of the adjacent existing or potential residential areas, nor connected to streets intended for predominantly residential traffic.

F. When adjacent lots proposed for nonresidential uses front on a collector or arterial street, the owners may be required to provide shared access between adjacent lots.

G. Adequate provisions shall be made for off-street loading and parking consistent with the use(s) proposed.

H. For commercial uses, the developer may be required to provide separate access for service vehicles and loading areas from the vehicular access ways and parking areas intended for patron use. This may be accomplished by using separate access points for service vehicles to move from the road to the loading area. The applicant may also be required to screen the loading area when deemed necessary by Council.

I. Adjacent residential areas shall be protected from potential nuisance of the proposed nonresidential developments, according to the provision of the Zoning Ordinance.[1]

[1] Editor's Note: See Ch. 205, Zoning.

J. Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level in any surrounding residential area. Grading to depress the parking area, raised berms, landscaping, or fencing are satisfactory methods to create such seclusion.

K. Refuse collection for nonresidential developments.

(1) Outdoor collection stations shall be provided for garbage and trash removal and for recyclable materials when indoor collection is not provided.

(2) Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped.

L. Off-street loading facilities. Off-street loading facilities for nonresidential uses shall be designed to conform to the following requirements:

(1) Off-street loading facilities shall be appropriately dimensioned and located with relation to the types of deliveries and pickups anticipated. Loading or unloading which takes place on a platform or dock raised to the height of a truck bed shall be designed to conform to the specifications for a loading berth. Loading or unloading which takes place at ground level shall be designed to conform to the specifications for a loading space.

(a) Each loading berth shall be at least 14 feet in width and 55 feet in length and have at least 15 feet of vertical clearance.

(b) Each loading space shall be at least 12 feet in width and 55 feet in length.

(2) There shall be appropriate means of access to a street as well as adequate maneuvering space to allow vehicles to enter and leave the property facing forward.

(3) The maximum width of driveways and sidewalk openings measured at the street lot line shall be 35 feet; the minimum width shall be 20 feet.

(4) All accessory driveways and entrance ways shall be graded, surfaced and drained to the satisfaction of the Township Engineer, to the extent necessary to prevent nuisances of dust, erosion, or excessive water flow.

(5) Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard, or an unreasonable impediment to traffic.

M. Fire lanes. Fire lanes shall be established, as required by the Fire Prevention Board, pursuant to the provisions of the Fire Prevention Code.[2]

[2] Editor's Note: See Ch. 84, Construction Codes, Uniform.

§ 177-56 Floodplain regulations. [1]

A. Any areas of a proposed subdivision or land development shall be subject to the limitations of the floodplain regulations of the Zoning Ordinance and Building Code.[2]

[2] Editor's Note: See Ch. 205, Zoning, and Ch. 84, Construction Codes, Uniform.

B. No subdivision shall be permitted in any FW-Floodway District.

C. Land development in FW-Floodway Districts shall be subject to the restrictions and regulations of the Zoning Ordinance and Building Code.

D. Subdivision and land development in FF-Flood Fringe and FA-Approximated Floodplain Districts shall be subject to the restrictions and regulations of the Zoning Ordinance and Building Code.

[1] Editor's Note: See Ch. 68, Building Permits and Floodplain Management; and Art. XX of Ch. 205, Zoning.

§ 177-57 Transportation impact study.

A. Purpose. A transportation impact study shall be required for all major subdivisions and land developments as defined below in Subsection C. This study will enable Bristol Township to assess the impact of a proposed development on the transportation system, both highways and public transportation in Bristol Township. Its purpose is to insure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access from the site to the existing transportation network. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, the conservation of energy and the encouragement of public transportation use.

B. Conduct of the traffic impact study. The transportation impact study shall be prepared by a qualified traffic engineer and/or transportation planner with previous traffic study experience. The procedures and standards for the traffic impact study are set forth in § 177-57E of this chapter.

C. Applicability.

(1) A transportation impact study shall be submitted for all subdivisions and land developments that meet one or more of the following criteria:

(a) Residential: 25 or more dwelling units.

(b) Commercial: a commercial building or buildings consisting of 25,000 square feet or more of gross leasable floor.

(c) Office: a development consisting of 25,000 square feet or more of gross leasable floor space.

(d) Industrial: a development consisting of 50,000 square feet or more of gross leasable floor space

(e) Institutional: medical, public, educational: all developments of 25,000 square feet or more of floor space.

(2) Council, at its discretion, may require any subdivision or land development to be accompanied by a transportation impact study; provided, however, that Council notifies the applicant immediately following Council's first meeting to consider the proposal. Such a notification shall specify the reason for the requirement, citing the proposal's particular location or existing problems or type of use (e.g., generation of heavy truck traffic). Council may, in its discretion, waive the requirement of a transportation impact study when it determines that such a study is unnecessary.

D. Definitions. As used in this section, the following terms shall have the meanings indicated:

LEVEL OF SERVICE

Level of service, as described in the 1985 Highway Capacity Manual, indicates how well traffic moves on a particular highway facility or through a specific intersection. There are six levels of servicing ranging from A through F. Level of service A indicates generally free movement. Level of service E represents maximum capacity of the facility. Level of service F indicates congestion. Level of service C is considered the design level of service, representing a stable traffic flow and a relatively satisfactory travel speed.

MAJOR INTERSECTION

Any intersection where traffic generated by the proposal will have a significant impact on the operation of the intersection. Where doubt exists, the transportation engineer shall seek guidance from the Township Engineer prior to the submission of the traffic impact study.

PUBLIC TRANSPORTATION

Transportation service for the general public provided by a common carrier of passengers generally on a regular route basis, by the Southeastern Pennsylvania Transportation Authority or a private operator offering service to the public.

STUDY AREA

This area will extend approximately 1/2 mile along the adjacent roadway in both directions from all access points or to a major intersection along these roadways. Where doubt exists, the transportation engineer shall seek guidance from the Township Engineer prior to the submission of the traffic impact study.

TRIP GENERATION RATES

The total count of trips to and from a study site per unit of land use as measured by parameters like dwelling units, acres, etc.

VOLUME/CAPACITY ANALYSIS

This procedure compares the volume of a roadway or intersection approach to its capacity (maximum number of vehicles that can pass in a given point during a given time period). The procedures described in the 1985 Highway Capacity Manual, Highway Transportation Research Board Special Report 209, shall be followed.

WARRANTS FOR TRAFFIC SIGNAL INSTALLATION

This is a series of eight warrants which detail the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These warrants are contained in PennDOT's Publication 201, Engineering and Traffic Studies, 1982.

E. General requirements and standards. A transportation impact study shall contain the following information:

(1) General site description. The site description shall include the size, location, proposed land uses, construction staging, and completion date of the proposed land development. If the development is residential, types of dwelling units and number of bedrooms shall also be included. A brief description of other major existing and proposed land developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they may affect the transportation needs of the site (e.g., number of senior citizens).

(2) Transportation facilities description.

(a) The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include proposed internal vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelizations, and any traffic signals or other intersection control devices at all intersections within the site. The site design shall be shown to maximize potential public transportation usage to and from the development, such as providing adequate turning radius at all access points to allow a bus to enter the development. Bus shelter and sign locations shall be designated where appropriate.

(b) The report shall describe the entire external roadway system within the study area. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. All future highway improvements, including proposed construction and traffic signalization, shall be noted. This information shall be obtained from the Delaware Valley Regional Planning Commission's Regional Transportation Improvement Program, as most recently updated. Any proposed roadway improvements due to proposed surrounding developments shall be recorded.

(3) Existing traffic conditions.

(a) Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway-hour(s) traffic, and peak development-generated hour(s) traffic shall be recorded. Traffic counts consisting of through traffic and turning movements at all intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location.

(b) This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. Roadways and/or intersections experiencing levels of service E or F shall be noted as congestion locations.

(4) Transportation impact of the development. Estimation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. These development-generated traffic movements as estimated, and the reference source(s) and methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Pedestrian volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.

(5) Analysis of transportation impact.

(a) The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using an annual background traffic growth rate available from the Bucks County Planning Commission), the development-generated traffic, and the traffic generated by other proposed developments in the study area. A second volume/capacity analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Volume/capacity calculations shall be completed for all major intersections. It is usually at these locations that capacity is most restricted.

(b) All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation.

(6) Conclusions and recommended improvements.

(a) Levels of service for all roadways and intersections shall be listed. All roadways and/or intersections showing a level of service below C shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to the following elements: internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation including signal timing, and transit design improvements. All physical roadway improvements shall be shown in sketches.

(b) Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable, shall be included. An analysis based on the guidelines contained in the Bucks County Public Transportation Study "Phase I" Report shall be undertaken to indicate whether or not future public transportation service should be provided to the development.

(c) The listing of recommended improvements for both roadways and transit shall include, for each improvement, the party responsible for the improvement, the cost and funding of the improvement, and the completion date for the improvement.

F. Time of submission.

(1) The Transportation Impact Study shall be submitted to the Township of Bristol and the Bucks County Planning Commission with the preliminary plan application. (Note: It would be advantageous to the applicant and the municipality to deal with the transportation impact study at the sketch plan stage if the applicant chooses to submit an optional sketch plan).

(2) Improvement plans shall not be submitted to PennDOT until the plans have been reviewed by the Bristol Township Planning Commission and the Bucks County Planning Commission and approved by Council. This submittal to PennDOT shall be accompanied by the comments, if any, of the Township and the County Planning Commission.

G. Implementation. The Bristol Township Planning Commission, the Bucks County Planning Commission, the Bristol Township Engineer and Council shall review the impact study to analyze its adequacy in solving any traffic problems that will occur due to the subdivision or land development. Council may decide that certain improvements on or adjacent to the site are mandatory for plan approval and may attach these conditions to the approval. If the municipality concludes that additional improvements are necessary, the developer shall have the opportunity to resubmit alternative improvement designs for approval.