The following principles of subdivision and
land development, general requirements and minimum standards of design
shall be observed by the applicant in all instances.
A.
All portions of a tract being subdivided shall be
taken up in lots, streets, public lands or other proposed uses so
that remnants and landlocked areas shall not be created.
B.
When a portion of a tract is being reviewed relative
to subdivision and land development, but where future subdivision
or development is imminent, the applicant shall demonstrate that the
remainder of the tract or parcel may be subdivided or developed in
conformance with the existing zoning classification of land use in
a logical and satisfactory manner, as a condition of approval of his
plan.
C.
Whenever possible, applicants shall preserve trees,
groves, waterways, scenic points, historic spots and other community
assets and landmarks.
D.
Subdivisions and land developments should be laid
out so as to avoid the necessity for excessive cut or fill unless
specifically warranted by terrain or location.
E.
Low-lying land subject to periodic flooding shall
not be subdivided or developed for residential development or for
such other uses as may involve danger to health, safety, morals and
general welfare.
F.
Where no centralized water supply is available to
the subdivision or land development, the Board of Supervisors shall
require the subdivider, developer or builder to obtain from the Montgomery
County Health Department certificates of approval as to the quality
and adequacy of the water supply proposed to be utilized by the subdivider,
developer or builder and approval of the type and construction methods
to be employed in the installation of the individual water supply
system, in accordance with current state regulations and those of
the Township. Consideration should be given to the probability of
an eventual interconnection with a centralized water system in the
future.
[Amended 6-2-2008 by Ord. No. 490]
G.
Where the subdivision or land development is inaccessible
to sanitary sewers, the Board of Supervisors shall require the subdivider,
developer or builder to obtain from the district sanitarian of the
Department of Environmental Resources certificates of approval of
the sewage disposal facilities to be provided by the subdivider, developer
or builder, in accordance with current state regulations.
H.
Applicants shall observe the ultimate rights-of-way
for contiguous existing streets as prescribed by the Ultimate Right-of-Way
Map for the Township.[1] Additional portions of the corridors for such streets shall be offered, when required by the Township, to the governmental agency having jurisdiction. Applicable building setback lines, as defined by Chapter 182, Zoning, shall be delineated as measured from the ultimate right-of-way.
[Amended 1-15-1990 by Ord. No. 296]
I.
Proposed subdivision and land development shall be
coordinated with the existing nearby neighborhood so that the community
as a whole may develop harmoniously.
J.
Improvement construction requirements will be completed
under specifications of the Pennsylvania Department of Transportation,
Department of Environmental Protection, the Montgomery County Conservation
District or other appropriate agencies or the specifications included
herein, whichever specifications shall result in the more favorable
interpretation of this chapter.
[Amended 6-2-2008 by Ord. No. 490]
K.
Construction of facilities. The subdivider, developer
or builder shall, where specified by the governing body, construct
and install with no expense to the Township the streets, curbs, sidewalks,
water mains, sanitary and storm sewers, streetlights, fire hydrants,
street signs, shade trees, monuments and other facilities and utilities
specified in this article. The construction and installation of such
facilities and utilities shall be subject to inspection by appropriate
Township officials during the progress of the work, and the subdivider
shall pay for inspection.
L.
Upper Providence Engineering Construction Standards
and Improvement Procedures, as adopted by resolution and as may be
amended from time to time by resolution of the Upper Providence Township
Board of Supervisors.
[Added 6-2-2008 by Ord. No. 490]
In accordance with the Second Class Township
Code,[1] all new streets and widened portions of all existing rights-of-way
intended for public use shall be dedicated to the Township, subject
to final acceptance based on compliance with the following requirements:
A.
Street system.
(1)
Conformance with adopted plans. The proposed street
pattern shall be properly regulated to existing streets, to the Township
plan of streets and to such county and state road and highway plans
as have been duly adopted by that agency.
(2)
Arrangement. Streets shall be arranged in a manner
to meet with the approval of the governing body, considered in relation
to both existing and planned streets, and located so as to allow proper
development of surrounding properties. Secondary and through highways
shall be connected with such existing streets and highways so as to
form continuations thereof. Residential streets shall be laid out
to discourage their use as secondary streets or through highways.
(3)
Conformity with topography. Streets shall be adjusted
to the contour of the land so as to produce usable lots and streets
of reasonable grade, alignment and drainage.
(4)
Grading. The street shall be graded to the full width
of the right-of-way and provision made for slopes beyond the right-of-way,
in conformance with municipal specifications.
(5)
Provisions of streets for future development. Access
shall be given to all lots and portions of the tract in the subdivision
and to adjacent unsubdivided territory. Streets giving such access
shall be improved to the limits of the subdivision when required by
the Township. Remnants, reserve strips and landlocked areas shall
not be created.
[Amended 1-15-1990 by Ord. No. 296]
(6)
New streets. New streets shall be laid out to continue
existing streets at equal or greater right-of-way and cartway widths,
where practical.
(7)
Dead-end streets. Dead-end streets are prohibited,
unless designed as culs-de-sac or designed for access exclusively
to neighboring tracts.
(8)
Street names. Continuations of existing streets shall
be known by the same name. Names for new streets shall not duplicate
or closely resemble names of existing streets. All street names are
subject to the approval of the Township Planning Commission and governing
body.
(9)
Half street. The dedication of half streets at the
edges of a new subdivision is prohibited. If circumstances render
this impracticable, adequate provision for the concurrent dedication
of the remaining half of the street must be furnished by the subdivider,
developer or builder. When there exits a half street in an adjoining
subdivision, the remaining half shall be provided by the proposed
development.
B.
Street alignment.
(1)
Sight distance on horizontal and vertical curves.
Proper sight distance should be provided with respect to both horizontal
and vertical alignments. Measured along the center line, this should
be 800 feet for primary roads, 400 feet for secondary roads and 200
feet for local residential streets, measured at the center line and
at the driver's eye height of four feet.
(2)
Horizontal curves shall be used at all changes in
excess of 2°. Long radius curves shall be used rather than a series
of curves connected by short tangents. Minimum radius curves at the
end of long tangents will not be approved. Flatter or longer curves
shall be used when required by the Township.
[Amended 1-15-1990 by Ord. No. 296]
(a)
Curvature. The minimum radius at the center
line for horizontal curves on primary streets shall be 300 feet; for
secondary streets, 200 feet; and for all other streets, 150 feet.
(b)
Tangents between curves. For all streets there
shall be a tangent of at least 100 feet, measured at the center line
between reverse curves.
[Amended 1-15-1990 by Ord. No. 296]
(3)
Vertical curves.
[Amended 1-15-1990 by Ord. No. 296]
(a)
Vertical curves shall be used at changes in
grade of 1% or more. The minimum length of vertical curves for each
1% of change in grade shall be as follows:
(b)
Crest and sag vertical curves shall not produce
excessive flatness in grade. The minimum vertical curve factors shown
above shall be used.
(4)
Street grades.
(a)
There shall be a minimum grade of at least 1%
on all streets.
(b)
Maximum grades. There shall be maximum grade
of 7% on primary and secondary streets and 10% on all other streets
for distances of not more than 1,500 feet. However, grades in excess
of 5% shall be avoided wherever possible. The grade shall be measured
along the center line.
(c)
Curve-grade combinations. A combination of minimum
radius horizontal curves and maximum grades will not be approved.
(d)
Street intersections. The grade within of any
street which intersects a through street shall not exceed 4% within
50 feet of the intersection with such through street. The grade of
the outer perimeters of a cul-de-sac shall not exceed 4%. The grade
will be measured along the curbline of the street.
[Amended 3-15-2021 by Ord. No. 588]
(e)
Street grading. All streets shall be graded
to the grades shown on the street profile and cross-section plan submitted
and approved with the preliminary plan of subdivision and land development.
[Amended 1-15-1990 by Ord. No. 296]
(f)
The pavement cross slope shall be 1/4 inch (0.021
foot) per foot. Superelevation shall not be used on any residential
roads unless required by the Township Engineer.
[Added 6-2-2008 by Ord. No. 490]
C.
Roadway classifications. All roads within the Township,
either public or private, shall be classified as one of the following:
limited-access, controlled-access, semicontrolled-access, collector,
feeder, residential or village roads. These roadway classifications
have been shown on the Township Ultimate Right-of-Way Map.[2]
[Amended 9-20-1982 by Ord. No. 232; 1-15-1990 by Ord. No.
296]
(1)
Limited-access, controlled-access and semicontrolled-access
roads are roads under the jurisdiction of the Commonwealth of Pennsylvania
or the federal government. As such, the roadway width will be established
by their criteria and approval. The ultimate right-of-way width shall
be established as shown on the Township Ultimate Right-of-Way Map.
(2)
Collector roads. These roads are designed to serve
as connections between feeder roads and residential roads to other
feeder roads, community facilities and major highways with medium
traffic volume. Additionally, collector roads may also serve business
or industrial areas. This type of road shall have a minimum right-of-way
width of 80 feet and a minimum pavement width of 40 feet.
(3)
Feeder roads. These roads shall be used as connecting
and through roads to serve residential areas and to connect residential
streets to collector roads and community facilities with light traffic
volumes. This type of road shall have minimum widths of right-of-way
of 60 feet and minimum pavement widths of 38 feet.
(4)
Residential roads. These roads shall be used to serve
residential areas. They shall have minimum right-of-way widths of
50 feet and pavement widths of 32 feet.
(5)
Village roads. These roads shall be used in the densely
populated village areas. These roads only apply to the existing village
roads, and the extensions or new roads shall comply with residential
road criteria. The Township retains the right to require the widening
of any existing roads and the offer of dedication of additional rights-of-way
as it deems necessary.
D.
Other roadway types. The following roads may be used
in various locations throughout the Township to fulfill roadway design
needs:
[Amended 9-20-1982 by Ord. No. 232; 4-20-1987 by Ord. No.
266; 1-15-1990 by Ord. No. 296]
(1)
Marginal-access roads. These roads shall be used as
minor roads to serve adjacent properties which have roadway frontage
along limited-access, controlled-access and semicontrolled-access
roads. This type of roadway runs parallel with and adjacent to the
limited-access roadway and serves to reduce the number of roadway
access points to the major roads. These roads shall have minimum right-of-way
widths of 50 feet and minimum pavement widths of 32 feet.
(2)
Cul-de-sac streets shall be those streets with one
end open for vehicular access and the other terminating in a vehicular
turnaround. All culs-de-sac, whether considered permanent (serve only
the tract to be developed) or temporary (terminated at an adjacent
property line), shall be designed under the following criteria:
(a)
No cul-de-sac shall be approved when a through
street is possible for the tract under consideration. All culs-de-sac
must be approved by the Supervisors, with the Township reserving the
right to reject any and all culs-de-sac proposed. The following items
shall be used in determining the necessity of the cul-de-sac:
(b)
At the request of the Township, the developer
shall provide roadway access to adjacent parcels of land. The Township
also reserves the right to accept or reject any cul-de-sac which is
placed adjacent to an adjoining property line at the request of the
developer. All temporary culs-de-sac must provide sufficient data
to prove the feasibility of such road extension onto other lands.
(c)
All culs-de-sac shall be constructed to the
same street and right-of-way widths and construction improvement specifications
as they relate to the intensity of land use in which they exist.
(d)
Cul-de-sac streets shall have a minimum right-of-way
of 50 feet, and additional width shall be provided when required by
the Township. The turnaround at the end of the cul-de-sac shall have
a pavement/curb radius of 50 feet and a right-of-way radius of 60
feet. The turnaround radius shall be centered on the proposed road
center line. A permanent turnaround may be provided by the developer
with a center island minimum radius of 78 feet and an outer pavement/curb
minimum radius of 100 feet. The road width may be reduced as the radius
is increased, upon approval by the Township. Maintenance of this island
shall be as required by the Township, and the record plan and the
deed of each lot abutting the turnaround shall note such requirements.
The turnaround shall be posted for one-way operation, and no parking
shall be allowed on the turnaround.
(e)
The length of culs-de-sac shall not be more
than 600 feet from the near right-of-way line of the intersecting
street to the back of the right-of-way of the turnaround unless approved
by the Board of Supervisors. The developer must provide justification
for lengths longer than 600 feet.
(f)
A cul-de-sac street shall be at least 300 feet
in length from the right-of-way of the near side of the intersecting
street to the farthermost right-of-way of the cul-de-sac turnaround.
(g)
Driveways on cul-de-sac streets shall be located,
designed and constructed in such a manner as to not interfere or be
inconsistent with design, maintenance, and drainage of the cul-de-sac
street. Drive access points in the turnaround area shall also be combined
along property lines when required by the Township. No more than two
drives may be combined at any one access point.
[Amended 8-1-2011 by Ord. No. 517]
(h)
The Township may request the developer to provide
a permanent easement for snow removal from the turnaround area of
the cul-de-sac. The location of this easement shall be provided by
the Township. The easement shall have a minimum length along the right-of-way
line of 40 feet and a depth of 15 feet. When curbing is required,
a curb depression shall also be placed in this easement area. No shrubbery,
fence, mailbox or any other obstruction shall be placed within the
easement to hinder the placement of the snow.
(i)
Existing temporary culs-de-sac and rights-of-way
located on adjacent parcels, whether open (improved) or not, shall
be used by the developer to tie in their proposed roadway system.
It shall be the responsibility of the developer to complete all roadway
improvements at his expense within the existing rights-of-way of adjacent
parcels to service his tract.
(j)
All subdivisions which contain unimproved street
rights-of-way for future extension onto adjacent property shall dedicate
such areas to the Township along with other roadway dedications. The
record plan and adjacent lots shall note that this area has been set
aside for future road extension and that the area shall remain only
in a grass cover until needed by the Township.
(k)
A note shall appear on the record plan which
indicates that the temporary culs-de-sac and improved street rights-of-way
to the adjacent property shown on the plan may be extended as through
streets when the adjacent property is developed.
(3)
Alleys. Alleys are prohibited in residential developments.
In commercial or industrial districts without expressly designed loading
areas, alleys with a minimum width of 25 feet shall be required. Where
such alleys dead-end, they shall be provided with a turnaround having
a radius of not less than 25 feet The cartway shall be a minimum of
20 feet.
(a)
Paving. The paving requirements shall be the
same as for street paving.
(b)
Intersections of right-of-way lines shall be
rounded by a tangential arc, the minimum radius of which shall be
10 feet, and the edge of the paving at intersections shall be rounded
by a tangential arc, the minimum radius of which shall be 15 feet.
(c)
Obstructions. No fences, hedges, trees, shrubbery,
walls, plantings or other obstructions shall be located within the
right-of-way. Reasonable sight distance shall be provided at intersections
with streets.
E.
Street width. The following general standards shall
apply to street widths:
(1)
The minimum widths of the right-of-way and paving
and the requirements for curbing shall not be less than those of an
existing street of which the new street is to be a continuation, nor
less than as required above under classification.
(3)
The area between an existing right-of-way line and
the ultimate right-of-way line should be offered for dedication to
the authority having jurisdiction over the road when land is subdivided
or developed along an existing right-of-way.
(4)
Islands, medial strips and channelization may be required
in any area where traffic volumes warrant their use for safety and
efficiency and may be permitted in any area at the discretion of the
Board of Supervisors. Such devices on state roads must meet or exceed
the requirements of the Pennsylvania Department of Transportation.
(5)
Additional width requirements. Additional widths may
be required by the Township:
(a)
Where necessary for public safety and convenience.
(b)
For parking in commercial or industrial areas.
(c)
Where old roads do not provide the proper width
and additional dedication is necessary.
(d)
Where necessary at approaches to major intersections
or at approaches to interchanges of the Route 422 Expressway.
[Added 7-7-1997 by Ord. No. 364]
(6)
No fences, hedges, trees, shrubbery, walls, plantings
or other obstructions shall be located or be permitted within the
right-of-way, except for ground covers such as grass, ivy, crown vetch
or horizontally spreading shrubs less than one foot high or retaining
walls necessitated by road widening and constructed by the authority
having jurisdiction over the road.
F.
Street construction. All street construction must
conform to the Pennsylvania Department of Transportation Specifications,
Publication 408, latest edition, and/or the Upper Providence Engineering
and Construction Standards and Improvement Procedures, latest edition,
whichever is more restrictive. All construction must be approved by
the Township Engineer prior to acceptance by the governing body. All
grades, horizontal and vertical curves, intersections, sight distances
and tangents shall conform to the requirements established by this
chapter and shall be subject to the approval of the Township Engineer.
[Amended 9-20-1982 by Ord. No. 232; 1-15-1990 by Ord. No.
296; 6-2-2008 by Ord. No. 490]
G.
Street intersections.
(1)
Number of intersections. No more than two streets
shall cross at the same point. Four-way intersections are to be avoided
in the layout when three-way or T intersections can be utilized. When
existing streets intersect at odd angles or have more than four approaches,
the subdivider, developer or builder shall be required to make corrective
changes to eliminate the odd angle or reduce the number of approaches
to the intersection by curing the lesser street.
(2)
Minimum angle of intersection. Right angle of intersections
shall be used whenever practicable, especially when local streets
empty into major or secondary streets; there shall be no intersection
angle, measured at the center line, of less than a 60° minimum.
(3)
Center line. Where center lines of residential or
secondary streets open into opposite sides of a major street within
100 feet of each other, they shall be made to coincide by curving
the minor street or streets.
(4)
Wherever practicable, intersections with collector
roads shall be kept to a minimum and shall be located at least 800
feet apart.
[Amended 3-15-2021 by Ord. No. 588]
(5)
Sight triangles. No building, trees, hedge, shrubbery,
or other obstruction whatsoever will be permitted in the sight triangles
defined below. Any obstruction to sight triangles shall be removed
at the time a building or structure is erected, whichever shall first
occur.
[Amended 9-20-1982 by Ord. No. 232; 6-2-2008 by Ord. No.
490; 8-1-2011 by Ord. No. 517]
(a)
A road defined as a collector or arterial within the Upper Providence
Township Ultimate Right-of-Way Map, and any multi-lane intersection
approach, shall have a minimum clear-sight triangle of 125 feet, measured
along the center line from the point of the intersection.
(b)
Any other road not classified as a collector or arterial as defined
within the Upper Providence Township Ultimate Right-of-Way Map shall
have a minimum clear-sight triangle of 75 feet, measured along the
center line from the point of the intersection.
(c)
Driveway and intersection sight distances shall conform to the currently
accepted Pennsylvania Department of Transportation standard.
(6)
Maximum grade. The maximum grade within any intersection
shall not exceed 4%, and approaches to an intersection shall follow
a straight horizontal course for 100 feet.
[Amended 6-2-2008 by Ord. No. 490]
(7)
Approach grades. The approaches of an intersecting street to a through street shall not exceed 4% for a distance of 50 feet, measured from the nearest pavement edge of the intersecting street, but in no instance not conform to the design grading requirements in Title 67, Chapter 441.8 for any driveway to a public roadway. Furthermore, the critical length of grade for the gradeability of trucks shall be designed in accordance with the PennDOT Design Manual, Chapter 2 and the AASHTO Greenbook design guidelines.
[Amended 6-2-2008 by Ord. No. 490; 3-15-2021 by Ord. No. 588]
(8)
Radii of pavement and right-of-way at intersections.
Street intersections shall be rounded with tangential arcs at pavement
edge (curbline) and right-of-way lines as listed below. Where two
streets of different right-of-way widths intersect, the radii of curvature
for the widest street shall apply. When possible, the radii for the
right-of-way line and the curbline should be concentric with each
other.
[Amended 1-15-1990 by Ord. No. 296]
|
Type of Street
|
Minimum Radius of Arc at Intersection
of Pavement Edge or Curbline
(feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way Line
(feet)
| |
|---|---|---|---|
|
Primary
|
40 (or more as may be required)
|
20
| |
|
Secondary
|
30
|
20
| |
|
Residential
|
25
|
15
| |
|
Rural
|
25
|
15
| |
|
Cul-de-sac
|
25
|
15
| |
|
Marginal-access
|
25
|
15
|
(9)
Streets and driveway intersections. The general design
criteria for the access of all driveways and streets to a Township
road with respect to locations, sight distances, angle of approach,
maintenance, restoration of damaged areas and general conditions shall
be in conformance with PennDOT Title 67, Chapter 441, Access to and
Occupancy of Highways by Driveways and Local Roads, latest edition.
[Added 6-2-2008 by Ord. No. 490]
[1]
Editor's Note: See 53 P.S. § 66101
et seq.
A.
Location and design.
(1)
Location. Driveways shall be so located as to provide
a reasonable sight distance at intersections with streets. A stopping
area measured 20 feet behind the right-of-way line shall be provided,
not to exceed a grade of 4%.
(2)
Intersections. Driveways shall be located not less
than 40 feet from the street intersection, as measured from the curbline.
Driveways shall provide access to the street of a lesser classification
when there are streets of different classes involved.
[Amended 3-15-2021 by Ord. No. 588]
(3)
Pavement widths and grades. Driveway paving widths
and grades shall be as follows:
[Amended 9-20-1982 by Ord. No. 232]
|
Land Use
|
Minimum Paving Width
(feet)
|
Minimum Radius at Curb
(feet)
|
Maximum Grade
(percent)
| |
|---|---|---|---|---|
|
Single-family residential
|
10
|
5
|
12
| |
|
Multifamily residential
|
12 (1-way) 24 (2-way)
|
10
10
|
10
10
| |
|
Commercial and industrial
|
12 (1-way) 24 (2-way)
|
15
15
|
7
7
|
(5)
All driveways shall be located, designed, and constructed
in such a manner as not to interfere or be inconsistent with the design,
maintenance, and drainage of a street. Additionally, multifamily residential
and nonresidential driveway intersections with streets shall be considered
streets and must meet the intersection requirements as stipulated
herein.
[Amended 8-1-2011 by Ord. No. 517; 3-15-2021 by Ord. No. 588]
(7)
Frontages of 100 feet or less shall be limited to
one driveway. Normally, not more than two driveways need to be provided
to any single property tract or business establishment. Exceptions
may be made where the frontage exceeds 300 feet in length.
(8)
Where subdivision or land development will allow or
require a series of driveway intersections with primary or secondary
streets only 200 feet apart or less, a marginal-access street should
be used; however, the Board of Supervisors shall have discretion if
in its opinion hazards exist to require a marginal-access street for
driveways more than 200 feet apart.
(9)
The Board of Supervisors shall have the authority
to approve driveways which are intended to serve more than one lot,
as well as driveways for multifamily and/or nonresidential uses where
the driveway essentially serves as a private street. Driveways which
serve as private streets shall not be dedicated to the Township, nor
does the Township assume any responsibility for their maintenance.
[Amended 3-15-2021 by Ord. No. 588]
(10)
Private streets. The location and placement of driveways serving as private streets shall comply with Subsection A(1) and (2) of this section. Additionally, provisions for drainage and stormwater runoff shall be approved by the Township Engineer. The Board of Supervisors shall evaluate the location, placement and alignment of driveways serving as private streets based upon the ease of accessibility to and efficient maneuverability through the development for the protective service of fire and police.
[Amended 6-2-2008 by Ord. No. 490]
(a)
Construction. Construction of driveways to be
used as private streets shall conform to the pavement structure of
the applicable use as required for public streets: residential, commercial
or industrial. Curbing shall be required.
(b)
Maintenance. The owner and all successors of
any property which is to abut any driveway serving as a private street
shall be fully responsible for the permanent improvements of the driveway(s)
and for the maintenance thereof in a good and safe condition and enter
into a written agreement requiring the same.
B.
Construction. All driveway construction must conform
to the Pennsylvania Department of Transportation Specifications, Publication
408, latest edition, and/or the Upper Providence Township Engineering
and Construction Standards and Improvements Procedures, latest edition,
whichever is more restrictive.
[Amended 9-20-1982 by Ord. No. 232; 1-15-1990 by Ord. No.
296; 6-2-2008 by Ord. No. 490]
(1)
Streets and driveway intersections. The general design
criteria for the access of all driveways, private and new streets
to a Township road with respect to locations, sight distances, angle
of approach, maintenance, restoration of damaged areas and general
conditions shall be in conformance with PennDOT Tide 67, Chapter 441,
Access to and Occupancy of Highways by Driveways and Local Roads.
(2)
The owner and all successors of any property which
is to abut any driveway serving as a private street shall be fully
responsible for the permanent improvement of the driveway(s) and for
the maintenance thereof in a good and safe condition.
(3)
Driveways for single-family dwellings shall be constructed
of either six-inch depth crushed stone or two-inch depth ID-2 on four-inch
crushed stone.
C.
Driveway apron. The sloped portion of the driveway
apron on all new construction shall extend from the street side edge
of the sidewalk to the inside face of the depressed curb.
[Added 6-2-2008 by Ord. No. 490]
(1)
Construction. All driveway apron construction must
conform to the Pennsylvania Department of Transportation Specifications,
Publication 408, latest edition, and/or the Upper Providence Township
Engineering and Construction Standards and Improvements Procedures,
latest edition, whichever is more restrictive.
A.
Automobile parking facilities shall be provided off-street in accordance with requirements of Chapter 182, Zoning, and this chapter.
B.
At no time shall angle or perpendicular parking along
the curbs of local, public or private access roads or streets be permitted.
All parking lots and bays allowing any parking other than parallel
shall be physically separated from the cartway by a minimum of seven
feet and confined by barrier curbing.
C.
No one area for off-street parking of motor vehicles
in residential areas shall exceed 36 cars in capacity. Separate parking
areas on a parcel shall be physically separated from one another by
ten-foot planting strips.
D.
No less than 20 feet of open space shall be provided
between the curbline of any parking area and the outside wall of a
single-family detached dwelling. No less than 15 feet of open space
shall be provided between the curbline of any parking area and the
outside wall of a single-family attached dwelling. No less than 10
feet of open space shall be provided between the curbline of any parking
area and the outside wall of a multifamily dwelling.
[Amended 3-15-2021 by Ord. No. 588]
E.
Parking may be permitted within side and/or rear yards
when the side and/or rear yards abut a district zoned industrial and/or
commercial. However, no parking shall be permitted within five feet
of a side or rear property line unless formal arrangements satisfactory
to the Township have been made for the establishment of common parking
facilities.
F.
In commercial and industrial districts, the provision
of common parking facilities is hereby encouraged in recognition of
their increased flexibility and efficiency. Subject to the formal
arrangements between the proposed users of the common parking facilities,
satisfactory to the Township, the Zoning Hearing Board may reduce
the aggregate amount of required parking space upon determination
that greater efficiency is affected by the joint use of the common
parking area. When common parking facilities are approved, side and/or
rear yard parking requirements may be waived in order to establish
unified and continuous parking areas. In such cases, access drives
and sidewalks shall be so aligned as to maximize parking efficiency
and minimize traffic congestion. Entrances and exits must have good
visibility so that, both going in and coming out, drivers can see
and cars can be seen.
G.
All dead-end parking lots shall be designed to provide
sufficient backup area for the end stalls.
H.
Curblines for landscape parking islands shall have
no less than a 4.5-foot radius of curvature. All other parking area
curblines shall have no less than a five-foot radius of curvature.
[Amended 3-15-2021 by Ord. No. 588]
I.
Parking lot dimensions shall be no less than those
listed in the following table:
|
Parking Stall
|
Aisle Width
| ||||
|---|---|---|---|---|---|
|
Angle of Parking
|
Depth
(feet)
|
Width
(feet)
|
1-Way
(feet)
|
2-Way
(feet)
| |
|
90°
|
18
|
9
|
24
|
24
| |
|
60°
|
19
|
9*
|
18
|
--
| |
|
45°
|
17
|
9*
|
15
|
--
| |
|
*NOTE: Width is measured perpendicular to the
side lines.
| |||||
[1]
Editor's Note: This ordinance also repealed
original Section 403.7, Parking stall dimensions, as amended 12-2-1985
by Ord. No. 254.
K.
In any instance in which parallel parking spaces are
permitted in off-street parking facilities pursuant to an approved
subdivision or land development plan, each such space shall be a minimum
of nine feet by 22 feet in size.
[Added 12-16-1991 by Ord. No. 307]
L.
In order to reduce runoff and/or provide more landscaped area, the length of parking spaces within a parking lot, excluding parallel parking spaces, may be reduced to 16 feet where an overhang area of grass or other pervious material is installed. Such area shall not be less than two feet in depth for each parking space and shall be separated from the paved area by a curb stop. Allowance for said reduction in parking space length shall be at the discretion of the Board of Supervisors, upon recommendation of the Planning Commission and Township Engineer, and shall be in addition to any required landscaped area/green space required in the parking lot by this chapter and/or Chapter 182, Zoning.
[Added 12-16-1991 by Ord. No. 307]
M.
Parking areas shall be constructed of two-and-one-half-inch
depth ID-2 or six-inch depth crushed aggregate base course, in accordance
with Pennsylvania Department of Transportation requirements.
[Added 9-20-1982 by Ord. No. 232; amended 12-16-1991 by Ord. No.
307]
[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No.
490]
A.
Where required.
(1)
Sidewalks shall be provided along both sides of all
streets excepting where, in the opinion of the governing body, they
are unnecessary for the public safety and convenience.
(2)
In land development with common areas, sidewalks should
be located appropriately to serve as accesses between parking areas
and buildings and in common areas to serve as internal site circulation.
(3)
Handicapped ramps shall be constructed at all roadway
intersections and at other locations designated by the Township.
B.
Design standards.
[Amended 3-15-2021 by Ord. No. 588]
(1)
Sidewalks within a public or private street right-of-way
shall be a minimum of five feet wide or as shown on the approved plan.
A greater width may be required in areas in which apartments or business
buildings are located or deemed necessary at the discretion of Board
of Supervisors.
(2)
Location. On public streets, sidewalks shall be located
behind the curbline a minimum distance of four feet for residential
roads and 4 1/2 feet for all other roads. The grade of the sidewalk
shall be continuous across driveways except in certain cases where
heavy traffic volume dictates special treatment.
(3)
Site walkways shall be Americans with Disabilities Act (ADA), Architectural
Barriers Act (ABA) and International Building Code compliant.
C.
Crosswalks. Crosswalks shall be not less than six
feet wide and with concrete ADA ramps not less than four feet wide
where necessary. They shall be maintained by the abutting property
owners in the same manner as sidewalks on public streets.
D.
Construction methods. All sidewalk construction must
conform to the Pennsylvania Department of Transportation Specifications,
Publication 408, latest edition, and the Upper Providence Township
Engineering and Construction Standards and Improvement Procedures,
latest edition, whichever is more restrictive.
E.
Curb ramps. Curb ramps required to comply with the
Pennsylvania Construction Code Act for accessible path construction
must be installed at all intersections and elsewhere when required
by the Board of Supervisors. All accessible features must be constructed
in accordance with ANSI Standard Al17.1-2003 or its state-approved
replacement standard.
F.
Trail
construction methods.
[Added 8-1-2011 by Ord. No. 517; 3-15-2021 by Ord. No. 588]
(1)
Trails
shall be a minimum of eight feet wide and may be required to be a
minimum of 10 feet wide for more heavily trafficked, two-directional,
and multiuse trails.
(2)
Trail
construction must conform to the Upper Providence Township Engineering
and Construction Standards and Improvement Procedures, latest edition.
(3)
Trails
shall be designed in accordance with US Access Board recommendations
and guidelines.
[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No.
490 ]
A.
Where required. Concrete curbs shall be installed
along each side of all new and widened roads.
B.
Belgian block curbing. Notwithstanding the provisions of Subsection A above, Belgian block curbing is permitted to be installed along the sides of any private street or driveway. Such curbs shall be designed and constructed according to the Upper Providence Township Engineering and Construction Standards and Improvements Procedures, latest edition.
[Amended 3-15-2021 by Ord. No. 588]
C.
The Board of Supervisors may waive the curbing requirement
if the developer can prove to the Township that a proposed system
of well-designed swales can perform the drainage function comparable
to a system of curbs and inlets and that the appearance and functioning
of the roadway and parking lot system shall not be impaired by the
lack of curbing.
D.
Construction. All curb construction must conform to
the Pennsylvania Department of Transportation Specifications, Publication
408, latest edition, and/or the Upper Providence Township Engineering
and Construction Standards and Improvements Procedures, latest edition,
whichever is more restrictive.
E.
Modification to standards. Notwithstanding any other provision of
this chapter, the reveal for all curbs and/or curb gutters in any
parking lot shall be at least six inches.
[Added 3-15-2021 by Ord. No. 588]
A.
Length. In general, all blocks in a subdivision shall
have a minimum length of 500 feet and a maximum length of 1,200 feet
unless special conditions warrant a variance.
B.
Width.
(1)
Whenever practicable, blocks shall be of such width
as to provide two tiers of lots of the minimum size permitted under
the applicable zoning classification, except in the case of lots along
a major thoroughfare where the lot fronts on an interior street.
(2)
Through lots. Double-frontage lots are to be avoided
and generally will not be permitted except where reversed frontage
is desired away from a major thoroughfare to a street of a lesser
traffic volume.
C.
Variations. Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers will be required along with safe and convenient limited access to the street system. Space for off-street loading will also be required with similar access. The extension of streets, railroad access rights-of-way and utilities shall be provided. The amount of parking space shall be as required by Chapter 182, Zoning.
A.
Area. All lots shall be no smaller than the minimum
lot area requirements of the applicable zoning classification.
B.
Depth. Lots excessively deep in relation to width
are to be avoided. A proportion of 2 1/2:1 is generally regarded
as the proper maximum for lots 60 feet or more in width.
C.
Width. The minimum width of a lot shall be that width
specified for the applicable zoning district and which is measured
along the building setback line.
[Amended 1-15-1990 by Ord. No. 296]
D.
Corner lots. Corner lots shall have a minimum lot
width of the width required for the applicable zoning district, plus
the front yard dimension along all roads. This requirement does not
apply to lots which have a minimum lot area of 40,000 square feet
or larger.
[Amended 1-15-1990 by Ord. No. 296]
E.
Frontage. The frontage shall not be less than the minimum requirements of Chapter 182, Zoning, except that on the outside of curved residential streets and on the turnaround of culs-de-sac, a minimum frontage of 50 feet may be acceptable, provided that proper lot width is attained at the building setback lines.
F.
Side lines. Whenever practicable, the side lines of
a lot shall be set at right angles or radial to the right-of-way line
for the full length of the side lines.
[Amended 1-15-1990 by Ord. No. 296]
G.
Building lines. Building lines for all lots shall
be in conformance with the minimum front, side and rear yard line
requirements of the applicable zoning district.
H.
Lot numbers. For the purpose of development, each
subdivision may have an overall system of lot numbers, the number
one being assigned to a lot in the first section to be developed.
(Such system of lot numbers shall not be confused with the regular
house or building numbering system based on a Township-wide plan.[1])
[1]
Editor's Note: See Ch. 64, Buildings, Numbering
of.
I.
Building numbers. House or building numbers shall
be assigned by the municipality based on an overall street plan. Numbers
will be assigned in such a way as to allow for vacant parcels and
future developments.
J.
Rear lots. When rear lots are utilized in any subdivision,
the following requirements shall apply:
[Added 12-16-1991 by Ord. No. 307]
(1)
The lengths of the access strip shall be no longer
than 300 feet from the ultimate right-of-way of the frontage road.
(2)
There shall be no bend in the access strip greater
than 45°.
(3)
No more than two rear lots shall be allowed adjacent to each other. In such instances, the access strips shall abut each other unless the applicant can demonstrate that there is a natural or design constraint dictating otherwise. In instances where the access strips for two rear lots abut each other, the Board of Supervisors may require that they share a common access point when such is warranted for protection of the traveling public's health and safety, due to circumstances such as, but not limited to, inadequate sight distance, poor vertical and/or horizontal alignment and high traffic volumes on the intersecting roadway. In making such a determination, the Board of Supervisors shall obtain the recommendations of the Township Planning Commission and Township Engineer. When a common access point is required, a common driveway shall also be required, from the edge of the pavement to a point 50 feet beyond the ultimate right-of-way line, and from that point either one common driveway can continue or two individual driveways may be used. At a minimum, the required length of a common driveway shall be paved in accordance with § 154-19B(3) of this chapter. For the entire length of any common driveway, legal guaranties and cross easements shall be recorded, assuring perpetual maintenance and right of passage by both parties. Said guaranties and cross easements shall be as approved by the Township Solicitor.
(4)
Construction easements shall be provided along the
access strips on adjacent parcels when it is determined by design
that such easements would be required.
(5)
When a rear lot is subdividable, the Board of Supervisors,
at the recommendation of the Planning Commission, shall require a
roadway profile through the entire length of the access strip. Said
profile shall be in accordance with the requirements for a residential
road contained in this chapter.
(a)
A legal guaranty, to the satisfaction of the
Township Solicitor, shall be provided to assure the future construction
of said road and to indemnify the Township of any financial liability
for installation of the road. Said road shall be constructed or financially
guaranteed by the applicant at the time construction is necessitated.
(b)
An overall tentative sketch plan shall be submitted
as part of the original subdivision submission to show how the proposed
rear lotting forms a logical and appropriate first phase in the subdivision
of the entire tract and/or how it will allow interconnection with
adjacent tracts.
(c)
When the road is constructed, any access strips
or portions thereof which are no longer needed shall revert to the
owners of the abutting lots, in accordance with the conditions of
approval for the preliminary plan which created the access strips.
(d)
In any instance in which two abutting rear lots
are created in which either one or both are capable of further subdivision,
the requirements of this section are applicable. The roadway profile
may be located in one access strip or split between the two strips.
[Added 8-7-1995 by Ord. No. 344]
A.
Applicability. This section requires visual buffering
for reverse-frontage lots within residential developments containing
at least five such lots which are contiguous to one another, wherein
such developments front on roads of feeder or greater classification,
as shown on the Upper Providence Township Ultimate Right-of-Way Map.
It is the intent of this section to allow for the preservation of
the existing rural character of these roads and to promote the health,
safety and welfare of the residents who live along them. Reverse-frontage
lots which are also corner lots having a side yard abutting a road
of lesser classification shall be included in determining the applicability
of this section and shall be buffered as described herein.
B.
Buffer landscape requirements.
(1)
Buffer setback area requirement. For any reverse-frontage lot qualifying under this section, a buffer setback area shall be provided on the final subdivision plan, in which the buffer shall be placed. The minimum width of the setback area shall be 25 feet, measured from the ultimate right-of-way line. The buffer setback area shall be part of the lot on which it is located and shall be provided in addition to the required rear yard setback for the district in which the lot is located. No structures shall be permitted in the buffer setback area, with the exception of retaining walls and privacy fences permitted pursuant to Subsection D(2) herein.
(2)
General requirements. The developer shall install landscaping in accordance with the provisions herein in any buffer for reverse-frontage lots which meet the qualifications of Subsection A of this section. Berming, in accordance with the requirements of Subsection D herein, shall also be encouraged to be included within the buffer.
(3)
Buffer type. All reverse-frontage lots shall incorporate a Type
2 buffer on the properties bordering the roads of feeder or greater
classification as defined herein. In the case of other required buffers,
the widest and/or most opaque buffer will take precedence.
[Amended 12-16-2013 by Ord. No. 535]
C.
Design standards. The following design standards shall
apply to landscape buffering for reverse-frontage lots:
(1)
Where possible, buffer plantings shall meander within the buffer setback area set aside for the buffer, as required in Subsection B(1) herein. Straight lines of plant material shall be avoided.
(3)
Existing trees and shrubs should be integrated into the design of buffers wherever feasible. Section 154-35B, Tree preservation, of this chapter, shall be enforced for any reverse-frontage buffer when existing trees are deemed of good health and reasonable character by a qualified individual, and determined to be appropriate for their intended use by the Township.
D.
Berms. Earthen berms shall conform to the following
requirements when included in the buffer design:
(1)
Design standards.
(a)
The berms shall conform to the requirements specified in Subsection D of § 154-36, except that it is recommended that the length of any berm segment be a maximum of 200 feet; provided, however, that the length and location of any berm or berm segment shall be modified if necessary to accommodate proper stormwater flow and management as prescribed by the Township Engineer.
[Amended 9-21-1998 by Ord. No. 376]
(b)
In any design in which a berm is constructed
against a retaining wall, 1/2 of a typical berm section shall be sufficient.
Said arrangement would therefore provide for the high point of the
berm to rest against the wall.
(2)
Retaining walls and privacy fences.
(a)
When a retaining wall within a berm section
is deemed necessary by the Township Engineer, drainage must be provided
to avoid the collection of water against the wall; drainage design
shall be to the satisfaction of the Township Engineer.
(b)
If the individual lot owner places any privacy fencing within the buffer setback area, landscaping shall be provided within the buffer setback area on the street side of the fence. Any fencing for privacy or security shall also comply with § 182-169.1 and all other applicable requirements of Article XX, Fences, of Chapter 182, Zoning.
[Amended 2-7-2000 by Ord. No. 389]
E.
Landscape plan. For all reverse-frontage lots qualifying Subsection A herein, a landscape plan shall be prepared for approval by the Township and shall be submitted with the preliminary plan for the subdivision. The preparation of said plan shall follow the requirements in Subsection G of § 154-12.
[Amended 9-21-1998 by Ord. No. 376]
F.
Maintenance. All efforts shall be made in the planting
design to reduce the maintenance needed for buffer plantings.
(1)
Access for maintenance. The following criteria
must be provided for ease in maintenance:
(a)
A break in a fence or a gate, either with a
minimum width of three feet, must be provided on each lot on which
the owner has installed a privacy or security fence, to allow access
by the lot owner for maintaining the landscaping within the buffer
area. Any gate must open inward, toward the lot, to allow for equipment
to access the buffer. Gates may be installed on a property line to
allow use by two properties; any required cross-easements shall be
provided.
No subdivision or land will be approved with
the property line extending through any portion of any existing structure.
A.
If structure(s) is to remain.
(1)
In residential zoning districts of the Township, the
lot size and the lot dimensions of the newly created lot containing
the structure(s) must be in scale with the height and bulk of the
structure, even if this requires a lot area and/or dimensions exceeding
the minimum zoning requirement for that district. Structures proposed
on the vacant portions of lands being subdivided shall conform to
the extent possible to the height, bulk, building material and architectural
character of the existing structures in the immediate vicinity, and
the subdivision plans shall show building plans at suitable detail.
(2)
In other zoning districts of the Township (especially commercial and industrial districts), the subdivision of the land must provide adequate service and parking facilities, etc., in keeping with the minimum requirements of Chapter 182, Zoning, for each lot and cumulatively for all lots in the subdivision. No subdivision will be approved in such instances if the servicing and/or parking facilities, etc., attendant to the existing structure are deemed inadequate or would be considered to become inadequate with the development of the now vacant lands. Any new structures contemplated on the newly subdivided parcels shall be in conformity with the existing structures in the immediate vicinity to the extent possible in regards to height, bulk, building material and architectural character, and the subdivision plans shall show building plans at suitable detail.
B.
If existing structure(s) is to be removed. Subdivision approval will be issued "conditional" upon the expeditious removal of existing structures in complete conformity with all other pertinent Township procedural requirements. The subdivision plans shall furthermore show in detail the proposed development of each parcel of ground and the proposed development shall not provide less service and parking facilities, etc., than now exist. In commercial and industrial areas, plots of land that have been cleared, as well as the existing vacant portions of such lands, should be developed in conformity with the long-range needs of the area to the extent possible, and all developmental requirements embodied in this chapter and Chapter 182, Zoning, shall be adhered to. If roadway realignments and other similar requirements are deemed necessary in the immediate vicinity of the plot being subdivided, they shall be corrected as part of the subdivision design to the utmost of the subdivider's ability.
C.
If existing structure is to be partly replaced or
is to be added on to. Demolition plans and/or construction plans must
be detailed as part of the subdivision plan review, and subsequent
subdivision approval will be conditional upon compliance with said
proposed details. Additions to existing structures shall be in harmony
with existing structures in the immediate vicinity, especially in
respect to height, bulk, building materials and architectural characteristics.
In the case of the partial demolition of existing structures, the
remaining structure must be in keeping with the existing buildings
in the immediate vicinity in relation to type, bulk, building materials
and architectural characteristics. Renovation work to the remaining
portion of a structure following partial demolition must be completed
promptly and expeditiously.
A.
Excavation and fill. No permanent excavation or fill
shall be made with a face steeper in slope than three horizontal to
one vertical, except under one or more of the following conditions:
[Amended 9-20-1982 by Ord. No. 232]
(1)
The material in which the excavation or fill is made
is sufficiently stable to sustain a slope of steeper than three horizontal
to one vertical, and a written statement of a civil engineer in erosion
control, to that effect, is submitted to the Township Engineer and
approved by him. The statement shall state that the site has been
inspected and that the deviation from the slope specified herein before
will not result in injury to persons or damage to property.
(2)
A concrete or stone masonry wall constructed according
to present or future designs of the Township of Upper Providence is
provided to support the face of the excavation or fill.
B.
Slopes and fences. The top or bottom edge of slopes
shall be a minimum of three feet from property or right-of-way lines
of streets or alleys in order to permit the normal rounding of the
edge without encroaching on the abutting property. All property lines
where walls or slopes are steeper than one horizontal to one vertical
and five feet or more in height shall be protected by a chain link
fence four feet in height approved by the Township. The fence shall
be an integral part of the wall.
C.
Site grading plan. The Township Engineer shall require
a grading plan in conjunction with the plan of subdivision or land
development in order to ensure compliance with the above standards.
D.
When the approved grades and finish contours are not
consistent with those shown on the construction drawings, they shall
be corrected as required by the Township.
[Added 1-15-1990 by Ord. No. 296; amended 7-7-1997 by Ord. No.
364]
[Amended 9-20-1982 by Ord. No. 232; 1-15-1990 by Ord. No.
296; 12-16-1991 by Ord. No. 307; 6-2-2008 by Ord. No. 490]
A.
General. All stormwater management design shall be in accordance with this chapter, Chapter 150, Stormwater Management, latest edition, and/or the Upper Providence Township Engineering and Construction Standards and Improvements Procedures, latest edition, whichever is more restrictive.
(1)
Lots. All lots shall be graded to secure proper drainage
away from all buildings and to allow the collection of stormwater
in water detention basins or other approved locations. A minimum slope
of 2% shall be used for directing water away from structures.
(2)
Stormwater runoff. Stormwater runoff shall not be
increased above the predevelopment condition. This discharge shall
also take into consideration point discharge from the tract. Stormwater
detention must be provided unless waived by the Township Supervisors
upon recommendation by the Township Planning Commission and the Township
Engineer.
(3)
Unnatural drainage. Whenever construction stops or
concentrates the natural flow of storm drainage in such a way as to
affect adjoining properties, approval of the adjacent property owners
should be obtained in writing and a copy filed with the Township.
Approval of plans by the Township does not authorize or sanction drainage
adversely affecting adjoining properties.
(4)
Drainage from nonnatural sources. Water originating
from other than natural sources, such as air conditioners, sump pumps
or other dry weather sources, wherever practicable shall be discharged
into natural watercourses on the property. These types of facilities
shall not discharge water under the sidewalk and to the curbline.
(5)
Storm drainage system. The storm drainage system shall
be designed and constructed to adequately control the drainage on
and from the subdivision or land development. The use of pipes, underdrains,
inlets, headwalls, swales, natural drainage channels or ditches and
water detention basins shall be used for such improvements. Such design
and construction shall be approved by the Township Engineer.
(6)
Any development which creates a significant change
in the characteristics of the watershed, thus increasing the volume
and velocity of surface water runoff, shall not be permitted until
methods have been proposed which will reduce the likelihood of erosion,
sedimentation and stormwater drainage. Such improvements must satisfy
the requirements and regulations of the Pennsylvania Department of
Environmental Protection.
B.
Design submission.
(1)
All plans showing the proposed storm sewer construction
must be accompanied by one set of storm drainage computations which
includes a drainage area map. The design shall be completed by a registered
engineer.
(2)
When subdivisions or land developments are submitted
to the Township for approval in sections, a complete storm sewer design
for the proposed subdivision and land development shall be submitted.
The proposed design must include the entire tract and not a portion.
(3)
If only a section of a subdivision or land development
is contemplated for construction, the engineer shall show how he proposes
to handle stormwater from this section in order to prevent damage
to adjacent properties. If temporary construction is required, the
engineer shall include such structures in the plan submitted.
(4)
In the event that such temporary measures cannot ensure
protection to the adjacent properties, then the main outfall line
of the storm sewer shall be included as part of the construction for
the proposed section.
C.
The following note shall appear on the record plan
whenever permanent water detention basins are required:
|
The property owner shall have the responsibility
for the perpetual maintenance of the permanent water detention basin,
basin outlet structures and pipes which are located on his property.
No changes shall be made to the structures, pipes or finish grading
without prior written approval from the Township. The Township has
the right to enter the lot to perform any required maintenance which
has not been properly performed or carried out in a timely manner.
The property owner shall be responsible for the cost of any maintenance
which is performed by the Township. The Township shall lien the property
for said costs until the Township has been reimbursed in full.
|
[Amended 1-15-1990 by Ord. No. 296]
A.
Reserve strips controlling access to streets, alleys,
subdivisions or adjacent areas are prohibited.
B.
Rights-of-way and easements. Rights-of-way or easements
required for roadway construction and maintenance, sanitary sewer
systems, storm drainage systems, water systems and any other utilities
and for any other specific purpose shall be required by the governing
body as needed, with the location and width in each case to be determined
by the governing body.
(1)
The setback and proximity restrictions for all existing
and proposed fuel and/or flammable liquid or gas easements or rights-of-way
shall be as specified by the owner/user ( grantee) of the easement
or right-of-way and shall not less than 40 feet. The setback for other
utilities shall be a minimum of 20 feet from the utility line. The
total required setback from a parcel boundary shall not be less than
that required by the applicable zoning district.
[Amended 3-15-2021 by Ord. No. 588]
(3)
The owner of any lot, upon written request by the
Township and at the owner's sole expense, shall remove unauthorized
items which have been placed, planted, set or put (with or without
prior knowledge of this regulation) within the area of any easement.
(4)
To the fullest extent possible, easements shall be
adjacent to rear and side lot lines.
(5)
Minimum easement widths.
(a)
Drainage easements shall be required along natural
watercourses with a minimum width of 50 feet. Such easement may be
used for storm drainage systems, sanitary sewer lines and open space.
Where conditions warrant, such as in floodplains, additional widths
may be required.
(b)
A minimum easement width of 25 feet shall be
required for all storm drainage systems and sanitary sewer systems
which are located outside of the public right-of-way and wherever
storm drainage is collected in swales and ditches. An additional five
feet of easement width shall be required for each additional utility
which is placed within the easement area.
(6)
Easements required to be obtained by developers shall
provide for the maintenance, repair and replacement of the facilities,
including the right of passage for such work. The Township shall have
the right of review and correction of all easements obtained by developers
from other property owners which shall be turned over to the Township.
The developer shall convey, at no cost to the Township, all requested
easements.
(7)
No right-of-way or easement for any purpose whatsoever
shall be recited or described in any deed unless the same has been
shown on the approved record plan. Any error found in a deed shall
be immediately corrected and recorded in the office of the Recorder
of Deeds for Montgomery County at the sole expense of the subdivider
or owner.
C.
Public utilities. All water and gas mains and other
underground facilities shall be installed prior to street paving at
locations approved by the Township for the full width of the right-of-way.
D.
Underground utilities. All gas and water mains shall
be installed underground. All electric, telephone and communication
services, both main and service lines, shall be provided by underground
cables and installed in accordance with the prevailing standards and
practices of the utility or other company providing such services,
except where it is demonstrated to the satisfaction of the Township
governing body that underground installations herein required are
not feasible because of physical conditions of the land involved.
All main underground cables which are within the right-of-way of a
street shall be located as specified by the governing body.
(1)
In order to promote and facilitate the undergrounding
of utility distribution lines, a letter of endorsement shall be required
from the suppliers of utility service (not limited to electrical,
telephone or cable television) wherein the utility acknowledges that
underground utilities are feasible and shall be installed as part
of the improvement plan. A statement relative to the intent of the
developer to provide underground utility service shall be placed on
the final plan requisite to final approval of such plan.
(2)
The provisions in this chapter shall not be construed
as to limit or interfere with the construction, installation, operation
and maintenance of public utility structures or facilities which may
hereafter be located within public easements or rights-of-way designated
for such purposes.
(3)
Light standards are to be placed as required by ordinance.
The power source for such standards shall be placed underground, as
required.
A.
Sewers.
(1)
Sanitary sewers shall be designed and constructed
in accordance with the Upper Providence Township Municipal Authority's
Design, Construction Requirements and Detail Drawings for Wastewater
Facilities, as adopted by resolution and as may be amended from time
to time by resolution of the Upper Providence Township Board of Supervisors.
In areas not presently served by public sanitary sewers, appropriate
sewage disposal must be provided in accordance with the regulations
of the Department of Environmental Protection (DEP), and in addition,
the installation and capping of sanitary sewer mains and house connections
may be required if studies by the governing body indicate that the
extension of public sanitary sewer trunks or laterals to serve the
property subdivided appears probable or necessary to protect the public
health.
[Amended 11-7-1977 by Ord. No. 196; 6-2-2008 by Ord. No.
490]
(2)
Consistency with plan.
(a)
When consistent with the Township sewage facilities
plan, sanitary sewers with connection to each building in a subdivision
or land development shall be installed at the expense of the applicant
or subdivider, and connected to the Township sanitary sewer system.
(3)
If outfall sewers are not available in the vicinity
but are considered reasonably necessary in the near future by the
Township for the area in question, a system of sewers, together with
all necessary laterals extending from mains to the street right-of-way
line, shall be installed at the expense of the subdivider or applicant.
The sewer lines shall be suitably capped at the limits of the subdivision
or land development and the laterals shall be capped at the right-of-way
line. The sewer installation shall include the construction within
rights-of-way or easements to bring the sewer to the future connection
with the Township sanitary sewer system.
(4)
If sanitary sewers are not to be installed at the
time of subdivision and development, subdividers shall grant, reserve
and set aside easements in streets and roads for the installation
and maintenance of sewer lines at such time that the subdivision or
land development shall be a part of the Township sanitary sewer system.
(5)
A sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related
studies have been completed and the construction of facilities adequate
to serve the area containing the subdivision has been programmed for
completion within a reasonable time.
(6)
When capped sewers are provided, on-site disposal
facilities shall also be provided.
(7)
All sanitary sewer lines shall have a minimum inside
diameter of eight inches. The sizing of pipe for a subdivision shall
include adequate capacity for all future upstream development located
within the subdivision's drainage basin. When required by the Township
Engineer, the developer shall also upgrade any existing portion of
the sanitary sewer which the Engineer determines to be inadequate
as a result of the proposed development.
[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No.
490 ]
(8)
Laterals.
[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No.
490]
(a)
Lateral connections to each lot shown on the
final plan shall be installed to the right-of-way line of the street
prior to paving. Each building shall have a separate connection to
the Township sanitary sewer system.
(9)
Sewage pump stations. Public or private sewage pump
stations shall not be allowed unless authorized by the Township. Also,
new dwellings shall not be designed with the use of private on-lot
package ejector pumps unless approved by the Township Engineer.
[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No.
490]
(10)
Construction details. The developer shall provide
all construction details required by the Township on the construction
drawings.
[Added 1-15-1990 by Ord. No. 296; amended 6-2-2008 by Ord. No.
490]
(11)
Applicability. This section shall be applicable
to all subdivisions and land developments, whether utilizing public
or private streets, and to driveways serving as private streets, and
in the case of a subdivision or land development utilizing private
streets, the subdivider or the applicant shall execute recordable
covenant with the Township and/or Township authority that, for the
purposes of sewer connections, assessments and rentals, the rights
and liabilities of himself and his grantees, heirs, successors and
assigns shall be the same as if his property abutted a public street.
All sanitary sewer construction shall be performed in strict accordance
with the specifications of the Upper Providence Township Municipal
Authority and the regulations of the Pennsylvania Department of Environmental
Protection. All construction will be inspected by a duly authorized
representative of the Township and shall be tested and proven acceptably
free of leakage, at the expense of the applicant or subdivider. Whenever
practical, gravity sewers will be provided without pumping facilities.
[Added 1-15-1990 by Ord. No. 296; amended 6-2-2008 by Ord. No.
490]
(12)
The developer or property owner shall consider
access of public sewers to existing dwellings which border his development.
This shall consist of granting permanent sanitary sewer easements
and/or the installation of capped laterals or manholes extended to
streets, rights-of-way or development property lines.
[2]
Editor's Note: This ordinance also provided for the repeal of former Subsection A(13), Applicability, and (14), concerning access of public sewers to bordering existing dwellings, added 1-15-1990 by Ord. No. 296, both of which immediately followed this subsection. See now Subsection A(11) and (12), respectively.
B.
On-lot disposal system. If public sewage is not available
and the sewage treatment is on a project or individual lot basis,
such private facilities must be installed by the subdivider, developer,
or building in accordance with the provisions of Act 537, the Pennsylvania
Sewage Facilities Act.[3]
[Amended 6-2-2008 by Ord. No. 490]
(1)
The usable area for sewage disposal shall be shown
on the preliminary plan for each lot. The usable area shall be situated
beyond the radius of the water supply well and shall conform to all
rules and regulations or future amendments thereto of the Pennsylvania
Department of Environmental Protection, the Township of Upper Providence,
and the Montgomery County Health Department.
[3]
Editor's Note: See 35 P.S. § 750.1
et seq.
C.
The following note shall be placed on the record plan:
"The developer or property owner shall pay to the Township and to
the authority which treats the sewage the current fees for the treatment
and collection of sewage when such facilities are made available to
the applicant's site."
[Added 1-15-1990 by Ord. No. 296]
[Amended 6-26-1978 by Ord. No. 204; 1-15-1990 by Ord. No.
296]
A.
Those areas defined as floodplains by the Floodplain Conservation District of Chapter 182, Zoning, shall be subject to the requirements and restrictions contained in Chapter 182, Zoning, and the following additional regulations which are intended to conform to the requirements of Section 1910.3d of the National Flood Insurance Program, P.L. 93-234. It is the purpose of these regulations to:
(1)
Regulate the subdivision and development of flood-prone
land areas in order to promote the general health, welfare and safety
of the community.
(2)
Require that each subdivision lot or development site
in flood-prone areas be provided with a safe building site with adequate
access and that public facilities which serve such sites be designed
and installed to preclude flood damage at the time of initial construction.
(3)
Protect individuals from buying lands which are unsuitable
for use because of flood hazards by prohibiting the subdivision and
development of unprotected flood-prone areas.
(4)
Maintain the certification of Upper Providence Township
and the eligibility of the property owners in Upper Providence Township
for the benefits of the National Flood Insurance Program, P.L. 93-234.
B.
Preapplication procedures for subdivision and land
development:
(1)
Prospective developers shall consult the Montgomery
County Conservation District representative concerning erosion and
sediment control measures, the effect of geologic conditions on the
proposed subdivision and land development and the potential impact
of the proposed subdivision and land development on geologic conditions.
(2)
Prospective developers shall consult with the Zoning
Officer and, if necessary, the Township Planning Commission to make
a determination as to whether or not the proposed subdivision or land
development will be affected by an identified flood-prone area.
C.
The following requirements shall apply for all subdivision
and land developments proposed in Upper Providence Township:
(1)
Where the land is located partially or wholly within
the floodplain, the lowest floor elevation and the one-hundred-year-flood
elevation shall be indicated on all final subdivision and land development
plans. This information shall be maintained by the Township.
[Amended 12-2-1996 by Ord. No. 356]
(2)
The Board of Supervisors may, when it is deemed necessary
for the health, comfort, safety or welfare of the present and future
population of the area and necessary to the conservation of water,
drainage and sanitary facilities, prohibit the subdivision of any
portion of the property which lies within the floodplain of any stream
or drainage course.
(3)
In an FA subdistrict of the floodplain, no subdivision
or land development shall be approved if the proposed development
or improvements will, individually or collectively, increase the base
flood elevation more than one foot at any point.
[Amended 12-2-1996 by Ord. No. 356]
(4)
If the Board of Supervisors determines that only a
portion of a proposed plan can be safety developed, it shall limit
development to that part and shall require that development proceed
consistent with this determination.
(5)
When a developer does not intend to develop the plan
himself and the Board of Supervisors determines that additional controls
are required to ensure safe development, it may require the developer
to impose appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on the record plan.
D.
Where any excavation or grading is proposed or where
any existing trees, shrubs or other vegetative cover will be removed,
the developer shall consult the Montgomery County Conservation District
representative concerning plans for erosion and sediment control and
a report on the soil characteristics of the site in order to determine
the type and magnitude of development the site may safely accommodate.
Before undertaking any excavation or grading, the developer shall
conform to all pertinent laws, regulations and ordinances of the Commonwealth
of Pennsylvania and Upper Providence Township.
E.
The finished elevation of proposed streets shall be no more than one foot below the established flood level or regulatory flood elevation (where available). Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights. Pervious rather than impervious materials shall be utilized in the development of any street, driveway or parking area within a floodplain. The development of such facilities shall be done according to accepted engineering and technological practices and in compliance with all applicable provisions contained in § 154-18 of this chapter. Plans for the development of such facilities shall be submitted to the Township Engineer for his approval prior to commencing development.
[Amended 12-2-1996 by Ord. No. 356]
F.
All sanitary sewer systems located in flood-prone
areas, whether public or private, shall be floodproofed up to a point
and 1 1/2 feet above the established flood level or regulatory
flood elevation (where available).
(1)
The Board of Supervisors may prohibit installation
of sewage disposal facilities requiring soil absorption systems where
such systems will not function due to high groundwater, flooding or
unsuitable soil characteristics. The Board of Supervisors may require
that the developer note on the plan and in any deed of conveyance
that on-site sewage disposal systems are prohibited in designated
flood-prone areas.
(2)
The Board of Supervisors may prescribe adequate methods
for waste disposal. If a public sanitary sewer system is located within
or near the proposed subdivision or land development, the Board of
Supervisors shall require the developer to connect to this system,
where practical, and shall prescribe the procedures to be followed
by the developer in connecting to said system.
G.
All water systems in flood-prone areas, whether public
or private, shall be floodproofed to a point 1 1/2 feet above
the established flood level or regulatory flood elevation (where available).
If there is an existing centralized water supply system within or
near the subdivision or land development, the Board of Supervisors
shall require the developer to connect to this system, where practical,
and shall prescribe the procedures to be followed by the developer
in connecting to said system.
H.
All other public or private utilities and facilities
shall be elevated or floodproofed to a point 1 1/2 feet above
the established flood level or regulatory flood elevation (where available).
I.
All continuously flowing natural watercourses shall
be maintained in their natural state, except that the removal of debris
and the correction of severe erosion shall be required.
J.
Intermittent watercourses shall be maintained essentially
at their existing alignments and gradients, except that they may be
improved by minor regrading and shall either be planted in grass or
provided with erosion preventive improvements such as riprap. The
paving of such watercourses shall not be allowed, nor shall piping,
except under roads, driveways and walkways.
K.
Intermittent watercourses often are significant elements
at the headwaters of larger streams and are usually small in size.
Therefore, developers should be encouraged to design and build around
and with respect for these drainageways, and the Board of Supervisors
may allow rerouting of these drainageways only when serious considerations
so warrant or when the site drainage will be improved by such proposed
alignment changes.
L.
Where a subdivision or land development lies partially
or completely in a flood-prone area or where the subdivision or land
development borders on a flood-prone area, the plan shall include
detailed information identifying the following:
(1)
The location and elevation of existing and proposed
streets, water supplies and sanitary facilities, building sites, structures,
soil types and proposed floodproofing measures.
M.
Waivers. Guidelines for relaxation from the requirements
set forth in this section are as follows:
(1)
A waiver shall not be issued within any designated
regulatory floodway if any increase in flood levels during the base
flood discharge would result.
(2)
A waiver shall only be issued if there is:
(a)
A showing of good and sufficient cause.
(b)
A determination that failure to relax the requirements
would result in exceptional hardship to the applicant.
(c)
A determination that the relaxing of a requirement
will not result in increased flood heights, additional threats to
public safety, extraordinary public expense or create nuisances, cause
fraud on or victimization of the public or conflict with existing
local laws or ordinances.
(3)
A waiver shall only be issued upon a determination
that the waiver is the minimum necessary, considering the flood hazard,
to afford relief.
[Amended 12-10-1979 by Ord. No. 212; 10-20-1980 by Ord. No.
220; 10-20-1980 by Ord. No. 221; 1-15-1990 by Ord. No. 296]
A.
Whenever a centralized water supply system is provided
for a development, the subdivider shall supply a system capable of
producing adequate and sufficient water pressure to supply domestic
water needs and meet fire emergency demand to each lot in a subdivision,
multifamily complex or commercial or industrial development. The minimum
standard for meeting fire emergency demand shall be as set forth and
required and published by the Insurance Services Office of Pennsylvania.
B.
Where no centralized water service is available and
it would be an undue hardship for the subdivider to install such a
system, the subdivider may, upon approval of the Board of Supervisors,
be permitted to construct a well on each lot for residential and commercial
development, but no closer than 2,000 feet between wells for industrial
development. (This standard may be waived if the Township Engineer
approves the well spacing plan of the applicant.) All nonsystem wells
shall be constructed according to present rules and regulations or
any future amendments thereto of the Department of Environmental Protection
and the Township, except that nonsystem wells located in proximity
to centralized water facilities shall be required to be constructed
to the specifications of the centralized water system in order to
facilitate future interconnection.
[Amended 6-2-2008 by Ord. No. 490]
C.
A circular area with a radius conforming to the rules
and regulations or future amendments thereto of the Department of
Environmental Protection and the Township of Upper Providence shall
be shown around each well to denote clear space in which no on-site
sewage system is to be located.
[Amended 6-2-2008 by Ord. No. 490]
D.
Where centralized water service is furnished, the
circles are not necessary, with the exceptions of those well(s) lying
immediately adjacent to the subdivision. However, the usable area
is limited by a clear zone surrounding the water service line to each
house as required by the Department of Environmental Protection and
the Township of Upper Providence.
[Amended 6-2-2008 by Ord. No. 490]
E.
Fire hydrants and water mains. Fire hydrants supplied
by an eight-inch or larger main shall be provided in all new subdivisions
when public water is available and in all new townhouses, apartment
and other residential uses, educational institutions, commercial and
industrial developments and other areas, at the direction of the Fire
Marshal who shall consult with the entity supplying the water and
an approved rating bureau before directing such installations. When
new streets are accepted by the Township, all fire hydrants on such
streets shall become public, and thereafter rental charges for the
same shall be borne by the Township.
(1)
Fire hydrant specifications shall be as follows:
(a)
Five-inch hydrants with two-and-one-half-inch
National Standard male couplings with caps and chains, pitch diameter
2.9820 inches, major diameter 3.0686 inches, minor diameter two and
eight thousand nine hundred fifty-four ten-thousandths inches and
7 1/2 threads to the inch.
(b)
One four-and-one-half-inch pumper nozzle with
cap and chain, pitch diameter 5.5985 inches, major diameter 5.7609
inches, minor diameter 5.4361 inches and four threads to the inch.
(Mueller hydrant, Model No. 107 or equivalent.)
(c)
Valve opening sizes: five-inch for three-way
hydrants and six-inch for four-way hydrants. The bell connection to
water mains shall be not less than six inches. The net area of hydrant
barrels shall not be less than 120% of the valve opening. The hydrant
shall have a smooth discharge orifice with a coefficient of 0.90.
Friction loss will not exceed four pounds per square inch for 1,000
gallons per minute flow. Drain valves shall be made of noncorrosive
material. Operating nut shall be a uniform size, pentagonal shape
measuring 1 1/2 inches from point to flat. The operating nut
on caps will be a uniform size, pentagonal shape measuring 1 1/2
inches from point to flat. The hydrant operating nut shall open in
a counterclockwise direction.
(2)
Hydrant spacing and locations.
(a)
Residential districts: one hydrant shall be
located on each street intersection with intermediate hydrants between
intersections so located that spacing does not exceed 600 feet, measured
along the roadway.
(b)
Hydrants will be located adjacent to paved roadways
suitable for fire apparatus and, where possible, at least 50 feet
from any building. The hydrant shall be not more than 10 feet from
the curbline. Fire hydrants shall not be installed within a fifteen-foot
radius of any obstructions that may impair Fire Department operations.
(c)
The barrel of the fire hydrant shall be set
perpendicular to the ground with the lowest discharge outlet at 15
inches from the finished grade. Large hydrant outlets should face
the street or road toward the pumper.
(3)
Fire hydrants must be installed on a waterline of
not less than eight inches in size.
(4)
Waterline sizes and layout. All waterlines shall be
large enough to provide at least 1,500 gallons per minute for fire
protection. Also, a loop system shall be used in all developments.
Dead-end lines will be accepted only upon approval of the Township.
A six-inch line may be installed in lieu of an eight-inch line in
isolated cases, when approved by the Township and water authority.
All water main pipes shall be ductile iron pipe, Class 52, with double
thickness cement lining. Water valves shall be only those approved
by the American Water Works Association.
(5)
Water mains, service connections and fire hydrants
must be installed and functioning before any use and occupancy permit
is issued.
A.
General.
(1)
For qualifying tracts, no changes shall be made in
the contour of the land; no grading, excavating, removal or destruction
of the topsoil, trees or other vegetative cover of the land shall
be commenced until such time that a plan for minimizing erosion and
sedimentation has been processed with the Commission or there has
been a determination by the Commission that such plan is not necessary.
(2)
No subdivision or land development plan shall be approved
unless:
(a)
There has been a plan approved by the Board
of Supervisors that provides for minimizing erosion and sedimentation
consistent with this section and an improvement bond or other acceptable
security is deposited with the Township in the form of an escrow guaranty
which will insure the installation and completion of the required
improvements; or
(b)
There has been a determination by the Board
of Supervisors that a plan for minimizing erosion and sedimentation
is not necessary.
(3)
The Board of Supervisors in its consideration of any
preliminary plan of subdivision and land development shall condition
its approval upon the execution of measures designed to prevent accelerated
soil erosion and resulting sedimentation, as required by the Pennsylvania
Department of Environmental Protection. All applicable regulations
and permit requirements of said Department, as stipulated in its Soil
Erosion and Sedimentation Control Manual, shall be followed by all
parties engaged in earthmoving activities. The manual is available
at the office of the Montgomery County Conservation District.
[Amended 6-2-2008 by Ord. No. 490]
B.
Performance principles. The following measures are
effective in minimizing erosion and sedimentation and shall be included,
where applicable, in the control plan:
(1)
The stripping of vegetation, regrading or other development
shall be done in such a way that will minimize erosion.
(2)
Development plans shall preserve salient natural features,
keep cut-fill operations to a minimum and ensure conformity with the
topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained,
protected and supplemented.
(4)
The disturbed area and the duration of exposure shall
be kept to a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as
practicable.
(6)
Temporary vegetation and/or mulching shall be used
to protect exposed critical areas during development.
(7)
The permanent (final) vegetation and structural erosion
control and drainage measures shall be installed as soon as practical
in the development.
(8)
Provisions shall be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after development. Where necessary, the rate of surface
water runoff will be structurally retarded.
(9)
Sediment in the runoff water shall be trapped until
the disturbed area is stabilized by the use of debris basins, sediment
basins, silt traps or similar measures.
C.
Grading for drainage. In order to provide more suitable
sites for building and other uses, improve surface drainage and control
erosion, the following requirements shall be met:
(1)
All lots, tracts or parcels shall be graded to provide
proper drainage away from buildings and dispose of it without ponding,
and all land within a development shall be graded to drain and dispose
of surface water without ponding, except where approved by the Board.
(2)
All drainage provisions shall be of such design to
adequately handle the surface runoff and carry it to the nearest suitable
outlet such as a curbed street, storm drain, natural watercourse or
properly designed swale. Where drainage swales are used to divert
surface waters away from buildings, they shall be sodded or planted
as required and shall be of such slope, shape and size as to conform
to the requirements of the Township.
(3)
Concentrations of surface water runoff shall only
be permitted in properly designed and maintained swales, watercourses
or detention basins.
(4)
Excavation and fills.
(a)
Cut and fill slopes shall not be steeper than a 3:1 slope unless compliance is made with § 154-26, Grading.
[Amended 9-20-1982 by Ord. No. 232]
(b)
Adequate provisions shall be made to prevent
surface water from damaging the cut face of excavations of the sloping
surfaces of fills.
(c)
Cut and fills shall not endanger enjoining property.
(d)
No increased surface runoff will be permitted
to leave the property being subdivided or developed by way of natural
watercourses or storm drainage pipes without first being suitably
retained in such a way as to maintain runoff volume existing on the
site previous to subdivision or development.
(e)
Fill shall be placed and compacted so as to
minimize sliding or erosion of the soil.
(f)
Fills shall not encroach on natural watercourses
or constructed channels.
(g)
Fills placed adjacent to natural watercourses
or constructed channels shall have suitable protection against erosion
during periods of flooding.
(h)
Grading will not be done in such a way so as
to divert water onto the property of another landowner without the
expressed consent of the Board.
(i)
During grading operations, necessary measures
for dust control will be exercised.
(j)
Grading equipment will not be allowed to cross
live streams. Provisions will be made for the installation of culverts
or bridges.
D.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation,
regrading or other development, it shall be the responsibility of
the person, corporation or other entity causing such sedimentation
to remove it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
(2)
The maintenance of all drainage facilities and watercourses
within any subdivision or land development is the responsibility of
the developer until they are accepted by the Township or some other
official agency, after which they become the responsibility of the
accepting agency.
(3)
It is the responsibility of any person, corporation
or other entity doing any act on or across a communal stream, watercourse
or swale or upon the floodplain or right-of-way thereof to maintain,
as nearly as possible in its present state, the stream, watercourse,
swale, floodplain or right-of-way during the pendency of the activity
and to return it to its original or equal condition after such activity
is completed.
(4)
The maintenance of drainage facilities or watercourses
originating and completely on private property is the responsibility
of the owner to their point of open discharge at the property line
or at a communal watercourse within the property.
(5)
No person, corporation or other entity shall block,
impede the flow of, alter, construct any structure on or deposit any
material or thing on or commit any act which will affect normal or
flood flow in any communal stream or watercourse without having obtained
prior approval from the Township or the Pennsylvania Department of
Environmental Protection, whichever is applicable.
[Amended 6-2-2008 by Ord. No. 490]
(6)
Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse and of such width
as will be adequate to preserve natural drainage.
(7)
Each person, corporation or other entity which makes
any surface changes shall be required to:
(a)
Collect on-site surface runoff and dispose of
it to the point of discharge into the common natural watercourse of
the drainage area.
(b)
Handle existing and potential off-site runoff
through his development by designing to adequately handle storm runoff
from a fully developed area upstream.
(c)
Pay his proportionate share of the total cost
of off-site improvements to the common natural watercourse, based
on a fully developed drainage area.
(d)
Provide and install at his expense, in accordance
with Township requirements, all drainage and erosion control improvements,
temporary and permanent, as required by the Erosion and Sediment Control
Handbook.
E.
Compliance with regulations and procedures.
[Amended 1-15-1990 by Ord. No. 296]
(2)
The installation and design of the required erosion
and sediment control measures shall be in accordance with the standards
and specifications on file with the Township Engineer.
(3)
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required under Article V of this chapter.
(4)
The approval of plans and specifications for the control
of erosion and sedimentation shall be concurrent with the approval
of the final plats of subdivision or land development and become a
part thereof.
(5)
At the time that a building permit is applied for,
a review shall be conducted by the Township Engineer to ensure conformance
with the plan as approved. During the construction further consultative
technical assistance will be furnished, if necessary, by the Township
Engineer and the Montgomery County Soil and Water Conservation District.
During this development phase, the Township Engineer shall inspect
the development site and enforce compliance with the approved plans.
(6)
Permission for clearing and grading prior to recording
of plats may be obtained under temporary easements or other conditions
satisfactory to the Township.
A.
Bridges and culverts shall be designed to meet current
Pennsylvania Department of Transportation Standards to support expected
loads and to carry expected flows. They shall be constructed to the
full width of the right-of-way.
B.
An approval or waiver of permit requirements shall
be obtained from the Pennsylvania Department of Environmental Protection
for all bridges and culverts placed in existing or relocated streams,
regardless of the drainage area.
[Amended 1-15-1990 by Ord. No. 296; 6-2-2008 by Ord. No.
490]
C.
Where county-owned roads or bridges are involved,
the County Department of Roads and Bridges must review and approve
all proposals.
[Amended 1-15-1990 by Ord. No. 296]
A.
Survey markers.
(1)
Survey monuments shall be placed on the right-of-way
lines at corners, angle points, the beginning and ends of curves,
at all corners and changes in directions of the boundary of the tract
under development and at other points as required by the Township.
All monuments, existing and proposed, shall be shown on the record
plans. The monuments shall be placed after all roadway improvements
have been completed.
(2)
One of the following types of permanent reference
monuments shall be installed by the developer or property owner at
all locations mentioned above:
B.
Bench marks. The Township elevations are based on
the Township sanitary sewer system datum. The location and elevation
is available to all engineers and surveyors upon request to the Engineer's
office. All contours and elevations shown on plans must be based on
this system.
C.
Staking requirements. All lots shall be staked by
the registered engineer or surveyor for the subdivider when final
grading has been completed. This stakeout shall be visible and completed
before an owner or occupant moves into the property. All lot corner
markers shall be permanently located and shall be at least a three-fourths-inch
metal pin with a minimum length of 24 inches, located in the ground
to existing grade.
A.
Limit of contract. Where the applicant is offering
for dedication or is required by ordinance to establish a reservation
of open space or preserve an area of scenic or historic importance,
a limit of contract, which will confine excavation, earthmoving procedures
and other changes to the landscape, may be required to ensure the
preservation and prevent destruction of the character of the area
in open space.
B.
Tree preservation. All trees six inches or more in
caliper at breast height should not be removed unless within the proposed
right-of-way line of a street or impracticable for development. The
relocation of noteworthy plant material should be encouraged where
retention is impracticable.
C.
Topsoil preservation. No topsoil shall be removed
from the site or used as spoil. Topsoil must be removed from the areas
of construction and stored separately. Upon completion of the construction,
the topsoil must be redistributed on the site uniformly. All areas
of the site shall be stabilized by seeding or planting on slopes of
less than 10% or more and planted in ground cover on slopes of 20%,
provided that riprap shall be utilized for banks exceeding 25%.
D.
Preserved landscaping. When there is a conscientious
effort to preserve the existing natural integrity and character of
a site and where such preservation includes areas of two woodland
and trees comparable to required planting improvements, i.e., landscaping
and buffer screening, the plan may be received in lieu of additional
landscaping requirements.
[Added 9-21-1998 by Ord. No. 376]
A.
Preservation of existing vegetation. Each mature tree,
tree mass or woodland on the site shall be designated "TO REMAIN"
or "TO BE REMOVED" in accordance with the following criteria:
(1)
All subdivisions and land developments shall be laid out in such a manner as to minimize the removal of healthy trees and shrubs on the site. Special consideration shall be given to specimen trees, as well as those discussed in § 154-35B.
(2)
It shall be incumbent on the applicant to prove
that vegetation removal is minimized. If challenged by the Township,
the applicant shall produce evidence, such as written documents or
plans certified by a registered landscape architect or other qualified
professional, showing that no alternative layouts are possible and
that no alternative clearing or grading plan would reduce the loss
of mature trees, tree masses and woodlands.
(3)
A mature tree, tree mass or woodland shall be
considered "TO REMAIN" only if it meets all of the following criteria:
(a)
The outermost branches of the tree(s) are at
least five feet from any proposed buildings, structures, paving, parking
or utilities (overhead or underground).
(b)
The outermost branches of the tree(s) are at
least five feet from any proposed changes in grade or drainage, such
as excavations, mounding or impoundments.
(c)
The tree(s) are clear of any proposed sight
triangles and do not, by their location or apparent health, pose any
undue threat to the health, safety and welfare of the community.
(4)
Mature trees, tree masses or woodlands that
do not fit the above criteria shall be designated "TO BE REMOVED."
These trees will be removed in the field during the construction process.
B.
Protection of existing vegetation. Existing vegetation designated "TO REMAIN," in accordance with § 154-35.1A(2), as part of the of the landscaping of a subdivision or land development shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses or woodlands prior to major clearing or construction. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the landscape plan.
C.
Hydrology. Alteration of existing drainage patterns
and water supply for the protected vegetation shall be minimized.
[Amended 9-21-1998 by Ord. No. 376]
A.
Lot siting, planting and beautification for subdivisions
and land developments. In order to promote the highest environmental
quality possible, the success to which the applicant of a subdivision
or land development plan has preserved existing salient natural features
and land forms intrinsic to the site shall be assessed. Terms of approval
of a plat may be subject to the manner in which the layout or design
or the plan has preserved existing natural features.
B.
Landscaping. For all apartment, commercial and industrial
districts, the developer should incorporate sufficient planting into
his design so as to gain approval of the Township Planning Commission.
It should be of a type recommended by the Planning Commission, including
open spaces, planting strips, screening, formal gardens, shade trees,
natural barriers or other types of acceptable growth. The following
standards shall apply to all landscaping, including landscaping in
buffers, general required landscaping or shade tree installations,
as applicable:
(1)
The location, dimensions and spacing of required plantings
should be adequate for their proper growth and maintenance, taking
into account the size of such plantings at maturity and their present
and future environmental requirements, such as wind, soil, moisture
and sunlight.
(2)
Plantings should be selected and located where they
will not contribute to conditions hazardous to public safety. Such
locations include, but are not limited to, public street rights-of-way,
underground and aboveground utilities and sight triangle areas required
for unobstructed views at street intersections.
(3)
All evergreen trees shall be a minimum of five to
six feet in height at planting.
(4)
All evergreen and deciduous shrubs shall be a minimum
of two to three feet spread and/or height at planting.
(5)
All flowering ornamental trees shall be a minimum
of six to eight feet in height at planting.
(6)
All deciduous shade trees shall have a minimum of
2 1/2 inch caliper at planting.
(7)
Provisions shall be made for a replacement guaranty of at least 18 months for all plant material. If material fails to survive during this period, replacement shall be made at the beginning of the first successive planting season. All replacements shall have a guaranty equal to that stated above. A performance bond is required in accordance with § 154-41, Required improvements.
C.
Shade (street) trees.
(1)
Shade trees shall be required:
(a)
Along all existing streets when they abut or
lie with the proposed subdivision or land development.
(b)
Along (both sides of) all proposed streets.
(c)
Along access driveways that serve five or more
residential dwelling units.
(d)
Along access driveways that serve two or more
nonresidential properties.
(e)
Along major walkways through parking lots and
between nonresidential buildings, as recommended by the Planning Commission.
(2)
The shade tree requirement may be waived by the Board
of Supervisors where existing vegetation is considered sufficient
to maintain scenic views of open space, farmland, natural features
or other valued features.
(3)
Shade trees shall be located between the ultimate
right-of-way line and the building setback line and shall meet the
following standards:
(a)
Trees shall be planted a minimum distance of
five feet and a maximum distance of 15 feet outside the ultimate right-of-way
line. However, in certain cases, as follows, the Board of Supervisors
may permit trees to be planted within the ultimate right-of-way:
(b)
In nonresidential developments, trees shall
be located within a planting bed within the front yard setback, at
least 10 feet in width, planted in grass, shrubs or ground cover.
(c)
Trees shall be planted so as not to interfere
with the installation and maintenance of sidewalks and utilities.
Trees shall be planted a minimum distance of five feet from curbs
and sidewalks, 15 feet from overhead utilities and 10 feet from underground
utilities.
(d)
Trees shall be planted at a ratio of at least
one tree per 50 linear feet of frontage or fraction thereof. Trees
shall be distributed along the entire frontage of the property, although
they need not be evenly spaced.
(e)
Shade trees shall be comprised predominantly
of species native to the area.
(f)
No more than 10 shade trees of the same species
shall be planted in a group unless a specialized design concept is
desired. Alternating species within a group shall be avoided.[1]
[1]
Editor's Note: Former Subsection C(4), regarding recommended
shade trees, which immediately followed, was repealed 3-15-2021 by Ord. No. 588.
D.
Buffer planting requirements. The land surrounding
any permitted use shall be landscaped, except for paved areas and
necessary parking and service areas, and each apartment house, group
apartment development or nonresidential use shall make such other
suitable screening provisions as are necessary to safeguard the character
of an adjacent area. A buffer area shall be lawns or trees, except
for necessary accessways. Such buffer shall include a suitable and
uninterrupted coniferous planting screen of sufficient height and
density to give maximum protection and immediate screening to the
abutting district. Such screening shall be permanently maintained
and replaced where necessary to present an attractive appearance.
Buffer planting requirements shall be applicable to parking lot facilities,
along the areas fronting major or secondary roads and along the areas
adjacent to other properties. The following requirements shall apply
to all buffers which are required to be installed pursuant to the
requirements of this article.
(1)
All buffers are to be landscaped. Unless specifically
noted herein, landscape buffers may also consist of earthen berms,
fences and masonry walls. To prevent a linear wall appearance, no
segment of a berm, fence or masonry wall shall exceed 50 feet without
a break or offset.
(2)
Earthen berms shall vary in height, length and width,
but shall not exceed a 3:1 slope or a four-foot height. Berms shall
be laid out in a curvilinear manner whenever space allows.
(3)
Every buffer shall include some plants from each of
the following categories: evergreen trees, deciduous trees, flowering
ornamental trees, deciduous and evergreen shrubs, and ground cover.
(4)
All shade and ornamental trees installed in a buffer
shall be planted with an understory of shrubs.
(5)
Buffering specifications. The following specifications
shall be considered minimum in all cases. Specifications are arranged
by buffer type. Specifications for a specific buffer type shall be
utilized for each situation in which that buffer type is required
under the provisions of this article. Existing vegetation should be
integrated into the design of buffers wherever feasible.
(a)
Buffer Type 1: A buffer shall be provided equal
to a width no less than the setback width, at least half of which
shall be planted. The buffer may be located anywhere within the setback
area and may incorporate foundation plantings into a cohesive landscape
design. The buffer shall consist of a minimum of 20% evergreen material
and 80% deciduous material. Required shade trees may be incorporated
into this area.
(b)
Buffer Type 1A: In addition to Buffer Type 1
specifications, where parked cars are oriented perpendicular to an
internal road, additional evergreen and deciduous shrubs and/or earthen
berms shall be provided to form a continuous screen of no less than
three feet in height.
(c)
Buffer Type 2: A buffer width of no less than
25 feet shall be planted. The buffer may be located anywhere within
the setback area and shall be exclusive of foundation plantings. The
buffer shall consist of a minimum of 40% evergreen material and 60
percent deciduous material.
(d)
Buffer Type 2A: In addition to Buffer Type 2
specifications, earthen berms shall be integrated into the landscape.
(e)
Buffer Type 3: A buffer width of no less than
25 feet shall be planted. The buffer may be located anywhere within
the setback area and shall be exclusive of foundation plantings. The
buffer shall consist of a minimum of 70% evergreen material and 30
percent deciduous material. Earthen berms shall be incorporated into
the buffer. This buffer shall be visually opaque year-round.
(f)
Buffer Type 4: Sufficient landscape materials
shall be provided to visually separate the parking area from the building.
E.
Parking lot landscaping requirements. The following
landscaping requirements shall apply to all parking lots of 10 or
more stalls:
(1)
On average, a planting island (minimum dimensions
of nine by 18 feet) shall be provided for every 20 parking spaces.
For double parking bays, the spaces on each side shall be additive
for purposes of applying this standard. Parking islands (same minimum
dimensions) shall be applied at the ends of all parking bays. Each
nine-by-eighteen-foot planting island shall have at least one shade
tree and three shrubs.
(2)
On average, every fourth, full bay of parking shall
be separated from the fifth bay by a ten-foot wide parking bay island
running the entire length of the parking bay, from one end island
to the other. Each ten-foot-wide parking island shall have a minimum
of one shade tree for every 40 feet, on center, six shrubs and one
flowering ornamental tree for every 40 linear feet.
F.
Stormwater
management facility landscaping.
[Added 8-1-2011 by Ord. No. 517[2]]
(1)
Any
landscaping shall be so designed in and adjacent to the stormwater
facility, including but not limited to detention basins and rain gardens,
so that it shall not have a negative effect on the hydrological function
of the facility.
[Amended 3-15-2021 by Ord. No. 588]
(2)
When
a stormwater management facility adjoins existing woodlands, it is
recommended that plantings be selected to blend with the natural surroundings.
(5)
Stormwater
management facility slopes shall be seeded in PennDOT Formula "L"
modified seed mix or an appropriate naturalized seed mix approved
by the Township.
(6)
There
shall be a minimum of one shade tree and two shrubs for each 50 linear
feet of stormwater management facility perimeter. Up to 50% of the
shade trees may be substituted with two flowering trees or two evergreen
trees, at the discretion of the Township. No tree planting shall be
placed on the fill area of a berm.
[2]
Editor’s Note: This ordinance also redesignated former
Subsection F as Subsection G.
G.
Maintenance.
(1)
Required plant material shall be maintained for the
life of the project to achieve the required visual effect to the buffer
or screen. It shall be the ultimate responsibility of successive property
owners to insure that the required plantings are properly maintained.
Dead or diseased plant material shall be removed or treated promptly
by the property owner and replaced at the next growing season.
(2)
All sight triangles shall remain clear, and any plant
material that could endanger safety such as unstable limbs, shall
be removed and the plant material replaced if necessary. It shall
be the responsibility of the property owner to maintain all plantings
and architectural elements to ensure a safe environment.
(3)
Maintenance guidelines for the plantings are encouraged
to be published by the planting plan designer, to be used by grounds
maintenance personnel to ensure that the design's buffering and screening
concepts are continued.
[Added 9-21-1998 by Ord. No. 376; amended 8-1-2011 by Ord. No.
517]
Planting recommendations are included within
the Upper Providence Engineering and Construction Standards and Improvement
Procedures, on file in the Township offices. Applicants are encouraged
to consult with Upper Providence Township's landscape architectural
consultant for any species installations.
[Added 8-7-2006 by Ord. No. 462; amended 10-1-2007 by Ord. No.
476]
The design of buildings and adjacent landscaping
shall be governed by the following criteria:
A.
The project shall be planned and constructed as a
unified development, with compatible architectural design for all
components, including any structured parking. Buildings should be
sited in a manner compatible with adjacent buildings, landscaping
and the streetscape. Consideration should be given to size and height
relationships with adjacent buildings. All buildings within the development
shall be similarly treated on all sides, with the exception of any
side that is hidden or otherwise not within view of customers.
B.
Architectural style of the development shall be designed
to avoid the massive scale and uniform impersonal appearances of a
"big box" commercial center through facade ornamentation, building
offsets, window treatments, variation in rooflines, entry treatments
and upgraded building materials. The focus should be on varying the
spaces among groups of buildings to avoid creating a walled corridor
of long unbroken rows of buildings along a setback or a monotonous
pattern of buildings across a site. Facades should be divided into
increments through the use of architectural features such as bay windows,
offsets, recesses and other devices that break or minimize scale.
Strong vertical and horizontal reveals, offsets and three-dimensional
details between surface planes should be incorporated into building
design to create shadow lines and to further break up flat surfaces.
(1)
In addition to facade ornamentation, proposed
buildings along the primary drive or main thoroughfare that function
as street walls shall include facades that appear to be two stories
in height and have architectural features that complement those of
the ground floor. Corner buildings help to anchor blocks and street
intersections and should be given more prominence. Sixty percent of
the street wall shall be two stories in height or appear to be two
stories in height, and all buildings proposed on corner locations
shall be or appear to be two stories. When a corner location does
not contain a building, a compatible architectural feature shall be
provided at the corner and be of a height similar to a two-story facade.
C.
Building facades greater than 100 feet in length,
including separate buildings that are attached, shall incorporate
one or more architectural features over at least 20% of the length
of the facade. There shall be no uninterrupted length of facade that
exceeds 100 feet.
D.
Smaller retail stores with individual entrances can
help to break up a long facade. Retail stores or restaurants of less
than 25,000 square feet shall have glass facades between the height
of three and eight feet for no less than 60% of the horizontal length
of the building facade.
E.
The ground floor of buildings should provide pedestrian
interest and activity. Each building facade, including separate buildings
which are attached, exceeding 100 feet in length shall have clearly
defined, highly visible customer entrances that include at least two
of the following:
(1)
Weather protection features and entrance details
such as awnings, canopies or porticos; overhangs; recesses/projections;
arcades; raised cornice parapets over the door; peaked roof forms;
and/or arches;
(2)
Outdoor patios;
(3)
Architectural details such as file work and
moldings which are integrated into the building structure and design;
(4)
Integral planters or wing walls than incorporate
landscaped areas and/or places for sitting.
F.
The use of arcades, colonnades or awnings to provide
pedestrian protection is encouraged. Weather protection features should
extend out from the building and provide cover within 30 feet of all
customer entrances and to extend at least three feet wider than the
entrance.
G.
Variations in rooflines shall be used to screen HVAC
equipment, to provide interest, and to reduce the scale of large buildings.
Roofs should provide a variety of vertical dimensions. Multiplaned
and intersecting rooflines are encouraged. Flat-roofed designs are
discouraged. However, if utilized, flat roofs shall include architecture
details such as cornices, decorative facings and arches to provide
interest to the roofline. Additionally, all roof types should have
at least one of the following features:
H.
All ground-mounted exposed HVAC units or other utility equipment shall be screened from customer views. This shall be accomplished through the use of masonry walls and landscaping; see § 154-36.2Q(6) in this chapter for masonry wall requirements.
I.
Exterior building materials and colors contribute
significantly to the visual impact of a building. The exterior building
skin shall be composed of one dominant facing material and not more
than two additional materials. The dominant material shall comprise
sixty percent (60%) or greater of each building elevation, with the
exception of any side that is hidden or otherwise not within view
of customers.
J.
Dominant facade colors shall be complementary to the
architectural style of the building. Detailed elevations with facade
treatment examples, complete with color choices, shall be submitted
to the Township for approval. High-intensity colors, metallic colors
and black are prohibited.
K.
Trim and accent colors should be complementary to
the facade treatment and are subject to approval by the Township.
Colors, utilized specifically in the branding or identity of an establishment,
such as logos or emblems, will be given special consideration by the
Township.
L.
Pedestrian use of the development shall by encouraged
by:
(1)
Reducing walkway distances and providing short
cuts.
(2)
Providing protection from wind and rain especially
at main building entrances and over public walkways.
(3)
Increasing the character and visual diversity
of walkways by varying the paving material. However, the type and
change in materials should be an obvious designed feature and complement
the architecture immediately adjacent to the walkway. Acceptable sidewalk
treatments can be any of the following:
(4)
Providing pedestrian amenities such as benches,
planters, plazas, drinking fountains and water features.
(5)
Providing sufficient walkway widths to allow
for easy flow of pedestrian traffic; minimum widths subject to ADA
compliance.
(6)
Providing adequate, pedestrian-scaled lighting.
Pedestrian-scaled lighting shall be less than 15 feet in height, and
be consistent with the overall concept for the proposed development.
(7)
Providing convenient and direct pedestrian access
from public walkways to primary building entrances.
(8)
Improving the safety and appearance of walkways
when crossing parking and driveway areas by varying the paving material,
texture and color of walkways. Designated crosswalks are required.
M.
Loading facilities shall be provided through screened delivery courtyards, via underground service corridors, or in a similar fashion which is not visually or functionally obtrusive to patrons using the parking areas. Waste receptacles shall be located in areas convenient for on-site use and accessible for collections. Loading areas, trash dumpsters, and HVAC units or other utility equipment shall be screened from views by the use of masonry walls; see § 154-36.2Q(6) in this chapter.
N.
All lighting shall be consistent with the overall
design concept for the development and chosen from a selection of
fixtures approved by the Board of Supervisors. Sufficient lighting
shall be provided for the convenience and safety of the patrons of
the development. All lighting shall comply with the standards of § 154-140
of this chapter.
O.
A gateway feature is required to define the main entry
point(s) of a development. Materials used in the construction of the
gateway feature shall be of a type that is consistent with the overall
appearance of the development. Landscaping shall be designed in conjunction
with the gateway feature, but in no case shall the landscaping or
the gateway feature impact on required sight distances. It is the
intent of the gateway feature to create a unique identity or branding
for the development at the points of highest traffic and visibility.
All gateway features shall be approved by the Board of Supervisors.
Examples of gateway features include, but are not limited to:
P.
Buffering, screening and landscaping, including tree protection and installation, shall be as required by § 182-120.17C of the Zoning Ordinance and §§ 154-35.1 and 154-36 of this chapter. The landscape plan shall be based on a well-defined concept consistent with the architectural character and overall site design and shall be harmonious with and enhance the visual appearance and natural amenities of the area in which the project is located.
Q.
Other landscaping and pedestrian-oriented amenities
shall be utilized throughout the proposed development, including but
not limited to the following:
(1)
Bike racks, as approved by the Township, shall
be located throughout the development.
(2)
Benches and trash receptacles, in a style consistent
with the development, shall be utilized throughout the site, with
special attention given to pedestrian nodes and gathering areas.
(3)
Planters and other vessels for containerized
landscaping are encouraged, especially at building entrances. All
planters shall be safely and securely anchored.
(4)
Trees located in plazas, sidewalk areas, courtyards
or other highly traveled areas shall include tree grates and guards
and shall be subject to Township approval.
(5)
Portable structures, such as market carts, ticket
booths or tents, shall be placed and maintained when approved by the
Township. All portable structures shall be anchored in a safe and
secure manor. No vending machines shall be permitted, unless said
vending machines are located within a building or other approved enclosure.
(6)
Masonry walls shall be utilized to enclose trash
dumpsters and loading areas and shall be of a material and color compatible
with the nearest building; they can also be used in lieu of berms
to screen other views. Walls that help define pedestrian spaces are
encouraged. Walls shall not obstruct or otherwise interfere with sight
distances at intersections. Wall material shall be consistent with
the concept of the proposed development. This section does not include
retaining walls.
R.
Signs shall be in accordance with Article XIX, § 182-146.2, of the Zoning Ordinance. All signs shall be consistent with the overall design concept for the development and be appropriate to the type of activity to which they pertain. Design elements such as the size, shape, materials, lighting, color, lettering style and the number and arrangement of signs should present a unified appearance. The color of individual store signage should coordinate with any awnings that are provided. The monument signs required by § 182-146.2I(1) shall be masonry.
S.
Outdoor storage. The use of outdoor areas for any
type of storage is prohibited. The use of semitrailers, metal storage
or shipping containers or temporary storage buildings for temporary
storage or during a loading or unloading procedure is permitted only
in designated loading areas.
[Added 12-3-2007 by Ord. No. 480; amended 9-16-2013 by Ord. No.
529]
Any building or group of buildings proposed
for the NC Neighborhood-Convenience Commercial District or the Village
Commercial and Office District should, through its architectural design,
reflect the existing residential character of the area. In addition,
the following design guidelines are required:
A.
Building facades.
(1)
Building facades greater than 50 feet in length,
including separate buildings that are attached, shall incorporate
one or more architectural features over at least 20% of the length
of the facade. There shall be no uninterrupted length of facade that
exceeds 50 feet. Architectural features include but may not be limited
to the following:
(2)
No building facade shall be longer than 125
feet when that building facade is within 300 feet of and less than
or equal to 35° of being parallel to any roadway.
B.
Variations in rooflines shall be used to screen HVAC
equipment, to provide interest, and to reduce the scale of large buildings.
Roofs should provide a variety of vertical dimensions. Multiplaned
and intersecting rooflines are encouraged. Flat-roofed designs are
generally discouraged and specifically prohibited on any building
constructed within 50 feet of a residential zone. If utilized, flat
roofs shall include architecture/details such as cornices, decorative
facings and arches to provide interest to the roofline. Additionally,
all roof types should have at least one of the following features:
D.
The exterior building skin shall be composed of one
dominant facing material and not more than two additional materials.
The dominant material shall comprise 60% or greater of each building
elevation, with the exception of any side that is hidden or otherwise
not within view of customers.
(1)
Dominant exterior materials may include wood,
brick, stone or stone veneer (cultured stone or equivalent), glass
(warm and cool tones), stucco and synthetic stucco, or concrete masonry
unit (CMU). CMU is allowed only as split-face block or block molded
with a textured surface.
(2)
Dominant exterior building materials may not
include aluminum siding, vinyl siding, smooth-faced CMU, tilt-up concrete
panels or highly reflective/mirrored glass.
E.
Dominant facade colors shall be complementary to the
architectural style of the building. Detailed elevations with facade
treatment examples, complete with color choices, shall be submitted
to the Township for approval. High-intensity colors, metallic colors
and black are prohibited. Trim and accent colors should be complementary
to the facade treatment and are subject to approval by the Township.
Colors, utilized specifically in the branding or identity of an establishment,
such as logos or emblems, will be given special consideration by the
Township.
F.
Knee wall and fence design standards.
(1)
All knee wall and fences shall be constructed of materials similar or complementary to the building materials as herein described in Subsection D of this section. All knee walls shall be opaque for a minimum height of 2 1/2 feet above grade.
(2)
All knee walls as provided for in the NC District
shall not be lower than 30 inches or taller than 42 inches and shall
be designed and/or placed in such a way that they will not obstruct
any required sight lines for required driveways.
[Added 12-15-2008 by Ord. No. 495]
Any residential dwelling unit or group of dwelling
units proposed for the TDR District should, through their architectural
design, reflect the existing residential character of the area. In
addition, the following design guidelines are required:
A.
Facade treatment (i.e., architectural details) and
overall color palate must be varied throughout a TDR subdivision.
In no instance shall more than one out of five contiguous dwelling
units have the same facade treatment, roof color, and color palate.
Dwelling units directly across from each other on opposite sides of
any street may not have identical facade treatments and overall color
palates. In addition, dwelling units within 100 feet of each other
on opposite sides of the street, as measured between the closest sides
of the dwellings as shown in the sketch below, shall not have identical
facade treatments, roof colors, and color palates. Roof color and/or
material shall be varied with the same frequency as facade treatments
and color palates.
 |
B.
Attached garages shall be varied in their location.
Where adequate lot width is available, side entry garages shall be
provided. For side entry garages, no more than six in a row shall
be on the same side of the dwelling. It is strongly encouraged that
when it is feasible, garages should face each other on adjacent lots.
C.
On a minimum of 75% of the homes in a subdivision
with transferable development rights or of a separate phase of such
subdivision, the exterior building skin shall be composed of one dominant
facing material and not more than two additional materials. The dominant
material shall comprise 60% or greater of each building elevation,
with the exception of any side that is hidden or otherwise not within
view from a street. Dominant exterior materials shall include: wood,
brick, stone, or stone veneer (cultured stone or equivalent), or stucco
and synthetic stucco.
D.
Except for accent purposes on no greater than 10%
of any elevation, aluminum siding, vinyl siding or fiber-cement siding
shall not be utilized.
E.
Dominant facade colors shall be complementary to the
architectural style of the building. Detailed elevations with facade
treatment examples, complete with color choices, shall be submitted
to the Township for approval. Trim and accent colors should be complementary
to the facade treatment and are subject to approval by the Township.
F.
All residence doors (including garage doors) facing
a street shall be wood, wood-stained, faux wood finish or other finishes
as approved by the Township.
G.
A reverse-frontage buffer in accordance with § 154-24.1 of this chapter shall be required for any number of reverse-frontage lots in a subdivision with transferable development rights; provided, however, the minimum width of the setback required by § 154-24.1B(1) may be reduced to 15 feet.
Wherever practicable, provision shall be made
for suitable open space for parks, playgrounds and recreational areas.
In commercial areas, provision shall be made for suitable open space
for walkways (connecting parking facilities with commercial structures),
malls, sitting areas, etc. Due consideration shall be given to the
preservation of natural features, including large trees, groves, waterways,
scenic points, historical spots and other community assets.
A.
The standards of design of this article should be
used to judge the adequacy of subdivision proposals. Where, in the
opinion of the Township Planning Commission, the literal application
of these standards in certain cases would work undue hardship or be
plainly unreasonable, the Township Planning Commission may recommend
to the Board of Supervisors such reasonable exceptions as will not
be contrary to the public interest. The Board of Supervisors may modify
or adjust the standards to permit reasonable utilization of property
while securing substantial conformance with the objectives of the
regulations.
B.
The standards included in these regulations are minimum
design requirements. The Board of Supervisors reserves the right in
any case to request that development features exceed these standards
if conditions so warrant.
C.
In reviewing subdivision or land development plans,
the governing body shall refer such plans to the Township Planning
Commission for recommendations concerning the adequacy of existing
and proposed community facilities to serve the additional dwellings
proposed by the subdivision or land development.
D.
Subdividers are requested to give careful consideration
to the desirability of providing adequate rights-of-way and paving
on existing streets and reserving areas and easements for facilities
normally required in residential sections, including churches, libraries,
schools and other public buildings, parks, playgrounds and playfields,
shopping and local business centers and rights-of-way and easements
for stormwater, water and sanitary sewer facilities in those areas
that cannot be immediately joined to the existing stormwater, water
and sanitary sewer systems of the Township.
E.
Areas provided or reserved for such community facilities
should be adequate to provide for building sites, landscaping and
off-street parking as appropriate to the use proposed. The Board of
Supervisors reserves the right to accept or refuse offers of dedication
for public uses.
[Added 1-15-1990 by Ord. No. 296; amended 10-19-1992 by Ord. No.
317]
The developer or property owner shall provide
and install all required street signs, speed limit signs and all other
regulatory signs. A street sign for a new street shall be installed
within 10 calendar days from completion of the installation of the
base course for that street. All signs shall meet the requirements
of the Pennsylvania Department of Transportation.
[Added 1-15-1990 by Ord. No. 296; amended 6-3-2002 by Ord. No.
416]
Lighting shall be provided within parking facilities and recreational facilities when required by the township. The developer or property owner shall provide a lighting plan in accordance with the requirements of § 154-12H. herein which shall be approved by the Township Board of Supervisors upon recommendation of the Township Lighting Consultant and Township Engineer, before final plan approval. Lighting shall be designed and installed in accordance with the following requirements; provided, however, that lighting shall also be provided along public streets, when required, in accordance with the applicable requirements herein:
A.
All parking areas, walkways, and passageways serving
commercial and residential land developments shall be illuminated
to the satisfaction of Upper Providence Township Board of Supervisors
and Township Lighting Consultant.
B.
Where required by Supervisors, streetlights and all
accessory equipment shall be provided at the expense of the developer
at all intersections, end of culs-de-sac, and between all intersections
at spacing approved by the Township Lighting Consultant. As a minimum,
all residential developments (or other, as required by Supervisors)
shall be constructed with a minimal number of connections (to the
power source), underground streetlight wiring system (wire protected
by conduit), including all accessory equipment required for future
installation of streetlights (and foundations) by others. Plan for
residential lighting and underground wiring system (energizing plan)
shall be prepared by the Township Lighting Consultant and presented
to the developer upon receipt of development's underground wiring
layout when supplied by the energy supplier. Supply of this underground
wiring plan to Township Lighting Consultant is the responsibility
of the developer.
C.
All streetlights, where required by the Upper Providence
Board of Supervisors, shall have an LED lighting source (pole-mounted)
which provides lighting in accordance with current recommended IESNA
standards for streetlights. All lighting and accessory equipment shall
be standard equipment as approved by the Township Lighting Consultant
or variations as approved by the Township Board of Supervisors.
[Amended 3-15-2021 by Ord. No. 588]
D.
Streetlights shall be energized at time of issuance
of the first use and occupancy permit of the development, or where
a development is phased, at the time of the issuance of the first
use and occupancy permit for each individual phase. All fees for connection
and operation of such lights shall be the responsibility of the developer
until Upper Providence Township formally accepts dedication of public
improvements. Upper Providence Township shall coordinate energizing
of lights, in accordance with the approved energizing plan. Request
for electrical connection shall only be made by Upper Providence Township.
Upper Providence Township shall pay all associated connection and
operation feed (to the energy supplier) for which the developer shall
reimburse the Township for connection fees and operation fees under
rate SLS, on a monthly basis, including appropriate administration
fees. This payment arrangement shall continue until formal acceptance
of dedication of public improvements, at which time, Upper Providence
Township shall assume these responsibilities. The developer shall
warranty all parts and associated labor for the streetlighting system
for the period of time from date of installation until 18 months from
the date of formal acceptance of public improvements by the Township.
In developments in which improvements are not to be dedicated, the
start of the eighteen-month period shall be the later of either the
date on which the Township deems the installation to be complete based
upon the approved final plan and in proper operating order, or the
date on which the use and occupancy permit for the final building
in the development or applicable phase is granted.
E.
Upon completion of streetlight installation, the developer
or his designated representative shall notify the Township Lighting
Consultant and Township Engineer, in writing, of completion of lighting
facilities. Copy of the Electrical Underwriter's certificate shall
also be included with this notification.
F.
All other proposed lighting such as building lights,
general parking areas, sidewalk/walkway/pathway illumination, driveway
illumination, signs or other ornamental lighting shall be shown in
sufficient detail on the lighting plan to allow determination of the
effects on adjacent properties, traffic safety, and overhead sky glow.
G.
Unless stated herein or otherwise required by Supervisors,
all lighting systems shall utilize LED lighting sources. No floodlights
permitted without written waiver from the Township. The incident light
spill-off at the development boundaries shall not exceed 0.10 fc at
any point along off-street areas and 0.30 along public roadways. Lighting
shall have intensities and uniformity ratios in accordance with the
current recommended practices of the Illuminating Engineering Society
of North America (IESNA) as contained in the most current editions
of the following publications:
[Amended 3-15-2021 by Ord. No. 588]
H.
For freestanding lighting, all fixtures shall utilize
appropriate sharp cutoff luminaires. Shielding shall be provided to
screen light sources at angles above 72° to 90° from the vertical.
All lenses must be flat with no dropped dish variety permitted. Maximum
height of freestanding fixtures shall not exceed 25 feet. Fixture
heights shall be measured from the bottom of the fixture to ground
level.
I.
For building-mounted lighting, shielding shall be
provided so as to screen the light source and directed reflectors
at angles above 72° to 90° from the vertical. In all cases,
lighting will not be permitted along the outline of a building(s)
or along rooflines.
J.
For canopy lighting, all fixtures shall be recessed
in the canopy with no lens lower than the canopy surface. Recessed
fixtures shall be shielded so that the light source is screened at
angles above 90° from the vertical. Maximum footcandle level permitted
under canopy not to exceed 50 footcandles at any point.
K.
Outdoor sales areas shall not be permitted to exceed
50 footcandles at any specific point on the front line display areas.
General parking and storage areas shall not exceed 20 footcandles
at any specific point. In no case shall floodlights be utilized to
illuminate front sales line or general area.
L.
Athletic fields shall:
[Amended 12-16-2013 by Ord. No. 535]
(1)
Athletic fields shall be provided with glare guards unless granted
specific waiver by the Township.
(2)
All recreation activities shall not exceed the following:
|
Activity
|
Maximum Footcandles
| |
|---|---|---|
|
Baseball
|
30/50
| |
|
Football
|
30
| |
|
Soccer
|
30
| |
|
Tennis
|
30
| |
|
Basketball
|
25
| |
|
All other activities not specifically named
|
30
|
(3)
The Board of Supervisors has discretion, by resolution, to limit
the hours that the lights on an athletic field may be used.
M.
For developments that include traffic signalization,
said signalization is encouraged wherever possible to include streetlighting
as overbuilds on signal standards.
N.
All traffic signals shall include emergency service
pre-emption provision compatible with existing system.
O.
All traffic signals shall include LED-type lights
or equal as approved by the Township Lighting Consultant.
P.
For all of the foregoing standards, whether subjective
or objective, the Township Lighting Consultant shall be the sole arbiter
for section interpretation.
