Source: https://ecode360.com/11076581
Timestamp: 2019-04-19 10:52:15+00:00

Document:
§ 255-24 Applicability of standards.
§ 255-30 Off-street loading facilities.
§ 255-31 Grading and drainage.
§ 255-32 Erosion and sediment controls.
§ 255-37 Sidewalks and pedestrian paths.
§ 255-40 Multifamily and attached-dwelling residential development.
§ 255-40.1 Town center residential.
§ 255-43 Recreation areas and open space.
§ 255-43.1 Park and recreational land and fee requirements.
The following subdivision and land development principles, standards and requirements will be applied in evaluating plans for proposed subdivisions and land developments.
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety and general welfare.
Where literal compliance with the standards specified herein is clearly impractical, the Board of Commissioners may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
All portions of a site being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and locked areas shall not be created.
In general, lot lines shall follow Township boundary lines rather than cross them.
The developer shall conform to all applicable performance standards, including but not limited to those contained in Chapter 175, Grading, Excavations and Fills; Chapter 280, Zoning; and Chapter 263, Trees.
Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.
Land subject to subsidence and land deemed to be topographically unsuitable may not be platted for residential use or for such other uses as may increase danger to health, life or property until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plans. Such land within the subdivision or land development shall be set aside on the plan for uses which shall not endanger life or property or further aggravate or increase the existing menace.
In reviewing subdivision plans, the Board of Commissioners shall consider the adequacy of existing or proposed community facilities to serve the additional buildings proposed by the subdivision.
Where deemed essential by the Board of Commissioners, upon consideration of the particular type of development proposed and especially in large-scale residential developments, the Board of Commissioners may require the dedication or reservation of such areas or sites of an extent and locationsuitable to the needs created by the development for schools, open space, parks and other purposes.
Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision or land development, the Board of Commissioners may require the dedication or reservation of such area within the subdivision or land development, in those cases in which the Board of Commissioners deems such requirements to be necessary.
Proposed streets shall conform to such county and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law.
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
Residential streets shall be so laid out as to discourage through traffic; however, the arrangement of streets shall provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future subdivision.
If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary.
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac. Stub streets shall be properly closed to through traffic until such time as the street is extended.
Stub streets greater in length than one lot width shall be provided with a turnaround designed to meet the standards required for culs-de-sac and shall be provided with sufficient rights-of-way to permit the future extension of the street into the adjacent property.
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated within the Township, and all street names shall be subject to the approval of the Board of Commissioners.
Any applicant who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation.
Pursuant to the table below, new streets will be classified according to the average daily traffic (ADT) which will be expected to use the street. If a new street will serve as a stub or connector street, its classification must be determined in accordance with its ultimate traffic, given full development.
ADT's may be based upon actual vehicle counts or calculated by using the Trip Generation Rates Table in § 255-20B(5).
Expressway: Mid-County Expressway (U.S. Interstate 476).
Arterials: Lancaster Pike (U.S. Route 30), North Spring Mill Road (Pa. Route 320) and Sproul Road (Pa. Route 320).
Major collectors: Bryn Mawr Avenue, Conestoga Road, County Line Road, Darby and Paoli Road, Eagle Road, King of Prussia Road, Matsonford Road, North Wayne Avenue, Radnor and Chester Road, South Wayne Avenue and Upper Gulph Road.
Minor collectors: Brooke Road, Clyde Road, Godfrey Road (Darby and Paoli Road to Sproul Road), Goshen Road, Gulph Creek Road, Iven Avenue, Lowrey's Lane, Malin Road, Maplewood Road, Newtown Road, North Ithan Avenue, Pine Tree Road (King of Prussia Road to Upper Gulph Road), Radnor Street, Roberts Road (South Ithan Avenue to County Line Road), St. David's Road (southwest of Darby and Paoli Road), Sinkler Drive, South Aberdeen Avenue, South Devon Avenue, South Ithan Avenue, Valley Forge Road, West Wayne Avenue and Wyldhaven Road.
Local streets: All other existing streets shall be classified as local streets.
New streets shall be classified on the basis of a traffic impact study and/or a classification approved by the Board of Commissioners.
*As recommended by the Pennsylvania Department of Transportation.
**Twenty-four feet in R-1 and AC Districts.
***Not required in the R-1 and AC Districts.
Additional right-of-way and/or cartway widths may be required by the Board of Commissioners in order to lessen traffic congestion, to secure safety from fire, panic and other dangers, to facilitate the adequate provision for transportation and other public requirements and to promote the general welfare.
Short extensions of existing streets with lesser rights-of-way and/or cartway widths than prescribed above may be permitted; provided, however, that no section of new right-of-way is less than 40 feet in width and such extensions shall be less than 100 feet in length.
Where a subdivision abut or contains an existing street of inadequate right-of-way width, the Board of Commissioners may require the reservation or dedication of rights-of-way to conform to the above standards. The center line of the ultimate right-of-way shall be the same center line as the existing right-of-way.
New half or partial streets will not be permitted, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
Permanent or temporary culs-de-sac shall have a minimum length of 250 feet but shall neither exceed 800 feet in length nor furnish access to more than 20 dwelling units.
Culs-de-sac shall have at the closed end a turnaround with a right-of-way having a minimum outside radius of not less than 60 feet and shall be paved to a radius of not less than 40 feet.
Grades across culs-de-sac shall not exceed 3%.
No more than five lots may be permitted to front on a private street.
The private street shall have a right-of-way width and a horizontal and vertical alignment consistent with the requirements for public streets.
The private street shall meet minimum pavement structure requirements.
The private street shall be owned and maintained by all abutting property owners. A homeowner's association or other legal entity approved by the Board of Commissioners shall be formed in order to properly administer such maintenance responsibilities.
The Board of Commissioners shall reserve the right to order the reconstruction of the private street up to Township standards and subsequent dedication as a public street, if such private street is deemed to be a safety or health hazard. Costs of such reconstruction shall be assessed against all abutting property owners and shall be borne by said property owners.
Private streets shall be indicated as such on the record plan and shall be subject to contract and guaranty requirements as described in Article VII.
Whenever local street lines are deflected in excess of five degrees, connection shall be made by horizontal curves. All other streets shall not have angle points in the alignment.
Local streets and courts: 150 feet.
Major collectors and arterials: 500 feet.
Except on local streets, a minimum tangent of 100 feet shall be required between curves.
A long radius curve shall be preferred to a series of curves and tangents.
The approaches to an intersection shall follow a straight course for at least 100 feet for local streets and courts. Approaches for other street types shall be designed in accordance with accepted engineering standards.
Center-line grades shall not be less than 1.5%.
Courts and local streets: 10%.
Arterials and all collector streets: 6%.
Vertical curves shall be used at changes of grade exceeding 1%.
Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area of 4% grade or less shall be provided for a minimum distance of 100 feet for local streets. Approaches for other street types shall be designed in accordance with accepted engineering standards.
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 70°.
Multiple intersections involving the junction of more than two streets shall be prohibited.
In all districts, no structure, fence, planting or other structure shall be maintained between a plane two feet above curb level and a plane seven feet above curb level so as to interfere with traffic visibility across the corner within that part of the required front, side or rear yard which is within the clear sight triangle.
Minor collectors and local streets shall not intersect on the same side of a major collector or arterial at an interval of less than 600 feet.
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 200 feet between their center line.
Minimum curb radii at street intersections shall be 25 feet for local streets; 30 feet for collectors; 35 feet for arterials; and 10 feet for driveways.
Right-of-way radii shall be concentric with the curb radii.
Where a subdivision abuts or contains an existing or proposed arterial or collector street, the Township may require reverse-frontage lots or such other treatment as will provide protection for abutting properties, reduce the number of intersections with the major street and separate local and through traffic.
Access to parking areas on commercial, institutional, planned business and industrial sites shall be controlled and shall be so located as to provide a minimum of 200 feet between points of access.
Private driveways, where provided, shall be located not less than 40 feet from the intersection and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as defined herein.
Driveway grades shall not exceed 16%.
In general, no private driveway shall take access to an arterial or major collector street. Driveways shall be so located and designed as to provide a reasonable sight distance at street intersections.
No common driveways shall be permitted between two or more single-family dwellings.
No common driveway shall provide access to more than three lots or three single-family dwellings.
For passing overtaken vehicles on two- and three-lane streets.
For intersections to ensure safe crossing or entering of an intersecting street.
To be determined by Township Engineer, in accordance with accepted engineering standards.
The design standards specified below shall be required for all off-street parking facilities with a capacity of three or more vehicles.
Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicles.
All parking spaces shall be marked so as to provide for orderly and safe parking.
At no time shall angle or perpendicular parking be permitted along public streets.
Except at entrance and exit drives, all parking areas shall be set back from the right-of-way line and all property lines pursuant to the provisions of Chapter 280, Zoning. The distance between this required setback and the cartway shall be maintained as a planting strip or planting strip and sidewalk.
No more than 10 parking spaces shall be permitted in a continuous row without being interrupted by landscaping and concrete curb.
No one area for off-street parking of motor vehicles shall exceed 30 cars in capacity. Separate areas on a parcel shall be physically separated from one another by ten-foot-wide planting strips and concrete curb.
Parking lots with less than 30 spaces shall not have a grade exceeding 5%. Parking lots with more than 30 spaces shall not have a grade exceeding 3%. No grade cut, fill or height difference between terraced parking areas shall exceed four feet unless approved by the Board of Commissioners.
In no case shall parking areas for three or more vehicles be designed to require or encourage cars to back into a public street in order to leave the lot.
Entrances and exits to and from off-street parking areas shall be located so as to minimize interference with street traffic.
For the purpose of servicing any property held under single and separate ownership, entrance and exit drives crossing the street line shall be limited to two along the frontage of any single street and their center lines shall be spaced at least 80 feet apart. On all corner properties, there shall be a minimum spacing of 60 feet, measured at the street line, between the center line of any entrance or exit drive and the street line of the street parallel to said access drive.
A minimum of 12 feet for one-way use only.
A minimum of 25 feet for two-way use.
A maximum of 25 feet at the street line and 35 feet at the curbline.
Tire bumpers shall be installed so as to prevent vehicle overhang on any sidewalk area.
No less than a five-foot radius of curvature shall be permitted for all curblines in parking areas.
All dead-end parking areas shall be designed to provide sufficient backup area for the end stalls of a parking area.
Raised pedestrian crosswalks and refuse islands shall be provided at intervals not exceeding 200 feet along the length of each parking area.
Pedestrian crosswalks in parking areas shall not be subject to passage or concentration of surface runoff.
All common parking areas shall be adequately lighted during after-dark operating hours. All lighted standards shall be located on raised parking islands and not on the parking surface.
All artificial lighting used to illuminate any parking space or spaces shall be so arranged that no direct rays from such lighting shall fall upon any neighboring property or streets, nor shall any high-brightness surface of the luminaries be visible from neighboring residential properties or from a public street.
Where semi-attached, attached or multiple dwellings are proposed and where private garages or driveways are proposed to be used to meet the off-street parking requirements, one parking space per four dwelling units of overflow off-street parking shall be provided. Such parking may be located either in a public parking facility or on individual lots.
Concrete curb shall be required along the perimeter of all parking areas exceeding a ten-car capacity.
All parking areas shall have at least one tree 2 1/2 inches minimum in caliper for every five parking spaces in single bays and one tree 2 1/2 inches minimum in caliper for every 10 parking spaces in double bays. Trees shall be planted in such a manner to afford maximum protection from the sun for parked vehicles. A minimum of 10% of any parking lot facility over 2,000 square feet in gross area shall be devoted to landscaping, inclusive of required trees.
Plantings shall be able to survive soot and gas fumes. Trees which have low-growing branches, gum or moisture which may drop on vehicles, blossoms, thorns, seeds or pods which may clog drainage facilities shall be avoided.
Off-street loading facilities shall be designed to conform to the following specifications.
Each space shall be no less than 14 feet wide, 60 feet long and 17 feet high, exclusive of drives and maneuvering space, and located entirely on the lot being served.
There shall be appropriate means of access to a street or alley as well as adequate maneuvering space.
The maximum width of driveways and sidewalk openings measured at the street lot line shall be 35 feet; the minimum width shall be 20 feet.
All accessory driveways and entranceways shall be graded, have a bituminous surface and be drained to the satisfaction of the Township Engineer to the extent necessary to prevent nuisances of dust, erosion or excessive water flow across public streets or sidewalks.
Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard or an unreasonable impediment to traffic.
The lighting requirements of § 255-29A(19) shall be met, if applicable.
Provisions for the control of surface water should, if possible, be constructed to encourage percolation of the water into the ground to aid in the recharge of groundwaters.
Blocks and lots shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools.
All drainage provisions shall be of such design as to carry surface waters to the nearest practical and adequate street storm drain, retention basin, natural watercourse or other drainage facility.
The subdivider or developer shall construct and/or install such drainage structures and/or pipes as are necessary to prevent erosion damage and to satisfactorily carry off or retain and release surface waters.
The fill is located so that settlement, sliding or erosion will not result in property damage or be a hazard to adjoining property, streets, alleys or buildings.
A written statement from an engineer experienced in erosion control, certifying that he has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the Township Engineer.
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.
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.
Storm drains and appurtenances shall be required to be constructed by the owner to take surface water from the bottom of vertical grades, to lead water away from springs and to avoid excessive use of cross gutters at street intersections and elsewhere.
Unless otherwise directed by the Board of Commissioners and the Pennsylvania Department of Environmental Resources, watercourses shall remain open and shall not be piped or incorporated into a storm sewer system.
Detention and retention basins shall be designed to utilize the natural contours of the land whenever possible. When such design is impracticable, the construction of the basin shall utilize slopes as shallow as possible to blend the structures into the terrain.
Editor's Note: See also Ch. 175, Grading, Excavations and Fills.
No changes shall be made in the contour of the land and no grading, excavation, removal or destruction of the topsoil, trees or other vegetation cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been processed and reviewed by the Township Engineer and the Delaware County Conservation District. The Board of Commissioners may waive this requirement for minor subdivisions.
There has been a determination by the Board of Commissioners that a plan for minimizing erosion and sedimentation is not necessary.
Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the Delaware County Conservation District. The Township Engineer shall ensure compliance with the appropriate specifications, copies of which are available from the district.
The Board of Commissioners, in its consideration of all preliminary plans of subdivision and land development, shall condition its approval upon the execution of erosion and sediment control measures as contained in Chapter 175, Grading, Excavations and Fills.
Final approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the approval of the final subdivision or land development plans and become a part thereof.
The Township Engineer shall review stream channel construction on watersheds with a drainage area in excess of 320 acres or in those cases where downstream hazards exist and shall submit a review of said construction to the Pennsylvania Department of Environmental Resources. Said construction shall be approved by the Pennsylvania Department of Environmental Resources prior to final plan approval.
Provision of adequate sites for types of buildings proposed.
Zoning requirements as to lot sizes, dimensions and minimum lot areas per dwelling unit.
The limitations and opportunities of the topography.
Requirements for safe and convenient vehicular and pedestrian circulation and access.
Blocks shall have a maximum length of 1,600 feet and a minimum length of 300 feet. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
Lot dimensions and areas shall not be less than specified by Chapter 280, Zoning.
Residential lots shall front on an existing or proposed street.
Through lots are prohibited, except where employed to prevent vehicular access to arterial or collector streets.
Insofar as practical, side lot lines shall be at right angles to straight lines or radial to curved street lines. Acute angles or small projections shall be avoided. However, different lot shapes will be permitted if they can be shown to be necessary or desirable to relate building sites to the terrain or to provide better site utilization and building relationships.
The depth of lots shall generally not exceed their width by more than 2.5 times. All lots shall be serviced by a street designed in accordance with the provisions of this chapter.
The subdivision of a tract which creates nonconforming side and rear yards for existing buildings will not be approved unless variances have been granted by the Zoning Hearing Board prior to final-plan submission.
Easements with a minimum width of 20 feet shall be provided as necessary for utilities.
To the fullest extent possible, easements shall be adjacent to rear or side lot lines.
No structure requiring a building permit or plantings, except for lawn and/or paving shall be set or put within the area of a utility easement.
Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially to the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 50 feet or as may be required or directed by the Township and/or the Department of Environmental Resources. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Township.
Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained without being detained over lands within or beyond the boundaries of the subdivision or land development, the applicant or owner shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for discharge or drainage; and for carrying off of such water; and for the maintenance, repair and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes; and which shall be of sufficient width for such passage and work. The owner shall convey, free of charge or cost, such easements to the Township upon demand.
Curbs shall be provided along streets when required by the Township.
Sidewalks and pedestrian paths shall minimize pedestrian-vehicle conflict and shall be provided when required by the Board of Commissioners.
The minimum width of all sidewalks and pedestrian paths shall be four feet.
Sidewalks and public paths shall be located within a public right-of-way, a public easement or a common open space area.
Curb cuts shall be provided at all street crossings.
Sidewalks and pedestrian paths shall be adequately lighted, if required by the Board of Commissioners.
The grades and paving of sidewalks and pedestrian paths shall be continuous across driveways. Where heavy traffic volume is expected, a special paving treatment may be required by the Board of Commissioners.
Sidewalks and pedestrian paths shall be laterally pitched at a slope of not less than 1/4 inch per foot to provide for adequate surface drainage.
Sidewalks and pedestrian paths shall not exceed a seven-percent grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. Where sidewalk grades exceed 5%, a nonslip surface texture shall be used.
Sidewalks and pedestrian paths shall be of a hard surface composition if heavy pedestrian or bicycle traffic will be served and shall be constructed according to Township specifications. An occasionally utilized footpath may utilize gravel, pine bark chips or other material approved by the Board of Commissioners.
Sidewalks adjacent to angle parking areas shall be set back a minimum of five feet to prevent car overhang from restricting pedestrian movement along the sidewalk.
Sidewalks shall be required in developments where lot areas are 20,000 square feet or less.
Within any land development or major subdivision, street trees shall be planted along all streets where suitable street trees do not exist.
Street trees 2 1/2 inches dbh at intervals of not more than 30 feet along both sides of new streets and along one or both sides of an existing street within the proposed subdivision or land development. An equivalent number may be planted in an informal arrangement, subject to the approval of the Board of Commissioners.
Street trees shall not be planted opposite each other, but shall alternate.
At intersections, trees shall be located no closer than 50 feet from the intersection of the street rights-of-way.
Street trees shall be planted on lots rather than within the right-of-way, unless otherwise approved by the Board of Commissioners.
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, suitable for street use and in conformity with the standards of the American Association of Nurserymen.
The minimum caliper measured at a height of six inches above the finished grade level shall be 2 1/2 inches.
Acer saccharum columnaris: columnar sugar maple.
Acer rubra columnaris: columnar red maple.
Fraxinus pennsylvanica lanceolata: green ash.
Gleditsia tricanthos inermis: moraine locust.
Phellodendron amurense: Amur cork tree.
Plantanus acerifolia: London plane tree.
Prunus kwansan: kwansan cherry (upright form).
Pyrus calleryana bradford: Bradford pear.
Upon the approval of the Board of Commissioners, other species may be utilized.
Editor's Note: See also Ch. 263, Trees.
Interior crosswalks may be required whenever necessary to facilitate pedestrian circulation and to give access to community facilities in blocks of over 1,000 feet in length.
Such crosswalks shall have an easement width of not less than 20 feet and a paved walk of not less than four feet. They shall be clearly marked by bollards, paving material, signing, lights or similar provisions to ensure their visibility to motorists.
Approval of the preliminary plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be resubmitted and processed pursuant to Article III.
Attached-dwelling types should incorporate varied designs, architectural modes and setbacks.
Access to the dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the occupants.
Access and circulation for fire-fighting and other emergency equipment, moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
Walking distance from the main entrance of a building or single-family dwelling unit to a parking area shall be less than 100 feet. Exceptions to this standard shall be reasonably justified by compensating advantages, such as desirable views and site preservation through adaption to topography. In no case shall the distance exceed 250 feet.
Grading shall be designed for buildings, lawns, paved areas and other facilities to assure adequate surface drainage, safe and convenient access to and around the buildings, screening of parking and other service areas and conservation of desirable existing vegetation and natural ground forms.
Grading around buildings shall be designated to be in harmony with natural topography.
Driveways shall be provided on the site where necessary for convenient access to dwelling units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services. Driveways shall enter public streets at safe locations.
Driveways shall be planned for convenient circulation, suitable for traffic needs and safety.
All driveways shall be paved and constructed in accordance with Township standards.
Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
Collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents and shall be adequately screened and landscaped.
If public collection is anticipated, the containers and the placement thereof shall be subject to the approval of the Township Engineer.
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and desirable topographic features. Additional plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features.
All regulations in § 255-40 shall apply unless otherwise expressly superseded in this section.
Plant material shall be added if it adds privacy, shade, or beauty to the buildings and grounds where possible, but not required as to force a setback or yard in a lot.
Perpendicular and angle parking may be permitted along public streets.
Parking and driveway design shall allow vehicles to back out of a lot on to a local street.
Buildings in this district developed for town center residential use will be exempt from buffer, screen and setback requirements.
Shade trees shall only be required when that they are physically possible within the lot and whose placement shall comply with § 255-38.
Encroachment on or above the second floor of a structure shall be allowed over the public right-of-way so long as it does not project more than 36 inches into the right-of-way. An encroachment shall not present a hazard to public safety as determined by the Township Engineer.
The platting of individual lots for nonresidential uses shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by the Board of Commissioners to assure the free flow of through traffic from vehicles entering or leaving parking and loading areas.
When two adjacent lots proposed for nonresidential uses front on an arterial or major collector street, the applicant may be required to provide common ingress and egress as well as common parking facilities. When three or more adjacent lots are proposed for nonresidential uses, the applicant may be required to provide a service road for common ingress and egress.
Alleys or service streets shall be required in commercial and industrial land developments, except where adequate provisions are made for off-street loading.
Dead-end alleys shall be avoided; but where this proves impossible, they shall be terminated with a paved turnaround of adequate dimensions as approved by the Board of Commissioners.
Streets shall not be connected to local streets intended for predominantly residential traffic.
Parking areas shall be located and designed in such a manner that they are visibly secluded from eye level in the surrounding area. Grading to depress the parking area, raised berms, landscaping or fencing are satisfactory methods to create such seclusion.
Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided. Collection stations shall be screened from view and landscaped.
Buffer screens are required between subdivisions and land developments and along existing streets to soften visual impact, to screen glare and to create a visual barrier between conflicting land uses. The extent of screening required shall be determined by the type of use proposed and the adjacent uses or streets surrounding the proposed development. The impact of the proposed use on adjoining properties is the basis for establishing buffer screen standards.
Step 1: site analysis and determination of buffer screen class. For each property boundary, the applicant shall determine the adjacent land use or street classification for each property boundary. The letter indicates the buffer yard class.
Editor's Note: Table 1: Determination of Buffer Yard Class is included at the end of this chapter.
Step 2: selection of the planting option for the buffer screen class. After determining the buffer screening class, the applicant shall select a planting option from Table 2. For each buffer screening class, several planting options are available, one of which the applicant shall select to meet the buffer screens requirement for each boundary. The Board of Commissioners may permit an alternative planting option which shall have a screening capability equal to or greater than any of the available options.
The options below indicate the amount of plant material that is required per linear foot of property line. Unless stated below, plantings are required to be aligned on property or right-of-way boundaries but may be sited on any portion of the property for buffering, if permitted by the Board of Commissioners. Plant materials shall be so arranged to allow for proper growth and to provide the buffering intended herein. All buffers shall have a minimum width of 10 feet, unless otherwise specified in Chapter 280, Zoning.
Step 3: selection of plant materials from the plant materials list. Each planting option may utilize any of the plant materials outlined in Appendix A. Minimum plant size given either in height or in caliper is indicated on this table. The Board of Commissioners may permit other planting types if they are hardy to the area, are not subject to blight or disease and are of the same general character and growth habit as those listed in Appendix A. All planting material shall meet the standards of the American Association of Nurserymen. The applicant shall not be required to provide buffer screens should existing planting, topography or man-made structures on the subject property be deemed acceptable for screening purposes by the Board of Commissioners.
Editor's Note: Said appendix is located at the end of this chapter.
Recreation areas shall be readily accessible to all development residents or, in the case of recreation areas dedicated to the Township, shall be easily and safely accessible to the general public. At least one side of the recreation area shall abut a street for a minimum distance of 50 feet for access of emergency and maintenance vehicles.
Recreation areas shall have a suitable topography, drainage and soils for use and development of recreational activities.
When active recreation activities are proposed, which entail the construction and installation of equipment or playing surfaces, a Class B type buffer, as described in § 255-42, shall be provided when such activities abut residential uses.
Recreational areas shall not be traversed by streets or utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.
The shape shall be suitable to accommodate those recreation and open-space activities appropriate to the location and needs of future residents.
Lawn: a grass area with or without trees which may be used by the residents for a variety of purposes and which shall be mowed regularly to ensure a neat and tidy appearance.
Natural area: an area of natural vegetation undisturbed during construction or replanted. Such areas may contain pathways. Meadows shall be maintained as such and not let to become weed-infested. Maintenance may be minimal, but shall prevent the proliferation of weeds and undesirable plants, such as honeysuckle and poison ivy.Litter, dead trees and brush shall be removed, and streams shall be kept in free-flowing condition.
Recreation area: an area designated for a specific recreation use, including but not limited to tennis, swimming, shuffleboard, playfield and tot lot. Such areas shall be maintained so as to avoid creating a hazard or nuisance and shall perpetuate the proposed use.
Conveyance and maintenance of open space.
Dedication in fee-simple to the Township of Radnor. The Township may, but shall not be required to, accept any portion or portions of the open space, provided that such land is freely accessible to and of benefit to the general public of Radnor Township, there are no acquisition costs involved and the Township agrees to and has access to maintain such land; and it must be acceptable with regard to size, shape, location and improvement.
By conveying title (including beneficial ownership) to a corporation, association, funded community trust, condominium or other legal entity.
The continued use of such land for the intended purpose.
Continuity of proper maintenance for those portions of the open space requiring maintenance.
The availability of funds required for such maintenance.
Provisions for payment of applicable taxes.
Recovery for loss sustained by casualty, condemnation or otherwise.
Such other covenants and/or easements that the Township shall deem desirable to fulfill the purposes and intent of these regulations.
It must be set up before any homes or dwelling units are sold or leased or otherwise conveyed.
Membership must be mandatory for each buyer and/or lessee and any successive buyer and/or lessee.
It must be responsible for liability, insurance, taxes, recovery for loss sustained by casualty, condemnation or otherwise and the maintenance of recreational and other facilities.
Members or beneficiaries must pay their pro rata share of the costs, and the assessment levied can become a lien on the property.
It must be able to adjust the assessment to meet future conditions.
Such corporation or association shall not be dissolved nor shall it dispose of the open space, by sale or otherwise, except to an organization conceived and established to own and maintain the open space. The corporation or association must first offer to dedicate the open space to the Township before any such sale or disposition of the open space.
The dedication of open space, streets or other lands in common ownership of the corporation, association or other legal entity or the Township shall be absolute and not subject to reversion for possible future use for further development.
All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Solicitor as to legal form and effect and to the Board of Commissioners as to suitability for the proposed use of the open space.
Insure adequate park and recreational areas and facilities to serve the future residents of the Township.
Maintain compliance with recreational standards as recommended by the Radnor Township Comprehensive Plan, and Radnor Township Parks, Recreation and Open Space Plan of 1991, or as may be amended.
Allow for orderly acquisition and development of park and recreation areas needed to serve new residents.
Ensure that dedicated park and recreation land is suitable for the intended use.
Park and recreational land dedication requirements.
For all residential subdivisions or land developments involving a total of four or more lots and/or dwelling units, a minimum of 1,440 square feet of suitable park and recreation land shall be provided per dwelling unit within such subdivision/land development, unless the developer agrees to a fee in lieu of $3,307 per dwelling unit (existing or proposed).
For all nonresidential or institutional subdivisions and/or land developments involving more than 5,000 square feet of floor area, the amount of land to be dedicated for park and recreational area shall be 2,500 square feet per 6,400 square feet of floor area (existing or proposed), or portion thereof, unless the developer agrees to a fee in lieu of $3,307 per 6,400 square feet of floor area (existing or proposed).
For the purpose of this section, "floor area" is defined as the sum of all horizontal floor area(s) of a building or group of buildings on a lot, measured from the exterior faces of the building or from the center line of party walls separating two buildings.
This recreation land dedication requirement shall in no way diminish, supersede, or be satisfied by any other requirement for recreation lands, open space, or buffers set forth in this chapter or any other chapter of the Township Code, including, but not limited to, Chapter 280, the Township Zoning Ordinance.
Criteria for location and suitability of park and recreation land dedication.
The Radnor Township Planning Commission and Park and Recreation Board will advise the Board of Commissioners on land offered for dedication for park and recreational purposes.
The intended use must meet the goals and objectives as outlined in the Radnor Township Parks, Recreation and Open Space Plan of 1991, or as may be amended.
Site(s) should be easily and safely accessible, have good ingress and egress and have access to a public road or to a road to be dedicated as a public road, or to a road which the residents of the development in which the site is located can use to reach the park and recreation site.
Site(s) should have suitable topography for the development as a particular type of active or passive recreation area. Suitability shall be determined upon recommendation by the Township Engineer and shall be judged on the basis of the type of recreation area proposed.
Size and shape of the site(s) should be suitable for the development as a recreation area. The configuration of the recreation area must be able to accommodate recreation activities proposed by the development plans. The required area shall not include narrow or irregular pieces which are remnants from lotting or left over after street and parking areas have been laid out.
Site(s) should meet the minimum size with respect to usable acreage as recommended by the Radnor Township Parks, Recreation and Open Space Plan of 1991 for Radnor Township.
Sites designated for active recreation land shall not contain lands with natural resource restrictions, as defined by the Township Zoning Ordinance, stormwater detention facilities, or lands designated for any other purpose. Site(s) designated for passive recreation may contain lands with natural resource restrictions, provided that the site(s) can be used by residents of the Township for passive recreational activities.
Editor's Note: See Ch. 280, Zoning.
The recreational activities and/or facilities for which the area is intended must be specified on the approved record plan.
Recreation areas shall not be traversed by utility easements unless said utilities are placed underground. Recreational areas shall not contain or be traversed by any underground gas pipelines.
On-site improvements on the dedicated park and recreation land shall be commensurate with the adjacent on-site development improvements, including but not limited to, grading, curbing and utilities.
Land shall comply with any other applicable requirements of the Township Zoning and Subdivision/Land Development Ordinances.
Ownership and dedication to the Township.
Retention by the owner of the development, if the dwellings are to be rented, with proper documentation to ensure that the land will be used in perpetuity for park and recreational purposes.
Dedication to a formal homeowners' or condominium association, with such agreement subject to approval of the Board of Commissioners. If any entity responsible for such park and recreation land should dissolve or become inactive or decide that it no longer wishes to be responsible for such land, it shall offer such land at no cost to the Township.
Dedication to a state or county government, or other approved entity.
If the Board of Commissioners deems it to be in the public interest to accept dedicated land for park and recreational purposes, such acceptance shall be by adoption of a resolution of the Board of Commissioners and acceptance of a deed of dedication from the developer.
Park and recreation land shall include deed restrictions to permanently restrict its use for park and recreation and to prohibit the construction of buildings on the land, except buildings for noncommercial recreation or to support maintenance of the land.
The fee for residential subdivisions or land developments shall be $3,307 per dwelling unit (existing or proposed), which is based upon the estimated value of the land that would have to be dedicated for each dwelling unit.
The fee for nonresidential subdivisions or land developments shall be $3,307 per 6,400 square feet of floor area (existing or proposed), or portion thereof, which is based upon the estimated value of the land that would have to be dedicated for that amount of floor area.
Limitations on use of fees.
Any recreation fees collected under this section shall be placed within an interest-bearing Recreation Fee Account which shall function as a capital reserve fund and shall be accounted for separately from other Township funds. The funds may be used for the purpose of providing, acquiring, operating, or maintaining park or recreational facilities reasonably accessible to the contributing development.
The amount and location of land to be dedicated or the fees to be paid shall bear a reasonable relationship to the use of the park and recreational facilities by future inhabitants of the residential, nonresidential or institutional development or subdivision.
Fees required under this section shall be paid prior to the recording of the applicable final plan or as determined by the Commissioners.
Upon request by the party who paid the fee, the Township shall refund such fee, plus interest accumulated thereon, from the date of payment if the Township has utilized the fee paid for purposes other than as set forth in this section.
The above-listed fees in lieu of dedication may be revised from time to time by separate resolution of the Board of Commissioners.

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