Lighting structures shall not exceed twenty (20) feet in height in shopping centers and other commercial areas, industrial/office campuses, and recreational areas. Lighting structures shall not exceed fifteen (15) feet in height in multi-family and planned residential developments, residential streets, sidewalks, and pedestrian walkways.

G. Parking lots with less than twenty (20) spaces shall not have a grade exceeding five (5) percent. Parking lots with twenty (20) or more spaces shall not have a grade exceeding three (3) percent. Any grade, cut, fill, or height difference exceeding four (4) feet shall be subject to approval of the Board of Supervisors.

H. All parking areas shall have at least one (1) tree of 1 inch caliper minimum for every five (5) parking spaces in single bays and one (1) tree of 1-1/2 inch caliper minimum for every ten (10) parking spaces in double bays. Trees shall be planted in such a manner as to afford maximum protection from the sun for parked vehicles.

I. All parking spaces shall be marked with a four- (4) inch wide painted line so that individual spaces are identifiable.

J. Curbs or tire stops shall be designed for the protection of planting strips and to prevent overhanging of pedestrian walks. Curbs shall be designed to accommodate handicapped persons.

**Webmasters Note: Section 5.18 has been deleted as per Ord. No. 95-175.

A. Article 20 of the Solebury Township Zoning Ordinance deals with open space in two ways; areas for the protection of natural resources and areas for recreation. All subdivisions, residential land developments and mobile home Parks shall meet these open space objectives.

All open space land shall be so designated on the plan- The record plans shall contain the following statement: "Open space land may not be separately sold, nor shall such land be further developed or subdivided." All plans shall designate the use of the open space. the type of maintenance to be provided, and a planting plan or schedule.

A.performance bond or other security in accordance with Section 4.03 of this Ordinance may be required to cover the costs of the installation of designated planting and recreation facilities.

B. The applicant shall provide a method of physically delineating private lot: from common open space areas. Such method shall include shrubbery, trees markers or other method acceptable to Solebury Township.

The Solebury Township Zoning Ordinance requires a minimum amount of open space for certain types of residential development. A portion of that open space is required to be for recreation purposes. In conjunction with good site design practices, the following criteria are to be used in evaluating the recreation area proposed on a development plan..

A. The recreational activities and/or facilities for which the area is intended must be specified on the development plans.

B. 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 fifty (50) feet for access of emergency and maintenance vehicles.

1. Measures must be taken to ensure that unsafe conditions will be avoided when recreation areas are adjacent to streets or parking lots.

C. The configuration of the recreation area must be able to accommodate recreation activities proposed by the development plans. The required minimum area shall not include narrow or irregular pieces of land which are remnants from lotting and/or street and parking areas. Recreational areas shall have a minimum dimension of twenty (20) feet and a minimum area of 10,000 square feet.

D. Recreation areas required by the Solebury Township Zoning Ordinance shall not include land with resource limitations 'as established by the Zoning Ordinance.

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

F. The following may not be located in recreation areas: sewage treatment or disposal facilities of any type, water storage tank, well pump house, and any similar use or other use which is not related to or associated with recreation.

G. Active recreation areas shall be located in such a location that the use of the facility will not be a nuisance to the residents of nearby dwelling units.

A. Sidewalks shall be provided where required by the Township.

B. The minimum width of all sidewalks shall be four (4) feet. There shall be a minimum of three (3) foot wide planting strip between the curb and sidewalk. This planting strip can be used for the location of the underground utilities.

C. The grades and paving of the sidewalks shall be continuous across driveways except in non-residential and multi-family residential developments and in certain other cases where heavy traffic volume dictates special treatment.

D. Sidewalks when required shall be constructed of 3,500 p.s.i. concrete with a minimum thickness of four (4) inches on a compacted four (4) inch insulation bed composed of slag, crushed stone, or gravel. Sidewalks at residential driveways shall be six (6) inches thick and eight (8) inches thick at commercial and industrial driveways.

E. Sidewalks shall be laterally pitched at a slope not less than three eights (3/8) inch per foot to provide for adequate surface drainage.

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

G. Sidewalks shall not exceed a seven (7) percent grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. Where sidewalk grades exceed five (5) percent, a non-slip surface texture shall be used.

H. In addition to the preceding requirements, all sidewalks shall provide ramps for adequate and reasonable access for the safe and convenient movement of the physically handicapped persons, including those in wheelchairs, across curbs at all pedestrian crosswalks. These facilities shall be constructed in accordance with the chapter titled "Pedestrian Facilities" of the PennDOT Design Manual Part 2 or any amendments thereto.

In addition to all other applicable provisions of this ordinance, multi-family residential developments are subject to the following requirements.

A. Arrangement of Buildings and Facilities

1. All of the elements of the site plan should be organized harmoniously and efficiently in relation to topography, the size and shape of the plot, the character of the adjoining property, and the type and size of the buildings, in order to produce a usable, and efficient land use pattern.

2. Arrangements of buildings should be in favorable relation to the natural topography, existing desirable planting, bodies of water, views within and beyond the site, and exposure to the sun and other buildings on the site.

B. Access and Circulation

1. 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.

2. 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.

3. Walking distance from the main entrance of a building to a street, driveway or parking area shall usually be less than one hundred (100) feet; any exception to this standard should be reasonably justified by compensating advantages, such as desirable views and site preservation through adaptation to topography. In no case shall be distance exceed two hundred (200) feet.

C. Yards

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

D. Grading

1. Grading shall be designed for buildings, lawns, paved streets and other facilities, to assure adequate surface drainage, safe and convenient access to and around the buildings and for the screening of parking and other service areas and the conservation of desirable existing vegetation and natural contours of the land.

2. Grading around buildings shall be designed to be in harmony with natural topography.

E. Streets

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

2. Streets shall conform to the design requirements and specifications of this Ordinance.

F. Driveways

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

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

3. All driveways shall be constructed and paved in a manner acceptable to the Township.

G. Parking Areas

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

2. Parking areas shall conform to the standards and requirements of Section 5.17 and those of the Zoning Ordinance.

H. Sidewalks

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

2. Width, alignment and gradient of walks shall provide safety, and convenience for pedestrian traffic. Small jogs in the alignment shall be avoided.

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

4. Sidewalks shall be constructed in accordance with the requirements of Section 5.21.

I. Refuse Collection Stations

1. Outdoor collection stations shall be provided for garbage and trash. removal when individual collection is not made and indoor storage is not provided.

2. 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 screened and landscaped.

J. Planting

The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features; and additional new plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features. The requirements of Section 9.06 Buffer Yards of the Solebury Township Zoning Ordinance shall be met.

A. Additional width of streets adjacent to areas proposed for non-residential use may be required as deemed necessary by the Board of Supervisors to assure the free flow of through-traffic unimpeded by vehicles entering or leaving parking areas.

B. The access requirements of Section 5.11 of this Ordinance shall be met.

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

D. Dead-end streets shall be avoided; but where this proves impossible, they shall be terminated with a paved turn-around consistent with this Ordinance.

E. Adjacent residential areas shall be protected from potential nuisance of the proposed non-residential developments. Buffer yards shall be provided as prescribed in the Solebury Township Zoning Ordinance.

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

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

H. All area, design, and parking requirements shall conform to the Solebury Township Zoning Ordinance and this Ordinance.

I. Refuse Collection for Non-Residential Developments.

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

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

3. Collection stations shall not be located in buffer yards.

J. Off-Street Loading Facilities

1. Off-street loading facilities shall be designed to conform to the following specifications:

a. Each required space shall be no less than fourteen (14) feet wide, fifty-five (55) feet long, and fourteen (14) feet six (6) inches high, exclusive of drives and maneuvering space, and located entirely on the lot being served.

b. There shall be appropriate means of access to a street as well as adequate maneuvering space.

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

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

e. 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.

A. A traffic impact study and a water feasibility study shall be required with the preliminary plan submission for all subdivisions, land developments and mobile home parks that meet one or more of the following criteria:

Residential: 10 or more dwelling units - This standard may be increased to twenty-five (25) dwelling units at the discretion of the Township for a traffic impact study.

1 - 9 dwelling units - may be required at the discretion of the Board of Supervisors upon recommendation of the Township Planning Commission.

Commercial: a commercial building or buildings consisting of 25,000 sq. ft. or more of gross leaseable floor space. Studies as may be required for buildings less than 25,000 sq. ft. at the discretion of the Board of Supervisors upon recommendation of the Township Planning Commission.

Office: a development consisting of 25,000 sq. ft. or more of gross leaseable floor space. Studies as may be required for buildings less than 25,000 square feet at the discretion of the Board of Supervisors upon recommendation of the Township Planning Commission.

Industrial: a development consisting of 50,000 sq. ft. or more of gross leaseable floor space. Studies as may be required for buildings less than 50,000 sq. ft. at the discretion of the Board of Supervisors upon recommendation of the Township Planning Commission.

B. These impact and feasibility studies will be reviewed by the Township in order to determine the impact of the proposed subdivision on the Township. The problems identified therein, whether on or off-site, which bear a reasonable nexus to the needs created by, and benefits conferred upon the sub-division, must be solved to the Township's satisfaction prior to granting preliminary approval. Any required improvements identified by reference to the studies whether on or off-site, will be a required improvement at the time final plan approval is granted. The Township shall have the right to hire an independent consultant(s) to review the Impact and Feasibility Studies if the Board of Supervisors deems such an independent review to be necessary and the cost of said consultant(s) shall be charged to the applicant, pursuant to Section 2.01 of this Ordinance.

All impact studies must be prepared under the supervision of a registered professional engineer and must be signed by him and must bear his seal. (6/21/83)

C. Traffic Impact Study - the study will enable the Township to assess the impact of a proposed development on the traffic system. Its purpose is to ensure that proposed developments do not adversely affect the traffic network and to identify any traffic problems associated with access from the site onto the existing roads. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development.

1. Traffic impact statements shall be based on the following criteria:

a. General Site Description - the site description shall include the size, location, proposed land uses, construction staging and completion date, or types of dwelling units. A brief description of other major existing and proposed land developments within one half mile of the proposal.

b. Traffic Facilities Description - the description shall contain a full documentation of the proposed internal and existing highway system. The report shall describe the external roadway system within the area. Major intersections in the area shall be identified and sketched. All future highway improvements, including proposed construction and traffic signalization, shall be noted. Any proposed roadway improvements which are part of proposed surrounding developments shall be noted and included in the calculations.

c. Existing Traffic Conditions - Existing traffic conditions shall be measured and documented for all roadways and intersections in the area. Existing traffic volumes for average daily traffic, including weekends as appropriate due to the special characteristics of the area peak highway hour(s) traffic, and peak development-generated hour(s) traffic shall be recorded. Manual traffic counts at major intersections in the study area shall be conducted, encompassing the peak highway and development generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location.

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

d. Traffic Impact of the Development - Estimation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the Trip Generation Rates (See Table 6). These development-generated traffic volumes shall be provided for the in-bound and out-bound traffic movements as estimated, and the reference source(s) and methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the - area and assigned to the existing roadways and intersections throughout the area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Any characteristics of the site that will cause particular trip generation problems shall be noted.

e. Analysis of Traffic Impact - The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using an annual traffic rate available from the Delaware Valley Regional Planning Commission or PennDOT, the development generated traffic, and the traffic generated by other proposed developments in the study area. A second volume/capacity analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area.

Volume/capacity calculations shall be completed for all major intersections.

All access points shall be examined as to the necessity of installing traffic signals. This evaluation shall compare the projected traffic to the warrants for traffic signal installation.

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

The applicant shall be responsible for the implementation of and the costs of all recommended improvements. The estimated cost of the improvements shall be listed along with the projected completion date of the work.

D. Guidelines for preparation of hydrogeologic reports.

All applications for subdivisions and/or land development. which involve a proposed groundwater withdrawal of one thousand (1,000) gallons per day or more, or on-site waste water disposal of one thousand (1,000) gallons per day or more, or involve three (3) or more lots shall be required to submit a hydrogeologic report which shall contain the following:

(1)General Report Requirements

(a) Reports shall certify that the following have been reviewed and referenced prior to submitting a report:

1. The Special Groundwater Study of the Delaware River Basin - Study Area 11 (1982); and

2. Previous reports prepared by other developers in the Township which are determined to be relevant by the Township.

(b) Reports shall keep statements concerning regional hydrogeologic conditions- to a minimum. Reports shall place an emphasis on site-specific and. Township-specific hydrogeologic conditions.

(c) The text of reports shall contain pertinent data, analyses, and methods used to arrive at the report's conclusions. Appendices shall contain raw and summary data.

(d) All figures contained within reports shall contain complete legends, titles, and scales.

(e) All numerical parameters within reports shall be presented with appropriate units, and all data shall be referenced by source, date, location, and time, where appropriate.

(f) Every report shall contain a topographic site map at a minimum scale of I inch - 2,000 feet clearly showing the location of the proposed site relative to the entire Township boundary.

(g) All maps, contained within Reports, used to describe site-specific features. and impacts of the site shall include, as a minimum:

1. That area within a one mile distance from the perimeter of the proposed development.

2 Location of all wells, springs, on-site sewage disposal systems, and such other features as may relate to the quality and availability of groundwater within a half mile distance from the perimeter of the proposed development.

3. The area influenced by the proposed development, as indicated by parts (b) and (c) hereof below, Water Quality Analysis and Water Quantity Analysis.

(2) Water Quality Analysis

(a) The report shall contain groundwater quality analyses which shall include' all of the parameters required by Sections 3 and 4 hereof, below, relating to private wells and production wells. The groundwater quality analyses shall be conducted on a pumped water sample collected just prior to the completion of a pumping test (Seq I-later Quantity Analysis, herein, below). Groundwater samples shall be-required from each 'hydrogeologic unit from which a withdrawal is proposed and for every required pumping- test.

(b) The Report shall contain the data from the above analyses, along with interpolated (for the site) values, range of values, and drinking water standard values as set forth in the Federal Safe Drinking Water Act. All laboratory analyses shall be performed by a Pennsylvania Department of Environmental Resources-certified laboratory and shall be included in the appendix to the Report.

(c) The Report shall contain existing water quality data obtained from nearby, adjacent groundwater sources including data presented in subsequent monitoring data collected by Solebury Township.

(d) The Report shall indicate the location and design of all on-site sewage disposal systems.

(e) The Report shall describe anticipated water quality impacts to areas located down gradient and areas located along geologic strike, assuming conservatively large wastewater loadings of N03-N at 45mg/1 and low natural groundwater recharge rates equal to a one-year-in-ten frequency, or provide an alternative recharge rate based on documented, updated information.

(f) In addition, the quality of the water produced by the well shall be tested to determine compliance with the following maximum contaminant limits by a Water Quality Laboratory certified by the Department of Environmental Resources of the Commonwealth of Pennsylvania:

(g) The Report shall describe the methodology applied to define on-site and off-site groundwater quality impacts.

(3) Water Quantity Analysis

(a) The Report shall contain a water quantity analysis which shall include locations and design of proposed wells and wells serving adjacent land parcels within a half mile distance from the site boundary.

(b) The Report shall contain a current water table contour map (feet above mean sea level) based on available groundwater and surface water monitoring points. All proposed developments are required to utilize for this purpose a minimum of three (3) existing or new groundwater monitoring points, optimally Positioned to allow the determination of groundwater flow direction. For sites greater than one hundred (100) acres, there shall be at least one (1) monitoring well for each thirty three (33) acres, or a fraction thereof, of the site.

(c) The Report shall contain existing geologic and soil maps, updated with site-specific refinements.

(d) The Report shall contain the result of a :Pumping test seventy-two (72) hours following equilibrium, but not more than One Hundred Twenty (120) hours, with the following features:

1. The test shall be conducted during a period of no significant recharge event, unless the influence of recharge can be factored out.

2. The test shall include one pumping well (roughly centered on-site) and at least two (2) observation wells, all completed in the same hydrogeologic unit with their positions established by survey and distributed at appropriate distances along and across geologic strike from the pumping well.

3. Analyses shall include all pumping and recovery calculations of hydraulic conductivities (directional), specific yield, and specific capacity, and long-term sustainable well yield (tabulated).

4. The test shall be conducted as set forth in subsection (3)(c)2. above with a pumping rate equal to or greater than the proposed peak rate of groundwater use.

5. One pumping test (done separately and at the same time if there are two or more separate subdivisions) shall be required for every thirty (30) homes in the proposed subdivision.

(e) The Report shall contain a projected piezometric surface contour map of the proposed pumping scheme, after sixty (60) days without precipitation recharge. The Report shall describe methods, assumptions, and site- specific hydrogeologic conditions such as anisotropy, boundaries, sloping water table, and the influence of adjacent withdrawals, that were considered and used to prepare the piezometric surface contour map.

(f) The Report shall include a map illustrating the drawdown effects upon off-site wells and springs located within a half mile distance from the site boundary, indicating drawdowns of one (1) foot or more, occurring during a year with a natural recharge rate of a one-year-in-ten frequency.

(g) The Report shall describe the effects of any proposed on-site sewage disposal system groundwater recharge, assuming twenty (20%) percent operational and evaporative losses.

(h) Where separate wells are proposed for individual lots, the Report shall demonstrate that each well is likely to provide sufficient (equal to or greater than six (6) gallons per minute) yield.