§ 123-30. Street regulations., Article IV. Design Standards, Part 1. Subdivision Regulations, Chapter 123. Subdivision and Development of Land, Part II. General Legislation, Code of Ordinances, Lower Providence

Cul-de-sac streets must comply with the following requirements:

(1)

Temporary culs-de-sac are those constructed to an abutting property line with the intention that such road will be extended onto the adjoining property at a future date as a logical step in the circulation network of the neighborhood, superblock or area. Temporary culs-de-sac shall meet the following requirements:

(a)

Temporary culs-de-sac shall be built to the tract boundary line at a location and grade that are logical for extension onto the abutting tract.

(b)

The temporary cul-de-sac turnaround shall be designed in one of the following configurations, as shown in , rather than the typical bulb configuration of the permanent cul-de-sac:

[1]

L-Type.

[2]

T-Type.

[3]

Y-Type.

[4]

Branch.

Editor's Note: is included at the end of this chapter.

(c)

With the exception of the turnaround configuration, the temporary culs-de-sac shall be built to the same standards as permanent culs-de-sac.

(d)

Those portions of the cul-de-sac turnaround extending beyond the street right-of-way of 50 feet shall be constructed on temporary access easements, valid only until the road is extended.

(e)

Upon extension of the street, the full rights and responsibilities for the area of the temporary easements shall revert to the owners of the lots on which they are located.

(f)

The developer responsible for construction of the temporary cul-de-sac shall be responsible for placing and maintaining a sign within the turnaround area, reading "Temporary Cul-de-Sac."

(g)

The developer responsible for extension of the street shall also be responsible for the following:

[1]

Removal of all curbing and paving of the temporary turnaround beyond the width of the street's cartway.

[2]

Installation of new sidewalk, curbing and cartway paving to complete the street connection.

[3]

Extension of utilities as necessary.

[4]

Grading, installation and/or restoration of lawn areas where affected by this removal and construction process and repair of any other improvements damaged by this process.

(2)

Permanent culs-de-sac provide access only to abutting lots within the tract being subdivided or developed. A permanent cul-de-sac:

(a)

Shall be constructed to the specifications of street curbing and sidewalks hereinafter included in these standards for residential roads.

(b)

Shall have a minimum right-of-way width of 50 feet and paving width of 26 feet and a circular turnaround with a minimum right-of-way radius of 60 feet and a paving radius of 50 feet. No parking shall be permitted in the circular turnaround and shall be so posted.

(c)

Shall not be approved as part of a four-way intersection or as a continuation of a through road, unless special conditions warrant approval of either of the above by the Board of Supervisors.

(d)

Shall not be approved when a through road is practicable.

(e)

Shall not be less than 250 feet nor more than 800 feet in length, measured from the near side of the ultimate right-of-way of the intersecting road to the farthest point of the right-of-way of the turnaround, nor serve more than 10 dwelling units, unless special conditions warrant approval by the Supervisors.

(f)

Unless the extension of the roadway is imminent, where it is proposed that a road be constructed to an abutting property line with the intention that such road will be extended onto the adjoining property at a future date, the temporary terminated cul-de-sac shall be constructed in the same manner as one which is permanently terminated, including the right-of-way width. Construction of the street curbing and sidewalk shall be in accordance with specifications hereinafter included in these standards.

(g)

Shall be served by an appropriately located emergency accessway when required by the Supervisors.

Marginal access streets must comply with the following requirements:

(1)

Marginal access streets are required along primary and secondary arterials as an alternative to stripping off lots along existing or proposed collectors, feeders and higher order streets.

(2)

The Board of Supervisors reserves the right to require marginal access streets along any street where local vehicular access to individual lots would create congestion and/or hazards to traffic flow and safety by reason of street grades, land forms, vegetation, frequency of driveway intersections, limited sight distances, heavy traffic volumes and/or high-speed traffic flows.

(3)

Access shall be provided to properties along only one side of the marginal access street.

(4)

The location of a marginal access street shall be essentially parallel and adjacent to the street along whose margin it is located.

(5)

The right-of-way for this type of street shall abut and be measured from the ultimate right-of-way of the parallel street.

(6)

When forming a necessary leg of another classification of street, marginal access streets shall be governed by the regulations of the higher street classification.

(7)

A landscaped barrier island, at least 20 feet wide, shall physically separate the cartways of the marginal access street and the parallel street.

(8)

Sidewalks, when required, shall be located on the outermost portion of the marginal access street right-of-way, abutting the building lots.

Performance streets are residential streets that must comply with the following regulations:

(1)

Performance streets may be used in a residential development upon approval of the Board of Supervisors when submitted in conjunction with a tentative sketch plan in accordance with §§ 123-12, 123-13 and this section of this Part 1.

(2)

The following chart shall be used to determine the anticipated average daily traffic levels of proposed residential development:

	Housing Types	Average Daily Trip Generation Rates per Dwelling Unit
	Single-family detached	10.00
	Twin, duplex, multiplex or townhouses, etc.	8.10
	Apartment	5.40
	Mobile home	5.38
	Retirement village	3.30

(3)

A residential access street shall provide access to abutting properties, and it shall be designed to carry no more traffic than that which is generated on the street itself. Each residential access street shall be designed so that no section of the street conveys an average daily trips (ADT) volume greater than 200. Each half of a loop street may be regarded as a single local access street, and the total calculated traffic volume generated on a loop street shall not exceed 400 ADT.

(4)

Residential subcollector streets are middle order frontage streets that shall comply with the following:

(a)

Each subcollector street shall be designed so that no section of it will convey a traffic volume greater than 500 ADT. Each half of a loop subcollector street and the total traffic volume conveyed on a loop street shall not exceed 1,000 ADT.

(b)

Subcollector streets shall be designed to exclude all external through traffic which has neither origin nor destination on the subcollector or its tributary residential access street.

(5)

Residential collector streets are the highest order performance streets that shall comply with the following:

(a)

Whenever possible, residential collector streets should be designed to have no residential lots fronting on them. When this is not possible, the amount of residential frontage shall not exceed the limits set forth in the accompanying chart. In addition, only lots having frontages of 100 feet or greater may front on collector streets, and space shall be provided on these lots for turnarounds so that vehicles will not have to back out onto collector streets.

(b)

Cartway width and frontage.

	ADT LEVEL
	1,000 to 1,199	1,200 to 1,599	1,600 to 1,999	2,000 and over
Percentage of allowable access frontage	20	10	5	0
Cartway width (feet)	22	22	22	24

(c)

No on-street parking shall be permitted on residential collector streets.

(6)

Marginal access streets used as performance streets shall meet the requirements of § 123-30B, plus the following additional requirements:

(a)

Marginal access streets shall be classified and designed to conform to the design standards and service restrictions of either residential access or subcollector streets according to the anticipated ADT volume.

(b)

Intersection spacing. The minimum distance between intersections of the marginal access street with residential collectors shall be 300 feet and, with higher order streets, shall be determined by the Township Engineer based upon the traffic characteristics of the higher order street.

(c)

Distance between cartways. A minimum distance of 20 feet shall be provided between the marginal access street cartway and the higher order cartway. This area shall be used to provide a visual screen between the roadways by landscaping and/or a berm.

(d)

Marginal access streets are required as an alternative to stripping off lots along existing or proposed collectors or higher order streets.

(7)

Cartway width and parking for performance streets are as follows:

			Parking Provisions	Street Standards
Type of Street		Lot Width at Right-of-Way (feet)	On-lot	Spillover	Cartway Width (feet)	Driveway Access
Residential access:
	Minimum intensity of development	100 or greater	on-lot	on-lot	20	yes
	Average intensity of development	40 to 100	on-lot	on-street	26	yes
Residential subcollector:
	Minimum intensity of development	100 or greater	on-lot	on-lot	22	yes
	Average intensity of development	40 to 100	on-lot	on-street	36	yes
Residentialcollector		100 or greater	on-lot	on-lot	2 2/24	yes
		(frontage lots)

NOTES:

As required by the Zoning Ordinance.

As required by § 123-30C(8), which follows.

Cartway may be reduced to 20 feet for marginal access streets.

Cartway may be reduced to 28 feet if residential lots will front on only one side of the street.

See § 123-30C(5) above for additional requirements for residential collectors.

(8)

Spillover parking shall be provided, in addition to the parking required by Chapter 143, Zoning, in conjunction with performance streets according to the following ratio:

	Housing Type	Spillover Parking Spaces Required per Dwelling Unit
	Single-family detached	1.0
	Twin, townhouse	1.0
	Duplex, multiple, apartment	0.5

(9)

Existing streets. In instances where a proposed performance street connects to an existing residential street, the number of dwellings with access onto the existing street shall be added to the number of proposed dwellings on the connecting performance street to determine the traffic volumes and the performance street classification of the proposed street.

Private streets may be permitted to serve the function of residential streets, cul-de-sac streets or marginal access streets, when approved by the Board of Supervisors, upon recommendation of the Township Planning Commission and/or the Township Engineer. Private streets shall comply with the following:

(1)

Private streets shall be constructed to the same standards and shall be subject to the same restrictions as public streets of the same type.

(2)

The Township shall have no maintenance obligation for approved private streets; maintenance of such private streets shall be the full and sole responsibility of an association or other legally binding organization of landowners with access rights, subject to the criteria below:

(a)

An association or other legally binding organization of landowners with access rights on the private street shall be formed and administered for the purpose of maintenance of the private street.

(b)

All property owners in such an association shall have an equal share in the rights and bear an equal share of the costs of maintaining the private streets.

(c)

Documents governing such association shall be filed with the Township, and the Board of Supervisors, upon the recommendation of the Township Solicitor, shall have authority for approval of such association.

(d)

All properties depending on a private street for access shall be guaranteed in irrevocable right to that access under the terms of a right-of-way, access easement or other legal covenant. Such access right shall be clearly noted on the subdivision and/or land development plans which create a private street, shall be included in deeds for all properties with access rights and shall be recorded in the office of the Recorder of Deeds of Montgomery County.

(e)

Documents governing maintenance associations for private streets shall be recorded with each deed for properties with access rights.

(f)

Private streets are generally intended to be used as permanent cul-de-sac streets rather than as through streets connecting two public streets.

(3)

Private streets will not be approved by the Board of Supervisors unless it can be demonstrated that a public street is not needed due to unusual circumstances. Private streets may not serve more than five residential lots or dwelling units; more than five lots or dwellings shall be served by a public street.

(4)

Whenever a subdivider proposes to establish a street which is not offered for dedication to public use, the Board of Supervisors may require the subdivider to submit and also to record with the plan a copy of an agreement made with the Township on behalf of his/her heirs, successors and assigns. The agreement shall establish the conditions under which the street may later be offered for dedication and should stipulate, among other things, the following:

(a)

That the street shall conform to municipal specifications or that the owners of the private street shall include sufficient funds with the offer of dedication to restore the street to conformance with municipal specifications.

(b)

That an offer to dedicate the street shall be made only for the street as a whole.

(c)

That agreement by the owners of 51% of the front footage shall be binding on the owners of the remaining lots. Such condition shall be noted in the deeds for these properties.

Single-access streets. A street(s) which is served by only one intersection with a through street shall be considered a single-access street, regardless of the street's configuration within the proposed subdivision or land development. Single-access streets include cul-de-sac streets, multiple cul-de-sac streets and combinations of streets in a street network with a single access point of connection with a surrounding through street. Single-access streets shall comply with the following:

(1)

Single-access streets shall be subject to the requirements for their classification of street, notwithstanding their single-access status.

(2)

A maximum of 40 dwelling units or one commercial building or two industrial buildings may be located on a single-access street, subject to any further limitations required by Subsection E(1) above.

(3)

Stub streets are single-access streets that are not required to provide a vehicular turnaround. A stub street shall not be longer than the depth of one building lot abutting the street or the width of two building lots abutting the street. Stub streets shall only be provided in appropriate locations for vehicular access to abutting undeveloped lands when authorized by the Board of Supervisors upon the advice of the Township Planning Commission and Engineer.