A. 
The standards and requirements outlined in this article shall be considered minimum standards and requirements for the promotion of the public health, safety, morals and general welfare.
B. 
Where literal compliance with the standards herein specified is clearly impractical, the Borough Council may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this article.
A. 
All portions of a tract being subdivided shall be taken up in lots, streets, public lands or other proposed uses, so that remnants and landlocked areas shall not be created.
B. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands shall be prohibited unless their control is definitely placed in the Borough under conditions approved by Borough Council.
C. 
In general, lot lines shall follow Borough boundary lines, rather than cross them.
A. 
Where trees, groves, waterways, scenic points, historic spots or other community assets and landmarks are located within a proposed subdivision or land development, every possible means to the fullest extent shall be provided to preserve these features.
B. 
Subdivisions or land developments shall be properly designed in order to prevent the necessity for excessive cut or fill.
A. 
Land subject to flooding or other hazards to life, health or property and land deemed to be topographically unsuitable shall not be subdivided or developed for residential occupancy or for such other uses as may endanger health, life or property or aggravate erosion or flood hazards until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the final plans. Such land within a subdivision or land development shall be set aside on the plan for uses that will not be endangered by periodic or occasional inundation or will not produce unsatisfactory living conditions.
B. 
The one-hundred-year floodplain, as defined and delineated in Chapter 186, Zoning, shall be used as a guide for determining the occurrence of flooding on the property. The Floodway Boundary and Floodway Map and the flood profiles which accompany the said Zoning Chapter shall be used for engineering purposes to determine the extent of flooding on the property.
C. 
When reviewing any subdivision proposal or other proposed new development within a flood-prone area, the Borough shall require assurances that all public or private utilities and facilities, such as sanitary sewer, gas, electrical and water systems, are located and constructed to minimize or eliminate flood damage.
D. 
In the event any watercourse within a flood-prone area is to be altered or relocated in conjunction with any form of land development, the developer shall submit written assurances to the Borough of the following:
(1) 
Notification by certified mail to all communities and the state coordinating office of such intended activity prior to any such alteration or relocation and the submission of copies of the notification to the Federal Insurance Administration.
(2) 
The flood-carrying capacity within the altered or relocated portion of any watercourse is maintained.
[1]
Editor's Note: See also Ch. 94, Floodplain Management.
A. 
The arrangement, character, extent, grade and location of all streets shall conform to the Perkasie Borough Street Plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.
B. 
Proposed streets shall further conform to such county and state street and highway plans as have been prepared.
C. 
Where such is not in the Perkasie Borough Street Plan, the arrangement of streets in a subdivision or land development shall either provide for the continuation or appropriate projection of existing principal streets in surrounding areas or conform to a plan for the neighborhood approved or adopted by Borough Council to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impractical.
D. 
Residential streets shall be so laid out that their use by through traffic will be discouraged.
E. 
Where a subdivision or development abuts or contains an existing or proposed expressway, arterial or collector street, the Borough Council, with the advice of the Planning Commission, may require either marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, extra deep lots with rear service alleys or such other treatment as may be necessary for adequate protection of residential properties and so afford separation of through and local traffic.
F. 
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, and all street names shall be subject to the approval of Borough Council.
G. 
If the lots resulting from the original subdivision are large enough for resubdivision or if a portion of the tract is not subdivided, suitable access to street openings for such an eventuality shall be provided.
H. 
Stub streets shall only be permitted within a subdivision having phased development in which the proposed street has been approved in its entirety and where the proposed street is plotted in two or more phases. No stub street shall be required when the subdivided parcel adjoins unsubdivided acreage.
[Amended 9-19-1988 by Ord. No. 604]
I. 
Private streets are prohibited; they will be approved only if they are designed to meet public street standards.
A. 
Where a subdivision or development abuts or contains an existing street of inadequate right-of-way width, a future right-of-way width shall be indicated on the plan to conform to the standards listed below.
B. 
Provision for additional street width may be required by Borough Council in specific cases for:
(1) 
Public safety and convenience.
(2) 
Parking in commercial or industrial areas and in areas of high-density residential development.
(3) 
Widening existing streets where the minimum width outlined below does not meet with the specific requirements for the individual street.
C. 
Streets shall be constructed in accordance with the following requirements:
[Amended 4-20-1987 by Ord. No. 589]
Minimum Requirements
Street Classification
Classification of Development*
Right-of-Way
(feet)
Cartway**
(feet)
Curb
Sidewalk***
Arterial
A, B, C, D
100 minimum
48 minimum+
Yes
Yes
Collector
A, B, C, D
80
40+
Yes
Yes
Primary
A
60
34
Yes
Yes
Primary
B, C, D
60
36
Yes
Yes
Secondary
A
50
34
Yes
Yes
Alleys
B, C (1-side service)
20
12
+
***
Alleys
B, C (2-side service)
25
22
+
***
Alleys
D
25
22
+
***
Marginal access
A
34
22
Yes
Yes
Marginal access
B
50
26
Yes
Yes
Marginal access
C, D
56
31
Yes
Yes
NOTES: * The classifications of development used herein are as follows:
A — residential: density up to five dwelling units per acre.
B — residential: density of six to 16 dwelling units per acre.
C — residential: density over 16 dwelling units per acre.
D — nonresidential (business, office or industrial).
** Dimension of pavement width alone where no curbs are used but face to face where curbs are used.
*** Sidewalks shall be provided along both sides of all streets, except in the opinion of the Borough Council with the advice of the Planning Commission that they are unnecessary for the public safety and convenience.
+ As determined by the Borough Council with the advice of the Borough Engineer or the Pennsylvania Department of Highways where state roads are involved.
D. 
Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with other requirements of this chapter and where the Borough Council finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided or developed. Whenever a half street is adjacent to a tract to be subdivided or developed, the other half of the street shall be recorded within such tract.
E. 
Horizontal alignment.
(1) 
Horizontal curves shall be used when center lines are deflected in excess of five degrees.
(2) 
Minimum radii for horizontal curves shall be as follows:
Street Classification
Radius
(feet)
Secondary
150
Primary
300
Collector
500
(3) 
Except for secondary streets, there shall be a tangent of at least 100 feet measured at the center line between reverse curves.
(4) 
Proper superelevation shall be provided for curves less than 600 feet in radius on collector and primary streets.
(5) 
A long radius curve shall be preferred in all cases to a series of short curves and tangents.
F. 
Vertical alignment.
(1) 
Vertical curves shall be used in changes of grade exceeding 1% and shall be designed for maximum visibility. The length of the curve shall approximate 50 feet on collector streets and 25 feet on secondary and primary streets for each 1% of algebraic difference in gradient.
(2) 
Low points on undercrests shall be clearly indicated.
(3) 
Vertical alignment shall conform as much as practical to the existing contour of ground within the limitations hereinabove stipulated.
G. 
Sight distance.
(1) 
Proper sight distances shall be provided for both horizontal and vertical alignment. Measured along the center line, minimum sight distances shall be: 500 feet for collector streets; 400 feet for primary streets; and 250 feet for secondary streets.
(2) 
Clear-sight triangles of 50 feet measured along street right-of-way lines from their points of junction shall be provided at all intersections, and no building, structure, grade or planting higher than two feet above the center line of the street shall be permitted within such sight triangle.
H. 
Street grades.
(1) 
A minimum grade of 0.5% shall be established for all streets.
(2) 
A maximum grade of 6% on collector and primary streets and 10% on secondary streets will be permitted for a maximum distance of 1,500 feet.
(3) 
A combination of minimum radius horizontal curves and maximum grades will not be approved.
A. 
Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
B. 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another street at an angle of less than 60º.
C. 
Primary and secondary residential streets shall not intersect on the same side of a thoroughfare at an interval of less than 800 feet.
[Amended 9-19-1988 by Ord. No. 604]
D. 
Proper sight lines shall be maintained at all street intersections in accordance with § 164-20E through G.
E. 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for secondary streets and 30 feet for intersections, including primary and collector streets. Radius corners or diagonal cutoffs shall be provided on the property lines substantially concentric with or parallel to the chord of the curb radius corners.
F. 
Streets entering opposite sides of another street shall be laid out directly opposite one another or with a minimum offset of 125 feet between their center lines.
G. 
The approaches to an intersection shall follow a straight course for at least 50 feet.
H. 
Intersections shall be approached on all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 50 feet within which no grade shall exceed a maximum of 4%.
A. 
A permanent cul-de-sac shall not exceed 1,000 feet in length nor furnish access to more than 20 dwelling units.
[Amended 9-19-1988 by Ord. No. 604]
B. 
The minimum right-of-way shall be 50 feet, and the minimum cartway shall be 34 feet.
[Amended 4-20-1987 by Ord. No. 589]
C. 
The turnaround shall have a minimum right-of-way radius of 50 feet and an outer paving radius of 40 feet.
D. 
A temporary cul-de-sac shall be designed the same as a permanent cul-de-sac.
E. 
Drainage, where feasible, shall be toward the open end.
A. 
Alleys are prohibited in developments of single-family detached residence but may be permitted in other types of residential development.
B. 
For standards of alley widths, see § 164-20A through D.
C. 
Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.
D. 
An alley terminating in a barrier or dead end will not be approved unless provided with a paved turnaround having a radius of not less than 40 feet. Where feasible and subject to the approval of the Borough Engineer, a paved Y-turnaround may be substituted for the conventional circular turnaround when provided with a cross-sectional area of sufficient size.
E. 
Intersections of right-of-way lines shall be rounded by a tangential arc, the minimum radius of which shall be 10 feet; and the edge of paving at intersections shall be rounded by a tangential arc, the minimum radius of which shall be 15 feet.
A. 
Driveways shall be so located, designed and constructed as to provide a reasonable sight distance at intersections with streets. A stopping area, measured 20 feet behind the right-of-way line, shall be provided not to exceed a four-percent grade.
B. 
Driveways, where provided, shall be located not less than 40 feet from the intersection corner of corner lots and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined.
C. 
Driveway entrances for nonresidential and high-density residential developments may be depressed in order to permit for a freer and safer movement of vehicles.
D. 
Minimum design standards for the various types of development shall be as follows:
Driveway
Classification of Development*
Minimum Width
(feet)
Minimum Radius at Curb
(feet)
Maximum Grade
(percent)
Maximum Change of Grade per 10 Feet
(percent)
A
8
3 to 5
8
10
B
12 (one-way)
10
8
10
B
24 (two-way)
10
8
10
C
12 (one-way)
10
5
7
C
24 (two-way)
15
5
7
D
12 (one-way)
15
5
7
D
24 (two-way)
15
5
7
NOTES: * The classifications of development used herein are as follows:
A — residential: density up to five dwelling units per acre.
B — residential: density of six to 16 dwelling units per acre.
C — residential: density over 16 dwelling units per acre.
D — nonresidential (commercial, industrial).
[Amended 9-19-1988 by Ord. No. 604]
A. 
Off-street parking facilities. The design standards specified below shall be required for all off-street parking facilities with a capacity of three or more vehicles. Refer to Figure 1.[1]
(1) 
Layout.
(a) 
No one row of off-street parking spaces shall exceed 12 spaces. Raised planting beds shall be at intervals not to exceed 12 spaces, with beds offset on alternating sides of parking rows.
(b) 
Raised planting islands shall be located at each end of a double-loaded parking row and shall be planted with two trees (from an approved street tree list) per island.
(c) 
Raised planting beds shall be planted with one shade tree (from an approved street tree list) per bed.
(d) 
Perimeter plantings shall be provided around all parking areas and shall have a minimum width of five feet.
(e) 
Perimeter planting strips shall have raised planting beds only at each end of a parking row.
(f) 
The edge of any parking area or parking driveway shall not be closer than 15 feet to the outside wall of the nearest building. This area shall be used for foundation plantings and sidewalks to entryways.
(g) 
Wherever possible, the layout of parking aisles shall be perpendicular to building facades to guide pedestrian movements.
(2) 
Landscaping.
(a) 
All parking areas shall have at least one tree of one-and-one-half-inch caliper, minimum, for every six parking spaces in single rows and one tree of one-and-one-half-inch caliper, minimum, for every 12 parking spaces in double-loaded rows of parking spaces. Trees shall be planted in such a manner as to afford maximum protection from the sun for parked vehicles. Where applicable, requirements of Subsection A(1)(b) and (c) and above may be used to fulfill this requirement.
(b) 
Surface treatment of raised planting beds, raised planting islands and perimeter plantings shall be grass, groundcover or low-maintenance shrubs.
[1]
Editor's Note: Figure 1 is included at the end of the chapter.
B. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
PARKING AISLE
The traveled way by which cars enter and depart parking spaces.
PARKING AREA
Any land area designed, used and usually surfaced for parking motor vehicles, including parking spaces, parking aisles and perimeter plantings.
PARKING DRIVEWAY
A traveled way by which cars enter and depart parking areas.
PERIMETER PLANTING
A landscaped area protected by curbs intended to enhance the appearance and safety of parking areas along their boundaries.
RAISED PLANTING BED
A landscaped area protected by curbs and contained within the area of a parking space.
RAISED PLANTING ISLAND
A landscaped area protected by curbs and contained within the area of two opposing parking spaces.
All sidewalks shall be laid out and constructed in accordance with current regulations and specifications of the Borough relating to curbs and sidewalks.[1]
[1]
Editor's Note: See Ch. 160, Streets and Sidewalks, Arts. I and II.
[Amended 8-21-2006 by Ord. No. 910]
A. 
Street nameplates.
(1) 
Street nameplates shall be of metal construction, all corners shall be rounded and the lettering shall be on standard proportions and spacing in accordance with one of the alphabets used by the United States Bureau of Public Roads. The lettering shall be such as required by Borough Council. The plates shall be horizontal. The lower edge of the nameplate shall be seven feet above the ground level or curb. The nameplate shall be attached to the standard by rustproof metal fasteners.
(2) 
The size of the street sign nameplate and the letters thereon shall meet the requirements of the Pennsylvania Department of Transportation (PennDOT). This requires that the nameplate be a minimum of eight inches in height with the lettering a minimum of six inches in height.
(3) 
A detail of a typical street nameplate shall be included within the land development plans.
B. 
Traffic control signs.
(1) 
All traffic control signs installed along any public or private street, road, alley, driveway or parking area within Perkasie Borough shall meet the requirements of the PennDOT Handbook of Approved Signs, latest version.
(2) 
All traffic control signs installed along any public or private street, road, alley, driveway or parking area within Perkasie Borough shall be provided with PennDOT Type III or Type IV reflective sheeting as detailed within PennDOT Publication 408, latest revision. This requirement need not apply to signs designated R-7 or R-8 (parking signs) within the PennDOT Handbook of Approved Signs, latest version.
(3) 
Perkasie Borough reserves the right to require the placement of any traffic control sign deemed necessary by the Borough Council, Borough Manager or his/her designee due to site conditions. Any such sign shall be in accordance with the standards of the PennDOT Handbook of Approved Signs, latest version.
(4) 
The property owner(s) and developer(s) shall be responsible for obtaining and installing any signs required by the Borough and/or the Borough Engineer prior to dedication.
(5) 
Details of all proposed traffic control signs shall be provided within the development plans.
C. 
Sign installation standards.
(1) 
The standard shall be rustproof metal and shall be of sufficient length to permit the same to be embedded in the ground a distance of not less than three feet, as hereinafter provided, and to permit the lower edge of the sign to be seven feet above the ground level or curb, as hereinafter provided. This mounting height may be altered upon approval of the Borough Engineer. Upon erection, the standard shall be embedded in a concrete base for a depth of not less than three feet below the surface of the ground. Suitable backfill material shall be placed in the hole around the post in successive layers not exceeding 12 inches in depth, measured and loose. Each layer of backfill shall be thoroughly tamped to secure maximum practical density so that the post will be plumb and rigid. Posts shall not be installed in freezing or thawing weather. The standard shall be of such metal construction as to hold the sign rigidly in a proper and permanent position and prevent it from swaying in the wind.
(2) 
The signs shall be located with a view to making them seen at all times with a minimum of effort by both pedestrian and vehicular traffic and as close to the side of the cartway or curb as practical, but no part of the sign shall be permitted to overhang any part of the cartway or curb.
(3) 
All signs, standards, installations and locations shall be subject to the approval and inspection of the Borough Engineer.
All curbs shall be constructed in accordance with current specifications of the Borough relating to curbs and sidewalks.[1]
[1]
Editor's Note: See Ch. 160, Streets and Sidewalks, Arts. I and II.
A. 
The lengths, widths and shapes of blocks shall be determined with regard to:
(1) 
The planned use of the land.
(2) 
Zoning requirements as to lot size, dimension and minimum lot area per dwelling unit.
(3) 
Need for convenient access.
(4) 
Control and safety of street traffic.
(5) 
The limitations and opportunities of the topography.
B. 
In general, all blocks in a subdivision shall have a minimum length of at least 500 feet and a maximum length of 1,600 feet.
C. 
Whenever practicable, blocks shall be of such width as to provide two tiers of lots of the minimum size permitted under the applicable zoning classification, except in the case of lots along a major thoroughfare where the lot fronts on an interior street.
D. 
Modifications of the above requirements are possible in multifamily, commercial and industrial developments.
E. 
Pedestrian crosswalks not less than 10 feet wide and with a concrete paving less than four feet wide shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
A. 
The size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
B. 
Lot dimensions shall conform to the requirements of Chapter 186, Zoning.
C. 
All lots shall abut on a publicly maintained street. Lots where the front and rear property lines abut a street shall be prohibited, except in the case of reverse frontage along major thoroughfares.
D. 
In general, side lot lines shall be at right angles or radial to the street line.
E. 
The depth and width of lots reserved or laid out for commercial and industrial uses shall be adequate to provide for off-street parking.
F. 
Lots excessively deep in relation to width or lots excessively irregular in shape are to be avoided. A proportion of 2 1/2 in depth to one width is generally accepted as a proper maximum. Any dimension of a buildable area of a lot shall not be less than 25 feet. The buildable area of the lot is described as the lot area less the required front, side and rear lot areas, except as may pertain to the plotting of lots for attached dwellings.
G. 
House numbers shall be assigned in accordance with Borough requirements.[1]
[1]
Editor's Note: See Ch. 137, Property, Numbering of.
A. 
Blocks and lots shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools.
B. 
All drainage provisions shall be of such design as to carry surface waters to the nearest practical street, storm drain or natural watercourse.
C. 
The owner shall construct and/or install such drainage structures and/or pipes which are necessary to prevent erosion damage and to satisfactorily carry off such surface waters.
D. 
No excavation shall be made with a cut face steeper in slope than one horizontal to one vertical, except under one or more of the following conditions:
(1) 
The excavation is located so that a line having a slope of one horizontal to one vertical and passing through any portion of the cut face will be entirely inside of the property lines of the property on which the excavation was made.
(2) 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than one horizontal to one vertical, and a written statement of a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, to that effect is submitted to the Borough Engineer and approved by him. The statement shall state that the site has been inspected and that the deviation from the slope specified hereinbefore will not result in injury to persons or damage to property.
(3) 
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.
E. 
No fill shall be made which creates any exposed surface steeper in slope than 1 1/2 horizontal to one vertical, except under one or more of the following conditions:
(1) 
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.
(2) 
A written statement from a civil engineer, licensed by the Commonwealth and 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 Borough Engineer.
(3) 
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.
F. 
The top or bottom edge of slopes shall be a minimum of five 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.
A. 
Easements with a minimum width of 20 feet shall be provided as necessary for utilities and drainage.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
Nothing shall be permitted to be placed, planted, set or put within the area of an easement. The area shall be kept as lawn; provided, however, that Council may, in its discretion, approve the installation of a fence or other similar structure upon the surface of an electric, drainage or other similar easement running in favor of the Borough if such fence or other structure will not interfere with the facilities located within the easement. The terms and conditions of any such approval shall be set forth in a written agreement between the property owner and the Borough which shall be recorded in the Office of the Recorder of Deeds.
[Amended 8-28-2009 by Ord. No. 935]
D. 
Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 20 feet or as may be required or directed by the Department of Forests and Waters. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Borough Council.
E. 
Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume 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 such discharge of drainage and for the 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 Borough upon demand.
A. 
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.
B. 
Only natural watercourses which are of sufficient size to come under the regulations of the Pennsylvania Department of Forests and Waters (i.e., draining 1/2 square mile or more) shall be permitted to enter or flow through a developed subdivision within an open (nonconduit) channel. All other drainage, watercourses, channels or ditches shall be incorporated into a storm sewer system and shall flow through pipes from a point of intersection with the exterior boundary lines of a subdivision at its entrance to a point of intersection with the exterior boundary of the subdivision or development at its exits.
C. 
Storm sewage shall be designed and constructed in accordance with Borough standards and standards of the Pennsylvania Department of Environmental Protection and be subject to approval by the Borough Engineer.
D. 
In the design of storm sewerage systems, the future use of undeveloped areas upstream shall be taken into account in calculating pipe sizes.
A. 
Bridges and culverts shall be designed to meet current Pennsylvania State Highway Department standards to support expected loads and to carry expected flows. They shall be constructed to the full width of the right-of-way.
B. 
Approval of the Water and Power Resources Board of the commonwealth is required when the area drained upstream of the point under consideration exceeds an area of 1/2 square mile.
Buffering serves to soften the outline of buildings, to screen glare and noise and to create a visual and/or physical barrier between conflicting land uses.
A. 
General regulations.
(1) 
Buffer yards are required between subdivisions and land developments and along existing and proposed streets, except in the case of a lot line adjustment. The extent of buffering 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 yard standards.
[Amended 9-19-1988 by Ord. No. 604; 11-21-2005 by Ord. No. 897]
(2) 
Trees in buffers along streets shall not be planted opposite each other but shall alternate.
(3) 
At intersections, trees shall be located no closer than 30 feet from the intersection of the street right-of-way lines.
(4) 
Where the planting strip between the curb and sidewalk is less than seven feet wide, the street trees shall be planted on the lots.
(5) 
All plant materials shall be of nursery stock grown under climate conditions comparable to those of Perkasie Borough. They shall be of symmetrical growth, free of insects, pests and disease and suitable for street use and durable under the maintenance contemplated.
B. 
Determination of required buffer. To determine the required buffer yard and planting schedule, a three-step procedure shall be followed:
(1) 
Step 1: site analysis and determination of buffer yard class.
(2) 
Step 2: selection of the planting option for the buffer class.
(3) 
Step 3: selection of the plant materials from the plant materials list.
C. 
Step 1: site analysis and determination of buffer yard class.
(1) 
For each property boundary, the applicant shall determine the adjacent land use or road classification. Land use information shall be determined by an on-site survey, and the Perkasie Borough Zoning Ordinance shall be utilized to determine road classifications. Table 1 below[1] specifies the buffer yard class for each boundary.
[1]
Editor's Note: Table 1: Determination of Buffer Yard Class, may be found at the end of this chapter.
(2) 
The applicant shall match his proposed land use with the corresponding adjacent land use or road classification for each property boundary. The letter indicates the buffer yard class.
D. 
Step 2: selection of the planting option for the buffer class.
(1) 
After determining the buffer class, the applicant shall select a planting option from Table 2 to meet the buffer yard requirement for each boundary. The Borough may consider an alternative planting option which shall have a screening capability equal to or greater than any of the available options.
(2) 
Table 2: planting options. The options below indicate the amount of plant material that is required per linear foot of property line. Plantings aligned on property or right-of-way boundaries shall be located one to five feet inside of the boundary line. Plantings are not required to be aligned on property or right-of-way boundaries and may be sited on any portion of the property for buffering purposes. The Borough may permit staggering or grouping of plant materials if a satisfactory buffer is achieved.
[Amended 9-19-1988 by Ord. No. 604]
Class Option
A
1 canopy tree per 40 feet of boundary
B
Within a 15-foot buffer yard: 1 canopy tree per 40 feet and 1 flowering tree per 60 feet of boundary
C
Within a 30-foot buffer yard: 1 evergreen per 20 feet and 1 flowering tree per 60 feet of boundary
D
A 100-foot-wide lawn with 1 canopy tree per 40 feet; or within a 30-foot buffer yard; 1 evergreen per 10 feet and 1 flowering tree per 60 feet of boundary
E. 
Step 3: selection of plant materials from the plant materials list.
(1) 
Each planting option may utilize any of the plant materials outlined in Table 3. Minimum plant size, given either in height or in caliper, is indicated on this table. The Borough 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 Table 3. All planting material shall meet the standards of the American Association of Nurserymen.
(2) 
The applicant shall not be required to provide a buffer yard should existing planting, topography or man-made structures be deemed acceptable for screening purposes by the Borough.
(3) 
Table 3: Plant Materials List.
(a) 
Canopy trees (2 1/2 inches caliper).
Acer rubrum (red maple).
Acer saccharum (sugar maple).
Fraxinus americana (white ash).
Fraxinus pennsylvania lanceolata (green ash).
Ginkgo biloba [ginkgo (male only)].
Gleditsia triacanthos inermis (thornless honey locust).
Liquidambar styraciflua (sweet gum).
Phellondendron amurense (Amur cork tree).
Plantanus acerifolia (London plane tree).
Quercus alba (white oak).
Quercus borealis (red oak).
Quercus coccinea (scarlet oak).
Quercus palustris (pin oak).
Robina psuedo-acacia inermis (thornless black locust).
Sophora japonica (Japanese pagoda tree).
Tilia-Linden (all species hardy to the area).
Zelkova serrata (Japanese zelkova).
(b) 
Flowering trees.
Amelanchier canadensis (shadblow serviceberry): five to six feet.
Cornus florida (flowering dogwood): five to six feet.
Cornus kousa (kousa dogwood): five to six feet.
Cornus mas (Cornelian cherry): five to six feet.
Crataegus species (hawthorn): five to six feet.
Koelreuteria paniculata (goldenrain tree): eight to 10 feet.
Laburnam vossi (golden chain): 1/2 inch caliper.
Magnolia soulangeana (saucer magnolia): five to six feet.
Magnolia virginiana (sweetbay): five to six feet.
Malus baccata (Siberian crab): 1/2 inch caliper.
Malus floribunda (Japanese flowering crab): 1/2 inch caliper.
Malus hopa (hopa red-flowering crab): 1/2 inch caliper.
Oxydendrum arboreum (sourwood): five to six feet.
Prunus kwanzan (kwanzan cherry): 1/2 inch caliper.
Prunus subhertella pendula (weeping cherry): 1/2 inch caliper.
Pyrus calleryana Bradford (callery pear): 1/2 inch caliper.
(c) 
Evergreens (four to five feet).
Ilex opaca (American holly).
Picea abies (Norway spruce).
Picea omorika (Serbian spruce).
Picea pungens (Colorado spruce).
Pinus strobus (white pine).
Pseudotsuga menziesii (Douglas fir).
Tsuga canadensis (Canada hemlock).
[Amended 11-17-2014 by Ord. No. 979]
A. 
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 Borough Council may require the dedication or reservation of such area within the subdivision or land development in those cases in which Borough Council deems such requirements to be reasonable.
B. 
Where deemed essential by Borough Council, upon consideration of the particular type of development proposed, and especially in large-scale planned unit developments, the Borough Council may require the dedication or reservation of such other areas or sites of a character, extent and location suitable to the needs created by such development for schools, parks and other neighborhood purposes.
C. 
Where a proposed park, playground or other public use is indicated on a proposed subdivision or land development plan, the Park and Recreation Board shall review the plan and submit recommendations to the Borough Council.
D. 
In residential subdivisions or land development applications, suitable open areas shall be dedicated for recreation. Standards to be used by Borough Council in testing the adequacy of space provided shall be as follows:
(1) 
For each residential dwelling unit, a minimum of 1,500 feet of land shall be dedicated for recreation space;
(2) 
The land dedicated shall be dedicated to the Borough or to another suitable organization as approved by Borough Council;
(3) 
The land proposed for dedication shall be easily and safely accessible, have adequate ingress and egress, and have access to an external public road or a road to be dedicated as a public road to which the public has access;
(4) 
The geometry of the land to be dedicated shall be as close to square as reasonably possible. The area shall not include narrow or irregular pieces of land that would limit the feasibility of using the dedicated land for recreation activities;
(5) 
Playgrounds for active sports shall be of adequate size to provide sufficient area for proposed uses;
(6) 
If the tract to be developed or subdivided abuts any existing Borough park or recreation area or conservation easement, the park and recreation land offered for dedication shall be adjacent to the Borough park or recreation area or conservation easement or be connected by public access easement and trail constructed by the applicant;
(7) 
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;
(8) 
Onsite improvements on the dedicated park and recreation land shall be commensurate with the adjacent onsite development improvements, including but not limited to grading, curbing, utilities, and walking path.
E. 
Where the requirements of § 164-36D are not met, the Borough may assess a park and recreation fee in lieu of dedication as follows:
(1) 
A fee of $1,500 per dwelling unit payable at the time of building permit, less any credit under Subsection E(2), for any residential subdivision or land development application.
(2) 
The applicant may receive a credit of up to $500 per unit for documented expenditures made toward recreation improvements within the subdivision or land development including dedicated recreation areas, playground equipment, or other similar improvements. The credit shall be calculated by dividing the total expenditures made for recreation improvements by the number of units.
A. 
The density, parking and area and building requirements shall in all respects conform to Chapter 186, Zoning, for multifamily developments.
B. 
Preliminary approval of the site plan must be obtained for the entire proposed multifamily development. Final approval may be obtained section by section, but such development sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be refiled and reviewed and approved.
C. 
Bonding procedures shall be required before final approval of the land development plan and shall guarantee the improvements by the builder of streets, sidewalks, curbs, streetlighting, street trees, drainage facilities, utilities and other facilities that Borough Council may deem necessary.
D. 
Arrangement of buildings and facilities.
(1) 
All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the plot, the character of the adjoining property and the type and size of the buildings in order to produce a livable and economical land use pattern.
(2) 
Arrangement of buildings shall be in favorable relation to the natural topography, existing desirable trees, views within and beyond the site and exposure to the sun and other buildings on the site.
E. 
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 equipment, furniture-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 100 feet; an 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 the distance exceed 250 feet.
F. 
Yards shall assure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings and other essential uses.
G. 
Grading.
(1) 
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 and for the conservation of desirable existing vegetation and natural ground forms.
(2) 
Grading around buildings shall be designed to be in harmony with natural topography and to minimize earthwork and the need for deep footings.
H. 
Streets.
(1) 
Streets shall be provided on the site where necessary to furnish principal trafficways for convenient access to the living units and other important facilities on the property.
(2) 
Streets proposed to be dedicated for public use and maintenance shall conform to the design requirements and specifications of this chapter.
I. 
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) 
Driveways shall conform to those standards to § 164-24 of this chapter.
(4) 
All driveways shall be paved and constructed in accordance with Borough specifications.
J. 
Parking areas.
(1) 
Paved parking areas shall be provided to meet the needs of the residents and their guests without interference with normal traffic.
(2) 
Parking areas shall conform to the standards and requirements of § 164-25 and Chapter 186, Zoning.
(3) 
Parking areas shall be constructed in accordance with Borough specifications.
K. 
Sidewalks.
(1) 
Street sidewalks and on-site walks shall be provided for convenience and safe access to all living units from streets, driveways, parking areas or garages and for convenient circulation and access to all project facilities.
(2) 
Width, alignment and the gradient of walks shall provide safety, convenience and appearance 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 § 164-26 of this chapter.
L. 
Refuse collection.[1]
(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 to avoid being offensive and shall be convenient for both collectors and tenants.
[1]
Editor's Note: See also Ch. 96, Garbage, Rubbish and Refuse.
M. 
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.
A. 
Developing individual lots for commercial purposes shall be avoided in favor of a comprehensive design of the land, in which individual lots for commercial purposes are related to each other so as to carry out the purposes of this chapter.
B. 
Additional widths of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by Borough Council to assure the free flow of through traffic from vehicles entering or leaving parking areas.
C. 
When adjacent lots proposed for nonresidential uses front on a collector or arterial street, the owner may be required to provide a service road for ingress and egress or, in lieu thereof, the owner may be required to provide an area adjacent to the proposed lots for off-street parking purposes.
D. 
Alleys shall be required in commercial and industrial districts, except where other adequate provision is made for off-street loading and parking consistent with the use proposed. Where required, alleys in commercial and industrial districts shall conform to those standards of § 164-23 of this chapter.
E. 
Dead-end alleys shall be avoided, but where this proves impossible, they shall be terminated with a paved turnaround of adequate dimensions.
F. 
Every effort shall be made to protect adjacent residential areas from potential nuisance of the proposed nonresidential developments, including the provisions of extra depths in parcels backing up on existing or potential residential developments and provisions for a permanently landscaped evergreen buffer strip.
G. 
Streets carrying nonresidential traffic shall not normally be extended to the boundaries of the adjacent existing or potential residential areas or connected to streets intended for predominantly residential traffic.
H. 
Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level of the surrounding area. Grading to depress the parking area, raised berms, landscaping or fencing are satisfactory methods to create such seclusion.
I. 
All area, design and parking requirements shall conform to Chapter 186, Zoning.
A. 
All performance standard subdivisions shall meet the open space requirements as set forth in Chapter 186, Zoning. The subdivision plan shall contain or be supplemented by such material as required to establish a method by which such open space shall be perpetuated, maintained or policed.
B. 
All land held for open space shall be so designated on the plans as open space. The plans shall contain the following statement: "Open space lands may not be separately sold, nor shall such land be further developed or subdivided."
C. 
The subdivision plans shall designate the use of open space, the type of maintenance to be provided, and a planting plan or schedule. In designating use and maintenance, the following classes may be used:
(1) 
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.
(2) 
Natural area: an area of natural vegetation undisturbed during construction or replanted. Such area may contain pathways but shall otherwise be maintained only to prevent the spread of weeds, undesirable plants, such as poison ivy, the maintenance of free-flowing streams and to prevent the accumulation of trash or litter.
(3) 
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 in such manner as not to create a hazard or nuisance and shall perpetuate the proposed use.
D. 
Planting and recreation facilities within the open space areas shall be subject to the provisions for securities to cover costs of installation in accordance with §§ 164-61 and 164-62 of this chapter.
E. 
Any of the following methods may be used to preserve, own or maintain open space: condominium, homeowners association, dedication in fee simple or dedication of development rights. The following specific requirements are associated with each of the various methods:
(1) 
Condominium. The open space may be controlled through the use of condominium agreements. Such agreements shall be in conformance with the Unit Property Act of 1963. All open space land shall be held as common element. Such land shall not be eligible for sale to another party, except for transfer to another method of ownership permitted under this section, and then only where there is no change in the open space ratio.
(2) 
Homeowners association. The open space may be held in common ownership by a homeowners' association. This method shall be subject to all of the provisions for homeowners' associations set forth in Article VII of Act 247 and the Perkasie Borough PRD Ordinance of 1970.[1]
[1]
Editor's Note: The Perkasie Borough PRD Ordinance was repealed 4-11-1983 by Ord. No. 540.
(3) 
Fee simple dedication. The Borough may, but shall not be required to, accept any portion or portions of the open space. Provided that such land is freely accessible to the public, there is no cost involved and the Borough agrees to and has access to maintain such lands.
(4) 
Dedication of development rights. The Borough or county may accept, but shall not be required to accept, title to the development rights to any portion or portions of the open space. In such cases, the land remains in the ownership of the individual while the development rights are held in public ownership. The county shall accept ownership only in accordance with the provisions of Act 442 and county plans; the Borough may accept such lands as it sees fit. In either case, there shall be no cost for acquisition or maintenance to county or Borough.
Each site is unique. It has physical features which are rarely precisely duplicated on another site. Portions of some sites may not be usable and a minimum amount of buildable land should be retained for recreation. The purpose of this section is to determine the appropriate intensity of use to which a specific tract may be put. For each tract that is five acres or larger in R-1A and R-1B Residential Districts, the developer shall include the following calculation with the initial plan submission:
A. 
Base site area. Certain portions of a tract may not be usable for the activities proposed for the site; these shall therefore be subtracted from the site area to determine base site area:
(1) 
Site area as determined by actual on-site survey (acres).
(2) 
Subtract: land within ultimate rights-of-way of existing roads or utility rights-of-way or easements (acres).
(3) 
Subtract: land which is not contiguous, i.e., a separate parcel which does not abut or adjoin nor share common boundaries with the rest of the development and/or land which is cut off from the main parcel by a road, railroad, existing land uses or major stream so as to serve as a major barrier to common use or so that it is isolated and unavailable for building purposes (acres).
(4) 
Subtract: land which in a previously approved subdivision was reserved for resource reasons, such as flooding or recreation (acres).
(5) 
Subtract: land used or zoned for another use, i.e., land which is used or to be used for commercial or industrial uses in a residential development or land in a different zoning district than the primary use (acres).
(6) 
Equals base site area (acres).
B. 
Resource protection land.
(1) 
All land within the base site area shall be mapped and measured for the purpose of determining the amount of open space needed to protect it.
(2) 
The resource protection land equals, for each resource, the acres of land in the resource multiplied by the open space ratio for that resource. The open space ratios are as follows:
Resource
Open Space Ratio
Floodplain district
1.00
Floodplain soils
1.00
Lakes or ponds
1.00
Natural retention area
.90
Steep slope (25% or more)
.85
Steep slope (15% to 25%)
.70
Steep slope (8% to 15%)
.60
(3) 
The total land with resource restrictions equals the total of the acres of land in each resource.
(4) 
The total resource protection land equals the total of all of the lands resulting from the calculation in § 164-40B(2) above.
C. 
Determination of site capacity. Individual site capacity is found by calculating net buildable site area. For single-family or performance standard subdivisions, the number of allowable dwelling units is determined by multiplying the density by net buildable site area. The calculations are as follows:
(1) 
The base site area (acres) multiplied by the open space ratio (Chapter 186, Zoning, § 186-44) (acres) equals the minimum required open space (acres).
(2) 
The base site area (acres) minus the total resource protection land or minimum required open space, whichever is greater (acres), equals the net buildable site area (acres).
(3) 
The net buildable site area (acres) multiplied by the density (Chapter 186, Zoning, § 186-44) (acres) equals the number of dwelling units (do not round up).
The developer shall determine the presence of environmental or natural features on the site and shall meet the following standards of environmental protection. Site alterations, regrading, filling or clearing of vegetation prior to submission of the plans for development shall be a violation of this chapter.
A. 
Floodplains.[1] All such lands shall remain as permanent open space, except that roads and utilities may cross the floodplain where design approval is obtained from the Pennsylvania Department of Environmental Protection and where other applicable ordinances, regulations and statutes are complied with.
[1]
Editor's Note: See also Ch. 94, Floodplain Management.
B. 
Floodplain soils. All such lands shall remain as permanent open space, except that roads may cross these soils where design approval is obtained from the Pennsylvania Department of Environmental Protection and that recreational, conservation or agricultural open space uses shall be permitted. Where floodplains are defined, they shall be used rather than floodplain soils.
C. 
Steep slopes. In areas of steep slopes, i.e., those above 8%, the following standards shall apply:
(1) 
Eight percent to 15%: No more than 40% of such areas shall be developed and/or regraded or stripped of vegetation.
(2) 
Fifteen percent to 25%: No more than 30% of such areas shall be developed and/or regraded or stripped of vegetation.
(3) 
Twenty-five percent or more: No more than 15% of such areas shall be developed and/or regraded or stripped of vegetation.
(4) 
Notwithstanding any standards established herein, any slopes having a grade of 15% or greater and being part of a woodland area shall be preserved so that 80% of such slope shall remain in natural cover and as permanent open space.
[Added 9-19-1988 by Ord. No. 604]
D. 
Lakes and ponds. These areas shall be left as permanent open space. No development, filling, piping or diverting shall be permitted.
[Amended 9-19-1988 by Ord. No. 604]
E. 
Natural retention areas. Such areas shall be 100% open space.
[Amended 9-19-1988 by Ord. No. 604]
F. 
Wetlands. Such areas shall be left as permanent open space. No development, filling, piping or diverting shall be permitted. In addition, a buffer of 100 feet shall be maintained from the limits of the wetland vegetation or the limit of the wetland soils, whichever is less, in order to minimize hydrologic modifications and potential for pollution. Within the buffer area, an 80% natural cover must be maintained as permanent open space. The remaining 20% of the buffer area may be developed.
[Added 9-19-1988 by Ord. No. 604; amended 2-20-1989 by Ord. No. 615]
G. 
Woodlands. Such areas shall remain in at least 50% open space, provided further that such open space area shall permanently retain the original natural cover.
[Added 9-19-1988 by Ord. No. 604]
H. 
Topsoil standards.
[Added 10-16-1995 by Ord. No. 770]
(1) 
After final grading, there shall be a minimum of six inches of topsoil on the entire site other than that portion of the site where there are buildings or other impervious surface coverage. There shall be no removal of excess topsoil permitted from the site until inspection and approval of compliance with this section by the Borough Engineer.
(2) 
The developer is not required to import topsoil to the site if a six-inch final depth cannot be achieved. In cases where the original site has less than six inches of topsoil at the start of the grading activities, as determined by the Borough Engineer, the total amount available on the site at that time will become the minimum topsoil requirement. No topsoil will be allowed to be removed from the site in that instance.
[Added 8-7-1989 by Ord. No. 621]
A. 
General requirements.
(1) 
Grade changes and excavations shall not encroach upon the tree protection zone (TPZ).
(2) 
No toxic materials shall be stored within 100 feet of a tree protection zone, including petroleum based and/or derived products.
(3) 
The area within the TPZ shall not be built upon, nor shall any materials be stored there, either temporarily or permanently. Vehicles and equipment shall not be parked in the TPZ.
(4) 
When tree stumps are located within 10 feet of the tree protection zone, the stumps shall be removed by means of a stump grinder to minimize the effect on surrounding root systems.
(5) 
Tree roots which must be severed shall be cut by a backhoe or similar equipment aligned radially to the tree. This method reduces the lateral movement of the roots during excavation which, if done by other methods, could damage the intertwined roots of adjacent trees.
(6) 
Within four hours of any severance of roots, all tree roots that have been exposed and/or damaged shall be trimmed cleanly and covered temporarily with moist peat moss, moist burlap or other moist biodegradable material to keep them from drying out until permanent cover can be installed.
(7) 
Sediment, retention and detention basins shall not discharge into the tree protection zone.
(8) 
Sediment, retention and detention basins shall not be located within the tree protection zone.
B. 
The tree protection zone. Prior to construction, the tree protection zone shall be delineated by the following methods:
(1) 
The tree protection zone that is delineated on the site prior to construction shall conform to the approved development plans.
(2) 
All trees scheduled to remain shall be marked; where groups of trees exist, only the trees on the edge need to be marked.
(3) 
A forty-eight-inch-high wooden snowfence mounted on steel posts, located eight feet on center, shall be placed along the boundary of the tree protection zone.
(4) 
In addition to the tree protection zone, trees may be left standing as protection between the trunks of the trees to be retained and the limits of grading. When additional trees are used as protection, the tree protection zone on the approved plan shall be marked in the field so that the additional buffer area is delineated. When this method of protection is used, these additional trees shall be removed at the time of completion of the project.
(5) 
When the wooden snowfence has been installed, it shall be inspected and approved by the Borough Arborist prior to commencing clearing and further construction; the fencing along the tree protection zone shall be maintained until all work/construction has been completed; and damages to the protective fencing shall be replaced and repaired before further construction shall begin.
(6) 
Trees being removed shall not be felled, pushed or pulled into a tree protection zone or into trees that are to be retained.
C. 
Retaining walls.
(1) 
When the original grade cannot be retained at the tree protection zone line, a retaining wall shall be constructed outside of the tree protection zone.
(2) 
The retaining wall shall be designed to comply with the municipal standards for retaining walls.
(3) 
In addition, the following methods shall be used to ensure survival of the tree:
(a) 
The top of the wall shall be four inches above the finished grade line.
(b) 
The wall shall be constructed of large stones, brick, building tile, concrete blocks or treated woodbeams not less than six by six inches; a means for drainage through the wall shall be provided so water will not accumulate on either side of the wall. Weep holes shall be required with any wall.
(c) 
Any severed roots as a result of excavation shall be trimmed so that their edges are smooth and are cut back to a lateral root if exposed.
(d) 
A layer of clean stone (sized 3/4 inch to one inch) shall be placed one foot out from the wall to aid in drainage.
D. 
Pruning methods. All final cuts shall be made sufficiently close to the trunk or parent limb but without cutting into the branch collar or leaving a protruding stub, according to the National Arborist Association standards. All necessary pruning cuts must be made to prevent bark from being torn from the tree and to facilitate rapid healing. Flush cuts are unacceptable.
E. 
Fertilization methods.
(1) 
All trees which have experienced any disturbance or have had damages to the roots or branches shall be fertilized.
(2) 
Trees shall be fertilized in early fall (September to October) or midspring (April to May). Fall applications are preferred.
(3) 
Fertilizer shall be broadcast over the soil surface in an area twice the size of the tree protection zone at the rates given in Subsection E(5) below. A minimum of 1,000 square feet per tree will receive fertilization.
(4) 
Fertilizer grade shall have approximately three parts nitrogen to one part phosphorus and potassium (3:1:1 ratio).
(5) 
Fertilizer shall be applied at a rate equivalent to one pound nitrogen per 1,000 square feet.
Example:
How much 20:8:8 fertilizer needed to apply one pound nitrogen over 1,000 square feet.
Need 1 pound nitrogen
.20
x
= 1
x
= 1
___
  20
x = 5 pounds
5 pounds 20:8:8 should be broadcast over an area of 1,000 square feet.
F. 
Trenching and tunneling.
(1) 
If there is no alternative but to locate a utility line through a TPZ, tunneling shall be used instead of trenching, except where, in the opinion of the Borough Arborist, survival of the tree would not be affected by either method. The Borough Arborist shall determine the most desirable location for the utility line.
(2) 
Trenches shall be filled as soon as possible and tamped lightly to avoid air spaces.
[1]
Editor's Note: See also Ch. 175, Trees.
[Added 11-17-2008 by Ord. No. 929]
A. 
Requirement for Transportation Impact Study. A Transportation Impact Study shall be required for all major subdivisions and land developments to enable the Borough to assess the impact of a proposed development on the local transportation systems, both highways and public transportation. The purpose of the study is to ensure that proposed developments do not adversely affect the transportation network and to identify any traffic problems that are created in the existing highway network as a result of the development and to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development or to the highway and/or public transportation systems within the designated study area. The study shall assist in the protection of air quality, the conservation of energy and the encouragement of public transportation use.
B. 
Conduct of the Transportation Impact Study. The Transportation Impact Study shall be prepared by a qualified traffic engineer and/or transportation planner with previous traffic study experience in accordance with the procedures and standards set forth in this section.
C. 
Applicability. A Transportation Impact Study shall be submitted as part of the preliminary plan application for all subdivision and land development proposals that have the potential of generating 250 or more trips per day. The number of trips per day are determined through the use of the most current edition of the Institute of Transportation Engineers (ITE), Trip Generation publication. The proposed development shall be identified using the ITE land use code that best describes the use of the proposed development. Where doubt exists, the applicant shall seek guidance from the Borough Engineer or his/her designee. The application shall not be considered complete until the Transportation Impact Study is submitted to the Borough in accordance with the provisions of this section. Council may, at its discretion, require any other application to be accompanied by a Transportation Impact Study, provided that Council notifies the applicant immediately following Council's first meeting to consider the proposal. Such notification shall specify the reason for the requirement, citing the proposal's particular location or existing problems or type of use (e.g., generation of heavy truck traffic).
D. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
CAPACITY ANALYSIS
The analysis compares the actual or projected traffic volume to the intersection capacity and results in a volume/capacity (v/c) ratio. Intersection approach capacity is the maximum rate of vehicular flow that can pass through an intersection under prevailing roadway, traffic and signalization conditions.
LANE GROUPS
Each individual vehicular movement that may be completed from an existing lane, such as a left turn, right turn, or through movement.
LEVEL OF SERVICE
Level of service (LOS) as described in the Highway Capacity Manual 2000, Transportation Research Board, is a qualitative measure of the operational conditions within a traffic stream and their perceptions by motorists. Levels of service are defined in terms of delay for signalized intersections and reserve capacity for unsignalized intersections. Six levels of service (A through F) are defined for a transportation facility. LOS A represents ideal operation conditions with no congestion, and LOS F represents a breakdown in operating conditions with severe congestion.
MAJOR INTERSECTION
Any intersection, either signalized or unsignalized, where traffic generated by the proposal may have an impact on the operation of the intersection. The transportation engineer shall seek guidance from the Borough Engineer prior to the initiation of the Transportation Impact Study to ensure agreement on the location of major intersections.
OFF-SITE TRANSPORTATION IMPROVEMENTS
Other transportation improvements that are generally not contiguous with the property being developed and not required as an on-site improvement, but found to be necessary as a result of the proposed development.
ON-SITE TRANSPORTATION IMPROVEMENTS
All improvements on or adjacent to the development site in the public right-of-way required to be constricted by the developer pursuant to any ordinance, resolution or requirement of the Borough and/or directly related to the transportation needs of the subdivision and/or land development.
PUBLIC TRANSPORTATION
Transportation services for the general public provided by a common carrier of passengers generally, but not necessarily on a regular route basis, by the Southeastern Pennsylvania Transportation Authority or a private operator operating service to the public.
STUDY AREA
This area will extend along the adjacent roadways in all directions approximately 1/2 mile from the site access points. The study area will include all major intersections in the vicinity of the proposed development. The transportation engineer will seek guidance from the Borough Engineer prior to initiation of the Transportation Impact Study to ensure agreement on the study area boundaries.
TRAFFIC SIGNAL WARRANTS
A series of tests that detail the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These warrants are outlined in the then-current edition of the Manual on Uniform Traffic Control Devices for Streets and Highways, U.S. Department of Transportation, Federal Highway Administration.
TRIP GENERATION RATES
The total count of vehicular trips to and from the study site per unit of land use, as measured by parameters such as square footage or dwelling units. The latest edition of Trip Generation by the ITE shall be referenced to determine trip generation rates.
E. 
General requirements and standards.
(1) 
General site description. The site description shall include the size, location, proposed land use(s), construction staging, and completion date of the proposed development. If the development is residential, a description of the types and number of dwelling units shall also be included. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they may affect the transportation needs of the site (e.g., number of senior citizens). A brief description of other major existing and proposed land developments within the study area shall also be provided.
(2) 
Transportation facilities description.
(a) 
The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include proposed internal vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelizations, and any traffic signals or other intersection control devices at all intersections within the site. The site design shall be shown to maximize potential public transportation usage to and from the development, such as providing adequate turning radii at all access points to allow a bus to enter the development and designating bus shelters and sign locations where appropriate.
(b) 
The report shall describe the entire external roadway system within the study area. Major intersections in the study area shall be identified and illustrated. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. All regional rail stations within a three-mile radius of the site shall also be documented. All future highway improvements, including proposed constriction and intersection signalization, shall be noted. This information shall be obtained from the latest Regional Transportation Improvement Program maintained by the Delaware Valley Regional Planning Commission. Any roadway improvements to be conducted in conjunction with surrounding land developments shall be recorded.
(3) 
Existing traffic conditions.
(a) 
Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area, and shall include current average daily traffic volumes, peak highway hour(s) traffic volumes, and peak development-generated hours(s) traffic volumes. Traffic counts date shall not be more than one year old. Traffic counts shall be taken on a Tuesday, Wednesday or Thursday of a nonholiday week. Additional counts (Saturday for a commercial or tourist attraction) may also be required in some cases. The individual or firm performing the Transportation Impact Study shall obtain the traffic counts during average volume conditions during fair weather, and in consideration of any construction activities or special events which may otherwise affect traffic volumes of the roadway.
(b) 
Roadway characteristics shall be described and illustrated. Features to be addressed shall include lane configurations, geometry, signal timing, traffic control devices, posted speed limits, and sight distance limitations. Existing levels of service shall be calculated for all intersections and turning movements within the study area.
(c) 
This analysis will determine the adequacy of the existing roadway system to serve the existing traffic demand. Roadways, signalized intersections, or individual movements experiencing levels of service below C, and v/c rations greater than or equal to 1.0 shall be noted as deficient. Unsignalized intersections with levels of service below D shall also be indicated.
(4) 
Transportation impact of development.
(a) 
Estimation of vehicular trips to result from the proposal shall be completed for the average daily trips, average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the latest edition of Trip Generation. For land uses not listed in the document, the transportation engineer shall seek guidance from the Borough Zoning Officer and Borough Engineer.
(b) 
All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phases shall be provided. Traffic volumes shall be assigned to individual access points. Pedestrian volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes shall be assigned for each crossing. Any characteristics of the site that will cause particular trip generation or distribution problems shall be noted.
(5) 
Analysis of transportation impact.
(a) 
The total future traffic shall be calculated, and shall consist of the existing traffic volume expanded to the project completion year using an annual background growth factor plus the development-generated traffic and the traffic generated by other developments in the study area. The annual background growth factor shall be determined using the projected rates of population and employment growth as determined by the Bucks County Planning Commission, the average annual traffic growth of the area's roadways as determined from the Delaware Valley Regional Planning Commission's "Highway Network Coverage Traffic Counts" or the Bucks County Planning Commission's traffic count database, and current twenty-four-hour traffic counts.
(b) 
The delay 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 development shall be made.
(c) 
The analysis shall be performed for the peak highway hour(s) and peak development-generated hour(s) for all roadways and intersections in the study area. Delay calculations shall be made for all intersections in the study area as well as for all access points into the development. It is usually at these locations that capacity is most restricted. A volume/capacity analysis shall be conducted for all intersections having a future level of service below C.
(d) 
All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation.
(6) 
Conclusions and recommended improvements.
(a) 
Levels of service and volume/capacity ratios shall be listed for all roadways and intersection lane groups. All roadways, signalized intersections, and/or lane groups showing levels of service below C and volume/capacity ratios greater than or equal to 1.0 shall be considered deficient. Specific recommendations for the elimination of all deficiencies shall be listed, and shall include but not be limited to the following elements: internal circulation design, site access location and design, external roadway intersection design and improvements, traffic signal installation and operation including signal timing, and transit design improvements. All physical roadway improvements shall be illustrated. Signal timing should be evaluated for any intersection with a level of service below C but a volume/capacity ratio less than 1.0. Warrants for signalization shall be examined for all unsignalized intersections operating at deficient levels of service.
(b) 
The study shall outline mitigation measures and demonstrate any changes to the level of service achieved by these measures. Any alternatives or suggested phasing of improvements shall be described. The mitigation measures may include recommendations such as roadway widening, turning lanes, deceleration lanes/tapers, changes to signalization, use of access management techniques or a reduction in the proposed intensity of use. The responsibility and timing of all recommended roadway improvements shall be described within the Transportation Impact Study.
(c) 
Existing and/or future public transportation service shall also be addressed. Listings of all actions to be taken to encourage public transportation usage for development-generated trips and/or improve existing service, if applicable, shall be included.
F. 
Submission procedures and implementation.
(1) 
Time of Submission.
(a) 
The Transportation Impact Study shall be submitted to the Borough of Perkasie and the Bucks County Planning Commission with the preliminary plan application. If a sketch plan is submitted for the proposed development, it would be advantageous to the applicant to submit a Transportation Impact Study at this time. However, the Transportation Impact Study shall be resubmitted at the preliminary plan stage. Furthermore, if a preliminary plan is revised, the Transportation Impact Study may also need to be revised, depending upon the revisions to the plan.
(b) 
Improvement plans shall not be submitted to Penn DOT until the plans have been reviewed by the Perkasie Borough Planning Commission, the Perkasie Borough Engineer, the Bucks County Planning Commission and the Perkasie Borough Council. The submittal to Penn DOT shall be accompanied by the comments of the Borough, Borough Engineer and the Bucks County Planning Commission.
(2) 
Implementation. The Perkasie Borough Planning Commission, the Bucks County Planning Commission, the Perkasie Borough Engineer and the Perkasie Borough Council shall review the Transportation Impact Study to analyze its adequacy in identifying solutions to traffic problems that may occur either totally, or in part as a result of the subdivision or land development. Transportation improvements required in order to eliminate deficient conditions on or adjacent to the site, that result from the development, may be mandatory for plan approval. These necessary improvements may be attached to the conditions of approval set forth by the Borough prior to plan approval. If the Borough determines that additional off-site improvements are necessary prior to plan approval, the developer shall have the opportunity to resubmit alternative improvement designs.