A.
The following subdivision and land development principles, standards
and requirements will be applied by the Borough in evaluating and
approving plans for proposed subdivisions and land developments.
B.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, and general welfare.
C.
Whenever municipal or other applicable regulations impose more restrictive
standards and requirements than those outlined herein, such other
regulations shall control.
A.
All portions of a tract being subdivided shall be taken up in lots,
streets, public lands, open space or other proposed uses so that remnants
and landlocked areas shall not be created. No lot shall be subdivided
under the provisions of this chapter if any of the resulting lots
would not meet the provisions of the Tullytown Borough Zoning Ordinance.
B.
Lot lines shall follow Borough boundary lines rather than cross them.
C.
Whenever possible, developers shall preserve trees, groves, waterways,
scenic points, historic spots and other community assets and landmarks.
D.
Subdivisions and land developments shall be laid out so as to avoid
the necessity for excessive cut or fill. Excessive cut or fill shall
be defined as site improvements requiring greater than four feet of
excavation or backfill. Site disturbance, grading, removal of vegetation
shall be the absolute minimum necessary to meet ordinance requirements.
Natural drainage patterns and vegetation shall be preserved to maximize
infiltration of water.
E.
Land subject to flooding (in accordance with the Federal Emergency
Management Agency (FEMA), the Flood Hazard Boundary Map (FHBM), and
the Bucks County, Pennsylvania Soil Survey) or other hazards to life,
health or property, and land deemed to be topographically unsuitable,
shall not be platted as building sites or for such other uses that
may increase the danger to health, life, property, or aggravate erosion
or flood hazard until all such hazards have been eliminated, or unless
adequate safeguards against such hazards are provided by the subdivision
and land development plans. Such land within the subdivision or land
development shall be set aside on the plan for uses that shall not
be endangered by periodic or occasional inundation.
F.
Proposed subdivisions and land developments may be coordinated with
existing nearby neighborhoods both within and outside of the Borough
so that the community, as a whole, may develop harmoniously. Joint
reviews with neighboring municipalities may be conducted at Council's
discretion.
G.
Unless a permit is obtained from the Pennsylvania Department of Environmental
Protection (PaDEP), discarded building material shall be disposed
of in a manner consistent with the Pennsylvania Solid Waste Management
Act of 1980, 35 Pa.C.S.A. § 6018.101 et seq. Such material
shall not be disposed of on site but shall be taken to a licensed
disposal facility.
A.
Along the existing street on which a subdivision or land development
abuts, improvements shall be made to the street as required by the
Council. The improvements to the existing street shall be determined
by the width of the required cartway and built to the specifications
established by Tullytown Borough.
B.
The arrangement, character, extent, width, grade and location of
proposed streets shall be considered in their relation to existing
and planned streets, topographical conditions, public convenience
and safety, and in their appropriate relation to the proposed uses
of the land to be served by such streets.
C.
The Borough Council may officially prepare and adopt street plans
for certain neighborhoods and impose the adopted plan on future subdivision
proposals.
D.
Proposed streets shall conform to such county and state street and
highway plans as have been prepared, adopted and/or filed as prescribed
by law.
E.
Streets shall be related to topography so as to produce reasonable
grades, satisfactory drainage, and suitable building sites.
F.
Residential streets shall be so laid out that their use by through
traffic will be discouraged.
G.
Where a subdivision or land development abuts or contains an existing
or proposed arterial or collector street, Council, with advice from
the Planning Commission, may require 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 to afford separation of through and
local traffic.
H.
Where a subdivision or land development borders on or contains a
railroad right-of-way or limited access highway, Council, with advice
from the Planning Commission, may require a street approximately parallel
to and on each side of the right-of-way for such purposes as parks
in residential districts and commercial or industrial purposes in
appropriate districts. Such distances shall be determined with due
regard for the requirements of intersections, approach grade and future
grade separation.
I.
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 the Borough Council.
J.
If lots resulting from the original development are large enough
for resubdivision, or if a portion of the tract is not subdivided,
adequate street rights-of-way to permit further subdivision or development
shall be provided as determined necessary by Council.
K.
Where the subdivision or land development adjoins undeveloped acreage,
Council may require stub streets to the boundary lines of the development
with temporary easements for turnarounds. Stub streets greater in
length than one lot depth shall be provided with a temporary turnaround
to the standards required for culs-de-sac. It shall be the developers
responsibility to remove the temporary paving.
L.
Private streets are to be discouraged. They will be approved only
if they are designed and constructed to meet all requirements of public
street standards and the recorded plan, and other recorded documents
shall disclose the parties or persons responsible for the cleaning,
maintaining, improving and repairing of private streets.
M.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts, or when designed as culs-de-sac.
N.
Any applicant who encroaches within the legal right-of-way of a state
highway is required to obtain a highway occupancy permit from the
Pennsylvania Department of Transportation. The Borough shall require
the applicant to obtain Borough approval, and PennDOT approval shall
not override the need for Borough approval of all street layouts,
driveways, and highway occupancy applications.
A.
Culs-de-sac, where permanently designed as such, shall not exceed
500 feet in length or furnish access to more than 20 dwelling units.
Each cul-de-sac street shall have a minimum length of 250 feet, measured
in accordance with PennDOT's standards for liquid fuel tax reimbursement.
B.
Cul-de-sac streets shall be designed in accordance with the standards for secondary streets listed in § 153-604.
C.
The right-of-way radius at the turnaround shall not be less than
60 feet and shall be paved for a turning radius of not less than 40
feet.
D.
Drainage, where feasible, should be toward the open end.
E.
A planted island shall be required at the Borough's discretion
in the center of the cul-de-sac. If provided, the planted island shall
be 20 feet in diameter. Ownership and maintenance of the planted island
shall be designated on the approved final plan of the subdivision
or land development.
F.
All public cul-de-sac streets shall have a snow storage easement
to facilitate snow removal.
A.
All new streets shall be constructed in accordance with the following
requirements:
|
Classification of Land Development or Subdivision
| ||
|
A -
|
Single-Family and Duplex Residential
| |
|
B -
|
Multifamily Residential
| |
|
C -
|
Nonresidential
| |
|
Minimum Requirements
| ||||||
|---|---|---|---|---|---|---|
|
Street Classification
|
Classification of Development
|
R.O.W.
(feet)
|
Cartway1
(feet)
|
Curb
|
Sidewalks2
| |
|
Arterial
|
A, B, C
|
1003
|
483
|
Yes
|
Yes
| |
|
Collector
|
A, B, C
|
803
|
403
|
Yes
|
Yes
| |
|
Primary
|
A, B, C
|
60
|
36
|
Yes
|
Yes
| |
|
Secondary
|
C
|
60
|
36
|
Yes
|
Yes
| |
|
A, B
|
50
|
26
|
Yes
|
Yes
| ||
|
Alleys
|
A, B, C one side service
|
20
|
12
|
4
|
4No
| |
|
A, B, C two side service
|
26
|
22
|
4
|
4No
| ||
|
Marginal
|
C
|
56
|
32
|
Yes
|
Yes
| |
|
A, B
|
34
|
22
|
Yes
|
Yes
| ||
|
NOTES:
| ||
|---|---|---|
|
1
|
Dimension of pavement width alone where no curbs are used, but
face-to-face when curbs are used.
| |
|
2
|
Sidewalks shall be provided along both sides of all streets,
except when, in the opinion of the Council, with the advice of the
Borough Engineer and Planning Commission, they are unnecessary for
the public safety and convenience.
| |
|
3
|
As determined by the Council, with the advice of the Borough
Engineer, or the Pennsylvania Department of Transportation where state
roads are involved.
| |
|
4
|
Refer to § 153-607G of this chapter.
| |
B.
Where a subdivision or land 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 in § 153-604A. Where a subdivision or land development abuts or contains an existing street of inadequate cartway width or construction, the developer shall be required to widen and/or reconstruct the roadway to meet current Borough standards.
C.
Additional rights-of-way and cartway widths may be required by Borough
Council in order to lessen traffic congestion, to secure safety from
hazards, to facilitate the adequate provision for transportation and
other public requirements, to promote Borough-wide circulation and
mobility, and to promote the general welfare.
D.
New half or partial streets will not be permitted.
E.
Wherever a tract to be subdivided or developed borders on an existing
half or partial street, the other part of the street shall be plotted
within such tract.
F.
Where streets continue into adjoining municipalities, evidence of
compatibility of design, particularly with regard to street standards,
shall be submitted. The developer shall coordinate such design with
both municipalities to avoid abrupt changes in cartway width or in
improvements provided.
G.
A listing of cartway and right-of-way widths of existing streets
is located in Appendix C.[1]
[1]
Editor's Note: Appendix C is included at the end of this chapter.
A.
Horizontal alignment.
(1)
Whenever street lines are deflected in excess of 3°, connection
shall be made by horizontal curves.
(3)
Proper superelevation shall be provided for curves less than
500 feet in radius on collector and primary streets.
(4)
Except for secondary streets, there shall be a tangent of at
least 100 feet measured at the center line between reverse curves.
(5)
A long radius curve shall be preferred in all cases to a series
of short curves and tangents.
(6)
The approaches to an intersection shall follow a straight course
for at least 50 feet as measured from the intersection of the right-of-way
lines.
B.
Vertical alignment (street grades).
(1)
Center line grades shall be not less than 0.75% on all streets.
(2)
The maximum street grade shall be 5% on collector and primary
streets and 8% on secondary streets for distances of 1,500 feet.
(3)
Vertical curves shall be used at 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% algebraic difference in
gradient. Low points on undercrests shall be clearly indicated.
(4)
Intersections shall be approached from all sides by leveling
areas. Where the grade exceeds 7%, such leveling areas shall have
a minimum length of 50 feet measured from the edge of pavement of
the transverse street within which no grade shall exceed four-percent
slope.
A.
Streets shall be laid out to intersect as nearly as possible at right
angles. No street shall intersect another at an angle of less than
60°, measured at the center line of the streets.
B.
Multiple intersections involving junction of more than two streets
shall be prohibited.
C.
Proper sight distances shall be provided in accordance with standards
outlined in Pennsylvania Code Title 67, Chapter 441, Access to and
Occupancy of Highways by Driveways and Local Roads.
D.
Measured along the center line, there shall be a clear sight triangle
of 75 feet from the point of intersection. This sight line shall be
indicated on all plans of street alignment. No existing or proposed
structures or plantings, the highest point of which is two feet above
road center line, shall be permitted in this area.
E.
Secondary streets shall be so laid out that through traffic will
be discouraged. In general, the intersection interval of secondary
streets entering any existing or proposed streets from opposite directions
shall be located at not less than 150 feet, from center line to center
line of the next nearest intersection point of the entering street
from the opposite side.
F.
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of 20 feet for secondary and marginal access streets
and 30 feet for intersections, which incorporate primary, collector,
or arterial streets. All curbed and sidewalked intersections which
provide for pedestrian crossing must meet the respective regulations
and provisions as established in the Americans with Disabilities Act,
42 U.S.C. § 12101 et seq., and the Pennsylvania Universal
Accessibility Act, 71 P.S. § 1455.1 et seq., and the regulations
adopted thereunder.
G.
Primary and secondary residential streets shall not intersect on
the same side of an arterial or collector street at an interval of
less than 800 feet between their center lines.
A.
Alleys may be provided at the rear of lots for any development, provided
they meet all applicable standards.
B.
Lot frontage on an alley shall not be construed to satisfy the requirements
for frontage on a street.
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.
No parking shall be provided for or permitted within the right-of-way
of an alley. Garages and fences shall be set back at least three feet
from the alley right-of-way line.
E.
Street systems within which alleys are a part shall be designed to
discourage through traffic on alleys.
F.
Alleys serving residential areas shall provide rear access to no
more than 50 dwelling units.
G.
Where alleys serve nonresidential uses, the width of such alleys
shall be exclusive of areas used as loading docks.
H.
Curbing shall not be required along the length of alleys unless determined
by the Borough to be necessary for stormwater management controls.
However, at corner locations where alleys intersect with streets,
curbing shall be required for the entire corner radius and five feet
preceding same.
A.
Easements with a minimum width of 20 feet shall be provided as necessary
for utilities and drainage. Joint utilization of easements by two
or more utilities is encouraged.
B.
Easements shall be centered on or adjacent to rear or side lot lines.
C.
Nothing other than grass or ground cover shall be permitted to be
placed, planted, set and put within the area of an easement unless
necessary for the purpose of the easement. Deeds to all lots containing
easements of any nature shall carry a clause stating any and all restrictions
on buildings and plantings within any easement area. The clause shall
state to whom the easement is granted, the rights of ingress and egress
and the rights to construct, maintain, and renew any and all structures
and/or plantings within the easement limits. No right-of-way or easement
for any purpose whatsoever shall be recited or described in any deed
unless the grant thereof has been shown on the approved plan. All
easements and rights-of-way shown on approved plans shall be recited
and recorded in the deed.
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 Environmental
Protection. The owner shall properly grade and seed slopes and fence
any open ditches when 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.
F.
Metes and bounds descriptions shall be provided for all easements.
All easements shall be monumented at the beginning, end, and at all
changes in direction.
A.
The length, width and shape of blocks shall be determined with due
regard to:
(1)
Provision of adequate building sites suitable to the special
needs of the types of uses contemplated;
(2)
Zoning requirements as to lot size, dimension and minimum lot
area per dwelling unit, in the case of residential blocks;
(3)
Requirements for safe and convenient vehicular and pedestrian
circulation and access;
(4)
Provision for satisfactory fire protection;
(5)
The limitations and opportunities of topography, minimizing
grading and disturbance;
(6)
Utilization of potential solar energy.
B.
All blocks in a subdivision or land development shall have a minimum
length of 500 feet with a maximum length of 1,600 feet.
C.
Residential blocks shall be of such depth to accommodate two tiers
of lots of the minimum size permitted under the applicable zoning
classification, except where double-frontage lots are used, or where
not feasible due to a site's topography.
D.
Pedestrian walks shall be required where deemed essential to assist
circulation or provide access to schools, playgrounds, shopping centers,
transportation and other community facilities.
A.
Lot dimensions and areas shall conform to the requirements of the
zoning ordinance.
B.
All lots shall front on a street, existing or proposed.
C.
Side lot lines shall be substantially at right angles (i.e., not
less than 60° nor more than 120°) or radial to street lines.
D.
Double-frontage lots shall be deed restricted to allow access only
to the lower order street.
E.
Corner lots and double frontage lots shall provide for equal setbacks
on all streets.
F.
Remnants of land, smaller than required for a lot, shall not be permitted
within any subdivision, with the exception of parcels of land to be
dedicated to the Borough for the purpose of utilities or open space.
G.
Except for lane lots and triangular shaped lots, lots shall maintain
a minimum width of at least 50% of the required lot width for the
entire depth of the lot.
A.
B.
Sidewalks.
(1)
Sidewalks shall be provided along all existing and proposed
streets.
(2)
On-lot sidewalks are required for convenience and access to
all dwelling units and other principal buildings designed for human
occupancy from streets, driveways, parking areas or garages and for
convenient circulation and access to all project facilities. The minimum
width of on-lot sidewalks shall be four feet.
(3)
The minimum width of sidewalks within or along the street right-of-way
shall be four feet along secondary and marginal access streets and
six feet along primary, collector, and arterial streets. There shall
be a minimum three-foot planting strip between the curb and sidewalk.
Combination sidewalks and curbs are not permitted in residential areas.
(4)
The grades and paving of the sidewalk shall be continuous across
driveways, except in certain cases where heavy traffic volume dictates
special treatment.
(5)
Sidewalks shall be four inches thick, except at driveways where
the thickness shall be increased to six inches for the full width
of the driveways in residential areas, seven inches in commercial
areas, and eight inches in industrial areas.
(6)
Sidewalks shall be laterally pitched at a slope not less than
1/4 inch per foot to provide for adequate surface drainage.
(7)
At corners and pedestrian street-crossing points, sidewalks
shall be extended to the curbline with an adequate apron area for
anticipated pedestrian traffic.
(8)
Sidewalks shall not exceed 7% grade. Steps or a combination
of steps and ramps shall be utilized to maintain the maximum grades.
Where sidewalk grades exceed 5%, a nonslip texture surface shall be
used.
(9)
Sidewalks adjacent to parking areas shall have sufficient additional
width for pedestrian movements beyond the bumper overhang area.
(10)
All sidewalks and ramps must meet the respective accessibility
regulations and provisions as established in the Americans with Disabilities
Act, 42 U.S.C. § 12101 et seq., and the Pennsylvania Universal
Accessibility Act, 71 P.S. § 1455.1 et seq., and the regulations
adopted thereunder.
(11)
Sidewalks shall be constructed in accordance with design standards
adopted by Council.
A.
All accessways and drives shall conform to the standards and regulations
of the zoning ordinance according to their respective locations and
types of uses. All driveways shall be paved and constructed in accordance
with Borough standards.
B.
Sight distance requirements for all driveways shall be in accordance
with the Pennsylvania Code, Title 67, Transportation, Chapter 441,
Access To and Occupancy of Highways by Driveways and Local Roads.
Driveways shall be located, designed and constructed as to provide
a stopping area, measured 20 feet behind the right-of-way, with a
grade not to exceed the maximum grade specified for various types
of driveways in § 153-512G.
C.
At each point where a private accessway or driveway intersects a
public street, a clear sight triangle of 15 feet, measured from the
point of intersection of the street and the accessway, shall be maintained,
within which vegetation and other visual obstructions shall be limited
to a height of not more than 1.5 feet above the street level.
D.
Driveways, except in mobile home park developments, shall be located
not less than 40 feet from the nearest tangent point of the curb radius
of any intersection (to the driveway) 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.
E.
Driveways in mobile home park developments shall be located not less
than 20 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. Driveways in mobile home developments shall be a minimum
of 20 feet by 20 feet to provide side-by-side parking for two cars.
F.
Where a driveway takes access from an arterial or collector street,
adequate driveway turnaround space shall be provided on the lot so
that no vehicle need back onto a street in order to leave the lot.
G.
Minimum design standards for the various types of development shall
be as follows:
|
Driveway
| |||||
|---|---|---|---|---|---|
|
Classification of Development*
|
Minimum Width at Curb
(feet)
|
Minimum Radius
(feet)
|
Minimum Grade
|
Maximum Change of Grade per 10 Feet
| |
|
A
|
10
|
3 to 5
|
8%
|
10%
| |
|
B
|
12 (one way)
|
10
|
5%
|
7%
| |
|
24 (two way)
|
15
|
5%
|
7%
| ||
|
C
|
12 (one way)
|
20
|
5%
|
7%
| |
|
24 (two way)
|
25
|
5%
|
7%
| ||
|
NOTES:
| |||
|---|---|---|---|
|
*
|
Classification of Land Development or Subdivision
| ||
|
A -
|
Single-Family and Duplex Residential
| ||
|
B -
|
Multifamily Residential
| ||
|
C -
|
Nonresidential
| ||
H.
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.
I.
The intersection of a private accessway with a public street shall
be laid out to intersect at right angles.
J.
Where on-street parking is permitted, the layout of the curb cuts
of the driveways shall be designed to maximize the number of on-street
parking spaces.
K.
For driveways serving single residential units, the driveway apron
shall have a minimum width of 10 feet at the edge of the cartway.
L.
Except for common driveways serving more than one dwelling unit,
all driveways shall be at least five feet from any side or rear lot
line.
M.
A maximum of four single-family dwelling units may share a single
common driveway which shall have a minimum width of 16 feet within
the street ultimate right-of-way. Maintenance agreements, as well
as escrow costs, to cover anticipated maintenance and possible future
repairs should be provided to the Borough's satisfaction.
N.
For multifamily residential developments or land developments containing
more than one lot or building fronting on an existing or proposed
arterial or collector street, the Borough may require access for individual
uses or buildings from an internal street rather than from the arterial
or collector streets. When adjacent lots proposed for nonresidential
uses front on a collector or arterial street, the applicant may be
required to provide a marginal access street for ingress and egress,
or in lieu thereof, the applicant may be required to provide unified
access and off-street parking areas.
O.
Fences shall be placed no closer than eight feet from a sidewalk
adjacent to a front yard lot line and/or a front yard property line,
whichever is closer to the principal building. However, for corner
lots, this distance requirement shall only apply to the front yard
through which the driveway takes access. For corner lots with driveways
crossing through both front yards, the eight-foot distance shall apply
to both front yards.
A.
Automobile parking facilities shall be provided off street in accordance
with the requirements of the zoning ordinance and this chapter.
B.
All parking facilities must meet the respective accessibility regulations
and provisions as established in the Americans with Disabilities Act,
42 U.S.C. § 12101 et seq., and the Pennsylvania Universal
Accessibility Act, 71 P.S. § 1455.1 et seq., and the regulations
adopted thereunder.
C.
At no time shall angle or perpendicular parking be provided along
public or private streets. All parking lots and bays permitting parking
other than parallel shall be physically separated from the roadway
and confined by curbing or other suitable separating device.
D.
The layout of every parking area shall be such as to promote safe
and efficient internal circulation in accordance with accepted traffic
engineering principles and standards such as those recommended in
the Traffic Engineering Handbook, 4th Edition, Institute of Transportation
Engineers, including truck traffic where applicable.
E.
Every off-street parking area shall include sufficient stacking space
to accommodate entering and exiting vehicles without overflowing onto
adjacent streets.
F.
No less than 15 feet of open space shall be provided between the
curbline of any uncovered parking area and the outside wall of the
nearest building except for parking areas associated with single-family
dwelling units.
G.
Parking lot dimensions shall be no less than those listed in the
following table; where the angle of parking is not the same on both
sides of the driveway, the larger driveway width shall prevail.
|
Angle of Parking
|
Parking Width
(feet)
|
Stall Depth
(feet)
|
Aisle Width
(feet)
| ||
|---|---|---|---|---|---|
|
One Way
|
Two Way
| ||||
|
90°
|
10
|
20
|
20
|
24
| |
|
60°
|
10
|
21
|
18
|
21
| |
|
45°
|
10
|
20
|
15
|
18
| |
|
30°
|
10
|
18
|
12
|
15
| |
|
Parallel
|
8
|
22
|
12
|
20
| |
H.
Parking lot areas shall be designed so that each motor vehicle may
proceed to and from the parking space provided for it without the
moving of any other motor vehicle and to permit any vehicle to enter
and leave the area in a forward-facing position.
I.
Wherever possible, the layout of parking aisles and rows shall be
perpendicular to building facades to facilitate channelization of
pedestrian movements.
J.
All dead-end parking lots shall be designed to provide sufficient
area for backing and turning movements from the end stalls of the
parking area.
K.
All parking spaces shall be striped to indicate the locations and
dimensions of the parking spaces.
L.
No less than a five-foot radius of curvature shall be permitted for
all curblines in all parking areas.
M.
Except at entrance and exit drives, all parking areas shall be set
back from the future right-of-way line as provided in the zoning ordinance
or at least five feet, whichever is greater. The distance between
this required setback line and the future right-of-way shall be permanently
maintained as a planting strip.
N.
Parking lots or bays with the angle of parking less than 90°
shall be required to have an entrance and exit at both ends in order
to prevent cars from backing out the entire length of the parking
lot.
O.
Parking spaces shall be set back at least five feet from the property
line.
Q.
All public parking areas shall be adequately illuminated during after-dark
operating hours. Lighting shall be arranged so that glare does not
affect neighboring properties or streets. In outdoor lots, lighting
standards shall be located on the raised parking islands and not on
the parking surface. In garages, lighting standards shall be located
on the walls and/or ceilings and not on the parking surface.
R.
Parking areas shall be constructed and paved in accordance with Borough
specifications.
A.
All parking areas and walkways thereto and appurtenant passageways
and driveways serving apartments, townhouses or commercial, industrial,
or other similar land development having common off-street parking
and/or loading areas, and building complexes requiring area lighting
shall be adequately illuminated.
B.
The lighting plan in and around the parking areas shall provide for
nonglare lights focused downward. The incident light intensity provided
at ground level shall be a minimum of one footcandle anywhere in the
area to be illuminated. Lighting shall be provided by fixtures with
a mounting height of not more than 25 feet or the height of the building.
C.
Any other outdoor lighting such as building and sidewalk illumination,
driveways with no adjacent parking, and ornamental lighting shall
be shown on the lighting plan in sufficient detail to allow determination
of the effects to adjacent properties, traffic safety and overhead
sky glow. The objective of these specifications is to minimize undesirable
off-premises effects. No light shall shine directly into windows or
onto streets and driveways in such manner as to interfere with or
distract driver vision.
A.
Street trees.
(1)
General.
(a)
Within any land development or subdivision, street trees shall
be planted along both sides of all streets except where Borough officials
agree that suitable existing street trees are already in place.
(b)
Street tree plantings will also be required along both sides
of access driveways which serve five or more residential dwellings,
along access driveways which serve two or more nonresidential properties,
and along major walkways through parking lots and between nonresidential
buildings.
(c)
Street trees shall be planted at the following maximum intervals depending on the size of the trees as listed in § 153-615A(2)(c). or an equivalent number of trees may be planted in an informal arrangement:
(d)
Street trees shall not be planted opposite to each other but
shall alternate.
(e)
At intersections, trees shall be located no closer than 30 feet
from the intersection of the street right-of-way lines or within 15
feet of a driveway entrance.
(f)
Street trees shall be planted a minimum of five feet outside
of and parallel to the future right-of-way line. A temporary ten-foot-wide
landscaping easement shall be incorporated into the plan to accommodate
the planting of the trees. The easement shall be measured from the
future right-of-way.
(2)
Plant materials (street trees).
(a)
The trees listed below have benefits and/or limitations when
growing under various conditions. The location, dimensions and spacing
of required plantings should be adequate to their proper growth and
maintenance, taking into account the sizes of such plantings at maturity
and their present and future environmental requirements, such as wind,
soil, moisture and sunlight.
(b)
Plantings should be selected and located where they will not
contribute to conditions hazardous to public safety. Such locations
include, but are not limited to sight triangle areas required for
unobstructed views at street intersections.
(c)
Planting lists: In particular, approved trees for street planting
include the following:
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Large Trees (over 45 feet in height at maturity)
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Acer rubrum—Red maple
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Acer saccharum—Sugar maple (major thoroughfare)
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Celtis laevigata "All Seasons"—Sugar hackberry
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Celtis occidentalis "Prairie Pride" or "Magnifica"—Hackberry
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Corylus colurna—Turkish filbert
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Eucommia ulmoides—Hardy rubber tree
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Fraxinus pennsylvanica "Marshall's Seedless" — Green
ash
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Ginkgo biloba—Ginkgo (male)
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Gleditsia triacanthos var. inermis—Thornless honeylocust
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Gymnocladus dioicus—Kentucky coffeetree (male)
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Liquidambar styraciflua "Rotundifolia"—Sweet gum
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Metasequoia glyptostroboides—Dawn redwood
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Nyssa sylvatica—Black gum
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Platanus x acerifolia—London planetree
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Quercus alba—White oak
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Quercus bicolor—Swamp white oak
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Quercus rubra—Red oak
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Quercus coccinea—Scarlet oak
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Quercus imbricaria—Shingle oak
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Quercus palustris—Pin oak
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Quercus phellos—Willow oak
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Quercus robur "Skymaster" ("Pyramich")—Skymaster English
oak
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Quercus shumardii—Shumard oak
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Sophora japonica—Japanese scholartree (cultivars "Haika"
or "Regent")
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Taxodium distichum—Bald cypress
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Tilia-Linden—all species hardy to the area
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Ulmus parvifolia—Lacebark elm ("Ohio," "Dynasty" or "Pathfinder")
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Zelkova serrata—Japanese zelkova
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Medium Trees (30 to 45 feet in height at maturity)
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Acer ginnala—Amur maple
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Betula nigra—River birch
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Carpinus betulus—European hornbeam
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Carpinus betulus "Fastigiata"—Upright European hornbeam
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Carpinus caroliniana—American hornbeam
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Cornus florida—Flowering dogwood
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Koelreuteria paniculata—Golden rain tree
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Phellodendron amurense "Macho"—Amur cork tree (Male trees
are seedless.)
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Prunus x yedoensis—Yoshino cherry
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Pyrus calleryana "Whitehouse" or "Chanticleer"—Callery
pear
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Quercus acutissima—Sawtooth oak
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Sorbus alnifolia—Korean mountain ash
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Small Trees (under 30 feet in height at maturity)
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Acer campestre "Queen Elizabeth"—Hedge maple
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Acer tataricum—Tatarian maple
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Amelanchier laevis "Cumulus" or "Majestic"—Allegheny serviceberry
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Amelanchier x grandiflora—Apple serviceberry (many cultivars)
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Crataegus crus-galli var. inermis—Thornless cockspur hawthorn
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Crataegus x lavallei—Lavalle hawthorn
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Crataegus phaenopyrum "Princeton Sentry"—Washington hawthorn
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Maackia amurensis—Amur maackia
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Malus cultivars—Crabapples (disease-resistant emphasized)
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Malus floribunda—Japanese flowering crabapple
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Malus sieboldii x zumi "Calocarpa"—Zumi crabapple
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Prunus sargentii "Accolade"—Flowering cherry
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Prunus sargentii "Columnaris"—Columnar sargent cherry
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Prunus serrulata "Amanogawa" or "Kwanzan"—Japanese flowering
cherry
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Prunus virginiana "Shubert"—Shubert chokeberry
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Syringa reticulata "Summer Snow" or "Regent"—Japanese
tree lilac
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B.
Buffer yards.
(1)
Landscaped buffer yards shall be provided as required by § 185-54 of the Borough zoning ordinance. Plantings shall be used to provide an adequate visual barrier and shall be planted in a clustered arrangement in order to provide an immediate effect. When planted, the buffer shall be of such density that all glare of automobile headlights are obscured throughout the full course of the year.
(2)
Location of buffer yard.
(a)
The buffer yard shall be measured from the property line or
the near street line where a street serves as the property line.
(b)
The buffer yard may overlap the required front, side or rear
yards, and in case of conflict, the larger yard requirements shall
apply.
(c)
The buffer yard may be part of the lot area assigned to a dwelling
unit; however, the portion of the lot area containing this buffer
yard must be in addition to the required minimum lot area.
(d)
All buffer yards shall be maintained and kept clean of all debris,
rubbish, weeds and tall grass.
(e)
No structure, sign, manufacturing or processing activity, commercial
activity, or storage or display of materials shall be permitted in
the buffer yard. Parking may be permitted in the interior portion
of the buffer yard in accordance with the zoning ordinance.
(f)
Existing vegetation within a required buffer area is encouraged
to be maintained and used for buffering to be supplemented as needed
by additional plantings.
(g)
Planting design. It is encouraged that planted materials in
buffer yards be planted in natural clusters that will give privacy,
but do not block views. The exception shall be commercial or industrial
uses bordering residential uses, where the planted material shall
be at least four feet high when planted and be of such species as
will ultimately produce a screen at least eight feet high.
(h)
Plant materials shall be permanently maintained, and any plant
material which dies shall be replaced.
(i)
The plant material shall be so placed that at maturity it will
be no closer than three feet from any property or street line.
(j)
A clear sight triangle shall be maintained at all street intersections
and at all points where private accessways intersect public streets
in accordance with § 153-606.D.
(k)
The screen planting may be broken only at points of vehicular
access where driveways cross the buffer at 90°.
(l)
Approved plant materials for buffer yard planting are listed
in Table 185-54-2, Plant Materials List, in the zoning ordinance.
C.
Parking area landscaping.
(1)
All parking areas shall have at least two trees for every 10
parking spaces, which shall be in addition to any other requirements
for buffering or landscaping. Trees shall be planted in such a manner
as to afford maximum protection from the sun for parked vehicles.
However, no plantings that obscure vision or have the potential to
obscure vision shall be permitted in interior parking areas within
parking lots.
(2)
In parking lots designed to accommodate rows of parked vehicles,
a ten-foot-wide raised landscaped parking island shall be provided
along every other row of parking spaces. Planted islands shall contain
a mix of deciduous trees and evergreen and deciduous shrubs. A plan
for the perpetual care of the landscaped area shall be provided to
the Borough.
(3)
No more than 20 parking spaces or 200 feet shall be permitted
in a continuous row without being interrupted by a ten-foot-wide raised
separation to provide areas for landscaping.
(4)
Plantings shall be able to survive soot and gas fumes. Trees
which have low-growing branches, gum or moisture which may drop on
vehicles; blossoms, thorns, seeds, or pods which may clog drainage
facilities shall not be permitted.
D.
Planting specifications and installation.
(1)
Street trees and other required plants shall be of nursery stock
grown under climatic conditions comparable to those of Tullytown Borough.
They shall be of symmetrical growth, free of insects, pests, and disease,
and be suitable for street use and durable under the maintenance contemplated.
(2)
All plants shall meet the minimum standards for health, form
and root conditions as outlined in the American Association of Nurserymen
(AAN) Standards and shall be hardy within the USDA Hardiness Zone
6.
(3)
At the time of installation, the trunk diameter measured at
a height of six inches above the finished grade level shall be a minimum
of 2 1/2 inches.
(4)
Required landscaping and street trees shall be maintained permanently,
and any plant material which does not survive shall be replaced within
six months.
(5)
A performance bond shall be posted with the Borough in an amount
equal to 100% of the estimated cost of the trees and plantings, to
be released 18 months after completion of the project and acceptance
by the Borough.
A.
General requirements.
(1)
A tree protection zone (TPZ) must be constructed around any
tree which is to be retained. Where there is a group of trees or woodlands,
the tree protection zone shall be the aggregate of the protection
zones for the individual trees.
(2)
Grade changes and excavations shall not encroach upon the tree
protection zone (TPZ).
(3)
No toxic materials shall be stored within 100 feet of a TPZ,
including petroleum-based and/or -derived products.
(4)
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.
(5)
When tree stumps are located within 10 feet of the TPZ, the
stumps shall be removed by means of a stump grinder to minimize the
effect on surrounding root systems.
(6)
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.
(7)
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.
(8)
Sediment, retention and detention basins shall not discharge
into nor be located within the TPZ.
B.
The tree protection zone (TPZ). Prior to construction, the tree protection
zone shall be delineated by the following methods:
(1)
The TPZ 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 snow fence, mounted on steel
posts, located eight feet on center, shall be placed along the boundary
of the TPZ.
(4)
In addition to the TPZ, 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 TPZ 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 snow fence has been installed, it shall be inspected
and approved by the municipal arborist prior to commencing clearing
and further construction; the fencing along the TPZ shall be maintained
until all work/construction has been completed; any 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 TPZ or into trees that are to be retained.
(7)
Any trees within the TPZ that die during the construction of
a land development or during the eighteen-month maintenance period,
where applicable, shall be removed by the developer and replaced with
an approved canopy tree in a location designated by Council.
C.
Retaining walls.
(1)
When the original grade cannot be retained at the TPZ line,
a retaining wall shall be constructed outside of the TPZ.
(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 the
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 wood beams not less than six inches
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 within any wall.
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(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 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—October)
or mid-spring (April—May). Fall applications are preferred.
(3)
Fertilizer shall be broadcast over the soil surface in an area twice the size of the TPZ at the rates given below in Subsection E(5). A minimum of 1,000 square feet per tree shall 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.
A.
General. All residential subdivision or land development submissions
to the Borough shall be required to provide for the public dedication
or reservation of land suitable for park and/or recreation use in
accordance with the provisions of this chapter.
(1)
A minimum of 1,500 square feet of suitable recreation land shall be provided per dwelling unit within all residential subdivisions or land developments, unless the developer agrees to a fee in lieu thereof as outlined in § 153-617C listed below.
(2)
Recreation areas shall be readily accessible to all development
residents, or, in the case of recreation areas dedicated to the Borough,
shall be easily and safely accessible to the general public. At least
one side of the recreation area shall abut a street for a minimum
distance of 50 feet for access of emergency and maintenance vehicles.
(3)
The configuration of the recreation area must be suitable for
active or passive recreation by reason of its size, shape, location
and topography. The required minimum area shall not include narrow
or irregular pieces of land which are remnants from plotting and/or
street and parking areas.
(4)
The site or sites shall have suitable topography and soil conditions
for use and development as a recreation area.
(5)
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.
B.
Dedication to the Borough.
(1)
In a case where the developer does not wish to retain the required
recreation area or open space, or it is not accepted by an approved
conservation organization, such area may be dedicated to the Borough
for public use.
(2)
Before approving any site to be dedicated to the Borough for
recreational areas and open space, Council shall seek the advice of
the Borough Park and Recreation Board and the Planning Commission.
(3)
Such areas dedicated to the Borough for public use shall be
suitable for recreational purposes or open space by reasons of size,
shape, location, topography, and access.
(4)
If Council deems it to be in the public interest to accept in
dedication land for recreational purposes and open space purposes,
such acceptance shall be by adoption of a resolution or ordinance
of Council and acceptance of a deed of dedication from the developer
or applicant, and in addition thereto the developer shall contribute
to the Borough a sum of money to be determined by resolution of Council.
Said sum shall be deposited in a special maintenance account by the
Borough and shall be used only for the purpose of developing and maintaining
dedicated land within the Borough. In addition, where Council has
deemed it to be in the public interest to accept in dedication land
for recreational purposes and open space purposes, the developer shall
contribute to the Borough a sum of money to be determined by resolution
of Council. Said sum shall be deposited in a special capital reserve
account by the Borough and shall be used only for the purpose of acquisition
of land or capital improvements for recreational purposes.
(5)
If Council deems it to be in the public interest to accept in
dedication land for drainage detention or retention purposes, such
acceptance shall be by adoption of a resolution or ordinance of Council
and acceptance of a deed of dedication from the developer, and in
addition thereto, the developer shall contribute to the Borough a
sum of money to be determined by resolution of Council. Said sum shall
be deposited in a special maintenance account by the Borough and shall
be used only for the purpose of maintaining dedicated land within
the Borough.
C.
Fee in lieu of dedication.
(1)
Where Council agrees that because of the size, shape, location,
access, topography or other physical features of the land or any other
need of the Borough, that it is impractical to dedicate land to the
Borough or set aside a recreation area or open space area as required
by this chapter, Council shall require a payment of a fee in lieu
of dedication of such land from the developer or applicant which shall
be payable to the Borough prior to approval of each final section
of the overall plan by Council. Such fee shall be calculated by multiplying
the number of dwelling units in each section by the fee per dwelling
unit.
(2)
The amount of the fee shall be determined by resolution of Council.
(3)
All moneys paid to the Borough pursuant to recreational land
requirements shall be kept in an interest-bearing capital reserve
fund and shall be accounted separately from other Borough funds. Moneys
in such fund shall be used only for the acquisition of land, development
of and capital improvements to recreational facilities, landscaping
of recreational land, engineering, legal, planning, architecture,
landscape architecture and the payment of debt directly resulting
from such expenditures. Such funds shall not be used for maintenance,
routine repairs, operating expenses, or recreational programs.
A.
General.
(1)
No subdivision or land development plan shall be approved unless:
(a)
There has been a control plan approved by the Bucks County Conservation District and the Council that provides for minimizing erosion and sedimentation consistent with this section and Chapter 102, Title 25, Rules and Regulations, Part I, Commonwealth of Pennsylvania, Department of Environmental Protection, Subsection C, Protection of Natural Resources, Article II, Water Resources, Chapter 102, Erosion Control, and an improvement bond or other acceptable security in accordance with § 153-801 is deposited with the municipality in the form of an escrow guarantee that will ensure installation and completion of the required improvements; or
(b)
There has been a determination by the Planning Commission and the
Bucks County Conservation District that a plan for minimizing erosion
and sedimentation is not necessary for approval under this chapter.
(2)
The developer shall construct and/or install such drainage systems
as are determined necessary by the Borough Engineer to prevent erosion
damage and to satisfactorily manage surface waters.
(3)
Measures used to control erosion and reduce sedimentation shall,
at a minimum, meet the standards and specifications of the Pennsylvania
Department of Environmental Protection Erosion and Sediment Pollution
Control Program Manual, latest edition, as administered by the Bucks
County Conservation District. The Borough Engineer shall ensure compliance
with the appropriate specifications, copies of which are available
from the District.
B.
Performance principles. In those areas where grading is permitted,
the mandate by the Borough is to keep grading and site disturbance
to a minimum so that natural drainage patterns and natural vegetation
are preserved. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
(1)
Stripping of vegetation, regrading, or other development shall
be minimized and shall be done in a way that will minimize erosion.
(2)
Development plans shall preserve pertinent natural features,
keep cut and fill operations to a minimum, and ensure conformity with
topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained, protected and supplemented. The natural vegetation which is to be preserved shall be protected during construction from changes in grade, damage by construction equipment and/or storage of materials or fill. (See § 153-616.)
(4)
The disturbed area and the duration of exposure shall be kept
to a practical minimum and shall be stabilized immediately.
(5)
All disturbed areas which are steeply sloped (25% or steeper)
or where there is a severe potential for erosion shall be immediately
seeded, mulched or otherwise protected from accelerated erosion and
sedimentation.
(6)
The permanent (final) vegetation and mechanical erosion control
and drainage shall be installed as soon as practical in the development.
For an earth disturbance activity or any stage or phase of activity
to be considered permanently stabilized, the disturbed areas shall
be covered with one of the following:
(7)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development.
(8)
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps, or similar measures.
C.
Site grading for erosion control. In order to provide more suitable
sites for building and other uses, improve surface drainage, and control
erosion, the following requirements shall be met:
(1)
All grading shall provide proper drainage away from buildings
and dispose of it without uncontrolled ponding, except where ponding
is part of the stormwater management plan.
(2)
Concentration of surface water runoff shall be permitted only
in swales, watercourses, retention or detention basins. Subject to
the approval of the Borough Engineer, swales shall be sodded, utilizing
the appropriate stabilization fabric, or other similar measures to
insure establishment of ground cover.
(3)
Grading shall not be performed in such a way so as to divert
water onto the property of another landowner.
(4)
During grading operations, necessary measures for dust control
must be exercised. Windblown erosion shall not be permitted.
(5)
Grading equipment will not be allowed to cross streams. Provisions
shall be made for the installation of temporary culverts or bridges.
(6)
Tire cleaning areas shall be provided at each point of access
to the development site.
(7)
Roads and parking areas, in active construction areas, shall
be completed (except for wearing course) before building construction
is permitted. The binder course shall be repaired before installing
the wearing course near the end of the project construction.
D.
Excavations and fills.
(1)
No excavation shall be made with a cut face steeper than 3:1
(horizontal to vertical), except under one or more of the following
conditions:
(a)
The excavation is located so that a line having a slope of 3:1
and passing through any portion of the cut face will be entirely inside
the property lines of the property on which the excavation was made
and shall not result in property damage or be a hazard to adjoining
property, streets, alleys, or buildings.
(b)
The material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than three horizontal to one
vertical. A written statement to that effect from an engineer, licensed
by the Commonwealth of Pennsylvania and experienced in erosion control,
shall be submitted to the Borough Engineer for approval. The statement
shall affirm that the site has been inspected and that the deviation
from the slope will not result in injury to persons or damage to property.
(c)
A concrete, masonry, or other approved retaining wall constructed
in accordance with approved standards is provided to support the face
of the excavation.
(2)
No fill shall be made which creates any exposed surface steeper
in slope than 1 1/2 horizontal to one vertical, except when the
plan for subdivision or land development is accompanied by a written
statement prepared by a civil engineer, architect, or landscape architect
licensed by the commonwealth, 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. The plan
and statement must be submitted to and approved by the Borough Engineer.
(3)
Fill shall be placed and compacted so as to minimize sliding
or erosion of soil.
(4)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations and the sloping surfaces of fills.
(5)
Fill shall not encroach on natural watercourses or constructed
channels.
(6)
Fill placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding. Compliance with § 185-71B(8) of the Tullytown Borough Zoning Ordinance, which contains regulations regarding placement of fill in the floodplain, shall be demonstrated.
(7)
Cut and fill operations shall remain entirely inside the property
lines of the property on which the excavation is proposed and shall
not endanger adjoining property or streets.
(8)
Edges 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.
E.
Responsibility.
(1)
Whenever sedimentation is caused by stripping of vegetation,
grading or other development, it shall be the responsibility of the
person, corporation or other entity causing such sedimentation to
remove it from all affected surfaces, drainage systems and watercourses
on and off site and to repair any damage at his/her expense as quickly
as possible.
(2)
Maintenance of all drainage facilities and watercourses, both
existing and proposed, within any proposed subdivision or land development
shall be the responsibility of the developer until such time as one
of the following is accomplished:
(a)
An easement for these facilities is offered for dedication by
the developer and is accepted by the municipality; it shall then be
the responsibility of the municipality.
(b)
An easement acceptable to the municipality is established, but
not dedicated to the municipality. In the case of a subdivision, the
maintenance shall then be the responsibility of the individual lot
owners over whose property the easement passes. For land developments,
the maintenance shall then be the responsibility of the owner.
(c)
A homeowners' association or other approved legal entity,
approved by the municipality, assumes responsibility for the maintenance
of the development, including the maintenance of the watercourse and/or
drainage facilities.
(3)
It is the responsibility of any person, corporation, or other
entity doing any work on or across a stream, watercourse or swale,
or upon the floodplain or right-of-way during the period of the work,
to return it to its original or equal condition after such activity
is completed. This shall require revegetation of stream banks.
(4)
No person, corporation, or other entity shall block, impede
the flow of, alter, construct any structure, or deposit any material
or thing, or perform any work that will affect normal or flood flow
in any communal stream or watercourse without having obtained prior
approval from the Borough and/or the Pennsylvania Department of Environmental
Protection, whichever is applicable.
(5)
Each person, corporation, or other entity which makes any surface
changes shall be required to:
(a)
Collect on-site surface runoff and control it in a manner acceptable
to the municipality upon advice from the Borough Engineer.
(b)
Handle existing off-site runoff through his/her development
by designing it to adequately handle one-hundred-year, twenty-four-hour
storm runoff from a fully developed area upstream.
(c)
Pay a proportionate share of the total cost of off-site improvements
to the common natural watercourse, based on a fully developed drainage
area.
(d)
Provide and install at their expense, in accordance with municipal
requirements, all drainage and erosion control improvements (temporary
and permanent) as required by the erosion and sediment control plan.
F.
Compliance with regulations and procedures.
(1)
The governing body in its consideration of all preliminary plans
of subdivision or land development shall condition its approval upon
the execution of erosion and sediment control measures as contained
in this section.
(2)
The installation and design of the required erosion and sediment
control measures, as listed in the Erosion and Sedimentation Control
Plan Development Checklists Standard Worksheets Details and Notes,
shall be in accordance with standards and specifications found in
the Erosion and Sediment Pollution Control Handbook of the Pennsylvania
Department of Environmental Protection available through the Bucks
County Conservation District.
(4)
Final plans for minimizing erosion and sedimentation as approved
will be incorporated into the agreement and bond requirements as required
by the municipality.
(5)
The approval of plans and specifications for the control of
erosion and sedimentation shall be concurrent with the approval of
the final plans of subdivision or land development, and become a part
thereof.
(6)
At the time a building permit is applied for, a review shall
be conducted by the Borough Engineer to ensure conformance with the
plan as approved. During the construction, further consultative technical
assistance will be furnished, if necessary by the Borough Engineer
and the Bucks County Conservation District. During this development
phase, the Borough Engineer shall inspect the development site and
enforce compliance with the approved erosion and sediment control
plans.
A.
Additional width of streets adjacent to areas proposed for nonresidential
use may be required by the Borough to ensure the free flow of through
traffic from vehicles entering or leaving parking areas.
B.
Every effort shall be made to protect adjacent residential areas
from potential nuisance of the proposed nonresidential developments,
including the provision of extra depths in parcels backing up on existing
or potential residential development and provisions for a permanently
landscaped evergreen buffer strip when necessary.
C.
Streets carrying nonresidential traffic shall not normally be extended
to the boundaries of adjacent existing or potential residential areas
or connected to streets intended for predominantly residential traffic.
D.
Parking areas shall be located or designed in such a manner that
they are visibly secluded from eye level in any surrounding residential
area. Grading to depress the parking area, raised berms, landscaping,
or fencing are satisfactory methods to create such seclusion.
E.
Refuse collection for nonresidential developments.
A.
Platting of individual lots in multifamily developments shall be
avoided in favor of a comprehensive design of the land to be used
for such purposes.
B.
Additional width of streets adjacent to areas proposed for multifamily
developments may be required to assure the free flow of through traffic
from vehicles entering or leaving parking areas.
C.
Adequate turnaround areas shall be provided at the end of parking
areas in order that service vehicles will not be required to back
out the entire length of the parking lot.
D.
Adequate buffer strips, with proper landscaping, shall be maintained
along all adjacent residential areas.
E.
Parking areas shall be properly landscaped in order to avoid the
visual effects of large areas of paving.
F.
The parking spaces required shall be provided on the same lot with
the multiple-dwelling building served, and shall be equally distributed
with the buildings being served.
The developer shall install or cause to be installed, at the
developer's expense, such streetlighting facilities serviced
by underground conduit as may be deemed adequate at the time of final
plan approval. Provisions shall be made for energizing said lighting
before any dwellings in a given block can be occupied. The developer
shall be responsible for all costs involved in lighting the streets
until such time that the streets are accepted or condemned as public
streets by Council. When the Borough accepts the streets, the Borough
may, by resolution, assess all costs of the lighting to the property
owners along the street.
A.
Monuments shall be placed at each change in direction: two shall
be placed at each street intersection and one on one side of each
street at angle points and at the beginning and end of curves. Utility
easements shall be monumented on one side at the beginning and end
of the easement and at all changes in direction. Areas to be conveyed
for public use shall be monumented at all changes of direction along
boundaries.
B.
All property corners (changes in direction) shall be marked by use
of metal alloy pins or concrete monuments.
C.
Monuments shall be placed in the ground after final grading is completed,
at a time specified by the Borough Engineer. The monument shall be
concrete, the size and length as may be approved by the Borough Engineer.
D.
All monuments shall be certified for accuracy by the developer's
engineer, or their accuracy checked by the Borough Engineer. Accuracy
of monuments shall be within 3/100 of a foot.
E.
All monuments/metal alloy pins shall be provided with permanent caps
(plastic/bronze) and shall include the license number and firm name
of the professional surveyor responsible for setting the monument/metal
alloy pin. After installation, all monuments/metal alloy pins shall
be flagged with stakes and survey ribbon. This stakeout shall be visible
and completed before an owner or occupant moves into the property.
A.
The developer shall erect at every street intersection a street sign
or street signs having thereon the names of the intersecting streets.
At intersections where streets cross, there shall be at least two
such street signs, and at intersections where one street ends or joins
with another street, there shall be at least one such street sign.
B.
Street signs are to be erected before the first dwelling or structure
on the street is occupied. Temporary street signs may be erected on
the approval of Council, but shall be made permanent before final
offer for the dedication of streets is made.
C.
Street signs shall be of an approved design that minimizes potential
vandalism and shall be consistent in design and specification with
those in general use by the Borough.
D.
The signs shall be located in a manner making them visible 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 name plate shall be permitted to overhang any part
of the cartway or curb.
E.
Street name plates, standards, installations, and locations shall
be subject to the approval and inspection with those in general use
by the Borough.
F.
Traffic control and safety signs shall be installed at locations
reviewed and approved by the Traffic Safety Officer.
A.
Public water supply and distribution systems.
(1)
Where public water supply is available, the developer shall
construct water mains in such a manner as to make adequate water service
available to each lot or dwelling unit within the subdivision or land
development. The entire system shall be designed in accordance with
the requirements and standards of the Lower Bucks Joint Municipal
Authority and shall be subject to their approval, as well as the Borough
Engineer. Wherever possible, the layout shall be a loop system rather
than dead ends.
(2)
The system shall be in compliance with NFPA standards and shall
be designed with adequate capacity and appropriately spaced fire hydrants
for fire-fighting purposes. Review and approval by the Fire Marshal
shall be required in order to ensure that adequate fire protection
is provided.
(3)
All water mains and all other facilities of a water supply system
located in any floodplain district shall be floodproofed up to the
regulatory flood elevation.
B.
Private water supply. Where no public water supply is available to
the subdivision or land development, the Borough may require the applicant
to obtain from the Pennsylvania Department of Environmental Protection
certificates of approval as to the quality and adequacy of water supply
proposed to be utilized by the applicant. Water mains and appurtenances
shall be constructed in accordance with Borough and Lower Bucks Joint
Municipal Authority specifications.
All wastewater systems shall be consistent with the Borough's
Act 537 plan.
A.
Public sanitary sewers.
(1)
The developer shall construct sanitary sewers in such a manner
as to make adequate sanitary sewage service available to each lot
within the subdivision or land development.
(2)
All public sanitary sewer systems or treatment plants shall
be constructed in accordance with the policies and rules and regulations
of the Pennsylvania Department of Environmental Protection and the
specifications of the municipal sewer authority.
(3)
No public sanitary sewer shall be constructed until plans and
specifications have been submitted to the Pennsylvania Department
of Environmental Protection, and approved by Council in accordance
with existing laws.
(4)
Any sewer lines and all other sanitary sewer facilities located
in any floodplain district shall be floodproofed up to the regulatory
flood elevation.
B.
Private sewage disposal systems.
(1)
Where public sewer facilities are not available, the developer
shall provide for sewage disposal on an individual lot basis in accordance
with the Pennsylvania Sewage Facilities Act,[1] Act No. 537, approved January 24, 1966, as amended, and
the Bucks County Department of Health Rules and Regulations Governing
Individual and Community On-Lot Sewage Disposal Systems, approved
November 9, 1995, by the Bucks County Board of Health, as amended.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
(2)
When on-lot sewage facilities are proposed, a site suitability
report conducted by the Bucks County Department of Health, in accordance
with the Pennsylvania Sewage Facilities Act, must be received by the
Borough before approval of the final plan. No plat for which on-site
sewage disposal is proposed shall be finally approved until there
appears upon it a signed statement by an authorized agent of the Bucks
County Department of Health.
C.
Capped sewers. If, at the time of final approval, public sanitary
sewer facilities are not available to the subdivision or land development,
but will become available within a period of 10 years, the developer
shall be required to install or cause to be installed at his/her expense
sanitary sewers and sewer laterals to the street line in accordance
with the requirements and standards of the appropriate sewer authority.
The sewer lines shall be suitably capped at the limits of the subdivision
or land development, and the laterals shall be capped at the right-of-way
line. Review and approval by the Lower Bucks County Joint Municipal
Authority is required.
The dimensional locations of the on-lot sewage system and the
well must be shown on the subdivision or land development plan in
accordance with the permit for the on-site sewage system issued by
the Bucks County Department of Health prior to the issuance of a building
permit.
A.
All gas, electric, telephone, and other utilities as well as communication
service facilities, both main and service lines, shall be provided
by underground cables and/or wire, installed in accordance with the
prevailing standards and practices of the utility and other companies
providing such services.
B.
The developer shall cause utility facilities to be installed in such
a manner as to make adequate residential service available to each
lot or dwelling unit in the subdivision or land development.
C.
All utilities shall be located within the street right-of-way but
outside the cartway. Where it is not possible to place the utilities
within the right-of-way, easements or rights-of-way of sufficient
width for installation and maintenance shall be provided.
D.
Final plans shall show locations of all utilities and shall be coordinated
with required street tree planting and must be approved by the affected
utilities.
E.
All utilities to be located in any floodplain shall be floodproofed
up to the regulatory flood elevation.
A.
Purpose. A transportation impact study shall be required for all major subdivisions and land developments or zoning changes, special exceptions, or conditional uses as defined below in Subsection C. This study will enable Tullytown Borough to assess the impact of a proposed development, zoning change, special exception, or conditional use on the transportation system, both highways and public transportation in Tullytown Borough. Its purpose is to ensure that proposed developments or zoning changes 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, zoning change, special exception, or conditional use. The study's purpose is also 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 study area as designated in Subsection D. 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. The procedures and standards for the traffic impact study are set forth in § 153-628E of this chapter.
C.
Applicability.
(1)
A transportation impact study shall be submitted for all change
of zoning requests, special exceptions, conditional uses, and as part
of the preliminary plan application for all subdivision and land development
proposals that have the potential of generating 350 or more trips
per day. The number of trips per day are determined through the use
of Institute of Transportation Engineers (ITE), Trip Generation, (7th
edition or as amended). The proposed use or 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.
(2)
The application for change of zoning requests and preliminary
subdivisions and/or land development plans which meet the aforesaid
criteria shall not be considered complete until the transportation
impact study is submitted to the Borough Council in accordance with
the provisions of this section.
(3)
Council, at its discretion, may require any other subdivision,
land development, zoning change, special exception or conditional
use application to be accompanied by a transportation impact study;
provided, however, that the Council notifies the applicant immediately
following Council's first meeting to consider the proposal. Such
a 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.
CAPACITY ANALYSIS
LANE GROUPS
LEVEL OF SERVICE
MAJOR INTERSECTION
OFF-SITE TRANSPORTATION IMPROVEMENTS
ON-SITE TRANSPORTATION IMPROVEMENTS
PUBLIC TRANSPORTATION
STUDY AREA
TRAFFIC SIGNAL WARRANTS
TRIP GENERATION RATES
Definitions.
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.
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 (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 operating conditions with no congestion,
and LOS F represents a breakdown in operating conditions with severe
congestion.
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.
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.
All improvements on or adjacent to the development site in
the public right-of-way required to be constructed by the developer
pursuant to any ordinance, resolution or requirement of the Borough
of Tullytown and/or directly related to the transportation needs of
the subdivision and/or land development.
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 offering service to the public.
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.
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 Manual on Uniform Traffic
Control Devices for Streets and Highways, U.S. Department of Transportation,
Federal Highway Administration, 1988, or as amended.
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. Trip Generation, 7th Edition, or as amended,
by the Institute of Transportation Engineers shall be referenced to
determine trip generation rates.
E.
General requirements and standards. A transportation impact study
shall contain the following information:
(1)
General site description. The site description shall include
the size, location, proposed land use(s), construction staging, and
completion date of the proposed land 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 shelter 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 construction 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 hour(s) traffic volumes. Traffic
counts data shall not be more than one year old. Traffic counts shall
be taken on a Tuesday, Wednesday, or Thursday of a non-holiday 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 ratios greater than or equal to 1.0 shall be noted
as deficient. Unsignalized intersections with levels of service below
D shall also be noted.
(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 Trip
Generation, 7th Edition, as amended. For land uses not listed on the
document, the transportation engineer shall seek guidance from the
Borough Zoning Officer.
(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.
Subdivision and land development ordinances.
(1)
Time of submission.
(a)
The transportation impact study shall be submitted to the Borough
of Tullytown and the Bucks County Planning Commission with the preliminary
plan application. If a sketch plan was 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, a transportation impact study may
also need to be revised depending upon the revisions to the plan.
(b)
Improvement plans shall not be submitted to PennDOT until the
plans have been reviewed by the Tullytown Borough Planning Commission,
the Borough Engineer, the Bucks County Planning Commission and Council.
This submittal to PennDOT shall be accompanied by the comments of
the Borough, Borough Engineer, and the Bucks County Planning Commission.
(2)
Implementation. The Tullytown Borough Planning Commission, the
Bucks County Planning Commission, the Tullytown Borough Engineer and
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. The Borough may determine that additional
off-site improvements are necessary prior to plan approval; the developer
shall have the opportunity to resubmit alternative improvement designs
for approval.
G.
Zoning change requests.
(1)
Time of submission. The transportation impact study shall be
submitted to the Borough and the Bucks County Planning Commission
with the application for zoning change.
(2)
Implementation. The Tullytown Borough Planning Commission, the
Bucks County Planning Commission, the Borough Engineer, and the Council
shall review the impact study to analyze its adequacy in solving any
traffic problems that may arise as a result of the proposed change
in zoning.
H.
Conditional uses and special exceptions.
(1)
Time of submission. The transportation impact study shall be
submitted to the Council for conditional uses and the Zoning Hearing
Board for special exceptions.
(2)
Implementation. The Council for conditional uses and the Zoning
Hearing Board for special exceptions shall review the impact study
to analyze its adequacy in solving any traffic problems that may occur
as a result of the proposed use. The Council or Zoning Hearing Board
shall consider the impact study and the analysis of the impact study
before the application is approved or denied. In acting on the application,
the Council or Zoning Hearing Board may, if adverse impacts or major
problems are identified:
