[Ord. 1290, 9/10/2012, § 22-601]
Any subdivision or land development may be undertaken only if it conforms to all zoning regulations as well as the environmental protection standards of this chapter and Chapter 27, "Zoning Ordinance," and the open space and recreation lands as required by the Chapter 27, "Zoning Ordinance," and this Part. Site alterations, regrading, filling, or clearing of vegetation by a landowner or developer which would violate the following standards shall be a violation of this chapter. The developer shall determine the presence of environmental or natural features on the site and shall meet the following standards for environmental protection.
[Ord. 1290, 9/10/2012, § 22-602]
4.
Lakes, Ponds, Wetlands or Streams. Such areas shall not be altered, re-graded, developed, filled, piped, diverted or built upon except that streams, watercourses, and wetlands may be crossed where design approval and permit are obtained from the Borough, the Pennsylvania Department of Environmental Protection and the U.S. Army Corps of Engineers where applicable. The standards of Chapter 27, "Zoning Ordinance," Part 5, "Environmental Protection," § 27-502, Subsection 4, "Wetlands," and Chapter 27, "Zoning Ordinance," Part 5, "Environmental Protection," § 27-502, Subsection 5, "Streams, Waters of the Commonwealth, Waters of the US, and Watercourses," shall apply.
7.
The permanent removal of topsoil from any parcel of land shall be
prohibited, except as follows:
A.
During actual construction on premises, that portion of the topsoil
present which covers an area to be occupied by permanent structures
or permanently located materials of an impervious nature or ponds
and lakes may be considered excess, and may be removed by the owner
upon approval by Borough Council.
B.
During regrading operations conducted upon premises, whether or not
carried on in conjunction with on-site construction, excess topsoil
remaining after restoring proper topsoil cover to the areas of the
parcel upon which regrading operations were conducted may be removed
by the owner upon approval by Borough Council.
8.
Riparian Buffer. No land disturbance shall be permitted within any
riparian buffer except as permitted below. The measurement of the
riparian buffer shall extend a minimum of 25 feet from each defined
edge of an identified watercourse or surface water body at bankfull
flow or level. The buffer area will consist of two distinct protection
zones.
A.
Zone 1. This buffer area will begin at the edge of the identified
waterway (which includes wetlands and intermittent watercourses) and
occupy a margin of land with a minimum width of 10 feet measured horizontally
on a line perpendicular to the edge of water at bankfull flow.
(1)
Open space uses that are primarily passive in nature may be
permitted in Zone 1, including:
(a)
Open space uses such as wildlife sanctuaries, nature preserves,
forest preserves, fishing areas, passive areas for public or private
parklands, and reforestation.
(b)
Customary agricultural practices in accordance with a soil conservation
plan approved by the Bucks County Conservation District and a nutrient
management plan in accordance with state requirements, if applicable.
(c)
Regulated activities permitted by the Pennsylvania Department
of Environmental Protection and the Borough for stream or wetland
crossing or other encroachment (i.e., farm vehicle and livestock,
recreational trails, roads, sewer or water lines, and utility transmission
lines) provided that any disturbance is offset by riparian corridor
improvements as approved by the Borough.
(d)
Vegetation management in accordance with streambank stabilization
plan, an approved landscape or open space management plan.
(2)
Runoff or wastewater to be buffered or filtered by Zone 1 will
be limited to sheet flow or subsurface flow only. Concentrated flows
must be converted to sheet flow or subsurface flows prior to entering
Zone 1.
B.
Zone 2. This buffer zone will begin at the outer edge of Zone 1 and
occupy a minimum width of 15 feet in addition to Zone 1.
(1)
Uses permitted in this buffer area include open space uses that
are primarily passive in nature including:
(a)
Open space uses such as wildlife sanctuaries, nature preserves,
forest preserves, passive areas for public or private parklands, recreational
trails and reforestation.
(b)
Customary agricultural practices in accordance with a soil conservation
plan approved by the Bucks County Conservation District.
(c)
Regulated activities permitted by the Pennsylvania Department
of Environmental Protection and the Borough for stream or wetland
crossing or other encroachment (i.e., farm vehicle and livestock,
recreational trails, roads, sewer or water lines, and utility transmission
lines) provided that any disturbance is offset by riparian corridor
improvements as approved by the Borough.
(d)
Recreational activities or uses not involving impervious surfaces
such as ball fields or golf courses.
(e)
Naturalized stormwater management facilities provided the entire
facility is located a minimum of 50 feet from the defined edge of
the identified water course and situated outside the one-hundred-year
floodplain.
C.
Prohibited Uses. Any use or activity not authorized within paragraph
.A or .B above shall be prohibited within the riparian buffer. The
following activities and facilities are specifically prohibited:
(1)
Clear cutting of trees and other vegetation.
(2)
Selective cutting of trees and/or the clearing of other vegetation,
except where such clearing is necessary to prepare land for a use
permitted under paragraph .A or .B above or where removal is necessary
as a means to eliminate dead, diseased or hazardous trees. Removal
is subject to revegetation by native plants that are most suited to
the riparian corridor.
(3)
Storage of any hazardous or noxious materials.
(4)
Roads or driveways, except as permitted as corridor crossings
by Pennsylvania Department of Environmental Protection and the Borough.
(5)
Parking lots.
D.
Revegetation of Riparian Area. In cases where a major subdivision
or land development is proposed, replanting of the riparian corridor
shall be required where there is little or no existing streamside
vegetation. Native vegetation approved by the Borough must be used
in replanting efforts. Three layers of vegetation are required when
replanting the riparian corridor. These layers include herbaceous
plants that serve as ground cover, understory shrubs, and trees that
form an overhead canopy. The revegetation plan shall be prepared by
a qualified professional such as a landscape architect or engineer
and shall comply with the following minimum requirements, unless modified
by the Borough Council upon recommendation of the Planning Commission:
(1)
Ground Cover. Ground cover consisting of a native seed mix extending
the width of Zone 1 must be provided along the portion(s) of the stream
corridor where little or no riparian vegetation exists. Appropriate
ground cover includes native herbs and forbs exclusive of noxious
weeds as defined by the Pennsylvania Department of Agriculture. This
ten-foot wide planted area shall be designated on the plan as a "no
mow zone" and shall be left as natural cover except in accordance
with the maintenance instructions stated on the plan.
(2)
Trees and Shrubs. These planting layers include trees that form
an overhead canopy and understory shrubs. Overstory trees are deciduous
or evergreen trees that include oak, hickory, maple gum, beech, sycamore,
hemlock, pine and fir. Evergreen and deciduous shrubs should consist
of elderberry, viburnum, azalea, rhododendron, holly, laurel and alders.
These plants shall be planted in an informal manner clustered within
Zones 1 and 2 of the riparian buffer as indicated above. These plants
shall be provided at a rate of at least one overstory tree and three
shrubs for every 20 linear feet of waterway.
[Ord. 1290, 9/10/2012, § 22-603]
1.
Open Space Design Standards. Chapter 27, "Zoning Ordinance," requires several different uses to provide a minimum amount of open space. All open space shall comply with the following standards:
A.
Areas of open space shall have a minimum dimension of 75 feet in
any direction, in order to be considered as part of the minimum open
space requirement.
B.
Areas occupied by buildings; easements; roads or road rights-of-way;
lot area or yards associated with any dwelling unit; and parking areas
shall not be included as a part of the required open space.
C.
Stormwater management facilities may not be included in the minimum
required open space.
D.
Access ways to open space that are located between or adjacent to
residential lots or dwelling units shall be delineated with landscaping
(i.e., the planting of trees, hedgerows, and/or shrubs) and/or a four-foot
high fence. Such delineation shall be subject to approval by the Borough
Council.
E.
Open space shall be connected with abutting open space land on adjacent
parcels, where applicable. Likewise, natural resource protection areas
and recreation areas shall be connected, where feasible.
F.
Open space areas shall also be connected via recreational trails,
bikeways, and/or greenways so as to provide a continuous network of
paths linking open space areas throughout the Borough.
2.
Open Space Management Plan. An open space management plan shall be
submitted along with the preliminary plan for any subdivision or land
development that contains open space land including, but not limited
to, open space, recreation land, riparian buffers, landscape buffers,
and/or stormwater management facilities. The plan shall be written
to fully inform those responsible for the care and maintenance of
the open space land of those responsibilities and how to fulfill them.
The plan shall include the following:
A.
A narrative describing ownership, use, and maintenance responsibilities
shall be submitted for all open space land. The narrative shall include:
(1)
The location of each area of open space land.
(2)
The characteristics of the land.
(3)
The intended use and the category of open space land.
(4)
Tasks that will be needed on a regular basis to control invasive
species of plants and to promote a varied habitat for plant and wildlife.
(5)
Who will be responsible for the maintenance of the open space
land in both the short term and the long term.
(6)
The proposed ownership of the various areas of open space land.
B.
A detailed program for the necessary regular and periodic operation
and maintenance for each category of open space land such as listed
above. The program shall include schedules for mowing, fertilizing,
pruning of shrubbery and trees, applying mulch to planting beds and
around trees, irrigation, application of pesticides and herbicides,
control of invasive plants, leaf removal, removal of debris and litter,
trash collection, and any other activity necessary to properly maintain
the open space land. It shall also address the planting and care of
annuals and perennials in planting beds where applicable.
C.
A program for the care of all new plant material in buffer yards,
recreation areas, and other landscaped areas until the plants are
established and for the replacement of plant material that does not
survive.
D.
A program and schedule for the long term care of the various categories
of open space land that addresses maintenance activities that occur
annually or less often.
E.
Appropriate and recommended programs and schedules for the maintenance
of natural areas such as wetlands, riparian buffers, and woodlands.
F.
The specification of who will be responsible for implementing all
aspects of the maintenance program.
G.
An estimate of the staffing needs, insurance requirements, and associated
costs, and defining the means for funding the maintenance of the open
space and any recreation facilities on an on-going basis. Such funding
plan shall include the means for funding long-term capital improvements,
as well as regular annual operating, maintenance, and capital reserve
costs.
[Ord. 1290, 9/10/2012, § 22-604]
1.
General Requirements.
A.
Recreational lands shall comprise a minimum of 25% of required open
space.
B.
Areas set aside for recreational purposes shall be reasonably compact
parcels, placed to serve all parts of the subdivision or land development,
accessible from a public street.
C.
Playgrounds for active sports shall be of adequate size to provide
sufficient area for proposed uses and associated improvements including,
but not necessarily limited to, parking and stormwater management.
D.
The recreation facilities shall be constructed on recreational lands as appropriate to the proposed use. Subdivisions/land developments that are required to provide open space per the Chapter 27, "Zoning Ordinance," shall provide one or more of the following classes of recreational facilities as recommended by the Planning Commission:
E.
Recreational facilities and lands shall be centrally located and
readily accessible to all residents of the subdivision/land development.
F.
Recreation lands shall be configured to accommodate all the recreation
facilities and activities proposed by the subdivisions/land development
plans. The recreation lands shall be improved so that they are usable
for the intended activity, including the installation of necessary
facilities and equipment. All proposed improvements, including facilities
and equipment, must be approved by the Borough.
G.
Recreational facilities shall not be traversed by utility easements
or rights-of-way unless said utilities are placed underground and
no part of them or their supportive equipment protrudes above ground
level.
H.
Adequate buffering/fencing shall be constructed to separate recreational
lands and/or facilities from adjoining properties.
I.
Recreational lands and facilities shall be owned, maintained, and preserved in accordance with § 22-603 above and the Chapter 27, "Zoning Ordinance." Recreational lands and/or facilities to be dedicated to the Borough shall meet the requirements of § 27-318 of the Chapter 27, "Zoning Ordinance." At a minimum, such lands or facilities shall include parking spaces for that particular facility, at a rate of three spaces per playground, 10 spaces per recreational field, and three spaces near each trail head or destination point. All parking areas for a recreation facility shall be located a maximum 50 feet from that facility.
J.
Signage. All recreational facilities shall post signs alerting users
to the proper age group for the facilities, and where necessary, proper
use of and/or restrictions for the facilities.
K.
Recreational lands and facilities shall have access to public roadway
and be provided with safe and direct access to the facilities for
emergency and maintenance vehicles.
2.
Design Standards for Facilities. The following subsections provide
design standards for types of recreational facilities and recommended
number and class of facilities where such are required within subdivisions/land
developments.
A.
Playgrounds.
(1)
A minimum of 100 square feet per dwelling unit shall be planned
and constructed as a playground. In no case will a playground be less
than 2,000 square feet in size.
(2)
All dwelling units must be within 1,000 feet walking distance
from the perimeter of at least one playground within the subdivision/land
development.
(3)
Playgrounds, their equipment, components, and surfacing shall comply with the Americans with Disabilities Act, Chapter 16, "Parks and Recreation," and meet all ASTM standards for playground design.
(4)
Each residential subdivision/land development is required to
provide playgrounds incorporating play structures in accordance with
the following table:
|
Dwelling Units
|
Ratio of Components to Dwelling Units
|
Preferred Configuration
| |
|---|---|---|---|
|
4 to 17
|
N/A-Applicant must provide 6 components
|
Applicant must provide a 6-component structure
| |
|
18 to 50
|
1:3
|
8-component structures
| |
|
51 to 150
|
1:3
|
8- or 12-component structures
| |
|
151 and up
|
1:3
|
Applicant must provide a 20-component main structure plus additional
8- and 12-component structures as needed
|
(5)
Components of playground equipment may include the following:
slides, climbers, tunnels, cyclers, swings, spring riders, seesaws,
and overhead exercise events. Bridges, ramps, enclosures, and panels
only count as one-half of a component for the purposes of fulfilling
the component requirement. Roofs and decks do not count toward fulfilling
the component requirement.
(6)
Use of the playgrounds shall be limited to daylight hours only.
No lighting shall be installed, unless deemed necessary for safety
and security by the Borough.
(7)
Every playground shall be enclosed by a gated fence, four feet
tall, constructed of wooden, unpointed pickets. Gates shall be self-closing
and self-latching. A landscaped buffer shall be provided around the
outside of the fence a minimum of 10 feet in width. The buffer shall
consist of canopy trees positioned to adequately provide shade over
the play-structure, and its surroundings. Ground-cover plantings shall
be installed to permanently cover the ground to eliminate excess maintenance.
Clear sight lines into and out of the playground area shall be maintained
between a height of two feet and seven feet above grade for security.
In no circumstance will evergreen trees or shrubs be allowed within
or around the play structure or fencing. Plantings installed around
play areas shall not attract wildlife.
(8)
Seats and/or benches shall be provided along the perimeter of
the playground. A drinking fountain connected to a potable water supply
and a waste receptacle shall be located within the playground. A four-slot
bike rack shall be located adjacent to, but outside of, the playground
fence.
(9)
Minimum dimensional criteria will be as follows:
B.
Recreational Fields.
(1)
A minimum of 1,000 square feet per dwelling unit must be planned
and constructed as recreational fields.
(2)
Recreational fields shall be used only during daylight hours.
No lighting shall be installed.
(3)
Recreational fields are intended for informal, neighborhood use. Recreational fields shall not be used for formalized programs such as Little League baseball, youth soccer, midget football, etc., unless they meet the requirements of § 27-318 of the Chapter 27, "Zoning Ordinance," and are located, designed, and intended for use by the entire Borough.
(4)
Recreational fields shall consist of a lawn area, unobstructed
by trees, shrubs, benches, playground equipment or other obstructions.
Recreational fields shall be planted with special turf grass mixtures
to accommodate the intended use and wear. Trees and shrubs shall be
installed along the perimeter of a recreational field to define its
limits, enhance its appearance, and filter noise generated by activities.
Individual planting schemes for recreational fields may vary from
location to location, but a minimum of one large tree and four shrubs
or hedges for every 50 feet of recreational field border shall be
installed.
(5)
Recreational fields shall be not less than 1% nor more than
1.5% grade and shall be well-drained so that they are suitable for
use in good weather.
(6)
Recreational fields must be fenced whenever the edge of a field
is within 50 feet of any of the following. The fence provided must
be eight feet high, non-pointed. Gates or passageways must be provided
at the mid-point of each proposed fence run.
(7)
Seats and/or benches shall be provided along the perimeter of
all recreation fields. Bike racks shall be provided adjacent to, but
not within, the recreational field area. A minimum of six slots per
recreational field is required.
C.
Village Green.
(1)
All dwelling units must be within 1,500 feet walking distance
from the perimeter of at least one village green within the subdivision/land
development. A village green shall be located in the approximate center
of the group of dwellings it serves within the subdivision/land development.
The dwelling units shall be located in a radial pattern extending
out from the village green.
(2)
All dwelling units abutting a village green must front and face
the village green. Dwelling units located along a street abutting
a village green must front and face the village green.
(3)
Village greens shall not be less than 1% nor more than 3% grade
and shall be well-drained.
(4)
Village greens shall have trees planted along their perimeter
in accordance with the street tree requirements of this chapter.
(5)
A minimum of 50% of the perimeter of a village green shall abut
a street. Sidewalks shall be provided along all streets fronting a
village green.
(6)
Pavilions and gazebos may be located in the village green.
(7)
Individual village greens shall be sized variably in accordance
with the following table:
|
Lots
|
Minimum Area of Village Green per Lot
|
Minimum Dimension in Any Direction
| |
|---|---|---|---|
|
25th to 74th
|
600 square feet
|
125 feet
| |
|
75th to 150th
|
500 square feet
|
150 feet
| |
|
151st and up
|
400 square feet
|
200 feet
|
D.
Recreational Trails.
(1)
Recreational trails include pedestrian paths and nature trails.
Recreational trails provide pedestrian access and recreational opportunities
within and/or around a site. Recreational trails are different from,
fulfill different needs, and may be required in addition to sidewalks
which may be required by other sections of this chapter.
(2)
Recreational trails shall be coordinated with and linked to
the multi-use trail network approved by the Bristol Borough recreation
department.
(3)
The required minimum length of the recreational trail shall
equal the total front footage of the subdivision/land development.
The total front footage is the total length of all the street frontages
within and/or abutting the subdivision/land development including
frontage along existing streets, as measured at the street line. The
total front footage of lane lots shall be measured at the point where
the minimum required lot width to provide a front yard setback is
satisfied. If the average lot size within the subdivision/land development
exceeds two acres per lot, then the required minimum trail length
shall be 1/2 the total front footage of the subdivision/land development.
Farmland tracts with no existing or proposed dwellings may be excluded
from the total front footage calculation.
(4)
Recreational trails shall be constructed within a fifteen-foot
wide easement or right-of-way. The Borough may, but shall not be required
to, accept the trail and right-of-way for dedication.
(5)
All recreational trails shall be a minimum of six feet in width
and shall be constructed with six inches of crushed stone base course
topped by two inches of wearing course. The crushed stone shall extend
a minimum of two feet beyond the pavement on each side per Bristol
Borough specifications and design standards. The use of pervious materials
for recreational trails is encouraged.
(6)
All topsoil removed during the construction of a recreational
trail must be kept on-site and redistributed throughout the rest of
the subdivision/land development.
(7)
Low spots shall be avoided. Where recreational trails cross watercourses or swales, drainage pipes or footbridges shall be designed and installed to carry runoff and storm flows in accordance with driveway pipe design criteria of § 22-521. Such drainage pipes must be designed to convey the ten-year frequency storm without being overtopped. If the drainage through the low spot exceeds 10 cubic feet per second for the ten-year storm, a footbridge shall be used to cross the low spot. Design approval must be obtained through the Borough and any applicable agencies.
(8)
Recreational trails shall be signed in accordance with Federal
Highway Administration (FHWA) and PennDOT signage criteria regarding
location and types of signage.
(9)
Recreational trails may be laid out within the required open
space. Recreation trails also may be located along the perimeter of
stormwater management areas located in open space and may coexist
with resource protected areas or easements.
(10)
Recreational trails may be located within the right-of-way of
streets, but only as a connection between an interior trail within
required open space and other recreational trails located off-site
or in order to cross a street or to connect to sidewalks. Only 50
feet of the recreational trail located within the right-of-way of
a street may be credited toward meeting the minimum length requirements
for recreational trails set forth in this chapter. The location of
recreational trails within the right-of-way of a street shall be subject
to approval by the Borough.
(11)
Any proposed recreational trail system shall conform to the
following design criteria:
(12)
Painted crosswalks shall be provided at intersections between
trails and/or sidewalks located on opposite sides of the street and/or
where a trail/sidewalk ends on one side of a street and another trail/sidewalk
starts on the opposite side of the street.
3.
Optional Facilities for Residential Subdivisions/Land Developments.
In addition to the facilities described above, applicants may also
design and install optional recreational facilities of their choosing,
in accordance with the calculations derived in this subsection. For
each proposed dwelling unit that is of a particular type, the applicant
will be charged the number of option points associated with that particular
type of dwelling. The total number of option points for any particular
subdivision/land development is the cumulative total of all the option
points for all the proposed dwellings within that subdivision/land
development. Each class of optional facility has been assigned an
option credit value. The total number of option credits for any particular
subdivision/land development is the cumulative total of the option
credits for all the optional recreational facilities proposed to be
installed in the subdivision/land development. The applicant must
install enough optional recreational facilities so that the total
option credits for the subdivision/land development equal or exceed
the total option points for the subdivision/land development.
A.
Total Option Points Calculation Sheet. This sheet shall be filled
out completely and submitted with all applications for land development
and/or subdivision approval that propose optional recreational facilities.
The applicant shall use this sheet to calculate the total number of
option points created by the proposed subdivision/land development.
|
Class of Unit
|
Unit
|
Number of Units Proposed
|
Points per Unit
|
Total Points
|
|---|---|---|---|---|
|
Single-family dwelling
|
Dwelling Unit
|
4
| ||
|
Two-family dwelling
|
Dwelling Unit
|
3
| ||
|
Multifamily dwelling
|
Bedroom
|
1
| ||
|
Townhouse
|
Dwelling Unit
|
3.5
| ||
|
Total Option Points
| ||||
B.
Total Option Credits Calculation Sheet. This sheet shall be filled out completely and submitted with all applications for land development and/or subdivision approval that propose optional recreational facilities. The applicant shall use this sheet to determine what optional recreational facilities shall be Installed as a part of the proposed subdivision/land development. The total number of option credits must be greater than or equal to the total number of option points as calculated under Subsection 1 above. No more than 33% of the total number of option points may be used up by the installation of any one class of optional recreational facilities.
|
Class
|
Unit
|
Number of Units Proposed
|
Points per Unit
|
Total Points
|
|---|---|---|---|---|
|
Basketball/tennis/ volleyball court
|
Each
|
40
| ||
|
Shuffleboard bocce court
|
Each
|
20
| ||
|
Backstops
|
Each
|
20
| ||
|
Soccer goals
|
Pair of Goals
|
20
| ||
|
Lacrosse goals
|
Pair of Goals
|
10
| ||
|
Pavilion
|
1000 Square Feet
|
40
| ||
|
Gazebo
|
100 Square Feet
|
35
| ||
|
Community center
|
1000 Square Feet
|
70
| ||
|
Fitness trail
|
Station
|
15
| ||
|
Total Option Credits
| ||||
C.
Design Specifications for Optional Facilities.
(1)
Basketball courts, tennis courts, volleyball courts, shuffleboard
courts, and bocce courts shall be constructed in accordance with standards
and details of respective sporting organization to provide state-of-the-art,
safe facilities per current technologies. (NCAA, National Recreation
and Park Association, etc.)
(2)
Gazebos shall be a minimum of 200 square feet in area and constructed
of wood.
(3)
Pavilions shall be a minimum of 1,000 square feet in area, and
shall include a ten-slot bike rack, waste receptacle, and drinking
fountain. Each pavilion shall provide restroom facilities with keylock
entry, and a utility room.
(4)
Community centers shall be a minimum of 4,000 square feet of enclosed space, centrally located to the rest of the subdivision/land development. Design, style and layout of community centers may vary widely, but in general, the center's exterior shall be constructed of wood, stone, or brick, and contain open activity areas, kitchen facilities, separate indoor-access restroom facilities, and utility and storage rooms. Parking shall be in accordance with Chapter 27, "Zoning Ordinance," requirements.
(5)
Backstops, soccer goals, and lacrosse goals shall be provided in accordance with standards and details of respective sporting organization and target users. For each backstop or set of goals, there shall be provided an area of sufficient size and configuration for at least high school players aligned along a north-northwest axis in accordance with NCAA standards. This minimum area may be part of the required recreational field as required under Subsection 3B. Although backstop fields, soccer fields, and lacrosse fields may overlap for multi-use applications, the area may only be counted in one category to fulfill the requirements of this section.
(a)
Baseball field: 200 feet by 200 feet.
(b)
Softball field: 150 feet by 150 feet.
(c)
Soccer field: 195 feet by 330 feet.
(d)
Lacrosse field: 180 feet by 330 feet.
(e)
All fields shall be designed in accordance with NCAA standards
for high school fields and be provided with appropriate accessories
to insure full usage of the facility.
4.
Nonresidential Subdivisions and Developments.
A.
All subdivisions/land developments proposing a total gross floor
area greater than 20,000 square feet within any nonresidential district,
and any subdivisions/land developments proposing nonresidential uses
in any zoning district shall meet the following requirements:
(1)
Recreational trails shall be provided throughout the interior
of the subdivision/land development. Except as provided below, these
trails shall not fulfill any applicable sidewalk requirement nor shall
sidewalks fulfill any part of this requirement for recreational trails.
(2)
The required minimum length of the recreational shall equal
the total front footage of the subdivision/land development or the
total length of the perimeter of required stormwater management facilities,
which ever is greater. The total front footage is the total length
of all the street frontages within and/or abutting the subdivision/land
development including frontage along existing streets, as measured
at the street line. The total front footage of a lane lots shall be
measured at the point where the minimum required lot width to provide
a front yard setback is satisfied.
(3)
At a minimum, trails shall be provided along the perimeter of
the stormwater management facilities and shall be connected to the
areas of the subdivision/land development that experience heaviest
pedestrian use via some type of pedestrian way. The actual length
of the recreational trials may be much greater than the required minimum
length depending upon the location of stormwater facilities and the
connection method between those facilities and other pedestrian areas
within the subdivision/land development.
(4)
Subdivisions/land developments in commercial zoning districts
may use sidewalks to meet their recreational trail requirement. In
this instance, the width of the sidewalk shall be increased to minimum
of six feet, and may be increased as determined by the Borough. No
recreational trails shall be required throughout the interior of the
subdivision/land development.
(5)
All recreation trails shall conform to design criteria listed
in Subsection 2.D of this section.
