[Ord. 154, 9/3/1985, § 700]
1.
The following subdivision and land development principles, standards,
and requirements will be applied in evaluating plans for proposed
subdivisions and land developments.
2.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, morals, and general welfare.
3.
Where literal compliance with the standards specified herein is clearly
impractical, the Borough Council may modify or adjust the standards
to permit reasonable utilization of property while securing substantial
conformance with the objectives of this chapter. Such modifications,
together with the reasons therefor, shall be in writing.
[Ord. 154, 9/3/1985, § 701]
1.
All portions of a tract being subdivided or developed shall be taken
up in lots, streets, public lands, or other proposed uses so that
remnants and landlocked areas shall not be created.
2.
Reserve strips controlling access to lots, public rights-of-way,
public lands, or adjacent private lands are not generally desired
and may only be approved upon favorable recommendation by the Planning
Commission.
3.
Lot lines shall not cross borough boundary lines.
4.
The developer shall conform to all applicable performance standards specified in the Zoning Ordinance [Chapter 27].
5.
Subdivisions and land developments shall be laid out so as to avoid
the necessity for excessive cut or fill.
6.
Land subject to flooding, as indicated in the Soil Survey of Bucks
and Philadelphia Counties, Pennsylvania, shall not be platted for
residential occupancy.
[Ord. 154, 9/3/1985, § 702]
1.
The length, width, and shape of blocks shall be determined with due
regard to the following:
A.
Provisions of adequate sites for the types of buildings proposed.
B.
Zoning requirements for lot sizes, dimensions, and minimum lot areas
per dwelling unit.
C.
The limitations and opportunities of the topography.
D.
Safe and convenient vehicular and pedestrian circulation and access.
E.
In the design of blocks, special consideration shall be given to
the requirements of satisfactory fire protection.
F.
Blocks and their associated connector and through streets shall be
consistent with the Revitalization and Visioning Plan Street Network
in Appendix A.[1]
[Added by Ord. 312, 4/24/2017]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
2.
Block Length.
[Amended by Ord. 312, 4/24/2017]
A.
Blocks in the TC-1 and TC-2 Town Center Districts and nonresidential
portions of the PVD Planned Village Development District shall have
a maximum length of 500 feet and minimum length of 250 feet.
B.
Blocks in subdivisions in all other districts and other portions
of the PVD District shall have a maximum length of 1,600 feet and
a minimum length of 500 feet.
[Ord. 154, 9/3/1985, § 703]
1.
Lot dimensions and areas exclusive of easements shall not be less than specified by provisions of the Zoning Ordinance [Chapter 27].
2.
Building setback lines shall be not less than specified by the provisions of the Zoning Ordinance [Chapter 27].
3.
Residential lots must front on and have wholly owned access to either
an existing or proposed street.
4.
Double-frontage lots shall be deed restricted to limit access to
the lower order street.
5.
Lots which promote solar access by their orientation are preferred.
[Ord. 154, 9/3/1985, § 704; as amended by Ord.
256, 5/24/2004]
1.
Utility easements shall be provided as necessary. Joint utilization
of easements by two or more utilities is encouraged.
2.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
3.
Easements with a minimum width of 20 feet shall be provided for utilities.
4.
Nothing shall be permitted to be placed, planted, set or put within
the area of a utility easement except lawns or suitable low ground
cover.
5.
Where a subdivision or land development is traversed by a watercourse,
there shall be a drainage easement or right-of-way provided to the
Borough 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
Borough and/or the Department of Environmental Protection. The owner
shall properly grade and seed slopes and fence any open ditches when
deemed necessary by the Borough.
6.
No right-of-way or easement for any purpose whatsoever shall be created,
recited or described in any deed unless the same has been shown on
the approved plan.
[Ord. 154, 9/3/1985, § 705; as amended by Ord.
256, 5/24/2004]
1.
General. Where earth moving activities are involved:
A.
No subdivision or land development plan shall be approved unless.
(1)
There has been a plan approved by the Planning Commission that provides for minimizing erosion and sedimentation consistent with this section, and an improvement bond or other acceptable security in accordance with § 22-403 is deposited with the Township in the form of an escrow guarantee which will ensure installation and completion of the required improvements.
(2)
There has been a determination by the Planning Commission that
a plan for minimizing erosion and sedimentation is not necessary for
approval under this chapter.
B.
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.
C.
Measures used to control erosion, reduce sedimentation and manage
stormwater shall as a minimum meet the standards and specifications
of the Bucks County Conservation District and the Pennsylvania Department
of Environmental Protection. The Borough Engineer shall ensure compliance
with the appropriate specifications, copies of which are available
from the District. The Planning Commission may request a review by
the Bucks County Conservation District and ask for technical assistance.
2.
The following measures are effective in minimizing erosion and sedimentation
and shall be included where applicable in the control plan:
A.
Stripping of vegetation, regrading, or other development shall be
done in a way that will minimize erosion.
B.
During and after construction, development plans shall preserve pertinent
natural features, keep out-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.
C.
All disturbed areas and stockpiles of topsoil or fill which are to
be exposed for greater than 30 days shall be temporarily seeded with
rye seed or other suitable ground cover within seven days of disturbance
or stockpiling.
D.
All disturbed areas which are steeply sloped (25% or steeper) or
where there is a severe potential for erosion shall be temporarily
mulched and seeded with rye seed or other suitable ground cover within
seven days of disturbance.
E.
The permanent (final) vegetation and mechanical erosion control and
drainage shall be installed as soon as practical in the development.
F.
Provisions shall be made to accommodate effectively the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the rate of surface water runoff will
be mechanically retarded.
G.
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.
3.
Drainage. In order to provide more suitable sites for building and
other uses, improve surface drainage, and control erosion, the following
requirements shall be met:
A.
All lots, tracts or parcels shall be graded to provide proper drainage
away from buildings and dispose of it without uncontrolled ponding,
and all land within a development shall be graded to drain and manage
surface water without uncontrolled ponding, except as part of an on-site
stormwater management system where approved by the Planning Commission
upon advice of the Borough Engineer.
B.
Where drainage swales are used to divert surface waters away from
buildings, they shall be sodded, planted, or otherwise suitably protected
as required and shall be of such slope, shape, and size as to conform
to the requirements of the State Department of Environmental Protection.
Concentration of surface water runoff shall be permitted only in swales,
watercourses, retention or detention basins.
C.
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:
(1)
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.
(2)
The material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than one horizontal to one vertical.
A written statement to that effect from a civil engineer, licensed
by the Commonwealth of Pennsylvania, is submitted to the Municipal
Engineer and approved by him. 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.
(3)
A concrete or stone masonry wall constructed in accordance with
approved standards is provided to support the face of the excavation.
D.
No fill shall be made which creates any exposed surface steeper in
slope than one and one-half 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 any property damage. The
plan and statement must be submitted to and approved by the Borough
Council upon advice from the Borough Engineer.
E.
Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavations and the sloping surfaces of fills.
F.
Fills shall not encroach on natural watercourses or constructed channels.
G.
Fills placed adjacent to natural watercourses or constructed channels
shall have suitable protection against erosion during periods of flooding.
H.
Grading shall in no case be done in such a way as to divert water
onto the property of another landowner.
I.
During grading operations, necessary measures for dust control must
be exercised.
J.
Grading equipment shall not be allowed to cross live streams. Provisions
shall be made for the installation of temporary culverts or bridges
subject to the approval of the Department of Environmental Protection.
K.
Storm drains and appurtenances may be required to be constructed
by the developer to take surface water from the bottom of vertical
grades and to avoid excessive use of cross gutters at street intersections
and elsewhere.
L.
The top or bottom edge of slopes shall be a minimum of five feet
from property or right-of-way lines of streets or alleys in order
to permit the normal rounding of the edge without encroaching on the
abutting property.
M.
In the design of storm sewerage systems, the future use of undeveloped
areas upstream within the total drainage areas shall be taken into
account in calculating pipe size.
N.
Stormwater retention and/or detention basins shall be designed to
facilitate regular maintenance, mowing, and periodic desilting and
reseeding. Basins shall not be located within floodplains and floodplain
soils shall be avoided.
O.
In residential subdivisions, residential developments, and mobile home parks, shallow broad basins are preferred to steep-sided basins. The area of basins which have more than 50% of the perimeter of their sides in slopes of greater than 5% or basins which retain stormwater for more than 24 hours shall not be included in the open space required in the Borough Zoning Ordinance [Chapter 27].
4.
Responsibility.
A.
Whenever sedimentation is caused by stripping vegetation, regrading
or other development, it shall be the responsibility of the person,
corporation, or other entity causing such sedimentation to remove
it immediately from all adjoining surfaces, drainage systems, and
water courses and to repair any damage at his expense as quickly as
possible.
B.
Maintenance of all drainage facilities and watercourses, both existing
and proposed, within any proposed subdivision, land development, or
mobile home park, shall be the responsibility of the developer until
such time as one of the following is accomplished:
(1)
An easement for these facilities is offered for dedication by
the developer and is accepted by the Borough, it shall then be the
responsibility of the Borough.
(2)
A deed restriction acceptable to the Borough is established.
In the case of a subdivision, the maintenance shall then be the responsibility
of the individual lot owners over whose property an easement passes.
For land developments, the maintenance shall then be the responsibility
of the owner.
(3)
A homeowners association, approved by the Borough, assumes responsibility
for the maintenance of the development, including the maintenance
of the watercourse and/or drainage facilities.
C.
It is the responsibility of any person, corporation, or other entity
doing any act on or across a communal stream, watercourse or swale,
or upon the floodplain or right-of-way during the period of the activity,
to return it to its original or equal condition after such activity
is completed.
D.
No person, corporation, or other entity shall block, impede the flow
of, alter, construct any structure, or deposit any material or thing,
or commit any act which will affect normal or flood flow in any communal
stream or watercourse without having obtained prior approval from
the municipality and/or Department of Environmental Protection, whichever
is applicable.
E.
Each person, corporation, or other entity which makes any surface
changes shall be required to:
(1)
Collect on-site surface runoff and control it in a manner acceptable
to the Planning Commission upon advice from the Borough Engineer.
(2)
Handle existing off-site runoff through his development by designing
it to adequately handle one-hundred year, twenty-four-hour storm runoff
and any two, five or ten-year erosive type event from a fully developed
area upstream.
(3)
Pay his proportionate share of the total cost of off-site improvements
to the common natural watercourse, based on a fully developed drainage
area.
(4)
Provide and install at his expense, in accordance with Borough
requirements, all drainage and erosion control improvements (temporary
and permanent) as required by the erosion and sediment control plan.
5.
Compliance with Regulations and Procedures.
A.
The Planning Commission, 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.
B.
The installation and design of the required erosion and sediment
control measures, listed below, shall be in accordance with standards
and specifications available through the Bucks County Conservation
District.
(1)
Debris Basin.
(2)
Grade stabilization structure.
(3)
Grassed waterway or outlet.
(4)
Mulching.
(5)
Sodding.
(6)
Temporary cover on critical areas.
(7)
Temporary diversion (urban).
(8)
Permanent diversion (urban).
(9)
Permanent grass and legume cover on critical areas with prepared
seedbed.
(10)
Permanent grass and legume cover on critical areas with unprepared
seedbed.
(11)
Stream channel construction, bank erosion structures, bench
terrace, and other temporary or permanent measures deemed appropriate
by the municipality.
C.
Stream channel construction on watersheds with a drainage area in
excess of 320 acres, or in those cases where downstream hazards exist,
shall be approved by the Pennsylvania Department of Environmental
Protection prior to development.
D.
Final plans for minimizing erosion and sedimentation as approved
will be incorporated into the agreement and bond requirements as required
by the municipality.
E.
The approval of plans and specifications for the control of erosion
and sedimentation shall be concurrent with the approval of final plats
of subdivision or land development, and become a part thereof.
F.
At the time a building permit is applied for, a review shall be conducted
by the Engineer to insure 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 plans.
[Ord. 154, 9/3/1985, § 706]
1.
General.
A.
At the time any application, petition or request is filed by any
person, partnership, association, or corporation for the approval
of the construction, opening, or dedicating of any proposed road or
street, the Borough shall be assured that said proposed street or
road shall be completed and said assurance shall be governed by the
provisions of § 609, as amended, of the Pennsylvania Municipalities
Planning Code.
B.
Any person, partnership, association, or corporation making any application
or request for the approval of the construction, the opening, or dedication
of any proposed road, shall bear all costs of inspection of such roads
and any drainage facilities connected therewith, all engineering costs,
all costs of survey, and all other expenses and costs incidental to
construction, approval, and dedication of such street or road for
public use, including legal fees.
C.
Proposed streets shall conform to such Borough and state street and
highway plans as have been prepared, adopted, and filed as prescribed
by law.
D.
If lots resulting from the original subdivision are large enough
to permit resubdivision, or if a portion of the tract is not subdivided,
adequate street right-of-way, to permit further subdivision, shall
be provided.
E.
Streets that are extensions of existing streets shall bear the names
of the existing streets. Street names shall not be repeated within
the Borough and all street names shall be subject to the approval
of the Borough Council.
F.
Dead-end streets shall be prohibited, except as culs-de-sac.
G.
A private road is permitted in the Borough for access to and from
no more than two single-family residential dwellings.
H.
New half or partial streets shall be prohibited except where essential
to reasonable subdivision or land development of a tract in conformance
with the other requirements and standards of these regulations and
where, in addition, satisfactory assurance for dedication of the remaining
parts of the street is secured by escrow funds or surety bonds that
said construction will be completed.
I.
Wherever a tract to be subdivided or developed borders on an existing
half or partial street, the other part of the street shall be platted
within such tract.
J.
Any applicant whose property 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.
K.
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage, and suitable building sites.
Streets shall be so arranged to be generally parallel to rather than
cross contour lines as well as to prevent the necessity for excessive
cut and fill. Streets shall be laid out to avoid hazardous areas such
as floodplains, steep slopes, and other hazardous natural features.
L.
Where possible, streets shall be oriented east-to-west to provide
better solar access to lots.
2.
Existing Streets.
A.
Classification. Existing streets are classified in the Comprehensive
Plan. Unclassified streets shall be classified according to their
function, at the request of the applicant during plan review. The
Borough Council shall also refer to the Revitalization and Visioning
Plan for Dublin Borough when classifying streets.
[Amended by Ord. 312, 4/24/2017]
B.
Dimensional Standards.
(1)
The following chart is a guide to the dimensional standards
for the various classifications of existing streets:
[Amended by Ord. 312, 4/24/2017]
|
Basic Dimensions
| ||||
|---|---|---|---|---|
|
ROW
(feet)
|
Cartway
(feet)
|
Curbs
|
Sidewalks
| |
|
Main Street within the TC-1 Town Center District***
|
40
|
25
|
***
|
***
|
|
Main Street within the TC-2 Town Center District and PVD Planned
Village Development District***
|
78
|
48
|
***
|
***
|
|
Collector
|
60
|
*
|
*
|
*
|
|
Minor collector
|
60
|
**
|
**
|
**
|
|
Residential and rural streets
|
50
|
**
|
**
|
**
|
|
NOTES:
| |
|---|---|
|
*
|
As required by the Pennsylvania Department of Transportation.
|
|
**
|
As required by the Dublin Borough Council.
|
|
***
|
See Appendix B for Streetscape Elevations.
|
(2)
The cartway and right-of-way widths in this Part are minimum
requirements. Additional widths of right-of-way and/or cartway may
be required along the frontage of the proposed development if, during
the course of review, the Borough determines that these increases
are necessary to relieve traffic congestion and to provide safety
from fire and unsafe turning movements.
3.
New Residential and Rural Streets - General.
A.
Purpose. The purpose of these provisions is to establish appropriate
standards for the design of streets in residential subdivisions that
will:
[Amended by Ord. 312, 4/24/2017]
(1)
Promote the safety and convenience of vehicular traffic.
(2)
Protect the safety of neighborhood residents.
(3)
Minimize the long-term costs for the maintenance and repair
of streets.
(4)
Minimize crime in residential areas.
(5)
Protect the residential qualities of neighborhoods by limiting
traffic volume, traffic speed, noise and fumes.
(6)
Encourage the efficient use of land.
(7)
Minimize the cost of street construction.
(8)
Minimize the construction of impervious surfaces.
(9)
Meet the street design specified in the Revitalization and Visioning
Plan of Dublin Borough.
B.
Street Hierarchy. The intent of this section is to create an integrated
residential street system by creating varying street standards within
which the designer may design a residential subdivision or land development.
The street hierarchy is related to average daily traffic (ADT) levels,
lot frontage, and the need for on-street parking. Except for streets
in the PVD Planned Village Development District, the following hierarchy
of new streets is hereby established:
[Amended by Ord. 312, 4/24/2017]
C.
Classification. Except for streets in the PVD Planned Village Development
District, new residential streets will be classified according to
the expected ADT level of the street. If subdivision lots are large
enough for further subdivision, the Borough Council may require that
the street be constructed to the standards of a higher classification,
unless deed-restricted against further development.
[Amended by Ord. 312, 4/24/2017]
D.
Stub Streets. Stub streets will be permitted only within subsections
of a phased development as a temporary condition in which the stub
street is a portion of the overall street system.
E.
Design Options.
(1)
Except for streets in the PVD Planned Village Development District,
all new residential streets shall be designed to meet the standards
in the Table of Street Design Options[1] and the following sections for individual street types.
New residential streets in the PVD Planned Village Development District
shall meet the following and be consistent with the design sketch
in Appendix B:[2]
[Amended by Ord. 312, 4/24/2017]
|
Basic Dimensions
| ||||
|---|---|---|---|---|
|
ROW
(feet)
|
Cartway
(feet)
|
Curbs
|
Sidewalks
| |
|
Portion of Comprehensive Plan road with residential frontage
and new residential roads within the PVD Planned Village Development
District***
|
56
|
36
|
***
|
***
|
|
NOTES:
| |
|---|---|
|
***
|
See Appendix B for streetscape elevations.
|
[1]
Editor's Note: The Table of Street Design Options is included as an attachment to this chapter.
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
(2)
No new residential street may tie into an existing residential
street if the expected ADT from the new development will exceed the
allowable ADT level for that street classification.
(3)
Table of Street Design Options.
G.
Spillover Parking.
(1)
Spillover parking spaces are parking spaces that are needed
to accommodate the vehicles of infrequent visitors such as guests
or repairmen, when on-street parking is not provided for. These spaces
are required in addition to the number needed to accommodate the residents.
Spillover parking may be provided on the individual lots, in separate
parking areas, or in the common parking areas.
(2)
When off-street spillover parking is required in the Table of Street Design Options, it shall be provided at the following rates in addition to the minimum off-street parking requirements of the Zoning Ordinance [Chapter 27].
|
Housing Type
|
Spaces per DU
| |
|---|---|---|
|
Single Family detached
|
1.0
| |
|
Attached units
|
1.0
| |
|
Apartment and Townhouse units
|
0.5
|
(3)
When spillover parking is provided on the individual lots, the
following criteria must be met:
4.
Residential Access Streets.
A.
Residential Access Streets. This is the lowest order street in the
hierarchy. It is intended to carry the least amount of traffic at
the lowest speed. It will provide the safest and most desirable environment
for a residential neighborhood. Developments should be designed so
that all or the maximum number possible of the homes will front on
this class of street.
B.
Service Restrictions. Each residential access street shall be designed
so that no section of the street conveys a traffic volume greater
than 200 ADT. Each half of a loop street may be regarded as a single
local access street, and the total traffic volume conveyed on a loop
street shall not exceed 400 ADT.
C.
Street Access. A residential access street may intersect or take
access from any existing street type. Both ends of a loop street,
however, must intersect the same collecting street and be laid out
to discourage the passage of through traffic.
D.
Street Width and Curbing. As required by the Table of Street Design
Options.
E.
Shoulders. When curbing is not required, two-foot wide stabilized
shoulders shall be provided on both sides of the cartway.
F.
Length of Cul-de-sac. No cul-de-sac shall exceed a length of 500
feet unless specifically authorized by the Council. Cul-de-sac length
shall be measured along the center line of the intersecting through
street to the center point of the turnaround.
G.
Cul-de-Sac Turnaround. A paved area with an outside turning radius
of 40 feet shall be provided at the terminus of every permanent cul-de-sac.
Ring-shaped culs-de-sac shall provide a continuous twenty-foot wide
paved cartway. Other alternative designs may be approved, provided
that they meet these minimum radius and cartway width requirements.
Center line grade in the turn-around shall not exceed 4%.
H.
Engineering Criteria. All features of the geometric design of residential
access streets that are not specified below shall be designed for
a design speed of 25 miles per hour.
5.
Residential Subcollector.
A.
Residential Subcollector Street. This is the middle order street
in the hierarchy. It will carry more traffic than the residential
access street. It should provide an acceptable if not an optimum environment
for a residential neighborhood.
B.
Service Restrictions.
(1)
Each subcollector street shall be designed so that no section
of it conveys a traffic volume greater than 500 ADT. (Each half of
a loop subcollector street may be regarded as a single subcollector
street and the total traffic volume conveyed on a loop street shall
not exceed 1,000 ADT).
(2)
Subcollector streets shall be designed to exclude all external
through traffic which has neither origin nor destination on a subcollector
or its tributary residential access streets.
C.
Street Access. Every subcollector must be provided with no fewer
than two access intersections to streets of higher classification
in the streets hierarchy, namely existing or proposed collector roads
or arterial highways, if the total traffic volume exceeds 500 ADT
on the street. For subcollector streets designed not to exceed 500
ADT, a subcollector with one access intersection to a street of higher
order is allowed. In no case shall a subcollector end in a cul-de-sac.
D.
Street Width and Curbing. As required by the Table of Street Design
Options.
E.
Shoulders. When curbing is not required, two-foot wide stabilized
shoulders shall be provided on both sides of the cartway.
F.
Moving Lanes. All subcollector streets shall be provided with two
continuous moving lanes within which no parking is permitted.
G.
Engineering Criteria. All features of the geometric design of subcollector
streets that are not specified below shall be designed for a design
speed of 30 miles per hour:
6.
Residential Collector.
A.
Residential Collector Street. This is the highest order street that
could be classed as residential. It will carry the largest volume
of traffic at higher speeds. In large residential developments, this
class of street may be necessary to carry traffic from one neighborhood
to another or from the neighborhood to streets connecting to other
areas in the community. This level of street is unsuitable for providing
direct access to homes and such access to homes should be avoided.
B.
Service Restrictions.
(1)
Provision of a residential collector street or road system is
mandated whenever any proposed development is of sufficient magnitude
to render it impossible to meet the maximum anticipated service volume
(ADT) standards established for local access and subcollector streets.
Generally, a non-frontage collector may be necessary whenever a development
exceeds 150 dwelling units, or when it carries external through traffic
in addition to traffic generated by the development.
(2)
Residential collectors shall be laid out to discourage excessive
external through traffic, except where linkage between bordering roads
may be determined to be desirable as indicated in the Borough Comprehensive
Plan, or by the Borough during plan review. The Borough, upon recommendation
of the Borough Engineer, may impose additional standards on the design
of the roadway, if additional external through traffic shall so warrant.
(3)
Whenever possible, residential collector streets should be designed
to have no residential lots directly fronting on them. When this is
not possible, the amount of residential frontage per length of collector
street length shall not exceed the limits set forth in the accompanying
chart. In addition, only lots having frontages of 100 feet or greater
may front on collector roads, and space shall be provided on these
lots for turnarounds so that vehicles will not have to back out onto
collector roads.
|
Collector ADT Level
| ||||
|---|---|---|---|---|
|
To 1,200
|
1,200-1,600
|
1,600-2,000
|
2,000+
| |
|
Percent of allowable frontage taking access from collectors
over entire length of collector street
|
20%
|
10%
|
5%
|
None
|
(4)
On-street parking shall be prohibited on residential collector
streets.
C.
Street Access. Every residential collector must be provided with
no fewer than two access intersections to streets of equal or higher
classification in the streets hierarchy.
D.
Street Width and Curbing. Curbs should not be provided along residential
collector roads except as they are found to be essential for storm
water management. The width shall be provided as indicated in the
Table of Street Design Options.
E.
Shoulders. Four-foot wide stabilized shoulders are required along
both sides of the residential collector street cartway.
F.
Moving Lanes. All residential collector streets shall be provided
with a minimum of two moving lanes.
G.
On-street parking shall be prohibited on residential collector streets.
H.
Engineering Criteria. All features of the geometric design of residential
collectors that are not specified below shall be designed for a design
speed of 40 miles per hour.
(1)
Minimum grade: 1.0%.
(2)
Maximum grade: 7.0%.
(3)
Horizontal curvature: minimum center line radius of 350 feet.
(4)
Minimum tangent length between reverse curves: 150 feet.
(5)
Superelevation: 0.08 foot/foot.
(6)
Stopping Sight Distance: 275 feet.
(7)
Maximum grade within 50 feet of intersection: 3%.
7.
Alleys.
[Amended by Ord. 312, 4/24/2017]
A.
Alleys shall be provided in residential, commercial, and industrial
districts, except that the Planning Commission may waive this requirement
where other definite and assured provision is made for service access,
such as off-street loading, unloading, and parking consistent with
and adequate for the uses proposed.
B.
The right-of-way width of an alley shall not be less than 20 feet,
and the cartway width shall be 18 feet.
C.
Alley intersections and sharp changes in alignment shall be avoided,
but, where necessary, corners shall be cut off sufficiently to permit
safe vehicular movement.
D.
Dead-end alleys shall be avoided where possible but, if unavoidable,
shall be provided with adequate turnaround facilities at the dead-end,
as determined by the Planning Commission.
8.
Driveways.
A.
Driveways to Single-Family Lots.
(1)
Driveways shall not be located within 40 feet of any street
intersection. Driveways to corner lots shall gain access from the
street of lower classification when a corner lot is bounded by streets
of two different classifications as described herein.
(2)
For lots taking access on residential collector streets or streets
of higher order, there shall be adequate driveway turn-around space
on each lot so that no vehicle need back out onto the street in order
to leave the lot or back into the lot in order to enter the lot.
(3)
Driveways shall be located, designed, and constructed as to
provide a reasonable sight distance at intersections with streets
on a stopping space, not to exceed a 4% grade, 20 feet behind the
right-of-way line.
B.
Access to Parking Areas.
(1)
All entrance drives serving four or fewer dwelling units shall
be designed to single-family driveway standards above.
(2)
All entrance drives which may be expected to convey less than
200 ADT volume and greater than Subsection 8A above shall be laid
out to conform to the design, service, and access standards established
in this chapter for local access streets and shall be considered a
local access street for purposes of establishing the street hierarchy.
(3)
All entrance drives which may be expected to convey greater
than 200 ADT but less than 1,000 ADT volume shall be laid out to conform
to the minimum design, service, and access standards specified in
this chapter for residential subcollector streets and shall be considered
a residential subcollector street.
(4)
All entrance drives which may be expected to convey greater
than 1,000 ADT volume shall be laid out to conform to the minimum
design, service, and access standards specified in this chapter for
residential collector streets.
9.
Special Purpose Streets - Industrial/Commercial Streets.
[Amended by Ord. 312, 4/24/2017]
A.
Street Access. Special purpose streets may only intersect existing
streets and new streets in the TC-1 and TC-2 Town Center Districts
and PVD Planned Development District.
B.
Cartway Width, Right-of-Way, and Curbing.
(1)
Except for new streets in the TC-1 and TC-2 Town Center Districts
and PVD Planned Development District, special purpose streets shall
have a minimum paved cartway width of 26 feet with curbing, and a
fifty-foot right-of-way is required if on-street parking is prohibited.
A minimum paved cartway width of 44 feet with curbing and a sixty-foot
right-of-way is required if on-street parking is allowed.
(2)
The Comprehensive Plan road within the TC-2 Town Center District,
the portion of the Comprehensive Plan road with nonresidential frontage
in the PVD Planned Village Development District, and new nonresidential
streets within the TC-1 and TC-2 Town Center Districts and PVD Planned
Development District shall have a fifty-six-foot right-of-way with
two ten-foot-wide travel lanes and two eight-foot-wide parking aisles,
one on each side for on-street parking. Refer to Appendix B for streetscape
elevations regarding right-of-way, cartways, curbing, and sidewalk
design requirements.[3]
[3]
Editor's Note: Appendix B is included as an attachment to this chapter.
C.
Moving Lanes. Except in the TC-1 and TC-2 Town Center Districts and
PVD Planned Development District, all industrial/commercial streets
shall be provided with a minimum of two continuous moving lanes in
which no parking is permitted.
10.
Marginal Access Streets.
A.
Classification and Design. Marginal access streets are required,
unless specifically waived by the Borough, as an alternative to stripping
off lots along existing primary streets or proposed residential collectors
exceeding 2,000 ADT. Marginal access roads shall be classified and
designed to conform with the design standards and service restrictions
of either residential access, subcollector, or collector roads.
B.
Intersection Spacing. The minimum distance between intersection of
the marginal access street with residential collectors shall be 300
feet and with primary streets shall be 370 feet.
C.
Distance Between Cartways. A minimum distance of 30 feet shall be
provided between the marginal access street cartway and the higher
order street cartway. This area shall be used to provide a visual
screen between the roadways by landscaping or by use of a berm.
11.
Stub Streets.
A.
Local Access, Subcollector and Special Purpose Stub Streets. These
streets may be permitted only within subdivisions of phased developments:
B.
Collector Stub Streets. These streets may be provided or may be required
by the Borough, provided that:
C.
Temporary Turnarounds. All stub streets shall be provided with a
turnaround paved to an outside radius of 35 feet. No turnaround is
required if the stub street provides access to four or fewer lots
or housing units. In the latter case, a sign indicating a dead-end
street shall be posted.
D.
Completion of Stub Streets. The approval of stub streets shall be
subject to a performance bond insuring completion within an approved
time frame.
12.
Intersections.
A.
Corner Sight Distance (Clear Sight Triangle).
(1)
Whenever a proposed street intersects an existing or proposed
street of higher order in the street hierarchy, the street of lower
order shall be designed to provide a minimum corner sight distance
as specified in the accompanying chart:
 |
|
Minimum Corner Sight Distance Y
| ||
|---|---|---|
|
Major Road Type/Design Speed
|
Y
(in feet)
| |
|
Existing street/50 mph
|
500
| |
|
Existing street/40 mph
|
400
| |
|
Residential Collector/35 mph
|
350
| |
|
Residential Sub-Collector/30 mph
|
300
| |
|
Residential Access/25 mph
|
250
| |
(2)
The entire area of the clear sight triangle, described by points
a, b, c above, shall be designed to provide an unobstructed view across
it from point b to all points 4 1/2 feet above the roadway along
the center line from point "a" to points "c" and "d."
(3)
The Planning Commission and Borough Council may consult with
the Chief of Police to determine the adequacy of proposed sight triangles.
B.
Curb Radius. Minimum curb or edge of pavement radius shall be determined
according to the specifications for the street of higher classification
in the street system hierarchy, as specified below:
|
Residential Subcollector
|
10 feet
| |
|
Residential Collector
|
15 feet
| |
|
Existing Streets
|
40 feet
|
C.
Intersection Spacing. Proposed streets which intersect opposite side
of another street (either existing or proposed) shall be laid out
to intersect either directly opposite each other, or with a minimum
offset or spacing measured from center line to center line as specified
below.
|
Minimum Intersection Spacing
| ||
|---|---|---|
|
Major Road Type
|
Spacing (in feet)
| |
|
Existing Streets
|
1600
| |
|
Residential Collector
|
300
| |
|
Residential Sub-Collector
|
125
| |
|
Residential Access
|
NA
| |
D.
Intersection Angle. Intersection roads shall intersect at a 90°
angle for a minimum of 50 feet from the intersection beyond the intersection
of the right-of-way lines.
E.
Turning Lanes. Deceleration or turning lanes may be required by the
Borough along existing and proposed collector and/or arterial roads
whenever these intersect other collector or primary roads.
(1)
Deceleration or turning lanes may be required by the Borough
along existing and proposed streets as determined by a traffic impact
study.
(2)
Deceleration lanes shall be designed to the following standards:
(a)
The lane width shall be the same as the required width of the
roadway moving lanes.
(b)
The lane shall provide the full required lane width for its
full length. It shall not be tapered.
(c)
The minimum lane length shall be as follows:
|
Design Speed of Road
|
Minimum Deceleration Lane Length
| |
|---|---|---|
|
30 mph
|
165 feet
| |
|
40 mph
|
230 feet
| |
|
50 mph
|
310 feet
|
F.
Roundabouts may be used for intersection design within subdivisions.
The design shall conform to applicable guidelines and standards such
as: National Cooperative Highway Research Program (NCHRP) Report 672:
Roundabouts: An Information Guide, Second Edition. At a minimum, the
roundabouts shall include a center island, truck apron, splitter islands
on all approaches, and appropriate pedestrian signs and markings.
[Added by Ord. 312, 4/24/2017]
13.
Street Design.
A.
Street Trees.
(1)
Street trees shall be planted along all streets where street
trees do not exist.
(2)
The recommended small street trees shall be planted within the
right-of-way at intervals of not more than 35 feet. Only small street
trees shall be used within 15 horizontal feet of overhead wires.
(3)
The recommended large street trees shall be planted between
the sidewalk and right-of-way line at intervals of not more than 45
feet. Large street trees are allowed between the curb and sidewalk
only if the width of the planting strip exceeds 10 feet. No large
street trees shall be planted within 15 horizontal feet of overhead
utility wires.
(4)
Street trees shall be planted within the right-of-way, but not
over underground utility easements, unless otherwise approved by the
Council.
(5)
At intersections, trees shall be located no closer than 30 feet
from the intersection of the street right-of-way.
(6)
Street trees shall not be planted opposite each other, but shall
alternate.
(7)
The minimum trunk diameter, measured at a height of six inches
above the finished grade level, shall be 2 1/2 inches for large
trees and 1 3/4 inches for small trees.
(8)
Street trees shall be of nursery stock. They shall be of symmetrical
growth, free of insects, pests and disease. All plant material shall
conform to all applicable standards of the AAN (American Association
of Nurserymen) including but not limited to caliper, height, spread
and ball size.
(9)
In particular, recommended trees include the following:
|
Small Trees
|
Large Trees
| |
|---|---|---|
|
Acer campestre-Hedge Maple
|
Acer platanoides-Norway Maple
| |
|
1" - ginnala-Amur Maple*
|
Acer rubrum-Red Maple
| |
|
Tegus x lavallei-Lavelle Hawthorn*
|
Fraxinus americana-White Ash
| |
|
Aegus phaenopyrum-Washington Hawthorn*
|
Fraxinus pennsylvanica lanceolata-Green Ash
| |
|
Crataegus viridis "Winter King" - "Winter King" Hawthorn*
|
Ginko biloba-Ginko (male only)
| |
|
Koelreuteria paniculata-Golden Raintree
|
Gleditsia triacanthos inermis- Thornless Honeylocust
| |
|
Malus baccata f. columnaris-Upright Siberian Crabapple"
|
Luquidambar styraciflua-Sweet Gum
| |
|
Malus floribunda-Japanese Crabapple
|
Phellodendron amurense-Amur Cork Tree
| |
|
Malus baccata "Snowdrift" - "Snowdrift" Crabapple*
|
Platanus acerifolia-London Plan Tree
| |
|
Prunus serrulata "Kwanzan" - "Kwanzan" Flowering Cherry
|
Pyrus calleryana bradford-Bradford Callery Pear
| |
|
Quercus alba-White Oak
| ||
|
Quercus borealis-Red Oak
| ||
|
*Must be of the nursery stock trained for street tree use, i.e.,
single trunk with branching height 6 feet or greater
|
Quercus coccinea-Scarlet Oak
| |
|
Sophora japonica-Japanese Pagoda Tree
| ||
|
Tillia-Linden-All species hardy to the area
| ||
|
Zelkova serrata-Japanese Zelkova
|
|
Upon approval of the Council, other species may be utilized.
|
B.
Street Signs.
(1)
The developer shall erect at every street intersection a street
sign or street signs meeting Borough approval, 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.
(2)
Street signs are to be erected on or before occupation of the
first use on the street. Temporary street signs may be erected on
the approval of the Borough, but shall be made permanent when the
first unit is occupied on the street.
(3)
The installation of all traffic control signs, equipment or
devices, required within the development and along the frontage, shall
be shown on the plan, approved by the Pennsylvania Department of Transportation,
where required, and installed at the cost of the developer.
14.
Street Construction Specifications. All specifications and requirements,
materials, and equipment shall conform to the requirements of the
Pennsylvania Department of Transportation as outlined in their Specifications
Manual, except where more stringent requirements are specified in
this Part.
[Ord. 154, 9/3/1985, § 707]
1.
A parking space is a paved stall or berth, covered or uncovered, for parking motor vehicles, excluding space(s) within a cartway. Parking facilities shall be provided off street and in accordance with the requirements of the Borough Zoning Ordinance [Chapter 27] and this chapter, except that on-street parking may be permitted along new roadways and Main Street in the TC-1 and TC-2 Town Center Districts and PVD Planned Development District as specified in § 22-707, Subsection 9C, of this chapter. Use of any parking space for any other purpose is prohibited.
[Amended by Ord. 312, 4/24/2017]
2.
Parking areas shall be designed to permit each motor vehicle to proceed
to and from the parking space without requiring the moving of any
other motor vehicle(s).
3.
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 street
and confined by curbing or other suitable separating device.
4.
Parking areas shall be designed to allow for ingress and egress from
a parking area without backing into a street. Access areas shall be
designed so as to allow vehicles to enter a street in a forward direction.
5.
The design standards specified below shall be required for all off-street
parking facilities with a capacity of three or more vehicles.
A.
No one area of off-street parking of motor vehicles shall exceed
20 cars in capacity. Separate areas on a parcel shall be physically
separated from one another by ten-foot wide planting strips.
 |
B.
The edge of any parking area shall not be closer than 20 feet from
the outside wall of the nearest building.
C.
Design standards for parking stalls shall not apply where the primary
purpose is that of commercial vehicle storage related to sales, service
or other use. Unless otherwise specified, parking stalls shall conform
to the following minimum dimensional standards based upon their intended
function.
|
Type
|
Width
(feet)
|
Depth
(feet)
| |
|---|---|---|---|
|
Conventional
|
9.5
|
19
| |
|
Compact*
|
8
|
18
| |
|
Handicapped
|
12.5
|
19
| |
|
Oversized**
|
(as determined by Borough Engineer)
| ||
|
*
|
Where required parking for nonresidential uses exceeds 20 spaces,
up to 30% of the total parking spaces may be designed and clearly
designated for compact cars.
| |
|
**
|
Including but not limited to recreational vehicles, tandem trailers,
trucks, and buses.
|
(1)
Parking for the handicapped or physically disabled shall be
provided for as follows:
|
Total Nonresidential Parking
|
Required Handicapped Parking
| |
|---|---|---|
|
10 - 50
|
(1 space)
| |
|
51 - 250
|
2.5%
| |
|
251 +
|
2.096
|
(2)
In order to provide for flexibility in parking lot design and
layout, angle parking may be appropriate in certain instances. Where
angle parking is utilized, the width of stalls for various types of
parking uses shall remain consistent with the minimum dimensions established
for each, while the depth of stall may vary as follows:
|
Angle of Parking
(degrees)
|
Parking Aisle
(width in feet)
|
Stall Depth Variation
(in feet)
| |
|---|---|---|---|
|
One-Way
|
Two-Way
| ||
|
90º
|
19
|
24
|
0
|
|
60º
|
18
|
22
|
+1
|
|
45º
|
15
|
20
|
0
|
|
30º
|
12
|
20
|
-2
|
|
Parallel
|
12
|
18
|
0
|
 |
D.
All dead-end parking areas shall be designed to provide sufficient
area for backing and turning movements from the end stalls of the
parking area.
E.
No less than a five foot, radius of curvature shall be permitted
for all curblines in all parking areas.
F.
Except at entrance and exit drives, all parking areas shall be set back from the future right-of-way line, buffer yards, and all property lines at least 15 feet or as required by the Borough Zoning Ordinance [Chapter 27] (the greater provision shall prevail). The distance between this required setback and the future cartway shall be maintained as a planting strip.
G.
All automobile parking areas shall be paved and constructed in accordance
with the standards established by the Borough.
H.
The depth and width of parking areas reserved or laid out for commercial
and industrial uses shall be appropriate to those uses.
I.
The layout of every parking area shall be such as to permit safe
and efficient internal circulation, in accordance with accepted traffic
engineering principles and standards, including truck traffic where
possible.
J.
Entrances and exits to and from off-street parking areas shall be
located so as to avoid interference with street traffic.
K.
Every off-street parking area shall include sufficient stacking space
to accommodate entering and exiting vehicles without overflowing out
onto adjacent streets or service roadways.
L.
Pedestrian crosswalks and refuge island shall be provided at intervals
not exceeding 200 feet along the length of each parking area.
M.
Entrance and Exit Drives.
[Amended by Ord. 312, 4/24/2017]
(1)
For the purpose of servicing any property held under single
and separate ownership, entrance and exit drives crossing the street
lot line shall be limited to two along the frontage of any single
street, and their center lines shall be spaced at least 80 feet apart.
In the TC-1 and TC-2 Town Center Districts and PVD Planned Development
District, the number of entrance and exit drives crossing the street
lot line for property held under single and separate ownership shall
be determined by the Borough Council.
(2)
On all corner properties, there shall be spaced a minimum of
60 feet, measured at the curbline, between the center line of any
entrance or exit drive and the street line of the street parallel
to said access drive.
(3)
Every attempt shall be made to provide shared access of drives
and interconnected parking between abutting properties to minimize
curb cuts.
N.
Access drives shall be at least 12 feet from any property line except
for the additional requirements in buffer yards.
O.
When required by the Borough Council, all parking areas for any purpose
other than single-family residences shall be physically separated
from any public street by a concrete curb and by a planting strip
which shall be not less than three feet in depth, followed by a four-foot
concrete sidewalk built to Borough specifications. Concrete tire bumpers
shall be installed so as to prevent vehicle overhang on the sidewalk
area. This three-foot planting strip shall be parallel to the street
line and shall be measured from the future right-of-way.
P.
Parking and display areas along arterial and collector roads will
be set back at least 30 feet from the future right-of-way of said
road in order to accommodate acceleration and deceleration lanes and
marginal access roads.
6.
Parking areas for commercial, industrial, and multi-family residential
developments shall be lighted. All artificial lighting used to illuminate
any parking area shall be so designed that no direct rays shall fall
upon any neighboring property or street. A minimum level of one-foot
candle of light shall be maintained. Lighting standards shall not
be located on the parking surface.
7.
Parking lots with less than 20 spaces shall not have a grade exceeding
5%. Parking lots with 20 or more spaces shall not have a grade exceeding
3%. Any grade, cut, fill, or height difference exceeding four feet
shall be subject to approval of the Borough Council.
8.
All parking areas shall have at least 1 tree of 1 1/2 inch caliper
minimum for every five parking spaces in single bays and one tree
of 1 1/2 inch caliper minimum for every 10 parking spaces in
double bays. Trees shall be planted in such a manner as to afford
maximum protection from the sun for parked vehicles.
9.
All parking spaces shall be marked so that individual spaces are
identifiable.
10.
Curbs or tire stops shall be designed for the protection of planting
strips and to prevent overhanging pedestrian walks. Curbs shall be
designed to accommodate handicapped persons.
[Ord. 154, 9/3/1985, § 708]
1.
The development plan for a mobile home park shall comply with the Borough Zoning Ordinance [Chapter 27].
2.
Preliminary approval of the site plan must be obtained for the entire
proposed development. Final approval may be obtained section by section,
but such development sections shall be specified on the preliminary
plan and must be numbered in the proposed order that they are to be
developed.
3.
All contracts and financial guarantees, as required by this chapter,
shall be resolved before final approval is granted.
4.
All streets within a mobile home park shall comply with all street
standards and provisions of this chapter and any other applicable
Borough ordinance.
5.
All mobile home parks shall be furnished with exterior lighting units
so spaced, and equipped with luminaires placed at such mounting heights,
as will provide adequate levels of illumination throughout the park
streets and common ground for the safe movement of pedestrians and
vehicles at night and as the public safety, welfare and protection
of the mobile home park residents and visitors shall require. The
light value on all streets shall be a minimum of 1/10 foot candle.
6.
Mobile home parks shall comply with the grading, erosion and sediment
control, and storm water management provisions of this chapter.
7.
Paved parking areas shall be provided for units in compliance with this chapter and the Borough Zoning Ordinance [Chapter 27].
8.
Pedestrian Walks.
A.
General Requirements. All parks shall provide safe, convenient, all-season
pedestrian walkways of adequate width for the intended use. The walkways
shall be durable and convenient to maintain. The walkways shall be
provided between the park streets and all community facilities provided
for park residents. Sudden changes in vertical alignment of gradient
shall be prohibited.
B.
Common Walk System. Where pedestrian traffic is concentrated, a common
walk system shall be provided, such common walks shall have a minimum
width of four feet.
C.
Individual walks. All mobile home sites shall be connected to common
walks, and to streets, or to driveways or parking spaces connecting
to a paved street. Such individual walks shall have a minimum width
of 2 1/2 feet.
9.
An enclosure of compatible design and material shall be erected around
the entire base of each mobile home. Such enclosure shall provide
sufficient ventilation to inhibit decay and deterioration of the structure.
The hitch which is employed for the usual normal movement of the unit
shall be removed.
10.
Refuse Collection Stations.
A.
Outdoor collection stations shall be provided for garbage and trash
removal when individual collection is not made and indoor storage
is not provided.
B.
Collection stations shall be located so as to be separated adequately
from habitable units to avoid being offensive, but at the same time
be convenient for both collectors and residents and shall be screened
and landscaped adequately.
11.
Planting, the appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees; and additional plant material shall be added for privacy, shade, and for visual screening in accordance with this chapter and the buffer yard requirements of the Borough Zoning Ordinance [Chapter 27].
[Ord. 154, 9/3/1985, § 709]
[Ord. 154, 9/3/1985, § 710; as amended by Ord.
225, 5/12/1997, § 1]
1.
The Borough Zoning Ordinance [Chapter 27] requires a minimum amount of open space for certain types of residential development. A portion of that open space is required to be for recreation purposes. In conjunction with good site design practices, the following criteria are to be used in evaluating the recreation area proposed on a development plan.
A.
The recreational activities and/or facilities for which the area
is intended must be specified on the development plans.
B.
Recreation areas shall be readily accessible to all development residents;
or, in the case of recreation areas dedicated to the 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.
C.
The configuration of the recreation area must be able to accommodate
recreation activities proposed by the development plans. The required
minimum area shall not include narrow or irregular pieces of land
which are remnants from lotting and/or street and parking areas. Recreational
areas shall have a minimum dimension of 20 feet and a minimum area
of 10,000 square feet. The Borough Council may vary the minimum area
requirement of recreation space when the required recreation space,
is less than 10,000 square feet.
E.
Recreation areas shall not be traversed by utility easements unless
said utilities are placed underground and no part of them or their
supportive equipment protrudes above ground level.
F.
The following may not be located in recreation areas: sewage treatment
or disposal facilities of any type, water storage tank, well pump
house, and any similar use or other use which is not related to or
associated with recreation.
G.
Active recreation areas shall be located in such a location that
the use of the facility will not be a nuisance to the residents of
nearby dwelling units.
H.
In lieu of open space devoted to recreation, as provided for in Subsections
1A to G inclusive above, pursuant to the provisions of § 503
of the Municipalities Planning Code, applicant may make a cash payment
to Dublin Borough, to be used for Dublin Borough Park purposes, in
the amount of $285 per equivalent dwelling unit (EDU).
[Ord. 154, 9/3/1985, § 711]
1.
Sidewalks shall be provided where required by the Borough.
2.
Except as indicated in Subsection 2A through E below, the minimum
width of all sidewalks shall be five feet. There shall be a minimum
of a three-foot-wide planting strip between the curb and sidewalk.
[Amended by Ord. 312, 4/24/2017]
A.
Sidewalks in the PVD Planned Village Development District, including
the Comprehensive Plan road, shall have a width of five feet extending
from a five-foot-wide planting bed that includes the curb.
B.
Sidewalks along the Comprehensive Plan road and new nonresidential
streets in the TC-2 Town Center District shall have a width of five
feet extending from a five-foot-wide planting bed that includes the
curb.
C.
Sidewalks along Main Street in the TC-1 Town Center District shall
be a minimum of five feet wide extending from a two-and-one-half-foot-wide
planting bed that includes the curb.
D.
Sidewalks along Main Street in the TC-2 Town Center and PVD Planned
Village Development Districts shall be a minimum of 15 feet wide,
including a curb and planting/tree wells/trenches.
E.
See Appendix B for streetscape elevations showing sidewalk dimensions
required in Subsection 2A through D above.[1]
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
3.
The grades and paving of the sidewalks shall be continuous across
driveways except in nonresidential and multi-family residential developments
and in certain other cases where heavy traffic volume dictates special
treatment.
4.
The thickness and type of construction of all sidewalks shall be
in accordance with the Borough specifications.
5.
Sidewalks shall be laterally pitched at a slope not less than 3/8
inch per foot to provide for adequate surface drainage.
6.
At corners and pedestrian street-crossing points, sidewalks shall
be extended to the curbline with an adequate apron area for anticipated
pedestrian traffic.
7.
Sidewalks shall not exceed a 7% grade. Steps or a combination of
steps and ramps shall be utilized to maintain the maximum grades,
where necessary. Where sidewalk grades exceed 5%, a non-slip surface
texture shall be used.
8.
In addition to the preceding requirements, all sidewalks shall provide ramps for adequate and reasonable access for the safe and convenient movement of the physically handicapped persons, including those in wheelchairs, across curbs at all pedestrian cross walks. These facilities shall be constructed in accordance with Chapter 8, "Pedestrian Facilities" of the PennDOT Design Manual Part 2 or any amendments thereto.
[Ord. 154, 9/3/1985, § 712]
1.
In addition to all other applicable provisions of this chapter, multi-family
residential land developments and subdivisions are subject to the
following requirements.
B.
Preliminary approval of the site plan must be obtained for the entire
proposed development. Final approval may be obtained section by section,
but such development sections shall be specified on the preliminary
plan and must be numbered in the proposed order that they are to be
developed. Such order of development must be adhered to, and if changes
are required, plans must be refiled and reviewed and approved.
C.
Bonding procedures, as required in § 22-403, shall be resolved before final approval of the land development plan, and shall guarantee the improvements by the developer of the streets, sidewalks, curbs, street lighting, street trees, drainage facilities, utilities, and other facilities that the governing body may deem necessary.
D.
Arrangement of Buildings and Facilities.
(1)
All of the elements of the site plan should be organized harmoniously
and efficiently in relation to topography, the size and shape of the
plot, the character of the adjoining property, and the type and size
of the buildings, in order to produce a usable and efficient land
use pattern.
(2)
Arrangements of buildings should be in favorable relation to
the natural topography, existing desirable planting, bodies of water,
views within and beyond the site, and exposure to the sun and other
buildings on the site.
E.
Access and Circulation.
(1)
Access to the dwellings and circulation between buildings, and
other important project facilities for vehicular and pedestrian traffic
shall be comfortable and convenient for the occupants.
(2)
Access and circulation for firefighting and other emergency
equipment, moving vans, fuel trucks, garbage collection, deliveries
and snow removal shall be planned for efficient operation and convenience.
(3)
Walking distance from the main entrance of a building to a street,
driveway, or parking area shall usually be less than 100 feet; exception
to this standard should be reasonably justified by compensating advantages,
such as desirable views and site preservation through adaptation to
topography. In no case shall the distance exceed 200 feet.
F.
Yards. Yards shall assure adequate privacy, desirable outlook, adequate
natural light and ventilation, convenient access to and around the
dwellings, and other essential uses.
G.
Grading.
(1)
Grading shall be designed for buildings, lawns, paved streets,
and other facilities, to assure adequate surface drainage, safe and
convenient access to and around the buildings, and for the screening
of parking and other services areas and the conservation of desirable
existing vegetation and natural ground forms.
(2)
Grading around buildings shall be designed to be in harmony
with natural topography.
H.
Streets.
I.
Driveways.
(1)
Driveways shall be provided on the site where necessary for
convenient access to the living units, garage compounds, parking areas,
service entrances of buildings, collection of refuse, and all other
necessary services. Driveways shall enter public streets at safe locations
and shall be at least 15 feet from any side or rear lot line.
(2)
Driveways shall be planned for convenient circulation suitable
for traffic needs and safety.
(3)
All driveways shall be constructed and paved in accordance with
Borough specifications.
K.
Sidewalks.
(1)
Street sidewalks and on-site walks shall be provided for convenience
and safe access to all living units from streets, driveways, parking
areas, or garages, and for convenient circulation and access to all
facilities.
(2)
Width, alignment, and gradient of walks shall provide safety,
convenience, and appearance for pedestrian traffic. Small jogs in
the alignment shall be avoided.
(3)
The alignment and gradient of walks shall be coordinated with
the grading plan to prevent the passage of concentrated surface water
on or across the walk and to prevent the pocketing of surface water
by walks.
L.
Refuse Collection Stations.
(1)
Outdoor collection stations shall be provided for garbage and
trash removal when individual collection is not made and indoor storage
is not provided.
(2)
Collection stations shall be located so as to be separated adequately
from habitable buildings to avoid being offensive, but at the same
time be convenient for both collectors and residents and shall be
screened and landscaped.
M.
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features; and additional new plant material shall be added for privacy, shade, beauty of buildings and grounds, and to screen out objectionable features. The requirements of § 22-707, Subsection 13A, shall be met and the buffer yard requirements of the Borough Zoning Ordinance [Chapter 27] shall also be met.
[Ord. 154, 9/3/1985, § 713]
1.
Additional width of streets adjacent to areas proposed for nonresidential
use may be required as deemed necessary by the Borough Council to
assure the free flow of through-traffic of vehicles entering or leaving
parking areas.
3.
For commercial uses, the developer may be required to provide separate
access for service vehicles to loading areas from the vehicular access
ways and parking areas intended for patron use. This may be accomplished
by using a separate access point for service vehicles to move from
the road to the loading area. The applicant may also be required to
screen the loading area when deemed necessary by the Borough.
4.
Dead-end streets shall be avoided; but where this proves impossible,
they shall be terminated with a paved cul-de-sac turnaround consistent
with this chapter.
5.
Adjacent residential areas shall be protected from potential nuisance of the proposed nonresidential developments. Buffer yards shall be provided as prescribed in the Borough Zoning Ordinance [Chapter 27].
6.
Streets carrying nonresidential traffic shall not be extended to
the boundaries of the adjacent existing or potential residential area,
nor connected to streets intended for predominantly residential traffic.
7.
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.
8.
All area, design, and parking requirements shall conform to the Borough Zoning Ordinance [Chapter 27] and this chapter.
10.
The following standards pertain to Use F11 Drive-Through accessory
use. (Also see F11 Use regulations in the Zoning Ordinance.)
[Added by Ord. 312, 4/24/2017]
A.
Street Access.
(1)
Must have access to a collector or arterial street.
(2)
There shall be only one point to access ingress and only one
point of egress to the collector or arterial street. This may be accomplished
in one of the following ways:
(a)
The ingress and egress shall be adjacent to each other with
no physical separation. The arrangement must be at least 24 feet wide
and not more than 36 feet wide.
(b)
The ingress and egress shall be adjacent with a raised island
separating the two. The island shall be no more than 10 feet wide,
and each driveway shall be at least 14 feet wide but not more than
24 feet wide.
(c)
The ingress and egress shall be completely separated on the
site. In this case, the driveways shall be at least 100 feet apart,
measured center line to center line. Each driveway shall be at least
14 feet wide but not more than 24 feet wide.
(3)
When this use is adjacent to or on the same lot with a group
of commercial facilities, it shall use the common access with the
other business establishments and not have a separate access to the
abutting collector or arterial street.
(4)
The access driveway shall be located so as to allow for adequate
acceleration and deceleration lanes.
(5)
All driveway entrances and exits must be set back at least 50
feet from an intersection.
B.
Drive-Through Lanes.
(1)
When a commercial drive-through is permitted as a feature or
accessory to a principal use, the drive-through windows and menu boards
shall be located at the rear of businesses.
(2)
Drive-through lanes should be located to the side or rear of
a building.
(3)
The stacking lanes for drive-through facilities shall not cross
or pass through off-street parking areas, nor shall stacking lanes
cross or be crossed by pedestrian accessways.
(4)
Vehicular access routes leading to and from drive-through lanes
shall minimize conflicts with pedestrian circulation and vehicular
traffic flow. The pedestrian access to the entrance of the drive-through
facilities shall not cross the drive-through lane.
(5)
Pedestrian and vehicular safety should be enhanced through signage,
lighting, raised crosswalks, and changes in paving or other devices.
(6)
The drive-through lane shall not be the sole ingress and egress
to the site.
(7)
The minimum horizontal radius for curvature of a drive-through
lane shall be 18 feet.
(8)
Drive-through lanes shall be marked by signs which indicate
the entrance and exit for the drive-through lane. Signs indicating
one-way directions for the drive-through lane shall be required where
deemed necessary by the Municipal Engineer.
C.
Lane Width.
(1)
Drive-through lanes are to be separated from parking aisles
by painted lines. The lanes and stacking areas shall be a minimum
of 12 feet wide.
(2)
A bypass or escape lane located next to the drive-through lane(s)
should be provided that is a minimum of 10 feet wide for emergency
purposes and for ease of circulation.
(3)
Lane Separation. An on-site circulation pattern is to be provided
for drive-through traffic that separates such traffic from that of
sit-down patrons.
[Ord. 154, 9/3/1985, § 714]
1.
A transportation impact study shall be required for all major subdivisions,
land developments, and mobile home parks that meet one or more of
the following criteria:
|
Residential:
|
25 or more dwelling units.
| |
|
Commercial:
|
A commercial building or buildings consisting of 25,000 square
feet or more of gross leasable floor space, and all fast food franchises.
| |
|
Office:
|
a development consisting of 25,000 square feet or more of gross
leasable floor space.
| |
|
Industrial:
|
a development consisting of 50,000 square feet or more of gross
leasable floor space.
| |
|
Institutional:
|
Medical, Public, Institutional: Add developments of 25,000 square
feet or more gross floor area
|
|
All others required by the Borough Zoning Ordinance [Chapter 27].
|
2.
These impact studies will be reviewed by the Borough and must be
found to be satisfactory prior to granting preliminary approval. Any
improvements identified by the studies will be required improvements
at the time final plan approval is granted.
3.
Traffic Impact Study. The study will enable the Borough to assess
the impact of a proposed development on the traffic system. Its purpose
is to ensure that proposed developments do not adversely affect the
traffic network and to identify any traffic problems associated with
access from the site onto the existing roads. The study's purpose
is also to delineate solutions to potential problems and to present
improvements to be incorporated into the proposed development. Traffic
impact statements shall be based on the following criteria:
A.
General Site Description. The site description shall include the
size, location, proposed land uses, construction, staging and completion
date, or types of dwelling units. A brief description of other major
existing and proposed land developments within one-half mile of the
proposal which shall constitute the study area.
B.
Traffic Facilities Description. The description shall contain a full
documentation of the proposed internal and existing highway system.
The report shall describe the external roadway system within the area.
Major intersections in the area shall be identified and sketched.
All future highway improvements which are part of proposed surrounding
developments shall be noted and included in the calculations.
C.
Existing Traffic Conditions. Existing traffic conditions shall be
measured and documented for nil roadways and intersections in the
area. Existing traffic volumes for average daily traffic, peak highway
hour(s) traffic and peak development-generated hour(s) traffic shall
be recorded. Manual traffic counts at major intersections in the study
area shall be conducted, encompassing the peak highway and development-generated
hour(s), and documentation shall be included in the report. A volume/capacity
analysis based upon existing volumes shall be performed during the
peak highway hour(s) and the peak development-generated hour(s) for
all roadways and major intersections in the study area. Levels of
service shall be determined for each location. This analysis will
determine the adequacy of the existing roadway system to serve the
current traffic demand. Roadways and/or intersections experiencing
levels of Service E or F, as described in Report 87: Highway Capacity
Manual, Highway Research Board, 1965, shall be noted as congestion
locations.
D.
Traffic Impact of the Development. Estimation of vehicular trips
to result from the proposal shall be completed from the average daily
peak highway hour(s). Vehicular trip generation rates to be used for
this calculation shall be obtained from the Trip Generation: An Informational
Report, Institute of Transportation Engineers. These development-generated
traffic volumes shall be provided for the inbound and outbound traffic
movements as estimated, and the reference source(s) and methodology
followed shall be documented. All turning movements shall be calculated.
These generated volumes shall be distributed to the area and assigned
to the existing roadways and intersections throughout the area. Documentation
of all assumptions used in the distribution and assignment phase shall
be provided. Traffic volumes shall be assigned to individual access
points. Any characteristics of the site that will cause particular
trip generation problems shall be noted.
E.
Analysis of Traffic Impact. The total future traffic demand shall
be calculated. This demand shall consist of the combination of the
existing traffic expanded to the completion year (straight line projections
based on historical data), the development generated traffic, and
the traffic generated by other proposed developments in the study
area. A second volume/capacity analysis shall be conducted using the
total future demand and the future roadway capacity. If staging of
the proposed development is anticipated, calculations for each stage
of completion shall be made. This analysis shall be performed during
the peak highway hour(s) and peak development-generated hour(s) for
all roadways and major intersections in the study area. Volume/capacity
calculations shall be completed for all major intersections. All access
points shall be examined as to the necessity of installing traffic
signals. This evaluation shall compare the projected traffic to the
warrants for traffic signal installation.
F.
Conclusions and Recommendations. Levels of service for all roadways
and intersections shall be listed. All roadways and/or intersections
showing a level of service below C shall be considered deficient,
and specific recommendations for the elimination of these problems
shall be listed. This listing of recommended improvements shall include,
but not be limited to, the following elements: internal circulation
design, site access location and design, external roadway and intersection
design and improvements, traffic signal installation and operation
including signal timing, and transit design improvements. All physical
roadway improvements shall be shown in sketches.
