A.
In considering the adequacy of subdivision plans, the Borough Council and its agents shall apply the standards contained in this Article VII. The Borough Council reserves the right to depart from their literal interpretation in those cases when it may be consistent with the general purpose and intent of this chapter to do so.
B.
The Borough Council may grant a modification of the requirements
of one or more provisions of this chapter if the literal enforcement
will exact undue hardship because of peculiar conditions pertaining
to the land in question, provided that such modification will not
be contrary to the public interest and that the purpose and intent
of this chapter is observed. All requests for a modification shall
be in writing and shall accompany and be a part of the application
for development. The request shall state in full the grounds and facts
of unreasonableness or hardship on which the request is based, the
provision or provisions of this chapter involved and the minimum modification
necessary. It is not sufficient proof of hardship to show that greater
profit would result if the modification were granted. Furthermore,
hardship cannot be claimed by one who purchases a property without
knowledge of restrictions. The Borough Council may request an advisory
opinion on the modification request from the Borough Planning Commission.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
Land. Land shall be suited to the purpose for which it is to be subdivided, and its proposed use shall be in accordance with the requirements of Chapter 440, Zoning. Land subject to hazards to life, health, property or flooding shall not be subdivided for residential purposes or for such other uses as may increase danger to health, life or property or aggravate the flood hazard, unless all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plan.
B.
Development. Proposed subdivisions shall be coordinated with existing
nearby neighborhoods so that the community as a whole may develop
harmoniously.
C.
Where the subdivision is inaccessible to sanitary sewers, the Commission
may require the subdivider to obtain from the proper health officer
a certificate of approval of the sewage disposal facilities proposed
to be provided by the subdivider.
D.
Where no public water supply is available to the subdivision, the
Commission may require the subdivider to obtain from the proper health
officer certificates of approval as to the quality and adequacy of
the water supply proposed to be utilized by the subdivider. If water
is to be provided by means other than by private wells owned and maintained
by the individual owners of lots within the subdivision or land development,
applicants shall present evidence to the Borough Council that the
subdivision or land development is to be supplied by a certified public
utility, a bona fide cooperative association of lot owners or by a
municipal corporation, authority or utility. A copy of a certificate
of public convenience from the Pennsylvania Utility Commission or
an application for such certification, a cooperative agreement or
a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable evidence.
E.
Where not prohibited by this chapter or any other laws or ordinances,
land located in flood-prone and/or mudslide-prone areas may be subdivided
for development with the provision that the developer constructs all
buildings and structures to preclude flood and/or mudslide damage
in accordance with this chapter and any other laws and ordinances
regulating such development. All buildings and structures shall be
designed, located and constructed so as to offer the minimum obstruction
to the flow of water and shall be designed to have a minimum effect
upon the flow and height of floodwater.
F.
All development in a floodplain, floodway or flood fringe shall conform to the requirements of Chapter 216, Floodplain Management.
G.
If the Borough determines that only a part of a proposed subdivision
can be safely developed, the Borough shall limit development to that
part and shall require that the development proceed consistent with
this determination.
H.
When a developer does not intend to develop the subdivision himself
and the Borough determines that additional controls are required to
ensure safe development, the Borough may require the developer to
impose appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded subdivision.
I.
Where, as the result of any land development activity, a watercourse
is to be relocated or altered, the developer shall, to the satisfaction
of the Borough Planning Commission, assure that the flood-carrying
capacity within the altered or relocated portion of any watercourse
will be maintained. The developer shall submit evidence that he has
notified all adjacent communities, the Pennsylvania Department of
Environmental Protection, the United States Army Corps of Engineers
(USACE), as required, and the Federal Emergency Management Agency
(FEMA), as required, of the proposed alteration and relocation.
A.
Block length. Where practicable, blocks shall generally be not less
than 500 feet long nor more than 1,600 feet long. Where practicable,
blocks along major and secondary streets shall not be less than 1,000
feet long. Crosswalks at least 12 feet wide may be required in blocks
more than 1,000 feet long or as may be necessary to facilitate pedestrian
circulation and give access to community facilities.
B.
Block depth. Blocks shall be deep enough for two tiers of lots and
shall not be less than 200 feet deep, except where reverse-frontage
lots bordering a major or secondary traffic street are used or required.
C.
Through lots. Double-frontage lots are to be avoided and generally
will not be permitted unless the lots are a minimum of 200 feet deep.
D.
Grading. Blocks and lots shall be graded to secure proper drainage
away from buildings and to prevent the collection of stormwater in
pools.
E.
Lot lines. Lot lines shall be at right angles to street lines or
radial thereto wherever practicable, and they shall follow Borough
boundaries rather than cross them.
F.
House numbers. House numbers shall be assigned to each lot by the
Borough Manager in conjunction with the Postmaster.
G.
Exceptions. Blocks in commercial and industrial districts may vary
from the elements of design contained in this section if the nature
of the use requires other treatment. In all cases, adequate provision
for off-street parking and loading shall be required, as well as adequate
provision of parking space for customers and employees.
H.
Lot size. Minimum lot size shall be governed by Chapter 440, Zoning, except that, when either on-site sewage disposal or water supply, or both, are proposed, the Board of Health shall rule on the adequacy of the lots and facilities proposed and the appropriateness of the land for such purposes. When on-site facilities are proposed, appropriate certificates of approval by the State Health Officer may be required.
I.
Lot shape. Generally, the depth of a lot shall be not less than its
width nor more than 2 1/2 times its width.
J.
Residential parking. At least two off-street parking spaces shall
be provided for each proposed dwelling unit on the lot. In general,
driveway access to major streets will not be permitted, but where
such access is permitted to a major street, adequately surfaced turnaround
space shall be provided on the lot. Driveway access shall not be closer
than 50 feet to any street intersection.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
Streets proposed in any major subdivision or land development shall
be in accordance with the Comprehensive Plan and the Official Map
of the Borough of Chalfont.
B.
Streets shall be carefully related to topography so as to produce
reasonable and minimum grades, satisfactory drainage and suitable
building sites.
C.
Residential streets shall be so laid out as to discourage through
traffic. However, the design of streets shall provide for continuation
of existing or recorded streets and for proper access to adjoining
undeveloped tracts suitable for future subdivision.
D.
Dead-end streets shall be prohibited except as stubs to permit future
street extension into adjoining tracts or when designed as culs-de-sac.
Stub streets shall be designed with a temporary turnaround built to
the standard required for culs-de-sac.
E.
Streets that are extensions of or obviously in alignment with existing
streets shall bear the names of the existing streets. Street names
shall not be repeated within the Borough.
F.
Private streets may be approved only if they are designed to meet
Borough street standards for rights-of-way, paving width, drainage,
curbs and gutters.
G.
When street lines are deflected in excess of 3°, connection shall
be made by horizontal curves. A long-radius curve shall be preferred
in all cases to a series of curves and tangents.
H.
The approaches to any intersection shall follow a straight course
for at least 50 feet, as measured away from the intersecting lines
of rights-of-way.
I.
Except on residential and local minor collector streets, a minimum
tangent of 100 feet shall be required between curves.
K.
Street right-of-way and pavement standards. The following design
and construction requirements are subject to periodic review and approval
by the Borough Council or modifications by the Pennsylvania Department
of Transportation (PennDOT) in the case of a state-maintained road
(see PennDOT Form 408):
|
Type of Street
|
Minimum Right-of-Way Required
(feet)
|
Minimum Cartway or Paving Width
(feet)
|
|---|---|---|
|
Local
|
60
|
30
|
|
Collector
|
80
|
36
|
|
Arterial
|
120
|
36 to 48
|
Figure 1: Local Road Cross Section
|
Figure 2: Arterial or Collector Road Cross Section
|
L.
Additional right-of-way and cartway widths may be required by the
Borough Council for public safety and convenience; for parking in
commercial or residential areas; where old roads do not provide the
proper widths and additional dedication is necessary; to lessen traffic
congestion; to secure safety from fire, panic and other dangers; to
facilitate the adequate provision for transportation and other public
requirements; and to promote the general welfare. Short extensions
of existing streets with lesser right-of-way and/or cartway widths
than as prescribed above may be permitted, provided that no section
of new right-of-way shall be less than 60 feet in width.
M.
Where a subdivision abuts or contains an existing street of inadequate
right-of-way width, additional right-of-way width shall be dedicated
or held for future dedication to conform to the standards set by the
Borough.
N.
New half or partial streets are not permitted, except where satisfactory
assurance for dedication of the remaining part of the street can be
secured. Wherever a tract to be subdivided borders an existing half
or partial street, the other part of the street shall be plotted within
such tract.
O.
Any applicant/developer who encroaches within the legal right-of-way
of a state highway is required to obtain a highway occupancy permit
from the Pennsylvania Department of Transportation.
P.
Horizontal curve requirement. When street lines are deflected in
excess of 3°, connection shall be made by horizontal curves. A
long-radius curve shall be preferred in all cases to a series of curves
and tangents.
Q.
Minimum tangent. Except on residential and local minor collector
streets, a minimum tangent of 100 feet shall be required between curves.
R.
Reverse curves. In no case shall two curves in reverse direction
be joined together without the minimum tangent length of 100 feet
provided for the above two street classifications.
S.
Design procedure. The horizontal alignment of all streets shall be
designed in accordance with the procedures outlined in the Pennsylvania
Department of Transportation Design Manual, Part 2, Highway Design.
U.
Where the grade of any street at the approach to an intersection
exceeds 6%, a leveling area of at least 75 feet, measured from the
street line, shall be provided, having a grade of not greater than
2%.
V.
Minimum radius, maximum grade. A combination of minimum radius horizontal
curves and maximum grades will not be approved.
W.
Amenable to topography. The center-line profile of streets shall
conform to the contour of the land to produce usable lots and streets
consistent with reasonable grade, alignment, drainage and future municipal
sanitary facilities.
X.
Design procedure. All vertical curves shall be designed in accordance
with the procedures outlined in the Pennsylvania Department of Transportation
Design Manual, Part 2, Highway Design.
Y.
Vertical curves shall be used at changes of grade exceeding 1% and
shall be designed to provide the following minimum sight distances:
Z.
Computation of sight distances. The required stopping and passing
sight distances on all roads shall be computed as per the procedures
outline in A Policy on Geometric Design of Rural Highways, published
by the American Association of State Highway Officials, 1965.
AA.
For cul-de-sac streets, the following design shall be required:
(1)
A permanent or temporary cul-de-sac exceeding 600 feet in length
may be approved by the Council only if conditions of the tract warrant
a cul-de-sac of greater length.
(2)
Culs-de-sac shall have, at the closed end, a turnaround which
is paved to an outside radius of not less than 4.5 feet and which
has a right-of-way, concentric with the paved area, with an outside
radius of not less than 60 feet. As an alternative, a cul-de-sac with
a landscaped island may be permitted with a maximum radius of 15 feet.
Every effort should be made to adjust the location of the cul-de-sac
to permit the retention of existing large trees in any proposed cul-de-sac
which will otherwise have to be removed if they cannot be located
within the landscape island. In the event that right-of-way grading
does not permit the retention of existing vegetation in a cul-de-sac,
the landscaping proposed for the island shall be of low-maintenance
varieties as approved by the Council. The landscaping plan shall specifically
describe the maintenance required for any landscaping proposed on
the landscape island.
Figure 3: Cul-de-Sac
|
(3)
Maximum grades within 100 feet of the outer perimeter of a cul-de-sac
bulb shall not exceed 4%, measured along the center line of the street.
BB.
Unless future extension is clearly impractical or undesirable, the
cul-de-sac right-of-way shall be placed adjacent to a property line,
and a right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into the adjoining street. At such time as the street is
extended, the area created by the turnaround shall revert ownership
to the property owner fronting on the cul-de-sac.
CC.
Temporary turnarounds. All temporary turnarounds shall conform to
the design specifications for culs-de-sac.
DD.
Street intersections shall be designed to intersect at right angles.
New street intersections involving more than two streets shall be
prohibited. The minimum center-line offset between streets intersecting
another street is 150 feet. The minimum curb radii at street intersections
shall be 25 feet and 15 feet at the property line.
EE.
A minimum clear sight triangle of 75 feet as measured from the center-line
intersection of two streets shall be provided at all intersections.
No physical obstruction, planting, berm or grade shall obscure vision
above a height of two feet in such triangle. Each leg of each triangle
shall be increased by one foot for each foot of right-of-way greater
than 50 feet for either intersecting street.
FF.
Residential driveways shall be located not less than 50 feet from
the intersection of corner lots and shall, where appropriate, connect
to the street of lowest potential traffic if located on a corner lot.
GG.
Access to individual commercial and industrial parking areas and
sites shall be controlled and shall be so located as to provide a
minimum of 150 feet between points of access. The use of alleys to
connect parking areas and the use of a shared accessway between commercial
sites is highly encouraged. Parking shall be in the rear yard in commercial
areas, where possible.
HH.
Bridges and culverts shall be designed to meet current Borough specifications.
They shall be constructed to the full width of the right-of-way or
to an adequate dimension to accommodate special grade conditions.
Approval of the Pennsylvania Department of Environmental Protection,
Division of Dams and Encroachments, must be submitted to the Borough,
when required.
II.
Deceleration lanes. Deceleration lanes shall be a minimum of 125
feet in length. At the minimum, a taper section 25 feet in length
shall extend from the edge of the curb of the through road to the
full-width curb edge of the deceleration lane. The full width of a
deceleration lane shall be 13 feet. A full-width section of the deceleration
lane shall extend for a minimum of 100 feet.
JJ.
Rights-of-way. The rights-of-way shall be graded to their full width
as deemed necessary by the Borough Council to provide suitable finished
grades to the tolerances herein specified.
KK.
Alignment. Street intersections shall be designed to intersect at
right angles. New street intersections involving more than two streets
shall be prohibited. The minimum center-line offset between residential
and minor collector streets intersecting another street is 150 feet.
LL.
Minimum spacing. Major collector and major arterial streets shall
not intersect with collector streets at intervals of less than 800
feet from the same side of the collector street.
MM.
Crown. A normal crown shall be provided on all streets not superelevated
of 5/16 inch per foot of straight slope extending in cross section
from the edge of the pavement to the medial edge symmetrical to the
center line.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
NN.
Subgrade, subbase, base course and wearing surface requirements.
The following are considered to be minimum street construction standards.
More-restrictive standards may be applied if conditions warrant. A
detail shall be provided that conforms to Figure 2.
|
Street
|
Prepared Subgrade
|
Subbase
(inches)
|
Base Course
(inches)
|
Surface Course
(inches)
|
|---|---|---|---|---|
|
Arterial streets1
|
Yes
|
6
|
5 of 25-mm PG64-22
|
3 1/2 of bituminous material2
|
|
Collector streets1
|
Yes
|
6
|
5 of 25-mm PG64-22
|
3 1/2 of bituminous material2
|
|
Local streets1
|
Yes
|
4
|
4 of 25-mm PG64-22
|
3 1/2 of bituminous material3
|
|
NOTES:
| |
|
1
|
Pipe foundation underdrain is required. Use of the underdrain
may be waived if it is determined unnecessary by the Borough Engineer
upon inspection of the subsurface soil conditions during roadway excavation.
|
|
2
|
One and one-half inches of 9.5-mm PG64-22 wearing course (_____
to _____ million ESALs, SRL-H) on two inches of 19-mm PG64-22 binder
course. [ESAL (equivalent single-axle load) values must be determined.]
|
|
3
|
One and one-half inches of 9.5-mm, PG64-22 wearing course (0.3
to 3.0 million ESALs, SRL-H) on two inches of 19-mm PG64-22 binder
course.
|
OO.
Design procedures. All superelevated roadway sections shall be designed
in accordance with the procedures outlined in the Pennsylvania Department
of Transportation Design Manual, Part 2, Highway Design.
PP.
Alleys. The following standards shall apply to the design and location
of alleys:
(1)
Public alleys shall not be permitted in residential developments
except by special permission. Where public alleys are permitted in
residential developments, they shall be 18 feet wide and paved for
the full width with a lip curb on each side one foot wide. No part
of any dwelling, garage or other structure may be located within 15
feet of the center line of a public alley.
(2)
Alleys serving commercial and industrial establishments are
required unless other provisions are approved. Alleys serving such
establishments shall have a paved cartway at least 22 feet wide.
(3)
If it is impossible for an alley to go through a block, the
alley shall be provided with an adequate turnaround at its closed
end. Alley intersections shall be avoided, but, where necessary, corners
shall be rounded or cut back sufficiently to permit safe vehicular
circulation.
QQ.
Drainage facilities shall be designed to convey the flow of surface
waters without damage to persons or property. The system shall ensure
drainage at all points along streets and shall provide positive drainage
away from buildings and on-site waste disposal sites. Plans shall
be subject to the approval of the Borough. The Borough may require
a primarily underground system to accommodate frequent floods and
a secondary surface system to accommodate larger, less-frequent floods.
Drainage plans shall be consistent with local and regional drainage
plans. The facilities shall be designed to prevent the discharge of
excess runoff onto adjacent properties.
RR.
Street signs, as approved by the Borough of Chalfont, shall be required
for all subdivisions and land developments having existing or proposed
streets. The developer shall erect, on metal poles, at every street
intersection, a street sign or street signs having thereon the names
of the intersecting streets. At intersections where streets cross,
there shall be at least two such street signs; and at intersections
where one street ends or joins with another street, there shall be
at least one such street sign.
A.
Curbs.
(2)
Curbs shall be constructed along any existing street on which a subdivision
or land development abuts, and the existing paved cartway shall be
widened to the curb.
(3)
All curbs shall be constructed in accordance with the Accessibility
Guidelines for Buildings and Facilities, United States Architectural
and Transportation Barriers Compliance Board, as amended, promulgated
by the Americans With Disabilities Act of 1990.[1]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(4)
The location of curbing along such existing street shall be determined
by the width of the required cartway of the road as established by
this chapter or by PennDOT standards in the case of a state-maintained
road.
(5)
The specific type and design of a curb shall be in accordance with
the design standards as established by the Borough Engineer and Public
Works Department.
(6)
Minimum radii. Minimum curb radii at street intersections shall be
25 feet at street intersections and 15 feet at the property line.
(7)
Depressed curb. Whenever curbs are to be constructed across private
driveways within residential areas or driveway approaches of ingress
to or egress from abutting industrial or commercial properties, the
curb shall be depressed to the driveway surface. The minimum longitudinal
length of a depressed curb for private driveway crossings shall be
14 feet, and the maximum longitudinal length for driveway crossings
in commercial or industrial areas shall be 35 feet. When required
and approved by the governing authorities, separated driveway approaches
may be constructed for entrance to and exit from abutting properties.
Such individual driveway approaches shall not exceed the maximum longitudinal
length of 35 feet of depressed curb at each driveway approach, and
a standard curb section shall be constructed as a separating curb
between the driveways. Depressed curbs shall conform to the dimensions
and details of the Pennsylvania Department of Transportation Form
408, Specifications and Roadway Construction Standards, as amended.
Figure 4: Concrete Curb
|
B.
Sidewalk and pedestrian trails. Sidewalks shall be required on both
sides of all existing and proposed streets. Pedestrian trails shall
be required in locations as shown on the Tri-Municipal Trails Map,
the Borough of Chalfont-New Britain Borough-New Britain Township,
or wherever the Borough Council determines that trails are necessary
for public safety or convenience. Easements shall be required in favor
of the Borough for all trails outside of the road right-of-way.
(1)
All sidewalks shall be constructed in accordance with the Accessibility
Guidelines for Buildings and Facilities, United States Architectural
and Transportation Barriers Compliance Board, as amended, promulgated
by the Americans With Disabilities Act of 1990. This includes the
installation of detectable warnings on curb ramps.
(2)
Sidewalks, pedestrian trails and accessible routes shall be of a
hard surface composition and shall be constructed according to Borough
specifications.
(3)
Sidewalks shall be laterally pitched at a slope of not less than
1/4 inch per foot to provide for adequate surface drainage.
Figure 5: Cross Section of Concrete Sidewalk
|
(4)
Sidewalks or other pedestrian trails shall not exceed a grade of
7%. Except for accessible routes, where the maximum rise for any run
shall be 30 inches with a level landing of at least 60 inches at the
bottom and top of each run, steps or a combination of steps and ramps
shall be utilized to maintain the maximum grades, where necessary.
Where sidewalk or pedestrian trail grades exceed 5%, a nonslip surface
texture shall be used.
(5)
The grades and paving of sidewalks shall be continuous across driveways,
except in certain nonresidential and high-density residential developments
and in certain other cases where heavy traffic volume dictates special
treatment.
(6)
The minimum width of all sidewalks shall be four feet, and the minimum
width of all pedestrian trails shall be eight feet.
(7)
A minimum four-foot-wide grass plot shall be provided between the
sidewalk and the back of the curb. Such grass plot may be modified
or eliminated for certain commercial area sidewalks, at the sole discretion
of the Council.
(8)
If the provision of sidewalks requires the destruction or removal
of valuable trees, consideration shall be given to the retention of
such valuable trees.
(9)
Sidewalks shall be concrete with a thickness of four inches, except
at all driveway crossings, where the sidewalk thickness shall be increased
to six inches. The pedestrian trail shall be in accordance with the
Tri-Municipal Trails Map, the Borough of Chalfont-New Britain Borough-New
Britain Township, and the Borough of Chalfont Trail Detail, as shown
in Figure 6.
Figure 6: Pedestrian Trail Cross Section
|
(10)
Corners and street crossings. At corners or other pedestrian
street-crossing points, sidewalks shall be provided pursuant to the
Accessibility Guidelines for Buildings and Facilities, United States
Architectural and Transportation Barriers Compliance Board, as amended,
promulgated by the Americans With Disabilities Act of 1990.
Figure 7: Curb Ramp and Sidewalk
|
C.
Driveway aprons. Where driveways cross sidewalks, a concrete apron
shall be provided from the sidewalk to the back of the curb. The apron
shall consist of six inches of AASHTO No. 57 stone, six inches of
concrete and have six-by-six wire mesh.
D.
Driveways.
(1)
Residential driveways.
(a)
Relation to intersections. Residential driveways shall be located
not less than 50 feet from the intersection of corner lots and shall
connect to the street of lowest potential traffic if located on a
corner lot.
(b)
Design specifications. Driveways shall be paved with bituminous
materials or other hard surfacing as approved by the Borough Engineer
and shall be so located, designed and constructed as to provide a
reasonable sight distance at intersections with streets. A stopping
area, measured 20 feet behind the right-of-way line, shall be provided,
not to exceed a grade of 4%. Driveways shall not interfere or be inconsistent
with the design, maintenance and drainage of, or the safe passage
of traffic on, Borough or state roads.
(c)
Minimum width. The minimum driveway width serving one lot shall
be 10 feet, and the minimum width of all shared driveways shall be
18 feet to the point where it is no longer shared. An easement for
all shared driveways must be shown on the plan that is recorded.
(d)
Maximum grade. The maximum grade on all residential driveways
shall not exceed 25%.
(2)
Driveways for commercial, industrial and multifamily facilities.
(a)
Minimum distance. Access to commercial and industrial parking
areas and sites shall be controlled and shall be so located as to
provide a minimum of 150 feet between points of access.
(b)
Minimum width. The minimum driveway width for commercial, industrial and multifamily uses shall be 22 feet for two-way traffic movement and 12 feet for one-way traffic movement. Aisles serving off-street parking spaces shall be provided with minimum widths in accordance with the parking performance standards of Chapter 440, Zoning. All driveways shall be paved with bituminous materials or other hard surfacing as approved by the Borough Engineer.
(c)
Alignment. Driveways shall be so located, designed and constructed
as to provide a reasonable sight distance at intersections with streets.
A stopping area, measured 20 feet behind the right-of-way line, shall
be provided, not to exceed a grade of 4%. Driveways shall not interfere
or be inconsistent with the design, maintenance and drainage of, or
the safe passage of traffic on, Borough or state roads.
E.
The following are considered to be minimum driveway, parking area,
sidewalk and trail construction standards. More restrictive standards
may be applied if conditions warrant.
|
Street
|
Prepared Subgrade
|
Subbase
(inches)
|
Base Course
(inches)
|
Surface Course
(inches)
|
|---|---|---|---|---|
|
Driveways and parking areas (nonresidential)
|
Yes
|
4
|
4 1/2 of 25-mm PG64-22
|
1 1/2 of bituminous material1
|
|
Driveways and parking areas (residential)
|
Yes
|
No
|
6 of 2A material
|
4 of bituminous material2
|
|
Bituminous sidewalk
|
Yes
|
No
|
4 of 2A material
|
4 of bituminous material2
|
|
Concrete sidewalk
|
Yes
|
No
|
4 of 2B stone
|
4 of Class A Concrete
|
|
Pedestrian trail
|
Yes
|
No
|
6 of 2A material3
|
2 of bituminous material1
|
|
NOTES:
| |
|
1
|
One and one-half inches of 9.5-mm, PG64-22 wearing course (0.3
to 3.0 million ESALs, SRL-H).
|
|
2
|
One and one-half inches of 9.5-mm, PG64-22 wearing course (0.3
to 3.0 million ESALs, SRL-H) on 2 1/2 inches of 19-mm, PG64-22
binder course.
|
|
3
|
To be placed on a layer of geotextile material.
|
Underground utilities shall be installed before the streets
are constructed, and streets shall be graded to within four inches
of finished grade before work is started on the buildings to be served
by them.
A.
Public and private sanitary sewer/on-lot sewage disposal and public
and private water supply.
(1)
Connection. All properties shall be connected to the Borough sanitary
sewer system and to the public water supply system, if accessible.
Where the sewer is not yet accessible but is planned for extension
to the subdivision, the subdivider shall install sewer lines, including
lateral connections, as may be necessary to provide adequate service
to each lot when connection with the sewer system is made. The sewer
lines shall be suitably capped at the limits of the subdivision, and
the laterals shall be capped at the street right-of-way line if not
extended to the houses. When capped sewers are required, on-site disposal
facilities shall also be provided. A sewer shall be considered to
be planned for extension to a given area any time after preliminary
engineering and related studies have been initiated preparatory to
the construction of facilities adequate to serve the area containing
the subdivision.
(2)
Installation. Installation of all sewer, water and other utilities
shall be in strict accordance with the engineering standards and specifications
of the Borough Engineer, municipal authority or other public utility
concerned. Magnetic warning tape shall be used on all pressurized
utility piping.
(3)
Trench restoration of existing roadways where underground utilities
are installed shall be in accordance with the following detail:
Figure 8: Road Restoration
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(4)
Manholes for sanitary sewers shall be not more than 300 feet apart
on straight runs, and there shall be a manhole at every point of substantial
change in course or grade and at the intersections of sewer lines.
(5)
Fire hydrants. Fire hydrants shall be located so that the distance
from any building frontage to a fire hydrant is not more than 600
feet measured along the curb. On recommendation of the Fire Department,
closer spacing of hydrants may be required. In commercial and industrial
areas, the Fire Department shall prescribe the location of hydrants.
B.
Electric, telephone and communication facilities.
(1)
All electric, telephone, cable television and communication service
facilities, both main and service lines, shall be provided by underground
cables installed in accordance with the prevailing standards and practices
of the utility and other companies providing such services, except
where it is demonstrated to the Council that the underground installation
required herein is not feasible because of the physical condition
of the lands involved.
(2)
Where practical, all utilities shall be located within the street
right-of-way; otherwise, easements or rights-of-way of sufficient
width for installation and maintenance shall be provided. As-built
drawings shall show locations of all such utilities.
(3)
Installation of cable television service lines parallel to other
utilities or other means of providing such television service shall
be made by the enfranchised cable operator(s) to residents in all
future new residential construction. The aforementioned cable operator(s)
shall be given reasonable notice of all relevant easement and service
trench ground openings by the developer; further, reasonable time
and opportunity to make the required installation shall be given by
the developer.
A.
Easements shall be required to facilitate the maintenance and repair
of utility lines, whether pipe or wire. Facilities shall be suitably
located within a public right-of-way or in the center of an easement
not less than 20 feet wide. As far as it may be reasonable, utility
lines shall coincide with property lines.
B.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines. Nothing shall be permitted to
be placed, planted, set or put within the area of an easement. The
area shall be kept as lawn or as minor paving in the case of driveways
or sidewalks.
C.
Where a subdivision or land development is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse and of such width
as will be adequate to preserve natural drainage but not less than
100 feet or as determined by the Borough Engineer or as may be required
or directed by the Pennsylvania Department of Environmental Protection.
D.
Where stormwater or surface water will be gathered within the subdivision
or land development and discharged or drained in volume over lands
within or beyond the boundaries of the subdivision or land development,
the applicant or owner shall reserve or obtain easements over all
lands affected thereby.
E.
No right-of-way or easement for any purpose whatsoever shall be recited
or described in any deed unless shown on the approved final plan.
A.
Monuments of required design and material shall be installed throughout
the subdivision, as required by the Engineer, to give full surveying
control with regard to the limits of streets, easements and other
land set aside for common use or public ownership.
B.
Permanent monuments shall be placed at each change in direction of
boundary, two to be placed at each street intersection and one on
one side of each street at angle points and at the beginning and end
of curves. Utility easements shall be monumented at their beginning,
any change of direction and at their end; and areas to be conveyed
for public use shall be fully monumented at all changes in direction.
C.
Monuments shall be placed in the ground after final grading is completed,
at a time specified by the Borough Engineer.
Stormwater management facilities shall be designed, installed and undertaken in accordance with Chapter 353, Stormwater Management, of the Code of the Borough of Chalfont.
A.
General.
(1)
Definitions and word usage.
(a)
Word usage. Words in the singular number include the plural,
and words in the plural number include the singular. The present tense
includes the future. The word "building" shall be deemed to include
the word "structure."
(b)
CUT
EROSION
EXCAVATION
FILL
FLOODPLAIN
QUALIFYING TRACT
RUNOFF
RUNOFF FROM A FULLY DEVELOPED AREA UPSTREAM
SEDIMENTATION
SLOPE
SOIL STABILIZATION
SWALE
TOPSOIL
WATERCOURSE
Definitions. Unless otherwise expressly stated, the following
words shall, for the purposes of this chapter, have the meanings herein
stated:
An excavation; the difference between a point on the original
ground and a designated point of lower elevation on the final grade;
also, the material removed in excavation.
The removal of surface materials by the action of natural
elements.
Any act by which earth, sand, gravel, rock or any other similar
material is dug into, cut, quarried, uncovered, removed, displaced,
relocated or bulldozed and shall include the conditions resulting
from the excavation.
Any act by which earth, sand, gravel, rock or any other material
is placed, pushed, dumped, pulled, transported or moved to a new location
above the natural surface of the ground or on top of the stripped
surface and shall include the conditions resulting from the fill operation.
"Fill" shall also mean the difference in elevation between a point
on the original ground and a designated point of higher elevation
on the final grade and the material used to make a fill.
The area along a natural watercourse which is periodically
overflowed by water from the watercourse.
Any tract of land within the Borough for which a subdivision
plan is submitted.
The surface water discharged or rate of discharge of a given
watershed after a fall of rain or snow that does not enter the soil
but runs off the surface of the land.
The surface water runoff that can be reasonably anticipated
upon maximum development of that area of the watershed located upstream
from the subject tract, as permitted by the prevailing zoning ordinance
or the Borough Comprehensive Plan.
The process by which mineral or organic matter is accumulated
or deposited by moving wind, water or gravity. Once this matter is
deposited, or remains suspended in water, it is usually referred to
as "sediment."
The face of an embankment or cut section or any ground whose
surface makes an angle with the plane of the horizon. Slopes are usually
expressed in a percentage based upon vertical difference in feet per
100 feet of horizontal distance.
Chemical or structural treatment of a mass of soil to increase
or maintain its stability or otherwise improve its engineering properties.
A low-lying stretch of land which gathers or carries surface
water runoff.
Surface soils and subsurface soils which presumably are fertile
soils and soil material, ordinarily rich in organic matter or humus
debris. Topsoil is usually found in the uppermost soil layer called
"A horizon."
A permanent stream, intermittent stream, river, brook, creek
or a channel or ditch for water, whether natural or man-made.
(2)
For qualifying tracts, no changes shall be made in the contour of
the land and no grading, excavating, removal or destruction of the
topsoil, trees or other vegetative cover of the land shall be commenced
until such time that a plan for minimizing erosion and sedimentation
has been processed with and reviewed by the Borough Planning Commission
or there has been a determination by the Commission that such plans
are not necessary.
(3)
No subdivision or land development plan shall be approved, unless:
(a)
There has been a plan approved by the Borough of Chalfont that
provides for minimizing erosion and sedimentation consistent with
this section, and an improvement bond or other acceptable securities
are deposited with the Borough in the form of an escrow guaranty which
will ensure the installation and completion of the required improvements.
(b)
There has been a determination by the Borough Council that a
plan for minimizing erosion and sedimentation is not necessary.
(4)
Measures used to control erosion and reduce sedimentation shall,
as a minimum, meet the standards and specifications of the Bucks County
Soil and Water Conservation District. The Borough Engineer, or other
officials as designated, shall ensure compliance with the appropriate
specifications, copies of which are available from the district or
the municipal building of the Borough of Chalfont.
B.
Performance principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included, where applicable,
in the control plan:
(1)
Stripping of vegetation, regrading or other development shall be
done in such a way that will minimize erosion.
(2)
Development plans shall preserve salient natural features, keep cut/fill
operations to a minimum and ensure conformity with topography so as
to create the least erosion potential and adequately handle the volume
and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
(4)
The disturbed area and the duration of exposure shall be kept to
a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as practicable.
(6)
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development. Swales and drainage channels shall
be permanently stabilized with sod or as approved by the Borough Engineer.
(7)
The permanent (final) vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
(8)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the rate of surface water runoff will
be structurally retarded.
(9)
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps or similar measures.
C.
Grading for 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:
(1)
All lots, tracts or parcels shall be graded to provide proper drainage
away from buildings and dispose of it without ponding, and all land
within a development shall be graded to drain and dispose of surface
water without ponding, except where approved by the Borough.
(2)
All drainage provisions shall be of such design to adequately handle
the surface runoff and carry it to the nearest suitable outlet, such
as a curbed street, storm drain or natural watercourse. Where drainage
swales are used to divert surface waters away from buildings, they
shall be sodded or planted as required and shall be of such slope,
shape and size as to conform to the requirements of the Borough.
(3)
Concentration of surface water runoff shall only be permitted in
swales or watercourses.
(4)
Excavation and fills.
(a)
Cut and fill slopes shall not be steeper than 2:1 unless stabilized
by a retaining wall or cribbing, except as approved by the Borough
when handled under special conditions.
(b)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations or the sloping surfaces of fills.
(c)
Cuts and fills shall not endanger adjoining property.
(d)
Fill shall be placed and compacted so as to minimize the sliding
or erosion of the soil.
(e)
Fills shall not encroach on natural watercourses or constructed
channels.
(f)
Fills placed adjacent to natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding.
(g)
Grading shall not be done in such a way as to divert water into
the property of another landowner without the expressed consent of
the Borough.
(h)
During grading operations, necessary measures for dust control
will be exercised.
(i)
Grading equipment will not be allowed to cross live streams.
Provisions will be made for the installation of culverts or bridges.
D.
Responsibility.
(1)
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
from all adjoining surfaces, drainage systems and watercourses and
to repair any damage at his expense as quickly as possible.
(2)
Maintenance of all drainage facilities and watercourses within any
subdivision or land development is the responsibility of the developer
until such drainage facilities and watercourses are accepted by the
Borough or some other official agency, after which they become the
responsibility of the accepting agency.
(3)
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 thereof to maintain, as nearly
as possible in its present state, the stream, watercourse, swale,
floodplain or right-of-way during the activity and to return it to
its original or equal condition after such activity is completed.
(4)
The maintenance of drainage facilities or watercourses originating
and completely on private property is the responsibility of the owner
to their point of open discharge at the property line or at a communal
watercourse within the property.
(5)
No person, corporation or other entity shall block, impede the flow
of, alter or 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 Borough or the Pennsylvania Department of Environmental Protection,
whichever is applicable.
(6)
Where a subdivision is traversed by a watercourse, there shall be
provided a drainage easement or right-of-way conforming substantially
to the line of such watercourse and of such width as will be adequate
to preserve natural drainage.
(7)
Each person, corporation or other entity which makes any surface
changes shall be required to:
(a)
Collect on-site surface runoff and dispose of it to the point
of discharge into the common natural watercourse of the drainage area.
(b)
Handle existing and potential off-site runoff through his development
by designing to adequately handle storm runoff from a fully developed
area upstream.
(c)
Pay his proportionate share of the total cost of off-site improvements
to the common natural watercourse, based on a fully developed drainage
area.
(d)
Provide and install, at 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.
(8)
It is the responsibility of the Borough to keep all major streams
not under the jurisdiction of any other official agency open and free-flowing.
The Borough will assume the responsibility for maintaining an open
and free-flowing condition in all minor streams, watercourses and
drainage systems constructed or improved in accordance with Borough
design criteria, which are necessary for proper drainage, in the discretion
of the Borough, if an adequate right-of-way exists or can be acquired.
(9)
The Borough shall be required to:
(a)
Assess and collect the cost of off-site improvements to the
common natural watercourse, except those required to existing state
roads. Collection may be delayed until the assessed land is approved
for development.
(b)
Acquire easements for such common natural watercourse improvements.
(c)
Supervise such improvements to completion.
E.
Compliance with regulations and procedures.
(2)
Installation and design of erosion and sediment control measures.
(a)
The installation and design of the required erosion and sediment
control measures shall be in accordance with the standards and specifications
on file with the Borough, including the following:
[1]
Temporary cover on critical areas: Specification No. 1.
[2]
Permanent grass and legume cover on critical areas on prepared
seed bed: Specification No. 2.
[3]
Permanent grass and legume cover on critical areas on unprepared
seed bed: Specification No. 3.
[4]
Sodding: Specification No. 4.
[5]
Mulching: Specification No. 5.
[6]
Temporary diversion: Specification No. 6.
[7]
Permanent diversion: Specification No. 7.
[8]
Grassed waterway or outlet: Specification No. 8.
[9]
Grade stabilization structure: Specification No. 9.
[10]
Debris basin: Specification No. 10.
[11]
Drain: Specification No. 11.
[12]
Drainage, main or lateral: Specification No. 12.
(b)
Stream channel construction on watersheds with drainage areas
in excess of 320 acres or in those cases where downstream hazards
exist shall conform to criteria established by the Department of Environmental
Protection.
(3)
Final plans for minimizing erosion and sedimentation, as approved, shall be incorporated into the agreement and bond requirements as required under § 370-10 of this chapter.
(4)
The approval of plans and specifications for the control of erosion
and sedimentation shall be concurrent with the approval of the final
plans of a subdivision or land development and shall become a part
thereof.
(5)
At the time that a building permit is applied for, a review shall
be conducted by the Borough Engineer to ensure conformance with the
plan as approved. During the construction, further consultative technical
assistance will be furnished, if necessary, by the Borough Engineer
and the Bucks County Soil and Water Conservation District. During
this development phase, the Borough Engineer shall inspect the development
site and enforce compliance with the approved plans.
(6)
Permission for clearing and grading prior to the recording of the
plans may be obtained under temporary easements or other conditions
satisfactory to the Borough.
A.
Purpose. The traffic impact study will enable the Borough of Chalfont
to assess the impact of the proposed development on the transportation
system, both highways and public transportation, in the Borough. The
purpose of the impact study is to ensure that proposed developments
do not adversely affect the transportation network and to identify
any traffic problems associated with access between the site and the
existing transportation network. The study's purpose is also
to delineate solutions to potential problems and to present improvements
to be incorporated into the proposed development. The study shall
assist in the protection of air quality, conservation of energy and
encouragement of public transportation use.
B.
A traffic impact study shall be prepared by a qualified traffic engineer
and/or transportation planner with previous traffic study experience.
Procedures and standards for a traffic impact study are as set forth
herein. The applicant may provide funds to the Borough to enable the
Borough to hire a traffic engineer of its choice to conduct the study,
if this procedure is deemed appropriate and approved by the Borough.
C.
Applicability.
(1)
A traffic impact study shall be submitted as part of the preliminary
plan application for all zoning changes, subdivisions and land developments
that meet one or more of the following criteria:
(a)
Residential: 10 or more dwelling units or lots.
(b)
Commercial: a commercial building or buildings consisting of
15,000 square feet or more of gross floor space (total floor area
on all floors within the exterior walls of the building).
(c)
Office: a development consisting of 15,000 square feet or more
of gross floor space.
(d)
Industrial: any industrial development consisting of more than
five but less than 50 vehicle trips per day with site access onto
a Borough street.
(e)
Institutional: any medical, educational or institutional development
consisting of 15,000 square feet or more of gross floor area.
(f)
Other: all other uses that propose to generate 50 or more trips.
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NOTE: The number of trips shall be determined using the Institute
of Transportation Engineers' (ITE) Trip Generation, latest edition.
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(2)
The Borough of Chalfont Planning Commission, at its sole discretion,
may require any other subdivision, land development, zoning change,
special exception or conditional use application to be accompanied
by a traffic impact study; provided, however, that the Borough Manager
shall notify the applicant within 60 days following the Planning Commission's
first meeting to consider the proposal. Such notification shall specify
the reason for the requirement, citing the proposal's particular
location or existing problems or type of use. The Borough of Chalfont
Council, at its discretion, may waive the requirement for a traffic
impact study. If required by the Borough Council, the developer of
a land development shall provide emergency signal preemption for any
traffic signals located within or immediately adjacent to the development.
D.
LEVEL OF SERVICE
MAJOR INTERSECTION
PUBLIC TRANSPORTATION
STUDY AREA
TRIP GENERATION RATES
VOLUME/CAPACITY ANALYSIS
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Definitions. Engineering and traffic studies shall be prepared in
accordance with 67 Pa. Code Chapter 212. The following terms shall
have the meanings indicated:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
Level of service, as described in the 1985 Highway Capacity
Manual, indicates how well traffic moves on a particular highway facility
or through a specific intersection. There are six levels of servicing
ranging from "A" through "F." Level of service "A" indicates generally
free movement. Level of service "F" represents the maximum capacity
of the facility. Level "F" indicates congestion. Level of service
"C" is considered the design level of service representing a stable
traffic flow and a relatively satisfactory travel speed.
Any intersection where traffic generated by the proposal
will have significant impact on the operation of the intersection
and/or any other intersection involving an arterial road. Where doubt
exists, the transportation engineer shall seek guidance from the Borough
Council prior to the submission of the traffic impact study.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
Transportation service for the general public provided by
a common carrier of passengers generally on a regular-route basis
or a private operator offering service to the public.
This area will extend approximately 1/2 mile along the adjacent
roadways in all directions from all access points or the first major
intersection along these roadways. Where doubt exists, the traffic
engineer shall seek guidance from the Borough Council prior to the
submission of the traffic impact study.
The total count of trips to and from a study site per unit
of land use as measured by parameters such as dwelling units, acres,
etc. The Trip Generation Report–Seventh Edition, or as amended,
by the Institute of Transportation Engineers shall be referenced to
determine specific rates.
This procedure compares the volume of a roadway or intersection
approach to its capacity (maximum number of vehicles that can pass
a given point during a given time period). The procedures described
in the 1994 Highway Capacity Manual, Highway Research Board Special
Report 209, shall be followed.
This is a series of warrants which detail the minimum traffic
or pedestrian volumes or other criteria necessary for the installation
of a traffic signal. These warrants are contained in the Manual on
Uniform Traffic Control Devices for Streets and Highways, United States
Department of Transportation, Federal Highway Administration, 1988,
as amended, or the most recent version, whichever is later.
E.
General requirements and standards. A traffic impact study shall
contain the following information:
(1)
General site description. The site description shall include the
size, location, proposed land uses, construction staging and completion
date of the proposed subdivision or land development. If the development
is residential, types of dwelling units shall also be included. A
brief description of other major existing and proposed developments
within the study area shall be provided. The general site description
shall also include probable socioeconomic characteristics of potential
site users to the extent that they may affect the transportation needs
of the site (i.e., number of senior citizens).
(2)
Transportation facilities description. The description shall contain
a full documentation of the proposed internal and existing external
transportation system. This description shall include proposed internal
vehicular, bicycle and pedestrian circulation, all proposed ingress
and egress locations, all internal roadway widths and rights-of-way,
parking conditions, traffic channelization and any traffic signals
or other intersection control devices at all intersections within
the site. The report shall describe the entire external roadway system
within the study area and include discussion of existing design deficiencies
and potential safety hazards. Major intersections in the study area
shall be identified and sketched. All existing and proposed public
transportation services and facilities within a one-mile radius of
the site shall also be documented. The report shall include review
and discussion of all available accident reports within the study
area during the prior three years. All future highway improvements,
including proposed construction and traffic signalization, shall be
noted. The Four Year Regional Transportation Improvement Program maintained
by the Delaware Valley Regional Planning Commission shall be used
as a source of information when determining if any future roadway
improvements are scheduled for the adjacent road network. Any proposed
roadway improvements due to proposed surrounding developments shall
be recorded.
(3)
Existing traffic conditions. Existing traffic conditions shall be
measured and documented for all roadways and intersections in the
study area. Existing traffic volumes for average daily traffic, peak
highway hour(s) traffic and peak development-generated hour(s) and
documentation shall be included in the report. Traffic-count data
shall not be more than one year old. Traffic counts shall be taken
on a Tuesday, Wednesday or Thursday of a nonholiday week. Traffic
counts shall be collected during average volume conditions, during
fair weather and in consideration of any construction activities or
special events which may be taking place in the area. Additional counts
(conducted on a Saturday for a commercial development or residential
development in close proximity to the commercial district or tourist
attractions) may also be required in some cases. The Borough Council
shall make such determinations. Roadway characteristics shall be described
and illustrated. Features to be addressed shall include lane configurations,
geometry, signal timing, traffic control devices, posted speed limits
and sight distance limitations. Existing levels of service shall be
calculated for all intersections and turning movements within the
study area. This analysis will determine the adequacy of the existing
roadway system to adequately serve the existing traffic demand. Roadways,
signalized intersections or individual movements experiencing levels
of service below "C" and/or volume/capacity ratios greater than or
equal to 1.0 shall be noted as deficient. Unsignalized intersections
with levels of service below "D" shall also be noted. 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 using the current edition
of the Highway Capacity Manual methodology.
(4)
Transportation impact of the development. Estimation of vehicular
trips to result from the proposal shall be completed for the average
daily peak highway hour(s) and peak development-generated hour(s).
Vehicular trip generation rates to be used for this calculation shall
be obtained from Trip Generation: An Information Report, Seventh Edition,
Institute of Transportation Engineers, as amended. These development-generated
traffic volumes shall be provided for the inbound and outbound traffic
movements as estimated, and the reference source(s) methodology followed
shall be documented. All turning movements shall be calculated. These
generated volumes shall be distributed to the study area and assigned
to the existing roadways and intersections throughout the study area.
Documentation of all assumptions used in the distribution and assignment
phase shall be provided. Traffic volumes shall be assigned to individual
access points. If school crossings are to be used, pedestrian volumes
shall be assigned to each crossing. Any characteristics of the site
that will cause particular trip generation problems shall be noted.
F.
Analysis of transportation 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 (using a background
growth rate for the area from the Bucks County Planning Commission's
traffic count database or from the Delaware Valley Regional Planning
Commission's Highway Network Coverage Counts), 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. Level-of-service
calculations shall be completed for all major intersections. It is
usually at these locations that capacity is most restricted. All access
points and pedestrian crossings shall be examined as to the feasibility
of installing traffic signals. This evaluation shall compare the projected
traffic and pedestrian volumes to the warrants for traffic signal
installation.
G.
Conclusions and recommended improvements.
(1)
Levels of service for all roadways and intersections shall be listed.
All individual turning movements of 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:
(a)
Internal circulation design.
(b)
Site access location and design.
(c)
External roadway and intersection design/safety improvements.
(d)
Traffic signal installation and operation, including signal
timing and transit design improvements.
(e)
All physical roadway improvements shall be shown in sketches.
(2)
Existing and/or future public transportation service shall also be
addressed. A listing of all actions to be undertaken to increase present
public transportation usage and improve service, if applicable, shall
be included. An analysis based on the guidelines contained in the
Bucks County Transportation Study, Phase I Report, shall be undertaken
to indicate whether or not future public transportation service should
be provided to the development. The listing of recommended improvements
for both roadways and transit shall include, for each development,
the party responsible for the improvement, the cost and funding of
the improvement and the completion date for the improvement. The study
shall outline mitigation measures and demonstrate any changes to the
level of service achieved by these measures. Any alternatives or suggested
phasing of improvement shall be described. The mitigation measures
may include recommendations such as roadway widening, turning lanes,
deceleration lanes/tapers, changes to signalization, use of access
management techniques or a reduction in the proposed intensity of
the use. The responsibility and timing of all recommended roadway
improvements shall be described within the traffic impact study.
H.
Time of submission. The traffic impact study shall be submitted to
the Planning Commission with the preliminary plan submission. Revisions
to preliminary plans may constitute the need for resubmission of the
traffic impact study for the revised conditions. Improvement plans
shall not be submitted to PennDOT until after review by the Borough
Planning Commission and the Borough Council.
I.
Implementation. The Borough Council shall review the traffic impact
study to analyze its adequacy in solving any traffic problems that
will occur due to the land development or subdivision. The Borough
Council may determine that certain improvements on and/or adjacent
to the site and within the study area are necessary requirements for
land development or subdivision plan approval and may attach these
as conditions to the approval. If the Borough Council determines that
such additional improvements are necessary, the developer shall have
the opportunity to submit alternative improvement designs to obtain
plan approval.
J.
Emergency response organizations. The Borough shall submit all land
development plans proposing the construction of nonresidential buildings
or multifamily residential dwellings to the Fire Department, Central
Bucks Regional Police Department and any other emergency response
organization having jurisdiction within the area of the proposed development
for review and comment.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
All subdivisions and land development shall be laid out in such a
manner so as to preserve the healthy trees and shrubs on the site.
However, each tree having a caliper of six inches or more measured
six inches above the ground, if such tree is removed, shall be replaced
with deciduous trees approved by the Council which have a total caliper
equal to or greater than the tree removed. For example, if a tree
having a caliper of 12 inches measured six inches above the ground
is removed, it may be replaced with a single tree of twelve-inch caliper,
two trees of six-inch caliper, three trees of four-inch caliper or
any other combination of trees with a caliper of three inches minimum.
This requirement is in addition to any other planting required by
these regulations.
B.
No more than 50% of a forested area not associated with another environmentally
sensitive area resource shall be altered, regraded, cleared or built
upon. The remaining 50% shall be maintained as permanently preserved.
Wherever possible, subdividers shall preserve groves, waterways, scenic
points, historic spots and other community assets and landmarks. No
more than 20% of a forested area associated with another environmentally
sensitive resource shall be altered, regraded, cleared or built upon.
The remaining 80% shall be maintained as permanently preserved.
C.
Street tree requirement. Within any land development or subdivision,
street trees shall be planted along both sides of new streets and
along one or both sides of an existing street within the proposed
subdivision or land development where suitable street trees do not
exist.
(1)
Locations.
(a)
Street trees shall be planted outside of the street right-of-way,
on lots within two feet of the street right-of-way line. If there
is not adequate room along the right-of-way, street trees shall be
installed on other areas of the lots as determined by the Borough
Engineer.
(b)
At intersections, trees shall not be located within the clear
sight triangle.
(c)
On streets with overhead utility lines, large street trees shall
not be permitted. Small street trees may be permitted at least 15
feet from an overhead utility line.
(2)
Spacing.
(a)
Large street trees shall be planted at intervals of not more
than 60 feet and small street trees at intervals of not more than
40 feet.
(b)
Street trees shall not be planted opposite each other but shall
alternate.
(c)
An equivalent number of street trees may be planted in an informal
arrangement, subject to the approval of the Council.
(d)
Street trees shall be of nursery stock. They shall be of symmetrical
growth, free of insects, pests and disease, suitable for street use
and in conformity with the standards of the American Association of
Nurserymen.
D.
Plantings within street rights-of-way.
(1)
Any planting or landscaping materials located within a street right-of-way
shall be approved by the Borough Council.
(2)
Any such planting shall be appropriate to its location and function
and shall be of a species suitable to tolerate the stresses associated
with its particular location, including but not limited to exposure,
soil compaction, drought, heat, automobile pollution and road salts.
(3)
Such plantings shall not have a growth habit which would cause interference
with overhead utility lines.
(4)
Such plantings shall not have root systems which would cause interference
with or cause damage to underground utilities, pavement, sidewalks
or curbs.
E.
Parking area plantings.
(1)
Parking areas shall be landscaped with evergreen and deciduous trees,
shrubs, ground cover and mulch as determined to be appropriate or
necessary for each specific site by the Borough Council. Hardy ground
cover shall be used in place of grass wherever possible, with a mulch
of a type which will aid in controlling erosion and noxious weeds
and will generally preserve and enhance the quality and character
of the proposed landscape planting. In all parking area planting,
emphasis shall be put on simplicity of design and adequacy to meet
specific aesthetic, physical and safety needs as required by the Borough.
(2)
All parking areas shall have at least one tree of 1 1/2 inches'
minimum caliper for every five parking spaces in single bays and one
tree of 1 1/2 inches' caliper minimum for every 10 parking
spaces in double bays.
(3)
Trees shall be of nursery stock. They shall be of symmetrical growth,
free of insects, pests and disease, suitable for the intended use
and in conformity with the standards of the American Association of
Nurserymen.
(4)
Trees shall be planted in such a manner to afford maximum protection
from the sun for parked vehicles.
(5)
Plantings shall be able to survive soot and gas fumes.
(6)
Approved trees. Those tree species approved for street tree use may
be used in parking areas. Trees which have low-growing branches, gum
or moisture which may drop on vehicles, blossoms, thorns, seeds or
pods which may clog drainage facilities shall be avoided.
F.
Storm drainage and retention areas.
(1)
Drainage channels and retention areas. All storm drainage channels
and retention areas, whether existing or proposed, shall be graded
and planted to effectively naturalize area(s) so as to become an integral
and harmonious part of the landscape by contour and type of plant
material employed.
(2)
A suitable screening shall be provided around all detention basins. All fencing shall be at least 3 1/2 feet in height and shall be approved by the Borough Council. A vegetative screening around a detention basin shall be composed of evergreen trees and shrubs as found in § 370-37H.
(3)
All vegetative screening shall provide a barrier to prevent entrance
to the detention basin area. If shrubs are used, they shall be placed
in a continuous line so as to effectively grow together at maturity.
If trees are used, they shall be of five feet to six feet in height,
placed in a double, staggered row, 10 feet on center. Whatever materials
are used, they shall be placed sufficiently far back from the cut
or fill slope so as to allow ease in mowing. No trees shall be placed
on the detention basin berm.
(4)
Vegetative screening and other deciduous trees, such as willow trees,
may be placed in the detention basin area. The basin area shall contain
native plants and trees.
(5)
Topsoil. A minimum of six inches of topsoil material shall be placed
on all areas affected by the basin construction (bottom of basin,
side slopes, top of berm, etc.). The material must meet the requirements
of the Pennsylvania Department of Transportation Form 408 Specifications,
as amended.
G.
Interior landscaping. In addition to the above requirements, the
following plantings shall be required for all subdivisions and land
developments:
(1)
Interior landscaping for B1, B2, B3, B4 and B9 uses, as listed in Chapter 440, Zoning, shall include three street trees per dwelling.
(2)
Interior landscaping for B5, B6, B7 and B12 uses, as listed in Chapter 440, Zoning, shall include two street trees per dwelling.
H.
Landscaping performance standards.
(1)
Performance standards. For performance standards, see the Pennsylvania
Department of Transportation Form 408 Specifications, as amended.
(2)
Approved species.
(a)
Large street trees:
[1]
Acer rubrum, red maple.
[2]
Acer saccharum, sugar maple (may only be used when not subject
to salt spray).
[3]
Fraxinus pennsylvanica Marshall seedless, Marshall seedless
green ash.
[4]
Gleditsia triacanthos (inernmis), thornless honeylocust.
[5]
Nyssa sylvatica, black tupelo.
[6]
Phellodendron amurense, amur corktree.
[7]
Quercus borealis, northern red oak.
[8]
Quercus coccinea, scarlet oak.
[9]
Quercus phellos, willow oak.
[10]
Robinia pseudoacacia inermis, thornless black
locust.
[11]
Tilia cordata, European linden.
[12]
Zelkova serrata, Japanese zelkova.
(b)
Small street trees:
[1]
Acer campsite ginnala, amur maple.
[2]
Acer rubrum columnare, columnar red maple.
[3]
Acer saccharum columnare, columnar sugar maple (may only be
used when not subject to salt spray).
[4]
Cornus florida kousa, Korean dogwood.
[5]
Crataegus viridis winter king, winter king hawthorn.
[6]
Koelreuteria paniculata, golden rain tree.
[7]
Pyrus calleryana chanticleer or white spires, callery pear.
(d)
Shrubs:
(3)
Upon the approval of the Borough Council, other suitable species
may be utilized.
(4)
Minimum standards. The following are minimum sizes for plant material:
|
Type
|
Size
|
|---|---|
|
Street trees
|
3 inches to 3 1/2 inches' caliper at 6 inches above
grade
|
|
Evergreen trees
|
5 feet to 6 feet in height*
|
|
Deciduous shrubs
|
18 inches to 24 inches in height*
|
|
Evergreen shrubs
|
18 inches to 24 inches in height*
|
|
Evergreen shrubs, screens and buffers
|
2 1/2 feet to 3 feet in height*
|
|
NOTE:
| |
|
*
|
To meet standards as prescribed by the American Nursery Association.
|
(5)
Approved planting plan. All subdivisions and land developments must
have a planting plan approved before construction.
(6)
All grading, seeding, mulched beds and planting in all developments
must be installed and maintained by the owner and/or lessee in accordance
with approved landscape plans. Any planting that dies within two years
of planting due to improper maintenance or damage by accident must
be replaced within one year.
(7)
Planting after finished grading. Street trees and other required
plant material shall not be planted until the finished grading of
the subdivision or land development has been completed.
Figure 9: Proper Deciduous Tree Planting
|
I.
Topsoil. The permanent removal of topsoil from land within the Borough
shall be prohibited unless such removal is approved, in writing, by
the Borough Engineer. A minimum depth of six inches of topsoil must
be provided on all disturbed areas of land developments after grading
activities are completed.
Figure 10: Proper Evergreen Tree/Shrub Planting
|
J.
Tree protection standards. The following requirements are to be followed
in all areas where existing trees shall remain:
(1)
General requirements.
(a)
Grade changes and excavations shall not encroach upon the tree
protection zone (TPZ).
(b)
No toxic material, including petroleum-based and/or -derived
products, shall be stored within 100 feet of a tree protection zone.
(c)
The area within the tree protection zone shall not be built
upon, nor shall any materials be stored, temporarily or permanently,
within the TPZ. Vehicles and equipment shall not be parked in the
TPZ.
(d)
Where tree stumps are located within 100 feet of the TPZ, the
stumps shall be removed by means of a stump grinder to minimize the
effect on surrounding root systems.
(e)
Tree roots which must be severed shall be cut by a backhoe or
similar equipment aligned radially to the tree. This method reduces
the lateral movement of the roots during excavation, which could damage
the intertwined roots of adjacent trees if done by other methods.
(f)
Within four hours of any severance of the roots, all tree roots
that have been exposed and/or damaged shall be trimmed cleanly and
covered temporarily with moist peat moss, moist burlap or other moist
biodegradable material to keep the roots from drying out until permanent
cover is installed.
(g)
Sediment, retention and detention basins shall not discharge
into a TPZ.
(h)
Sediment, retention and detention basins shall not be located
within a TPZ.
(i)
Prior to construction or alteration of the site, the TPZ shall
be marked; where groups of trees exist, only the trees on the edge
need to be marked.
(j)
The TPZs shall conform to the approved development plans. Adjustments
in the field may be approved by the Borough Engineer.
(k)
All trees scheduled to remain shall be marked. Where groups
of trees are to remain, only the edge trees need to be marked.
(l)
A forty-eight-inch-high wooden snow fence with steel posts shall
be placed in the field along the boundary of the TPZ. The location
of the TPZ shall be inspected and approved by the Borough Engineer
prior to commencing of clearing or site alterations. The TPZ fencing
shall remain in place and shall be maintained until all work and construction
has been completed. Any protective fencing that is damaged shall be
replaced or repaired before further construction begins.
(m)
Trees to be removed shall not be felled, pushed or pulled into
a TPZ or into trees that are to remain.
(2)
Retaining walls.
(a)
Where the original grade cannot be retained at the TPZ line,
a retaining wall shall be constructed outside the TPZ.
(b)
The retaining wall shall be designed to comply with standards
recommended by the Borough Engineer for retaining walls.
(c)
In addition, the following methods shall be used to ensure survival
of the trees:
[1]
The top of the wall shall be four inches above the finished
grade line.
[2]
The wall shall be constructed of large stones, brick, building
tiles, concrete blocks or treated wood beams not less than six inches
in width. A means for drainage through the wall shall be provided
so that water will not accumulate on either side of the wall.
[3]
Any severed roots which result from excavation shall be trimmed
so that their edges are smooth and are cut back to the lateral root,
if exposed.
[4]
A layer of clean stone (sized 3/4 inch to one inch) shall be
placed one foot from the inner side of the wall to aid in drainage.
(3)
Trenching and tunneling. If there is no alternative to locate a utility
line through a TPZ, tunneling shall be used instead of trenching,
except where, in the opinion of the Borough Engineer or a municipal/consultant
arborist, survival of the tree would not be affected by either method.
The Borough Engineer or municipal/consultant arborist shall determine
the most appropriate location for the utility line. Trenches shall
be filled as soon as possible and tamped to avoid air spaces.
A.
Within any land development or subdivision, streetlights shall be
installed along new and existing streets as determined by the Engineer.
Proposed intersections with existing collector or arterial streets
shall have streetlights.
B.
All streetlights shall be Victorian as manufactured by Spring City
or HADCO or as approved by the Borough Council.
C.
Color-corrected lighting shall be required for all commercial and
industrial land developments, for all multifamily residential areas,
and at the discretion of the Council for all or portions of single-family
residential developments.
D.
When lighting is required, the owner shall install, or cause to be
installed, at the owner's expense, metal-pole streetlights serviced
by underground conduit, in accordance with a plan to be prepared by
the owner's engineer and approved by the Borough Engineer and
the Council.
Figure 11: HADCO Streetlight with Aluminum Alloy Pole
|
Figure 12: HADCO Luminaire VO22AT3BG150SE
|
E.
In residential areas, when lights are required by the Council, the
lighting system shall provide a minimum maintained average footcandle
level of 0.3 footcandle and a maximum maintained average footcandle
level of 1.0 footcandle.
F.
In commercial, industrial and office areas, the lighting system shall
provide a minimum illumination level of 1.0 minimum maintained average
footcandle and shall not exceed a maximum of 3.0 minimum maintained
footcandles.
G.
Spill light level off of the development boundary shall not exceed
0.2 footcandle. All lights shall be shielded from surrounding areas
and shall be shielded at angles above 72° from the vertical. The
maximum height of freestanding fixtures shall not exceed 16 feet.
H.
When lighting is to be provided under canopies, such as in gasoline
service stations or any other such uses, the maximum average maintained
footcandle level may be increased to 40 footcandles. This average
must be calculated over the entire area directly below the canopy.
In no area beyond the canopy may the footcandle level exceed the values
expressed above for the remainder of the parking area. In all cases,
under-canopy lighting must be recessed so that the lens of the lighting
fixture is flush with the level of the remainder of the canopy ceiling.
All under-canopy lighting shall be shielded above 72° from the
vertical.
I.
A lighting plan shall be provided which shows conformance with all
of the above details. The information on the lighting plan shall include
but not be limited to a detailed grid of illumination levels, a calculation
as to the average illumination levels, the height of the mounting
fixtures, including the underside of any canopies, details as to how
lighting will be recessed and required details of how lighting will
be shielded and the angle of the shielding and, when required, details
of any building- or canopy-mounted lighting.
A.
Purpose. This section is enacted for the purpose of the public dedication
of recreational land suitable for the use intended. The Borough of
Chalfont requires the construction of recreational facilities, payment
of fees in lieu thereof, private reservation of land, or a combination
thereof, for park or recreation purposes as a condition precedent
to final plan approval; or as the governing body selects and prefers
for all residential subdivisions and land developments of two dwelling
units or more and all nonresidential subdivisions and land developments
with a building area greater than 2,000 square feet.
B.
Objectives:
(1)
To ensure adequate recreational areas and facilities to serve future
residents of the Borough.
(2)
To maintain compliance with recreation standards as recommended by
the Borough of Chalfont Public Works Committee and the Borough of
Chalfont Council.
(3)
To minimize overuse of, and excessive demand for, existing recreational
areas and facilities by future residents.
(4)
To allow for orderly acquisition and development of recreational
areas to serve new residents.
(5)
To ensure that dedicated recreation land is suitable for the intended
use.
C.
General requirements. "Recreation land" shall be defined as usable
area that can be developed for playgrounds, tot lots, neighborhood
parks, or community parks for active or passive outdoor recreation.
All residential and nonresidential subdivision and land development
plans shall provide for suitable and adequate recreation land and/or
fees as set forth in this chapter in order to fulfill the following
purposes:
(1)
For all residential subdivisions and land developments of two or
more dwelling units, or for all nonresidential subdivisions and land
developments with 2,000 square feet or more of building area, recreational
facilities shall be provided by the developer.
(2)
Recreation facilities shall be constructed on recreation land within
detached clustered subdivisions and performance standard developments.
(3)
Recreation facilities shall be readily accessible to all development
residents or occupants or, in the case of recreation facilities 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 and parking facilities where deemed necessary by the Borough.
(4)
The configuration of recreation areas must be able to accommodate
recreation activities proposed by the subdivision and development
plans. Required minimum area shall not include narrow or irregular
pieces of land which are remnants from a subdivision and/or street
and parking areas.
(5)
Recreation areas shall not be traversed by utility easements unless
said utilities are placed underground and no part of them or their
supportive equipment protrudes above ground level.
(6)
Recreation areas shall be located such that the use of recreational
facilities will not be a nuisance to the residents of nearby dwelling
units. Adequate buffering/fencing, as determined by the Borough, shall
be constructed to separate recreational facilities from private properties.
(7)
The developer shall be required to improve the recreation land so
that it is usable for the intended activity, including necessary facilities
and equipment. Proposed improvements, including facilities and equipment,
shall be acceptable to the Borough of Chalfont.
(8)
The Borough of Chalfont may, but shall not be required to, accept
any portion(s) of the recreational land/facilities provided. Recreational
facilities not dedicated to or accepted by the Borough of Chalfont
shall be owned and maintained by a homeowners' association or
other method acceptable to the Borough.
(9)
Proposed recreation areas and facilities may be reviewed by the Borough
of Chalfont Public Works Committee and the Borough of Chalfont Planning
Commission pursuant to this chapter as deemed necessary by the Borough
Council.
D.
Minimum recreation facility requirements.
(1)
The following table lists facilities required by this section:
|
Total Number of Lots/Dwelling Units
|
Number of Playfields
|
Number of Tot Lots*
|
Number of Basketball or Tennis Courts
|
|---|---|---|---|
|
Nonresidential land development
|
**
|
**
|
**
|
|
2 to 19
|
**
|
**
|
**
|
|
20 to 49
|
1 and
|
1 and
|
0
|
|
50 to 99
|
2 and
|
2 and
|
0
|
|
100 to 149
|
3 and
|
3 and
|
1
|
|
150 to 199
|
4 and
|
4 and
|
2
|
|
200 to 249
|
5 and
|
5 and
|
2
|
|
250 to 299
|
6 and
|
6 and
|
3
|
|
300 to 349
|
7 and
|
7 and
|
3
|
|
350 to 400
|
8 and
|
8 and
|
4
|
|
NOTES:
| |
|
*
|
Where more than one tot lot is required, tot lots may be combined
to provide a larger structure with additional play events, when approved
by the Borough.
|
|
**
|
The type of recreational area required shall be determined by
the Borough after discussion with the applicant and the Public Works
Committee.
|
(2)
In addition, for subdivisions of over 250 lots/dwelling units, the
applicant shall install one swimming pool.
E.
Tot lot requirements. Use of tot lots shall be limited to daylight
hours only; no lighting shall be installed.
(1)
Low-maintenance play equipment and structures shall be included and
confined by a gated fence a minimum of three feet high. The gate shall
be self-closing and self-latching.
(2)
Tot lots shall include a coordinated commercial play structure with
a minimum of 10 play events designed to serve a minimum of 20 children
aged 12 and under. All equipment shall be installed over a resilient
safety surface and shall conform to safety guidelines established
by the International Play Equipment Manufacturers Association (IPEMA).
(3)
Sitting areas, including benches, shall be provided for the convenience
of persons supervising the children.
(4)
Shade trees shall be provided for sitting and play areas; gazebo
or picnic-type shelters may be used in addition to shade trees.
(5)
Where a tot lot is placed adjacent to a playfield, practical measures,
such as fencing and orientation of facilities, shall be used to reduce
hazards, especially from balls, frisbees or other flying objects.
(6)
Locations should be at convenient, centralized intervals, requiring
not longer than a 1,000-foot walk from any dwelling unit.
(7)
Minimum dimensional standards shall be as follows:
F.
Playfield requirements.
(1)
Playfields shall be used only during daylight hours; no lighting
shall be installed.
(2)
Playfields are intended for informal, neighborhood use. Playfields
shall not be used for formalized programs such as Little League baseball,
soccer or midget football unless located, designed and intended for
use by the entire community.
(3)
Playfields shall consist of a lawn area unobstructed by trees, shrubs,
benches, and other playground equipment. Trees and shrubs shall be
installed along the perimeter of a playfield to define its limits,
enhance its appearance, and filter noise generated by activities.
(4)
Playfields shall be gently sloped, not less than 1% or more than
2% grade, and shall be well-drained so that they are suitable for
use in good weather.
(5)
Playfields must be fenced, unless waived by the Borough.
(6)
Sitting areas must be provided along the perimeter, unless waived
by the Borough.
(7)
Locations shall be at convenient, centralized intervals.
G.
Basketball and tennis court requirements.
(1)
Courts shall be constructed in accordance with specifications approved
by the Borough Engineer and shall be oriented in a north-south direction.
(2)
Tennis courts shall be fenced around the entire perimeter with minimum
ten-foot-high fencing.
(3)
Basketball courts shall be fenced with a minimum six-foot-high fencing
when the edge of the pavement is less than 30 feet from an area with
a downward slope exceeding 8%.
(4)
Lighting, when approved by the Council, may be provided for nighttime
use of courts, so arranged that no glare affects abutting residences
or streets, on a demand-activated basis, until no later than 10:00
p.m. All lighting shall be shielded, and the spill light level off
the property shall not exceed 0.3 footcandle at the property line.
The light fixtures shall not be mounted in excess of 14 feet.
(5)
Locations shall be at convenient, centralized intervals.
(6)
Minimum dimensional standards shall be as follows:
(a)
Court areas shall be of standard size. (Basketball courts shall
be at least 50 feet by 84 feet with a minimum of five feet of clearance
on all sides; tennis courts shall be at least 36 feet by 78 feet with
12 feet of clearance on both sides and 21 feet of clearance on both
ends.)
H.
Swimming pool requirements.
(1)
The minimum pool surface area shall be 3,000 square feet (i.e., 40
feet by 75 feet).
(2)
A toddlers' pool shall be provided.
(3)
The pool shall be surrounded by a paved, nonslip surface a minimum
of eight feet wide.
(4)
Lawn area of not less than 4,000 square feet shall be provided around
the pool, at a slope not exceeding 6%.
(5)
A permanent building shall be provided for bathrooms and a lifeguard/supervisor
room.
(6)
The entire facility shall be surrounded by a minimum six-foot-high
fence with a lockable gate.
(8)
Lighting, when approved by the Council, may be provided for nighttime
use of pool, so arranged that no glare affects abutting residences
or streets, on a demand-activated basis, until no later than 10:00
p.m. All lighting shall be shielded, and the spill light level off
the property shall not exceed 0.3 footcandle at the property line.
The light fixtures shall not be mounted in excess of 14 feet.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
I.
Consolidation of facilities. Applicants are required to provide the
numbers and types of facilities as required in this section, spaced
for convenient access by the residents. However, applicants are encouraged
to consolidate several facilities in fewer locations to better serve
the residents' needs in the following possible ways:
(1)
By locating all required tennis or basketball courts in one area,
thereby restricting noise and light to one area, and precluding the
need to search the neighborhood for a free court.
(2)
By combining two 25,000-square-foot playfields into one 50,000-square-foot
area to permit larger fields for softball, football, soccer, or other
field sports while maintaining the neighborhood use character.
(3)
By creating one or more park-like facilities rather than simply several
sets of scattered facilities.
(4)
By locating some tot lots in combined areas while retaining others
on individual sites to guarantee short walking distances to tot lots.
J.
Recreation land dedication requirements.
(1)
All residential and nonresidential subdivision and land development
plan submissions to the Borough shall be required to provide for public
dedication of land suitable for park and/or recreation use in accordance
with the provisions of this chapter.
(2)
A minimum of 0.0272 acre or 1,185 square feet of suitable recreation land shall be provided per dwelling unit within all residential subdivision or land developments, and in accordance with this chapter, unless the applicant agrees to a fee in lieu of as outlined in § 370-39M. This requirement is based on the following: a goal of providing 10.5 acres of recreation land per 1,000 population in accordance with the standards of the National Recreation and Park Association and an average household size of 2.59 persons per household as determined by the United States Census of 2000. A minimum of 0.0272 acre, or 1,185 square feet, of suitable recreation land shall be provided per 2,000 square feet of building area for all nonresidential subdivisions and land developments, unless an applicant agrees to a fee in lieu of as outlined in § 370-39M.
(3)
This recreation land requirement shall in no way diminish the requirement for open space where an open space requirement is set by Chapter 440, Zoning.
(4)
The land dedicated to the Borough for park and recreation purposes
need not be a part of the land development or subdivision. It may
be located on a separate parcel of land within 0.5 mile of the development
site, provided that the Borough of Chalfont Council, in its sole discretion,
determines that the land so dedicated is appropriate for the particular
circumstances.
K.
Criteria for determining the location and suitability of recreation
areas.
(1)
The site(s) must be easily and safely accessible, have good ingress
and egress and have access to a public road.
(2)
The site(s) must have suitable topography for the development as
a particular type of recreation area.
(3)
The size and shape of the site(s) must be suitable for the development
as a recreation area.
(4)
The site(s) must meet the minimum size with respect to usable acreage as determined by the Public Works Committee of the Borough of Chalfont; and if the minimum dedication requirement is determined by the Public Works Committee to be unusable for recreational facilities due to the size or location of said land, the applicant shall then offer a fee in lieu of the dedication of the recreation land as outlined in § 370-39M.
(5)
Sites designated for recreation land shall not contain lands with natural resources that are to be permanently protected and undeveloped in accordance with § 440-19, Environmental performance standards, of Chapter 440, Zoning, stormwater detention facilities, or lands designated for any other purpose.
(6)
The recreational activities and/or facilities for which the area
is intended must be specified on the development plans and recorded
on the Mylars. The metes and bounds of the property must be shown
on the plan that is recorded.
(7)
Recreation areas shall not be traversed by utility easements unless
said utilities are placed underground and no part of them or their
supportive equipment protrudes above ground level.
(8)
The configuration of the recreation area must be able to accommodate
recreation activities proposed by the development plans. The required
areas shall not include narrow or irregular pieces which are remnants
from a subdivision and/or street and parking areas.
(9)
On-site improvements shall be commensurate with the adjacent on-site
development improvements, including but not limited to grading, curbs,
sidewalks and utilities.
(10)
Open space which is required to be set aside as part of a cluster
development, performance subdivision, or other use which requires
open space shall be provided in addition to the recreation land required
by this chapter. Where both open space and recreational land are required,
the requirements for mandatory dedication of recreation land shall
be met in addition to the requirements for open space.
L.
Ownership/dedication to Borough of recreation land.
(1)
The Borough of Chalfont Planning Commission and Public Works Committee
will provide recommendations on any proposed recreation land dedication
and any proposed assessment of recreation fees in lieu of land dedication.
(2)
If the Borough Council determines that recreation land dedication
would be in the public interest, such recreation land shall be owned
and maintained by an entity that the Borough Council determines is
acceptable to ensure proper long-term oversight and maintenance of
the land. This may be any of, but not limited to, the following, provided
that such entity agrees to accept such land for permanent recreation
purposes:
(a)
Retention by the owner of the development, if such dwelling
units are to be rented, subject to restrictions acceptable to the
Borough Solicitor, which shall ensure the perpetual dedication of
the land for recreational use.
(b)
Dedication to a formal homeowners' or condominium association,
with such agreement subject to approval of the Borough Council, after
review by the Borough. If any entity responsible for such recreation
land should dissolve or become inactive or decide that it no longer
wishes to be responsible for such land, it shall offer such land at
no cost to the Borough or to another entity that the Borough so designates
for continued use as recreation land.
(c)
Dedication to an established state, county or regional organization
acceptable to the Borough of Chalfont Council.
(d)
Dedication to the Borough of Chalfont.
(3)
If the Borough Council deems it to be in the public interest to accept
dedication of land for recreational purposes, such acceptance shall
be by adoption of a resolution of the Borough Council and acceptance
of a deed of dedication from the developer. Acceptance of dedication
of recreational land by the Borough shall occur following a formal
offer by the developer with title insurance and other information
and conditions as required by the Borough.
(4)
Recreation land shall include deed restrictions to permanently restrict
its use for recreation and to prohibit the construction of buildings
on the land, except building for noncommercial recreation or to support
maintenance of the land.
M.
Fee in lieu of dedication. Where, upon agreement with the applicant
or developer, it is determined that the dedication of all or any portion
of land area required for recreational purposes is not feasible because
of size, shape, location, access, topography or other features of
the land, or any need of the Borough, the Borough shall require the
applicant or developer to pay a fee in lieu of dedication of any such
land and to construct recreational facilities. The fee shall not apply
to any existing dwelling units involved in the subdivision or land
development.
(2)
Fees required under this section shall be paid prior to the recording
of the approved final plan or as determined by the Borough of Chalfont
Council. In the case of a phased development, fees shall be paid prior
to the recording of the approved final plan for each phase.
(3)
Limitations on use of fees.
(a)
Any recreation fees collected under this section shall be placed
within an interest-bearing recreation fee account which shall function
as a capital reserve fund and shall be accounted for separately from
other Borough funds.
(b)
All fees and interest within the recreation fee account shall
only be used for acquisition of recreation land; development of, maintenance
of, and capital improvement to public recreational facilities; landscaping
of recreation land; engineering; legal; planning; architecture; landscape
architecture; and the payment of debt directly resulting from such
expenditures.
