A.
The following standards and regulations shall be applied by the Borough
Planning Commission and Borough Council in evaluating plans for proposed
subdivision and land development. In addition, the Design Standards
in Appendix A,[1] and the standards set forth in Chapter 112 of the Borough Code, titled "Zoning," for the particular district in which the subdivision or land development is taking place shall also govern the layout of lots and/or design of buildings, parking lots and other facilities.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
B.
The standards and regulations set forth in this Article IV shall be considered minimum standards and requirements for the promotion of public health, safety and general welfare.
C.
[2]
Editor's Note: Said appendixes are included as attachments to this chapter.
A.
Land shall be suited to the purposes for which it is to be subdivided
or developed. Proposed land developments shall respect and be coordinated
with adjacent and nearby properties to assure that neighboring properties
are not adversely impacted.
B.
No land shall be developed unless all hazards to life, health or
property from flood, fire, environmental contaminants, and disease
shall have been eliminated or unless the plans for the development
shall provide adequate safeguards against such hazards.
C.
Low-lying lands which are swampy or are subject to periodic flooding and/or which are shown as Special Flood Hazard Areas (SFHA) on the Flood Insurance Rate Map (FIRM) or which are delineated as wetlands, as prescribed in § 97-34 of this chapter, shall not be platted for development or designated for such other uses as may involve danger to health, safety or the general welfare of the citizens, except in strict accordance with Chapter 112 of the Borough Code, titled "Zoning." Low-lying or swampy lands shall include those lands in soil classifications Chewacla (Ch), Wehadkee (We) and Worsham (WoA, WoB), as shown on the Soil Survey of Chester and Delaware Counties (Soil Conservation Service, United States Department of Agriculture, 1963 and any update thereto).
A.
The length, width and shape of blocks shall be determined with due
regard to:
(1)
Provision of adequate sites for buildings of the type proposed.
(2)
Topography.
(3)
Requirements for safe and convenient vehicular and pedestrian circulation,
under both normal and emergency conditions.
(4)
Extension of the alignment, orientation, and pattern of existing
Blocks.
(5)
Section 97.A.4. of Appendix A.[1]
[1]
Editor's Note; Appendix A is included as an attachment to this chapter.
B.
Blocks shall have a maximum length of 600 feet and a minimum length
of 300 feet.
A.
Minimum lot areas shall not be less than as required by Chapter 112 of the Borough Code, titled "Zoning," as it may be amended from time to time.
B.
All lots shall have frontage on and direct access to a street, existing
or proposed. Each lot shall have, in addition to the required minimum
width at the front lot line, sufficient free and complete access to
an existing street cartway or right-of-way to avoid the need to cross
any portion of another lot to reach such street.
C.
Side lot lines shall be at right angles to street lines.
D.
The Borough shall encourage flexibility in the siting of buildings
to take advantage of solar energy, and shall encourage innovative
design relative to solar energy.
E.
Where the subdivision application is for only a portion of a large tract, Borough Council shall review the proposed lot layout and design, access points and street system in relation to the conceptual design of the entire tract as required by § 97-43B(2)(b) below.
F.
House numbers shall be assigned to each lot by the Borough in conjunction
with the United States Postal Service and its established methods,
as well as the Chester County Department of Emergency Services.
G.
For any lot proposed to front on the curved portion of a street, the required minimum lot width at the building setback line, as specified in Chapter 112 of the Borough Code, titled "Zoning," shall be achievable at that point regardless of the existence of sufficient lot width at a point or points deeper on the lot.
A.
General requirements.
(1)
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by the
Borough, including recorded subdivision plans and the Official Map
of the Borough.
(2)
Proposed streets shall further conform to such Borough, county and
state road and highway plans as have been prepared, adopted and filed
as prescribed by law.
(3)
A grid or modified grid interconnected street pattern is required
to continue the character of the existing street system throughout
the Borough. Streets shall be logically related to the topography
so as to produce usable lots, reasonable grades, proper alignment
and drainage and adequate vision.
(4)
If lots resulting from original subdivision are large enough to permit
resubdivision or if a portion of the tract is not subdivided, adequate
street rights-of-way to serve further subdivision shall be provided
as necessary.
(5)
Where a subdivision or land development abuts or contains an existing
or proposed collector or arterial street, Borough Council shall require
dedication of additional rights-of-way to provide the minimum right-of-way
specified hereinafter, as well as rear service alleys, or such other
treatment as will provide protection for abutting properties, reduction
in the number of intersections with the major street and separation
of local and through traffic; provided, however, that deference to
the existing pattern of blocks and streets shall be demonstrated.
(6)
New half or partial streets shall not be permitted, except where
essential to reasonable development of a tract in conformance with
the other requirements and standards of this chapter and where, in
addition, dedication of the remaining part of the street has been
secured.
(7)
Wherever a tract to be developed borders an existing half or partial
street, the other part of the street shall be plotted within such
tract. Where new half or partial streets are proposed, the acceptance
of final plans shall be conditioned upon the provision of guaranties
assuring the construction or completion of such streets to Borough
standards.
(8)
Dead-end streets shall be prohibited.
(9)
Continuations of existing streets shall be known by the same name,
but names for other streets shall neither duplicate nor closely resemble
names of existing streets in the Borough, the postal districts of
West Chester or as listed in the West Chester Region Street Guide,
irrespective of the use of the suffix street, road, avenue, boulevard,
way, drive, etc. All street names shall be subject to review by the
Borough Manager and approval by United States Post Office, and the
Chester County Department of Emergency Services.
(10)
Where streets continue into adjoining municipalities, evidence
of compatibility of design, particularly with regard to street widths,
shall be submitted. The applicant shall coordinate such designs with
both municipalities to avoid abrupt changes in cartway width or in
improvements provided.
(11)
New streets shall be laid out to continue existing streets at equal or greater width, as regards both cartway and right-of-way, where such continuations are reasonable and practical. Minimum widths shall be as established in Subsection C below.
(12)
All entrances onto Borough streets and state roads shall require
an appropriate highway occupancy permit and shall be constructed to
Pennsylvania Department of Transportation specifications.
(13)
Borough Council may require the developer to make improvements
to existing abutting streets or roads as may be needed to provide
safe and convenient access to the proposed development and to accommodate
the increased traffic resulting from the development.
(14)
Streets shall also be designed in accordance with §§ 97.A.21.,
97.A.21.a., 97.A.21.b. of Appendix A.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
B.
(Reserved)
C.
Street width. All engineers designing streets pursuant to this subsection and the following Subsections D to I shall refer to Guidelines for Design of Local Roads and Streets, Publication 70, and to Highway Design Manual, Part 2 of Pennsylvania Department of Transportation, for standards pertaining to the road classification and design speed under consideration.
(1)
The minimum right-of-way and cartway widths for all new streets in
the Borough or sections of street undergoing improvement or abutting
tracts proposed for development, shall be as follows:
|
Type of Street
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
|---|---|---|
|
Major arterial
|
60
|
45
|
|
Minor arterial
|
50
|
25
|
|
Collector
|
50
|
12 per lane
|
|
Local, interior residential
|
50
|
12 per lane
|
|
Private
|
10 per lane
|
(3)
Rights-of-way of lesser width than prescribed in this subsection
shall not be permitted.
(4)
Subdivisions abutting existing streets shall provide, for dedication,
the minimum right-of-way widths for those streets in accordance with
the provisions of this subsection.
D.
Street alignment.
(1)
Whenever street lines are deflected in excess of 5°, connection
shall be made by horizontal curves.
(2)
To assure adequate sight distance, minimum center-line radii for
horizontal curves shall be as follows:
(3)
A tangent of at least 100 feet, measured at the center line, shall
be required between reverse curves.
E.
Street grades.
(1)
Center-line grades shall be not less than 1%.
(2)
Center-line grades shall not exceed 10% on local and interior residential
streets and on private streets. All other street grades shall not
exceed 7%.
(4)
At all intersections, a leveling area shall be provided having grades
not greater than 4° for a distance of 25 feet measured from the
nearest right-of-way line in the intersection street.
F.
Street intersections.
(1)
Right-angle intersections shall be used whenever practicable, especially
when local residential streets empty into collector or arterial streets.
There shall be no intersection angle of less than 60°, measured
at the center lines.
(2)
No more than two streets shall cross at the same point.
(3)
Streets entering from opposite sides of another street shall either
be directly across from each other or offset by at least 200 feet,
measured from center line to center line, except for traditional neighborhood
development streets where the offset may be reduced to one 150 feet.
(4)
A minimum paving radius of 25 feet shall be provided at all street
intersections, except for traditional neighborhood development streets
where the minimum paving radius may be reduced to 15 feet. Borough
Council may increase the required radii to 30 feet where it considers
such design advisable at intersections involving arterial or collector
streets.
(5)
All necessary street name signs and traffic control signs shall be
the responsibility of the applicant to provide and erect. The street
name signs shall be of the type existing in the neighborhood; all
such signs shall be subject to review by the Department of Public
Works and approval by Borough Council. Street signs shall be erected
before the Borough accepts dedication of the street and before the
issuance of any certificates of occupancy on that street.
(6)
Intersections shall be controlled by stop signs, except that one
through street may be designated for each intersection by traffic
signals.
(7)
Clear-sight triangles shall be provided at all street intersections.
Within such triangles, no vision-obstructing object shall be permitted
which obscures vision above the height of 30 inches and below 10 feet,
measured from the center-line grade of intersecting streets. Each
side of the sight triangle shall be a minimum of 75 feet, measured
from the point of intersection along each street center line.
(8)
In designing street intersections, the following sight distance dimensions
shall be used:
|
Posted Speed of Intersected Street
|
Sight Distance
(feet)
|
|---|---|
|
Stop condition (all streets)
|
75
|
|
25 mph
|
175
|
|
35 mph
|
300
|
|
45 mph
|
450
|
|
55 mph
|
600
|
|
NOTE: Measured from a point set back 15 feet from the intersected
pavement edge on the street controlled by a stop sign or signal.
|
(9)
Greater sight triangle dimensions imposed by Pennsylvania Department
of Transportation for intersections with the state highway system
shall supersede the above.
G.
Acceleration, deceleration and turning lanes.
(1)
Acceleration, deceleration and/or turning lanes may be required by
the Borough along existing and proposed streets whenever the Borough
Council feels such lanes are required to meet reasonable safety needs.
(2)
Deceleration lanes shall be designed to the following standards:
(a)
The lane shall have a minimum width of 10 feet or, in the case
of intersections with state highways, such width as is required by
the applicable regulations and standards of Pennsylvania Department
of Transportation.
(b)
The lane shall provide the full required lane width for the
entire length, which shall be measured from the center line of the
intersecting street. In addition, there shall be a seventy-five-foot
taper provided at the beginning of the lane so that traffic can leave
the main traveled lane smoothly.
(c)
The minimum lane length shall be as follows:
|
Design Speed of Street
(miles per Hour)
|
Minimum Deceleration Lane Length
(feet)
|
|---|---|
|
30
|
165
|
|
40
|
275
|
|
50
|
300
|
(3)
The design of acceleration lanes shall be as per the recommendation
of the Borough Engineer. At all intersections with arterial and collector
streets, paved tapers with a minimum length of 50 feet or a minimum
intersection radius of 50 feet shall be provided for right-hand turns.
H.
(Reserved)
I.
Street construction.
(1)
All materials entering into the construction of streets and the methods
of construction and drainage shall be in accordance with the applicable
requirements of the latest revision of the Pennsylvania Department
of Transportation Specifications, Publication 408.
(2)
Subgrade.
(a)
The area within the limits of the proposed road surface shall
be shaped to conform to the line, grade and cross section of the proposed
road.
(b)
All unsuitable subgrade materials shall be removed and replaced
with subbase material, as specified below.
(c)
Encroachment into wet or swampy areas shall be minimized; where
unavoidable, such areas shall be permanently drained and stabilized.
(d)
Fills shall be made with suitable materials and thoroughly compacted
for the full width in uniform layers not more than eight inches thick.
(e)
The subgrade shall be thoroughly compacted by rolling with a
minimum ten-ton roller.
(f)
Backfill of trenches within the cartway and curb area shall
be thoroughly compacted prior to application of the base course.
(3)
Subbase. Six inches of subbase shall be supplied and installed in
accordance with the latest edition of Section 350 of Pennsylvania
Department of Transportation Specifications, Publication 408.
(4)
Base course.
(a)
The base course shall be bituminous concrete base course (BCBC)
provided and installed in accordance with the latest edition of §
205 of the Pennsylvania Department of Transportation Specifications,
Publication 408. The minimum depth of BCBC shall be four inches in
all local or interior residential streets and all private streets
and six inches in all other Borough streets.
(b)
No material shall be placed on a wet or frozen subgrade.
(5)
Bituminous surface.
(a)
The surface shall be bituminous material ID-2A hot mix, with
two inches of binder course and 1 1/2 inches of wearing course.
ID-2A wearing and binder courses shall be provided and installed in
accordance with the latest edition of §§ 420 and 421
of Pennsylvania Department of Transportation Specifications, Publication
408.
(b)
The completed street surface shall have a uniform slope of 1/4
inch per foot from the edge to the center line.
(6)
Grading and shoulders.
(a)
Roadways shall be graded for not less than eight feet beyond
the curb of the proposed paving on each side. This grading shall be
provided to allow for sidewalks and planting strips.
(b)
Beyond the limits of this grading, banks shall be sloped to
prevent erosion, but this slope shall not have a ratio of more than
one foot vertical to three feet horizontal, with top of cuts rounded.
J.
Private streets.
(1)
Private streets may be permitted by the Borough Council under the
following circumstances:
(a)
There is a recorded agreement between the applicant and the
Borough and a notation in the deed to each lot abutting such street,
specifying that said street will not be offered to for dedication
and will not be accepted by the Borough unless constructed to Borough
standards then existing at the time of offer of dedication.
(b)
The design of private streets may vary from Borough standards
otherwise applicable to the construction of streets to be dedicated
to the Borough only with respect to width. Type of paving, grades,
sight distances, storm drainage facilities and other elements of street
design shall be in accordance with the standards contained in this
chapter. The width of a private street may be reduced to a minimum
cartway of 18 feet, provided that such street does not exceed 500
feet in length.
(c)
Lots fronting on private streets shall meet the requirements of Chapter 112 of the Borough Code, titled "Zoning," with regard to lot width and setbacks.
(d)
Stop signs, street name signs and any other signs, markings,
etc., indicating potentially hazardous road conditions shall be provided
by the developer or owner(s) of the private street and shall conform
to applicable Pennsylvania Department of Transportation or Borough
standards.
A.
Except where an off-street parking area or garage directly abuts
a street or alley, private driveways shall be provided for all residences
and construction shall be in accordance with the regulations of this
section in order to provide safe access to Borough and state roads,
to eliminate problems of stormwater runoff and to assure sufficient
area for and access to off-street parking.
B.
All driveways shall be paved with concrete or bituminous materials
from the edge of the street cartway to the right-of-way line of any
Borough, state or private road. The remainder of the driveway may
be constructed of any paved surface. As an alternative to concrete,
bituminous or brick paving, residential driveways or parking areas
with a required capacity of no more than two motor vehicles may be
filled and surfaced with stone aggregate and gravel.
(1)
Materials.
(a)
The base course shall be a minimum of six inches of crushed
stone conforming to Pennsylvania Department of Transportation specification
for 2A modified crushed stone.
(b)
The surface aggregate shall be no more than two inches of pea
gravel 3/8 inch or approved equivalent placed on one inch of limestone
screenings.
(c)
Geotextile fabric shall be a polypropylene nonwoven material
weighing approximately 4.5 ounces per square yard with a minimum tensile
strength of 90 pounds. As determined by the manufacturer, the fabric
shall be designed for use under driveways, sidewalks and parking areas.
(2)
Construction.
(a)
Area shall be excavated to a minimum depth of eight inches and
cleared of all debris.
(b)
Prior to filling, the excavated area shall be covered with geotextile
fabric with a minimum overlap of six inches or as recommended by the
manufacturer. The fabric shall also cover all sides of the excavated
area.
(c)
The base course shall be placed in two applications of 2A modified
crushed stone aggregate to a compacted depth of six inches. Each application
shall be evenly spread and rolled with a ten-ton roller or by an approved
equivalent means to create an even smooth surface. Inaccessible areas
shall be compacted by a hand vibratory compactor.
(d)
The surface course shall be placed on one inch of compacted
limestone screenings and rolled or compacted the same as the base
course to create an even smooth surface.
C.
The edge of any driveway opening onto a street shall be at least
40 feet from the nearest end of the paving radius at a street intersection.
D.
The slope of a driveway within that portion of the driveway required
to be paved shall not exceed 5%. The slope of any portion of the driveway
within 100 feet of the street right-of-way line shall not exceed 14%.
E.
All driveways shall intersect streets at right angles, unless clearly
impracticable, and in no case shall the angle of intersection be less
than 75°. The angle of intersection is the acute angle made by
the intersection of the center line of the driveway with the center
line of the street.
F.
For any driveway serving a single-family dwelling unit, the width
within the legal right-of-way of a street or when carried by a bridge
shall be a minimum of 10 feet; it shall be a minimum of eight feet
at all other points within the property line.
G.
A common driveway, as defined by this chapter, shall be of sufficient width, in the opinion of the Borough Engineer, to provide safe passage of two vehicles or shall have a sufficient number of pullover areas to provide safe passage of two vehicles. Stipulations for the repair and maintenance of a common driveway shall be those as prescribed for private streets by § 97-15B(3) of this chapter.
H.
Driveway entrances into all nonresidential single-use properties
shall be not less than 18 feet in width, shall not exceed 30 feet
in width at the street line, unless provided with a median divider,
and shall be clearly defined by use of curbing. The curbs of these
driveway entrances shall be rounded with a minimum radius of five
feet where they intersect a street.
I.
The sight distance at the intersection of a proposed driveway with any state, Borough or private street shall be maintained as specified in § 97-27F of this chapter. Whenever a portion of the line of any clear-sight triangle occurs within any proposed building setback line, such portion shall be shown on the final plan of the subdivision or land development and shall be considered a building setback line.
J.
Driveways shall be graded so that, wherever possible, surface drainage
will be discharged to the owner's property; otherwise, adequately
sized pipes, inlets and/or headwalls shall be installed and gutter
improvements shall be made to direct surface drainage into the street
drainage system and not onto the paving of the intersecting street.
K.
Curb cuts shall be in accordance with § 97.A.9. of Appendix
A, Design Standards.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
A.
General.
(1)
No parking area shall be used for any use that interferes with its
availability for the parking need that it is required to serve.
(2)
Continuing character of obligation. All required parking facilities
shall be provided and maintained so long as the use exists for which
the facilities were designed to serve.
(3)
All parking areas and accessways shall be built and maintained to
provide safe and orderly access at all times from a street, alley
or other approved accessway.
(4)
Every parking area shall be designed so that its use does not constitute
a nuisance, hazard or impediment to traffic.
(5)
All dead-end parking lots shall be designed to provide sufficient
backup area and turning radii for the end stalls of the parking area.
(6)
Parking areas shall provide continuous circulation throughout the
site, and avoid dead-end driveways and turn around spaces whenever
possible.
(7)
Required parking and loading areas shall be used exclusively for
the parking and loading of vehicles, and not be used for the sale,
lease, display, repair, or storage of vehicles, trailers, boats, campers,
mobile homes, merchandise, or other equipment.
(8)
Sidewalks shall be provided in all off-street parking lots to allow
for safe pedestrian movement between and to buildings, parking lots,
adjacent properties, and along streets.
(a)
Sidewalks shall be provided along the full length of a building,
along any building facade adjacent to a parking area or drive aisle.
(b)
Sidewalks internal to an off-street parking lot may be constructed perpendicular to parking bays, or may be located within a planting median, as illustrated and described in Appendix A, Article IV Design Standards.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(d)
An Americans with Disabilities Act (ADA) accessible pedestrian
path of travel between the main building entrance and the public sidewalk
shall be provided.
(9)
Accessible parking shall be required for all new off-street parking
lots, and in existing lots when alterations, structural repairs, or
additions are made. Accessible parking spaces shall be designed in
accordance with the Americans with Disabilities Act, comply with the
International Building Code and ICC/ANSI A117.1, and include the following:
(a)
Accessible parking spaces serving a building shall be located
on the shortest accessible route of travel from adjacent parking to
an accessible structure. In parking facilities not serving a building,
accessible parking shall be located on the shortest accessible route
of travel to an accessible pedestrian entrance of the parking facility.
(10)
The design of an access driveway to parking areas should consider: line of sight; offset to adjacent and opposing driveways; and proximity to nearby intersections, and comply with § 97-27.1.
(11)
Parking space requirements shall be in compliance with Chapter 112 of the Borough Code, titled "Zoning."
(12)
All privately owned parking areas, including signs and pavement
marking, shall be maintained by the owner in good condition, free
of such items as weeds, dust, trash, snow, ice, and debris.
B.
Location: off-street parking; on-street parking; interconnected parking;
shared parking; stacked parking.
(1)
Off-street parking.
(a)
All off-street parking areas which have three or more parking
spaces shall be designed in compliance with the following regulations:
[1]
Such parking areas shall be designed so that each motor vehicle
may proceed to and from the parking space provided for it without
requiring any other motor vehicle to be moved, except in the case
of a single-family detached dwelling, or stacked parking as permitted
herein.
[2]
Such parking areas shall not be built or maintained to permit
parked vehicles to back into a public street in order to leave a parking
space, except in the case of a single-family detached or single-family
attached dwelling.
[3]
Such parking area shall be graded to provide positive drainage
which does not create a hazard by permitting excessive stormwater
flow across streets or alleys or onto adjoining properties.
[4]
Such parking area shall be paved with asphalt, bituminous concrete,
concrete, brick or other similar unit paver.
[5]
All paving shall be placed on a minimum of six inches of crushed
stone base (PA-2A or approved equal) which shall be placed on one
inch of limestone screenings.
[6]
All such parking areas shall be line-striped with white or yellow
line-stripe paint.
[7]
Such parking area shall be physically separated from any street by a raised-concrete or other approved curb, per § 97-29, except in locations of an access driveway.
[8]
Such parking area shall have direct access to an aisle or driveway,
and shall have vehicular access to a street so designed to minimize
interference with pedestrian and traffic movement.
[9]
Such parking area which includes more than 200 parking spaces
shall be divided into parking areas of no more than 100 vehicles.
The parking areas shall be bounded by a street, building, planting
median or internal street.
(b)
Off-street angled parking shall be oriented with the flow of
vehicular traffic, and shall not conflict with traffic circulation
within the parking area.
(c)
Whenever new development or redevelopment is proposed, and an
existing off-street parking lot is located along the frontage of a
street in the TC District, a low brick wall and/or pier-fence-hedge
combination shall be used to screen such parking.
(d)
Parking areas shall not be located within any front yard areas, except in the Industrial District, where parking in the front yard may be permitted in accordance with Chapter 112 of the Borough Code, titled "Zoning."
(e)
Off-street parking lots shall not be located in front yards for any new development or redevelopment project in the TC, CS, IS, and MU Districts. Instead, off-street parking lots for new development or redevelopment projects in the TC, CS, IS, and MU Districts shall be located in rear yards. If, because of a wide lot or a constraining topographic or hydrologic feature in a rear yard, off-street parking is proposed with street frontage or in a side yard, then a low brick wall and/or pier-fence-hedge combination shall be used to screen such parking in accordance with Appendix A, Article IV Design Standards.[2]
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
(f)
Parking areas in nonresidential districts shall be located in
accordance with the table below:
|
Yards
| ||||
|---|---|---|---|---|
|
Zoning District
|
Front
|
Side
(Interior)
|
Side (Exterior) Corner Lot
|
Rear
|
|
TC
|
Not Permitted4
|
Permitted with screening2
|
Not Permitted
|
Permitted with screening2
|
|
CS
|
Not Permitted4
|
Permitted with screening2
|
Permitted with Street Wall1
|
Permitted with screening2
|
|
ID
|
Permitted3
|
Permitted with screening
|
Permitted with screening2
|
Permitted with screening2
|
|
IS
|
Not Permitted4
|
Permitted with screening2
|
Permitted with screening2
|
Permitted with screening2
|
|
MU
|
Not Permitted4
|
Permitted with screening2
|
Permitted with screening2
|
Permitted with screening2
|
|
1
| |
|
2
|
See § 97-28D(1) pertaining to landscaping and screening.
|
|
3
|
Parking in front yard areas in the ID District shall be permitted in accordance with § 97-28B(1)(i).
|
|
4
|
A street wall may be created in accordance with § 97-28B(1)(i).
|
(g)
Off-street parking in nonresidential districts shall be screened in accordance with the standards in § 97-28D(1).
(h)
Parking areas in residential districts for attached single-family
dwellings of 10 units or greater, and multifamily dwellings of 10
units or greater, shall be located in the rear and/or off alleys to
the maximum extent possible.
(i)
Off-street parking lots in residential districts shall be located off alleys to the maximum extent possible, and shall comply with the standards set forth for off-street parking included herein. Off-street parking lots in residential districts are only permitted in the front yard with a street wall if there is no possibility to fit such parking in the rear of the lot, per § 97-28(3) and (4), and permitted in the side yards (interior and exterior) and rear yard per the screening standards in § 97-28D(1).
(j)
Such parking areas shall be designed in accordance with the standards set forth in Appendix A, Article IV Design Standards.[3]
[3]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2)
On-street parking.
(a)
On-street parking areas shall be clearly depicted on a land
development plan. Such parking areas shall not conflict with any turning
movements off the cartway or obstruct access to any street, driveway,
sidewalk, crosswalk, other accessway, or fire hydrant.
(b)
On-street and off-street angled parking shall be oriented with
the flow of traffic, and shall not conflict with vehicular traffic
movement.
(c)
On-street parking shall be designed in accordance with the standards set forth in Appendix A, Article IV Design Standards.[4]
[4]
Editor's Note: Appendix A is included as an attachment to this chapter.
(3)
Interconnected parking.
(a)
Interconnected parking areas shall be designed to allow for
logical interconnections to abutting properties. All parking areas
located within 50 feet of a common property line in a nonresidential
zoning district shall be interconnected to adjacent lots in a nonresidential
zoning district, consistent with the following requirements:
(b)
For each nonresidential use, the applicant shall provide an
access easement for proposed parking areas and driveways guaranteeing
access to all abutting lots that are within a nonresidential zoning
district where such easements enhance traffic circulation and connectivity.
This easement shall provide for the construction of the interconnection
between the development's proposed parking area and any parking area
on adjacent lots.
(c)
When an access easement has been provided on an adjacent lot
in accordance with this section, the development shall directly connect
the parking areas via a driveway or street.
(d)
Access easements shall logically connect to internal streets.
(e)
Access easements and maintenance agreements or other suitable
legal mechanism shall be provided for common parking areas or driveways
of each nonresidential use, in a form acceptable to the Borough Solicitor.
(4)
Shared parking.
(a)
Shared parking may be utilized where two or more adjacent nonresidential
uses have distinct and differing peak parking usage periods.
(b)
A reduction in the required number of parking spaces may be
approved by the Borough based on the findings and recommendations
of a traffic consultant or other qualified parking professional. The
maximum reduction may be up to the number of parking spaces required
for the least intensive use.
(5)
Stacked parking.
[Amended 9-18-2024 by Ord. No. 04-2024]
(a)
Stacked parking shall be limited to a maximum of two cars in
depth and no less than nine feet wide and 36 feet long. Access aisle
widths for stacked parking shall be the width used for standard parking
stalls. Accessible parking spaces shall not be used in a stacked parking
configuration.
(b)
Stacked parking shall be permitted only for nonresidential uses,
single-family detached dwellings and single-family attached dwellings
as set forth hereinbelow.
(c)
Stacked parking for single-family detached dwelling units shall
be confined to designated driveways and shall not interfere with pedestrian
circulation on sidewalks.
(d)
Stacked parking for single-family attached dwelling units shall
be limited to dwellings where the garage for the exclusive use of
that unit is located directly below the dwelling unit and the parking
spaces adjacent to the garage are for the exclusive use of the dwelling
unit above. Stacked parking spaces shall not be counted toward the
required number of guest/visitor parking spaces.
(e)
Stacked parking for nonresidential uses shall be reserved for
use by employees and shall be designated for employee parking through
the use of signage or pavement marking. At least 50% of the required
spaces shall be standard spaces (nonstacked) that are available for
the use of visitors.
(f)
Stacked parking shall not block sidewalks.
C.
Dimensions.
(1)
Except as otherwise provided in this § 97-28, the minimum size for individual parking spaces, excluding accessways for vehicles, shall be nine feet by 18 feet in size. Parking spaces in public parking garages, which are permitted as governmental uses or municipal uses in the Town Center District, may be eight feet by 18 feet. For parking areas with three or more parking spaces, the minimum dimensions in the following table and diagrams shall apply:
|
Angle of Parking (x°)
|
Stall Width (a)
|
Stall Depth (b)
|
Aisle Width (c)
|
Skew Stall Width (d)
|
Module Width (e)
| |
|---|---|---|---|---|---|---|
|
1-way
|
2-way
| |||||
|
90°
|
9 feet
|
18 feet
|
22 feet
|
24 feet
|
—
|
58 feet/60 feet
|
|
60°
|
9 feet
|
17 feet
|
18 feet
|
22 feet
|
10 feet, 5 inches
|
52 feet/56 feet
|
|
45°
|
9 feet
|
19 feet, 1 inch
|
15 feet
|
20 feet
|
12 feet, 9 inches
|
53 feet, 2 inches/58 feet, 2 inches
|
|
30°
|
9 feet
|
16 feet, 10 inches
|
12 feet
|
20 feet
|
18 feet
|
45 feet, 8 inches/53 feet, 8 inches
|
|
Parallel
|
7 feet
|
22 feet
|
12 feet
|
20 feet'
|
—
|
28 feet/36 feet
|
 |
 Parallel Parking Layout
|
(3)
For the purpose of servicing any property held under single and separate
ownership, entrance and exit drives crossing the lot line along a
street shall be limited to two along the frontage of any single street,
and their center lines shall be placed at least 80 feet apart. On
all corner properties, such drives shall be spaced a minimum of 60
feet, measured at the curbline, between the center line of any entrance
or exit drive and the street line of the street parallel to said access
drive.
(4)
Off-street parking lot layouts shall be designed in accordance with the standards set forth in Appendix A, Article IV Design Standards.[5]
[5]
Editor's Note: Appendix A is included as an attachment to this chapter.
(5)
Parking structures shall be designed in accordance with the following:
(a)
Maximum grade of parking floors: covered, 6%; uncovered, 5%.
(b)
Maximum grade of ramps: covered, 15%; uncovered, 12%.
(c)
Minimum elevators on multilevel facilities: one for each 200
parking spaces.
(d)
Number and location of ingress/egress lanes: to be determined
based upon traffic analysis.
(e)
Minimum ramp and aisle width and other design requirements shall
be designed in accordance with other off-street parking areas per
this section.
(f)
Minimum vertical clearance of eight feet to two inches for access
to all accessible parking spaces.
(6)
Wheel stops shall be four to six feet in length and four inches in
height.
(7)
Sidewalks and crosswalks shall be a minimum at five in width.
D.
Landscaping and lighting.
(2)
Lighting.
(a)
All artificial lighting used to illuminate any parking space
or spaces shall be so arranged and shielded that no direct lighting
shall produce glare on any neighboring property. The angle for any
such lighting shall not exceed 30° from the source to the ground.
(b)
Off-street parking areas, main entrances and exits which are
open to the public shall be lighted to a maximum average of two foot
candles at an elevation of three feet above the surface.
(c)
The type and scale of luminaires shall be coordinated with pedestrian walkways, parking spaces, building and site entrances, and other parking area features, and in accordance with Appendix A, Article IV Design Standards.[6]
[6]
Editor's Note: Appendix A is included as an attachment to this chapter.
(d)
All parking areas and circulation routes shall be well lit to
ensure safety.
(e)
All lighting shall promote a dark sky effect with lighting pointing
down.
(3)
Street walls shall be implemented in order to create a visual screen to existing off-street parking areas, and proposed off-street parking areas, per Appendix A, Article IV Design Standards.[7]
[7]
Editor's Note: Appendix A is included as an attachment to this chapter.
E.
Infrastructure.
(1)
Materials.
(a)
Off-street parking areas shall be paved with asphalt, bituminous
concrete, concrete, brick or other approved similar unit paver.
(b)
All paving shall be placed on a minimum of six inches of crushed
stone base (A-2A or approved equal).
(c)
Off-street parking areas shall be line-striped with white or
yellow line-stripe paint.
(d)
Painted lines and arrows shall be provided and maintained to
control parking when necessary to direct vehicular circulation.
(2)
Parking area grades shall be a minimum grade of 1% slope to ensure
proper drainage, and a maximum grade of 5% slope.
(3)
Commercial and multifamily residential driveways serving parking
lots with five or more spaces shall not exceed 8% grade. Crown or
cross-slopes of driveways shall be 2% except the minimum cross-slope
may be 1% and the maximum cross-slope may be 5% where physical conditions
do not warrant or allow 2%. The angle of departure and angle of approach
of driveways shall not exceed 4%.
(4)
Driveway grades shall conform to the street cross-slope within the
traveled way and parking lanes of the ultimate section of the street.
Within the right-of-way, driveway grades shall conform to sidewalk
grades, when sidewalks are provided.
(5)
The length of the parking space and use of wheel stops shall be implemented
in a manner that assures vehicle overhang will avoid contact with
abutting objects such as landscaping, irrigation, or walls and vehicle
intrusion on pathways.
(6)
If a wheel stop with overhang area is installed in a parking area,
the distance from the front end of the space to the rear of the wheel
stop shall be three feet. It shall be placed to avoid bumper overhang
beyond the designated parking space and to avoid creating a safety
hazard for pedestrians.
(7)
Parking areas with more than one row of parking spaces shall have
directional signs or surface painted directional markers to guide
traffic.
(8)
Property owners shall manage all stormwater within the lot lines
of the property to be improved/developed.
(9)
The installation of stormwater storage/infiltration facilities such as infiltration beds, bioretention, vegetated swales, and permeable pavement shall be in accordance with Appendix A, Article IV Design Standards.[8]
[8]
Editor's Note: Appendix A is included as an attachment to this chapter.
F.
Electric
vehicles.
[Added 2-21-2024 by Ord. No. 01-2024]
(1)
Electric vehicle make-ready requirements.
(a)
For any new nonresidential development or redevelopment, the
installation of a new main electrical switchgear or the replacement
of an existing electrical switchgear shall provide sufficient space
and capacity to support the operation of Level 2 EVCS for at least
10%, or at least one of the parking spaces, whichever is larger, with
a dedicated branch circuit and overcurrent protection for each EVCS,
with a raceway terminating in close proximity to vehicle parking.
(b)
For any development proposing new multifamily dwellings or the
redevelopment of existing multifamily dwellings, the installation
of a new main electrical switchgear, or the replacement of an existing
electrical switchgear, shall provide sufficient space and capacity
to support the operation of Level 2 EVCS for at least 20%, or at least
one of the parking spaces, whichever is larger, with a dedicated branch
circuit and overcurrent protection for each EVCS, with a raceway terminating
in close proximity to vehicle parking.
(c)
For developments that propose the construction of single-family
dwellings, such dwellings or their garages shall be constructed to
provide a dedicated branch circuit and overcurrent protection to accommodate
a future Level 2 EVCS installation, with a wired receptacle and raceway
terminating within close proximity to vehicle parking.
(d)
For developments with both residential and nonresidential uses,
EV make-ready standards shall be calculated based on the proportional
number of parking spaces allocated to each use.
(2)
Electric vehicle charging station installation requirements.
(a)
For any new nonresidential development or redevelopment with
more than 10 parking spaces, at least 5% of the parking spaces, and
no less than one, shall be EVPS served by a Level 2 or Level 3 EVCS
connection. Nonresidential properties with less than 10 parking spaces
are exempt from EVCS installation requirements.
(b)
For any development proposing a new multifamily dwelling or
the redevelopment of an existing multifamily dwelling, at least 5%
of the parking spaces, and no less than one, shall be EVPS served
by a Level 2 or Level 3 EVCS connection.
(c)
For developments with both residential and nonresidential uses,
EV charging and capacity requirements shall be calculated based on
the proportional number of parking spaces allocated to each use.
(3)
Electric vehicle charging station and site standards.
(a)
Installation of EVCS shall meet the requirements of all applicable
state and local codes, permit requirements, and ordinances.
(b)
Construction documents shall indicate the raceway termination
point and proposed location of future EVPS, provide information on
amperage of future EVCS, raceways, wiring schematics and electrical
load calculations to verify that the electrical panel service capacity
and electrical system comply with the requirements of this chapter.
(c)
The ratio of EVPS that shall be handicap-accessible shall be
the same as the ratio of handicap-accessible parking spaces to the
total number of parking spaces, with a minimum of one EVPS being handicap-accessible.
(d)
EVCS cords shall be retractable and/or have a place to hang
the cord and connector sufficiently above the pedestrian surface.
Any cords connecting the charger to a vehicle shall be configured
so that they do not cross a driveway, sidewalk, or passenger unloading
area.
(e)
EVCS outlets and connectors shall be mounted to comply with
all relevant Americans with Disabilities Act (ADA)[9] requirements. Where EVCS equipment is provided within
an adjacent pedestrian circulation area, such as a sidewalk or accessible
route to the building entrance, the charging equipment must be located
so as not to interfere with accessibility requirements.
[9]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(f)
EVCS pedestals shall be designed to minimize potential damage
by accidents and vandalism and to be safe for use in inclement weather.
(g)
EVCS shall be protected from vehicle impacts by curbs, wheel
stops, bollards or other physical barriers. The EVCS shall be offset
a minimum of 24 inches clear from the physical barrier.
(h)
EVCS at nonresidential properties shall be accessible and available
for use by tenants and lawful occupants of the property.
(i)
Any EVCS shall be marked with a sign and/or paint indicating
that its use is reserved for EVs.
(k)
Appropriate site lighting shall be provided wherever an EVCS
is installed unless the parking area is limited to daytime use only.
A.
Curbs shall be installed on all streets. Curbs shall be constructed in accordance with the requirements of Chapter 95, Streets and Sidewalks, § 95-12, Construction requirements for curbing, of the Code of the Borough of West Chester. Any other aspects of construction, as deemed applicable by the Borough, shall be in compliance with the latest edition of § 30 of Pennsylvania Department of Transportation Specifications, Publication 408.
B.
Curbs shall also be designed in accordance with § 97.A.8. of
the Appendix A, Design Standards.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
A.
Streetlights shall be provided as part of any subdivision or land
development. All wiring and power transmission lines in support of
streetlighting shall be placed underground.
B.
The style, type and manufacturer of streetlights shall be subject
to the approval of the Borough. Further, the design and construction
of streetlights shall be in compliance with all relevant standards
of the provider of electricity.
C.
Street lights shall also be designed in accordance with § 97.A.23.
of Appendix A, Design Standards.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
D.
All applicants shall promote a dark sky lighting effect through the
installation and maintenance of light fixtures with lights pointing
down, and lighting that is shielded to prevent lighting pointing up.
A.
Sidewalks shall be required on both sides of all public or private
streets and shall be installed and/or upgraded by the applicant along
the street frontage of his property where sidewalks do not exist or
are not in compliance with Borough standards.
B.
Sidewalk construction and maintenance shall be in accordance with the applicable provisions of Chapter 95, Streets and Sidewalks, Article II, Sidewalk and Curb Construction Specifications, of the Code of the Borough of West Chester. At driveway crossings, the minimum four-inch thickness of the sidewalk shall be increased to a minimum of six inches with reinforcement.
C.
Sidewalks shall have minimum width of 4 1/2 feet in residential
zoning districts and five feet in nonresidential zoning districts,
and shall connect to existing sidewalks on adjacent properties.
D.
Brick sidewalks shall be constructed to replace any brick sidewalk
that has been removed or disturbed. Brick sidewalks shall be installed
and maintained in the TC-Town Center and HARB Districts.
E.
No new asphalt driveway shall be installed to cover or replace a
concrete and/or brick sidewalk.
F.
Sidewalks shall also be designed in accordance with § 97.A.20.
of the Appendix A, Design Standards.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
A.
Any street tree to be installed shall have a minimum caliper of three
to 3 1/2 inches and a minimum height of 12 feet at installation.
B.
Street trees shall be designed and installed and maintained in accordance
with § 97.A.24. of the Design Standards of Appendix A, as
well as Appendix B,[1] whereby all required street trees shall be selected from
the list of species approved by the West Chester Borough Tree Commission
and the West Chester Borough Arborist.
[Amended 12-17-2019 by Ord. No. 20-2019]
[1]
Editor's Note: Said appendixes are included as attachments to this chapter.
A.
All required landscaped areas shall be installed and maintained in
accordance with a landscaping plan approved by the Borough Council.
The required landscaping plan shall depict all proposed plantings
required to create a green area, and/or a buffer planting strip, and/or
a pedestrian gathering area, and to complement, screen or enhance
buildings, streets, parking areas, sidewalks, walkways, sitting areas,
service or maintenance areas or structures, courtyards, and other
site features and structures.
B.
All required landscaping plans shall be prepared by a landscape architect
and shall be submitted at the time when all other required applications
and/or plans are submitted. Landscaping plans shall demonstrate:
(1)
Functional and aesthetic criteria related to the tract or lot and
to the principal and accessory buildings and other structures.
(2)
Effective screening of views to the tract or lot and screening buildings,
parking and other structures.
(3)
The creation of visual interest for the users, residents, and nonresidential
inhabitants of the proposed development.
(4)
The use of plant materials which are acclimated to the conditions
at the tract or lot and within the Borough.
(5)
Compliance with the design standards for landscape excellence in
Appendix A, § 97.A.13.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
C.
A landscaping plan shall include notes, diagrams, sketches or other
depictions to present the consideration and analysis of the following:
(1)
An analysis of the site in terms of the existing views to and from
the areas and buildings which are proposed for development, existing
topography and vegetation conditions and other existing conditions
relevant to the site, including the location, size and type of street
trees and shade trees which are planted on adjacent properties within
50 feet of the proposed development and across the street from the
proposed development within the public right-of-way.
(2)
An analysis of proposed planting and other landscaping needs as related
to screening views of buildings, screening buildings and sections
of buildings, screening parking areas and other areas where vehicles
are parked, screening storage areas, screening utilities, and other
types of screening.
(3)
The consideration of locations where plantings and other landscaping
are needed to provide visual interest, define outdoor spaces, complement
the proposed architectural style and achieve other functional and
aesthetic objectives for buffer areas, pedestrian gathering areas,
and other landscaped areas, such as privacy, security, drainage and
property maintenance.
D.
A preliminary landscaping plan and a final landscaping plan shall
reflect the following detailed criteria:
(1)
A buffer planting strip shall be installed and maintained at the width required in Chapter 112 of the Borough Code, titled "Zoning," and to be in compliance with the Appendix A Design Standards, § 97.A.5.,[2] to form a continuous visual buffer. In addition to ground
covers and evergreen shrubs, the buffer planting strip shall be comprised
of evergreen trees which are a minimum of six feet in height at the
time of planting and shall be spaced at no more than ten-foot centers.
The combined evergreen shrub and tree plantings shall constitute a
continuous visual screen at the time of occupancy of any building
and/or at the time of initiation of any use.
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2)
Large or medium street trees shall be provided along all streets
where there are no existing street trees. Large street trees shall
be placed at distances no greater than 45 feet apart on center on
a given side of the street. Medium street trees shall be placed at
distances no greater than 30 feet apart on center on a given side
of the street. Street trees shall not be planted directly across from
an existing street tree which has been planted on the opposite side
of the street and instead shall be planted in alternating rows unless
Borough Council approves a different arrangement or grouping.
(3)
The outer perimeter of all parking areas shall be screened. Effective
screens shall be accomplished through the use of plant materials,
fencing, walls, mounding through the use of earthen berms, and/or
a pier-fence-hedge combination.
(4)
Parking areas shall be landscaped as required in the Zoning Ordinance,[3] and as set forth below:
(a)
Screening between any off-street parking lot and the street
line shall be effective at the time of occupancy, subject to the following
provisions:
[1]
All off-street parking areas which provide more than three parking
spaces shall be screened from any abutting residential property.
[2]
Screening along street frontage shall be installed along the
outward edge of the parking lot in accordance with the following requirements:
[a]
Effective screening for front yards, side (interior) yards, and side yard parking areas abutting the street frontage may be accomplished through the use of the following: landscape buffers, streets walls, and/or a pier-fence-hedge combination in accordance with Appendix A, Article IV Design Standards.[4]
[4]
Editor's Note: Appendix A is included as an attachment to this chapter.
[b]
The screening shall be installed along the entire
length of the parking area adjacent to the street frontage, except
where walkways and driveways connect to the street.
[3]
Effective screens for side (interior) and rear yards may be accomplished through the use of the following: landscape buffers, fencing or walls, and/or mounding through the use of earthen berms in accordance with Appendix A, Article IV Design Standards.[5]
[5]
Editor's Note: Appendix A is included as an attachment to this chapter.
[4]
The area for planting, fencing, walls, earthen berms, brick
walls, or piers-fences-hedges shall not extend beyond the street line.
[5]
When planting screens are employed in side and rear yards, the
following shall apply:
[a]
A buffer planting strip, from five to 20 feet in
width, shall be provided, depending on the specific requirements for
each Zoning District.
[b]
The type of plant materials to be used shall be
in accordance with the Appendix A, Design Standards,[6] and subject to review and approval of the Borough Council,
upon recommendation of the Tree Commission and the Planning Commission.
[6]
Editor's Note: Appendix A is included as an attachment to this chapter.
[c]
Planting screens shall be of sufficient height
and sufficient density to constitute a visual buffer five feet in
height at the time of planting. The spacing of plant materials shall
be subject to review and approval of the Borough Council, upon recommendation
of the Tree Commission and the Planning Commission.
(b)
Landscaping within any parking area which provides more than
three parking spaces shall be subject to the following provisions:
[1]
Parking areas shall be landscaped to reduce wind and air turbulence,
heat and noise and the glare of automobile lights, to reduce the level
of carbon dioxide, to provide shade, to ameliorate stormwater drainage
problems and to provide for an attractive setting.
[2]
Each parking area shall have one two-and-one-half-inch to three-inch
caliper shade tree for every five parking spaces. Shrubs, ground covers,
and other plant materials shall be used to complement the shade trees.
[3]
The type of plant materials to be used shall be subject to review
and approval of the Borough Council and shall be of a quality as specified
in this chapter.
[4]
The landscaping and planting areas shall be reasonably dispersed
and grouped throughout the parking area, except where there are more
than 20 parking spaces, in which case the following shall apply:
[a]
Landscaped islands shall be provided at the end
of each parking bay, and shall be provided for every 10 or more contiguous
spaces occurring in a single row of parking (or for every 20 or more
contiguous spaces occurring for a single aisle of parking). Such islands
shall be a minimum of eight feet in width and 18 feet in length, and
shall be crowned, not flat. Such islands shall be provided to enhance
the appearance of the parking area and to control access and movement
within the parking area.
[b]
Landscape islands provided between/parallel to
interior parking rows shall be a minimum of five feet in width in
order to provide sufficient area for plant growth.
[c]
All planting islands and planting beds within a
parking area shall be surfaced with ground covers and/or dwarf shrubs
and shall not be grassed. Stone mulch may be used in conjunction with
ground covers and shrubs, but shall not constitute more than 25% of
the area of any planting bed. Such islands shall be grade separated
to protect and preserve the plant material.
(5)
In addition to the other landscaping requirements contained in this
section, all buildings shall be landscaped in accordance with the
following criteria:
(a)
A combination of evergreen and deciduous trees and shrubs shall
be used as foundation plantings, i.e., plantings to be installed in
reasonably close proximity to the facades.
(b)
One two-and-one-half-inch to three-inch caliper specimen deciduous
tree shall be planted for every fifty-foot length of building facade,
measured from end to end of buildings, without regard to indentations
and the like in the buildings and facades and excluding any enclosed
walkway connectors and elevator cores; and one six-foot to seven-foot
specimen evergreen tree shall be planted for every 50 feet of length
of the building facade. Any existing trees of the specified size or
larger may be counted as part of this requirement.
(c)
Five evergreen and/or deciduous shrubs 30 inches in height shall
be planted for every 20 feet of length of the building facade. Any
healthy existing shrubs of the specified size or larger may be counted
as part of this requirement.
(d)
Trees and shrubs shall be grouped in accordance with specific
needs and objectives.
(e)
When the plantings required in this section are unable to be
located in close proximity to the building foundation, and/or would
be more effective in another location of the site, an equivalent quantity,
type, and size of plantings may be utilized as compensatory planting
on the site, subject to approval by the Borough Council. Compensatory
planting may be achieved by having larger sizes of trees and/or shrubs,
architectural planters with plantings, or other similar measures,
whereby the overall landscaping costs meet or exceed the value of
the required plantings.
(6)
Other landscaping, including trees, shrubs and ground covers, shall
be provided along walkways, in courtyards, around sitting areas, at
the entrance to the site and in other highly visible locations, especially
on the outer side of any internal access roads which are visible from
a public street which may adjoin a tract, at the entrance to buildings
and around structures used for service, storage or maintenance purposes.
(7)
The location, type, size, height and other characteristics of landscaping
shall be subject to the review and approval of the Borough Council.
(8)
Landscaping shall also be in accordance with § 97.A.14.
of the Appendix A, Design Standards, as well as Appendix B, Street
Trees & Shade Trees; and Landscaping.[7]
[7]
Editor's Note: Said appendixes are included as attachments to this chapter.
E.
The preliminary landscaping plan shall be drawn at a scale of at
least one inch equals 50 feet. It shall be totally coordinated with
the overall site plan and shall contain the following:
(1)
A delineation of existing and proposed plant materials.
(2)
A delineation of other landscaping features, such as berms, planting
beds to be used for herbaceous plants, areas to be devoted to lawns
and other elements of the proposed improvements, such as fences, walls,
berms, retaining walls, lighting, benches, signs, paving, stone, tree
wells and the like.
F.
A final landscaping plan shall be submitted after the Borough has
reviewed the preliminary landscaping plan and submitted comments on
the plan to the applicant. The final landscaping plan shall be drawn
at a scale of one inch equals 50 feet. It shall be totally coordinated
with the overall site plan and shall contain the following:
(2)
A plant list wherein the botanical and common name of proposed plants
are listed, along with the quantity, caliper, height, spread and other
dimensions and characteristics.
(3)
Details for the planting and staking of trees and the planting of
shrubs and any other details which depict other related installation
or protection, such as ground cover spacing, tree fencing, tree grates
and tree guards, tree wells, and the like.
(4)
Information regarding the continued maintenance of all plantings
and notes indicating that all plantings will be installed, maintained
and replaced if dead or diseased, in locations as shown on the approved
landscaping plan.
(5)
The final landscaping plan shall also be in accordance with the § 97.A.14.
of the Appendix A, Design Standards, as well as Appendix B.[8]
[8]
Editor's Note: Said appendixes are included as attachments to this chapter.
G.
Plant characteristics and maintenance.
(1)
All plants shall conform to the standards for nursery stock of the
American Association of Nurserymen.
(2)
Trees and shrubs shall be typical of their species and variety and
have normal growth habits, well-developed, densely foliated branches
and vigorous, fibrous root systems.
(3)
Trees and shrubs shall be free from defects and injuries and certified
by appropriate federal and state authorities to be free from diseases
and insect infestations.
(4)
Trees and shrubs shall be freshly dug and nursery grown. They shall
have been grown under climatic conditions similar to those in the
locality of the project or properly acclimated to conditions of the
locality of the project.
(5)
Any tree or shrub which dies shall be replaced by the developer or
landowner. Any tree or shrub which is deemed, in the opinion of the
Borough, not to have survived or grown in a manner characteristic
of its type shall be replaced. Substitutions for certain species of
plants may only be made when approved by the Borough Council.
(6)
It shall be the responsibility of the landowners, tenants and/or
other occupants of the premises to adequately and properly maintain
the landscaped areas, which responsibility shall include watering,
cleaning of weeds and debris, pruning and trimming, replacement of
dead or diseased plantings and fertilizing to maintain healthy growth.
(7)
All existing trees along the right-of-way of any property shall be
kept trimmed nine feet above any sidewalk and 11 feet above all streets.
(8)
All new street trees and shade trees in parking lots shall be limbed
up seven feet above finished grades.
(9)
All shrubs and other growth abutting any sidewalks shall be kept
cut back six inches from the edge of the sidewalks.
(10)
Existing trees and shrubs at the corner of an intersection of
streets and/or driveways shall be cut to the height of 24 inches from
the point of intersection of the corner property lines back 50 feet
to avoid blocking sight distance to oncoming traffic, and shrubs or
ground covers to be planted shall be of the dwarf variety and shall
not exceed 24 inches in height at maturity.
A.
Any encroachment on streams or floodplains shall be regulated as per Chapter 112 of the Borough Code, titled "Zoning." Further, subdivisions or land developments within any designated FP District shall be designed so that each subdivision lot includes a safe building site with adequate access, and public facilities which serve such uses shall be designed and installed to minimize flood damage.
B.
Disturbance or removal of vegetation occupying environmentally sensitive
areas shall be undertaken only when necessary and on a limited selective
basis to minimize the adverse impacts of such actions. These sensitive
areas shall include but not necessarily be limited to floodplains,
streams and pond banks, sloping lands and wetlands.
C.
Conservation practices during site preparation.
(1)
Protection of vegetation from mechanical injury.
(a)
All woody vegetation to be retained within 25 feet of a building
site, parking area or other proposed improvement shall be protected
from equipment damage by snow fencing or similarly effective barriers.
(b)
Operators of heavy equipment shall minimize damage to existing
tree trunks and root systems. Roots shall not be cut or disturbed
within the area circumscribed by the dripline of any tree.
(c)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage by fencing or other structural barrier.
Treatment of damaged areas shall be dictated by the nature of the
injury, e.g., damaged bark should be cut back to a point where the
bark is intact and tight to tree; exposed roots shall be cleaned up
and covered with topsoil.
(d)
Trees shall not be used for roping, cables, signs or fencing.
Nails and spikes shall not be driven into trees.
(e)
The area around the base of existing woody vegetation shall
be left open. No impervious cover or storage of equipment, materials,
debris or fill shall be allowed within the dripline of any existing
tree.
(2)
Protection of vegetation from grading change. Grade changes to occur
at any location on the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance, unless adequate
provisions are made to protect such vegetation and its root systems.
(3)
Protection of vegetation from excavation.
(a)
When digging trenches for utility lines or similar purposes,
disturbance to the root zones of all woody vegetation shall be minimized.
(b)
If trenches must be excavated in the root zone, all disturbed
roots shall be cut as cleanly as possible. The trench shall be backfilled
as quickly as possible, avoiding soil compaction.
(4)
Protection of topsoil.
(a)
No topsoil shall be removed from a site unless a sufficient
amount is retained to provide at least six inches of topsoil cover
over all of the site's exposed earth surfaces. More than six inches
may be required if the Borough determines that a greater amount is
needed for the long-term viability of certain plantings, or for berms,
or for other practical reasons.
(b)
Topsoil removed by grading operations shall be redistributed
and stabilized as quickly as possible following the completion of
a project or project phase. All exposed earth surfaces shall be stabilized
by the following methods or approved equal:
(5)
Protection during cleanup. Fences and barriers placed around woody
vegetation during construction shall be removed if they could impede
the growth and maintenance of such vegetation.
D.
Protection of wetlands.
(1)
Wetlands shall be determined to exist when indicated by one or more
of the following:
(a)
The National Wetlands Inventory, as prepared by the United States
Fish and Wildlife Service.
(b)
Hydric soils, as depicted in the Soil Survey of Chester and
Delaware Counties (United States Department of Agriculture, 1963,
and any updates thereto).
(c)
The existence of hydrophytic vegetation and hydrologic conditions
supportive of such vegetation, as determined by on-site investigation.
(2)
Should the existence of wetlands be indicated as per the requirements of Subsection D(1) above, a wetlands delineation shall be performed by a licensed professional engineer, hydrogeologist, soil scientist or similarly qualified professional experienced in wetlands ecology; the selection of this party shall be at the discretion of the applicant. Plans shall be submitted to the Borough for review, showing the delineation and indicating any disturbance of wetlands anticipated. The qualifications of the consultant performing the delineation shall be submitted with such plans. Further, unless it is clearly evident in such plans that no disturbance to the designated wetlands is anticipated, the delineation performed shall be submitted to the appropriate regulation agencies, including but not limited to the Army Corps of Engineers and the Pennsylvania Department of Environmental Resources, for boundary confirmation and/or requisite wetlands permits. All potential impacts on wetlands shall conform to applicable regulations.
(3)
Should the Borough conclude, per the requirements of Subsection D(1), that wetlands exist on the site, contrary to the applicant's findings, the Borough shall, at its discretion, request that either the Army Corps of Engineers, the Pennsylvania Department of Environmental Protection or the United States Fish and Wildlife Service verify the Borough's findings and perform a delineation. In the event such agency verifies the Borough's findings, the applicant shall be required to secure any required wetlands permits, unless the applicant's activity clearly will not impact existing wetlands.
(4)
Where wetlands exist and disturbance permits and/or mitigation activities
are required, final plan approval or granting of applicable permits
from the Borough shall be contingent upon the applicant receiving
all necessary wetlands permits.
A.
Installation of sewerage facilities. The development of a subdivision
or land development shall not proceed without a sanitary sewer system
as herein set forth.
B.
The Official Sewage Facilities Plan of the Borough of West Chester
shall be published and, from time to time, revised by resolution of
the Borough Council to show the sewered areas of the Borough and the
major trunk sewers, pumping stations and treatment plants proposed
to serve these areas.
C.
General requirements.
(1)
All collection sewers, all service laterals and all necessary building
sewers as shown on the approved final plan shall be installed and
connected to the existing Borough sanitary sewer system by the developer,
at his expense, subject to inspection and approval thereof by the
Borough.
(2)
The specifications and details of design and construction of all
items of the sanitary sewer system to be constructed for every subdivision
and land development shall be in accordance with the latest requirements
and standards for sewerage facilities of the Pennsylvania Department
of Environmental Protection and in accordance with the design standards
established by the Borough's rules and regulations.
(3)
All construction work of the sanitary sewer system shall be completed
under the inspection of the Borough. Construction work requiring inspection
and testing shall not be backfilled without approval of the Borough,
and construction work backfilled without such approval or consent
shall be uncovered, the cost of uncovering and replacing to be borne
by the owner or developer.
D.
Sanitary sewer plan.
(1)
Prior to the start of construction, the developer shall furnish a
sanitary sewer plan of the sanitary sewer system for the proposed
subdivision or land development for review and written approval by
the Borough.
(2)
Such sanitary sewer plan shall show the plan layout of all collection
sewers, service laterals, building sewers (initial or future), connecting
sewers and trunk sewers. Profiles of all collection sewers, connecting
sewers and trunk sewers shall also be shown.
(3)
The sanitary sewer plan shall show the location size, slope, length,
rim elevation and invert elevations of each length of a collection
sewer, connecting sewer and trunk sewer at the manholes; the location,
length and elevation of the upstream end of each length of service
lateral; and, where applicable, the location and size of building
sewers and their relationship to any existing septic tanks, seepage
pits and tile fields. The sanitary sewer plan shall also show the
elevation of manholes (tops and inverts) and buildings, the first
floor and the basement floor. Descriptive bounds of all rights-of-way
and easements shall be shown on the sanitary sewer plan or accompanying
drawings.
E.
Permits. Before the construction or installation of any sanitary
sewer system, a permit shall be obtained from the Pennsylvania Department
of Environmental Protection and from any other governmental authorities
having jurisdiction. The applicant shall prepare permit applications
in the name of the Borough of West Chester and shall submit the same,
with the necessary application fees and supporting documentation,
to the Borough for review and execution.
F.
Construction of sanitary sewer systems. Upon approval of final plans,
the developer shall be required to post a bond or moneys in escrow
with the Borough to assure satisfactory completion of the proposed
sanitary sewer system in accordance with the terms of this chapter.
G.
Acceptance of sanitary sewer systems. Upon final inspection and approval
by the Borough of any sanitary sewer system, including independent
sanitary sewer systems, said system shall be offered for dedication
to the Borough in its entirety, including collection lines, laterals
to the property line and rights-of-way and easements for said system,
without charge to the Borough. The Borough may, at its option, accept
dedication of all or any part of the system but shall not be required
to do so at any given time.
H.
Costs to be borne by developer. The costs of all reviews and approvals
by the Borough and all inspection required and for the construction
work for the sanitary sewer system for the proposed subdivision or
land development shall be paid by the developer.
A.
Water. All subdivisions and land developments shall be served by
public water, which shall be provided by public water service provider.
The applicant shall present documentation from the public water service
provider as to its ability to accommodate the water supply needs of
the proposed subdivision or land development.
B.
Other utilities. All other utility lines, including but not limited
to electric, gas and telephone, shall be placed underground. Installation
of all utilities shall be in strict accordance with the engineering
standards and specifications of the Borough and of the public utility
concerned.
Where a proposed subdivision is submitted under the terms of Chapter 112 of the Borough Code, titled "Zoning," concerning traditional neighborhood development, any open space and recreational land and facilities provided as part of that subdivision shall be in accordance with the terms of Chapter 112 of the Borough Code.
A.
Purpose. The purpose of this section is to require all subdivisions
and land developments and newly created or converted condominiums
to provide for suitable and adequate recreational facilities and/or
recreational areas in order to:
(1)
Insure adequate recreational areas and facilities to serve the
future residents and inhabitants of the Borough.
(2)
Comply with the Borough Recreation Plan.
(3)
Be consistent with recreational guidelines of such agencies
as the National Recreation and Parks Association (NRPA), the Chester
County Planning Commission's Linking Landscapes, ADA, the PA DCNR,
and the CPSC (Consumer Products Safety Commission).
(4)
Be consistent with the Design Standards of Appendix A of this Chapter 97, especially those pertaining to recreational facilities.
(5)
Reduce increasing pressure on the usage of existing recreational
areas and facilities.
(6)
Insure that all present and future residents and inhabitants
of the Borough have the opportunity to engage in varied recreational
pursuits.
(7)
Reduce the possibility of the Borough becoming overburdened
with the development and maintenance of many very small, randomly
planned and widely separated recreation areas.
B.
Applicability. The requirements of this section shall apply to all
subdivisions and land developments.
C.
General requirements.
(1)
The applicant shall make an irrevocable offer of dedication of park and recreational land to the Borough per the requirements of this section. The Borough Council may authorize the transfer of the land to a homeowners' association or other appropriate third party, including but limited to a nonprofit association or nonprofit corporation organized to acquire and maintain real property for the preservation, conservation and stewardship of park and recreational land where consistent with the Borough's Recreation Plan, as adopted from time to time by Council. In lieu of dedicating park and recreational land to the Borough, the applicant may elect to a pay a fee in lieu to the Borough consistent with the requirements in § 97-38.1E below.
(2)
All dedications of land for park and recreational purposes shall
be consistent with the standards contained in the Borough's Recreation
Plan, as adopted by Council and amended from time to time. Such dedications
shall be at locations deemed appropriate by the Borough Council. If
a specific site has been designated in the Recreation Plan for future
park purposes, any preliminary or final subdivision and/or land development
plan shall show the dedications of land in a location that corresponds
to the Recreation Plan designation. Title to land to be dedicated
shall be good and marketable, free of all liens or other defects and
acceptable to the Borough Solicitor.
D.
Amount of land required. The amount of land required to be provided
by a developer and/or applicant for recreational purposes in all subdivisions
and land developments and/or newly created or converted condominiums
shall be as follows:
(1)
Single-family residential developments. For residential subdivisions
and land developments proposing and/or containing a single-family
dwelling on each lot of the subdivision, the applicant and/or developer
shall provide a minimum of 1,000 square feet per dwelling unit.
(2)
Multifamily residential developments. In the case of multifamily
residential developments, a minimum contiguous area of 5% of the total
tract area shall be provided for recreation, exclusive of new streets
and alleys for the land being developed.
(3)
Nonresidential developments. In the case of nonresidential subdivisions
and land developments, a minimum contiguous area of 2% of the total
tract area shall be provided for recreation, exclusive of new streets
and alleys for the land being developed.
(4)
The Council may, at its sole discretion and upon recommendation
from the Planning Commission and the Recreation Commission, agree
to accept a lesser amount of land than the minimum percentage otherwise
required, where the applicant agrees to provide a fully developed
active recreational facility within the open space that addresses
a recreational need of particular importance to the Borough in that
location and that is particularly appropriate to the prospective inhabitants
of the proposed development.
E.
Fee in lieu of dedication. The applicant may, with the consent and
approval of the Borough Council, elect to pay a fee in lieu of dedicating
park and recreation land.
(1)
Such fee shall, from time to time, be established by resolution
by the Borough Council.
(2)
Such fee shall be in conformance with the Borough Recreation Plan as amended from time to time, and the Design Standards in Appendix A of this Chapter 97.
(3)
A note shall be placed on the subdivision and/or land development
plan prepared for recording, stipulating the amount of the fee to
be paid and the means and timing of payment, consistent with the terms
of this section, and consistent with the resolution of Borough Council.
(4)
All monies paid to the Borough pursuant to this section shall
be used for providing, acquiring, operating or maintaining park or
recreational facilities reasonably accessible to the development.
Based on Recreational Service Area Standards for Community Parks of
the NRPA (National Recreation and Park Association), the Recreational
Service Areas for Everhart Park and Marshall Square Park shall be
defined based on a one-mile radius from the center of these community
parks.
(5)
The full amount of the fee shall be placed in escrow or otherwise secured in a manner deemed acceptable under the terms of § 97-16 of this chapter as a condition of final plan approval by the Council. Actual payment of the fee for any lot shall be made at one of the following points, whichever shall occur first:
(6)
The funds received shall be placed in the Borough's Park, Open
Space and Recreation Reserve Fund which shall be under the exclusive
control of the Borough Council. All fees received pursuant to this
section shall be deposited in this fund and shall be specifically
identified as reserved for providing, acquiring, operating or maintaining
park or recreational facilities. Interest earned on such accounts
shall become funds of that account. All sums received for and deposited
in the Park, Open Space and Recreation Reserve Fund shall be held,
invested and reinvested in the same manner as other funds of the Borough,
but shall not be considered part of the general revenues of the Borough.
The Borough shall, upon request of the party paying the fee required
under this section, refund such fee, plus interest accumulated thereon
from the date of payment if the Borough used the fee paid for a purpose
other than the purposes set forth in this section. The developer and/or
the applicant may waive, in writing, the requirement that such fees
be expended for the purposes set forth herein and the requirement
that such fees be repaid as set forth above.
F.
Open space characteristics and design standards. In designating areas
for recreation and/or recreational facilities within a subdivision
or land development, the following criteria and standards shall be
followed by the applicant and/or developer. All land designated for
the purposes set forth in this section shall be:
(1)
Consistent with the plan for parks, open space, and recreation
in the Borough Recreation Plan and any other open space, park or recreational
facilities plan existing or subsequently adopted by the Borough Council.
(2)
Suitable to serve the purpose of active and/or passive recreation
by reason of its size, shape, location, topography, and suitability
for the intended users.
(3)
Easily and safely accessible from all areas of the subdivision
and development and/or condominium to be served, have good ingress
and egress and have access to a public street.
(4)
Designed and developed consistent with the guidelines of agencies
such as the National Recreation and Parks Association, and the Chester
County Planning Commission's Linking Landscapes, ADA, the PA DCNR,
and the CPSC (Consumer Products Safety Commission).
(5)
Designed, developed, and maintained as a viable public space
such as a park, playground, plaza, pedestrian gathering area, or like-type
facility.
(6)
Interconnected with open space areas on abutting parcels wherever
possible including provision for pedestrian pathways for general public
use to create linked pathways systems within the Borough.
(7)
Provided with sufficient perimeter parking, when necessary,
and with safe and convenient access by adjoining street frontage or
other rights-of-way or easements capable of accommodating pedestrian,
bicycle and maintenance and vehicle traffic and containing appropriate
access improvements.
(8)
Undivided by any public or private street, except where necessary
for proper internal traffic circulation, and then only upon recommendation
of the Borough Engineer and Planning Commission.
(9)
Suitably landscaped, either by retaining existing natural cover
and wooded areas and/or by a landscaping plan for enhancing open space
areas through plantings which are consistent with the purposes of
this section and which minimize maintenance costs.
(10)
Free of all stormwater management facilities retaining or detaining
water from other portions of the development, and no stormwater management
facility shall be counted as part of any land proposed for any active
or passive recreational facilities.
(11)
Accessible to sewer, water, energy, cable and telephone/telecommunication
services provided with the property developed. If requested by any
municipal body accepting dedication thereof, the applicant shall extend
the referenced services into the park and open space buildings, structures
or facilities thereon.
(12)
Where part of a phased development, in amount and at locations,
as deemed acceptable by the Borough Council, sufficient to meet the
minimum open space needs generated by each phase of the development.
The applicant shall provide, as part of the application for approval
of the first phase of development, a schedule of the amount of open
space lands or fees in lieu thereof to be provided in each of the
subsequent phases.
(13)
Located adjacent to other open space and recreational land,
where part of a phased development, or where adjoining property contains
open space and recreational lands at the boundary of the applicant's
development.
(14)
Provided at the property boundary of the applicant's development,
where adjoining property is undeveloped and/or may be later added
to land provided for open space and recreation.
(15)
Made subject to such agreement with the Borough and such deed
restrictions duly recorded in the Office of the Chester County Recorder
of Deeds as may be required by the Borough Council for the purpose
of preserving the land for the use intended.
(16)
Comprised of no more than 20% of a floodplain area, and developed
in accordance with the floodplain regulations.
A.
Purpose. The transportation impact study will enable Borough Council
of the Borough of West Chester to assess the impact of a proposed
subdivision or land development on the transportation system, including
its highways, public transportation services and pedestrian facilities,
in the Borough of West Chester. The purpose of the impact study is
to ensure that proposed subdivisions and 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
subdivision or development. The study shall assist in the protection
of air quality, conservation of energy and encouragement of public
transportation use and pedestrian accommodations.
B.
A transportation impact study shall be prepared by a qualified traffic
engineer and/or transportation planner licensed in the Commonwealth
of Pennsylvania with previous traffic study experience. Procedures
and standards for a transportation impact study are as set forth herein.
C.
Applicability and timing of submission.
(1)
A transportation impact study shall be submitted as part of
all subdivision and land development applications involving the following:
(2)
If the subdivision or development has multiple stages or phases,
the need for the transportation impact study shall be based on the
full build-out of the development.
(3)
The transportation impact study shall be submitted to the Planning
Commission and the Borough Engineer with the preliminary plan submission.
Revisions to preliminary plans may constitute the need for resubmission
of the traffic evaluation study or the revised conditions.
(4)
A subdivision or land development application which requires
a transportation impact study shall not be considered complete until
the study is submitted to the Borough of West Chester in accordance
with the provisions of this section.
D.
ENGINEERING AND TRAFFIC STUDIES
LEVEL OF SERVICE (LOS)
MAJOR INTERSECTION
OFF-SITE TRANSPORTATION IMPROVEMENTS
ON-SITE TRANSPORTATION IMPROVEMENTS
PUBLIC TRANSPORTATION
QUEUE ANALYSIS
SCOPING MEETING
STUDY AREA
TRIP
TRIP GENERATION RATES
VOLUME/CAPACITY ANALYSIS
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Definitions. As used in this section, the following terms shall have
the meanings indicated:
A study that is prepared in accordance with the Pennsylvania
Code, Title 67, Chapter 212, Official Traffic Control Devices, and
PennDOT Policies and Procedures for Transportation Impact Studies,
as such Code may be amended from time to time.
As described in the current Transportation Research Board's
Highway Capacity Manual, a qualitative measure of the operational
conditions within a vehicular traffic stream and their perceptions
by motorists. Six levels of service (A through F) are defined for
each type of facility, with LOS "A" representing the least congested
operating conditions and LOS "F" representing a breakdown in operating
conditions. Levels of service are defined in terms of average delay
per vehicle for signalized and unsignalized intersections. Level of
service drops are those future conditions that result in a negative
impact on intersection and/or approach lane level of service operations,
i.e. LOS D changes to a LOS E in future conditions.
The intersection of any arterial or collector street with
any other arterial or collector street as defined by PennDOT/NJDOT
Smart Transportation Guidebook, March 2008, PennDOT's Functional Classification
Map, the municipal roadway classification document or the equivalent
document of adjacent municipalities, where appropriate.
Transportation-related improvements which are generally not
contiguous with the property being developed and not required as an
on-site improvement but are found by the transportation impact study
to be necessary, partly or wholly, as a result of the proposed development.
All improvements on or adjacent to the development site in
the public right-of-way required to be constructed by the owner/developer
pursuant to any ordinance, resolution or requirement of the Borough
and PennDOT.
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 procedure includes the average queue and maximum queue
of vehicles which will be observed in each traffic stream and intersection
approach, measured in both feet and vehicles. Various statistical
and/or computer models may be applied.
A meeting with PennDOT and/or the Borough Engineer to determine
the parameters of the transportation impact analysis required for
a PennDOT highway occupancy permit (HOP) or prior to the commencement
of the transportation impact study that is required pursuant to this
section to coordinate agreement on Borough conditions and expectations.
The study area shall be defined at the Borough/PennDOT scoping
meeting but, at a minimum, shall include all development site access
locations, any intersections immediately adjacent to the development
property as well as all major intersections within 1,000 feet of all
development access locations. Additional intersections may be added
per the scoping meeting. The study area shall also identify all transit
routes and transit stops within 1,000 feet of the proposed development/redevelopment
and the location of sidewalks and pedestrian crossings. Proposals
that will generate more than 1,000 average daily trips, without reduction
for pass-by or internal capture, shall expand the study area to include
major intersections within a one-half-mile radius of the development
access locations. All intersections identified in the study area shall
be examined, even if the intersections are located outside of the
Borough.
A one-way trip into or out of the site, and not what is commonly
referred to as a "round-trip."
The total number of trips to and from a study site per unit
of land use, as measured by the most current edition of the Institute
of Transportation Engineers (ITE) "Trip Generation Manual." Upon approval
by the Borough Engineer, alternative sources may be accepted.
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 2010 Highway Capacity Manual (latest edition), Highway Research
Board Special Report 209, shall be followed.
A series of tests which identify the minimum vehicular traffic
or pedestrian volumes or other criteria necessary for installation
of a traffic signal. The warrant criteria are available in the current
Manual of Uniform Traffic Control Devices (MUTCD), or PennDOT's Traffic
Engineering Manual (Publication 46).
E.
Scoping meeting. A scoping meeting shall be required to ensure that
the parameters used in the transportation impact study accurately
reflect Borough conditions and expectations. The applicant should
contact the Borough Engineer to confirm the scope of the scoping meeting
prior to any submission. The scoping meeting shall address the number
and locations of proposed access points, project schedule and phasing,
study area and additional intersections to be included in the analysis,
specific ITE Trip Generation land use codes, pass-by volumes, modal
splits, any trip adjustments to be used, and other area developments
and programmed roadway improvements to be included in the future conditions
analysis as well as potential opportunities to implement transportation
demand management (TDM) activities and improve upon existing pedestrian
facilities. Agreement on all scoping parameters shall be obtained
prior to initiation of the transportation impact study. The scoping
meeting may be held in conjunction with the PennDOT scoping meeting.
In addition, SEPTA shall be notified and invited to attend the scoping
meeting to discuss potential transit improvement opportunities.
F.
General requirements and standards. In addition to PennDOT's Policies
and Procedures for Transportation Impact Studies, a transportation
impact study shall also contain the following information:
(1)
Site description. The site description shall include the size,
location, existing and proposed land uses, construction staging, and
completion date of the proposed land development. If the development
is residential, types of dwelling units shall also be included. The
general site description shall also include probable socioeconomic
characteristics of potential site users, if available, to the extent
that they may affect the transportation needs of the site, e.g., number
of senior citizens. A brief description of other major existing and
proposed land development within the study area shall be provided.
(2)
Transportation facilities description. The description shall
fully document the proposed internal and existing external transportation
system:
(a)
The map/graphic/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 traffic control devices at all locations within the site.
(b)
The report shall describe the entire external roadway and transportation
system, including pedestrian facilities, transit locations and bicycle
facilities within the study area. Intersections in the study area
shall be identified and illustrated. Use of aerial photographs to
help illustrate the external transportation system is recommended.
Any existing and proposed public transit services and facilities,
pedestrian facilities, and bicycle facilities within a 1,000 feet
radius of the developed site shall also be documented.
(c)
All future roadway improvements for which state funding has
been obligated or that are approved for other local developments,
shall be indicated. This information shall be obtained from the Pennsylvania
Department of Transportation's Transportation Improvement Program
or Twelve-Year Highway and Bridge Program, Chester County Planning
Commission and from the Borough. Roadway improvements associated with
surrounding proposed developments that are proposed but not approved
shall be noted but shall not be included in future conditions analysis
unless otherwise indicated by PennDOT or the Borough at the scoping
meeting.
(3)
Existing transportation conditions.
(a)
Existing transportation conditions shall be measured and documented
for all roadways and intersections in the study area and shall include:
[1]
Current average daily traffic volumes, peak roadway hour(s)
traffic a.m., p.m. and Saturday (for residential, commercial and retail
development or at the discretion of the Borough Engineer), and include
the same for the peak hour(s) of the development-generated traffic.
[2]
Intersection turning movement counts (including vehicular, bicycle
and pedestrians) at all study intersections, encompassing the peak
roadway and development generated peak hour(s), with dates when any
and all traffic counts were made included as a technical appendix
to the report. Transit boarding/alighting ridership information shall
be provided for the closest transit stops within a maximum of 1,000
feet for all studied peak hours (a.m., p.m. and Saturday, if applicable).
[3]
Traffic count data shall not be more than two years old but
shall be updated if traffic volumes or patterns have changed significantly.
No adjustment shall be applied for school and/or other local seasonal
peak traffic volumes unless approved at the scoping meeting.
[4]
Transportation analyses based upon existing volumes shall be
performed for the peak hour(s) of the roadway and the peak development-generated
hour(s) (if different from the roadway peak periods), for all roadways
and intersections in the study area. Saturday peak hour analysis shall
be included for residential, commercial and retail development.
(b)
Conditions shall be evaluated for each location by approach
lane and intersection in accordance with traffic engineering software
and techniques as stipulated in PennDOT's Publication 46, Traffic
Engineering Manual, or as updated. The report shall include a graphical
representation of the level of service and delays by time of day and
studied period and include a table identifying the volume/capacity
ratios, levels of service, average vehicle delays, and 95th percentile
queue lengths by approach. The existing sight distances and safe stopping
distances shall be provided in tabular form based on the 85th percentile
speed of the roadway or, with the Borough Engineer's approval, the
posted speed plus 10 miles per hour to ensure adequate sight distance
is available for all proposed access locations. Signalized intersections
experiencing levels of service E or F, and v/c ratios equal to or
greater than 1.0 shall be noted as deficient. Unsignalized intersections
with levels of service D, E or F shall be noted as deficient. Queue
analyses shall be provided for existing conditions at both signalized
and unsignalized intersections and a gap analysis shall be provided
as identified at the scoping meeting.
(4)
Impact of subdivision and/or land development.
(a)
Estimation of vehicular trip generation to result from the proposed
development/redevelopment shall be completed for the a.m. and p.m.
peak roadway hour(s), the peak development-generated hour(s), if different
from the a.m. or p.m. peak hour, and the twenty-four-hour average
weekday. Saturday peak hour trip generation shall be completed for
residential, commercial and retail developments.
(b)
The generated traffic volumes shall be distributed to the study
area and assigned to the existing roadways and study area intersections.
Traffic volumes and turning movements shall be assigned at all proposed
access locations and all intersections in the study area. Documentation
of all assumptions used in the distribution and assignment phases
shall be provided and a graphical representation of the trip distribution
shall be provided with the report. Pedestrian volumes shall also be
calculated, if applicable. Pedestrian routes and crossings shall be
analyzed with pedestrian volumes assigned to each pedestrian crossing.
Transit volumes shall be assigned to transit services within 1,000
feet range of proposed development and pedestrian accessible routes
(ramps, crosswalks, and availability of paths) shall be discussed
as applicable.
(c)
Note any characteristics of the development, the general site
or study area that may cause particular trip generation, distribution
or modal split modifications.
(d)
Note development features that are planned to reduce trip generation
rates and document transportation demand management (TDM) assumptions.
Noted TDM practices must be included in the conditions of approval
if listed in the transportation impact study and shall be discussed
during the municipal scoping meeting.
(5)
Analysis of impact.
(a)
The total future traffic shall be calculated and shall consist
of the existing traffic volumes expanded to the project completion
year using an annual background growth factor plus the development-generated
traffic and the traffic generated by other developments in the study
area as identified at the PennDOT or scoping meeting. A minimum of
two years' projection shall be assumed for all projects regardless
of the anticipated completion year.
(b)
The annual background growth factor for overall traffic volumes
shall be determined using PennDOT's growth factors calculations unless
enough local ADT volume data is available to establish more accurate
average traffic volume changes over the past five years. The background
growth factor shall be established at the scoping meeting. The background
growth rate shall be applied to the current ADT and turning movement
volumes to forecast background traffic volumes for the development
opening year and any successive phase completions. A minimum of two
years' projection shall be assumed for all projects regardless of
the anticipated completion year. All assumptions used to revise trip
distribution shall be provided, including but not limited to other
major developments that may change current traffic patterns.
(c)
Future transportation conditions shall be analyzed using the
same techniques as used for the existing transportation conditions.
Future conditions without the proposed development traffic ("future
without") shall be provided for all study area intersections and shall
include background traffic growth and traffic from other local proposed/approved
developments as agreed to at the scoping meeting. Only those roadway
improvements that are programmed, with obligated funds, to be completed
prior to the opening year of the proposed development shall be included
in the "future without" analysis. Diagrams illustrating LOS, v/c ratios
and average vehicle delay in seconds shall be provided for each study
area intersection/turning movement for "future without" conditions
and include a table identifying the volume/capacity ratios, levels
of service, average vehicle delays, queue lengths by approach and
intersection.
(d)
A second future conditions analysis shall be conducted that
includes the proposed development/redevelopment traffic ("future with").
Roadway improvements proposed to be constructed by the developer prior
to the opening date of the development shall be incorporated into
the analysis. Diagrams illustrating LOS, v/c ratios and average vehicle
delay in seconds shall be provided for each study area intersection/turning
movement for total "future with" traffic conditions.
(e)
A table shall be provided illustrating the existing "future
without" and "future with" conditions for all intersections within
the study area, by lane group and identifying the LOS, delay in seconds,
v/c ratios, and queues for each lane group. The table should note
any changes to the roadway that have been included in the "future
without" and "future with" analyses. Queue length studies for unsignalized
intersections shall also be conducted for existing, "future without"
and "future with" conditions and displayed in graphics and/or a table
and noting "future without" and "future with" improvements and include
a table identifying the volume/capacity ratios, levels of service,
average vehicle delays, queue lengths by approach and intersection.
(f)
All analyses shall include a.m., p.m. and Saturday (if required)
peak roadway hour(s) and peak development-generated hour(s), if different
from the roadway peaks, for all roadways and intersections in the
study area. All access points and pedestrian crossings shall be examined
as to the appropriateness of installing traffic signals or other traffic
control measures based on the current PennDOT approved edition of
the Manual of Uniform Traffic Control Devices. Roundabouts may be
considered as an alternative to additional traffic signals, if approved
by both PennDOT and the Borough. In addition, pedestrian accessibility
routes shall be analyzed for 1,000 feet in all directions to ensure
adequate pedestrian facilities are available for pedestrian and transit
users. The Borough may request the applicant provide bicycle improvements
including but not limited to bicycle racks, bicycle route designation
(signage and pavement markings) or other improvements to encourage
the use of bicycles.
(6)
Sight distance analysis. Sight distance measurements shall be
performed at any proposed driveway and/or existing driveway to determine
sufficient sight distance to the left and right of the driveway. Sight
distances shall be compared to the desirable sight distance standards
as specified in the Pennsylvania Code, Title 67, Chapter 441, Access
to and Occupancy of Highways by Driveways and Local Roads, April 2006.
When desirable sight distance cannot be achieved, sight distances
shall also be compared to PennDOT's safe stopping sight distance (SSSD)
requirements as specified in A Policy on Geometric Design of Highways
and Streets (6th Edition), of the American Association of State Highway
and Transportation Officials (ASSHTO), Chapter III, Elements of Design,
2011.
(7)
Conclusions and recommendations.
(a)
Future levels of service (LOS), average vehicle delay and v/c
ratios shall be listed in tabular form for all intersections and turning
movements. Signalized intersections showing a level of service E or
F, and v/c ratios equal to or greater than 1.0 shall be considered
deficient and unsignalized intersections showing a level of service
D, E or F shall be considered deficient.
(b)
Level of service drops or increase in delay by 10 seconds for
any studied period shall be identified for both "future without" and
"future with" conditions. Level of service drops shall be identified
by each approach lane group.
(c)
Specific recommendations for mitigation of level of service
drops, increase in intersection delay of 10 seconds or more, or level
of service drops or increase in critical movement delay of 10 seconds
or more in the "future with" analysis shall be listed and shall include:
internal circulation design, site access location and design, external
roadway intersection design and improvements including the potential
for construction of roundabouts, traffic signal installation and operation
including signal timing, transit design improvements, and any pedestrian
or bicycle route improvements needed to support nonvehicular mobility
associated with the development proposal.
(d)
All identified improvements shall be illustrated and overlain
on aerial photography to show the extent of the construction and right
of way impacts and include a cost estimate for improvements. Proposed
improvements shall consider all roadway users including motorized
and nonmotorized vehicles, bicycles, pedestrians and transit.
(e)
Signal timing revisions and/or signal equipment upgrades shall
be evaluated for any intersection with a level of service E or F,
but a volume/capacity (v/c) ratio less than 1.0. Traffic signal warrants
for signalization or other traffic control measures shall be examined
for unsignalized intersections with levels of service D, E or F based
on the current Manual of Uniform Traffic Control Devices or PennDOT
Traffic Engineering Manual.
(f)
Existing and/or future public transit service shall also be
addressed and any transportation demand management techniques proposed
with the development shall be identified. A listing of all actions
to be taken to encourage public transit usage or other transportation
demand management techniques for development-generated trips, and/or
improvement to existing service, if applicable, shall be included.
Any proposed transit service improvements shall be coordinated with
SEPTA or the appropriate local transit provider and should conform
to SEPTA's current bus stop design guidelines.
(g)
All proposed transportation system improvements shall be consistent
with Borough comprehensive planning or other planning documents referencing
overall transportation mobility and/or transit services.
(8)
Implementation of recommendations. The Borough may have an independent
review done of the applicant's transportation impact study, at the
applicant's expense, to make a final determination of the improvements
that must be implemented. The Planning Commission and Borough Council
shall review the transportation impact study to analyze its adequacy
in solving any traffic problems that will occur due to the land development
or subdivision. The applicant shall be required to implement the on-site
transportation improvements necessary to mitigate the "future with"
deficient traffic conditions as noted in the transportation impact
study unless modified or waived by Borough Council. Borough Council
may determine that certain other 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 permitted by law. If the Borough
Council determines that such additional improvements are necessary,
the applicant shall have the opportunity to submit alternative improvement
designs to obtain plan approval.
(9)
Additional coordination with PennDOT may be necessary to ensure
compatibility between the proposed transportation improvements and
highway occupancy permit requirements.
(10)
All communications with PennDOT regarding the highway occupancy
permitting process or other transportation-related issues associated
with the proposed development/redevelopment shall be copied to the
Borough.
(11)
The Borough shall be included in the PennDOT ePermitting process
as an applicant on the highway occupancy permitting application through
the PennDOT Business Partner Identification Number 4457 for the Borough
of West Chester.
A.
Permanent concrete monuments shall be set at all corners and angle
points of the boundaries of the original tract to be subdivided and
at such intermediate points as may be required by the Borough.
B.
All lot corner markers shall be so located that individual properties
may be readily ascertained after development of the subdivision. Markers
shall be set in the ground at finished grade. No occupancy permits
will be issued for buildings until markers are in place. No public
improvements will be accepted until all monuments are in place.
Any application for approval of a mobile home park shall be subject to provisions of Chapter 112 of the Borough Code, titled "Zoning," as they relate to single-family dwellings.
