A. 
The standards and requirements outlined in this chapter shall be considered minimum standards and requirements for the promotion of the public health, safety, morals, and general welfare.
B. 
Where literal compliance with the standards herein specified is clearly impractical, the Borough Council, with the advice of the Borough Engineer, may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformances to the objectives and requirements of this chapter.
[Amended 9-26-1977 by Ord. No. 727]
A. 
All portions of a tract being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
B. 
Reserve strips controlling access to lots, public rights of way, public lands or adjacent private lands are prohibited unless their control is definitely placed in the Borough under conditions approved by the Planning Commission.
C. 
In general, lot lines shall follow Borough boundary lines, rather than cross them.
D. 
Whenever possible, developers shall preserve trees, groves, waterways, scenic points, historic spots, and other community assets and landmarks.
E. 
Subdivisions shall be laid out so as to avoid the necessity for excessive cut or fill unless specifically warranted by terrain or location.
F. 
Land subject to flooding or other hazards to life, health, or property and land deemed to be topographically unsuitable shall not be platted for residential occupancy or for such other uses as may increase danger to health, life, or property or aggravate erosion or flood hazard until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the final plans. Such land within a subdivision or land development shall be set aside on the plan for uses that shall not be endangered by periodic or occasional inundation or shall not produce unsatisfactory living conditions.
G. 
The one-hundred-year floodplain, as defined and delineated in Chapter 465, of the Borough of Morrisville shall be used as a guide for the determining the occurrence of flooding on the property. The Floodway Boundary and Floodway Map and the flood profiles which accompany Chapter 465, Zoning, shall be used for engineering purposes to determine the extent of flooding on the property.
H. 
All new construction, and substantial improvements to existing buildings located within the one-hundred-year floodplain shall be constructed to minimize or eliminate flood damage and designed to prevent flotation, collapse or lateral movement.
I. 
When a watercourse is to be altered or relocated as a result of any development activity, the developer shall notify, by certified mail all adjacent communities and the State Coordinating Office of such activities prior to any such alteration or relocation, and shall submit copies of the notification to the Federal Insurance Administrator. The developer shall also assure the Borough in writing, that the flood carrying capacity of the altered portion of the watercourse will be maintained.
J. 
Utilities shall be resistant to flooding. Water and sewer systems shall be designed to minimize the infiltration of flood waters into the systems and to prevent discharges of wastes into the flood waters.
A. 
Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision or land development, the Borough Council may require the dedication or reservation of such area within the subdivision in those cases in which the Borough Council deems such requirement to be reasonable.
B. 
Where deemed essential by the Borough Council, upon consideration of the particular type of development proposed, and especially in large-scale planned unit developments, the Borough Council may require the dedication or reservation of such other areas or sites of a character, extent, and location suitable to the needs created by such development for schools, parks, and other neighborhood purposes.
C. 
The following standards shall apply to the provisions of recreation space:
(1) 
Areas set aside for recreational purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision accessible from a public street, and not excessively irregular in terrain.
(2) 
In subdivisions which provide or intend to provide housing facilities for more than 50 families, suitable open areas may be required.
A. 
The arrangement, character, extent, width, grade, and location of all streets shall conform to the Morrisville Borough Street Plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
B. 
Proposed streets shall further conform to such county and state street and highway plans as have been prepared.
C. 
Where such is not in the Morrisville Borough Street Plan, the arrangement of streets in a subdivision or land development shall either:
(1) 
Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or
(2) 
Conform to a plan for the neighborhood approved or adopted by the Planning Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impractical.
D. 
Residential streets shall be so laid out that their use by through traffic will be discouraged.
E. 
Where a subdivision or land development abuts or contains an existing or proposed arterial or collector street, the Planning Commission may require marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, extra deep lots with rear service alleys, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
F. 
Where a subdivision or land development borders on or contains a railroad right-of-way or limited access highway, the Planning Commission may require a street approximately parallel to and on each side of the intervening land, such as park purposes in residential districts, or for commercial or industrial purposes in appropriate districts. Such distances shall be determined with due regard for the requirements of intersections, approach grade, and future grade separation.
G. 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated and all street names shall be subject to the approval of the Borough Council.
H. 
Culs-de-sac, where permanently designed as such, shall not exceed 400 feet in length or furnish access to more than 20 dwelling units. The right-of-way radius at the turnaround shall not be less than 60 feet and the outer paving radius 48 feet. Drainage, where feasible, should be toward the open end.
I. 
If the lots resulting from the original development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access to street openings for such an eventuality shall be provided.
J. 
Where the subdivision or land development adjoins unsubdivided acreage, new streets shall be provided to the boundary lines of the development with temporary easements for turnarounds.
K. 
Private streets are to be discouraged. They will be approved only if they are designed to meet public street standards.
A. 
Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, that street shall be indicated on the plan to conform to the Morrisville Borough Street Plan or if not shown therein, to the standards in Subsection D below.
B. 
Provision for additional street width may be required by Borough Council in specific cases for:
(1) 
Public safety and convenience.
(2) 
Parking in commercial areas and in areas of high-density residential development.
(3) 
Widening existing streets where the width does not meet the requirements of Subsection D below.
C. 
Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with other requirements of this chapter, and where the Planning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Whenever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.
D. 
Streets shall be constructed in accordance with the requirements on the following pages.
Classification of Development of Subdivision:
A
= Single-family, two-family, and single-family attached residential
B
= Multifamily residential
C
= High-rise residential
D
= Nonresidential business (business, office or industrial)
Description of Minimum Requirements
Street Classification
Classification
Right of Way
(feet)
Cartway*
(feet)
Curb
Side-
walks**
Arterial
A, B, C, D
100 or over***
48 minimum***
Yes
Yes
Collector
A, B, C, D
80
36 to 48***
Yes
Yes
Primary
B, C, D
60
36
Yes
Yes
A — two-way
56
31
Yes
Yes
A — one-way
50
26
Yes
Yes
Secondary
C, D
60
36
Yes
Yes
B
56
31
Yes
Yes
A — two-way
50
30
Yes
Yes
A — one-way
40
20 to 24
Yes
Yes
Alley
B, C one-side service
20
12
***
***
B, C two-side service
26
22
***
***
D
***
***
***
***
NOTES:
*
Dimension of pavement width alone where no curbs are used, but face to face when curbs are used.
**
Sidewalks shall be provided along both sides of all streets unless, in the opinion of the Planning Commission, they are unnecessary for the public safety and convenience.
***
As determined by the Planning Commission with the advice of the Borough Engineer or the Pennsylvania Department of Transportation where state roads are involved.
[Amended 6-8-1993 by Ord. No. 863]
A. 
General requirements.
(1) 
Grade changes and excavations shall not encroach upon the tree protection zone.
(2) 
No toxic materials shall be stored within 100 feet of a tree protection zone, including petroleum based and/or derived products.
(3) 
The area within the TPZ shall not be built upon, nor shall any materials be stored there either temporarily or permanently. Vehicles and equipment shall not be parked in the TPZ.
(4) 
When tree stumps are located within 10 feet of the tree protection zone, the stumps shall be removed by means of a stump grinder to minimize the effect on surrounding root systems.
(5) 
Tree roots which must be severed shall be cut by a backhoe or similar equipment aligned radially to the tree. This method reduces the lateral movement of the roots during excavation, which if done by other methods could damage the intertwined roots of adjacent trees.
(6) 
Within four hours of any severance of roots, all tree roots that have been exposed and/or damaged shall be trimmed cleanly and covered temporarily with moist peat moss, moist burlap or other moist biodegradable material to keep them from drying out until permanent cover can be installed.
(7) 
Sediment, retention and detention basins shall not discharge into the tree protection zone.
(8) 
Sediment, retention and detention basins shall not be located within the tree protection zone.
B. 
The tree protection zone. Prior to construction the tree protection zone shall be delineated by the following methods:
(1) 
The tree protection zone that is delineated on the site prior to construction shall conform to the approved development plans.
(2) 
All trees scheduled to remain shall be marked; where groups of trees exist, only the trees on the edge need to be marked.
(3) 
A forty-eight-inch high wooden snow fence mounted on steel posts, located eight feet on center, shall be placed along the boundary of the tree protection zone.
(4) 
In addition to the tree protection zone, trees may be left standing as protection between the trunks of the trees to be retained and the limits of grading. When additional trees are used as protection, the tree protection zone on the approved plan shall be marked in the field so that the additional buffer area is delineated. When this method of protection is used, these additional trees shall be removed at the time of completion of the project.
(5) 
When the wooden snow fence has been installed, it shall be inspected and approved by the municipal arborist prior to commencing clearing and further construction; the fencing along the tree protection zone shall be maintained until all work/construction has been completed; any damage to the protective fencing shall be replaced and repaired before further construction shall begin.
(6) 
Trees being removed shall not be felled, pushed or pulled into a tree protection zone or into trees that are to be retained.
C. 
Retaining walls.
(1) 
When the original grade can not be retained at the tree protection zone line, a retaining wall shall be constructed outside of the tree protection zone.
(2) 
The retaining wall shall be designed to comply with the municipal standards for retaining walls.
(3) 
In addition, the following methods shall be used to ensure survival of the tree.
(a) 
The top of the wall shall be four inches above the finished grade line.
(b) 
The wall shall be constructed of large stones, brick, building tile, concrete blocks or treated woodbeams not less than six inches by six inches; a means for drainage through the wall shall be provided so water will not accumulate on either side of the wall; weep holes shall be required with any wall:
(c) 
Any severed roots as a result of excavation shall be trimmed so that their edges are smooth and are cut back to a lateral root if exposed.
(d) 
A layer of clean stone (sized three-quarter to one inch) shall be placed one foot out from the wall to aid in drainage.
D. 
Pruning methods. All final cuts shall be made sufficiently close to the trunk or parent limb but without cutting into the branch collar or leaving a protruding stub, according to the National Arborist Association Standards. All necessary pruning cuts must be made to prevent bark from being torn from the tree and to facilitate rapid healing. Flush cuts are unacceptable.
E. 
Fertilization methods.
(1) 
All trees which have experienced any disturbance or have had damages to the roots or branches shall be fertilized.
(2) 
Trees shall be fertilized in early fall (September-October) or mid-spring (April-May). Fall applications are preferred.
(3) 
Fertilizer shall be broadcast over the soil surface in an area twice the size of the tree protection zone at the rates given in Subsection E(5) below. A minimum of 1,000 square feet per tree will receive fertilization.
(4) 
Fertilizer grade shall have approximately three parts nitrogen to one part phosphorus and potassium (3-1-1 ratio).
(5) 
Fertilizer shall be applied at a rate equivalent to one pound nitrogen per 1,000 square feet.
Example:
How much 20-8-8 fertilizer needed to apply 1 pound nitrogen over 1,000 square feet
Need 1 pound nitrogen
0.20
x =
1
x =
1
20
x =
5 pounds
5 pounds 20-8-8 should be broadcast over a 1,000 square foot area.
F. 
Trenching and tunnelling.
(1) 
If there is no alternative but to locate a utility line through a TPZ, tunnelling shall be used instead of trenching, except where in the opinion of the municipal arborist, survival of the tree would not be affected by either method. The municipal arborist shall determine the most desirable location for the utility line.
(2) 
Trenches shall be filled as soon as possible, and tamped lightly to avoid air spaces.
A. 
Horizontal alignment.
(1) 
Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.
(2) 
To ensure adequate sight distances, minimum centerline radii for horizontal curves shall be as follows:
(a) 
Secondary streets: 125 feet.
(b) 
Primary streets: 300 feet.
(c) 
Collector streets: 500 feet.
(3) 
Proper superelevation shall be provided for curves less than 500 feet in radius on collector and primary streets.
(4) 
Except for secondary streets there shall be a tangent of at least 100 feet measured at the center line between reverse curves.
(5) 
A long radius curve shall be preferred in all cases to a series of short curves and tangents.
(6) 
The approaches to an intersection shall follow a straight course for at least 50 feet.
B. 
Vertical alignment.
(1) 
There shall be in general a minimum grade of at least 1/2% on all streets; a maximum grade of 6% on collector and primary streets; and 10% on secondary streets for distances of 1,500 feet maximum.
(2) 
Vertical curves shall be used in changes of grade exceeding 1%, and shall be designed for maximum visibility. The length of the curve shall approximate 50 feet on collector streets and 25 feet on secondary streets for each 1% algebraic difference in gradient. Low points on undercrests shall be clearly indicated.
(3) 
Intersections shall be approached from all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 50 feet measured from the edge of the pavement of the transverse street within which no grade shall exceed 4%.
A. 
A minimum grade of 1/2% shall be established for all streets.
B. 
A maximum grade of 6% on collector and primary access streets, and 10% on secondary streets will be permitted for a maximum distance of 1,500 feet.
A. 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 60°.
B. 
Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
C. 
Proper sight lines shall be maintained at all intersections. Measured along the center line, there shall be a clear-sight triangle of 75 feet from the point of intersection. This sight line shall be indicated on all plans of street alignment. No existing or proposed structures or plantings, the highest point of which is two feet above road center line, shall be permitted in this area.
D. 
Secondary streets shall be so laid out that through traffic will be discouraged. In general, the intersection interval of secondary streets entering any existing or proposed streets from opposite directions shall be located directly across from each other or at no less than 125 feet, from center line to center line, of the next nearest intersection point of the entering street from the opposite side.
E. 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for secondary streets and 30 feet for intersections including primary or collector streets. Radius corners or diagonal cutoffs shall be provided on the property lines substantially concentric with or parallel to the chord of the curb radius corners.
F. 
Intersecting primary and secondary streets shall not empty into the same side of a major thoroughfare at intervals less than 800 feet.
A. 
Alleys are prohibited in development of single-family detached residences, but may be permitted in other types of residential or nonresidential developments.
B. 
For alleys in nonresidential developments, see § 390-23.
C. 
Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.
D. 
Alleys terminating at a dead-end shall be provided with a paved turnaround having a radius of not less than 40 feet. Where feasible, and subject to the approval of the Planning Commission, a paved Y turnaround may be substituted for the conventional circular turnaround when provided with a cross-sectional area of sufficient size.
A. 
Easements with a minimum width of 10 feet shall be provided as necessary for utilities and drainage.
B. 
To the fullest extent possible easements shall be centered on or adjacent to rear or side lot lines.
C. 
Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right of way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage, but not less than 20 feet, or as may be required or directed by the Department of Forests and Waters. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Borough Council.
D. 
Where storm water or surface water will be gathered within the subdivision and discharged or drained in volume over lands within or beyond the boundaries of the subdivision, the applicant or owner shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for such discharge of drainage and for the carrying off of such water and for the maintenance, repair and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes, and which shall be of sufficient width for such passage and work. The owner shall convey, free of charge, or cost, such easements to the Borough upon demand.
E. 
The area occupied by required easements shall be provided in addition to the required lot area.
A. 
The lengths, widths and shapes of blocks shall be determined with due regard to:
(1) 
Provision of adequate building sites suitable to the special needs of the types of uses contemplated.
(2) 
Zoning requirements as to lot sizes, dimensions, and minimum lot areas per dwelling unit.
(3) 
Needs for convenient access, circulation and safety of street traffic.
(4) 
Limitations and opportunities of topography.
B. 
In general, all blocks in a subdivision or land development shall have a minimum length of at least 500 feet with a maximum length of 1,600 feet. Blocks subdivided into lots shall be at least two depths in width. Modifications of the above requirements are possible in multifamily, commercial and industrial developments.
C. 
Pedestrian crosswalks, not less than 10 feet wide and with concrete paving not less than four feet wide shall be required where deemed essential to provide circulation, or access to schools, playgrounds, shopping centers, transportation, and other community facilities.
A. 
The lot size, width, depth, shape, and orientation, and the minimum building setback line shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
B. 
Lot dimensions shall conform to the requirements of Chapter 465, Zoning, of the Code of the Borough of Morrisville.
C. 
All lots shall abut on a street or cul-de-sac. Lots where the front and rear property lines abut streets shall be prohibited except in the case of reverse frontage along major thoroughfares.
D. 
In general, side lot lines shall be at right angles or radial to street lines.
E. 
Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for off-street service and parking facilities.
F. 
Lot depths shall be not less than one nor more than 2 1/2 times the average width.
G. 
All corner lots shall be at least 20 feet wider than interior lots of the same block.
H. 
All developments must connect to public water and sewer facilities if and when available.
A. 
Sidewalks shall not be less than five feet in width in single-family and two-family residential areas. A greater width to serve the anticipated pedestrian traffic shall be provided in multifamily residential and high-rise residential and office development.
B. 
Sidewalks shall be located between the curb and right-of-way line one foot from the property line or adjacent thereto.
C. 
The grade and paving of the sidewalk shall be continuous across driveways except in certain cases where heavy traffic volume dictates special treatment.
D. 
Sidewalks shall be four inches in thickness, except at driveways where the thickness shall be increased to six inches for the full width of the driveway.
E. 
Sidewalks shall be laterally pitched at a slope not less than 1/4 inch per foot to provide for adequate surface drainage.
F. 
At all corners and pedestrian street crossing points sidewalks shall be extended to the curb line with an adequate apron area for anticipated pedestrian traffic.
G. 
Sidewalks shall not exceed 7% grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades.
H. 
Sidewalks adjacent to parking areas shall have sufficient additional width for pedestrian movements beyond the bumper overhang area.
I. 
Sidewalks shall be constructed in accordance with the sidewalk specifications of Morrisville Borough.
A. 
Driveways shall be so located, designed and constructed as to provide a reasonable sight distance at intersections with streets. A stopping area, 20 feet behind the right-of-way line, shall be provided not to exceed a 4% grade.
B. 
Private driveways, where provided, shall be located not less than 40 feet from the intersection corner of corner lots and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined.
C. 
Minimum design standards for the various types of development shall be as follows:
Driveway
Classification of Development
Minimum Width
(feet)
Minimum Radius at Curb
(feet)
Maximum Grade
(percent)
Maximum Change of Grade per 10 Feet
(percent)
A
9
3 to 5
8%
10%
B
12 (one-way)
10
8%
10%
24 (two-way)
10
8%
10%
C
12 (one-way)
15
5%
7%
24 (two-way)
15
5%
7%
D
12 (one-way)
15
5%
7%
24 (two-way)
15
5%
7%
KEY:
Classification of Development or Subdivision:
A
= Single-family, two-family, and single-family attached residential
B
= Multifamily residential
C
= High-rise residential
D
= Nonresidential (business, office or industrial)
A. 
Automobile parking facilities shall be provided off-street in accordance with the requirements of Chapter 465, Zoning, and this chapter.
B. 
At no time shall angle or perpendicular parking along the curbs of local, public or private access roads or streets be permitted. All parking lots and bays allowing any parking other than parallel must be physically separated from the roadway and confined by barrier curbing.
C. 
No one area for off-street parking of motor vehicles in the B classification of development shall exceed 36 cars in capacity. Separate areas on a parcel shall by physically separated from one another by eight foot planting strips.
D. 
No less than 20 feet of open space shall be provided between the curb line of any parking area and the outside wall of the dwelling unit in a B classification of development.
E. 
Parking lot dimensions shall be no less than those listed in the following table:
Aisle Width
(feet)
Angle of Parking
Parking Width
(feet)
Stall Depth
(feet)
One-Way
Two-Way
90°
10
20
20
24
60°
10
21
18
21
45°
10
20
15
18
30°
10
18
12
15
Parallel
8
22
12
18
F. 
All dead-end parking lots shall be designed to provide sufficient back-up area for the end stalls of the parking area.
G. 
No less than a five-foot radius of curvature shall be permitted for all curb lines in all parking areas.
H. 
Except at entrance and exit drives, all parking areas shall be set back from the future right-of-way at least five feet. The distance between this required setback line and the future cartway shall be maintained as a planting strip.
A. 
Platting of individual lots for commercial purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
B. 
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by the Planning Commission to assure the free flow of through traffic from vehicles entering or leaving parking areas.
C. 
When adjacent lots proposed for nonresidential areas front on a collector or arterial street, the subdivider may be required to provide a service road for ingress and egress to and from such lots at a single point of access, or in lieu thereof, the subdivider may be required to provide an area adjacent to the proposed lots for off-street parking purposes.
D. 
Alleys shall be required in commercial and industrial districts, except where other adequate provision is made for off-street loading and parking consistent with the use proposed. Where required, alleys in commercial and industrial districts shall have a minimum paved width of 22 feet.
E. 
Dead-end alleys shall be avoided, but where this proves impossible, they shall be terminated with a paved turnaround of adequate dimensions.
F. 
Every effort shall be made to protect adjacent residential areas from potential nuisance of the proposed nonresidential subdivisions, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for a permanently landscaped evergreen buffer strip when necessary.
G. 
Streets carrying nonresidential traffic shall not normally be extended to the boundaries of adjacent existing or potential residential areas or connected to streets intended for predominantly residential traffic.
H. 
Parking areas shall be located or designed in such a manner that they are visibly secluded from normal eye level of the surrounding area. Grading to depress the parking area, raised berms, landscaping, or fencing are satisfactory methods to create such seclusion.
A. 
The density, parking and area and building requirements shall in all respects conform to Chapter 465, Zoning, of the Borough of Morrisville for multifamily developments.
B. 
Preliminary approval of the site plan shall be obtained for the entire proposed multifamily development. Final approval may be obtained section by section, but such development sections shall be specified on the preliminary plan and shall be numbered in the proposed order that they are to be developed. Such order of development shall be adhered to, and if changes are required, plans shall be re-filed and reviewed and approved.
C. 
Bonding procedures shall be required before final approval of the land development plan, and shall guarantee the improvements by the builder of streets, sidewalks, curbs, street lighting, street trees, drainage, facilities, utilities and other facilities that Borough Council may deem necessary.
D. 
Arrangement of buildings and facilities.
(1) 
All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the plot, the character of the adjoining property, and the type and size of the buildings, in order to produce a livable and economical land use pattern.
(2) 
Arrangement of buildings shall be in favorable relation to the natural topography, existing desirable trees, views within and beyond the site, and exposure to the sun and other buildings on the site.
E. 
Access and circulation.
(1) 
Access to the dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be convenient for the occupants.
(2) 
Access and circulation for fire-fighting equipment, furniture moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
(3) 
Walking distance from the main entrance of building to a street, driveway or parking area shall not exceed 250 feet.
F. 
Yards. Yards shall assure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings, and other essential uses.
G. 
Grading. Grading shall be designed for buildings, lawns, paved areas and other facilities, to assure adequate surface drainage, safe and convenient access to and around buildings and for the conservation of desirable existing vegetation and natural ground forms.
H. 
Streets.
(1) 
Streets shall be provided on the site where necessary to furnish principal traffic-ways for convenient access to the living units and other important facilities on the property.
(2) 
Streets proposed to be dedicated for public use and maintenance shall conform to the design requirements and specifications of this chapter.
I. 
Driveways.
(1) 
Driveways shall be provided on the site where necessary for convenient access to the living units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services. Driveways shall enter public streets at safe locations.
(2) 
Driveways shall be planned for convenient circulation suitable for traffic needs and safety.
(3) 
Driveways shall conform to those standards of § 390-33 of this chapter.
(4) 
All driveways shall be paved and constructed in accordance with Borough specifications.
J. 
Parking areas.
(1) 
Paved parking areas shall be provided to meet the needs of the residents and their guests without interference with normal traffic.
(2) 
Parking areas shall conform to the standards and requirements of § 390-34, and Chapter 465, Zoning, of the Code of the Borough of Morrisville.
(3) 
Parking areas shall be constructed in accordance with applicable Borough specifications.
K. 
Sidewalks.
(1) 
Street sidewalks and on-site walks shall be provided for convenient and safe access to all living units from streets, driveways, parking areas or garages and for convenient circulation and access to all project facilities.
(2) 
Width, alignment and gradient of walks shall provide safety, convenience and appearance for pedestrian traffic.
(3) 
The alignment and gradient of walks shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the walk and to prevent the pocketing of surface water by walks.
(4) 
Sidewalks shall be constructed in accordance with § 390-32 of this chapter.
L. 
Refuse collection.
(1) 
Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
(2) 
Collection stations shall be located to avoid being offensive and shall be convenient for both collectors and tenants.
(3) 
For multifamily buildings of six or more floors, an indoor compactor shall be used.
M. 
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features; and additional new plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features.