A.
The design standards and improvements required in
this Article are the minimum requirements for approval of a subdivision
or land development. Additional or higher type improvements may be
required in specific cases as a condition of approval where the Planning
Commission determines such improvements are clearly necessary to protect
the public health and safety.
B.
The Planning Commission may require reasonable appropriate
deed restrictions on land within a subdivision or land development,
with the restrictions stated in each applicable deed and noted on
every recorded plan, if needed to ensure compliance with city, state
and federal laws and regulations and to protect the public health
and safety.
This Article sets forth the design and construction
standards for required improvements, regardless of whether the improvement
will be dedicated to the city.
A.
Land shall be suitable for the purpose for which it
is to be subdivided or developed.
B.
Hazardous conditions. Subdivisions or land developments
subject to hazardous conditions (such as open quarries, hazardous
or toxic site pollution, unconsolidated fill, floods, excessive erosion
or unsafe water supply) shall not be approved until the developer
has provided or has legally committed to provide adequate measures
to overcome or eliminate the hazards, in the determination of the
Planning Commission, to the best of their knowledge. However, the
city accepts no responsibility to identify hazards or to guaranty
their resolution.
C.
Zoning. All aspects of a proposed subdivision or land development shall conform to Chapter 445, Zoning, and all other city ordinances and specifications.
D.
Nearby development. A subdivision or land development
and its street pattern shall be coordinated with existing or approved
nearby developments or neighborhoods to help develop the area harmoniously
and to help prevent conflicts with neighboring uses.
E.
Safety. No subdivision or land development shall occur
in such a way that would significantly threaten the public health
and safety, including hazards of toxic substances, traffic hazards,
explosive hazards and fire hazards.
B.
Streets and topography. Proposed streets shall be adjusted to the contour of the land to produce usable lots. See the street slope requirements of Subsection F.
C.
Street continuations.
(1)
Stub streets. Where deemed necessary by the Planning
Commission for efficient movement of traffic, a subdivision or land
development shall include the extension of a proposed street with
right-of-way to the boundary line of the tract to provide for an eventual
extension into the adjacent tract for efficient circulation of traffic
throughout the area.
(2)
Widening. Where a subdivision or land development
abuts or contains an existing street of inadequate cartway or right-of-way
width, additional right-of-way and/or cartway width shall be required
where determined by the Planning Commission to be necessary, up to
the widths stated in Table 1, Design Standards for Streets.
D.
Intersections.
(1)
The center lines of streets shall intersect at right
angles except where the Planning Commission determines that a right
angle intersection is not feasible. In such case, the intersection
shall be at as nearly a right angle as possible, with an absolute
minimum angle of 75°.
(2)
Alignment of street intersections.
(a)
No more than two streets shall intersect at
one point.
(b)
Where a proposed street or business driveway
intersects an existing cross street, such proposed street or business
driveway shall be aligned with any street intersecting on the other
side of the cross street, unless the Planning Commission or PennDOT
determine that such alignment is not reasonable or feasible.
(c)
If a proposed street cannot intersect at the
same point as a street intersecting on the other side of the cross
street, then the proposed street shall be offset by the following
minimum distances from the nearest intersection of streets:
[1]
150 feet along a local street.
[2]
300 feet along a collector street.
[3]
800 feet along an arterial street.
[4]
Measurement. The minimum distances of this subsection
shall be measured between the points where the center lines of the
rights-of-way of the intersecting streets intersect with the center
line of the cross street.
(3)
At street intersections, lot lines shall be rounded
by arcs with the radii listed below. For arterial streets, the Planning
Commission may require a larger radius than stated below, if recommended
by the City Engineer.
|
Type of Street
|
Minimum Radius of Arc at Intersection
of Cartway Edge or Curbline
(in feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way
(in feet)
| |
|---|---|---|---|
|
Arterial
|
40
|
30
| |
|
Collector
|
35
|
25
| |
|
Local
|
25
|
15
|
E.
Arterial street frontage.
(1)
Where a subdivision or land development abuts or contains
an existing or proposed arterial street, the Planning Commission shall
require one or more of the following methods of layout and site design
if it determines one or more of these methods will be reasonable,
feasible and necessary to avoid increased traffic congestion and improve
traffic safety. The Commission's decision to use one or more of the
following methods shall consider any recommendations of the City Engineer,
PennDOT and any professional traffic studies that have been submitted:
(a)
The use of a marginal access or frontage street
or access only onto side or interior streets, to collect traffic from
numerous driveways and direct it to a select few number of entrances
to the arterial street.
(b)
The minimization of the number and length of
driveway cuts or street intersections onto an arterial street, which
may include requiring the use of shared driveways between adjacent
uses or lots and/or driveways providing cross-connections between
abutting business lots.
(c)
The restriction of ingress and egress involving
left-hand turns onto or off of the arterial street.
(d)
Prohibiting driveways of individual dwellings
from directly entering onto an arterial street.
(2) 
Where individual driveways are permitted to access
onto an arterial street, each driveway shall have adequate turnaround
space for vehicles provided within the lot so that vehicles do not
back onto the street.
F.
Street design standard.
(1)
Minimum street design standards shall be as shown
in Table 1, unless PennDOT establishes a more restrictive requirement
for a state road.
|
TABLE 1
DESIGN STANDARDS FOR STREETS
(All Dimensions in Feet Unless Specified)
| ||||
|---|---|---|---|---|
|
Design Specifications
|
Type of Street Arterial
|
Collector
|
Local
| |
|
Right-of-way width5
|
60 to 80
|
50 to 60
|
50
| |
|
Cartway width
|
As determined by PennDOT to be necessary
|
30 to 365
|
26 to 325
| |
|
Minimum sight distance1
|
475
|
300
|
200
| |
|
Minimum tangent between reverse curves2
|
200
|
100
|
100
| |
|
Minimum center-line radii for horizontal curves
|
4003
|
300
|
150
| |
|
Maximum grade4
|
6%
|
8%
|
10%
| |
|
NOTES:
| ||
|
1
|
Horizontal sight distances shall be measured
from a point 3.50 feet above the road surface to a point six inches
above the road surface, and shall be based upon standards of the American
Association of State Highway and Transportation Officials (AASHTO).
| |
|
2
|
All tangents shall be measured along the street
center line.
| |
|
3
|
Larger radii may be required as determined to
be needed by the City Engineer or PennDOT.
| |
|
4
|
Minimum grades for all streets and alleys shall
be 0.5%.
| |
|
5
|
The Planning Commission shall determine the
appropriate width within the ranges provided in this table based upon:
the width of connecting streets, the need for on-street parking, the
amount of traffic expected over the long-run once any street extensions
are completed and recommendations of the city staff. Generally, local
streets in most cases are intended to have a minimum cartway width
of 30 feet, except:
| |
(a)
Cul-de-sac streets that ultimately will serve
fewer than 20 dwelling units shall be permitted to have a minimum
cartway width of 26 feet.
(b)
If single-family detached residential lots of
20,000 square feet or more will be located on both sides of a local
street, then that street may have a minimum cartway width of 20 feet,
provided that four feet wide shoulders of approved construction are
provided on each side of the street.
(2)
Horizontal curves shall connect street lines that
are deflected in excess of 2°.
(3)
Vertical curves shall be used at changes of grade
exceeding 1%. The length of the vertical curve shall be determined
by the required site distance specified in Table 1.
(4)
All approaches to an intersection of two or more streets
shall have a leveling area not greater than 5% grade for a distance
of 25 feet, measured from the nearest right-of-way line of the intersecting
street.
(5)
The minimum grade of any street gutter shall be 0.75%.
(6)
For a proposed subdivision or land development, an
alley having a right-of-way of 20 feet or less shall only be used
for secondary vehicle access. However, an alley may be used for primary
vehicle access for buildings that existed prior to the adoption of
this chapter, even if such existing buildings are subdivided onto
separate lots. An alley serving one-way traffic shall have a minimum
cartway width of 10 feet and a minimum right-of-way width of 16 feet.
An alley serving two-way traffic shall have a minimum cartway width
of 16 feet and a minimum right-of-way width of 22 feet.
I.
Cul-de-sac streets.
(1)
Cul-de-sac streets shall be permitted with a maximum
length of 1,000 feet. Cul-de-sac streets shall be provided with a
turnaround with a minimum paved cartway radius of 40 feet to the face
of the outside curb, except: The 40 feet minimum paved cartway radius
may be reduced to 35 feet if and when the applicant proves that such
street would meet PennDOT requirements for liquid fuels reimbursement,
considering any changes in PennDOT standards that may occur after
the adoption of this chapter.
(2)
The circular right-of-way of the cul-de-sac shall
maintain a minimum 10 feet width between the edge of paving and the
edge of the legal street right-of-way. The circular paving of the
cul-de-sac shall be connected to the approach paving by an arc having
a radius of not fewer than 25 feet.
(3)
The Planning Commission may permit acceptable alternative
turnaround designs, including a turnaround of acceptable radii incorporated
into a parking court or a landscaped island (with an acceptable system
for maintenance) within a cul-de-sac.
(4)
No street shall dead-end without an approved turnaround
at the end of the street. Temporary stub streets shall be required
to include a temporary cul-de-sac if the stub would be longer than
150 feet or serve more than three dwellings or lots.
(5)
The maximum cross slope on the circular part of a
cul-de-sac shall be 80%.
(6)
A cul-de-sac street, or a combination of cul-de-sac
streets connected so as to effectively form a system with only one
point of entry, shall serve a total maximum of 20 dwelling units.
J.
Maintenance. As a condition for final plan approval,
the developer must enter into a legally binding agreement which shall
state who is to be responsible for the improvement and maintenance
of any street not offered for dedication. If an association of lot
owners is to be made responsible, such association must be legally
organized prior to plan approval by an agreement approved by the city.
K.
Street design and construction standards.
(1)
Streets shall be graded, improved and surfaced to the grades and dimensions shown on plans, profiles and cross-sections submitted by the developer that meet applicable city standards. See width and slope requirements in § 423-55F.
(a)
All new and extended streets shall be constructed of the following materials, except as provided in Subsection K(3) below, or unless the city adopts differing standards by resolution or ordinance:
(b)
In any case, any street intended to be dedicated
to the city shall meet the minimum standards of the Pennsylvania Department
of Transportation that apply for city eligibility to receive state
liquid fuels reimbursement for such street.
(2)
Right-of-way grading.
(a)
The entire right-of-way shall be graded to the
approved cross-section. All trees, stumps and other material deemed
unsuitable by the City Engineer shall be removed. The excavation shall
be backfilled and suitably compacted to the satisfaction of the City
Engineer.
(b)
The finished street surface shall be crowned
in conformance with the city specifications.
(3)
Alternative street specifications. An applicant may,
if recommended by the City Engineer and approved by the Planning Commission,
use an alternative road bed design that is specifically recommended
for that type of street by a current official publication of PennDOT.
The alternate design must provide load capabilities equivalent to
or higher than the capabilities of the designs set forth above.
(4)
Grading beyond right-of-way.
(a)
The subdivider or developer may be required
to grade beyond the right-of-way line in order to provide continuous
slope from the right-of-way line to the proposed elevation of the
abutting property.
(b)
Such grading beyond the right-of-way shall maintain
the original conditions of slope and contours except where stormwater
runoff designs dictate or warrant improvement or alteration of the
original slope and contours.
(c)
Approved plans, either preliminary or final,
showing proposed grading, shall be a covenant running with the land,
unless altered by written permission from the Planning Commission
in conjunction with the County Conservation District.
(d)
In areas of earth excavation or earth fill,
such grading shall be done to a maximum slope of three feet horizontal
to one foot vertical.
(5)
Drainage of streets.
(a)
Parallel and cross drainage facilities shall
be properly located, designed and installed to maintain proper drainage
of the completed streets.
(b)
Proper design and construction in accordance with those requirements may require the use of curb and gutter or paved drainage swales to prevent erosion. Drainage facilities shall be designed in accordance with requirements of § 423-59.
(c)
The minimum diameter of any cross drainage or
culvert pipe shall be 15 inches.
(d)
Open pipe ends must be fitted with concrete
end walls or wing walls or prefabricated end sections and with protective
safety gratings.
(e)
No open pipes shall be allowed to end within
the city street right-of-way, except in cases where new driveways
must cross existing deep road side swales adjacent to existing city
streets. In the case of these exemptions to the standard, the pipe
shall be located as far off the edge of pavement as possible [at least
20 feet from the street center line].
(f)
Energy dissipators shall be placed at the outlets
of all pipes where flow velocities exceed maximum permitted channel
velocities.
(g)
Bridges and culverts shall be designed to support
expected loads in accordance with applicable federal and/or state
standards to accommodate expected stormwater flows and be constructed
to adequate width in accordance with PennDOT standards. The applicant
shall apply for and obtain a DEP permit when required.
(h)
Consideration shall be given for subgrade drainage
of those soils subject to frost heave. Design of the road bed in such
locations may require parallel drainage facilities and/or underdrains
to properly stabilize the subgrade. The Planning Commission may require
that such drainage facilities be provided. The design of such subgrade
drainage facilities shall be subject to the review and approval of
the City Engineer.
(k)
A set of approved design plans shall be maintained
on file at the site during construction as record drawings.
L.
Private streets. Any private street or accessway that
will eventually serve traffic from four or more residential lots or
three or more industrial, commercial and/or institutional lots shall
be designed and constructed to city construction standards, including
the provision of a street right-of-way.
M.
Required traffic improvements.
(1)
Purpose. In recognition of the authority and limitations
provided by Article V-A and Sections 503(2)(ii) and 503(3) of the
Pennsylvania Municipalities Planning Code,[1] this section is primarily intended to ensure that streets
bordering a submission or land development are coordinated and of
such widths and grades and in such locations as deemed necessary to
accommodate prospective traffic and to facilitate fire protection
and to ensure that the access into and out of subdivisions and land
developments is sufficiently safe.
[1]
Editor's Note: See 53 P.S. § 10501-A
et seq. and 53 P.S. § 10503(2)(ii) and (3), respectively.
(2)
Process. This Subsection M shall be carried out through determinations of the Planning Commission, after considering any recommendations of the City Engineer, the applicant, the applicant's professional representatives, any comments from PennDOT that may be provided regarding a state road and any professional traffic studies that may have been submitted.
(3)
On-site/abutting traffic improvements. If, in the
determination of the Planning Commission, there is a reasonable relationship
between the need for an on-site improvement of a street and the traffic
created by a proposed subdivision or land development, the applicant
for such subdivision or land development shall be required to complete
the needed improvement or fund his/her fair share of the cost of such
traffic improvement and to dedicate sufficient street right-of-way
for needed improvements.
(a)
Widening of abutting roads. Where an existing
abutting public street is of inadequate width, an applicant for any
land development or major subdivision shall be required to widen the
cartway of abutting streets to city standards to result in a minimum
paved cartway width of 14 feet on each side of the center line.
[1]
The applicant shall only be responsible for
improvements from the center line of the street right-of-way inward
towards the project's lot lines, unless the Planning Commission determines
that improvements on the other side of the center line are essential
for public safety.
[2]
A lesser width may be permitted where the Planning
Commission determines that such would be appropriate and/or would
save mature trees.
[3]
A wider width may be required by the Planning
Commission where needed along a collector or arterial street.
(b)
Such improvements and right-of-way shall be
required unless the Planning Commission determines:
[1]
That there is not a reasonable relationship
between the improvements and the traffic created by the the proposed
development.
[2]
That widening or right-of-way or other improvements
are not needed or that a lesser improvement is sufficient.
[3]
That PennDOT specifically refuses, in writing,
to allow such improvement to a state road in the foreseeable future,
in which case the city may still require that abutting right-of-way
be dedicated to the city or reserved for future dedication if needed
in the future.
(c)
Any improvement to a state street shall meet
all PennDOT standards.
(4)
Types of required traffic improvements.
(a)
The following shall be the definition of on-site
improvement (unless this definition is amended by state law): all
street improvements constructed on the applicant's property or the
improvements constructed on the property abutting the applicant's
property necessary for the ingress or egress to the applicant's property.
(b)
On-site improvements may include, but are not
limited to a new or upgraded traffic signal, land dedication to improve
an abutting intersection, realignment of an abutting curve in a road
or the widening of the abutting cartway and right-of-way.
(c)
The city shall not require an applicant to fund
or complete a road improvement that is an off-site improvement, unless
the Planning Commission determines that such improvement is clearly
essential for the physical safety of the occupants/residents of the
proposed development (such as for emergency vehicle access).
(5)
Funding. In place of completing a required street
improvement as a condition of final approval, an applicant may enter
into a legally binding development agreement with the city for the
applicant to fund the improvement or his/her fair share of such improvement
as determined by the Planning Commission.
(6)
Accounting. Any such funds may be placed in escrow
until such time as sufficient funds are available for a more comprehensive
improvement, with interest being used towards the cost of the improvement.
Any such funds received under this subsection shall be accounted for
separately.
(7)
Staging. Any completion or funding of a required road
improvement may occur in stages in relationship to the stages of the
development, if so stated in a legally binding development agreement
and/or as a condition of final plan approval.
(8)
Multi-bridge project.
[Added 2-25-2019 by Ord. No. 55-2019]
(a)
Delegation of authority. The City
of Scranton hereby delegates to the Secretary of Transportation its
authority to acquire the rights-of-way necessary for the multi-bridge
project described and enumerated in Agreement 04M173, passed by City
Council on November 27, 2018, said agreement containing all applicable
multi-bridge project terms and conditions incorporated by reference
therein as if fully set forth.[2]
[2]
Editor's Note: Said agreement is on file in
the City offices.
(b)
Duration. This delegation shall continue
until all multi-bridge project terms and conditions of Agreement No.
04M173 shall be fully satisfied or, at the election of the parties
as set forth herein, the same shall be otherwise terminated.
(c)
Purpose and scope of delegation.
The Secretary of Transportation shall have the authority to acquire
the rights-of-way necessary for the multi-bridge project described
and enumerated in Document No. 04M173, passed by City Council on November
27, 2018, subject to review and approval of the City of Scranton Business
Administrator and City of Scranton Engineer as to the extent of the
rights-of-way necessary for any project.
(d)
Financing. 100% of the right-of-way
costs, along with all other costs under Agreement No. 04M173, is being
funded with the combination of federal funds available through the
Surface Transportation Plan, Z240; state funds available through the
State Bridge Funds - Local, 183; and through the City of Scranton
2018 Capital Budget.
(e)
Organizational structure. The multi-bridge
project shall be managed, directed and performed by the Commonwealth
of Pennsylvania, Department of Transportation.
(f)
Property. The Secretary of Transportation
shall acquire property pursuant to all applicable policies and procedures
as necessary for the multi-bridge project as authorized by Section
2003(e) of the Administrative Code 71 P.S. § 513(e), for all
transportation purposes, which shall include, and not be limited to,
acquisitions for local roads and streets.
N.
Flood-prone areas and streets. The finished elevation
of proposed streets shall not be more than one foot below the one-hundred-year
elevation, except for a perpendicular crossing of a street that may
be approved by the City Engineer if the applicant proves that such
depth of floodwaters would not prevent vehicular access to principal
buildings. The one-hundred-year-flood elevation shall be shown on
street profiles where such flood may impact such street. Sufficient
inlets and other drainage measures shall be provided to control such
flooding.
Residential blocks shall not exceed 1,500 feet
in length, unless specifically permitted by the Planning Commission.
A.
The average depth-to-width ratio of a lot shall generally
not be greater than three to one, unless otherwise permitted by the
Planning Commission.
B. 
Side lot lines shall abut and be approximately at
right angles to straight streets and on radial lines to curved streets,
unless otherwise permitted by the Planning Commission. Pointed or
very irregularly shaped lots shall be avoided (see figures below).
C.
Lots shall conform to the applicable minimum lot sizes, lot widths, setback and all other requirements as set forth in Chapter 445, Zoning.
E.
Double frontage lots. If a residential lot has street
frontage along both the front lot line and rear lot lines, then each
lot shall include a fifteen-foot deep planting strip along one of
the streets, with vehicle access across this strip clearly prohibited
by notes on any approved plan (see figure below).
(1)
In addition to the street trees required by § 423-69 of this chapter, this planting strip shall include evergreen plantings meeting the requirements of § 445-74D of Chapter 445, Zoning. Such evergreens are not required to create a complete visual screen, but instead shall be spaced to result in a screening of approximately 50% within four years. Any fencing in the rear of such lots shall be placed on the inside side of such plantings.
(2)
This planting strip is intended to be placed along
the street that the Planning Commission determines will eventually
serve the most through-traffic (for example, if a lot abuts a collector
and a local street, the planting strip shall be placed along the collector
street and the lot shall only have vehicular access onto the local
street).
F.
If the remnants of land (other than rights-of-way)
exist after subdividing, they shall be incorporated in existing or
proposed lots. No lot shall be created that would abut a minor arterial
street that would not be suitable for a use permitted in that Zoning
District.
A.
Monuments.
(1)
Location. Permanent reference monuments shall be located
at each intersection of rights-of-ways of street(s) constructed by
the developer, at the beginning and ending of all street curves and
at exterior corners of the subdivision or land development, unless
an alternate arrangement is approved by the City Engineer that still
permits a surveyor to stake out accurately any building lot shown
on the record plan.
(2)
Type. Reference monuments shall be constructed of
steel reinforced portland cement concrete or to other materials preapproved
by the City Engineer and should have a minimum size of 4 x 4 inches
at the ground level and shall have the top be flush or slightly above
the grade level.
B.
Lot pins. All lot corner markers shall be permanently
located and shall be at least a 3/4 inch metal pin or pipe with a
minimum length of 20 inches, located in the ground to existing grade,
or other of lot pin approved by the City Engineer.
A.
General provisions.
(1)
Act 167 ordinances. See the provisions of Chapter 405, Stormwater Management, for the Lackawanna River Watershed. This stormwater ordinance, as amended, is included by reference in this chapter, and shall be referenced herein by the term "the Act 167 ordinance." Where necessary for public safety, the Planning Commission may require adjustments to such Act 167 plan provisions, within the limitations of the approved Act 167 plan.
(2)
Consistency with Act 167. The provisions of this § 423-59 shall apply except where a specific provision of a city-adopted Act 167 ordinance supersedes this chapter under a specific provision of the Pennsylvania Stormwater Management Act,[1] such as regarding release rates. In case of any differences
between an Act 167 ordinance and this section where the Act 167 ordinance
does not supersede, then the more restrictive requirement shall apply.
[1]
Editor's Note: See 32 P.S. § 680.1
et seq.
(3)
Velocity control measures. The Planning Commission,
based upon the recommendations of the City Engineer, may require specific
sizes or types of stormwater velocity control measures based upon
both the need to control the velocity and upon long-term maintenance
concerns.
(4)
Stormwater runoff from any subdivision or land development
(including during construction and earthmoving) shall not occur at
a peak rate (measured in cubic feet per second) that is greater after
development than occurred prior to development.
(5)
Runoff shall be controlled from a site using appropriate
means of detention of water on the site and/or other approved types
of stormwater management, within the requirements of this chapter.
(6)
Runoff that is detained shall be held and released
at a predetermined controlled rate by appropriately installed devices.
The release shall be in the same manner as the natural or predevelopment
means of discharge from a site (such as point discharge or sheet flow).
(7)
Stormwater runoff shall not be increased or redirected
in such a way that it results in hazards to persons or property or
interferes with the normal movement of vehicles.
(8)
All stormwater management methods are subject to approval
by the City Engineer, including all outlet locations.
(9)
All lots shall be laid out and graded to prevent cross-lot
drainage, to provide positive drainage away from proposed building
locations and any primary or alternate septic system locations. Stormwater
shall also not be redirected towards buildings or on-lot septic systems
off of the site.
(10)
All stormwater management plans shall take into
account and provide for existing flow from upstream areas within the
entire watershed.
(11)
The existing points of natural drainage discharge
onto adjacent property shall not be altered to increase flows nor
shall the concentration of water runoff be increased because of development
without the written approval of all affected landowners.
(12)
No stormwater runoff or watercourse shall be
diverted in a way that overloads existing drainage systems, or creates
flooding or the need for additional drainage structures on other private
properties or public lands, without city approval of provisions to
be made by the developer for properly handling such conditions, including
water runoff impoundments, if necessary.
(13)
An adequate storm sewer system consisting of
inlets and underground drainage pipes with approved outlets shall
be constructed where the runoff of stormwater and the prevention of
erosion cannot be accomplished satisfactorily by surface drainage
facilities, as determined by the Planning Commission, based upon the
recommendation of the City Engineer, based upon the expected velocity
and depth of the stormwater flows and the proximity of dwellings.
(14)
Sequence of construction. No substantial grading
shall occur and no building permits shall be issued for any building
unless any detention basin, situation basin or improved major swale
approved to handle the resulting runoff is in place. Any detention
basin shall be seeded and stabilized and have an installed outlet
structure prior to the construction of any streets or buildings within
that drainage basin.
(15)
Phasing of stormwater improvements.
(a)
The phasing of a development shall ensure that
all stormwater facilities needed to manage runoff from a phase are
in place and functioning adequately prior to and after the construction
of buildings in that phase. This shall, for example, include the extension
of the main outfall line. This may require the use of temporary structures,
which shall be shown on submitted plans. If the development occurs
in phases, the entire system shall be shown as part of the preliminary
plan submission.
(b)
When subdivisions or land developments are submitted
to the city for approval in sections, a complete general storm sewer
design for the proposed subdivision or land development shall be submitted
at the preliminary plan level. The proposed design must take into
account the entire tract and the watershed.
(c)
A development shall be required to include the
construction of stormwater controls in areas of future phases of a
development prior to construction of earlier phases if the City Engineer
determines that is necessary to make sure that the system will work
after the completion of each phase. This shall, for example, include
the extension of the main outfall line.
(16)
For downstream properties, the applicant shall
study areas where the development could have significant impact, considering
the size of drainage areas and the amount of runoff from the development.
(17)
Drainage structures that are located on state
highway rights-of-way shall be found to be acceptable to PennDOT,
and PennDOT approval shall be a condition of any final approval of
the city.
B.
Calculations of stormwater runoff. The methods described
in the Act 167 ordinance(s) shall apply.
(1)
The stormwater calculations shall include the following:
(b)
Pre- and postdevelopment drainage maps showing
existing and proposed grades and including any off-site tributary
area.
(c)
Pre- and postdevelopment runoff calculations.
(d)
Detention basin design calculations (as applicable).
(e)
Pipe and swale sizing calculations.
(f)
Such information as the City Engineer determines
is needed to determine compliance with this chapter, including, but
not limited to slopes, proposed elevations, typical cross sections
and details.
(2)
Stormwater calculations shall be submitted in a clear
and legible manner for any lot or tract that would result in an increase
of 10,000 square feet or greater of total impervious cover.
(3)
The stormwater calculations shall follow a method
preapproved by and acceptable to the City Engineer. The following
methods are recommended:
(4)
Where crop farming or disturbed earth exists on the
site prior to development, meadow in good condition shall be used
as the starting base for the calculation.
C.
Design submission and design storms. The following
shall apply unless superseded by PennDOT standards within PennDOT's
jurisdiction:
(1)
Within the one-hundred-year floodplain, any stormwater
management structures and systems shall be designed to handle a one-hundred-year
storm. A twenty-four-hour Type II storm shall be used if using the
soil complex method.
(2)
The stormwater management plan shall show that a one-hundred-year,
twenty-four-hour storm can be safely conveyed without jeopardizing
any principal building on or adjacent to of the site.
(3)
All plans showing the proposed storm drainage construction
must be accompanied by a complete design stamped and signed by a Pennsylvania
registered engineer or Pennsylvania registered landscape architect.
(4)
At a minimum, the applicant shall prove to the satisfaction
of the City Engineer that no increase in peak stormwater discharge
will leave the tract during earthmoving, construction or after development
than occurred prior to any of these activities, under the following
conditions and storm frequencies (considered individually), unless
any more restrictive requirements of an applicable official stormwater
management plan approved by DEP and the county pursuant to state Act
167 of 1978, as amended:
(a)
Five-year storm.
(b)
Ten-year storm.
(c)
Twenty-five-year storm.
(d)
If using the SCS calculation method, a twenty-four-hour
Type II storm shall be used in the calculations required by this subsection.
(e)
In addition, the City Engineer may require that
the above requirement also apply to a two-year storm if there are
critical stormwater conditions in the area.
(5)
Storm sewer piping, roadside swales and inlet systems
shall be designed for a twenty-five-year storm. A twenty-four-hour
Type B rainfall shall be used if using the Soil Complex Method. The
openings of culverts and under bridges shall be designed for a fifty-year,
twenty-four Type II rainfall (except within the one-hundred-year floodplain).
Bridges shall be designed with one foot of freeboard.
D.
Methods of detention and flow delay. The following
methods of detention or flow-delay devices may be found to be acceptable
by the City Engineer:
(1)
Wet or dry ponds and detention basins.
(2)
Roof storage and increased roof roughness.
(3)
Parking lot detention.
(4)
Infiltration trenches.
(5)
Porous pavements, grassed channels and vegetated strips.
(6)
Cisterns, underground reservoirs or covered ponds.
(7)
Increasing the roughness coefficients on the development's
surface area.
(8)
Decreasing the percentage of impervious area.
(9)
Promoting groundwater recharge.
(10)
Routing flow over lawns in swales within stormwater
easements.
(11)
Detention storage within the storm sewer.
(12)
Another method that may be approved by the City
Engineer.
E.
Detention basins standards. For the purpose of this
section, a retention basin shall be required to meet the same standards
as a detention basin.
(1)
Perforated risers, staggered offices, V notch wires
or other outlet structures as approved by the City Engineer may be
required for outlet control.
(2)
Emergency spillways. All detention basins shall be
designed with an emergency spillway.
(a)
The emergency spillway shall be able to pass
the one-hundred-year-postdevelopment peak discharge at a height of
0.75 foot.
(b)
The emergency spillway shall convey the one-hundred-year
storm at a maximum depth of one foot over the spillway. The downstream
slope of the spillway shall as a minimum extend to the toe of the
berm embankment. The edge of the basin grading shall be within the
subject property.
(c)
All detention basin outflow structures shall
be designed with trash racks over the outflows.
(d)
Whenever possible, the emergency spillway for
detention basins shall be constructed on undisturbed ground. If the
emergency spillway cannot be constructed on undisturbed ground, it
shall be constructed of suitable material adequately compacted in
accordance with specifications preapproved by the City Engineer.
(e)
Emergency spillways shall be constructed of
reinforced concrete, mortared in place rip-rap or concrete rubble.
All emergency spillways shall be constructed so that the detention
basin berm is protected against erosion.
(3)
The emergency spillway and the outfall of the detention
basin shall be lined with mortared rip-rap and shall meet requirements
of PennDOT Publication 408, or its successor.
(4)
The minimum top width of a detention basin berm shall
be five feet, unless the City Engineer determines that a differing
width is needed for maintenance and structural purposes.
(5)
In order to provide proper drainage, a minimum grade
of 1.5%, directed toward the outlet structure, shall be maintained
across the basic floor. A lesser grade may be permissible, provided
that a concrete low flow channel is provided.
(6)
Slopes of basin. The maximum inside and outside slope
of earth detention basin embankments shall be three horizontal to
one vertical.
(7)
Outfall. Where no existing point of concentration
exists, the outfall from a detention basin shall not discharge closer
than 10 feet from the adjoining property line, unless permission is
given, in writing, by said adjacent property owner.
(8)
Basins not having direct access to a public street
shall have a fifteen-foot wide, usable access easement to a public
street for the purpose of maintenance.
(9)
For the purpose of this section, a retention basin
shall be required to meet the same standards as a detention basin.
(10)
Landscaped screening of detention basins.
(a)
A detention basin with a basin depth of greater
than 30) inches shall be screened from view of existing dwellings,
a residential zoning district or a public street, unless the basin
would meet all of the following conditions:
(b)
The required screening shall primarily include
evergreen trees and shrubs of sufficient number to provide an approximately
50% year-round visual screen of five feet minimum height approximately
four years after planting. This landscaping shall not be required
along an area where natural vegetation will be maintained that will
completely fulfill this purpose.
(c)
Thorny and prickly shrubs (that are also attractive)
are encouraged to be used around detention basins to discourage entry
by children.
(11)
Areas of stormwater basins that are visible
from streets and dwellings shall be attractively maintained.
(12)
All outflow structures from storage facilities
shall be equipped with a regulatory device that will permit modification
to regulate the amount of outflow. Entrances to stormwater pipes,
including outflow pipes in detention basins, shall have childproof
grates or similar devices.
(13)
Antiseep collars. Antiseep collars shall be
installed around the principal pipe barrel within the normal saturation
zone of the detention basin berms. Antiseep collars shall not be required
on basins designed to have a depth of water of fewer than three feet.
The antiseep collars and their connections to the pipe barrel shall
be watertight. The antiseep collars shall extend a minimum of two
feet beyond the outside of the principal pipe barrel. The maximum
spacing between collars shall be 10 times the minimum projection of
the collar measured perpendicular to the pipe.
(14)
Fencing of basins.
(a)
The city may require an applicant to surround
a detention basin with galvanized vinyl clad chain link metal fencing
or an alternative type of fence acceptable to the city if any of the
conditions are present:
[1]
The maximum depth of water in the basin after
a twenty-five-year storm is greater than 30 inches.
[2]
The basin is intended to hold water for periods
of longer than three hours after the rainfall subsides.
[3]
The basin is to be dedicated to the city and
the Planning Commission request fencing.
[4]
The earthen inside slopes of the detention basin
will be steeper than four horizontal to one vertical.
(b)
Fencing of a detention basin under the above
subsection shall not be required if the nearest residential district,
school, day-care center, existing residence or recreation facility
is at least 1,500 feet away in walking distance from the basin.
(15)
Multiple basins. The use of multiple detention
basins should be investigated over the use of one larger storage facility.
(16)
An outflow control structure shall be provided
at the outlet of all detention basins. This structure shall be constructed
of metal or concrete and shall be designed so that the rate of outflow
is controlled by the pipe barrel through the basin berm when the depth
of water within the basin exceeds the height of the structure. The
crest elevation shall be set at a minimum of 12 inches below the emergency
spillway.
(17)
Retention basins. Aeration devices may be required,
dependent upon the quality of the influent and detention time.
F.
Construction standards.
(1)
Standards. Construction and materials of storm drainage
and control facilities (including pipes) and erosion control facilities
shall be in accordance with the approved plans and any accompanying
specifications. The construction details and standards of the following
publications, or their successor publications, in their most recent
revision shall be used:
(2)
Pipe materials. All pipe materials shall meet PennDOT
standards.
(3)
A set of approved design plans shall be maintained
on file at the site during construction, as record drawings.
(4)
Rooftop storage. If a roof is to be used for detention,
a condition of such use shall be that the applicant submit appropriate
calculations and a signed statement from a registered architect or
registered engineer that the structure will be able to support the
roof loadings. This statement shall be required prior to issuance
of the building permit.
(5)
Parking lot storage. A maximum of 30% of paved parking
lot may be found acceptable as a stormwater detention but not a retention
facility. Ponding shall be arranged so that pedestrians may cross
the parking lot relatively dryly. There shall be a maximum designed
depth of six inches, and the pavement shall be designed to withstand
the effects of ponded water. The area used for the storage shall be
the least used portions of the parking.
G.
Drainage pipe, culvert and catch basin design.
(1)
Open pipe ends must be fitted with rip-rap and/or
energy dissipaters if deemed appropriate by the City Engineer.
(2)
Drainage pipes shall have a minimum slope of 0.5%
and drainage swales and gutters, 2.0%. As a minimum, the tops of all
pipes should be at the same elevation when changing pipe sizes.
(3)
Manholes or inlets shall be used at all changes in
horizontal alignment, at changes of vertical grade and at all pipe
intersections. No run of pipe shall exceed 400 feet in length, without
appropriate measures to allow cleanout. Trash racks shall be placed
on all stormwater entrance structures.
(4)
Grating. Appropriate safety grates shall be attached
to all catch basins, stormwater inlets, pipe openings and other stormwater
receiving structures, as needed, to ensure that maximum openings do
not exceed 25 square inches. Along streets and pedestrian areas, bicycle-safe
grates shall be used as needed.
(5)
Storm sewer outfall. Storm sewer outfalls shall be
designed, with respect to the elevation of the invert or other features,
that when the receiving watercourse is within a twenty-five-year storm,
the storm sewer will continue to drain the area it is designed to
serve.
(6)
To minimize sheet flow of stormwater across lots located
on the lower side of streets, and to divert flow away from building
areas, the cross section of the street as constructed shall provide
for parallel ditches or swales or curbing on the lower side which
shall discharge only at approved locations.
(7)
Inlet spacing shall be designed such that in a twenty-five-year
storm, one traffic lane of at least 10 feet in width shall be free
from stormwater.
H.
Stormwater easements.
(1)
Where required. Where a subdivision or development
is traversed by a watercourse, drainageway, channel or stream that
the City Engineer determines is subject to significant stormwater
flows, there shall be provided a drainage easement established along
the following:
(a)
The one-hundred-year floodway, where that is
defined.
(b)
Where a one-hundred-year floodway is not defined,
the one-hundred-year floodplain.
(c)
Where a one-hundred-year floodplain is not defined,
a width shall be used that includes a minimum of five feet on each
side of the center of the waterway.
(2)
The drainage easements required by the above subsection
are intended to preserve the unimpeded flow of natural drainage and
to provide for future possible widening, deepening, relocating, improving
or protecting of such drainage facilities.
(3)
If a major man-made drainage channel would pass within
close proximity to homes and possibly threaten the safety of persons,
the Planning Commission, based upon the advice of the City Engineer,
may require such certain lengths of such channel to be placed within
appropriate underground pipes.
(4)
Structures that could obstruct stormwater flow shall
be prohibited within stormwater easements. Also, areas where stormwater
easements have or will be granted shall not be obstructed during or
after construction.
(5)
Stormwater easements shall grant the city the right
at its option to enter the easement to accomplish maintenance and
channel improvement work, although the city assumes no responsibility
to accomplish such work.
(6)
It shall be the responsibility of the applicant to
obtain all stormwater easements on, over or through other properties
that are needed to carry out the proposed storm management plan.
I.
Surface waters. All natural streams, channels, swales, drainage systems and/or areas of concentration of surface water shall be maintained in their existing condition and alignment, without any blocking, impeding or redirecting of the watercourse, unless such alteration is preapproved by the City Engineer. The applicant shall be responsible to obtain all necessary DEP permits (see Chapter 105 of Title 25 of the state regulations).
J.
Ownership and maintenance of stormwater facilities.
A system for the ownership and maintenance responsibilities of all
temporary and permanent stormwater facilities and erosion and sedimentation
control facilities that is satisfactory to the Planning Commission
shall be established prior to final plan approval including:
(1)
Identification of responsible individual, corporation,
association or other entity for ownership and maintenance of both
temporary and permanent stormwater management and erosion and sedimentation
control facilities.
(2)
Establishment of suitable easements for access to
all facilities for maintenance.
(3)
The city may, at the complete discretion of the City
Council, decide not to accept an offer by the applicant for city ownership
of stormwater facilities.
(4)
Stormwater facilities shall be designed to require
minimal maintenance. Low-maintenance vegetation is encouraged.
(5)
All storm drainage facilities shall be properly maintained
by the party designated as responsible on the final subdivision plan,
unless the Planning Commission agrees to accept a change in the party
responsible or the party owning the facility.
(6)
Should a facility not be maintained in proper working
order, the City Council, may after due notice to the responsible party,
arrange for the needed maintenance to be accomplished with all such
expenses charged to the responsible party. These expenses shall be
collectible as municipal claims are now collected by law.
(7)
The City Engineer and Code Enforcement staff shall
have the right to enter private property to inspect storm drainage
facilities. Reasonable effort should be made to contact the property
owner prior to any such inspection.
K.
Joint storm drainage facilities.
(1)
Stormwater management facilities may be planned and
constructed in coordination by two or more developments, provided
that all other parts of this section are complied with.
(2)
The city may require a development to contribute its
fair share of the costs of a comprehensive regional or subregional
stormwater system in place of requiring an on-site detention basin.
L.
Storm sewers. The construction of new storm sewers
or the connection into acceptable existing storm sewers shall be required
or allowed by the Planning Commission if the Planning Commission determines
on the basis of the recommendation of the City Engineer that this
is the most feasible and reasonable option.
A.
In general.
(1)
All subdivisions and land developments shall be served
with an approved and adequate sewage disposal system (either on-lot
or public) that will meet state and city regulations.
(2)
Public sewage connections. Any principal building
or use within a subdivision or land development that generates wastewater
and that in the determination of the Planning Commission, based upon
the advice of any applicable authority and the City Engineer, could
reasonably connect into a public sewage system shall be required to
connect into that system. The applicant shall be responsible to pay
such reasonable capital expenses that are necessary for such connection.
B.
Central sewage service.
(1)
If a municipality, authority or public utility is
to provide the central sewage service, such agency shall have the
authority to approve or reject the proposed sewage collection system
for just cause.
(2)
Nonpublic sewage service. If central sewage service
is proposed through a system that is not owned by a municipality or
authority, the Planning Commission shall have the authority to permit
or not permit such service to meet the sewage requirements of section
based upon:
(a)
Whether public sewage service is expected to
be available within five years of the date of preliminary plan approval
and could be efficiently and properly connected into the public system
at such time.
(b)
Whether the proposed system would be consistent
with the city's official sewage facilities plan.
(c)
Whether the system would include an appropriate
permanent system for professional operation and maintenance.
C.
On-lot sewage disposal system. If connection to an
approved central sewage system is not required at the time of occupancy,
then each lot shall be required to be served by an on-lot sewage disposal
system that will meet all applicable state regulations. Each such
proposed location shall be tested and approved by City Sewage Enforcement
Officer, prior to approval of the final plan.
A.
In general.
(1)
All subdivisions and land developments shall be served
with an adequate on-lot or central water supply system that will meet
DEP and city requirements.
(2)
Connections to central water systems. The Planning
Commission shall require all lots and principal uses within a subdivision
or land development to be connected to an existing public or PUC-regulated
central water system, unless the applicant proves to the satisfaction
of Planning Commission that such connection would not be feasible,
cost-effective and reasonable.
B.
Central water supply system.
(1)
Water supplier approval. Proposed extensions of central
water systems shall meet all applicable procedures, reviews and requirements
of any appropriate municipal authority or water company. Such extension
shall be approved by such agency prior to final plan approval, although
specific detailed service agreements are not required to be signed
until prior to recording.
(2)
Nonpublic supplier. Service by a new central water
system that is not owned by an existing PUC-regulated water company,
public authority or municipality shall only be permitted if the system
is found to be acceptable in capacity, pressure, design and construction
by the Planning Commission, based upon review of the City Engineer.
The Planning Commission may deny permission for a subdivision or land
development to be served by a new central water system if such system
cannot guaranty sufficient water pressure and capacity and would not
include a suitable process for long-term operation and maintenance.
C.
On-lot water system (wells). When a subdivision or
land development is not required to connect to a central water system,
acceptable locations for on-lot water systems shall be shown on plans
and shall be constructed in accordance with regulations of DEP.
D.
Fire hydrants and fire flow.
(1)
All subdivisions and land developments that will be
served by central water service shall provide fire hydrants as needed
with appropriate water pressure so that all dwelling units and principal
buildings are within 600 feet of an active fire hydrant.
(2)
If requested by the City Engineer or Planning Commission,
the applicant shall provide proof of adequate available fire flow
of water for fire fighting. Such information shall be subject to review
of the City Engineer, Planning Director and Fire Bureau.
A.
Utilities. All electric power, telephone and natural
gas service lines within a new subdivision or land development shall:
B.
Dumpsters. All apartment developments shall include
conveniently located refuse collection facilities for the residents.
All uses within nonresidential land developments and subdivisions
shall include appropriate refuse collection facilities. All bulk refuse
collection dumpsters shall be screened on three of four sides by walls
or evergreen landscaping from view of existing dwellings, adjacent
undeveloped residentially zoned lots and public streets.
C.
Easements. Easements shall be provided as follows:
(1)
Drainage, sanitary sewage and central water easements
shall be provided as determined to be needed by the city and as indicated
on the plans.
(2)
Locations. Where determined to be necessary and reasonable
by the City Engineer, all lots shall include a drainage and utility
easement around the perimeter of each lot, including adjacent to the
street right-of-way. However, such easements shall not be required
where buildings (such as townhouses) are to be attached at a lot line.
(3)
Width. The minimum width of an easement shall be 10
feet, except that the City Engineer may require wider easements where
necessary, especially where an easement is unlikely to be provided
on the abutting side of the abutting lot.
(5)
Additional width of easements shall be provided for additional utilities if required by the water or sanitary sewage supplier or the City Engineer. The easement widths along side lot lines may be reduced if Chapter 445, Zoning, allows a principal building setback that is more narrow than the width of the easement that would otherwise be required.
(6)
Separation. Minimum separation distances between utility
lines shall be as required by the applicable utility or as deemed
by the City Engineer.
(7)
Pipelines. If any activity is proposed within the
right-of-way of an underground fuel or gas pipeline, the applicant
shall provide written evidence from the operator of such pipeline
that such activity is acceptable under their safety standards and
the terms of that right-of-way.
(8)
Easements shall be placed along lot lines or street
rights-of-ways, to the maximum extent possible, as opposed to the
center of a lot.
B.
State roads. A state highway occupancy permit is required
for all access onto or work within the right-of-way of a state road.
E.
Driveway slopes. Grades of access drives or driveways
shall not exceed 12% for any horizontal distance longer than 25 feet,
except a driveway or access drive shall have a maximum slope of 5%
for the first 20 feet from and within the legal right-of-way of an
intersecting street.
F. 
Drainage. The developer shall make adequate provisions
to maintain uninterrupted parallel drainage along a street where intersected
by an access drive or driveway. Access drives and aisles within parking
lots shall be graded and drained to keep the primary travel lane free
of stormwater. The following typical details shall be used as applicable
for residential driveway entrances along streets, unless differing
standards are preapproved by the City Engineer or required by PennDOT.
The first detail involves a typical condition where the City Engineer
requires a drain pipe, and the second detail involves a typical condition
where a drain pipe is not required.
G.
Emergency access. Driveways shall be designed to be
accessible to emergency vehicles. Driveways shall have a minimum of
10 feet horizontal clearance, a 12 feet minimum vertical clearance
and be designed to support the weight of a loaded fire engine pumper
truck.
A.
Sidewalks built to city specifications shall be required,
unless the applicant proves to the satisfaction of the Planning Commission
that they would not be necessary for safe pedestrian movement. See
the separate city ordinance regarding sidewalk and curb standards.[1] In any case, sidewalks shall not be required along single-family
detached dwelling lots of greater than 20,000 square feet in lot area,
unless the Planning Commission determines that a situation exists
that is exceptionally hazardous to pedestrians and/or within close
proximity to a public school.
B.
Pathway or bikeway. If deemed necessary for the convenient
and safe circulation of bicycles and pedestrians, the Planning Commission
may require that a major subdivision or land development include the
construction of a pathway or bikeway. Such bikeway or pathway shall
have a minimum width of five feet and shall be paved to city standards.
It may be required to be placed within a street right-of-way in place
of a sidewalk, or may be placed elsewhere on a lot within an easement
or other right-of-way.
D.
Handicapped access. All sidewalks and curbs at the
intersection of two or more public streets shall include a sloped
curb cut suitable for use by wheelchairs.
E.
Maintenance. Each property owner shall ensure that
sidewalks that are within the right-of-way immediately adjacent to
his/her property are properly maintained, repaired and reasonably
clear of snow and ice.
A.
Street lights shall be placed along streets within
and abutting a proposed subdivision or land development where the
Planning Commission deems them necessary, after considering any recommendations
of the City Engineer, to provide safe traffic or pedestrian circulation.
If required, street lights should be provided at street intersections,
curves in streets and the more isolated areas of a development. The
city may limit the number and intensity of street lights as appropriate
if the city would be responsible for paying for the electricity for
the lighting.
B.
Such lights shall meet lamp and wiring standards established
by the applicable electric company. Pole types shall be acceptable
to the city.
Street names are subject to the approval of
the Planning Commission and shall continue the name of any street
with the same or similar alignment and not duplicate or be closely
similar to the name of another street within the city or the same
ambulance service district. Unless otherwise approved by the Planning
Commission, east-west streets shall be named "streets" and north-south
streets shall be named "avenues," except that streets with a maximum
length of 1,000 feet should be named "place" or "lane" and curving
streets should be named "circle" or "drive."
The developer shall supply and install needed
traffic regulatory signs and street name identification signs on new
or extended streets. All traffic regulatory signs shall meet current
standards of PennDOT. All signs shall meet requirements of the city.
A.
Street trees.
(1)
Street trees are required to be planted within all
land developments and major subdivisions, except:
(a)
Along a single-family detached residential lot
with a lot area of greater than two acres or
(b)
Where the Planning Commission determines that
existing healthy trees proposed to be preserved will serve generally
the same function.
[1]
The Planning Commission may approve other species
of trees than those listed below if the applicant proves to the satisfaction
of the Planning Commission that the trees would be sturdy, attractive
and resistant to disease and road salt.
[2]
A tree required by this chapter shall be of
one of the following species. This list shall not regulate types of
trees that are not required to be planted by this chapter.
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Deciduous Trees
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Acer bungeranum - Trident maple
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Acer campestre - Hedge maple
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Acer ginnala - Amur maple
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Acer rubrum - American red maple
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Acer tartaricum - Tartarian maple
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Amelanchier arborea - Shadblos serviceberry
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Amelanchier X grandiflora (many cultivars) -
Serviceberry
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Amelanchier lavis - Alleghany serviceberry
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Carpinus betulus - European hornbeam
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Carpinus caroliniana - American hornbeam
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Cornus mas - Conelian dogwood
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Celtis jessoensis - Jesso hackberry
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Celtis laevigata - Hackberry
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Celtis occidentalis - Common hackberry
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Corylus colurna - Turkish filbert
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Crataegus curg-galli Inermis - Thornless hawthorn
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Eucommia ulmoides - Hardy rubber tree
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Fraxinus americana - White ash
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Fraxinus pennsylvania (seedless variety) - Green
ash
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Ginko biloba - Maiden hair tree (male only)
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Koelreuteria paniculata - Golden rain tree
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Liquidambar styraciflue - Sweet gum
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Liriodendron tulipifera- Tulip poplar
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Metasequoia glyptostroboides - Dawn redwood
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Nyssa sylvatica - Black gum
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Macckia amurensis - Amur macckia
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Malus floribunda - Japanese flowering crabapple
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Maus cultivars that are disease resistant -
Adams, Baskatong, Bob White, Evelyn, Liset, Madonna, Ormiston Roy,
Professor Spengei, Red Jewel, Sentinel, Sugar Tyme, Strawberry Parfait,
Donald Wyman, Centurion - Crabapple
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Malus sieboldii X Zumi Calocarpa - Zumi crabapple
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Ostrya virginiana - Hophornbeam
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Phellodendron amurense - Amur corktree
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Prunus sargentii - Sargent cherry
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Pyrus calleryanna (not Bradford) - Callery pear
selections
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Quercus - All varieties of oak
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Prunus Accodlade - Flowering cherry
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Prunus serrulata varieties - Japanese flowering
cherry
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Prunus yedoensis - Yoshino cherry
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Sophora japonica - Japanese pagoda tree
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Sorbus alnifolia - Mountain ash
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Sorbus amurensis - Amur mountain ash
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Syringa reticulata - Japanese lilac tree
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Taxodium distichum - Bald cypress
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Tilia cordata - Little leaf linden
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Tilia X euchlora (ungrafted only) - Crimean
linden
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Tilia petiolaris - Pendant silver linden
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Tilia tomentosa - Silver linden
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Ulmus parvifolia - Chinese lacebark elm
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Zelkova serrata - Japanese zelkova
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(c)
Evergreens. The city may permit the following
types of evergreen trees to be substituted for deciduous street trees
if needed to buffer a residential area from a high-traffic road and
if such trees are located to avoid sight distance hazards:
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Cedrus altlantica - Atlas cedar
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Chamaecyparis obtusa - Hinoki cedar
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Chamaecyparis pisifera - Hinoki false cypress
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Chamaecyparis thyoides - Atlantic white cedar
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Cupressocyparis leylandii - Leyland cypress
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Ilex opaca - American holly
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Picea ables - Norway spruce
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Picea omorika - Serbian spruce
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Picea orientalis - Oriental spruce
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Picea pungens - Colorado spruce
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Pinus bungeana - Lace bark pine
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Pinus densiflora - Japanese red pine
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Pinus nigra - Austrian pine
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Pinus strobus - Eastern white pine
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Pseudotsuga menziesii - Douglas fir
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Pseudotsuga taxifolia - Douglas fir
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Sciadopitys verticillat - Japanese umbrella
pine
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Taxus sp. - Yew varieties
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Thuja occidentalis cv. Nigra, Emerald or Techy
- Dark Green
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Arborvitae
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Tsuga canadensis - Canada hemlock
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Tsuga caroliniana - Carolina hemlock
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(d)
Prohibited trees. The following trees shall
not be planted within the street right-of-way and shall not be used
to meet any city requirement. Such trees may be planted by a property-owner
on private property if such tree is in addition to city requirements.
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Acer negundo - Box elder
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Acer saccharinum - Silver maple
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Ailanthus altissima - Tree of heaven
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Catalpa speciosa - Catalpa
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Elaeagnus spp. - Russian olive
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Ginkgo - female only
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Maclura pmifera - Osage orange
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Morus spp. - Mulberry
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Populus spp. - Poplar
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Salix spp. - Willow
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Ulmus americana - American elm
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Ulmus pumila - Siberian elm
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(e)
Waiver for medical reasons. The plans administrator
shall waive requirements to plant street trees and/or permit street
trees to be removed if the existing or intended resident of a dwelling
provides a signed letter from a medical doctor stating that the trees
would be harmful to a resident because of a valid medical condition
(such as serious allergies).
(3)
Minimum size. The trunk diameter [measured at a height
of six inches above the finished grade level] shall be a minimum of
two inches.
(4)
Planting and maintenance.
(a)
Trees shall be planted in conformance with good
landscaping practices.
(b)
Trees adjacent to or within parking areas shall
be properly protected from damage by vehicles through raised curbs,
raised earth, similar devices and/or sufficient setback.
(c)
Required trees shall be properly maintained
and shall not be removed by the developer without being replaced by
another tree that meets the requirements of this section.
(5)
Required number and spacing of street trees.
(a)
Within and abutting all land developments and
major subdivisions, along any street or any access drive serving more
than one commercial, industrial or institutional principal use, an
average of one street tree shall be required for every 60 feet of
distance along the street right-of-way line on each affected side
of the street or such access drive.
(b)
Spacing. The trees required under this section
shall be spaced throughout the development along the street, but are
not required to be planted at exact intervals and may be clustered
following an approved plan. Trees shall be located so that they do
not restrict sight distance at driveway and street intersections.
(7)
Other requirements. The street trees required under
this section shall be in addition to any trees required under other
city regulations.
B.
Protection of existing trees during construction.
(1)
Reasonable efforts shall be taken during any construction
to ensure that trees protected by this section are not intentionally
or accidentally injured or effectively destroyed, including root compaction
by equipment and materials, mechanical damage or change in grade level.
The area to be protected should at a minimum include the outer limits
of land areas ("the dripline") under the branches of trees.
(a)
Such area around trees to be preserved shall
be separated from all construction, storage and vehicle areas by a
substantial temporary fence with a minimum four feet height. Such
fence may include snow fencing or wood planks or strong wires or ropes
attached to metal posts or a similar secure method. Such fence shall
be removed only after completion of the work. Trees that are to be
removed may also be used as a temporary buffer to protect trees to
be preserved.
A.
Curbs shall be provided along both sides of all public
and private streets, unless the applicant proves to the satisfaction
of the Planning Commission that curbs would not be necessary, based
upon review by the City Engineer. In no case shall curbs be required
along single-family detached lots of greater than one acre, unless
the Planning Commission determines that curbs are essential for stormwater
management, based upon a recommendation of the City Engineer.
B.
If curbs are not provided, appropriate stabilized
drainage channels designed to handle a twenty-five-year storm shall
be required along all streets, within the street right-of-way or drainage
easements.
C.
All required curbs shall meet specifications stated in Chapter 412, Streets and Sidewalks, concerning sidewalks and curbs. New bituminous curbing shall not be permitted as part of a new subdivision.
D.
Gutter design shall be subject to the approval of
the City Engineer based upon standard engineering practices.
A.
Ground cover and top soil. After completion of construction
on a lot, all exposed ground surfaces that are not paved and that
are not covered by approved gravel areas or decorative stones or similar
material shall be covered by a minimum of four inches of topsoil and
an attractive nonpoisonous vegetative ground cover that will prevent
soil erosion and the raising of dust.
B.
Erosion control.
(1)
Any earth disturbance should be controlled by proper
measures to prevent soil erosion and sedimentation, following DEP
regulations and standards of the County Conservation District.
(2)
Both the owner of the property at the time of any
earth disturbance and the person(s)/company accomplishing the work
shall be responsible to ensure that adequate erosion control measures
are used.
