The following shall apply to all subdivision and land development proposals:
A. 
All portions of a tract shall be designated as to their use, such as lots, roads, open space, parking areas, etc.
B. 
Whenever possible, applicants shall preserve scenic areas, historic sites, other community assets and landmarks and natural amenities such as trees and waterways.
C. 
Plans shall be designed to avoid excessive cut or fill.
D. 
Floodplain land areas shall be governed by additional standards contained in this chapter, the Borough's Zoning Ordinance and the Borough's Building Code.[1]
[1]
Editor's Note: See Ch. 110, Zoning, and Ch. 34, Building Construction.
E. 
The applicant shall construct, install and guarantee at no expense to the Borough all improvements required as part of plan approval, including but not limited to streets, curbs, sidewalks, water and sewage facilities, stormwater management facilities, streetlights, fire hydrants, road signs, monuments, lot pins, utilities and shade trees.
F. 
The Borough Council may request that development features exceed these standards if conditions so warrant.
[Amended 7-2-1990 by Ord. No. 2-90]
The Borough Council may grant a modification of the requirements of this chapter through a waiver if strict application of these requirements would be unreasonable, provided that such modification will not be contrary to the public interest and that the purpose and intent of this chapter is observed. All requests for modifications shall:
A. 
Be in writing and be part of an application for subdivision and/or land development.
B. 
State the grounds and facts of unreasonableness or hardship on which the request is based.
C. 
List the provision(s) of the chapter involved.
D. 
State the minimum modification necessary.
All new streets and extensions and widenings of existing streets shall:
A. 
Be offered for dedication to the authority having jurisdiction over the street at the time of plan approval. The Borough may accept dedication of lands which are not accepted by other jurisdictions.
B. 
Conform to the circulation element of the Borough Comprehensive Plan, as amended, the Borough Ultimate Right-of-Way Map and county or state highway plans, and be coordinated with existing streets.
C. 
Provide appropriate access between abutting tracts of land for immediate or future use.
D. 
Create a road hierarchy among interior subdivision and land development streets and exterior streets to ensure proper through-traffic flow, local access and internal traffic distribution and flow.
E. 
Be related closely to existing topography to assure reasonable grades, alignment and drainage and appropriate access to lots and to minimize regrading and the removal of vegetation.
F. 
Be designed to continue existing streets at equal or greater right-of-way and cartway width, as recommended by the Borough Engineer and Planning Commission.
Every street within the Borough shall be classified by its function as one of the following and shall comply with the requirements for its classification as contained herein.
A. 
Primary streets are the major traffic routes which carry the highest volumes of traffic on an intercommunity, regional or higher level. Route 29 (Main Street) and Route 663 (Pottstown Avenue) are the primary streets in the Borough.
(1) 
The minimum right-of-way shall be 70 feet.
(2) 
The minimum cartway width shall be 40 feet.
(3) 
Construction requirements shall be Pennsylvania Department of Transportation standards (see § 96-45).
B. 
Collector streets are those which collect, carry and feed medium volumes of traffic and connect areas within and adjacent to the Borough. Montgomery Avenue, Eleventh Street, Eighth Street, Penn Street and Seminary Street are collector streets.
(1) 
The minimum right-of-way shall be 60 feet.
(2) 
The minimum cartway width shall be 40 feet.
(3) 
Construction requirements shall be Pennsylvania Department of Transportation standards (see § 96-45).
C. 
Local access streets are the minor streets which carry the lowest volumes of traffic and serve primarily to provide vehicular access and parking for adjacent land uses. All Borough streets that are not primary or collector are local access streets.
[Amended 7-6-1992 by Ord. No. 2-92]
(1) 
The minimum right-of-way shall be 50 feet.
(2) 
The minimum cartway width shall be 36 feet.
(3) 
The construction requirements shall be Pennsylvania Department of Transportation standards (See § 96-45).
Sight distance, horizontal and vertical curvature, superelevation and maximum and minimum street grades shall be determined by the Borough Engineer in compliance with the standards contained in A Policy on Geometric Design of Highways and Streets, published by the American Association of State Highway Transportation Officials, most recent edition, or Pennsylvania Department of Transportation standards and guidelines shall be complied with.
A. 
The horizontal curvature for all local access streets shall be not less than a one-hundred-fifty-foot radius, measured along the street center line.
B. 
Long radius, gentle curves are encouraged rather than shorter radius curves connected by tangents.
C. 
Curve-tangent relationships shall follow accepted engineering guidelines for safety and efficiency. For example, minimum radius curves shall not be used at the ends of long tangents.
D. 
Street grades shall be measured along the center line in accordance with the following:
(1) 
The minimum for all streets shall be 1%.
(2) 
The maximum grades for local access streets shall be 10% for distances less than 1,500 feet.
(3) 
Street grades in excess of 5% should be avoided wherever possible.
(4) 
Curve-grade combinations shall follow accepted engineering guidelines for safety and efficiency. For example, minimum radius horizontal curves will not be permitted in combination with maximum grades.
(5) 
At all approaches to intersections, street grades shall not exceed 4% for a minimum distance of 50 feet.
All street intersections shall be governed by the standards of this section.
A. 
Number of streets. Not more than two streets shall intersect at the same point.
B. 
Three-way/four-way intersections. Three-way or T intersections should be used instead of four-way intersections unless the four-way intersection can be justified in terms of necessary and desirable traffic movements.
C. 
Angle of intersections.
(1) 
All intersection approaches shall be designed at right angles unless sufficient reason exists to justify a lesser angle. However, no angle shall be less than 75° for intersections with primary or secondary streets or 60° for intersections between local access streets, measured at the center-line intersections.
(2) 
Where angled intersections are used, it is preferable to design them so that the heavier traffic flow will make the obliquely angled turn rather than the acutely angled turn.
D. 
Corrective changes to existing intersections. When existing streets intersect at odd angles or have more than four approaches, the applicant shall contribute to corrective changes to bring the intersection into compliance with this chapter, as required by the Borough Council, which shall first seek the advice of the Borough Engineer and Planning Commission and other technical advisors or agencies, as appropriate. For state and county highways, corrective changes shall comply with the requirements of the appropriate agency. The extent of contribution shall depend on the proposal's use of the intersection.
E. 
Waiver of corrective changes. The Borough Council may waive the above requirements for corrective changes under one or more of the following conditions:
(1) 
When changes made on the applicant's land will not improve the intersection's deficiencies.
(2) 
When other road improvements are already planned which would correct the problem without changes required of the applicant.
(3) 
When not required by the Pennsylvania Department of Transportation on state roads.
F. 
Cul-de-sac intersections.
(1) 
Intersections with permanent cul-de-sac streets shall be designed with the cul-de-sac street extending as a side street from the through street, rather than have a through street extend through an intersection to terminate as a cul-de-sac.
(2) 
Four-way intersections may be created using two permanent cul-de-sac streets intersecting directly opposite one another along a through street, when the through street is a local access street or a collector street.
G. 
Approaches to intersections. Approaches to intersections shall follow a straight course for a minimum of 50 feet for local access streets. All other streets shall follow a straight course in accordance with accepted engineering standards, but in no case less than 50 feet.
Street intersection spacing shall be done in compliance with the regulations contained in this section, measured from center line to center line.
A. 
The spacings listed in this section shall be considered minimum spacings. Where greater spacing is required in compliance with American Association of State Highway and Transportation Officials or Pennsylvania Department of Transportation standards, the greater spacing distances shall be applied, as determined by the Borough Engineer.
B. 
Primary streets.
(1) 
The following intersection spacings shall apply wherever practicable, whether on the same or opposite sides of the street:
(a) 
Primary streets: 400 feet.
(b) 
Collector streets: 400 feet.
(c) 
Local access streets: 300 feet.
(2) 
For intersections that would have to be spaced a lesser distance apart, first preference should be given to locating the streets opposite one another as a four-way intersection; otherwise the best solution should be sought in terms of accepted traffic safety standards.
C. 
Offset intersections. In any case where the center lines of street intersections are or would be within 150 feet of each other, they shall be made to coincide by relocating the street within the applicant's land, unless additional problems of sight distance or other safety-related problems would be created. As an alternative, relocation further away from the offset intersection may be done in compliance with the intersection spacing requirements contained herein, when approved by the Borough Council.
A. 
Any street which is served by only one intersection with a through street shall be considered a single-access street, regardless of the street's configuration within the proposed subdivision or land development. Included in this classification of streets are:
(1) 
Cul-de-sac streets, temporary and permanent.
(2) 
Multiple cul-de-sac streets.
(3) 
Single-access loop streets.
(4) 
Stub streets.
B. 
Single-access streets shall be subject to the requirements for their classification of street, notwithstanding their single-access status.
C. 
Permanent cul-de-sac streets:
(1) 
Shall be permanently closed at one end.
(2) 
Shall be provided with a vehicular turnaround at the closed end with a right-of-way radius of at least 60 feet and a paving radius of at least 48 feet.
(3) 
Shall not exceed 500 feet in length unless approved by the Borough Council when warranted by special conditions.
(a) 
Measurement of the length shall be made from the edge of pavement of the through street to the most distant point on the edge of pavement of the turnaround, measured along the cul-de-sac street's center line.
(b) 
Special conditions may include but not be limited to:
[1] 
Extreme topographical restrictions (slopes, floodplains, etc.).
[2] 
An oddly shaped tract configuration.
[3] 
A lack of alternative outlets.
(4) 
Shall be served by an emergency accessway when required by the Borough Council, in compliance with Subsection H herein.
D. 
Temporary cul-de-sac streets:
(1) 
May be temporarily closed at one end, with the intent to extend the street onto the abutting tract upon its development.
(2) 
Shall be built to the tract boundary line at a location and grade that are logical for extension onto the abutting tract but shall not exceed 750 feet in length, unless approved by the Borough Council when warranted by special conditions as in Subsection C(3)(b) herein.
(3) 
Shall not be extended as a cul-de-sac street but shall be connected to another through street, unless approved by the Borough Council when warranted by special conditions as in Subsection C(3)(b) herein.
(4) 
Shall form a logical step in the circulation pattern of the superblock or area in which it is located.
(5) 
Shall be provided with a vehicular turnaround at the closed end, abutting the tract boundary, with a paving radius of at least 48 feet.
(a) 
Construction shall meet the same requirements as for a permanent cul-de-sac turnaround.
(b) 
Those portions of the turnaround extending beyond the street right-of-way shall be located on temporary access easements, valid only until the road is extended.
(c) 
Upon extension of the street, the full rights and responsibilities for the area of the temporary easements shall revert to the owners of the lots on which they were located.
(6) 
Shall be required to be served by an emergency accessway when required by Borough Council, in compliance with Subsection H herein.
(7) 
The developer responsible for extension of the street shall also be responsible for the following:
(a) 
The removal of all curbing and paving of the temporary turnaround beyond the width of the street's cartway.
(b) 
The installation of new sidewalk, curbing and cartway paving to complete the street connection.
(c) 
The extension of utilities as necessary.
(d) 
The repair of any improvements damaged in this process.
(e) 
The grading, installation and/or restoration of lawn areas where affected by this removal and construction process.
(8) 
Temporary cul-de-sac streets shall be built to the standards for the classification of streets they will have when extended.
E. 
Multiple cul-de-sac streets:
(1) 
Are single-access streets which terminate in more than one vehicular turnaround.
(2) 
Shall be avoided in favor of more desirable street layouts.
(3) 
May be permitted where the length of cul-de-sac is less than 500 feet, measured from the through street intersection to each turnaround.
(4) 
May be permitted to exceed the five-hundred-foot limit when approved by the Borough Council when warranted by special conditions, as in Subsection C(3)(b) herein, or when qualified as a temporary cul-de-sac as regulated in Subsection D herein.
(5) 
Shall be served by an emergency accessway when required by the Borough Council, in compliance with Subsection H herein.
F. 
Single-access loop streets:
(1) 
Are single-access streets which do not terminate in a vehicular turnaround, but instead loop back to intersect with themselves.
(2) 
Shall be discouraged but may be permitted when no alternatives are determined to be feasible and preferable by the Borough Council upon the advice of the Borough Planning Commission and Engineer.
(3) 
When permitted, shall meet the following requirements:
(a) 
Shall not under any circumstances exceed 2,000 feet in length, measured from the intersection with the through street along the entire center line around to its intersection with itself.
(b) 
Shall not contain or serve more than 45 residential lots or dwelling units.
(c) 
Shall be required to be served by an emergency accessway in compliance with Subsection H herein.
G. 
Stub streets:
(1) 
Shall be provided in appropriate locations for vehicular access to abutting undeveloped lands when required by the Borough Council upon the advice of the Borough Planning Commission and Engineer.
(2) 
Shall not be longer than:
(a) 
The depth of one building lot abutting the street; or
(b) 
The width of two building lots abutting the street.
(3) 
Shall not be provided with a vehicular turnaround.
(4) 
Shall be constructed to the property line in accordance with the standards of this chapter applicable to the classification of street it will be upon extension.
H. 
Emergency accessways:
(1) 
Shall be constructed in compliance with the Borough's Engineering Standards[1] so that emergency vehicles shall have an alternative access to a single-access street.
[1]
Editor's Note: The Engineering Standards are on file in the office of the Borough Secretary.
(2) 
Shall be constructed in a logical location in terms of:
(a) 
Topographic features.
(b) 
Relationship to normal access.
(c) 
Street, driveway or parking lot used to get to the emergency accessway.
(3) 
Shall be marked by four-foot-high posts, spaced 50 feet apart along one edge of the cartway.
Clear sight triangles shall be required to be maintained along all approaches to all street intersections and all intersections of driveways with streets, in compliance with the standards herein.
A. 
Clear sight triangles shall be measured along street and driveway center lines from their point of intersection.
B. 
Where differing classifications of streets intersect, the higher classification of street shall determine the dimensions used.
C. 
For driveways, the dimensions used shall be in accordance with the Pennsylvania Department of Transportation‘s "Minimum Use Driveway Requirements."
[Amended 10-2-2006 by Ord. No. 5-06]
D. 
The clear sight triangle legs shall each measure as follows:
(1) 
Primary streets: 125 feet.
(2) 
Collector streets: 100 feet.
(3) 
Local access streets: 75 feet.
E. 
Visibility.
(1) 
Within the area of clear sight triangles, obstructions to visibility shall not be permitted within the following ranges of height: for all streets, between 2 1/2 feet and 12 feet above the edge of paving.
(2) 
Any plant materials placed within clear sight triangles shall be properly maintained to continually comply with the height restrictions herein. If not properly maintained, the Borough reserves the right to trim or remove the plant materials upon due notice to the property owner.
(3) 
Exceptions may be made by the Borough Council to permit the following items in a clear sight triangle:
(a) 
One private sign or lamppost, provided that the post does not exceed one foot square or diameter and that the sign or lamp itself is above the top height limitation.
(b) 
One shade tree, provided that as the tree matures, its lower branches will be removed within the restricted height ranges.
(c) 
Existing shade trees, provided that the lower branches are removed within the restricted height ranges and that the size, number and arrangement do not impede adequate visibility. The Borough Council may require the removal of one or more trees as necessary to provide adequate visibility.
(4) 
Grading within a clear sight triangle shall not exceed a three-percent increase measured from the elevation of the edge of paving. Existing grades in excess of 3% shall be regraded into compliance.
[Amended 10-2-2006 by Ord. No. 5-06]
(5) 
Where street or driveway grades drop off from an intersection, the Borough Council may modify these requirements as necessary to improve visibility at the intersection.
Applicants shall submit tentative sketch plans to the Borough Planning Commission, for its evaluation and advice, in the following circumstances:
A. 
When any residential lots are proposed to be subdivided along an existing primary or collector street.
[Amended 10-2-2006 by Ord. No. 5-06]
B. 
For all nonresidential proposals which require a new driveway or the upgrading of an existing driveway to handle larger volumes of traffic than that which exists at the time of plan submission.
C. 
For all proposals whose driveways would generate 25 or more vehicular trips per day, based on ITE trip generation standards.
D. 
Review.
(1) 
The Borough Planning Commission shall review the proposal in accordance with the procedures of Article III of this chapter.
(2) 
Following evaluation by the Borough Planning Commission, the applicant may submit plans to the state or Borough for formal review and, as appropriate, approval and issuance of permits.
(3) 
No driveway location, classification or design shall be considered finally approved by the Borough unless permits have been granted by the state and/or Borough and preliminary plan approval has been granted by the Borough Council for the subdivision and/or land development which the driveway(s) will serve.
Driveway intersections with streets shall be subject to the Pennsylvania Department of Transportation permit process for state roads, the Borough's permit process for Borough roads and the additional requirements of this chapter.
A. 
Driveway intersections with streets:
(1) 
Shall provide adequate sight distance in compliance with American Association of State Highway Officials or Pennsylvania Department of Transportation standards.
(2) 
Shall not cause or contribute to:
(a) 
Hazards to the free movement of normal street traffic.
(b) 
Traffic congestion on the street.
(c) 
Interference with the design, maintenance and/or drainage of the street.
(3) 
Shall be designed and constructed in compliance with Pennsylvania Department of Transportation standards when intersecting a state street.
(4) 
Shall be designed and constructed in compliance with the Borough's Engineering Standards[1] when intersecting a Borough street.
[1]
Editor's Note: The Engineering Standards are on file in the office of the Borough Secretary.
B. 
In order to facilitate safe and efficient access between streets and driveways, the number of driveways permitted to serve individual parcels of land shall be kept to the minimum needed to adequately serve the parcel in question.
(1) 
Properties with frontages of 100 feet or less may be permitted not more than one driveway intersection with a street.
(2) 
Not more than two driveway intersections with the same street may be permitted for any parcel of land unless anticipated traffic volumes warrant more than two, and then only when supported by a traffic study prepared by a qualified engineer.
C. 
Driveway intersections serving individual parcels of land may be prohibited by the Borough Council where such intersections would create congestion, interference and/or hazards to traffic flow and safety by reason of street grades, land forms, vegetation, frequency of driveway intersections, limited sight distances and/or high-speed traffic flow. In such cases, the Borough Council may permit reasonable alternative forms of vehicular access to the parcel of land by means of:
(1) 
Marginal access streets or driveways.
(2) 
Shared driveways.
(3) 
Reverse frontage lotting.
(4) 
Other means which are legally and technically suitable in the opinions of the Borough Solicitor and Engineer.
D. 
Where driveway intersections are prohibited by the Borough Council and alternative forms of vehicular access would cause an undue burden upon an applicant, the Borough Council may permit an alternative interim access solution in compliance with the following:
(1) 
It is the safest feasible alternative, acceptable to the Borough Engineer and/or Pennsylvania Department of Transportation.
(2) 
Suitable provisions are made for a preferable permanent access solution, consistent with Subsection C above, including legal agreements to enable implementation of the permanent solution.
E. 
Distance from street intersections. Driveways shall be located as far from street intersections as is reasonably possible, but not less than the following distances:
(1) 
Individual residential lots: 50 feet.
(2) 
Multifamily residential and nonresidential: 100 feet.
F. 
Choice of streets. When streets of different classes are involved, the driveway shall provide access to the street of lesser classification unless this requirement is waived by the Borough Council for reasons of sight distance, incompatibility of traffic, grading, drainage or other major reasons.
G. 
Stopping areas. Regardless of the driveway classification, all driveways shall be provided with a stopping area within which the grade shall not exceed 6%. The stopping area shall be measured as follows:
(1) 
The length of stopping area shall be a minimum of 20 feet or the length of the longest vehicles anticipated to use the driveway, whichever is greater.
(2) 
Stopping areas shall be measured from the ultimate right-of-way line for primary and collector streets and from the edge of the paving or curbline of local access streets.
H. 
Clear sight triangles. Clear sight triangles shall be provided where driveways intersect streets, in compliance with the standards of § 96-27, Clear sight triangles.
Sidewalks, curbs and storm sewers shall be installed along all proposed streets, common driveways and common parking areas except when this requirement is waived at the discretion of the Borough Council upon recommendation of the Borough Planning Commission and Engineer. Engineering design and construction standards shall be those contained in the Borough's Engineering Standards.[1]
A. 
The Borough Council may waive the sidewalk requirement under one or more of the following conditions:
(1) 
Where proposed residential lot widths will be 125 feet or greater.
(2) 
There is clearly no destination to be reached by pedestrians (e.g., shopping center, bus stop, employment or schools or none anticipated in the foreseeable future.)
(3) 
The sidewalk(s) would not be an extension of an existing network which provides neighborhood or village circulation.
(4) 
An alternative pedestrian circulation concept can be shown to be more desirable, especially when using open space areas, provided that appropriate walks are provided between the open space walkways and the pedestrian origins and destinations.
(5) 
The character, density of the area and/or small size of the proposal preclude the purposeful use of sidewalks.
B. 
The Borough Council may waive the curb and/or storm sewer requirement under one or more of the following conditions:
(1) 
The curbs and storm sewer would not be an extension of existing curbs and storm sewers.
(2) 
When an alternative system of protecting the pavement edge and collecting and handling stormwater can be shown to be equal or superior to the use of curbs and storm sewers.
(3) 
When topographic conditions and/or low intensity of development do not require their use.
C. 
Regardless of the small size of a land development or subdivision proposal, sidewalks, curbs and storm sewers shall be required wherever they fill a gap in an existing network.
D. 
If for any reason an interim waiver of these requirements is made, a sufficient guaranty shall be posted for the eventual installation of these items, subject to approval by the Borough Council upon recommendation of the Borough Engineer and Solicitor, in accordance with § 96-49 of this chapter.
E. 
Sidewalks shall be not less than four feet in width, although the Borough Council may require additional width in commercial, industrial, office or higher density residential areas where higher volumes of pedestrian traffic are anticipated.
F. 
The edge of sidewalks shall be located six inches from the right-of-way line, toward the street, with the sidewalk extending toward the streets.
G. 
Sidewalks shall be provided in appropriate locations to provide safe and efficient pedestrian access between parking areas and buildings.
H. 
Additional sidewalks shall be required where deemed necessary by the Borough Council to provide access to schools, churches, parks, community facilities and commercial or employment centers and to provide necessary pedestrian circulation within land development and/or subdivisions where otherwise required sidewalks would not be sufficient for public safety and convenience. Such additional sidewalks may be constructed of alternative materials in compliance with the Borough's Engineering Standards.
I. 
Sidewalks shall be designed to facilitate access and use by the handicapped in compliance with the Borough's Engineering Standards.
J. 
Driveway crossings shall be designed in compliance with the Borough's Engineering Standards.
[1]
Editor's Note: The Engineering Standards are on file in the office of the Borough Secretary.
Parking and related internal driveways shall be governed by the following regulations:
A. 
General.
(1) 
Off-street parking facilities shall be provided in compliance with the parking requirements of the Zoning Ordinance[1] and the regulations contained herein.
[1]
Editor's Note: See Ch. 110, Zoning.
(2) 
Angled or perpendicular parking shall not be permitted along public or private streets, except where specifically permitted by this chapter or other ordinances.
(3) 
The terms "parking lot," "parking area" and "parking" are interchangeable. "Parking" includes the driveway which provides direct access to the parking spaces.
B. 
All parking lots.
(1) 
Parking shall not be permitted along driveways which serve as the entrance(s) or exit(s) to parking areas.
[Amended 10-2-2006 by Ord. No. 5-06]
(2) 
Parking areas shall not be located closer than 20 feet from any tract boundary line nor less than 15 feet from any ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 96-39, General planting requirements.
(3) 
Where the edge of a parking area is located close to a street, driveway or other parking area and the provisions of Subsection B(2) above do not apply, a minimum separation of 10 feet shall be provided between these features. This spacing shall consist of a raised landscaped area, preferably curbed, with planting in conformance with § 96-39C herein.
(4) 
Parking spaces shall not be located closer than 20 feet to a building to provide potential access space for fire fighters and equipment. Driveways providing access to parking spaces may be located within that twenty-foot setback but shall not be closer than six feet to the edge of the building.
[Amended 10-2-2006 by Ord. No. 5-06]
(5) 
Dead-ended parking areas shall be discouraged when the required parking capacity can be accommodated in a layout that permits more convenient vehicular movements. However, extraneous through-traffic flow should be avoided.
(a) 
Up to 30 parking spaces may be located in a dead-ended parking area if there is not a more desirable alternative feasible and sufficient backup areas are provided for the end stalls.
(b) 
More than 30 parking spaces may be located in a dead-ended parking area only if a turnaround area is provided at the closed end, suitable for passenger car turning. The turnaround area may be circular, T- or Y-shaped or other configuration acceptable to the Borough Council.
C. 
Residential parking lots.
(1) 
Parallel rows of parking spaces which are not separated by a driveway shall be separated by a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 96-39C herein.
(2) 
A single row of parking spaces located parallel to and between two driveways shall be separated from one of the driveways by a raised and/or curbed planting strip, a minimum of five feet wide, landscaped in accordance with § 96-39C herein.
(3) 
Parking lots shall be divided into sections of not more than 20 cars each, with the sections separated by raised and/or curbed planting strips, a minimum of 10 feet wide, landscaped in accordance with § 96-39C herein.
(4) 
The entire parking lot perimeter shall be landscaped in compliance with § 96-39C herein.
D. 
Nonresidential parking lots.
(1) 
Parking lots with a capacity of from 10 to 30 cars shall require a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 96-39C herein, around the entire perimeter.
(2) 
Parking lots with a capacity of from 31 to 100 cars shall require a perimeter planting strip as in Subsection D(1) above and, within the perimeter of the lot, an additional planted area equal to 10% of the parking lot area, landscaped in accordance with § 96-39C herein. Minimum dimensions of any area used as part of the 10% shall be 10 feet by 20 feet; however, larger areas are encouraged.
(3) 
Parking lots for more than 100 cars shall require a perimeter planting strip as in Subsection D(1) above and shall be divided into sections by raised and/or curbed planting strips, a minimum of 10 feet wide, landscaped in accordance with § 96-39C herein.
(a) 
These planting strips shall be located parallel to the rows of parking, to serve the following purposes:
[1] 
To separate main access (entrance/exit) driveways from rows of parking spaces.
[2] 
To separate other major driveways from rows of parking spaces (service drives and general internal circulation).
[3] 
To separate large parking areas into smaller units at intervals of not more than four rows of parking stalls with each unit capacity not greater than 100 cars.
[4] 
To add visual character and improve the appearance of large parking areas by reducing their massiveness into smaller units.
[5] 
To provide shade for parked cars.
[6] 
To reduce random vehicular flow across the parking area.
[7] 
To permit a high level of visibility for those uses (stores and offices) for which visibility is an important factor.
[8] 
To facilitate snow removal and storm drainage and to conserve energy in construction and resurfacing operations, by permitting relatively large units of paving surface not obstructed by numerous, small, barrier island areas.
(b) 
Refer to Figure 1 for an illustration of appropriate locations and use of these planting strips.[2]
(c) 
The ends of rows of parking shall be marked as islands by means of painted lines or the use of different paving materials such as paving blocks, bricks or round stones.
[1] 
Marked end islands shall be equal in size to one parking space for each row of spaces.
[2] 
Parking shall be prohibited on these islands.
[3] 
The first parking space abutting the end of each island shall be reserved and marked for handicapped parking at the end of the row closest to the building. Ramps shall be provided at convenient intervals for access between the parking surface and sidewalks.
The following requirements apply to driveways within sites proposed for land development, as well as other sites proposed for development which will provide parking capacity for 50 or more cars.
A. 
A smooth transition in horizontal and vertical alignment shall be provided between the driveway section required for access to a public street and the driveway(s) required for internal site circulation.
B. 
Main access driveways (entrance/exit) and service driveways handling large trucks shall be a minimum paved width of 30 feet, with one lane in each direction.
C. 
Access driveways for cars and other small vehicles which are clearly secondary in importance may be reduced to 26 feet in paved width.
D. 
Storefront driveways in shopping centers shall be a minimum paved width of 35 feet, to allow one lane in each direction and a drop-off/pickup lane along the sidewalks.
E. 
Driveways along other nonresidential buildings shall be a minimum paved width of 26 feet, except that where a drop-off/pickup lane is proposed the width shall be 35 feet.
F. 
Parking access driveways, as defined, shall be a minimum of 22 feet wide, with two-way traffic flow for convenience and efficiency.
G. 
One-way driveways and/or parking at less than right angles may be permitted only when:
(1) 
Right-angled parking and two-way driveways are not feasible because of site characteristics; or
(2) 
They are proven by the applicant to be superior for the particular development proposal.
H. 
Wherever feasible, internal circulation driveways shall extend from access drives in locations which permit and encourage entering traffic to turn and enter the parking aisles without first traveling along a building-front driveway. This feature is intended to reduce the volume of vehicular traffic along a building-front driveway to make it safer for pedestrian traffic. Refer to Figure 1 for an illustration of this concept.[1]
[Amended 11-19-2019 by Ord. No. 5-2019]
A. 
Parking spaces shall be a minimum of 10 feet by 20 feet, except that where vehicles may overhang a planting strip a three-foot widening of the planting strip shall permit a three-foot reduction of parking space length to 17 feet. Parking lot dimensions shall be as shown in Figure 2 herein.[1]
[1]
Editor's Note: Figure 2 is included as an attachment to this chapter.
B. 
Parking spaces shall be provided with wheel or bumper guards so located and arranged that no part of any parked vehicles will extend beyond the boundaries of the parking lot.
Rear lots, as defined herein, may be permitted by the Borough Council in accordance with the following standards and criteria:
A. 
Purposes of rear lotting:
(1) 
To permit the reasonable subdivision of land which is physically constrained by unusual configuration of the tract or limited road frontage and which could not be subdivided in a desirable manner using conventional streets and lotting patterns.
(2) 
To permit an alternative to the use of local access streets where such streets cannot be justified in terms of the number of lots served, volumes of traffic generated and/or the need to extend, supplement or otherwise support or reinforce an established road pattern or traffic circulation plan for the area surrounding the proposed subdivision:
(a) 
As an interim alternative where future subdivision will result in appropriate street construction.
(b) 
As a permanent alternative.
B. 
Parts of a rear lot. Rear lots shall be comprised of two parts, the access strip and the body of the lot, in compliance with the following standards:
(1) 
The access strip shall be a minimum of 25 feet wide for its entire length, including that portion which abuts a public street right-of-way for access.
(2) 
When necessary or desirable for grading, drainage or the preservation of natural features such as trees, the access strip shall be widened beyond the twenty-five-foot minimum as necessary. Fifty feet is suggested as a maximum width.
(3) 
When the body of the rear lot is capable of being further subdivided into additional lots, the minimum width for its access strip shall be 50 feet for future use as a road right-of-way, unless further subdivision is prohibited by a deed restriction or other legal instrument approved by the Borough Solicitor.
(4) 
The access strip shall be a fee simple part of the rear lot and shall not be a separate parcel or easement.
(5) 
The body of a rear lot shall comply with all the minimum dimensional requirements of the zoning district in which it is located. The area of the access strip shall not be counted toward the minimum lot area requirement.
C. 
Review factors. In reviewing applications for rear lots, the following factors will be considered by the Borough Council, Planning Commission and Engineer:
(1) 
The amount of road frontage and configuration off the property being subdivided.
(2) 
The sizes and number of lots proposed, including both the total number of lots and the number of rear lots.
(3) 
The type and character of road which the tract abuts.
(4) 
The topography of the parcel being subdivided, with an emphasis on trees and slopes.
(5) 
The physical characteristics of the surrounding area and whether or not the subdivision site is distinguishable from it.
(6) 
The development status of the surrounding sites.
(7) 
The visual character preferred for the tract; that is, whether it's better to see a lot of houses abutting the road or to hide some in rear areas to reduce the perceivable density of development.
(8) 
Whether rear lots would set an undesirable precedent for nearby sites.
(9) 
The economic impact of requiring road construction as compared to using rear lots.
(10) 
The visual and physical impacts of road construction as compared to the use of access strips.
D. 
Design standards for rear lots.
(1) 
The length of the access strip shall be kept to a minimum, and, as a guide, the preferred length is approximately equal to the depth of one lot which complies with the minimum lot width and area requirements of the district in which it is located.
(2) 
The location of the access strip should be logical relative to the body of the rear lot, surrounding property configurations and natural features of the land, and it shall intersect the public street at a safe, visible location.
(3) 
Turns greater than 60° should be avoided in access strips.
(a) 
It may be necessary to widen the access strip at such sharp turns to accommodate grading, drainage or tree preservation.
(b) 
For access strips that may become roads, the Borough Council may require turns to be designed to accommodate horizontal curves required for roads.
(4) 
Driveways serving access strips shall comply with the Borough's Engineering Standards[1] for drainage and cartway, from the edge of the road pavement to a distance of 50 feet beyond the ultimate right-of-way line of the road.
[1]
Editor's Note: The Engineering Standards are on file in the office of the Borough Secretary.
(5) 
When two access strips abut, they should share a common access point and driveway from the edge of pavement to a distance of 50 feet beyond the ultimate right-of-way line of the road, from which point either one common driveway or two individual driveways may continue. The shared portion shall be a minimum of 18 feet wide.
(6) 
When more than two access strips would abut one another, the Borough Council may require, instead, the use of a public street in accordance with the standards of this chapter.
E. 
Provisions for future roads. The Borough Council may permit the use of rear lots where one or more access strips are intended to serve as a right-of-way for a road which will serve future lotting. The following regulations shall apply:
(1) 
Legal guaranties shall be provided to assure the future use of any access strip proposed for future use as a road, subject to approval of the Borough Solicitor.
(2) 
The road shall be constructed or financially guaranteed at the applicant's expense.
(3) 
Access strips legally and financially guaranteed for future use as roads may comprise the legal and physical access to otherwise landlocked residual parcels only if the access is irrevocably guaranteed.
(4) 
An overall tentative sketch plan shall be submitted as part of the proposed subdivision to show how the rear lotting and reservation of access strips for future roads forms a logical and appropriate first phase in subdivision of the entire tract and/or how it will allow interconnection with adjacent tracts.
(5) 
When the road is constructed, any access strips which are no longer needed shall revert to the owners of the abutting lots, in accordance with the terms agreed to as part of the original preliminary plan approval which created the access strips.
The regulations contained herein shall apply in those areas identified as flood-prone in the Zoning Ordinance.[1] The Flood Boundary and Floodway Map shall be available in the Borough Office for inspection. In regard to the adopted Floodplain Conservation District, the regulations contained herein shall apply to those areas defined and established as floodplain and not in conflict with the information provided in the Flood Insurance Study.
A. 
The regulations contained herein are intended to conform to the requirements of the National Flood Insurance Program, P.L. 93-234, and the Pennsylvania Flood Plain Management Act, P.L. 851, No. 166 of 1978, and as either is amended.[2] Furthermore, it is the purpose of these regulations to:
(1) 
Regulate the subdivision and development of floodplain areas in order to promote the general health, welfare and safety of the community.
(2) 
Require that each subdivision lot or development site in floodplain areas be provided with a safe building site with adequate access and that public facilities which serve such sites are designed and installed to preclude flood damage at the time of initial construction.
(3) 
Protect individuals from buying lands which are unsuitable for use because of flood hazards by prohibiting the subdivision and development of unprotected floodplain areas.
(4) 
Maintain the certification of Pennsburg Borough and the eligibility of the property owners in the Borough for the benefits of the National Flood Insurance Program, P.L. 93-234.
[2]
Editor's Note: See 32 P.S. § 679.101 et seq.
B. 
Prospective developers shall consult with the Zoning Officer to make a determination as to whether or not the proposed subdivision or land development is located within an identified floodplain.
C. 
Where not prohibited by this chapter or any other codes or ordinances, land located in floodplain may be subdivided or developed in accordance with this chapter and any other codes or ordinances regulating such development.
D. 
The finished elevation of proposed streets within floodplain areas shall be a minimum of two feet above the base flood elevation. Drainage openings shall be sufficient to discharge flood flows without increasing flood heights onto lands of other property owners.
E. 
Storm drainage facilities shall be designed to convey the one-hundred-year flow without risk to persons or property. The drainage system shall ensure drainage at all points along streets and ensure the conveyance of drainage away from buildings.
F. 
The Borough Council may require in a floodplain an underground system to accommodate a one-hundred-year flood and a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designed to prevent the discharge of increased runoff onto adjacent properties.
G. 
All new or replacement sanitary sewer systems, whether public or private, located in floodplain areas shall be floodproofed, and all appurtenances thereto (including but not limited to pumping stations) shall be floodproofed up to a point 1 1/2 feet above the base flood elevation.
H. 
All new or replacement water systems, whether public or private, in floodplain areas, shall be floodproofed up to a point 1 1/2 feet above the base flood elevation.
I. 
All other new or replacement public or private utilities and facilities in floodplain areas shall be elevated or floodproofed to a point 1 1/2 feet above the base flood elevation.
J. 
Waivers. Guidelines for relaxation from the requirements set forth in this section are as follows:
(1) 
A waiver shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result.
(2) 
A waiver shall only be issued if there is:
(a) 
A determination that failure to relax the requirements would result in exceptional hardship to the applicant.
(b) 
A determination that the relaxing of a requirement will not result in increased flood heights, additional threats to public safety or extraordinary public expense nor create nuisances, cause fraud on or victimization of the public or conflict with existing local laws or ordinances.
(c) 
A determination that the relaxing of a requirement will not result in any adverse impact on adjacent landowners either upstream or downstream.
(3) 
A waiver shall only be issued upon a determination that the waiver is the minimum necessary, considering the flood hazard, to afford relief.
(4) 
The Borough shall maintain a record of all waivers, including justification for their issuance, and report such decisions issued in its annual report submitted to the Federal Insurance Administrator.
K. 
Where the subdivision or land development lies partially or completely in a floodplain or where the subdivision or land development borders on a floodplain, the plan shall include detailed information identifying the following:
(1) 
The location and elevation of existing and proposed streets, water supply and sanitary facilities and any other permitted improvements, soil types and proposed floodproofing measures.
(2) 
Boundaries of the floodplain and the base flood elevation as defined in the Zoning Ordinance.[3]
[3]
Editor's Note: See Ch. 110, Zoning.
[1]
Editor's Note: See Ch. 110, Zoning.
The length, width and shape of blocks shall be guided by the following:
A. 
The minimum dimensional requirements of the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 110, Zoning.
B. 
Respect for existing natural features which may constrain subdivision or land development.
C. 
The need to provide efficient, convenient and safe pedestrian and vehicular circulation.
D. 
The suitability of lotting pattern and building sites created by the blocks.
A. 
Lots shall meet or exceed the minimum area and width requirements of the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 110, Zoning.
B. 
Deep, narrow lots are to be avoided, except that lots for attached dwelling units may receive special consideration.
C. 
Wide, shallow lots are to be avoided.
D. 
Every lot shall contain a building envelope suitable for the type(s) of development proposed.
E. 
Every lot shall have frontage along the right-of-way of a public street.
F. 
Lot lines shall be drawn parallel, concentric, at right angles or radial to the right-of-way line whenever feasible and not otherwise justifiable by existing, permanent, natural or man-made features.
A. 
No proposal will be approved with a property line extending through any portion of an existing building, except where that property line follows a party wall separating semidetached or attached units, in accordance with the Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 110, Zoning.
B. 
When existing buildings are retained:
(1) 
Minimum building setbacks shall be met or exceeded, in respect to all new lot lines created, for the district in which the buildings are located, even if this results in a lot area or dimensions in excess of the otherwise applicable minimums.
(2) 
Building setbacks in excess of the applicable minimums are encouraged, in respect to all new lot lines created, when the height and/or bulk of the existing building significantly exceeds that of proposed, abutting development. For tall buildings, a setback equal to the height of the building is suggested as a minimum. For proportionally wide or deep buildings, a setback equal to 1/2 of the width or depth of the building is suggested as a minimum.
(3) 
Run-down buildings shall be rehabilitated on the exterior to conform in quality to surrounding new development.
(4) 
Structurally deficient buildings shall be rehabilitated in conformance with the Borough Building Code[2] and BOCA Property Maintenance Code.
[2]
Editor's Note: See Ch. 34, Building Construction.
(5) 
Additions to retained buildings shall conform in all respects to the requirements of the Zoning Ordinance[3] applicable to the district in which the building is located and shall be in harmony with the character, design, building materials and other architectural features of the building.
[3]
Editor's Note: See Ch. 110, Zoning.
(6) 
Historical or culturally significant buildings shall retain their respective characters to the greatest extent practical.
(7) 
New buildings abutting the retained building should reflect the character and architectural features of the retained building to the greatest extent practical.
(8) 
In nonresidential districts, retained buildings shall be provided with adequate parking, service and landscaped areas in accordance with the Zoning Ordinance[4] provisions for the intended use. If the applicant cannot specify the intended use, then the most land-consumptive provisions shall be applied to ensure sufficient land area for uses permitted in that district.
[4]
Editor's Note: See Ch. 110, Zoning.
(9) 
The building setback lines, existing and proposed buildings, driveways, parking areas, walks and other similar information shall be shown on the plan, with a note added describing the buildings and their intended purposes.
(10) 
No plan approval will be granted to a subdivision or a land development unless and until the above requirements are complied with to the satisfaction of the Borough Council upon recommendation of the Borough Planning Commission and Engineer.
C. 
When existing buildings will be removed:
(1) 
The plan must show the location and include a brief description of the building(s) to be removed.
(2) 
Plan approval will be granted upon written agreement to the expeditious removal of buildings intended for removal, in conformance with applicable Borough requirements and procedures regarding demolition of buildings and disposition of the reusable parts and/or disposal of the rubble. If the building will not be removed immediately, a financial guaranty must be posted for its removal, in compliance with § 96-49 herein.
All subdivisions and land developments shall be required to install, maintain and guarantee plant materials, as required herein for the visual and other environmental benefits these plants will provide, as well as for the specific benefits of buffering or screening, or otherwise dividing spaces.
A. 
The preservation of existing desirable woodland, trees and/or shrubs may be counted in lieu of the requirements herein. Upon review of sufficient evidence provided by the applicant, the Borough Council may waive a part or all of these planting requirements.
B. 
Street trees. All proposals shall provide street trees selected from the lists of shade trees in § 96-40A and B herein, in compliance with the following:
(1) 
Where street trees exist along the street on abutting properties, new street trees shall be planted in line with the existing ones. Compatible species are encouraged.
(2) 
Where few or no street trees exist along the street, new street trees shall be located a minimum of five feet from the sidewalk, toward the proposed development. Applicants are encouraged to use a variety of trees to protect against insects, disease or physical damage in any one species, as well as for visual interest.
(3) 
Street tree spacing shall be not less than the minimums listed nor more than twice the minimum or 50 feet, whichever is lower.
C. 
Parking lot planting. All proposals with parking lots shall provide planting in compliance with the following standards, wherever required by this chapter.
(1) 
The primary plant materials used shall be shade trees selected from the lists in § 96-40A and B herein, planted at the minimum spacing listed for the type of tree.
(2) 
Additional planting is encouraged to include a variety of ornamental trees, shrubs and ground covers selected from the lists in § 96-40C herein.
(3) 
At the ends of planting strips at driveway intersections, drivers' visibility shall be maintained by limited planting for the end 35 feet.
(4) 
At the ends of planting strips between rows of parking spaces, visibility shall be maintained by limited planting for the end 20 feet.
(5) 
"Limited planting" shall mean:
(a) 
Not more than one shade tree within the area.
(b) 
No shrubs or ground cover plants exceeding two feet in height.
(c) 
No evergreen trees.
(6) 
Refer to Figure 1 for a graphic illustration of these limitations.[1]
D. 
Buffer and screen planting. Along property lines separating the applicant's proposal from lands owned by others, buffer planting shall be provided in compliance with the following:
(1) 
Where development on both sides of the property line is or will be of essentially the same type and intensity, no additional buffer planting is required.
(2) 
Where development on both sides of the property line is or will be of essentially the same type but of significantly different intensities, the buffer area shall be planted in accordance with Subsection C, herein, including additional planting.
(3) 
Where the applicant's proposal is nonresidential and the abutting properties are residential, buffer planting shall be as follows:
(a) 
Parking lot planting as required by Subsection C herein, including additional planting; plus
(b) 
Screen planting sufficient to substantially obscure the least desirable views from the residential property onto the applicant's property. Screening plants shall be chosen from the list in § 96-40C(4).
[1] 
The suggested minimum screen planting is a double row of evergreen trees, six feet in height, planted 10 feet on center, with each row offset five feet to achieve a more complete screening effect.
[2] 
Additional planting and the use of earthen mounding is encouraged to provide a more varied and complete screening effect wherever possible.
(4) 
When buffering is planted on private property, the owner of the property is responsible for the maintenance of the buffering. If any portion of the buffering dies, it must be repaired or replaced at the expense of the landowner. The landowner shall not remove any planting in the buffer area without the prior authorization of Borough Council.
[Added 10-2-2006 by Ord. No. 5-06]
These lists in this section shall be used for all planting required by this chapter. Alternative plant materials may be used only with the approval of Borough Council, after sufficient evidence is submitted regarding their suitability for their purposes and locations.
A. 
Large shade trees.
Genus; Species; Cultivar
Common Name
Minimum
Spacing
(feet)
Acer rubrum, cv Armstrong
Armstrong red maple
30
Carpinus betulus
European hornbeam
25
Celtis occidentalis
Hackberry
20
Fraxius americana, cv autumn purple or rosewood
White ash
30
Fraxius pennsylvanica, cv Marshall's seedless or summit
Green ash
30
Ginkgo biloba, cv autumn gold or sentry
Ginkgo
25
Gleditsia triacanthos, var inermis
Thornless honey locust
25
Platanus acerifolia, cv Bloodgood
Bloodgood London planetree
30
Quercus species, scarlet, shingle, bur, red and crownright pin
Various oaks
30
Ulmus parvifolia
Chinese elm
30
Zelkova serrata
Japanese zelkova
30
B. 
Smaller shade trees.
Genus; Species; Cuttivar
Common Name
Minimum
Spacing
(feet)
Acer buergerianum
Trident maple
25
Acer campestre
Hedge maple
20
Amelanchier canadensis
Shadblow serviceber- ry*
15
Crataegus phaenopyrum
Washington haw- thorn*
15
Crataegus, cv Toba
Toba hawthorn*
15
Pyrus calleryana
Callery pear*
25
*NOTE: Flowering trees.
C. 
Plants for additional planting in and around parking areas. These plants are intended for use as specified in § 96-39C(2) herein:
(1) 
All trees listed in Subsections A and B above.
(2) 
Flowering trees.
Genus; Species
Common Name
Cornus mas
Corneliancherry dogwood
Koelreuteria paniculata
Goldenrain tree
Magnolia virginiana
Sweetbay magnolia
Malus species
Flowering crab apples; sargent; redbud; Japanese
Sorbus alnifolia
Korean mountain ash
Syringa reticulata
Japanese lilac tree
(3) 
Low-growing shrubs and ground covers:
Canbyi Paxistima (pachistima)
Cotoneasters
Dwarf Japanese yews
Horizontal junipers
Ivy
Pachysandra
(4) 
Screening plants:
(a) 
Large trees:
Genus; Species
Common Name
Juniperus virginiana
Eastern red cedar
Quercus robur, cv Fasi- giata
English oak
(b) 
Flowering small trees:
Genus; Species
Common Name
Crataegus phaenopyrum
Washington hawthorn
Crataegus, cv Toba
Toba hawthorn
Pyrus calleryana, cv Chanticleer
Callery pear
(c) 
Evergreen trees:
Genus; Species
Common Name
Pinus strobus
Eastern white pine
Pinus sylvestris
Scotch pine
Pinus thunbergii
Japanese black pine
Thuja occidentalis
American arborvitae
Tsuga canadensis
Canada hemlock
Tsuga caroliniana
Carolina hemlock
(d) 
Hedge plants:
Genus; Species
Common Name
Berberis thunbergii
Japanese barberry
Cornus racemosa
Gray dogwood
Ligustrum japonicum
Japanese privet
Ligustrum vulgare
Common privet
Taxus cuspidata
Japanese yew
D. 
Purposes. The plant materials in these sections were selected for the following purposes:
(1) 
Subsections A, B and C(1) and (2) for their abilities to tolerate poor soils, salt runoff, air pollution and other adverse environmental factors, especially within and around parking lots, streets and buildings, as well as for their shade-providing qualities, low maintenance characteristics and/or other desirable ornamental characteristics.
(2) 
Subsection C(3) and (4) for their low-growing or screening characteristics, as well as hardiness under adverse urbanized environmental conditions.
(3) 
Where more favorable planting environments can be obtained, alternative plant materials should be considered which may be more suitable and attractive in those areas.
E. 
Sources. Plant materials in these sections were selected from:
(1) 
Trees for Urban Parks, Morris Arboretum for the United States Department of the Interior.
(2) 
Trees for American Gardens and Shrubs and Vines for American Gardens, Donald Wyman.
[Added 6-1-1998 by Ord. No. 6-98]
A. 
Deciduous shrubs: minimum height at time of planting of three feet.
Alnus incana
Speckled alder
Alnus serrulata
Smooth alder
Amelanchier bartramiana
Mountain juneberry
Amelanchier canadensis
Shadbush, Serviceberry, Juneberry
Amelanchier intermedia
Shadbush, Serviceberry
Amorpha fruticosa
False-indigo
Aronia arbutifolia
Red chokeberry
Aronia melanocarpa
Black chokeberry
Aronia prunifolia
Purple chokeberry
Clethra alnifolia
Sweet pepperbush
Cornus amomum
Kinnikinik, Red willow
Cornus florida
White flowering dogwood
Cornus racemosa
Swamp dogwood
Cornus sericea
Red-osier dogwood
Dirca palustris
Leatherwood
Euonymus americanus
Hearts-a-bursting, Strawberry-bush
Gaylussacia dumosa
Dwarf huckleberry
Gaylussacia frondosa
Dangleberry
Hamamelis virginiana
Witchhazel
Hydrangea paniculata
Peegee hydrangea
Ilex laevigata
Smooth winterberry
Ilex verticillata
Winterberry, Black alder
Itea virginica
Tassle-white, Virginia willow
Leucothoe racemosa
Fetter-bush, Swamp dog-hobble
Lindera benzoin
Spicebush
Lonicera hirsuta
Hairy honeysuckle
Lonicera oblongifolia
Swamp fly honeysuckle
Lyonia ligustrina
Maleberry
Lyonia mariana
Stagger-bush
Menzesia pilosa
Minnie-bush
Myrica pennsylvanica
Bayberry
Nemopanthus mucronatus
Mountain holly
Physocarpus opulifolia
Ninebark
Potentilla fruticosa
Shrubby cinquefoil
Ptelea trifoliata
Hop-tree, Wafer-ash
Rhamnus alnifolia
Alder-leaved buckthorn
Rhododendron arborescens
Smooth azalea
Rhododendron atlanticum
Dwarf azalea
Rhododendron canadense
Rhodora
Rhododendron canescens
Hoary azalea, Mountain azalea
Rhododendron periclymenoides
Pinxter flower, Election-pink
Rhododendron viscosum
Swamp azalea, Swamp honeysuckle
Ribes americanum
Wild black currant
Ribes glandulosum
Skunk currant
Ribes hirtellum
Northern wild gooseberry
Ribes lacustre
Bristly black currant, Swamp currant
Ribes triste
Wild red currant
Rosa palustris
Swamp rose
Rosa rugosa
Rugosa rose
Rosa virginiana
Wild rose, Pasture rose
Rubus pubescens
Dwarf blackberry
Rubus setosus
Blackberry
Salix discolor
Pussy willow
Salix eriocephala
Heart-leaved willow
Salix exigua
Sandbar willow
Salix lucida
Shining willow
Salix myricoides
Broad-leaved willow
Salix petiolaris
Slender willow
Salix sericea
Silky willow
Salix serissima
Autumn willow
Sambucus canadensis
American elder
Spirea alba
Meadow sweet
Spirea tomentosa
Hardback, Steeplebush
Vaccinium corymbosum
Highbush blueberry
Vaccinium myrtilloides
Sour-top or velvet blueberry
Viburnum cassinoides
Wither rod
Viburnum dentatum
Southern arrowwood
Viburnum lantanoides
Witch-hobble, Hobble-bush
Viburnum lentago
Nannyberry, Sheepberry
Viburnum nudum
Possumhaw, Swamp-haw
Viburnum recognitum
Arrowwood
Viburnum trilobum
Highbush-cranberry
B. 
Deciduous trees: minimum three-inch caliper at time of planting.
Acer negundo
Box elder
Acer rubrum
Red maple, Swamp maple
Acer saccharinum
Silver maple
Amelanchier arborea
Shadbush, Serviceberry, Juneberry
Aralia spinosa
Devil's walking stick
Betula alleghaniensis
Yellow birch
Betula populifolia
Grey birch
Betula nigra
River birch
Carpinus caroliniana
Hornbeam, Blue beech
Catalpa speciosa
Catalpa, Cigar tree
Celtis occidentalis
Hackberry
Chioanthus virginicus
Fringetree
Crataegus phaenopyrum
Washington hawthorn
Diospyros virginiana
Persimmon
Fraxinus americana
White ash
Fraxinus pennsylvanica
Red ash, Green ash
Fraxinus nigra
Black ash
Fraxinus profunda
Pumpkin ash
Gleditsia triacanthos
Honey locust
Larix laricina
American larch, Tamarack
Liquidambar styraciflua
Sweetgum
Magnolia virginiana
Sweetbay magnolia
Nyssa sylvatica
Black gum, Sour gum, Tupelo
Populus balsamifera
Balsam poplar, Hackmatack
Quercus bicolor
Swamp white oak
Quercus imbricaria
Shingle oak
Quercus macrocarpa
Bur oak, Mossy-cup oak
Quercus palustris
Pin oak
Quercus phellos
Willow oak
Quercus shumardii
Shumard oak
Salix amygdaloides
Peach-leaved willow
Salix bebbiana
Long-leaved willow, Grey willow
Salix candida
Hoary willow, Sage-leaved willow
Salix caroliniana
Carolina willow
Salix fragilis
Crack willow, Bridle willow
Salix nigra
Black willow
Sorbus decora
Showy mountainash
Ulmus americana
American elm, White elm
Ulmus rubra
Red elm, Slippery elm
C. 
Evergreen shrubs: minimum height at time of planting of three feet.
Andromeda polifolia
Bog-rosemary
Chamaedphne calyculata
Leatherleaf
Ilex glabra
Inkberry
Kalmia polifolia
Bog laurel
Ledum groenlandicum
Labrador tea
Rhododendron maximum
Rosebay
D. 
Evergreen trees: minimum height at time of planting of six feet.
Abies balsamea
Balsam fir
Chamaecyparis thyoides
Atlantic white cedar
Juniperus virginiana
Eastern red cedar
Pinus strobus
Eastern white pine
Taxus canadensis
American yew
The design of subdivisions and land developments should be done in a manner which would preserve desirable natural and/or historic features of a site wherever reasonably possible. Included in such features would be the following:
A. 
Scenic areas or views.
B. 
Historic structures or sites.
C. 
Trees six inches or more in caliper at chest height.
D. 
Woodlands, tree masses, hedgerows or other significant plant materials.
[Amended 10-2-2006 by Ord. No. 5-06]
No topsoil shall be removed from the site or used as spoil. Topsoil must be removed from the areas of construction and stored separately. Upon completion of the construction, the topsoil must be redistributed on the site uniformly. All areas of the site shall be stabilized in accordance with Pennsylvania Department of Environmental Protection Chapter 102, Guidelines for Sediment Erosion Control.
Items preserved under §§ 96-41 and 96-42 above shall be protected during all phases of construction by fencing or other means from the effects of construction equipment operation, grading and any other activity which could endanger the preserved items.
Applicants are encouraged to provide open space for parks, playgrounds, recreational facilities and other community spaces. In commercial areas, spaces for walkways, malls, sitting areas or other community spaces are encouraged. The preservation of existing natural amenities as part of these spaces should be considered by the applicant. In addition, residential subdivisions and land developments, as well as commercial and industrial developments, shall set aside land suitable for park, recreation and open space purposes as a condition precedent to final plan approval according to the objectives of the Pennsburg Borough Parks, Recreation and Open Space Plan, 1995, and the following requirements:
A. 
Amount of land to be dedicated; waiver of requirements.
(1) 
Amount of land to be dedicated.
(a) 
Single-family detached: 4,000 square feet per unit.
(b) 
Two-family and single-family attached: 3,000 square feet per unit.
(c) 
Multifamily units: 2,000 square feet per unit.
(d) 
Nonresidential: 1% of gross acreage.
(2) 
Nothing herein shall be construed as limiting the ability of the Borough Council, based upon recommendations of the Planning Commission, to waive all or portion of the open space requirements.
B. 
Location and criteria for dedicated land. Land to be dedicated shall:
(1) 
Be suitable for active and/or passive recreation.
(2) 
May contain environmentally sensitive and attractive areas such as woodlands, streams, floodplains, etc.; however, stormwater basins and lands with slope greater than 10% shall not be contained in areas offered for public dedication unless approved by the Borough Council.
C. 
Acceptance and use of dedicated land.
(1) 
Any land dedicated to the Borough shall be used only for the purpose of providing park and recreational facilities and for the preservation of open space and shall be available for use by all residents of the Borough.
(2) 
When the land is dedicated, acceptance by the Borough shall be by means of a signed resolution to which a property description of the dedicated area shall be attached. A fee simple warranty deed conveying the property shall be delivered to the Borough with the title free and clear of all liens, encumbrances and conditions, except public utility easements.
D. 
Alternatives to dedication of park or recreational land.
(1) 
Upon agreement of both the Borough Council and the applicant, the applicant may pursue the following alternatives:
[Amended 10-2-2006 by Ord. No. 5-06]
(a) 
Payment of a fee in lieu of dedication of park or recreational land; the amount of the fee shall be based upon the estimated market value of the land meeting the standards of Subsection B with regard to suitability for active recreation.
(2) 
Improvements to other recreational sites.
(a) 
The applicant may, through an agreement with the Borough, construct recreational facilities on an existing or proposed park land that is readily accessible to residents of the proposed development. The value of such improvements shall be comparable to the fee in lieu of dedication that would otherwise be applied, based upon the applicant's estimates as reviewed by the Borough Engineer.
(3) 
Private reservation of land.
(a) 
The applicant may reserve land in an amount required under this section. Said land must meet all the requirements of Subsection B above and shall be managed and maintained by and through a management agreement in a form acceptable to the Borough.
(4) 
A combination of land dedication and/or alternate of approaches listed herein may be pursued based upon an agreement between the applicant and Borough Council.
E. 
Use of fees.
(1) 
Fee in lieu of payment shall be used to expand and improve existing public parks or to acquire land and develop new recreational facilities. Fees received for a particular development shall be expended on sites or facilities accessible to the residents of development.
(a) 
A fee authorized by this section shall, upon its receipt by the Borough, be deposited in an interest-bearing account as designated as "Pennsburg Borough Parks and Recreation Fund." Interest earned on such account shall become funds on that account. Funds from such account shall be expended only upon the design, construction or acquisition of specific recreation facilities approved by the Borough Council.
(b) 
Upon the request of an applicant who has paid fees under this section, the Borough shall refund such fee, plus interest accumulated thereon, from the date of payment if the Borough has failed to utilize such fee for recreational purposes within three years from the date the fee was paid unless this time limitation is waived by the party by and through a separate agreement.
The items listed below shall be designed, constructed, developed, installed, inspected and/or maintained in compliance with the Borough's Engineering Standards, which standards are incorporated by reference as a part of this chapter.[1]
A. 
Street, driveway and parking area paving.
B. 
Radii of pavement and rights-of-way at intersections.
C. 
Driveways and parking areas on a lot serving a single dwelling unit.
D. 
Construction inspection.
E. 
Sidewalks and curbs.
F. 
Stormwater runoff and other drainage facilities.
G. 
Utility locations, easements and rights-of-way.
H. 
Sanitary sewers and on-site disposals.
I. 
Water supply.
J. 
Erosion and sediment control.
K. 
Bridges and culverts.
L. 
Survey monuments.
M. 
All other items related to subdivision and/or land development for which it is reasonable and prudent to be included.
[1]
Editor's Note: The Engineering Standards are on file in the office of the Borough Secretary.
Applicants shall provide a reliable, safe and adequate water supply to support the intended uses approved as part of a development plan.
A. 
If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Borough Council that the subdivision or development is to be supplied by a certificated public utility, a bona fide cooperative association of lot owners or a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.
B. 
If private wells owned and maintained by the individual owners of lots within the subdivision or development will be used, applicants shall certify their adequacy, in writing, to the Borough Council.