[HISTORY: Adopted by the City Council of the City of Harrisburg
by Ord. No. 23-1990. Amendments noted where applicable.]
CROSS-REFERENCES
Pennsylvania Clean Streams Law, Act of July 31, 1970, P.L. 653,
as amended (35 P.S. § 691.1 et seq.).
The following principles, standards and requirements will be
applied by City Council and the Planning Commission in their review
and evaluation of all subdivision and land development plan applications:
A.
The standards and requirements contained herein shall be considered
the minimum for the promotion of the public health, safety, convenience
and general welfare.
B.
Where literal compliance with the standards and requirements contained herein is clearly impractical, City Council may modify or waive such standards through the waiver process set forth in § 7-503.6 of this code.
C.
Subdivision and land development plans shall give due consideration
to official plans of the City or to such parts thereof as may be adopted
pursuant to statute.
D.
Proposed land uses shall conform to the City's Zoning Code.
E.
For land developments, proposed structures, in general, shall be
harmonious with the character of the surrounding neighborhood.
F.
Land subject to hazards to life, health or property, such as may
arise from fire, floods, disease or other causes, shall not be subdivided
or developed unless such hazards have been eliminated or unless the
plan shall show adequate safeguards against them, which shall be approved
by the appropriate regulatory agencies.
A.
General standards.
(1)
Proposed streets shall be properly related to such street plans
or parts thereof as have been officially adopted by the City and shall
be coordinated with existing or proposed streets in adjoining subdivisions
or land developments. Proposed streets shall be properly related to
county, regional or state transportation plans as have been prepared
and adopted as prescribed by law.
(2)
Streets shall be laid out to preserve the integrity of their
design. Local access streets shall be laid out to discourage their
use by through traffic, and, where possible, collector and arterial
streets shall be designed for use by through traffic.
(3)
Proposed private streets (streets not offered for dedication)
are prohibited, unless they meet the design standards of these regulations.
(4)
Streets shall be related to the topography so as to establish
usable lots and satisfactory street grades.
(5)
Proposed street arrangements shall make provisions for the continuation
of existing streets in adjoining areas, the proper projection of streets
into adjoining undeveloped or unplatted areas, and the continuation
of proposed streets to the boundaries of the tract being subdivided.
(6)
The dedication of half streets at the perimeter of new subdivisions
is prohibited.
(7)
Alleys shall be discouraged in residential districts, unless
site design calls for rear access parking, which is encouraged. In
commercial or industrial areas, adequate alleys or off-street loading
and unloading space is required where needed for loading and unloading
or access purposes.
B.
Street classification. Three functional classifications of streets
and roads are established as follows:
(1)
Arterial. This classification includes streets which provide
intra-county or inter-municipal traffic of substantial volume. Generally,
these streets should accommodate operating speeds of 35 miles per
hour.
(2)
Collector. This classification is intended to include those
streets which connect minor streets to arterial streets. They may
serve intra-county and intra-municipal traffic. They may serve as
traffic corridors connecting residential areas with industrial, shopping
and other services. They may penetrate residential areas. Generally,
these highways will accommodate operating speeds of 25 to 35 miles
per hour.
(3)
Minor. This classification is intended to include streets and
roads that provide direct access to abutting land and connections
to higher classes of roadways. Traffic volumes will be low and travel
distances generally short. These streets and roads should be designed
for operating speeds of 25 miles per hour or under.
C.
Street widths.
(1)
Cartways shall have a minimum of eleven-foot travel lanes for
each direction of travel.
(2)
On-street parking lanes shall be a minimum of eight feet for
each side where parking is permitted.
(3)
Minimum street right-of-way and cartway widths shall be as follows:
|
Street Type
|
Right-of-Way Width
(feet)
|
Cartway
(feet)
| |
|---|---|---|---|
|
Arterial streets
|
As determined by the governing body and Planning Commission
after consultation with the Pennsylvania Department of Transportation
| ||
|
Collector streets
|
60
|
22
| |
|
Minor streets
|
50
|
22
| |
|
Cul-de-sac (diameter)
|
100
|
80
| |
|
Alley or service drive
|
30
|
22
| |
(5)
Short extension of existing streets with lesser right-of-way
and/or cartway widths than prescribed in this section may be permitted;
provided, however, that no section or new right-of-way less than 30
feet in width shall be permitted.
(6)
All streets shall be crowned to allow for surface drainage.
D.
Cul-de-sac or dead-end streets.
(1)
Dead-end streets are prohibited unless designed as cul-de-sac
streets.
(2)
Any dead-end street, for access to an adjoining property or
because of authorized phased development, shall be provided with a
temporary cul-de-sac within the subdivision, and the use of such turnaround
shall be guaranteed to the public until such time as the street is
extended.
(3)
Cul-de-sac streets, permanently designed as such, shall not
exceed 500 feet in length.
(4)
Unless future extension is clearly impractical or undesirable,
the turnaround right-of-way shall be placed adjacent to the tract
boundary with sufficient additional width provided along the boundary
line to permit extension of the street at full width.
(5)
All cul-de-sac streets, whether permanently or temporarily designed
as such, shall be provided at the closed end with a fully paved turnaround.
The minimum diameter to the pavement edge or curbline shall be 80
feet, and the minimum diameter of the right-of-way line shall be 100
feet.
(6)
The center-line grade on a cul-de-sac street shall not exceed
10%, and the grade of the diameter of the turnaround shall not exceed
5%.
E.
Horizontal curves.
(1)
Whenever street lines are deflected in excess of 10°, connection
shall be made by horizontal curves.
(3)
A tangent of at least 100 feet shall be introduced between all
horizontal curves on collector and arterial streets.
(4)
To the greatest extent possible, combinations of the minimum
radius and maximum grade shall be avoided.
F.
Intersections.
(1)
Streets shall intersect as nearly as possible at right angles,
and no street shall intersect another at an angle of less than 75°
or more than 105°.
(2)
Intersections involving the junction of more than two streets
are prohibited.
(3)
Streets intersecting another street shall either intersect directly
opposite to each other or shall be separated by at least 125 feet
between center lines, measured along the center line of the street
being intersected.
(4)
Intersections shall be approached on all sides by a straight
leveling area, the grade of which shall not exceed 5% within 60 feet
of the intersection of the nearest right-of-way lines.
(5)
Intersections with major streets shall be located not less than
800 feet apart, measured from center line to center line, along the
center line of the major street.
(6)
At intersections of streets, the curb or edge of pavement radii
shall not be less than the following:
|
Intersection
|
Minimum Simple Curve Radii of Curb or Edge of Pavement
(feet)
| |
|---|---|---|
|
Collector with collector street
|
35
| |
|
Collector with minor street
|
25
| |
|
Minor street with minor street
|
15
|
|
Radius corners or diagonal cutoffs must be provided on the property
lines, substantially concentric with or parallel to the chord of the
curb radius corners.
|
G.
Sight distance.
(1)
Sight distance, in general, refers to the maximum distance that
a driver can see objects such as traffic signs, pavement markings,
fixed objects, vehicles and pedestrians.
(2)
Corner sight distance refers to the maximum length of highway
along which a driver stopped at an intersection or driveway can continuously
see another vehicle approaching on another roadway or driveway. For
the purpose of measuring the available corner sight distance, the
height of both the driver's eyes and the approaching vehicle
should be assumed to be 3 1/2 feet above the road surface. In
addition, the driver's eyes should be assumed to be 10 feet from
the near edge of the intersecting roadway or driveway or the near
edge of the closest travel lane in the event there is parking permitted
on the intersecting roadway or driveway.
(3)
Sight distances shall be approved by the City Engineer.
H.
Street grades.
(1)
The grades of streets shall not be less than the minimum or
more than the maximum requirements listed below:
|
Type of Street
|
Minimum Grade
|
Maximum Grade
| |
|---|---|---|---|
|
All streets
|
0.5%
| ||
|
Arterial streets
|
As determined by the governing body after consultation with
the Commission and the Pennsylvania Department of Transportation
| ||
|
Collector streets
|
5%
| ||
|
Minor streets
|
8%
| ||
|
Alleys
|
8%
| ||
|
Street intersection
|
5%
|
(2)
On minor streets and alleys, grades greater than 10% shall not
be more than 400 feet in length, or as determined by the City Engineer.
I.
Slopes of banks along streets. The slope of banks along streets,
measured perpendicular to the street center line, shall be no steeper
than the following:
J.
Access roads and drives.
(1)
Direct access from residential lots to an arterial street shall
be avoided whenever possible. Where such direct access cannot be avoided,
adequate turnaround space shall be provided behind the right-of-way
lines.
(2)
Private driveways on corner lots shall be located at least 40
feet from the point of intersection of the nearest street right-of-way
line.
(3)
The width of access roads or driveways shall be in accordance
with the following standards:
(a)
For multifamily residential, mobile home parks and all nonresidential
development or subdivisions, access roads shall be no less than 24
feet in width at the street line and shall clearly be defined by the
use of curbing.
(b)
For single-family residential subdivisions, driveways shall
be no less than 10 feet in width and no greater than 20 feet in width
at the street line.
(4)
In order to provide for safe and convenient ingress and egress
points, access roads and driveway entrances shall be rounded at the
following minimum radius:
A.
Easements shall be provided for drainage facilities and overhead
or underground public utility facilities in consultation with the
City Engineer, electrical utility companies, the Pennsylvania Department
of Transportation, and telephone utility companies, as follows:
(1)
The minimum width of such easements shall be 20 feet, 10 feet
on each side of the line. In the case of a double line (both sewer
and water for example), since each line must be 10 feet apart with
10 feet on each side of the lines, the easement would be 30 feet.
(2)
Wherever possible, such easements shall be centered on the side
or rear lot lines or along the front lot line.
B.
Where a subdivision is traversed by a watercourse, drainageway, channel,
or stream, there shall be provided a drainage easement conforming
substantially to the line of such watercourse, drainageway, channel
or stream and of such width as will be adequate to preserve the unimpeded
flow of natural drainage or for the purpose of widening, deepening,
relocating, improving or protecting such drainage facilities, or for
the purpose of installing a stormwater sewer.
A.
The length, width, shape and design of blocks shall be determined
taking into consideration the provision of adequate sites for buildings
of the type proposed, the land use and/or zoning requirements, the
topography of the land being subdivided or developed, and the requirements
for safe and convenient vehicular and pedestrian circulation.
B.
Blocks shall not exceed 750 feet in length and must be compatible
with the City's existing grid system.
C.
Residential blocks shall generally be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots bordering an
arterial or collector street are used or where, due to the contour
of the land or the necessary layout of the subdivision, there is insufficient
depth between intersecting streets for such two-tier design.
D.
Blocks for commercial and industrial areas may vary from the elements
of design contained in this section if the nature of the use requires
other treatment. In such cases, off-street parking for employees and
customers shall be provided along with safe and convenient limited
access to the street system. Space for off-street loading shall also
be provided with limited access to the street system. Extension of
streets, railroad access right-of-way, and utilities shall be provided
as necessary.
A.
General standards.
(1)
The size, depth, width and orientation of lots shall conform
to applicable zoning regulations of the City.
(2)
Insofar as practical, side lot lines should be at right angles
to straight street lines or radial to curved street lines.
(3)
Where feasible, lot lines should follow municipal boundaries
rather then cross them, in order to avoid jurisdiction problems.
(4)
If, after subdividing, there exist remnants of land, they shall
be incorporated into existing or proposed lots.
B.
Lot frontage.
(1)
All lots shall abut a public street, existing or proposed, or
a private street if it meets the requirements of these regulations.
(2)
Double or reverse frontage lots shall be avoided except where
required to provide separation of residential development from major
streets or to overcome specific disadvantages of topography or orientation.
D.
Lots for other than residential uses. The lot width and area requirements
of properties reserved or laid out for uses other than residential
shall provide adequate space for yards and off-street loading, unloading
and parking facilities. Plans for contemplated construction on subdivided
lots should be provided in sufficient detail to assure that these
requirements are being satisfied.
E.
Space between buildings for land development.
(1)
The space between buildings where land development is proposed
shall be provided in accordance with the following schedule:
|
(See Note)
|
Space Between Buildings
(feet)
| |
|---|---|---|
|
F to F
|
70
| |
|
F to S
|
50
| |
|
F to R
|
70
| |
|
S to R
|
30
| |
|
S to S
|
30
| |
|
R to R
|
50
| |
|
C to C
|
20
|
|
Note: F = Front
|
S = Side
|
R = Rear
|
C = Corner
|
(2)
The space between buildings shall be increased one foot for
each additional foot that the height of the building exceeds 35 feet.
In undertaking new construction, the developer shall be guided
by the urban context in order to create a harmonious and integrated
environment in land development:
A.
Allowing for diversity, the form of buildings should, in most cases,
strive to be compatible with existing structures, particularly on
the perimeter of the development.
B.
The attempt should be made to incorporate architectural details found
on existing, adjacent buildings, such as bay windows, porches, cornice
lines and dormers.
C.
In selecting building materials, consideration should be given to
utilizing materials which exist in the surrounding development.
The design and development of all subdivisions shall preserve,
whenever possible, natural features which will aid in providing open
space for recreation and conditions generally favorable to the health,
safety and welfare of the residents of the City. Some of these natural
features include the natural terrain of the site, woodland areas,
large trees, natural watercourses and bodies of water, wetlands, rock
outcroppings and scenic views.
A.
Tree preservation and planting.
(1)
Trees with a caliper of six inches or more as measured at a
height of 4 1/2 feet above existing grade shall not be removed
unless they are located within the proposed cartway or sidewalk portion
of the street right-of-way or within 15 feet of the foundation area
of a proposed building. In areas where trees are retained, the original
grade level shall be maintained if possible so as not to disturb the
trees.
(2)
Where existing trees are removed along the street right-of-way,
supplemental planting, in the form of appropriate street trees, shall
be introduced. Such trees shall be planted at intervals of between
50 and 100 feet and preferably in random patterns.
(3)
A landscape plan shall be developed for industrial, residential
and multifamily residential subdivisions and land developments. Such
plan shall indicate the vegetation or plant cover which will exist
when landscaping is completed.
B.
Lake, stream, and river frontage preservation.
(1)
A maintenance easement for the City or its designee, with a
minimum width of 25 feet, shall be provided along all stream and river
banks and lake edges. Such easement, in all cases, shall be of sufficient
width to provide proper maintenance.
(2)
Lake, stream, and river frontage shall be preserved as open
space whenever possible.
(3)
Access shall be provided to the water and maintenance easement
area. The width of such access points shall not be less than 50 feet.
C.
Topography. The existing natural terrain of the proposed subdivision
tract shall be retained whenever possible. Cut and fill operations
shall be kept to a minimum.
A.
In the event that any person shall intend to make changes in the
contour of any land or engage in earthmoving activity, whether for
subdivision, land development or any purpose, such person who is required
to obtain a permit shall obtain such a permit from the Department
of Environmental Protection (DEP) pursuant to the erosion rules and
regulations promulgated under the Clean Streams Law.[1]
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
B.
Additionally, the City shall notify DEP immediately upon receipt
of an application for a building permit involving earthmoving activity
which affects five acres or more of land.
C.
The City shall not issue a building permit to those engaged in earthmoving
activities requiring a DEP permit until the Department has issued
such permit.
D.
An erosion and sedimentation control plan must be prepared for a
single lot or more where subdivision, land development or other earthmoving
activity is proposed. The plan must be submitted:
E.
Such erosion and sedimentation control plan shall be submitted to
the City's Engineer and County Conservation District for review,
and a copy of the plan and review comments shall be submitted to the
Commission as part of the preliminary and final plan applications.
F.
In the preparation of erosion and sediment control plans, the person
preparing such plans shall consult the County Conservation District
to determine the measures needed to control erosion and sedimentation.
The current Erosion and Sediment Control Handbook, prepared by the
Conservation Districts of Cumberland, Dauphin and Perry Counties,
shall be used in the preparation of such plans. Copies are available
in the Conservation District office in each county.
Properties located within the floodplain zoning district of the City of Harrisburg, as created by Chapter 7-329 of the Zoning Code, shall comply with the requirements of Chapter 7-509 of this code.
