A.
The standards and requirements contained in this chapter shall apply as minimum design standards for subdivisions and/or land developments in the Borough. In addition, subdivisions and/or land developments shall be designed to comply with the requirements of Chapter 270, Zoning; Chapter 226, Stormwater Management; Chapter 232, Streets and Sidewalks; Chapter 210, Sewers and Sewage Disposal; Chapter 255, Vehicles and Traffic; and Chapter 261, Water, of the Code of Ordinances, the regulations of the Authority, and the statutes and regulations of state and federal agencies, as applicable.
B.
All proposed subdivisions and/or land developments shall be designed,
laid out, arranged, constructed, and coordinated with all presently
existing facilities and improvements which serve the tract proposed
to be developed, including but not limited to the: a) transportation
network; b) sewer collection, conveyance and treatment facilities;
c) water supply and distribution facilities; and d) stormwater management
facilities, as necessary to accommodate prospective traffic, provide
adequate sewer and water service, promote proper stormwater management,
facilitate fire protection, prevent flooding.
C.
All proposed subdivisions and/or land developments shall conform
to the Comprehensive Plan, including any designated growth area, the
Official Map, the Park and Recreation Plan, and any regulations or
plans adopted in furtherance thereof.
D.
All proposed subdivisions and/or land developments shall also be
designed, laid out, arranged, constructed and coordinated to insure
that abutting properties will continue to have safe and convenient
access in accordance with the standards of this chapter or, if such
properties do not presently have such access, to have access at least
equal to the level existing prior to the proposed subdivision and/or
land development.
E.
The applicant shall submit studies and reports with the preliminary
plan and the final plan that shall clearly identify any assumed, proposed
and required improvements to existing facilities. If an applicant
submits a study, report or plan which contains improvements assumed
to be installed by others and compliance with the design standards
in this chapter is based upon the completion of such assumed improvements,
the design standards of this chapter shall not be considered as met
unless the applicant presents evidence that a governmental entity
has budgeted funds and/or has entered into contracts for the assumed
improvements or unless a plan for another development that proposes
the installation of such improvements has been approved and recorded.
All subdivisions and land developments shall comply with the
following general standards:
A.
Land subject to flooding, wetlands, or other land which is unsuitable
for development shall not be separately subdivided from a tract unless
such land shall be designed as a recreation area, nature preserve,
common open space or other use which will not lead to development
of the area in a manner prohibited by any applicable regulations.
Such land may be included within the limits of lots that contain sufficient
buildable area in accordance with the requirements of applicable standards
as yard area, landscaping, and other areas which shall not be improved
with structures or impervious surfaces.
B.
Future rights-of-way (i.e., rights-of-way reserved for future street
improvements) shall be designed in conformance with the design requirements
of a street, and the contiguous parcels must contain proper setbacks
and sight distances. The area within the future right-of-way shall
be included within the deeds to the abutting lots with an easement
in favor of the Borough and landowners of the land into which the
future right-of-way will extend to permit the use of the future right-of-way
for public street purposes should the adjoining lands be developed.
The landowners of the lots in which the future right-of-way is included
shall have the duty to maintain the area included within the future
right-of-way, and this duty shall be indicated in a note on the final
plan and in all deeds to such lots. The landowners of the lots in
which the future right-of-way is included shall have no obligation
concerning the improvement of such future right-of-way for street
purposes.
C.
Compliance with zoning decisions required.
(1)
Whenever Chapter 270, Zoning, provides that the use proposed by the applicant for subdivision or land development approval shall constitute a use by special exception or conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or Council, as applicable, prior to the submission of the preliminary plan; however, a developer may submit an informal sketch plan for comment by Borough staff, consultants, and the Commission concurrently with an application for special exceptional or conditional use approval.
(2)
Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance from any requirements of Chapter 270, Zoning, the applicant shall obtain such variance from the Zoning Hearing Board prior to the submission of a formal subdivision and/or land development plan; however, a developer may submit an informal sketch plan for comment by Borough staff, consultants, and the Commission concurrently with an application for variance approval.
(3)
The submission of a formal subdivision and/or land development plan
shall be designed and developed in accordance with any conditions
which have been imposed upon the grant of such variance, special exception
or conditional use by the Zoning Hearing Board or Council, as applicable.
D.
Compliance with prior plans required. Whenever all or a portion of
the land contained within an application for subdivision or land development
approval constitutes all or a portion of land included in a prior
subdivision or land development plan approved by the Borough and recorded
in the Office of the Recorder of Deeds in and for Lancaster County,
Pennsylvania, the plan shall comply with all conditions, restrictions
and notes imposed on the prior approval and/or included upon the recorded
subdivision or land development plan. The applicant shall identify
all prior recorded subdivision and/or land development plans of which
all or a portion of the land contained in the plan was a part and
all conditions, restrictions and notes which affect the current application.
Failure to identify all applicable conditions, restrictions and notes
of record on prior plans constitutes a violation of this chapter.
The applicant shall submit with the application for preliminary plan
approval a statement identifying the prior plans reviewed; the conditions,
restrictions and notes which would impact development in accordance
with the plan for which approval has been requested; and an explanation
of the manner in which the proposed plan has been designed to comply
with such conditions, restrictions and notes. This information shall
be signed by the applicant or the applicant's engineer or landscape
architect.
A.
Conformance to adopted plans. The proposed street pattern shall be
properly related to existing streets, to the Comprehensive Plan, to
the Official Map and to such county and state road and highway plans
as have been duly adopted.
B.
Private streets. Private streets may be used provided the Council,
upon recommendation of the Commission, determines that no public benefit
will be served by dedication of the street to the Borough, construction
of a private street will not preclude road improvements identified
in the Comprehensive Plan, the Official Map, or any relevant county
and state road and highway plans that have been duly adopted, and
that all private streets will be constructed to the design standards
of a public local street. Applications that propose a private street
shall be accompanied by a recorded declaration or an agreement, that
is satisfactory to the Borough and the Borough Solicitor, and which
shall be recorded with the Lancaster County Recorder of Deeds as part
of a final plan. This agreement shall establish the conditions under
which the private street will be constructed and maintained in accordance
with the design approved on the final plan, and shall, at a minimum,
stipulate the following:
(1)
Ownership interest in the private street.
(2)
The private street must not provide any limitation on users unless
identified in the agreement.
(3)
A statement indicating that civil court, not the Borough, is responsible
for mitigating differences relating to the agreement.
(4)
The method for assessing maintenance and repair costs of the private
street.
(5)
That an agreement by the owners of 51% of the front frontage thereon
shall be binding on the owners of the remaining lots.
(6)
Provide easement areas for the purpose of snow and ice removal.
(7)
Private streets shall not be offered for dedication as a public street
unless the private street is restored to Borough design standards
for public streets. The costs of restoring the street to public street
design standards shall be at the cost of the landowners abutting the
private street. The offer for dedication of the street shall be made
only for the street as a whole. The agreement shall specifically state
that the Borough is under no obligation to accept dedication of the
private street even if the private street is restored to the standard
of public street design.
C.
Arrangement. Streets shall be designed with consideration to existing
streets and intersections studied in the traffic impact study, all
planned streets and intersections included on other subdivision or
land development plans, and all streets included in the Comprehensive
Plan and/or Official Map adopted by the Borough.
(1)
Where a subdivision or land development abuts or contains an existing
or proposed major traffic street, the Council, upon recommendation
of the Commission, may require marginal access streets, reverse frontage
lots or such treatment as will provide protection for abutting properties,
reduction in the number of intersections with the major traffic streets,
and separation of local and through traffic.
(2)
All streets shall be arranged to conform as closely as possible to
the original topography; streets which serve connector routes to population
centers shall be connected with streets of similar function, to form
continuations thereof.
(3)
If the lots in the development are large enough for resubdivision,
or if a portion of the tract is not subdivided, suitable access and
street openings for such eventuality shall be provided.
(4)
Proposed streets within the development shall be laid out to provide
convenient and safe access to each lot and/or structure and/or parking
lot proposed as part of the development of the tract.
D.
Half streets. Half or partial streets (less than the required right-of-way
or cartway width) will not be permitted. All plans shall be designed
to provide for the entire required right-of-way and cartway widths.
E.
Street names, street name signs and traffic control signs.
(1)
Continuation of existing streets shall be known by the same name.
Names for new streets shall not duplicate nor closely resemble names
of existing streets within the same postal area.
(2)
All new street names are subject to approval by the Borough, the
Address Manager for the District Post Office that serves the Borough
and also the Lancaster County-Wide Communications office; letters
of approval from the Address Manager and Lancaster County-Wide Communications
must be provided with the application for a final plan.
(3)
Street name signs shall be installed by the developer at all new
street intersections. The design and placement of such signs shall
be subject to approval by the Borough.
(4)
A developer shall be responsible for installing at least two street
name signs at each four-way street intersection and one at each "T"
intersection.
(5)
Street name signs shall be free of visual obstruction. The design
of street name signs should be consistent, of a style appropriate
to the Borough, character of the development or zoning district in
which the development is located, of a uniform size and color and
erected in a manner that is to be approved by the Borough.
(6)
Private streets shall be provided with street name signs in conformance
with this section. The plan shall note that it is the responsibility
of the developer to install the street name signs for private streets.
(7)
Design and placement of traffic control signs shall follow the requirements
of the Borough and PennDOT. The installation of the signs shall be
the responsibility of the developer. Any costs of traffic studies
that are required to be completed prior to installation of any traffic
control signs shall be the responsibility of the developer. All traffic
signs shall be free of visual obstruction.
F.
Street alignment. Horizontal street alignments shall be measured
along the center line.
(1)
Horizontal curves.
(a)
Horizontal curves shall be used at all angle changes in excess
of 2°.
(b)
Single long radius curves shall be used rather than a series
of curves with varying radii and/or a series of short curves separated
by short, tangent segments.
(c)
The minimum radius for curves on arterial streets shall be 500
feet; for collector streets, 300 feet; and for local streets, it shall
be 150 feet. Proper superelevation shall be provided for curves on
arterial streets.
(d)
Except for minor streets, there shall be a tangent of at least
100 feet between reverse curves.
(2)
Perimeter streets. Plans with street locations along the perimeter
of a property shall be required to show building setback lines and
clear sight triangles within the adjacent properties; permission shall
be obtained from the adjacent landowner and additional right-of-way
must be granted.
(3)
Cartway alignment. The center line of the street cartway shall correspond
with the center line of the street right-of-way.
(4)
Horizontal curve centerline radii shall be designed in coordination
with vertical geometry subject to the approval of the Borough Engineer.
The minimum acceptable centerline radii shall be determined based
on the appropriate relationship between the design speed and curvature
and on their joint relationships with superelevation (roadway banking).
G.
Vertical alignments.
(1)
There shall be minimum grade of 1% on all streets and a maximum grade
of 6% on arterial and connector streets and 10% on minor streets.
(2)
Vertical curves shall be used in changes of grades exceeding 1% and
the length of the vertical curve shall be determined based on the
minimum rate of vertical curvature (K) as specified below:
|
Initial Speed
(mph)
|
Curvature, K1(feet/%)
Crest
|
Curvature, K1(feet/%)
Sag
| |
|---|---|---|---|
|
15
|
3
|
10
| |
|
20
|
7
|
17
| |
|
25
|
12
|
26
| |
|
30
|
19
|
37
| |
|
35
|
29
|
49
| |
|
40
|
44
|
64
| |
|
45
|
61
|
79
| |
|
50
|
84
|
96
| |
|
55
|
114
|
115
|
|
1Rate of vertical curvature, K =
length of curve (L) per percent algebraic difference (A) in the intersection
grades (K=L/A)
|
(3)
Intersections.
(a)
Where the approaching grade exceeds 7% on any or all streets
at a four-way street intersection, access drive, or the terminating
street at a three-way intersection, leveling areas shall be provided
on the street(s) with such excessive grade. Such leveling area(s)
shall have a maximum grade of 4% for a minimum length of 75 feet measured
from the intersection of the center lines.
(b)
Vertical curves are not required for stop-controlled approaches
at intersections of streets provided the algebraic difference in grade
is less than 8%.
(4)
The grade within the diameter of a turnaround at the terminus of
a permanent cul-de-sac shall not exceed 5%.
(5)
All new streets shall be graded to the right-of-way line in accordance
with the following:
(a)
All grading shall be substantially consistent with the street
center line. The maximum slopes of banks located outside the street
right-of-way, measured perpendicular to the right-of-way of the street,
shall not exceed 3:1 for fills and 2:1 for cuts.
(b)
The Council, upon recommendation of the Commission, may accept
steeper slopes to avoid disruption of significant natural features,
provided adequate safety and maintenance issues are addressed.
(c)
Guide rail protection is required along embankments when a barrier
is indicated as warranted in the latest version of PennDOT Design
Manual Part 2, Highway Design. Guiderail shall be constructed to PennDOT
specifications.
H.
Street right-of-way and cartway widths.
(1)
Minimum street and cartway widths shall be as follows, unless otherwise
specified on the Official Map or county or state highway plans that
have been duly adopted:
|
Street Classification
|
Cartway
(feet)
|
Right-of-Way
(feet)
|
|---|---|---|
|
Arterial street
|
36 with curb (no parking)
or as determined after consultation with
PennDOT
|
60 or as determined after consultation with PennDOT
|
|
Collector street
|
40 with curb (parking both sides)
32 with curb (parking one side)
28 with curb (no parking)
|
60
|
|
Local street
|
34 with curb (parking both sides)
28 with curb (parking one side)
24 with curb (no parking)
|
50
|
|
Alley
|
16
|
20
|
|
Turnaround of cul-de-sac
|
80 in diameter to outside curb
|
100 (diameter)
|
(2)
Extension of existing streets. The extension of existing streets
which are presently constructed with a cartway different from the
standards of this chapter shall be provided with a transition area,
the design of which is subject to approval by the Borough Engineer
and ultimately the Council.
(3)
Street construction standards. Street construction standards shall be in conformance with the provisions of Chapter 232, Streets and Sidewalks.
(4)
Improvements of existing streets and intersections.
(a)
In cases where a subdivision or land development abuts an existing Borough and/or state street, the street shall be improved to the ultimate width in accordance with Subsection H(1) or as indicated on the Official Map, whichever is greater, and additional right-of-way shall be provided, concrete curbing and sidewalk, and any other street improvements that are required by this chapter, shall be constructed.
(b)
In cases where the development is situated only on one side
of an existing street, the Borough may require that only that side
of the street be improved.
(c)
Where the developer of the subdivision or land development is required to provide a traffic study and report under § 240-62B and the traffic study and report indicates that improvements are required as provided in § 240-62B, the developer shall install improvements, including but not limited to traffic signals, traffic control devices, additional traffic lanes, traffic dividers and highway markings.
(d)
When the Borough determines that the required improvements are not feasible at the time of development of the use, the developer shall deposit funds with the Borough in the amount of 110% of the cost of improvements computed in accordance with § 240-31 of this chapter, the amount of the deposit shall be submitted for approval by the Borough Engineer, or the applicant shall also have the option to enter into an agreement that would defer road improvements to a time the Borough would deem such road improvements as feasible. The deferred road improvement agreement shall be recorded at the Lancaster County Recorder of Deeds' office and contain content that is suitable to Council and the Borough Solicitor. Any developer choosing to enter into a deferred road improvement agreement must note on the final plans that all required road improvements shall be constructed within six months of notification from the Borough.
(e)
State roadways.
[1]
If the traffic impact study indicates that improvements must
be made to a state street, the developer shall also take all necessary
action to obtain PennDOT permits and/or approvals to install the necessary
street widening and/or traffic signals or traffic control devices.
[2]
If the developer requires the Borough to submit any permit applications
or requests for approvals in the name of the Borough, the developer
shall reimburse the Borough for all costs and expenses incurred by
the Borough in connection with its review of the application and submission
of the application to PennDOT or any other governmental agency. The
developer shall bear all costs and expenses in connection with the
improvements required. The developer shall, prior to release of the
final plan for recording, enter into an agreement, which shall be
recorded, with the Borough concerning future maintenance of any drainage
facilities, curb, or sidewalk to be installed where the Borough is
the permittee. The owner of the abutting land shall be responsible
for future maintenance of all drainage facilities, curb, and sidewalk
and shall be responsible for compliance with any conditions which
PennDOT may impose on approval of such permit.
I.
Street intersections.
(1)
Multiple intersections involving the junction of more than two streets
are prohibited.
(2)
The distance between the centerline of streets intersecting with
through streets shall be determined by the classification of the through
street being intersected. The minimum separation distance shall be
measured along the centerline of the through street being intersected
and shall conform with the following:
(3)
Right-angle intersections shall be used whenever practicable, but
in any case, the angle of intersection of the street center lines
shall not be less than 75°.
(4)
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of 20 feet for local streets and 30 feet for intersections
including collector or arterial streets. Radius corners or diagonal
cutoffs shall be provided on the property lines substantially concentric
with, or parallel to, the chord of the curb radius corners.
(5)
Where appropriate, the Council, upon recommendation of the Commission,
may require additional traffic lanes to facilitate turning movements
at existing or proposed street intersection within or bordering the
site. These additional lanes, including acceleration/deceleration
lanes and lane transition areas, shall be provided in accordance with
the latest PennDOT standards and regulations.
(6)
All street intersections with a state highway shall be subject to
the approval of PennDOT.
J.
Clear sight triangles and stopping sight distance at street intersections.
(1)
Clear sight triangles. There shall be provided and maintained at all intersections a clear sight triangle. The triangle shall be formed by the center lines of the two intersecting streets and the stopping sight distance, as defined in Subsection J(2) below, in both directions along the center line of the intersected street. (See Appendix No. 1.[1]) Clear sight triangles shall be indicated on all plans,
and a note shall be provided on the plans which states that no structures,
landscaping or grading may be constructed installed or performed within
the area of the clear sight triangle which would obscure the vision
of motorists Deeds to lots which contain clear sight triangles shall
provide that no structure, landscaping or grading shall be erected,
installed or performed within the area of the clear sight triangle
which will obscure the vision of motorists.
[1]
Editor's Note: Said appendix is included as an attachment
to this chapter.
(2)
Stopping sight distance (SSD):
(a)
Calculation of stopping sight distance.
[1]
Street, access drive and driveway intersections shall be located
at a point which provides optimal sight distance in both directions.
[2]
For each intersection, the available sight distance for each
direction shall equal or exceed the stopping sight distance computed
from the following formula:
|
SSD = 1.47Vt + V2/[30 x (f+G)]
|
|
Where:
| ||||
|
SSD
|
=
|
Stopping sight distance (feet).
| ||
|
V
|
=
|
Speed limit or 85th percentile speed in accordance with Subsection J(2)(a)[3] or safe operating speed.
| ||
|
t
|
=
|
Perception time of driver (2.5 seconds).
| ||
|
f
|
=
|
Coefficient of friction for wet pavement.
| ||
|
G
|
=
|
Percent grade of roadway divided by 100.
| ||
[3]
If the 85th percentile speed varies by more than 10 miles per
hour from the speed limit, the Borough may require the 85th percentile
speed to be used to determine stopping distance.
[4]
Appendix No. 2[2] depicts stopping sight distance for selected speeds. The sight distances in Appendix No. 2 apply for roadway grades in whole numbers from +13% to -13% along with speeds from 15 to 55 miles per hour in increments of five miles per hour. The designer may use this table in lieu of the above formula.
[2]
Editor's Note: Said appendix is included as an attachment
to this chapter.
(b)
Measurement of sight distance.
[1]
The correct measurement of available sight distance at each
proposed street intersection shall be the responsibility of the applicant.
[2]
For the purpose of measuring available sight distance, the height
of both the driver's eyes and the approaching vehicle shall be
3.5 feet above the road surface. The lateral placement of vehicles
on the roadway and at the proposed access point shall be consistent
with the operation of the access and roadway.
[3]
For each direction, the shortest of the following measurements
shall be considered the available sight distance for the direction:
[a]
The maximum length of roadway along which a drive
at the proposed intersection can continuously see another vehicle
approaching the roadway. The driver's eyes at the proposed point
of access shall be 10 feet back from the near edge of the closest
travel lane.
[b]
The maximum length of roadway along which a driver
on the roadway can continuously see a vehicle which is located in
his travel lane on the roadway in order to make a left turn into the
proposed access or as a result of a left or right turn out of the
proposed access.
[c]
The maximum length of roadway along which the drive
of a vehicle intending to make a left turn into the proposed access
can continuously see vehicles approaching from the other direction.
This is measured from the point where the left-turning vehicle stops.
(c)
Inadequate sight distance remedies. If it is impossible to achieve
required stopping sight distance in both directions the Borough may:
[1]
Prohibit left turns by entering or exiting vehicles;
[2]
Require alteration of the horizontal or vertical geometry of
the roadway, access drive, or driveway; all such work shall be at
the expense of the applicant;
[3]
Require removal of physical obstruction from the line of sight,
at the expense of the applicant; or
[4]
Deny access to the roadway.
(3)
Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments at all intersections.
(4)
All street intersections with a state highway shall be subject to
the approval of PennDOT.
K.
Cul-de-sac streets.
(1)
To the greatest extent possible, through streets shall be provided.
The feasibility of a through street will be based on the physical
features of the tract proposed for development and/or adjoining lots,
the potential for extension of the street to adjoining lands based
on existing development patterns, restrictions imposed by other government
regulations and other recorded documentation, and the ability of the
design to meet all other requirements of this chapter. When cul-de-sac
streets are proposed, the application shall be accompanied by a written
analysis of the merits of the design and the reasons that a through
street would not be feasible.
(2)
The length of a cul-de-sac street shall be measured from the centerline
intersection with the through street which is not a cul-de-sac to
the center point of the turnaround.
(3)
All permanent cul-de-sac streets shall have a minimum length of 250
feet. Temporary cul-de-sacs shall not have a minimum length.
(4)
All permanent cul-de-sac streets shall not exceed 600 feet in length.
Temporary cul-de-sac streets shall not exceed a length of 800 feet
in length.
(5)
All cul-de-sacs must terminate in a circular turnaround and must be constructed to the specifications of Subsection H(1).
(6)
Any temporary cul-de-sac street designed for access to an adjoining property or for an authorized future phase of a development shall be provided with a temporary all-weather turnaround which is paved in accordance with the provisions of Chapter 232, Streets and Sidewalks. The use of such turnaround shall be guaranteed until such a time as the street is extended. Sidewalks along temporary cul-de-sacs shall be continued at the same time the street is continued. The developer who extends a street which has been provided with a temporary turnaround shall remove the temporary turnaround and restore the area of the temporary turnaround.
(7)
Any cul-de-sac that is proposed to have a center landscaping island
shall contain a turnaround that contains a minimum diameter of 90
feet and the ultimate right-of-way shall be increased to 110 feet.
The drive lanes of a cul-de-sac containing a center landscaping island
shall be a minimum of 12 feet wide and shall be posted as a one-way
turnaround. The landscaped trees, shrubs or plants within the landscaped
island shall be highly tolerable to salt or other chemicals used for
the purpose of melting snow and ice.
L.
Streetlighting. Streetlighting shall be provided along all new streets.
Streetlighting standards shall be as follows:
(1)
Streetlights shall be installed and spaced accordingly in order to
provide the following lighting standards for streets:
|
Use
|
Location
|
Maintained Footcandles1
|
Uniformity Ratio
(Max:Min)2
| |
|---|---|---|---|---|
|
Streets, street intersections and street signs
|
Residential subdivisions and land developments
|
0.4 Min.
|
6:1
| |
|
Nonresidential subdivisions and land developments
|
0.9 Min.
|
6:1
|
|
1Illumination levels are maintained
horizontal footcandles in a particular location that project onto
pavement or other area surface.
| |
|
2Uniformity ratio is a measure of
the dispersion of light on an area. The ratio is measured as maximum
light level to minimum light level. Example: 6:1 for the given area,
the maximum level of illumination should be no less than 6 times the
minimum level of illumination (0.4 x 6 = 2.4)
|
(2)
Electrical installations for all lighting applications shall be in
accordance with the prevailing regulations and specifications established
by the appropriate electric service provider. It shall be the responsibility
of the developer to have final construction approved by an electrical
inspection agency and a written report attesting this fact submitted
to appropriate electric service provider, thereby allowing the utility
to provide pole illumination.
(3)
Lighting fixtures and pole styles shall be of a decorative nature
and shall be designed appropriately for the lighting application that
it is intended for. Lighting fixtures and pole styles shall be approved
by the Borough. Streetlighting styles within all land developments
shall be of the same style in all phases of the development and shall
also be the same or similar to neighboring properties.
(4)
All lighting fixtures shall be arranged to allow the light to be
directed downward onto the pavement or other surface area and street
signs or other identification signs. All light and glare shall be
directed away from roadways and buildings so not to present glare
to motorists, pedestrians or occupants of the building. Streetlights
shall utilize a full lens, full cut-off shield fixture to ensure compliance
with this section.
(5)
Poles for mounting lights shall not exceed 15 feet in height unless the developer can demonstrate to the satisfaction of the Borough Engineer that a higher pole height is necessary for larger lighting applications and that the added height will not present a violation of the lighting requirements of Chapter 270, Zoning.
(6)
All lighting fixtures shall be actuated by a photo-electric controlled
switch.
(7)
The location of all streetlighting fixtures, fixture details, footer
and mounting details, and photometrics shall be provided with the
subdivision and land development plan.
(8)
Materials and cost of installation for lighting fixtures shall be
the responsibility of the developer.
(9)
Dedication of streetlights. If Council accepts dedication of a public
street, Council shall also accept dedication of street lighting facilities
located within the right-of-way of the street.
(a)
Until such a time as the street lighting is dedicated, the developer
of the tract (who has escrowed the street lighting) will be responsible
for any and all costs associated with each streetlight. Such costs
shall include, but not be limited to, administration, placement, and
maintenance. Electrical charges shall be the responsibility of the
Borough when accepted for dedication by the Borough.
(b)
Streetlights not dedicated to the municipality will remain the
responsibility of the developer or appropriate private entity including
all costs and responsibilities for the lighting in perpetuity.
M.
Alleys.
(1)
Alleys shall have the following characteristics:
(a)
A property which utilizes an alley shall maintain frontage along
a public or private street.
(b)
An application that proposes alleys shall be accompanied by
an agreement which shall be recorded with the final plan and which
shall establish the conditions under which the alleys will be maintained.
(c)
The final plan for recordation with the Recorder of Deeds shall
include a plan note that identifies the specific alleys, the recorded
maintenance agreement and a note that the alleys will not be accepted
by the Borough and that the Borough will not assume any responsibility
for their maintenance.
(2)
The cartway of all alleys shall be constructed as specified in the latest edition of PennDOT Publication 408. Additionally, all work shall be in conformance with Chapter 232, Streets and Sidewalks.
(c)
Alleys which form a cul-de-sac shall not exceed 400 feet in
length, measured from the center line intersection of a street or
private street that is not a cul-de-sac. Alley cul-de-sacs which do
not terminate in a parking lot shall be provided at the terminus with
a fully paved turnaround. The turnaround shall be designed in accordance
with one of the following methods:
(d)
All alleys shall be privately maintained. The plan shall contain
a note which shall state that the alley shall not be offered for dedication
and shall be privately maintained.
(e)
If an alley is to be for the common use of two or more properties,
the applicant shall provide for the maintenance of such alley. The
applicant shall provide for private maintenance through the formation
of a homeowners' association or through the setting forth of
the maintenance responsibilities in easements in the deeds to the
lots which have the right to use the alley. If a homeowners'
association is formed, a document setting forth the maintenance responsibilities
of such association and the right of such association to assess lots
within the development shall be recorded at the same time as the final
plan is recorded. All such documents shall be in a form acceptable
to the Borough Solicitor.
(f)
All persons who shall purchase a lot abutting or having the
right to use an alley shall be given a copy of the final plan and,
if a homeowners' association has been formed, shall be given
a copy of all such documents relating to the maintenance responsibilities
of such homeowners' association.
N.
Recommendations of traffic impact study. The requirements of this section apply where the traffic impact study prepared in accordance with § 240-62B indicates that improvements are necessary or advisable to existing Borough and/or state streets and/or intersections within the traffic impact study area in order: 1) to assure adequate, safe and convenient access to each lot and/or structure and/or parking lot proposed as part of the development of the tract; 2) to accommodate the traffic due to the proposed development; 3) to provide for a level of service and delay for the design year, or years for phased projects, within the development which is at least equivalent to the projected level of service and delay for the design year(s) without the proposed subdivision or development; and/or 4) to preserve the existing convenience of access to or ability to exit from abutting properties that gain access from the existing street, the developer shall install all such indicated improvements.
(1)
The developer shall install additional traffic lanes, traffic dividers,
traffic control devices, traffic signals, and other measures as appropriate
to ensure that the development of the tract does not adversely impact
the existing street system and/or access to or the ability to exit
from properties gaining access from an affected street.
(2)
If the traffic impact study indicates that improvements must be made
to a state street, the developer shall also take all action necessary
to obtain any PennDOT permits and/or approvals to install the necessary
street widening and/or traffic signals or traffic control devices.
(3)
If the traffic impact study recommends installation of traffic signals
or traffic signal modifications, the developer shall prepare all studies
and submit all necessary applications to enable the installation of
the traffic signal or modifications and shall install the traffic
signal or modifications at their cost and expense.
(4)
If the traffic impact study indicates that traffic control devices
or regulations, including but not limited to stop intersections, speed
limit reductions, or parking prohibitions, are required, the developer
shall prepare all studies necessary to justify imposition of such
regulations in accordance with PennDOT regulations and shall pay all
costs associated with the preparation and enactment of an ordinance
to establish such regulations.
(5)
The developer shall bear all costs and expenses in connection with the improvements required by this § 240-43N. If the developer requires the Borough to submit any permit applications or requests for approvals in the name of the Borough, the developer shall reimburse the Borough for all costs and expenses incurred by the Borough in connection with its review of the application and submission of the application to PennDOT or any other governmental agency.
(6)
When the Borough determines that the required improvements are not
feasible at the present time, the developer shall deposit funds with
the Borough in the amount of 110% of the cost of the improvements
computed in accordance with the provisions of § 509 of the
MPC. Such funds shall be maintained by the Borough in a general account
to be used for traffic improvements.
O.
Other requirements.
(1)
When the proposed subdivision adjoins unsubdivided acreage, new streets
shall be provided through to the boundary lines of the tract with
temporary easements for turnarounds.
(2)
When a proposed subdivision shall extend the streets from an adjoining area which has been provided with a temporary turnaround or additional paving in accordance with Subsection O(1) above, the subdivider shall remove the temporary turnaround or the additional paving from the previously subdivided area and shall restore the area as a part of the extension of the street into the proposed subdivision.
(3)
In reviewing subdivision plans, the Council shall consider the adequacy
of existing or proposed community facilities to serve additional dwelling
units or nonresidential establishments proposed by the subdivision.
The developer of any proposed residential subdivision or land development
containing more than 10 units of occupancy and all nonresidential
land developments shall provide copies of the preliminary plan to
local emergency service providers for review as to the adequacy of
access for emergency service vehicles. The developer shall provide
the Council with a letter from local emergency service providers reviewing
the proposed subdivision or land development or evidence that such
a review was requested by the developer and the local emergency service
providers did not review the proposed development.
A.
The configuration of blocks and lots shall be based upon the lot area requirements of Chapter 270, Zoning, the salient natural features, the existing man-made features, the proposed type of structure, existing and proposed traffic patterns, and land use type. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation. Lots where areas that are two or more times the minimum requirements shall, wherever feasible, be designed with configurations which allow for additional subdivision.
B.
Blocks.
(1)
In general, all blocks in a subdivision shall have a maximum length
of 1,200 feet. Blocks subdivided into lots shall be two lot depths
in width, except reverse frontage lots.
(2)
In commercial areas, the block layout shall conform, with due consideration
of site conditions, to the best possible layout to serve the public,
to permit good traffic circulation and the parking of cars, to make
delivery and pickup efficient, and to reinforce the best design of
the units in the commercial area.
(3)
The block layout in industrial areas shall be governed by the most
efficient arrangement of space for present use and future expansion,
with due regard for worker and customer access and parking.
(4)
In large blocks with interior parks or playgrounds, in exceptionally
long blocks where access to a school or shopping center is necessary
or where cross streets are impractical or unnecessary, a crosswalk
with a minimum right-of-way of 12 feet and a paved walk may be required
by the Council, upon recommendation of the Commission.
C.
Lots.
(2)
All lots, except as noted in Subsection C(4) of this section, shall abut on a street, but double frontage lots are prohibited. In general, side lot lines shall be at right angles or radial to street lines. If, after subdividing, there exist remnants of land, they shall be included in the area of proposed or existing lots.
(3)
Generally, the depth of lots shall be not less than 1 1/2 nor
more than three times their width.
(4)
The lot on which an apartment structure is built or which is used
for commercial or industrial purposes may abut two or more streets.
(5)
Whenever practical, side lot lines shall be radial with or perpendicular
to street lines.
(6)
In order to avoid jurisdictional problems, lot lines shall, wherever
feasible, follow Borough boundaries rather than cross them. Where
a lot is divided by a Borough boundary, the minimum standards of both
municipalities shall apply.
B.
Easements.
(1)
Where easements are required for utilities, such easements shall
be a minimum of 30 feet in width and shall, to the fullest extent
possible, be centered on or be adjacent to rear or side lot lines.
(a)
All electric, telephone, television, and other communication
distribution lines servicing new developments should be provided by
underground wiring within common easement locations or dedicated rights-of-way,
installed in accordance with the prevailing standards and practices
of the utility or other companies providing such services.
(b)
Lots which abut existing easements or public rights-of-way where
overhead electric or telephone distribution supply lines and service
connections have heretofore been installed may be supplied with electric
and telephone service from those overhead lines, but the service connections
from the utilities' overhead lines shall be installed underground.
(c)
Where overhead electric or telephone lines are permitted as
the exception, the placement and alignment of poles shall be designed
to lessen the visual impact of overhead lines. Trees shall be planted
in open areas and at key locations to minimize the view of the poles
and the alignment.
(d)
All other utilities aside from electric, telephone, television,
and communication facilities are encouraged to use common easements,
when feasible.
(2)
Nothing shall be placed, planted, set or put within the area of an
easement that would adversely affect the function of the easement
or conflict with the easement agreement. This requirement shall be
noted on the final plan and shall be included in all deeds for lots
which contain an easement.
(3)
The minimum distance from natural gaslines to a dwelling unit need
only be such distance, if any, as required by the applicable transmission
or distributing company.
(4)
The applicant shall reserve easements where stormwater or surface
water drainage facilities exist or are proposed, whether located within
or beyond the boundaries of the property. Easements shall have a minimum
width of 30 feet and shall be adequately designed to provide area
for the collection and discharge of water, the maintenance, repair
and reconstruction of the drainage facilities and the passage of machinery
for such work. The easements shall clearly identify who has the right-of-access
and responsibility of maintenance. This requirement shall be noted
on the final plan and shall be included in all deeds for lots which
contain an easement. An applicant shall also be responsible for completing
a declaration of easement and stormwater management agreement in a
form that is acceptable to the Borough Solicitor.
(5)
Snow removal stockpile easements shall be provided at all intersections
and the end of all cul-de-sacs. Snow removal stockpile easements shall
be a minimum of 30 feet long, measured along the edge of the street
cartway, and extend from the edge of pavement of the intersection
or cul-de-sac for a length back a total distance of 25 feet. No on-street
parking, driveway, structure, aboveground portion of a utility, landscaping
or any other use shall be located within the easement that would interfere
with the intended purpose of the easement. All snow removal stockpile
easements shall be delineated on the plans and all locations shall
be approved by the Borough.
A.
Parking facilities. Off-street vehicular parking facilities shall be provided in accordance with Chapter 270, Zoning, and shall also comply with the following requirements:
(2)
Parking spaces and aisles shall be provided for the physically handicapped
and shall meet all applicable requirements of the latest edition of
the ADA. ADA-compliant parking shall be provided for all nonresidential
developments, multifamily dwellings and any other instances where
ADA-compliant parking is required. ADA-compliant parking shall be
located closest to the accessible building entrance.
(3)
Parked vehicles adjacent to sidewalks shall not overhang or extend
over the sidewalk in a manner that restricts pedestrian circulation.
Where such overhang is not restricted by a wheel stop or other device,
sidewalks shall have a four-foot minimum clearance width from any
obstacles.
(4)
Not less than a two-foot radius of curvature shall be permitted for
horizontal curves in parking areas.
(5)
All dead-end parking lots shall be designed to provide sufficient
back-up area for all end stalls, as well as sufficient turnaround
room for all vehicles intended to use the parking facility.
(6)
Painted lines, arrows, and dividers shall be provided and maintained
to control parking, and when necessary to direct vehicular circulation.
(7)
Parking facilities shall be constructed with a crushed aggregate
subbase course with a minimum thickness of six inches, as specified
in the PennDOT Specifications, Form 408, or other PennDOT-approved
equivalent. Pavement shall consist of a minimum of 1 1/2 inches
of base courses and one-inch wearing surface. Material shall be equal
or superior to PennDOT Specifications for Bituminous Surface Course
ID-2 and shall be applied in accordance with the PennDOT Specifications,
Form 408, or other PennDOT-approved equivalent.
(8)
Permeable pavement. Permeable pavement shall not be located in industrial
developments, fueling stations, loading areas or other areas of a
parking facility where frequent heavy truck travel occurs, sites with
expansive soils or shallow depth to bedrock; areas draining to the
permeable pavement greater than five acres, areas with the water table
less than two feet below the bottom of the pavement base, and less
than 100 feet from drinking wells. Permeable pavement includes paving
units, porous asphalt pavement, or porous concrete (using single-sized
aggregate and low water content); uniformly graded stone aggregate
with void space; filter fabric lining the subsurface beds; and uncompacted
(or hand compacted) subgrade. Permeable pavement shall consider the
infiltration rate of the soil subgrade under the base. Constant supervision
during construction is encouraged as sediment must be kept from the
aggregate base. Maintenance shall be performed as according to the
manufacturer's specifications.
(9)
Speed bumps.
(a)
Speed bumps, constructed as part of access drives or parking
lots, shall be designed to restrain motor vehicle speed in strict
conformance with the following:
(b)
Speed bump advance warning signs shall be posted at each entrance
of the access drives or parking lots, but not more than 30 feet in
front of the speed bump. All signs shall be in conformance with PennDOT
Publication 236, Official Traffic Control Devices and with the following:
B.
Sidewalks.
(1)
Paved sidewalks shall be provided on both sides of a new street and
access drive that serve all subdivisions and land developments.
(2)
Sidewalks shall also be provided in any location within land developments
for access to and/or within a commercial, industrial or other community
facility. Sidewalks which are provided as part of such nonresidential
facilities shall be designed and constructed to service the projected
pedestrian needs.
(3)
Where curbs and sidewalks are required or provided, clearly marked
crosswalks shall be provided at all intersections. Crosswalks may
also be required by the Council, upon recommendation of the Commission,
at other locations to promote the convenience and safety of pedestrian
traffic. The design of crosswalks and the materials use shall be consistent
with PennDOT Form 408 specifications.
(4)
Construction standards. Paved sidewalks shall be constructed in accordance with Chapter 232, Streets and Sidewalks.
(5)
Encroachments into any sidewalk area shall not result in less than
a four-foot wide minimum clearance width from any obstacles.
(6)
Where possible, sidewalks should be sloped towards adjacent pervious
surfaces, not adjacent impervious surfaces.
(7)
ADA-compliant ramp cuts shall be located at all sidewalks intersecting
with vehicular travel ways.
(8)
Marked crosswalks shall be provided within the vehicular travel ways
intersecting all sidewalks.
(9)
Sidewalk construction shall meet all applicable standards of the
latest edition of the ADA.
C.
Curbs.
(1)
Concrete curbs shall be provided for all subdivisions and land developments
along street frontages, access drives, and along the edge of any landscaped
portions of a parking facility.
(2)
Construction standards. All curbs shall be constructed in accordance with the specifications in Chapter 232, Streets and Sidewalks, and the most current edition of PennDOT Publication 408, Specifications, and PennDOT Publication No. 72, Standards for Roadway Construction, and in accordance with any regulations adopted by the state or federal government concerning handicapped accessibility.
(3)
Vertical curbs shall be installed unless the Borough Engineer, for
cause shown, permits the use of slant curbs. Cost shall not be considered
cause warranting use of slant curbs.
(4)
Curbing shall be designed to provide a ramp cut at each intersection
of a vehicular travel way, at the principal entrances to buildings
which front on parking lots, and at all crosswalks.
(5)
Any transition between curbing types shall be at the discretion of
the Council and shall be subject to final approval by the Borough
Engineer.
(6)
Curb construction shall meet all applicable standards of the latest
edition of the ADA.
