A. 
The following principles, standards and requirements will be applied by the Borough Council and Planning Commission in their review and evaluation of all subdivision and land development plat applications. The Borough of Carlisle has adopted public works standard specifications as well as PennDOT Specifications Publication No. 408. Those specifications will prevail for issues not addressed by this chapter.
B. 
The standards and requirements contained herein shall be considered the minimum for the promotion of the public health, safety convenience and general welfare, in the absence of any such standard or requirements.
C. 
Where literal compliance with the standards and requirements contained herein is clearly impractical, the Borough Council may modify or waive such standards through the alteration of the requirements process set forth in § 226-14 of this chapter.
D. 
Proposed land uses shall conform to the Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 255, Zoning.
E. 
Land subject to hazards of life, health or property, such as may arise from fire, floods, disease or other causes, shall not be platted for development or use purposes unless such hazards have been eliminated or unless the plat shall show adequate safeguards against them which shall be approved by the appropriate regulatory agencies.
F. 
Where a subdivision or land development is partially located in another municipality, the provisions of this chapter shall apply to the portion located in the Borough of Carlisle.
G. 
An existing tract which is divided by a street or state highway shall be considered as a single tract until such time as the tract is divided by an approved subdivision or land development plan.
A. 
General standards.
(1) 
Proposed streets shall be properly related to such street plans or parts thereof as have been officially adopted by the Borough and shall be coordinated with existing or proposed streets in adjoining subdivisions or land developments.
(2) 
Streets shall be laid out to preserve the integrity of their design. Streets which provide ingress and egress to single-family or multiple-family developments 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) shall meet all the design standards and improvement and construction requirements of this chapter including but not limited to rights-of-way, curbs, sidewalks, drainage, construction, traffic control, utility installation and setback line. A proposed private street that provides access to land in an adjoining municipality shall be prohibited where:
[Amended 10-10-2014 by Ord. No. 2205, approved 10-10-2014]
(a) 
The zoning or use in the adjoining municipality to which private street access is to be provided contains any use, permitted or conditional, that is not identical to the zoning or any permitted use in the zoning district in the Borough where the private street is proposed to be located; or
(b) 
When such lands are unimproved, there is no pending or approved land development plan noting the proposed use of the land in the adjoining municipality by which such a comparison as noted in Subsection A(3)(a) above can be made.
(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 developed. No tract or parcel of land shall be landlocked.
(6) 
New half or partial streets shall be prohibited, except where essential to reasonable development of a tract in conformance with the other requirements and standards of these regulations. Except where, in addition, satisfactory assurance for dedication of the remaining part of the street can be obtained, a cul-de-sac shall be constructed at the end of such half street which shall be of a permanent nature, unless a temporary cul-de-sac is approved.
(7) 
Names of new streets shall not duplicate existing or platted street names or approximate such names by the use of suffixes such as lane, way, drive, court or avenue. In approving the names of streets, cognizance should be given to existing or platted street names within the postal delivery district served by the local post office. New streets shall bear the same name or number of any continuation of alignment with an existing or platted street.
(8) 
In the case where a new subdivision or land development abuts an existing street or state highway, the applicant shall provide any required dedication for widening the existing street or state highway to meet the standards set forth in § 226-24C, including but not limited to required rights-of-way and cartway widths. Where the cartway is widened by the installation of curbing or otherwise, fill-in paving shall be required. For state highways, the plan shall show the existing legal limit of the state right-of-way and the additional right-of-way width which is being dedicated to the Borough. The right-of-way to be dedicated shall be measured from the center line of the existing street or state highway and shall be the greater width as set forth in § 226-24C or as required by PennDOT specifications.
(9) 
The applicant for a subdivision or land development abutting a state highway shall be responsible for obtaining approval from PennDOT for any proposed improvements and for obtaining a PennDOT highway occupancy permit for any proposed improvements.
(10) 
The applicant shall certify prior to final approval of a subdivision or land development plan that title to any street rights-of-way are free and clear of all liens and encumbrances and that no prior right-of-way has been granted to any utility or any other person.
(11) 
The right-of-way widths are based upon the need to serve utilities, to accommodate ponding of runoff, storage of plowed snow, emergency parking, temporary roadway adjustments during maintenance and accidents and to accommodate future improvements.
B. 
Street classification. Three functional classifications of streets are established as follows:
(1) 
Arterial. The classification includes a street with fast or heavy traffic volumes of considerable continuity and provides the principal means of traffic circulation between areas within the Borough or important areas in adjoining municipalities. New arterial streets shall be designed to PennDOT standards to accommodate operated speeds of 55 miles per hour and estimated average daily traffic volumes of over 3,500 vehicles.
(2) 
Collector. This classification is intended to include those streets which connect local streets to arterial streets and limited access highways, including the principal entrance streets of a residential development and streets for circulation within such development. New collector streets will accommodate operating speeds of 35 miles per hour and estimated average daily traffic volumes of 1,500 to 3,500 vehicles.
(3) 
Local. This classification is intended to include streets that provide direct access to abutting land. New local streets shall be designated for operating speed of 35 miles per hour or under and estimated average dally traffic volumes of under 1,500 vehicles.
C. 
Street widths.
(1) 
Minimum street right-of-way and cartway widths shall be as follows:
Street Type
Minimum
Right-of-Way Width
(feet)
Minimum
Cartway
(feet)
Arterial
80 or as determined by the Borough Council and recommendation of the Planning Commission after consultation with PennDOT
48
Collector street
70
40 for nonresidential, residential, or mixed uses
Collector street
60
36 for residential use
Local street
60
36 for nonresidential or mixed uses
Local street
60
23 to 36 for residential use
Local street
50
22 to 30 for residential uses where multifamily development with all off-street parking or single-family lots with a minimum width of 110 feet at street line and 2 fully accessible off-street parking spaces
Cul-de-sac
50-foot diameter
40-foot diameter; maximum length 1,000 feet
(2) 
Provision for additional street width (right-of-way) may be required when determined to be necessary by the Borough Council in specific cases for:
(a) 
Public safety and convenience.
(b) 
Parking in nonresidential areas, areas of mixed use or in areas of high density development.
(3) 
Where a subdivision or land development is provided access by a single street, the Borough Council may require a boulevard-type entrance which would consist of two streets having a width of 20 feet each and separated by an island having a width of 10 feet within a right-of-way having a width of 70 feet. Parking may be restricted to one or both sides of these types of streets.
D. 
Cul-de-sac or dead-end streets.
(1) 
Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.
(2) 
Any dead-end street, for access to an adjoining property or because of authorized phased development, shall be provided with a temporary, all-weather turnaround. The use of such turnaround shall be guaranteed to the public until such time as the street is extended.
(3) 
A cul-de-sac street, permanently designed as such, shall not exceed 1,000 feet in length in single-family development, 800 feet in length in commercial or industrial development and 600 feet in multifamily developments.
(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.
(a) 
The minimum radius of a cul-de-sac to the curbline shall be 40 feet, and the minimum radius of the right-of-way lines shall be 50 feet.
(b) 
No interior island shall be permitted.
(5) 
Drainage of a cul-de-sac street shall preferably be towards the open end. If drainage is toward the closed end, it shall be conducted away in an underground storm sewer.
(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 2%.
E. 
Horizontal curves.
(1) 
Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.
(2) 
To ensure adequate sight distances, minimum center-line radii for horizontal curves shall be as follows:
(a) 
Local street: 150 feet.
(b) 
Collector street: 300 feet.
(c) 
Arterial street: 500 feet.
(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. 
Vertical curves. At all changes of street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:
(1) 
Local street: 200 feet.
(2) 
Collector street: 300 feet.
(3) 
Arterial street: 400 feet.
G. 
Intersections.
(1) 
Streets shall intersect as nearly as possible at right angles, and no street shall intersect at an angle of less than 75°.
(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 offset as listed below. Offsets shall be measured from street center lines.
Intersection
Minimum Center-Line Offset of Adjacent Intersection
(feet)
Local - local
125
Local - collector
150
Collector - collector
200
(4) 
Grades at intersection shall be as flat as possible. The grade of the approach where the traffic is required to stop shall not exceed four-percent grade for 60 feet.
(5) 
Intersections with arterial 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. Intersections with collector streets shall be located not less than 600 feet apart.
(6) 
Curb or edge-of-pavement radii.
(a) 
At intersections of streets, the curb or edge of pavement radii shall not be less than the following:
Minimum Single Curve Radii or Curb or Edge of Pavement
Intersection
Residential Zone
(feet)
Commercial Zone
(feet)
Industrial Zone
(feet)
Collector street with collector street
35
35
55
Collector street with local street
25
25
55
Local street with local street
15
25
55
(b) 
Radius corner or diagonal cutoffs must be provided on the property lines substantially concentric with or parallel to the chord of the curb radius corners.
H. 
Intersection sight distance and clear sight triangles. Adequate sight distances and areas of view free from obstructions shall be provided at all intersections of streets and alleys. An unobstructed view across the triangle formed by joining points of intersecting curblines measured 50 feet distant along the curbline from the intersection of two streets and of 30 feet distant along the curbline from the intersection of a street and alley is required. Within the areas of the triangle falling on private property, there shall be no sight-obscuring or partly obscuring embankment, building, wall, fence, sign, foliage or other sight-obscuring object 24 inches above curb grade or, in case of trees or foliage, lower than seven feet. Vertical measurement shall be made at the top of the curb of the adjacent street or alley to the lowest hanging branch or foliage. If no curb exists, the measurement shall be taken from the edge of the nearest traveled way. In addition, no sight-obscuring objects or plantings, except grass, shall be permitted in the public right-of-way within 50 feet of the intersecting curblines.
I. 
Street grades. The grades of streets shall not be less than the minimum or more than the maximum requirements as follows:
Type of Street
Minimum Grade
Maximum Grade
Arterial streets
0.75
Recommended grade as determined by the Borough Council after consultation with the Engineer, Planning Commission and PennDOT
Collector streets
0.75
5%
Local streets
0.75
5%
J. 
Slopes of banks along streets.
(1) 
All of the right-of-way shall be graded similar to the street grade. Grading shall be provided for sidewalks. The slope of banks along the street right-of-way measured perpendicular to the street center line shall be no steeper than the following:
(a) 
One foot of vertical measurement for three feet of horizontal measurement for fills.
(b) 
One foot of vertical measurement for two feet of horizontal measurement for cuts.
(2) 
Where the cut or fill slope abuts a sidewalk, there shall be a two-foot level area adjacent to the sidewalk, and the fill slope shall not exceed a three-to-one slope.
K. 
Driveways.
(1) 
All driveways shall be located and designed in accordance with Borough Public Works specifications and constructed and maintained in such a manner as not to be obstructed from view or interfere with or be inconsistent with the design, maintenance and drainage of the highway or street.
(2) 
A driveway shall be permitted at locations in which:
(a) 
Safe stopping sight distances, consistent with PennDOT requirements and/or American Association of State and Highway Transportation official standards and, based on applicable road grade, shall be calculated and noted on the plan for all new residential and nonresidential access points and/or driveways to demonstrate safe access and convenient traffic movements.
[Amended 5-13-2021 by Ord. No. 2377, approved 5-13-2021]
(b) 
The free movement of highway or street traffic is not impaired.
(c) 
A safety hazard is not created.
(d) 
Use of the driveway will not create an area of traffic congestion on the highway or street.
(3) 
A driveway shall also be subject to the following location restrictions:
(a) 
The driveway shall not be located at an interchange, ramp area or a location that would interfere with the placement, functioning or maintenance of a highway or street sign, detector, lighting or other device that affects traffic control.
(b) 
Where the driveway is located near a signalized intersection, the Borough Council may require that the applicant or person desiring to use the driveway provide new or relocated detectors, signal heads, controls and other devices for the control of traffic movements from the driveway.
(c) 
Where the property abuts two or more streets or highways, ingress and egress may be restricted to only that highway or street which can more safely accommodate its traffic. Direct access from residential lots to an arterial street shall be avoided, but, if necessary, adequate turnaround space shall be provided behind the right-of-way line.
(d) 
The Borough Council may require the applicant to locate a driveway directly across from a highway, street or driveway on the opposite side of the highway or street if it is determined the offset driveway will create a safety hazard.
(e) 
The Borough Council may restrict left-turn movements from the property.
(f) 
The number of driveways shall not exceed one per lot on any one highway or street frontage. The Borough Council may grant permission for additional driveways where required to meet exceptional circumstances and where frontage of unusual length exists. Where a nonresidential facility abuts a street which is part residential, access will not be permitted to the residential street if other access is available.
(g) 
Access drives shall be paved and shall not exceed 36 feet in width within the street right-of-way, except as increased by the curb radii.
(h) 
A driveway shall not cross the street right-of-way line:
[1] 
Within 40 feet of the street right-of-way line of an intersecting street and in no case less than 10 feet from the point of tangency where the intersecting street lines are joined by a curb. Notwithstanding the aforesaid and when deemed reasonably necessary for safety by the Council, this dimension shall be increased for driveways to shopping centers and other commercial, industrial, public or institutional uses.
[2] 
Within five feet of a fire hydrant, catch basin or drain inlet.
[3] 
Within five feet of a property line.
(i) 
A driveway shall not exceed a slope of 10% within 10 feet of the street line. When a driveway enters a bank through a cut, unless a retaining wall is used, the side slopes of the cut shall be graded to not more than 1/2 foot vertical to one foot horizontal within 10 feet of the point the driveway intersects with the right-of-way line. Except in the case of single- and two-family dwellings, the general layout shall be such that there shall be no need for motorists to back over a street or highway.
(4) 
A valid highway occupancy permit shall be obtained from PennDOT when any driveway is proposed for connection to a state highway and such permit is required by law.
(5) 
The width of driveways shall be in accordance with the following standards except as increased by the curb radii:
(a) 
For multifamily residential, mobile home parks and all nonresidential developments or subdivisions, driveways shall be no less than 22 feet in width and no greater than 40 feet in width at the right-of-way 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 24 feet in width at the right-of-way line.
(6) 
A joint-use driveway shall be limited to serving two adjacent tracts or parcels of land, each of which may not have a gross area in excess of two acres and each of which shall be used or intended for use as commercial or residential other than single-family dwelling or single-family semidetached dwelling. All users shall prepare for approval by the Borough Council in recordable form an agreement dealing with the rights of ingress, egress, maintenance, repair, snow removal, replacement and any other relevant matters pertaining thereto.
L. 
Streetlighting.
(1) 
Streetlighting, as recommended by the electric utility company shall be provided by the applicant and shown on the plans as follows:
(a) 
In residential areas as recommended by the electrical utility company or at a minimum every intersection and one midblock light.
(b) 
All new intersections in commercial and industrial areas.
(c) 
All new intersections on existing arterial or collector streets.
(d) 
All existing intersections in commercial and industrial areas and existing intersections on arterials and collector streets when they abut the subdivision or land development.
(e) 
At the driveway, access or entrance of any new commercial, industrial, institutional or multifamily unit with more than four units.
(2) 
Intersections or areas with lower levels of lighting shall be improved as necessary to meet the recommendations of the electric utility company.
M. 
Major intersections, Any subdivision or land development which can be expected to generate more than 750 vehicle trips per day shall provide any or all of the following facilities, as may be required by the Borough Council, to provide safe and efficient operation at any proposed driveway or street:
(1) 
Acceleration or deceleration lanes.
(2) 
Concrete median or median barriers.
(3) 
Left-turn lanes.
(4) 
Traffic signals.
(5) 
Lane markers.
(6) 
Such other traffic control devices as may be necessary.
A. 
Easements shall be provided for cable television facilities, drainage facilities and overhead or underground public utility facilities in consultation with the Engineer, the electrical utility companies, PennDOT and the telephone utility companies.
(1) 
The minimum width of such easements shall be 20 feet for drainage facilities and underground utilities and 10 feet for overhead utilities. Additional width may be required by the Borough Council, depending on the purpose and use of the easements.
(2) 
Wherever possible, such easements shall be centered on the side or rear lot lines or along the front lot lines.
B. 
Where a subdivision or land development 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 widths 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. Access easement will also be required.
C. 
The minimum width for an easement for sanitary sewer shall be 30 feet.
D. 
The applicant shall certify that the title and the street right-of-way are free and clear of all liens and encumbrances and that no prior rights-of-way have been granted to any utilities or any other person.
E. 
Where a subdivision or land development involves the use of solar access, solar sky space easements shall be provided, shall be in writing and shall be in form to be recordable in the office of the Recorder of Deeds. Any such easement shall be appurtenant, run with the land benefited and burdened and shall be defined and limited by conditions stated in the instrument of creation. Instruments creating a solar sky place easement shall include but not be limited to:
(1) 
A description of the sky space above the burdened land into which described obstructions shall not be permitted to encroach.
(2) 
Terms and conditions under which the sky space easement is granted or will be terminated.
A. 
The length, width, shape and design of blocks shall be determined with due regard to the provision of adequate sites for buildings of the type proposed, to the land use and/or zoning requirements of the municipality, the topography of the land being subdivided or developed and the requirements for safe and convenient vehicular and pedestrian circulation.
B. 
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 to the necessary layout of the subdivision, there is insufficient depth between intersecting streets for such two-tier design.
C. 
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.
D. 
Interior pedestrian walks shall be provided in blocks exceeding 1,000 feet in length to provide for pedestrian circulation or access to community facilities. Such walks shall be stabilized for a width of not less than four feet, and shall be located in easements not less than 10 feet in width.
A. 
The size, depth, width and orientation of lots shall conform to applicable zoning regulations of the Borough. No lot or tract of land shall be created which does not front on a public right-of-way, except that the creation of tracts of land intended to be combined (lot addition) with an existing lot fronting on a public street is permitted.
B. 
Insofar as practical, side lot lines should be at right angles to straight street lines or radial to curved street lines.
C. 
Where feasible, lot lines should follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems.
D. 
If, after subdividing, there exist remnants of land, they shall be either:
(1) 
Incorporated in existing or proposed lots.
(2) 
Legally dedicated to public use, if acceptable to the Borough.
A final erosion and sedimentation control plan pursuant to the rules and regulations of DEP (Title 25, Part 1, Subpart C, Article II, Chapter 102, of the Pennsylvania Code) and evidence that complete applications have been submitted for any required erosion and sedimentation control permit are required. If an erosion and sedimentation control permit is not required, the applicant shall provide evidence that the erosion and sedimentation control plan has been reviewed and approved by the County Conservation District office; however, if the district office does not desire to review the plan, the Borough Council may, at its own discretion, have the plan reviewed by the Borough Engineer. The cost of the review shall be paid for by the applicant.
[Amended 3-10-2011 by Ord. No. 2148, approved 3-11-2011]
Refer to Borough of Carlisle Code, Chapter 217, Stormwater Management. Stormwater facilities shall be designed for the storm event required therein.
The design and development of all subdivisions and land developments 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 Borough. 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. 
Trees and planting.
(1) 
In any residential subdivision or land development, supplemental planting, in the form of appropriate street trees, shall be introduced. Such trees shall be planted at intervals of not less than 30 feet nor greater than 50 feet within a tree lawn of a minimum width of four feet. Trees are to be planted at the expense of the applicant and shall not be less than 1 1/2 inches in caliper. Refer to the Zoning Ordinance[1] for an approved species list of street trees.
[1]
Editor's Note: See Ch. 255, Zoning.
(2) 
All subdivisions and land developments shall have shade trees at a ratio of not less than one such tree per dwelling unit, leasehold unit or commercial unit.
(3) 
Mature trees and woodlots shall be clearly identified on all land development and subdivision plans, and protected and integrated into the design of the proposal. Mature trees shall mean any noninvasive species with a minimum diameter at breast height ( DBH, at 4.5 feet above grade) of six inches. Special efforts shall be made to retain existing mature trees that are adjacent to existing residences, other buildings, and public rights-of-way to maintain vegetative buffering, privacy, and an attractive streetscape.
[Added 5-13-2021 by Ord. No. 2377, approved 5-13-2021]
B. 
Stream and creek maintenance easement.
(1) 
A maintenance easement with a minimum width of 25 feet from the top of both banks shall be provided along the LeTort Spring Run.
(2) 
Access shall be provided to the water and maintenance easement area. The width of such access points shall not be less than 20 feet.
A. 
Where all or any part of the tract is located in the Floodway District (FW), the part of the tract located in the Floodway District (FW) shall not be platted for any use, activity or development which is not a permitted use or a use permitted by special exception under the Zoning Ordinance.[1] No use, activity or development shall be permitted except where the effect of such on flood heights is fully offset by accompanying stream improvements which have been approved by all appropriate local, state and federal authorities as required by law.
[1]
Editor's Note: See Ch. 255, Zoning.
B. 
Where all or any part of the tract is located in the Flood Fringe District (FF), the part of the tract located in such district shall not be platted for any use, activity or development, except as permitted under the Zoning Ordinance.
C. 
Where all or any part of the tract is located in the General Floodplain Conservation District (FA), the part of the tract located in such district shall not be platted for any use, activity or development except as permitted under the Zoning Ordinance.
D. 
All buildings and structures shall be so constructed as to preclude flood damage in accordance with this and any other laws and articles regulating such development.
E. 
Building or structure elevation.
(1) 
Within any designated floodplain district, the lowest floor, including basement, of any new or substantially improved residential structures shall be at least 1 1/2 feet above the one-hundred-year flood elevation.
(2) 
Within any designated floodplain district, the lowest floor, including basement, for new or substantially improved structures or buildings other than residential shall be at least 1 1/2 feet above the one-hundred-year flood elevations or be designed and constructed so that the space enclosed by such structure shall remain either completely or essentially dry during any flood up to that height in accordance with the standards contained in the publication entitled "Floodproofing Regulations," United States Army Corps of Engineers, June 1972, or some other equivalent standard for that type of construction.
F. 
If the Council determines that only a part of a proposed plat can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.
G. 
When an applicant does not intend to develop the plat himself and the Council determines that additional controls are required to ensure safe development, it may require the applicant to impose deed restrictions on the land, which restrictions shall be inserted in every deed and noted on every recorded plat.
H. 
Fill. If fill is used, it shall:
(1) 
Extend laterally at least 15 feet beyond the building line from all points.
(2) 
Consist of soil or small rock materials only. Sanitary landfills shall not be permitted.
(3) 
Be compacted to provide the necessary permeability and resistance to erosion, scouring or settling.
(4) 
Be no steeper than one vertical to two horizontal unless substantiated data, justifying steeper slopes, are submitted to and approved by the Borough Engineer.
(5) 
Be used to the extent to which it does not adversely affect adjacent properties.
I. 
Excavation and grading. Where any excavation or grading is proposed or where any existing trees, shrubs or other vegetative cover will be removed, the applicant shall consult the County Conservation District representative concerning plans for erosion and sediment control and also obtain a report on the soil characteristics of the site so that a determination can be made as to type and degree of development the site may accommodate. Before undertaking any excavation or grading, the applicant shall obtain a grading and excavation permit.
J. 
Drainage facilities. Storm drainage facilities shall be designed to convey the flow of surface waters without damage to persons or property. The system shall ensure drainage at all points along streets and provide positive drainage away from buildings and on-site waste disposal facilities. Plans shall be subject to the approval of Council. Council may require a primarily underground 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 excess runoff onto adjacent properties. Facilities shall be designed for the one-hundred-year storm event.
K. 
Streets. The finished elevation of proposed streets shall not be more than one foot below the regulatory flood elevation. Borough Council may require, where necessary, profiles and elevations of streets to determine compliance with the requirement. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood height.
L. 
Sanitary sewer facilities.
(1) 
All sanitary sewer systems located in any designated floodplain district, whether public or private, shall be floodproofed up to the regulatory flood elevation.
(2) 
All new or replacement sanitary sewer facilities and private packaging sewage treatment plants, including all pumping stations and collector systems, shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharges from the systems into the floodwaters. In addition, they should be located and constructed to minimize or eliminate flood damage and impairment.
(3) 
The Council may prescribe adequate methods for waste disposal. If a sanitary sewer system is located on or near the proposed subdivision or land development, the Council shall require the developer to provide sewage facilities to connect to this system, where practical, and shall prescribe the procedures to be followed by the developer in connecting to the system.
(4) 
No part of any on-site sewage disposal system shall be constructed within any designated floodplain district.
M. 
Water facilities.
(1) 
All new or replacement water facilities shall be designed to eliminate infiltration of floodwaters into the system and be located and constructed to minimize or eliminate flood damages.
(2) 
All water systems located in any designated floodplain district, whether public or private, shall be floodproofed up to the regulatory flood elevation. If there is an existing public water supply system on or near the subdivision, the Council shall require the developer to connect to this system, where practical, and shall prescribe the procedures to be followed by the developer in connecting this system.
N. 
Other public and private utilities and facilities. All other public or private utilities and facilities, including gas, telephone, cable TV and electric, shall be elevated or floodproofed up to the regulatory flood elevation.
A. 
All subdivisions or land development plans, except minor land development plans, submitted after the effective date of this chapter shall comply with the provisions of this section and shall provide for suitable and adequate recreation in order to:
(1) 
Ensure adequate recreational areas and facilities to serve the future residents of the Borough.
(2) 
Maintain compliance with recreational standards as developed by the National Recreation and Parks Association.
(3) 
Reduce increasing usage pressure on existing recreational areas and facilities.
(4) 
Ensure that all present and future residents have the opportunity to engage in many and varied recreational pursuits.
(5) 
Reduce the possibility of the Borough becoming overburdened with the development and maintenance of many very small, randomly placed and widely separated recreation areas.
B. 
Requirements.
(1) 
For all such subdivision or land development plans, the amount of land required to be dedicated to the Borough for public recreational purposes shall be as follows:
(a) 
All commercial (C-1, C-2, C-3, C-4), Entranceway Business (C-5) and industrial zoning districts (I-1, I-2, I-3, I-C): 5% of the total tract shown on the plan.
(b) 
All institutional (INS) zoning districts: 10% of the total tract shown on the plan.
(c) 
All R-1 Low Density Residential Districts: 8% of the total tract shown on the plan.
(d) 
All R-2 Medium Density Residential Districts: 10% of the total tract shown on the plan.
(e) 
All R-3 High Density Residential Districts: 12% of the total tract shown on the plan.
(f) 
All R-4 Town Center Residential Districts: 14% of the total tract shown on the plan.
(g) 
All R-5 Traditional Residential Districts: 16% of the total tracts shown on the plan.
(h) 
All Office Residential (OR) Districts: 8% of the total tract shown on the plan.
(2) 
A maximum of 25% of the total land area required by this section to be provided for recreation may consist of floodplain areas.
C. 
Recreation area location criteria. The Planning Commission and the Borough Council, in exercising their duties regarding the approval of subdivision and land development plans, shall consider, in consultation with the Director of Parks and Recreation, the following criteria in determining whether to approve the proposed location of recreation areas in the applicant's subdivision or land development plan:
(1) 
Site or sites shall be easily and safely accessible from all areas of the development to be served, have good ingress and egress and have access to a street; however, no street shall traverse the site or sites.
(2) 
Site or sites shall have suitable topography and soil conditions for use and development as a recreation area.
(3) 
Size and shape for the site or sites shall be suitable for development for active and/or passive recreation.
(4) 
When designing and developing these recreation areas, it shall be done according to the standards established by the National Recreation and Parks Association and in conformance with the Borough's duly adopted recreation plan, as the same is amended from time to time.
(5) 
Site or sites shall, to the greatest extent practical, be easily accessible to essential utilities, water, sewer, power and site maintenance.
D. 
Dedication. Such area must be dedicated to the Borough for public use prior to final plan approval. The proposed deed of dedication shall include the legal description of the area and shall be submitted with the preliminary plan for approval by the Borough Solicitor.
E. 
Alternate procedure. Upon agreement by the applicant/owner, the Borough may accept the construction of recreational facilities, the payment of fees (as hereinafter specified) in lieu thereof, the private reservation of land for recreational purposes or a combination of the foregoing, as follows:
(1) 
Payment of fees. Upon such agreement, the fee to be paid in lieu of the required public dedication of land shall be determined as follows:
(a) 
In all residential districts, the amount of $10,000 per acre for each acre of land required to be dedicated.
(b) 
In all institutional districts: $15,000 per acre for each acre of land required to be dedicated.
(c) 
In all commercial and entranceway business districts, the amount of $15,000 per acre for each acre of land required to be dedicated.
(d) 
In all industrial districts, the amount of $20,000 per acre for each acre of land required to be dedicated.
(e) 
Any fee paid under this subsection shall, upon its receipt by the Borough, be deposited in an interest-bearing account clearly identifying the specific recreational facilities for which the fee was received. Interest earned on such accounts shall become funds of that account. Funds from such accounts shall be expended only in properly allocable portions of the cost incurred to construct the specific recreation facilities for which the funds were collected.
(f) 
Upon request of any person who paid any fee under this alternate procedure, the Borough shall refund such fee, plus interest accumulated thereon from the date of payment, if said fee is not utilized for its intended purpose within three years from the date of payment.
(2) 
Construction of recreational facilities. Upon such agreement, in lieu of payment of the fee set forth in Subsection E(1), the Borough Council may accept recreational facilities, to be constructed by the applicant/owner, equivalent in value to the required fee, or it may accept a combination of fees and in-kind construction equivalent in total value to the required fee.
(3) 
Private dedication of land. Upon such agreement, the Borough Council may also accept the private reservation of the required percentage of land in lieu of public dedication. In such event, the owner/applicant shall satisfy the Borough Council that there are adequate provisions to assure retention and all future maintenance of such recreation areas by maintaining ownership or by providing for and establishing an organization for the ownership and maintenance of the recreation area, and such organization shall not be dissolved, nor shall it dispose of the recreation area by sale or otherwise, except to an organization conceived and established to own and maintain the recreation area, without first offering to dedicate the same to the Borough. All of such provisions and instruments affecting the same shall be submitted with the preliminary plat for review and approval by the Borough Solicitor.
Notwithstanding any other provision herein, no proposed subdivision or land development shall be designed in a manner which, either in the construction or completed stage, would constitute a serious risk to public safety or health or would create a public nuisance.