Municipality of Murrysville, PA
Westmoreland County
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Table of Contents
Table of Contents
All of the improvements to land must be completed in accordance with the improvements listed and described in the sections of this article and Chapter 97, Construction Standards, and shall also conform to the requirements of all other applicable ordinances and resolutions of the Municipality. In the event that the plans of roads, streets or alleys located within the Municipality have been approved and recorded as provided in this chapter, any subdivider or developer shall first notify the Chief Administrator of his intention to proceed with the construction or installation of said roads, streets or alleys; said notification shall be made at least one week (five working days) before any such construction or installation shall commence so as to give the municipal officials an opportunity to inspect the site prior to commencement of work and to inspect the installation or construction of said roads, streets or alleys during the course of work being performed.
[Amended 6-1-2016 by Ord. No. 948-16]
A. 
In reviewing any plan for residential subdivision or residential land development, the Municipal Planning Commission, in consultation with the Parks and Recreation Commission, shall consider the parks, open space and recreational needs of the additional residents and/or employees proposed by the development and shall discuss its findings and the further requirements of this section with the applicant as it deems necessary in the public interest.
B. 
In all residential subdivisions or residential land developments, the applicant shall set aside land for parks and recreational purposes based upon the following formula: Amount of Land = [number of dwelling units] x [occupancy factor] x 0.044.
(1) 
Occupancy factors shall be determined by the number of residents who may occupy a certain type of dwelling unit. For purposes of administering this chapter, the occupancy factor shall be as follows:
(a) 
Single family detached dwellings: 3.0.
(b) 
Single-family attached (includes duplex units, quads, townhouses): 2.0.
(c) 
All other residential units (includes apartments, community living arrangements, group homes, institutional residential uses and retirement communities): 1.5.
(2) 
Alternatively, the applicant may offer a fee in lieu, as per § 201-77C, if the set-aside requirements, as applied to a particular tract of land, are illogical or impractical in terms of the criteria and standards in § 201-77D. The Municipality may decline any such proposed alternative.
(3) 
Alternatively, the applicant may offer to construct park and recreation facilities if the value of the facilities equals or exceeds the amount of a fee in lieu, as per § 201-77D. The Parks and Recreation Commission shall determine the adequacy of the facilities proposed to be constructed. The Municipality may decline any such proposed alternative.
(4) 
All lands proposed for dedication shall meet the criteria listed in § 201-77E.
(5) 
Alternatively, the applicant may offer trail easements in accordance with Subsection G, Municipal trail easements. Credit for land dedication requirements shall be equal to the calculated area of the easement/right-of-way, and reduction of fee in lieu shall be in proportion to the land required. The Municipality may decline any such proposed alternative.
C. 
Fee in lieu.
(1) 
For all subdivisions and residential land developments, the amount of fee in lieu shall be calculated on a per-unit basis as follows and shall be provided for each unit or building lot proposed:
(a) 
Single-family detached: $1,200 per unit.
(b) 
Single-family attached: $800 per unit.
(c) 
All other residential units: $600 per unit.
(d) 
The preceding values are approximated based on the following formula: required acres per unit as detailed in Subsection B(1) x average per-acre value of raw residentially zoned land in Murrysville.
(e) 
As of the effective date of this chapter, the average per acre value of raw residentially zoned land in Murrysville shall equal $9,000.
(f) 
At a minimum, the Municipality shall reassess the aforementioned per-acre value of raw residentially zoned land every three years. The assessment shall be based upon a review of comparable land sales throughout the Municipality. The average per-acre value, as mentioned, shall be amended accordingly.
(2) 
Credit for land dedication requirements shall be equal to the calculated area of the easement/right-of-way; reduction of fee in lieu shall be in proportion to the land required.
(3) 
All monies collected in lieu of land shall be kept in an interest-bearing account clearly identified as reserved for providing, acquiring, operating or maintaining park or recreational facilities. Interest earned on the account shall become funds of the account. Funds shall be used only for the purpose of providing, acquiring, operating or maintaining park or recreation facilities within the Municipality at locations that are reasonably accessible to the development and consistent with the Comprehensive Park, Recreation and Open Space Plan of the Municipality.
D. 
Open space characteristics and design standards. In designating areas for parks and recreation areas within the subdivision or land development plan, the following criteria and standards shall be adhered to by the applicant. Areas shall be:
(1) 
Consistent with the Municipality's Comprehensive Park, Recreation and Open Space Plan.
(2) 
Suitable for active and passive recreational uses to the extent deemed necessary by the governing body as recommended by the Park and Recreation Commission, without interfering with adjacent dwelling units, parking, driveways, and roads. A minimum of 25% of the total land area to be dedicated for open space and recreation purposes shall be suitable for active recreational use as specified in § 201-77E.
(3) 
Comprised of no more than 25% environmentally sensitive lands (including floodplains, wetlands, woodlands, slopes exceeding 25%, and surface waters).
(4) 
Comprised of areas not less than 100 feet in width and not less than 10,000 square feet of contiguous area, except when part of a trail system or pathway network.
(5) 
Interconnected with common open space areas on abutting parcels whenever possible, including provisions for pedestrian pathways for general public use to create linked pathway systems within the Municipality as defined by the Comprehensive Park, Recreation and Open Space Plan.
(6) 
Provided with sufficient perimeter when necessary, and with safe and convenient access by adjoining street frontage or other rights-of-way or easements capable of accommodating pedestrian, bicycle, and maintenance and vehicle traffic and containing appropriate access improvements.
(7) 
Undivided by any public or private streets, except where necessary for proper traffic circulation, and then only upon recommendation of the Municipal Engineer and Park and Recreation Commission.
(8) 
Free of all structures, except those related to outdoor recreational use.
(9) 
Made subject to such agreement with the Municipality and such deed restrictions duly recorded in the office of the County Recorder of Deeds as may be required by the governing body for the purpose of preserving the common open space for such use.
(10) 
All land proposed to be dedicated shall be suitable for the use intended and shall be free of all encumbrances and liens. All land to be dedicated shall include a provision for physically identifying the boundaries where public or common lands meet private lands.
(11) 
Land to be dedicated shall consist of one parcel with no intervening private land, unless recommended by the administration, the Planning Commission and the Parks and Recreation Commission and approved by Council.
E. 
Requirements for active recreation land.
(1) 
Land to be dedicated should be located within the development site unless agreed otherwise by the Municipal Council upon recommendation by the administration, the Parks and Recreation Commission and the Planning Commission.
(2) 
Land proposed for parks, playgrounds or other active recreational use shall have a slope no greater than 8%, either in its natural state or after grading by the developer.
(3) 
Specifically not include any drainage swales or other components of any stormwater management system.
(4) 
Shall not include any areas of jurisdictional wetlands as defined by the U.S. Army Corps of Engineers or the Pennsylvania Department of Environmental Protection.
(5) 
Areas designated for active recreation shall be visible from a public street and shall have at least 100 feet of frontage on a public street.
(6) 
Active recreation lands shall be provided with the same access to utilities (electric, telephone, gas, water, sewer, etc.) as lots within the development.
(7) 
Areas designated for active recreation shall be designed as a focal point or core feature of the development.
(8) 
Pedestrians and bicyclists shall have access to the active recreation area from each dwelling unit via, in order of preference:
(a) 
Dedicated public rights-of-way.
(b) 
Sidewalks if provided in the development.
(c) 
Pedestrian easements.
(d) 
Road berm.
(9) 
Active recreation area shall be easily and safely accessible from all areas of the development, shall have adequate ingress and egress, including site distance and other requirements. Parking areas for access to the active recreation area shall be identified.
(10) 
To the maximum extent feasible, the shape of the property proposed to be dedicated shall maintain a length to width ratio not to exceed four to one; exceptions may be made to this requirement based upon the proposed active recreation use of the land.
(11) 
Trail easements, as cited in § 201-77G, may fulfill the requirements of active recreation area upon recommendation by the Parks and Recreation Commission and approval by Municipal Council.
F. 
Ownership and maintenance of parks and recreation areas. Different ownership and management options apply to the permanently protected park and recreation land created through the development process as defined in this chapter. The land shall remain undivided and may be owned and managed by a homeowners' association, a governmental body, or a recognized land trust or conservancy. A narrative describing ownership, use and maintenance responsibilities shall be submitted for all common and public improvements, utilities and park or recreation areas.
(1) 
Ownership standards. Common park and recreation land within a development shall be owned, administered and maintained by any of the following methods, either individually or in combination, subject to the approval of the governing body.
(2) 
Offer of dedication. The Municipality shall have the first and last offer of dedication of undivided park and recreation land in the event said land is to be conveyed. Dedication shall take the form of a fee simple ownership. The Municipality may, but shall not be required, to accept undivided park and recreation land, provided that:
(a) 
Such land is accessible to residents of the Municipality.
(b) 
There is no cost of acquisition other than costs incidental to the transfer of ownership, such as title insurance.
(c) 
The Municipality agrees to and has access to maintain such lands.
(d) 
Where the Municipality accepts dedication of common park and recreation lands that contain improvements, the Municipality may require the posting of financial security to ensure structural integrity of said improvements as well as the function of said improvements for a term not to exceed 18 months from the date of acceptance of dedication. The amount of financial security shall not exceed 15% of the actual cost of installation of said improvements.
(e) 
The governing body may designate any Municipal, intermunicipal or county governing body or authority to accept the dedication of common park and recreation land, subject to the above listed provisions.
(3) 
Homeowners' association. The undivided park and recreation land and associated facilities may be held in common ownership by a homeowners' association. The association shall be formed and operated under the following provisions:
(a) 
The developer shall provide a description of the association, including its bylaws and methods for maintaining the park and recreation land.
(b) 
The association shall be organized by the developer and be operated with financial subsidization by the developer, before the sale of any lot within the development.
(c) 
Membership in the association is automatic (mandatory) for all purchasers of lots or homes therein and their successors. The conditions and timing of transferring control of the association from developer to homeowners shall be identified.
(d) 
The association shall be responsible for maintenance, insurance and taxes on undivided park and recreation land, enforceable by liens placed by the Municipality.
(e) 
The members of the association shall share equitably in the costs of maintaining and developing such undivided open space. Shares shall be defined within the association bylaws.
(f) 
In the event of a proposed transfer, within the methods here permitted, of undivided park and recreation land by the homeowners' association, or of the assumption of maintenance of undivided park and recreation land by the Municipality or its designee, notice of such action shall be given to all property owners within the development.
(g) 
The association shall have or hire adequate staff to administer common facilities and properly and continually maintain the undivided park and recreation land.
(h) 
The homeowners' association may lease park and recreation lands to any other qualified person, or corporations, for operation and maintenance of open space lands, but such a lease agreement shall provide that:
[1] 
The residents of the development shall at all times have access to the park and recreation land contained therein;
[2] 
The undivided park and recreation land to be leased shall be maintained for the purposes set forth in this chapter; and
[3] 
The operation of park and recreation facilities may be for the benefit of residents only, or may be open to the residents of the Municipality, at the election of the developer and/or homeowners' association, as the case may be.
(i) 
The lease shall be subject to the approval of the governing body, and any transfer or assignment of the lease shall be further subject to the approval of the governing body. Lease agreements so entered upon shall be recorded with the Westmoreland County Recorder of Deeds within 30 days of their execution, and a copy of the recorded lease shall be filed with the Municipal Secretary.
(j) 
Condominiums. The undivided park and recreation land and associated facilities may be controlled through the use of condominium agreements, approved by the governing body. Such agreements shall be in conformance with the commonwealth's Uniform Condominium Act.[1] All undivided park and recreation land shall be held as a "common element."
[1]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
(k) 
Dedication of easements. The Municipality may, but shall not be required to, accept easements for public use of any portion or portions of undivided park and recreation land title of which is to remain in ownership by a condominium or homeowners' association, provided that:
[1] 
Such land is accessible to municipal residents.
[2] 
There is no cost of acquisition other than costs incidental to the transfer of ownership, such as title insurance.
[3] 
A satisfactory maintenance agreement is reached between the developer, condominium or homeowners' association and the Municipality.
[4] 
The Municipality may designate any municipal, intermunicipal or county body or authority to accept such easements, subject to the above-listed provisions.
(l) 
Transfer of easements to a private conservation organization. With the permission of the governing body(ies), an owner may transfer easements to a private, nonprofit organization, among whose purposes it is to conserve parks, recreation lands and facilities, open space and/or natural resources, provided that:
[1] 
The organization is acceptable to the Municipality and is a bona fide conservation organization with perpetual existence;
[2] 
The conveyance contains appropriate provision for proper reverter or retransfer in the event that the organization becomes unwilling or unable to continue carrying out its functions; and
[3] 
A maintenance agreement acceptable to the governing body(ies) is entered into by the developer and the organization.
(m) 
Maintenance standards.
[1] 
The ultimate owner of the park and recreation land (typically a homeowners' association) shall be responsible for raising all moneys required for operations, maintenance or physical improvements to the park and recreation land through annual dues, special assessments, etc. The homeowners' association shall be authorized under its bylaws to place liens on the property of residents who fall delinquent in payment of such dues, assessments, etc.
[2] 
In the event that the association or any successor organization shall, at any time after establishment of a development containing undivided open space, fail to maintain the undivided park and recreation in reasonable order and condition in accordance with the development plan, the Municipality or its designee may serve written notice upon the owner of record, setting forth the manner in which the owner of record has failed to maintain the undivided park and recreation in reasonable condition.
[3] 
Failure to adequately maintain the undivided park and recreation land in reasonable order and condition constitutes a violation of this chapter. The Municipality, or its designee, is hereby authorized to give notice, by personal service or by United States Mail, to the owner or occupant, as the case may be, of any violation, directing the owner to remedy the same within 20 days.
[4] 
Should any bill or bills for maintenance of undivided park and recreation land by the Municipality, or its designee, be unpaid by November 1 of each year, a late fee of 15% shall be added to such bill and a lien shall be filed against the premises in the same manner as other municipal claims.
G. 
Municipal trail easements. The following section outlines standards by which the Municipality may accept trail easements as land dedication within proposed open space that does not otherwise meet the requirements of Subsection D, Open space characteristics and design standards.
(1) 
Any right-of-way, easement, or other encumbrance hereinafter being referred to simply as right-of way, allowing for future construction of a trail within any area of a development shall be expressly defined and clearly marked to scale on all plot plans prior to final plan approval and shall be defined by appropriate survey.
(2) 
All trail rights-of-way shall be recorded in any covenants of the development or homeowners' association. All public trail rights-of-way within a plan shall be disclosed to all purchasers of parcels within said plan prior to purchase.
(3) 
Trail location and easement standards.
(a) 
Trail rights-of-way shall not exceed 20 feet in width to assist in the ability to locate the tread portion of the trail within the right-of-way. Treadway or improved area width shall not exceed six feet.
(b) 
Boundaries of all trail rights-of-way shall be set back at least 25 feet from the parcel boundaries of the parcel on which the easement is located, and are encouraged to be located at the greatest distance from said property lines, where conditions permit.
(c) 
Trail connectors shall be exempted from the aforementioned setback requirements. A trail connector is defined as the point of entry to the trail from a point of public access such as a public road.
(4) 
Trail construction and use standards. The Municipality, through its subsequent policies and standards, shall adhere to the following standards regarding the utilization of trail easements conveyed:
(a) 
Motorized vehicles and equestrian usage shall be prohibited. All trails shall be clearly identified by appropriate signage. Trails shall be blazed to identify their location and ensure that all traffic stays within the prescribed boundaries.
(b) 
The use of trails shall be restricted to the hours from dawn to dusk.
(c) 
All trails shall be constructed in accordance with appropriate guidelines and standards as recommended by the Parks and Recreation Commission and used in municipal park trail development.
(d) 
The Municipality of Murrysville may, at its discretion, use municipal employees, contract with vendors, or utilize community volunteers to construct and/or maintain trails.
(e) 
All property owners adjacent to the trail development area shall be notified prior to the start of trail construction. Council shall also be notified of pending trail construction within dedicated easements.
(f) 
The Municipality assumes all risks of right-of-way ownership, construction, and liability related to the use of said public trails.
(g) 
The Municipality assumes maintenance responsibilities for all trails constructed by municipal employees, contract vendors, or community volunteers.
Concrete monuments shall be set at the intersection of all lines forming angles in the boundary of the subdivision.
Iron or steel markers shall be set at the beginning and ending of all curves along street property lines; at all points where lot lines intersect curves, either front or rear; at all angles in property lines of lots; and at all other lot corners.
A. 
Excavation. The slopes in the excavation for streets and roadways shall be trimmed neatly to the lines and rate of slope indicated in Chapter 97, Construction Standards, and Chapter 124, Grading, Excavations and Filling, or as directed by the Municipality of Murrysville Inspector, upon the written advice of the Municipal Engineer, and the work left in a neat and acceptable condition. The slopes in cuts may be varied during construction by the Municipal Engineer according to the type of material encountered in order to obtain satisfactory stability.
B. 
Grading.
(1) 
All streets shall be graded to stakes set by the contractor in accordance with the cross section shown in Chapter 97, Construction Standards, and Chapter 124, Grading, Excavations and Filling, to the satisfaction of the Municipal Inspector and the Municipal Engineer. Where fill material is necessary to establish uniform grades, compaction shall be required in accordance with the latest Department of Transportation specifications.
(2) 
The subgrade shall be free of sod, vegetation matter or other similar material. Where poor subgrade drainage conditions are found during construction, additional necessary drainage shall be installed as directed by the Engineer. All subgrade shall be tested by the Municipal Engineer and meet the Pennsylvania Department of Transportation specifications.
C. 
Drainage. Suitable drainage structures, culverts, storm sewers, ditches and related installations shall be provided to ensure adequate drainage of all low points along the line of streets. Flow of water in gutters or ditches along roads or streets shall be kept to a four-hundred-foot maximum and may, in exceptional cases, run up to 800 feet; however, anything over 400 feet should normally be put in storm sewers or diverted to natural drainageway. Drainage facilities shall be provided in accordance with Chapter 97, Construction Standards.
D. 
Curbs. Curbs shall be required on all streets, roads, and highways in accordance with Chapter 97, Construction Standards.
E. 
Base course. The base course shall conform to the Pennsylvania Department of Transportation's approved material and Chapter 97, Construction Standards, in effect at the time of construction.
F. 
Pavement standards.
(1) 
Pavement shall be required on all subdivided streets in accordance with Chapter 97, Construction Standards.
(2) 
Before final acceptance of the project or during the progress of the work, as deemed advisable or necessary, the thickness or depth of pavement and base course will be determined by the Engineer. If any additional tests, including test borings, are required, they shall be done and paid for at no expense to the Municipality of Murrysville.
(3) 
Shoulders. The width of street shoulders shall be constructed in accordance with Chapter 97, Construction Standards. Street shoulders shall be constructed with suitable material from the roadway or structure excavation supplemented by additional suitable material, if directed, from a borrow pit. The entire shoulder area shall be uniformly and thoroughly compacted by rolling and must be level with the tops of curbs as directed by the Municipal Inspector.
(4) 
Utility sleeves. Prior to paving, there shall be placed under all streets within a subdivision utility sleeves extending at least beyond the limits of the paving width, for the placement of electric, telephone and cable television and any other type of utility service to lots on the opposite side of the street within a subdivision plan. Also prior to paving of streets, sanitary sewerage and storm sewer lines and lateral crossings under the streets shall be installed at least beyond the limits of the paving width to serve all lots within a subdivision plan. These sleeves, lines and laterals shall be capped until such time as brought into use. However, natural gas and potable waterlines may be installed under the paved streets, provided that installation is accomplished without open cutting of the streets.
The construction of a storm drainage system shall conform to the following requirements.
A. 
Minimum grade. Drainage ditches or channels shall have a minimum gradient of 1%.
B. 
Standards. Provisions for storm drainage and the design and installation of drainage structures shall be placed to ensure traffic safety and conform to Chapter 97, Construction Standards.
C. 
Ditches. When open watercourses are planned, adequate capacity and appearance measures shall be taken by the subdivider to ensure proper, safe, healthful disposal of stormwater.
D. 
Erosion control. When topsoil has been removed from the surface of a lot on a slope where erosion will cause a displacement of loose material, the subdivider shall be required to seed or provide other means to prevent the wash from damaging adjacent property or accumulating on surfaces of lower streets. Plans and erosion control devices must be on file and in conformance with applicable federal and Commonwealth of Pennsylvania statutes and the rules and regulations of the applicable agencies.
E. 
The stormwater management plan and stormwater management improvements shall be designed and constructed in accordance with Chapter 198 (Stormwater Management) of the Murrysville Code of Ordinances.
A. 
Public water supply.
(1) 
Where public water supply is available, as determined by the Council, the subdivider or developer shall construct a system of water mains, connect to such public water supply and provide a connection for each lot, and shall provide fire hydrants (as prescribed by the controlling municipal building and/or fire codes[1]). Council's consideration of public water supply availability shall encompass the distance from the proposed subdivision or development, intervening rights-of-way which may need to be acquired, the costs of installation, the number of lots/units in the proposed subdivision/development and other lands owned or controlled by the applicant.
[1]
Editor's Note: See Ch. 96, Uniform Construction Codes.
(2) 
If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the governing body that the subdivision or development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence; provided, however, that such documentation shall expressly provide as follows:
(a) 
Service to the proposed subdivision or development has been approved by resolution or appropriate action of such body;
(b) 
The proposed completion date for such water service; and
(c) 
Sufficient funds appropriated for such purpose and/or sufficient security shall be obtained from the developer or from the applicant for the installation of the water service.
B. 
Individual water supply.
(1) 
Where public water is not available, the developer shall provide the following:
(a) 
A written opinion of a hydrologist or other similar water expert, present on the site during well drilling operations, of the adequacy of the supply, per United States Housing and Urban Development minimum water production requirements for a new single-family residence.
(b) 
A written report certifying that bacteriological and chemical tests have been performed on the well water and that said water does not exceed the prescribed drinking water standards of the United States Department of Housing and Urban Development and United States Environmental Protection Agency for a single-family residence. In all cases where it has been determined that individual water supplied from private wells is not feasible, a public water distribution system will be required.
(2) 
Individual private wells shall be located at least 15 feet from property lines; 50 feet from all septic tanks; 100 feet from all the disposal fields and other sewage disposal facilities; 10 feet from all cast-iron sewer lines; and 30 feet from any vitrified sewer tile lines and shall not be located within any floor plan
A. 
Requirements. Where the municipal sewer system is reasonably accessible to the subdivision or land development, the developer shall provide the subdivision with a complete sanitary sewer system to be connected to the municipal sanitary system. Where the municipal sewer system is not reasonably accessible to the subdivision and, in the judgment of the Council and the FTMSA, an extension of the municipal sewage system to the subdivision will not take place in the near future, interim private disposal systems on individual lots consisting of septic tanks and tile absorption fields or interim package plant sewage disposal system or systems with dedicated easements for future use and expansion may be permitted.
B. 
Surface water. Where the physical condition of the site may impound surface water and thereby raise the groundwater table level above the on-lot sewage disposal system during rainy seasons, the Council may require the construction of an underground stormwater system to keep the water level below the tile absorption fields of the disposal system.
Every lot in a subdivision shall be capable of being served by utilities, and easements acceptable to the utility companies shall be provided. Electric, gas and other utility distribution lines shall be installed within public rights-of-way or within properly designated easements. To the fullest extent possible, underground utility lines located in street rights-of-way shall not be installed beneath existing or proposed paved areas and, in any case, shall be installed prior to the placement of any paving. Installation shall be in conformance with Chapter 97, Construction Standards.
Street name signs of a type adopted or approved by the Council shall be installed at each street intersection by the subdivider according to location as required by the Municipal Engineer.
A. 
Sidewalks may be installed on the owner's side of an existing paved street and on both sides of new streets to be paved during subdivision development, in accordance with the standards and specifications of the Municipality.
B. 
Sidewalks shall be installed in all land developments or residential subdivisions fronting on the following streets, in accordance with the standards and specifications of the Municipality and being integrated with existing sidewalks adjoining the site:
(1) 
Old William Penn Highway.
(2) 
Any street where pedestrian connections are planned in accordance with the Official Map and plans expressly adopted by the Municipality, including but not limited to connections to school facilities, parking areas, and recreational facilities.
C. 
The Municipal Council may waive the aforementioned requirement of sidewalk installation in the following circumstances:
(1) 
The sidewalk will provide no ultimate or foreseeable connection to adjoining development or corridors.
(2) 
The slope or existing grade of the site does not permit the practical installation of a sidewalk meeting municipal standards.
A. 
Plantings shall be provided as required by the provisions of Chapter 220, Zoning.
B. 
For purposes of applicability, the entire development site shall be considered in the following circumstances:
(1) 
All previously disturbed areas or areas proposed for improvement where an existing residential structure is converted such that it qualifies as a land development.
(2) 
All previously disturbed areas or areas proposed for improvement where an entire site is redeveloped in a manner that qualifies the activity as a land development. The following shall constitute "redevelopment" for purposes of this section: improvement of the entire building facade or required improvement of the majority of an existing parking area due to changes in access and additional parking.
C. 
Where the provisions of the preceding section do not apply, the landscaping requirements of the Zoning Ordinance shall apply to the area improved where improvement includes impervious surface coverage, grading, and associated stormwater amenities.
Parking areas and access drives shall be provided as required by the provisions of Chapter 220, Zoning. Parking lot landscaping and general design standards shall be required in a manner that applies to only proposed lots or existing lots where a land development necessitates revised access and parking area ingress and egress.
Land operations may occur in a subdivision or land development only in accordance with the requirements of Chapter 124, Grading, Excavations and Filling. No land operations permit shall be issued until such time as a developer's agreement has been executed, all applicable inspection fees have been paid, all required financial security posted, and all associated state and federal permits have been obtained.
Development within any floodplain districts must meet the requirements and standards of Article XI in addition to any other applicable provisions in this chapter. When conflicts arise between standards, the provisions of Article XI shall govern.