The applicant shall provide all improvements
required by these regulations. The specifications for the improvements
contained herein shall apply.
A. Monuments must be set:
(1) At the intersection of all street and right-of-way
lines;
(2) At the intersections of lines forming angles in the
boundaries of the subdivision or land development;
(3) At such intermediate points as may be required by
the Borough Engineer.
B. Markers must be set:
(1) At all corners except those monumented;
(2) By the time the property is offered for sale.
C. Monuments and markers shall be the following sizes
and made of the following materials:
(1) Monuments shall be six inches square or four inches
in diameter and shall be 30 inches long. Monuments shall be made of
concrete, stone or by setting a four-inch cast iron or steel pipe
filled with concrete.
(2) Markers shall be 3/4 of an inch square or 3/4 of an
inch in diameter and 30 inches long. Markers shall be made of iron
pipes or iron or steel bars.
D. Monuments and markers must be placed so that the scored
or marked point coincides exactly with the point of intersection of
the lines being monumented. They must be set so that the top of the
monument or marker is level with the finished grade of the surrounding
ground. Monuments must be marked on top with a copper or brass plate
or dowel set in the concrete.
E. Removal. Any monuments or markers that are removed
must be replaced by a registered surveyor at the expense of the person
removing them.
Pavements and construction. Streets shall be designed in accordance with Article
V herein and shall be surfaced to the grades and dimensions drawn on the plans, profiles, and cross sections submitted by the applicant and approved by the Borough Council. Before paving the street surface, the developer shall install the required utilities and provide, where necessary, adequate underdrains and stormwater drainage for the streets, as acceptable to the Borough Council. The pavement base and wearing surface must be constructed according to the following specifications and as outlined in Table 1, §
99-19, entitled "Streets," herein and in accordance with the latest edition of PennDOT Publication Number 408.
A. Subgrade.
(1) No base course shall be placed on wet, frozen or unsuitable
material. Unsuitable material is defined in PennDOT, Publication Number
408, as amended.
(2) Subgrade in fill area shall be compacted in not more
than twelve-inch layers with a minimum roller weight of 10 tons or
equivalent compaction.
(3) Subgrade that has been distributed by trenching shall
be backfilled and compacted in eight-inch layers and inspected by
the Borough Engineer or his designated agent.
(4) Unsuitable material in subgrade shall be removed and
replaced with material acceptable to the Borough Engineer.
(5) The moisture content at the time of compaction and
density of the finished subgrade shall be in accordance with the specifications
as set forth in PennDOT, Publication Number 408, as amended.
(6) Any springs or spongy areas shall be provided with
a proper underdrain system, which is connected to the storm sewer
system.
(7) Subgrade shall be inspected by the Borough Engineer
or his designated agent prior to the placement of the base course.
B. Base course.
(1) Minor streets. Base course shall be consistent with Table 1, §
99-19, entitled "Streets" herein, in accordance with the specifications as set forth in PennDOT, Publication Number 408, as amended.
(2) Collector streets. Base course shall be consistent with Table 1, §
99-19, entitled "Streets" herein, in accordance with the specifications as set forth in PennDOT, Publication Number 408, as amended.
(3) Arterial streets. For the construction of arterial
roads or highways, the applicant shall consult the Planning Commission
and Borough Council and be governed by PennDOT for the method of construction
to be used.
(4) Base course shall be inspected by Borough Engineer
or his designated agent prior to the placing of wearing course.
(5) Base shall have wearing course applied as soon as
possible to avoid damage to base.
(6) All foreign material shall be removed from base course
prior to placing wearing course.
(7) Base shall be compacted with a vibrating tamper or
vibrating roller.
(8) The Borough Council shall decide if a collector or
arterial street is required as a direct result of the subdivision
or land development in which case the developer is responsible for
paving the additional width required.
C. Surface course.
(1) Minor and collector streets. Surface course shall be consistent with Table 1, §
99-19, entitled "Streets" herein, in accordance with the specifications as set forth in PennDOT, Publication Number 408, as amended.
(2) Surface course shall be sealed wherever it comes in
contact with another structure (i.e., curb, manhole, inlet, etc.).
This work shall be done in accordance with the specifications as set
forth in PennDOT, Publication Number 408, as amended.
(3) Surface course shall be inspected by the Borough Engineer
or his designated agent after completion of all work.
D. Shoulders. The base course shall consist of six inches
of compacted stone, gravel or slag constructed in accordance with
the specifications as set forth in PennDOT, Publication Number 408,
as amended. The bituminous seal coat shall be constructed in accordance
with the applicable requirements of PennDOT, Publication Number 408,
as amended.
E. Driveway entrances. Driveway entrances or aprons within
the street right-of-way shall be surfaced to their full width, and
in no case shall be less than 12 feet wide for residential development
and 18 feet wide for commercial or industrial developments. In no
case shall the driveway entrance be more than two feet wider than
the driveway. The type of surface to be either plain cement concrete,
minimum depth of four inches or the same as specified above. Where
sidewalks are installed, the required driveway surfacing shall end
at the street side of the sidewalk.
(1) Driveway entrances along streets where curbs are not
required shall be constructed to provide proper drainage along the
streets and from the streets by the continuation of gutters, swales
or ditches. Such continuation may be provided by having an approved
pipe of not less than 15 inches in diameter across such driveway entrances.
(2) Driveway entrances along streets, where curbs are
not required, shall be constructed so that the driveway meets the
edge of the cartway as a continuation of at least the slope from the
crown of the street for not less than five feet.
(3) Access to public driveways.
(a)
Where proposed driveways provide access onto
a state highway (Pennsylvania route or United States route), the design
of such driveway access and drainage shall be prepared in accordance
with PennDOT and shall be subject to the approval and issuance of
permits by PennDOT.
(b)
A note shall be placed on the plan stating,
"NOTICE: No building permit will be issued for any lot or parcel which
will require access to a state highway until authorized by a PennDOT
Highway Occupancy Permit (HOP). A HOP is required pursuant to Section
420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the
'State Highway Law,' before driveway access to a State highway is
permitted."
(c)
The Borough Council may issue a final plat approval
if a permit has been secured or the notice of requirement for such
a permit is placed on the plan. No building permit will be issued
for affected lots until such a highway occupancy permit has been secured.
(4) The curb height at driveway entrances may be reduced to a minimum of 1 1/2 inches for driveway entrances along streets where curbs are required. The maximum width of reduced curb height shall be 20 feet for residential driveways and 35 feet for commercial or industrial driveways. Sidewalks across driveway entrances, where required, shall be constructed in accordance with the requirements in §
99-34 herein.
F. Underdrain.
(1) Underdrain shall be constructed in accordance with
the specifications as set forth in PennDOT, Publication Number 408,
as amended, and as detailed on the Roadway Construction Standard Drawings
(RC-30).
(2) Combination storm sewer and underdrain shall be constructed
in accordance with the specifications as set forth in PennDOT, Publication
Number 408, as amended, and as detailed on the Roadway Construction
Standard Drawings (RC-30).
(3) Perforated underdrain pipe shall be a minimum of six
inches in diameter.
(4) Underdrains or combination storm sewer and underdrain
shall be constructed where required by the Borough Engineer or the
Borough Council.
(5) Underdrain shall be installed by the applicant and
inspected by the Borough Engineer or his designated agent after completion
of all work, just prior to the subgrade placement.
G. Handicapped accessibility. Intersection curb cuts
and sidewalks shall be required. Handicapped access shall meet all
requirements set forth in the current edition of the American National
Standard A117.1 manual and the Pennsylvania Physically Handicapped
Act, Act 235 of 1965, as amended 1988, and all other state and federal
laws.
A. Sewers.
(1) The developer shall provide the subdivision or land
development with a complete sanitary sewerage system to be connected
to the existing sanitary sewerage system in accordance with municipal
authority and Borough specifications. The sanitary sewer shall be
installed in the street bed or approved right-of-way; lateral installations
shall be to the right-of-way lines of streets, lot or parcel property
lines or sewer easement right-of-way lines, whichever pertains to
individual situations. All termini shall be capped in a manner which
will insure that all laterals and house connections shall be water
tight, pending connections with a public sanitary sewerage system.
The system shall be designed by a registered engineer and approved
by the Borough Authority Engineer. The Borough Authority Engineer
shall also inspect construction of all sanitary sewers to insure that
said sewers have been installed in accordance with municipal authority
and Borough specifications.
(2) Review of design, supervision and inspection fees
for services rendered on behalf of the developer by the Borough Authority
Engineer shall be paid by the developer. The developer shall establish
an escrow account with the Borough, and the account shall be established
in accordance with the developer's agreement.
(3) Sanitary sewers and sewage disposal systems shall
not be combined with stormwater sewers and shall not be constructed
to receive effluent from any stormwater collection system.
B. Water. The developer shall provide the subdivision
or land development with a complete water main supply system to be
connected to the existing or proposed water main supply system in
accordance with Borough and/or utility specifications.
Whenever the evidence available to the Borough
Council indicates that natural surface drainage is inadequate, the
developer shall install a stormwater sewer system in accordance with
approved plans and profiles. The system shall be designed by a registered
engineer and be approved by the Borough Engineer. The developer shall
submit engineering calculations upon which the size of conduits, culverts,
and other portions of the proposed storm sewer system have been based.
A. Pipe.
(1) Pipes shall be constructed in accordance with the
specifications as set forth in PennDOT, Publication Number 408, as
amended.
(2) Pipes shall be galvanized corrugated metal pipe (CMP)
helical in design, unless otherwise specified.
(3) All pipe joints shall be connected with metal bands.
(4) Pipes shall be placed on class B bedding.
(5) Pipe gauge shall be in accordance with approved engineering
calculations. Minimum pipe gauge for CMP shall be 16 gauge.
(6) Pipe sizes shall be in accordance with that shown
on approved drawings. Minimum pipe size shall be 15 inches in diameter.
(7) Pipe shall be constructed and set to line and grade
as shown on approved drawings.
(8) Pipes shall be inspected by the Borough Engineer or
his agent prior to backfilling.
B. Inlets.
(1) Inlets shall be constructed in accordance with the
specifications as set forth in PennDOT, Publication Number 408, as
amended, and as detailed on the Roadway Construction Standard Drawings
(RC-34).
(2) Inlet tops shall be precast concrete top units with
a ten-inch hood or equivalent in order to place inlet in a two-inch
sump condition, and shall be compatible with type of curbing installed.
(3) Inlet boxes shall be precast concrete box units.
(4) All inlets shall have weep holes placed at the appropriate
elevations to completely drain the subgrade prior to placing the base
course and surface course.
(5) Inlets shall be inspected by the Borough Engineer
or his designated agent after completion of all work.
C. Manholes.
(1) Manholes shall be constructed in accordance with the
specifications as set forth in PennDOT, Publication Number 408, as
amended, and as detailed on the Roadway Construction Standard Drawings
(RC-39).
(2) Manholes shall be precast concrete units.
(3) Manholes shall be inspected by the Borough Engineer
or his designated agent after completion of all work.
Curbs shall be required for all subdivisions
and land development.
A. Curbs shall be constructed in accordance with the
specifications as set forth in PennDOT, Publication Number 408, as
amended, and as detailed on the Roadway Construction Standard Drawings
(RC-64). All curbs shall have premolded expansion joints; saw cutting
of new curbing shall not be allowed.
B. Rolled curbs will not be acceptable.
C. Curbs shall be constructed in accordance with the
cross section details shown on the approved drawings.
D. Curbs shall be set and finished to the line and grade
as shown on approved drawings.
E. Backfill must be placed within 48 hours after form
removal, and this backfill shall be compacted in place along the rear
face to within six inches of the top of the curb.
F. When curbing is to be removed to construct a driveway,
the removal shall be done on the complete curb section. The length
of curbing to be removed shall be carried to the nearest expansion
joint if the joint is located more than five feet from the end of
the curb removal. Curb replacement shall be formed and shaped to the
required driveway width. The driveway shall be depressed to a height
of 1 1/2 inches above the finished paving grade.
G. No partial breaking out of the curb shall be permitted
without approval by the Borough Engineer or his designated agent.
H. Curbs shall be inspected by the Borough Engineer or
his designated agent after the forms have been placed, just prior
to the pouring of concrete and after completion of all work.
Sidewalks shall be required for all subdivision
and land development.
A. Sidewalks shall be constructed in accordance with
the specifications as set forth in PennDOT, Publication Number 408,
as amended.
B. Four inches of 2B aggregate shall be placed under
all sidewalks.
C. Sidewalks shall be within the right-of-way of the
street and shall extend in width from the right-of-way line toward
the curbline.
D. Sidewalks shall be at least four feet wide, unless
otherwise specified.
E. Where a sidewalk abuts a curb, wall, building or any
other structure, a premolded expansion joint, 1/4 inch of thickness,
shall be placed between the sidewalk and said structure for the full
length of said structure.
F. Sidewalks shall be boxed out around light standards,
fire hydrants, etc., with a premolded expansion joint, 1/4 inch in
thickness.
G. Sidewalks shall be inspected by the Borough Engineer
or his designated agent after the forms have been placed, just prior
to the pouring of concrete and after completion of all work.
Fire hydrants shall be installed within 600
feet of all existing and proposed structures measured by way of accessible
streets (as specified by the Middle Department Association of Fire
Underwriters).
The subdivision or land development shall be
provided with street signs to include, but not be limited to, street
name signs at all intersections, directional and informational signs.
Such signs shall conform to applicable PennDOT and Borough specifications,
and shall be purchased and installed by the developer in a manner
specified by the Borough Engineer.
All electric and telephone service lines, including
streetlighting, shall be placed underground within any subdivision
or land development of seven or more lots and/or dwelling units.
These lighting requirements provide appropriate
standards to ensure adequate night time safety and security while
minimizing the spillover of light and glare on operators of motor
vehicles, pedestrians and land uses near the light source. It is the
safety, welfare, nuisance, and hazardous aspects of lighting that
form the basis of these regulations.
A. Lighting shall be required in subdivisions and land
developments.
B. Streetlights shall be provided with the construction
of all new streets. A plan for streetlights, approved by the local
utility company, shall be provided by the applicant upon submission
of final subdivision or land development plans.
C. Streetlights shall be provided at locations designated
by the local utility company, consistent with current policy, at all
street intersections and all other locations considered necessary
for safety reasons as approved by Borough Council.
D. Requirements. Exterior lighting shall be provided
in parking areas, pedestrian sidewalks and walkways, and nonresidential
driveway intersections in accordance with the following standards.
Lighting used for security purposes shall also conform to the following
standards. These regulations permit an option of providing a lower
lightpost for luminaries with a no cutoff design or a higher pole,
up to 60 feet, for luminaries that totally cut off light spillover
at a cutoff angle smaller than 90 degrees. The maximum height lightpost
permitted shall be dependent upon the amount of cutoff provided. Exterior
lighting shall meet one of the following standards:
(1) When the light source or luminaire has no cutoff:
Maximum Permitted Illumination
(footcandles)
|
Maximum Permitted Height of Luminaire
(feet)
|
---|
Residential equals 0.2
|
10
|
Nonresidential equals 0.3
|
20
|
(2) When a luminaire has a total cutoff angle greater
than 90 degrees, the maximum illumination and the maximum permitted
luminaire height shall be:
Zoning District
|
Maximum Permitted Illumination
(footcandles)
|
Maximum Permitted Height at Illumination
(feet)
|
---|
Residential Two-Family Suburban
|
0.75
|
25
|
Residential Single-Family Urban
|
1.0
|
30
|
Residential Two-Family Urban
|
1.0
|
30
|
Residential Multifamily Urban
|
1.0
|
30
|
Commercial Central
|
1.5
|
35
|
Commercial Neighborhood
|
1.5
|
35
|
Commercial Highway
|
1.5
|
35
|
Manufacturing Heavy
|
2.0
|
40
|
(3) When a luminaire has a total cutoff of light at an
angle less than 90 degrees and is located so that the bare lightbulb,
lamp, or light source is completely shielded from the direct view
of an observer five feet above the ground at the point where the cutoff
angle intersects the ground, then the maximum permitted illumination
and maximum permitted height at the luminaire shall be:
Zoning District
|
Maximum Permitted Illumination
(footcandles)
|
Maximum Permitted Height at Illumination
(feet)
|
---|
Residential Two-Family Suburban
|
1.5
|
30
|
Residential Single-Family Urban
|
2.0
|
35
|
Residential Two-Family Urban
|
2.0
|
35
|
Residential Multifamily Urban
|
2.0
|
35
|
Commercial Central
|
3.0
|
40
|
Commercial Neighborhood
|
3.0
|
40
|
Commercial Highway
|
3.0
|
40
|
Manufacturing Heavy
|
5.0
|
60
|
(4) Exemption for specified uses.
(a)
Because of their unique requirements for nighttime
visibility and their limited hours of operation, public and private
recreational uses such as ball diamonds, playing fields, tennis courts,
and volleyball courts are exempt from the above requirements.
(b)
Outdoor public and private recreational uses
specified above shall not exceed a maximum permitted post height of
80 feet.
(c)
Outdoor public and private recreational uses
may exceed a total cutoff angle of 90 degrees, provided that the luminaire
is shielded to prevent light and glare spill over to adjacent residential
uses. The maximum permitted illumination at the interior buffer yard
line shall not exceed two footcandles.
(d)
Low level pedestrian lighting for sidewalks
should be provided as necessary for safety. Low level sidewalk illumination
for nonresidential uses shall be between 0.5 to 0.1 footcandle. Low
level sidewalk illumination for residential uses shall be between
0.2 to 0.13 footcandle.
(5) Additional requirements.
(a)
Flickering or flashing lights shall not be permitted.
(b)
Light sources or luminaries shall not be located
within buffer yard areas except for pedestrian walkways.
(c)
The location and type of lighting required by
this chapter shall be shown on the site plan submitted for development.
(d)
Low level pedestrian lighting for sidewalks
should be provided as necessary for safety. Low level sidewalk illumination
for nonresidential uses shall be between 0.5 to 1.0 footcandle. Low
level sidewalk illumination for residential uses shall be between
0.2 and 0.3 footcandle.
It is the intent of this section to provide
a set of minimum standards for landscaping to improve and maintain
community appearance, the environment, rural character and value of
properties within the Borough of Steelton in accordance with the Comprehensive
Plan. Landscaping shall be required for any land development or major
preliminary or major final subdivision.
A. Minimum required landscaping. Nonresidential and multifamily
residential land development in the residential districts shall have
a minimum of 20% landscaping of the total gross lot area excluding
building floor area, impervious surface.
(1) At least 60% or all trees, shrubs, and ground cover
required by this section shall be native plants, except that a minimum
of 30% of the vegetation chosen for erosion control shall be native
plants from the list of Vegetation Acceptable for Erosion Control
Plants (listed below) chosen shall be appropriate for their intended
function and location based on plant characteristics.
(2) The required landscaped area shall include a minimum
of 12 deciduous or evergreen trees for each one acre with a minimum
of 2 1/2 inch caliper at time of planting. As an alternative,
six trees for each one acre shall be required if deciduous trees are
four inches in caliper or greater at the time of planting, and evergreen
trees are nine feet in height or greater at the time of planting.
A combination of tree sizes is permitted where at least one of larger
sized trees may be substituted for two smaller sized trees.
(3) Five deciduous shrubs or hedges may be substituted
for one deciduous tree for a maximum of 20% of the tree requirement.
(4) The preservation of existing deciduous or evergreen trees of four-inch caliper or greater within the net lot area may be substituted for 50% of the tree requirement. (Net lot area for this section shall be total gross lot area minimum building floor area, impervious surface, and sensitive environmental features as defined in the Comprehensive Plan.) The number of existing trees must meet or exceed 50% of the number of trees required in Subsection
A(1), above.
(5) The remaining area required to be landscaped shall
be ground cover.
(6) Cost estimate for posting of securities in accordance
with this chapter.
(7) All trees, shrubs, hedges, or ground cover that die
or are destroyed shall be replaced within six months.
B. Street trees. Reasonable effort shall be made by the
applicant to preserve existing shade trees and, in addition, deciduous
hardwood trees with a minimum caliper of 1 1/2 inches shall be
provided in accordance with conditions as recommended by the Planning
Commission and agreed upon by the Borough Council, and, if necessary,
the Borough Authority and/or appropriate public utility. Shade trees
shall be required along with all existing and new streets within a
subdivision or land development. Where provided, such trees shall
be planted between the sidewalk and the building setback line at least
five feet from the sidewalk, provided the planting strip is a minimum
of six feet wide.
(1) Location. Street trees shall be installed along the
street frontage or both sides of the street, where applicable. Street
trees shall be planted along the street frontage within five feet
of the right-of-way line. Where trees are planted along streets, spacing
shall depend on the tree size as follows:
Tree Size at Maturity
|
Planting Interval
|
---|
Large -- more than 40 feet
|
50 feet to 70 feet
|
Medium -- 30 feet to 40 feet
|
40 feet to 50 feet
|
Small -- less than 30 feet
|
30 feet to 40 feet
|
(2) When the spacing interval exceeds 40 feet, small ornamental
trees may be placed between the large trees. If a street canopy effect
is desired, trees may be planted closer together, following the recommendations
of a landscape architect.
(3) Street trees shall be planted as not to interfere
with utilities, roadways, sidewalks, streetlights, clear sight triangles,
and safe sight distance.
C. Minimum planting specifications at the time of planting, except as specified in §
99-41, Screening.
(1) Deciduous trees shall have a minimum caliper measurement
of 2 1/2 inches, measured a minimum of six inches above the soil
line.
(2) Coniferous trees shall have a minimum height of six
feet.
(3) Evergreen shrubs, except for those used as low ground
cover, shall have an average height of 20 inches.
(4) Deciduous shrubs shall have an average height of 30
inches.
(5) Trees with less than three inches in caliper shall
be properly staked or trees with more than three inches in caliper
shall be guyed and be properly protected for a period of one year
from the date of planting.
(6) Any nylon rope used in balling the tree must be cut
and removed from the root ball.
(7) Trees and shrubs shall be hardy, not prone to disease
or pests and suitable for use as a screening hedge, including dense
foliage.
(8) Shrubs to be used on slopes steeper than 3:1 shall
be chosen from the list of Vegetation Acceptable for Erosion Control
Plants (listed below). Ground cover to be used on slopes steeper than
3:1 shall be chosen from the list titled "Vegetation Acceptable for
Erosion Control," except that no more than 50% of berm area may be
composed of ornamental grass or legume mixture.
(9) Mulch for grass seed mix must be straw mulched as
specified in PennDOT Publication Number 408, except slopes steeper
than 3:1 shall receive erosion control blankets/mats as specified
in PennDOT Publication Number 408. Mulch shall be placed around trees,
shrubs, and ground cover. Mulch shall be shredded bark or other organic
mulch, if approved by Borough officials, in continuous beds surrounding
vegetation. Mulch shall not be the sole cover but shall be used in
conjunction with vegetation ground cover which shall cover 95% of
the area within two years of planting. A system of staking, matting
and/or netting shall be installed on slope/mound areas steeper than
3:1 to be mulched, but that will not inhibit vegetative growth and
that will not be visible two years after planting.
(10)
Stabilization measures shall include erosion
control blankets or mats as specified in PennDOT Publication Number
408 for slopes steeper than 3:1.
D. Landscape plan. All landscaping shall be drawn to
scale on a site development plan and submitted to the Zoning Officer
prior to the issuance of a zoning permit or with the land development
or major preliminary or final subdivision application. The landscape
plan shall be prepared and certified by a landscape architect licensed
by the Commonwealth of Pennsylvania. The landscape plan shall contain
the following data as a minimum:
(1) An on-site inventory identifying type, size and height
of existing plant materials.
(2) A plant schedule describing plant materials, including
names (common and botanical), location, qualities, caliper sizes,
heights, spread, and spacing at installation.
(3) Location, height, and type of plant material proposed
for buffer yards, screening and fencing.
(4) The manner in which tress and shrubs are to be planted
shall be indicated on a tree and shrub planting detail.
(5) The manner in which lawn areas and ground cover are
to be planted shall be indicated on a ground cover detail.
(6) A description of how existing healthy trees are proposed
to be retained and protected from damage during construction should
be described in the construction detail.
(7) Size, height, location and material of proposed seating,
lighting, planters, sculptures, and water features.
(8) Location and dimension of clear sight triangles.
E. Native plant requirements. The use of native species
benefits land developers by reducing landscape maintenance costs and
will benefit the community and the environment by reestablishing a
native plan community.
(1) Vegetation acceptable for erosion control:
Vegetation Acceptable For Erosion Control
|
---|
Type
|
Common Name
|
Scientific Name
|
---|
S
|
Siberian Dogwood
|
Cornus alba
|
S and N
|
Red-Osier Dogwood
|
Cornus sericea
|
S and N
|
Gray Dogwood
|
Cornus racemosa
|
S
|
Cranberry Cotoneaster
|
Cotoneaster apiculata
|
Gc
|
Ground Cotoneaster
|
Cotoneaster horizontalis
|
S
|
Scotch Heather
|
Calluna vulgaris
|
S
|
Weeping Forsythia
|
Forsythia suspensa
|
Gc
|
Shore Juniper
|
Juniper conterta
|
Gc
|
Creeping Juniper
|
Juniper horizontalis
|
Gc
|
Savin' Juniper
|
Juniper sabina
|
S and N
|
Northern Bayberry
|
Myrica pensylvanica
|
Gc
|
Japanese Spurge
|
Pachysandra terminallis
|
Gc
|
Crispa Cutleaf Stephandra
|
Stephandra incise 'crispa'
|
Gc and N
|
Prostrate Chenault Coralberry
|
Symphoricarpos x chenaultii 'hancock'
|
S
|
Candles of Heaven
|
Yucca filementosa
|
Gc
|
PennDOT formula "W" grass legume seed mix (tall
fescue, birdsfoot, trefoil, and redtop)
|
S
|
Various types of ornamental grasses
|
NOTES:
|
---|
S = Shrub
|
Gc = Ground cover
|
N = Native
|
(2) Native plants acceptable for landscaping.
(a)
Shrubs.
Common Name
|
Scientific Name
|
---|
Azalea, sweet
|
Rhododendron arborescens
|
Azalea, rhodora
|
Rhododendron canadense
|
Azalea, flame
|
Rhododendron calendulaceum
|
Azalea, mountain
|
Rhododendron canescens
|
Azalea, pinxter
|
Rhododendron periclymenoides
|
Azalea, roseshell
|
Rhododendron prinophyllum
|
Azalea, swamp
|
Rhododendron viscosum
|
Bluebeny, highbush
|
Vaccinium corymbosum
|
Chokeberry, red
|
Aronia arbutifolia
|
Chokeberry, black
|
Aronia melanocarpa
|
Bayberry
|
Myrica pensylvanica
|
Bearberry
|
Arctostaphylos uva-ursi
|
Buttonbush
|
Cephalantus occidenlalis
|
Carolina Allspice
|
Calycanthus floridus
|
Cinquefoil, shrubby
|
Potentilla fruiticosa
|
Dogwood, pagoda
|
Corpus altemifolia
|
Dogwood, silky
|
Corpus amomum
|
Dogwood, gray
|
Corpus racemosa
|
Dogwood, red
|
Corpus sericea
|
Elderberry
|
Sambucus canadensis
|
Hazelnut
|
Corylus americana
|
Inkberry
|
Flex glabra
|
Mountain Laurel
|
Kalmia latifolia
|
Rhododendron, rosebay
|
Rhododendron maximum
|
Shadbush Serviceberry
|
Amelanchier canadensis
|
St. Johnswort
|
Hypericum prolificum
|
Spicebush
|
Lindera benzoin
|
Strawberry bush
|
Euonymus americana
|
Sumac, fragrant
|
Rhus aromatica
|
Sumac, shining
|
Rhus copallina
|
Sumac, smooth
|
Rhus glabra
|
Sumac, staghorn
|
Rhus typhina
|
Sweet Pepperbush
|
Clethra alnifolia
|
Viburnum, mapleleaf
|
Viburnum acerifolium
|
Viburnum, arrowwood
|
Viburnum dentatum
|
Viburnum, nannyberry
|
Viburnum lentago
|
Viburnum, blackhaw
|
Viburnum prunifolium
|
Winterberry
|
Flex verticillata
|
(b)
Small trees.
Common Name
|
Scientific Name
|
---|
American Hornbeam
|
Carpinus caroliniana
|
Serviceberry
|
Amelanchier alborea
|
River Birch
|
Betula nigra
|
Redbud
|
Cercis canadensis
|
Fringe Tree
|
Chionathus virginicus
|
Eastern Dogwood
|
Comus florida
|
Witch Hazel
|
Hamamelis virginiana
|
Red Cedar
|
Juniperus virginiana
|
Pawpaw
|
Asimina triloba
|
Persimmon
|
Diospyros virginiana
|
(c)
Shrubs or small trees for dry, sunny sites
Common Name
|
Scientific Name
|
---|
Bayberry
|
Myrica pensylvanica
|
Bearberry
|
Arctostaphylos uva-ursi
|
E. Red Cedar
|
Juniperus virginiana
|
(d)
Shrubs or small trees for moist sites; i.e.,
edges of ponds, streams, swamps, and lower slopes of hills. Most will
tolerate somewhat drier conditions as well.
Common Name
|
Scientific Name
|
---|
Chokeberry
|
Aronia arbutifolia, A. melanocarpa
|
Elderberry
|
Sambucus canadensis
|
Inkberry
|
Ilex glabra
|
Rosebay
|
Rhododendron maximum
|
Shrubby Dogwoods
|
Comus sericea, C. amomum, C. racemosa
|
Spicebush
|
Lindera benzoin
|
Sweet Pepperbush
|
Clethra alnifolia
|
Winterberry
|
Ilex verticillata
|
Witch Hazel
|
Hamamelis virginiana
|
(e)
Shrubs or small trees for wetlands or seasonally
flooded sites or at the edge of water bodies.
Common Name
|
Scientific Name
|
---|
American hornbeam
|
Carpinus caroliniana
|
Buttonbush
|
Cephalanthus occidentalis
|
Inkberry
|
Ilex glabra
|
River Birch
|
Betula nigra
|
Spicebush
|
Lindera benzoin
|
Swamp Azalea
|
Rhododendron viscosum
|
Sweet Pepperbush
|
Clethra alnifolia
|
Winterberry
|
Ilex verticillata
|
(f)
Shrubs or small trees for shaded sites.
Common Name
|
Scientific Name
|
---|
Azaleas
|
Rhododendron canadense, R. claendulaceum, R.
periclymenoides
|
Hazelnut
|
Corylus americana
|
Maple-leaved Viburnum
|
Vibumum acerifolium
|
Mountain Laurel
|
Kalmia latifolia
|
Rhododendrons
|
Rhododendron maximum
|
(g)
Shrubs or small trees for wildlife food and
cover.
Common Name
|
Scientific Name
|
---|
Bayberry
|
Myrica pensylvanica
|
Chokeberry
|
Aronia melanocarpa, A. arbutifolia
|
Elderberry
|
Sambucus canadensis
|
Inkberry
|
Ilex glabra
|
Winterberry
|
Ilex verticillata
|
Serviceberry
|
Amelanchiercanadensis, A. arborea
|
Shrubby Dogwoods
|
Cornus amomum, C. racemosa, C. sericea
|
Spicebush
|
Lindera benzoin
|
Sumacs
|
Rhus glabra, R. copallina, R. typhina
|
Viburnums
|
Vibubumum prunifolium, V. lentago, V. dentatum,
V. acerifolium
|
(h)
Large trees.
Common Name
|
Scientific Name
|
---|
Eastern hemlock
|
Tsuga canadensis
|
Eastern white pine
|
Pinus strobus
|
American beech
|
Fagus grandifolia
|
Black gum
|
Nyssa sylvatica
|
Black walnut
|
Juglans nigra
|
Black willow
|
Salix nigra
|
Red maple
|
Acer rubrum
|
Sugar maple
|
Acersaccharun
|
Sycamore
|
Platanus occidentalis
|
Northern red oak
|
Quercus rubra
|
Pin oak
|
Quercus palustris
|
White oak
|
Quercus alba
|
White ash
|
Fraxinus americana
|
Mockemut hickory
|
Carya tormentosa
|
Shagbark hickory
|
Carya ovate
|
Shellbark hickory
|
Carya lachiniosa
|
(i)
Native grasses and wildflowers for ground cover,
wildlife, or aesthetics.
Common Name
|
Scientific Name
|
---|
Big bluestem
|
Andropogan gerardii
|
Bushy bluestem
|
Andropogan glomeratus
|
Broom sedge
|
Andropogan virginicus
|
Pennsylvania sedge
|
Carex pensylvanica
|
Northern sea oats/river oats
|
Chasmathium latifolium
|
Fraser' sedge
|
Cymophyllus fraseri
|
Hairgrass, tufted
|
Deschampsia cespitosa
|
Purple lovegrass
|
Eragrostis spectabilis
|
Soft rush
|
Juncus effusus
|
Muhly grass
|
Mublenbergia capillaris
|
Switch grass
|
Panicum virgatum
|
Sideoats grama
|
Bouteloua curtipendula
|
Little bluestem
|
Andropogan scoparius
|
Indian grass
|
Sorghastrum nutans
|
Eastern gamma grass
|
Tripsacum dactyloides
|
Sundrops
|
Oenothera fructicosa
|
Butterfly-weed
|
Asclepias tuberosa
|
Wild blue phlox
|
Phlox divaricata
|
Indian paintbrush
|
Castilleja coccinea
|
Beard-tongue
|
Penstemon digitalis
|
Common yarrow
|
Achillea millefolium
|
Boneset
|
Eupatorium peffoliatum
|
New England Aster
|
Aster novae-angliae
|
Blazing star
|
Liatris spicata
|
Prairie coneflower
|
Ratibida pinnate
|
Black-eyed Susan
|
Rudbeckia hirta
|
Ox-eye sunflower
|
Heliopsis helianthoides
|
Canada goldenrod
|
Solidago canadensis
|
Stiff goldenrod
|
Solidago rigida
|
Showy goldenrod
|
Solidago speciosa
|
(j)
Native trees or hybrids acceptable for street
trees.
Common Name
|
Scientific Name
|
---|
Norway Maple
|
Acer platanoides
|
Sugar Maple
|
Acer saccharum
|
White Ash
|
Fraxinus americana
|
Green Ash
|
Fraxinus pennsylvania laceolata
|
Maidenhair Tree
|
Ginkgo biloba
|
Thornless Honey Locust
|
Gleditsia triacanthos inermis
|
Sweet Gum
|
Liquidambar styraciflua
|
Oriental Plane Tree
|
Platanus acerifolia
|
American Plane Tree
|
Platanus occidentalis
|
White Oak
|
Quercus alba
|
Red Oak
|
Quercus borealis
|
Scarlet Oak
|
Quercus coccinea
|
Pin Oak
|
Quercus palustris
|
Little Leaf European Linden
|
Tillia cordata
|
Silver Linden
|
Tillia tomentosa
|
American Elm
|
Ulmus americana
|
F. Maintenance plan. Landscaping required in this section
shall be maintained in a healthy, growing condition at all times.
It shall be the responsibility of the property owner of record or
his delegated representative to properly maintain and care for any
landscape screen or other treatment as approved by the Borough of
Steelton. In order to insure proper maintenance of landscaping, a
maintenance plan, addressing the following, shall be required:
(1) The maintenance plan shall be prepared and certified
by a landscape architect, registered and licensed in the Commonwealth
of Pennsylvania.
(3) Description of short-term maintenance procedures for
the first year following the date of planting.
(4) Long-term law and planting maintenance.
(5) One-year contractor's warranty of all lawn and plant
materials.
Buffer yards required by this section are intended
to separate different land uses from each other and are intended to
eliminate and/or minimize nuisances such as dirt, litter, noise, glare,
signs, unsightly buildings or parking areas, and to provide spacing
to reduce adverse impacts of noise, light, odor, or danger from fire
and explosion. Buffer yards shall meet the following requirements.
The pictures at the end of this section are meant to illustrate these
points.
A. A buffer yard shall be located at the perimeter of
the lot for any given use and shall not be located in any portion
of a public right-of-way or proposed right-of-way.
B. Permitted uses in a buffer yard: stormwater management
facilities, underground utility facilities, picnic areas, greenways
or pedestrian walkways. Buildings or storage of any kind shall not
be permitted in a buffer yard.
C. A buffer yard and screening shall be provided between
districts and used as follows:
(1) A buffer yard of 50 feet shall be required between residential uses or districts and nonresidential uses or districts. Level three screening (see §
99-41) shall be required within the buffer yard.
(2) A buffer yard of 25 feet shall be required between multifamily residential use or district and single-family/two-family residential uses or districts. Level one screening (see §
99-41) shall be required within the buffer yard.
(3) A buffer yard of 50 feet shall be required between residential uses or districts and industrial uses and districts. Level three screening (see §
99-41) shall be required within the buffer yard.
(4) A buffer yard of 25 feet shall be required between commercial uses or district and industrial uses or district. Level two screening (see §
99-41) shall be required within the buffer yard.
(5) A buffer yard of 50 feet shall be provided where residential uses or districts are adjacent to minor arterial streets; in this case Level one screening (see §
99-41) shall be required. A buffer yard of 100 feet shall be provided where residential uses or districts are adjacent to interstate highways; in this case Level three screening (see §
99-41) shall be required.
D. Parking lots shall not encroach into a buffer yard.
Buffer yards shall not be used for parking.
E. A buffer yard shall not be required in front yards except as required in this Subsection
C(5) of this section.
Screening shall be provided as required by this
chapter. The purpose of screening is provide an effective visual barrier
and to protect property against traffic, trespass, noise, heat, glare,
dust, unsightly or distracting activity, to preserve property values,
and assure compatibility of uses.
A. The following list describes various levels of screening:
(1) Level One: This buffer shall contain screening materials
which, at maturity, provide intermittent visual obstruction from the
ground to a height of four feet as well as intermittent visual obstruction
from a height of four feet to a height of 30 feet. Vegetative screening
materials within intermittent visual obstruction areas shall contain
horizontal openings no greater than 20 feet in width upon the plant's
maturity. Grouping of plant materials is encouraged to achieve a more
natural appearance. The pictures at the end of this section are meant
to illustrate this point.
(a)
Evergreen trees: minimum five-foot planting
height.
(b)
Deciduous trees: minimum two-inch caliper and
six-foot planting height.
(c)
Shrubs: eighteen-inch planting height, reaching
a minimum of 30 inches within two years. All shrubs (deciduous or
evergreen) must have a minimum spread of 12 to 15 inches when planted.
(d)
Minimum planting width: 10 feet.
(2) Level Two: This buffer shall contain screening materials
which, at maturity, provide semiopacity from the ground to a height
of six feet and intermittent visual obstruction from a height of six
feet to a height of 30 feet. Vegetative screening materials within
intermittent visual obstruction areas shall contain horizontal openings
no greater than 20 feet in width; and vegetative screening material
within semiopaque areas shall contain openings no greater than 15
feet in width upon the plant's maturity. Grouping of plant material
is encouraged to achieve a more natural appearance. The pictures at
the end of this section are meant to illustrate this point.
(a)
Evergreen trees: minimum five-foot planting
height.
(b)
Deciduous trees: minimum two-inch caliper and
six-foot planting height.
(c)
Shrubs: minimum eighteen-inch planting height,
reaching a minimum of 30 inches with two years. All shrubs (deciduous
and evergreen) must have a minimum spread of 12 to 15 inches when
planted.
(d)
Minimum planting width: 10 feet.
(3) Level Three: This buffer shall contain screening materials
which, at maturity, provide opacity from the ground to a height of
30 feet. Vegetative screening materials within opaque areas shall
contain no horizontal openings upon the plant's maturity. Trees within
this buffer shall consist primarily of Eastern white pine and Norway
spruce grouped to achieve a desired opacity. Screening shall consist
of a combination, in longitudinal series, of at least two of the following
options: (The pictures at the end of this section are meant to illustrate
this point.)
(a)
Option A: fence screen.
[1]
Minimum six-foot-high freestanding/retaining
wall or solid fence.
[2]
Evergreen trees: minimum five-foot tree planting
height.
[3]
Minimum planting width: 12 feet.
(b)
Option B: evergreen tree screen.
[1]
Evergreen trees: minimum eight-foot tree planting
height.
[2]
Composition adequate to achieve a solid screen
from zero to six feet in height two years after planting.
[3]
Minimum planting width: 12 feet.
(c)
Option C: berm screen.
[1]
Berm: minimum six-foot height, and berm slopes
3:1 and less steep, and eight-foot minimum top width.
[2]
Lawn, ground cover, shrubs, and trees: minimum
six-foot tree planting height and adequate to provide a continuous
bed of vegetative ground cover over at least 95% of the berm area
within two years of planting.
(d)
Option D: steep berm screen.
[1]
Steep berm: minimum six-foot tree planting height,
composed of lightly compacted soil with stability measures adequate
to retain stable soil structure and prevent erosion, with slopes greater
that 3:1 up to 2:1 maximum slope, and eight-foot minimum top width.
[2]
Ground cover, shrubs and trees: adequate to
achieve a continuous bed of vegetative cover over at least 95% of
the berm within two years of planting, ground cover and shrubs to
be chosen from the listing titled "Vegetation Acceptable for Erosion
Control," and composition adequate to achieve a solid screen from
zero-foot to six-foot height two years after planting considering
the expected plant size two years after planting.
B. Uses. The following specific uses or features shall
be screened with a Level Three screening from adjacent properties
and from public view from a street:
(1) Dumpster and trash-handling areas.
(3) Outdoor storage or any material stocks, or equipment,
including but not limited to motor vehicles, farm or construction
equipment or other similar items.
(4) Rooftop equipment shall be visually screened with
a wall, fence or permanent enclosure.
(5) Service entrances and utility facilities.
(6) Natural and/or man-made swales, basins, and stormwater
management facilities.
C. Maintenance. All required plantings shall comply with §
99-39. All required fences or walls shall be permanently maintained in good condition and whenever necessary repaired and replaced.
The Comprehensive Plan recognizes the importance
of providing a safe and efficient circulation system that includes
facilities for pedestrians. It is the intent of this section to provide
a set of minimum standards for the location of sidewalks for the purpose
of providing safe and convenient transportation routes for pedestrians,
protecting the public safety, reducing traffic congestion by encouraging
alternative modes of transportation, promoting the recreational use
of sidewalks, encouraging a social focus for residents, insuring the
quality of pedestrian facilities are equal to or above automobile-related
facilities.
A. Requirements. Sidewalks shall be required in the following
locations:
(1) In the Residential Two-Family Suburban, Residential
Single-Family Urban, Residential Two-Family Urban, Residential Multifamily
Urban, Commercial Central, Commercial Neighborhood, and Commercial
Highway Zoning Districts.
(2) Within 1,000 feet of the above zoning districts.
(3) Along any roadway served by mass transit.
(4) Within and along the perimeter of any land development
that is a pedestrian trip generator such as schools, parks and recreation
facilities, community activity centers, employment concentrations,
shopping and commercial centers.
B. Other required locations where sidewalks are required.
(1) In residential developments with greater than six
lots, which have a typical lot width of 100 feet or less at the street
line or in commercial and industrial areas at the discretion of the
Borough of Steelton, sidewalks must be installed on both sides of
the interior streets and on one side of streets which bound the development.
(2) Sidewalks may be required in developments where lot
widths at the street line are greater than 100 feet if the character
of the neighborhood is such that they are considered necessary. Sidewalks
may also be required in circumstances where it would be desirable
to continue sidewalks that are existing in adjoining developments
or to provide access to community facilities such as schools, bus
stops, shopping areas, and recreation areas.
(3) Borough of Steelton may waive requirements for sidewalks
on one side of the street where pedestrian interior pathways, in the
judgment of the Borough, better serve the needs of the subdivision
or land development.
C. Placement. All sidewalks must be constructed no closer
than one foot to the street right-of-way line and extend toward the
curb or gutter line. A grass planting strip, not less than two feet
in width, shall be provided between the curb or roadway edge and sidewalk.
D. Construction. Sidewalks shall be constructed in accordance
with the following requirements:
(1) Sidewalks shall have a minimum of four inches of Class
A cement concrete and four inches of compacted stone base (2A).
(2) Sidewalks shall have a minimum depth of six inches
where traversed by a residential driveway and a minimum depth of eight
inches where traversed by a commercial driveway.
(3) The minimum sidewalk width shall be four feet.
(4) Sidewalks shall have one-fourth-inch per-foot slope
toward the street.
(5) Curb ramps must be installed in accordance with Americans
with Disabilities Act (ADA) requirements.
(6) Brick sidewalks will be permitted only where specifically
authorized by the Borough of Steelton. Bricks must be laid on a concrete
sidewalk constructed as noted above and grouted with cement.