This article sets forth certain minimum design standards which shall apply to all subdivisions and land developments and which shall govern the layout and location of physical features included in any plan.
The design standards listed below shall be incorporated in all proposed plans.
A. 
All subdivisions and land developments shall comply fully with all federal, state, county, Borough and other applicable laws and regulations. Evidence of the receipt of any permits or approvals required by such laws and regulations shall be submitted by the subdivider and shall be a condition of the approval of any plan submitted under this chapter.
B. 
Where such other laws and regulations are more restrictive than those contained herein, such other regulations shall be observed unless specifically stated otherwise herein.
A. 
Land shall be suited to the purpose for which it is to be subdivided. Land which is unsafe or unsuited for development due to flooding, wetlands, subsidence, underground fires, open quarries, unconsolidated fill, steep slopes or other hazardous conditions shall not be subdivided unless proper safeguards are provided by the developer and approved by the Borough Council.
B. 
Consideration shall be given in the design of all land developments and subdivisions to the future development needs of the Borough and to any objectives established in any Borough Comprehensive or Master Plan for land use, streets and thoroughfares, public utilities and facilities and to other governmental plans affecting the subdivision and land development.
C. 
All subdivision and land development plans shall conform with the requirements of any zoning ordinance or Official Map adopted by the Borough.[1]
[1]
Editor's Note: See Ch. 170, Zoning.
D. 
No subdivision or land development plan shall create a nuisance for any abutting property, the neighborhood in which the plan is proposed or for the Borough as a whole. The Council shall determine if a nuisance is being created by the plan, as defined by applicable federal, state, county and Borough laws and regulations.
E. 
In reviewing subdivision and land development plans, the Borough will consider the adequacy of existing or proposed community facilities to serve the additional dwellings or uses proposed by the subdivision.
F. 
Areas may be required to be provided or reserved for such community facilities and these should be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
G. 
The layout of the proposed subdivision shall be in general conformity with the features or developments proposed in any officially adopted plan of the Borough.
H. 
All plan proposals shall be coordinated with existing and proposed development on adjoining or adjacent land.
I. 
Unless specifically set forth herein, design standards for streets and driveways shall be as set forth in the latest edition of the PennDOT publication entitled "Guidelines For Design of Local Roads and Streets — Publication 70."
A. 
In the design of any subdivision and land development, the Borough shall require that maximum consideration be given to the preservation and protection of the natural environment so as to safeguard the public health, safety and welfare of all residents of the Borough and to minimize any adverse effects resulting from the proposed development.
B. 
Where the development may create an environmental problem which affects the public health, safety or welfare, the Borough may require and the subdivider shall present a plan indicating the specific manner in which the problem will be minimized or eliminated, as further set forth in Subsection D below.
C. 
No preliminary or final plan application shall be considered for approval until such a required environmental plan has been submitted. The Borough may refer such a plan to any appropriate governmental or other agency or authority qualified to review and/or determine if the plan meets the requirements and objectives of this chapter and the requirements of any other federal, state, county, Borough or other applicable law or regulation.
D. 
Environmental factors, problems and areas for which the Borough Council may require a plan include but are not limited to the following:
(1) 
Erosion and sedimentation control for which a plan is required as set forth in § 153-37.
(2) 
Soil conservation and topsoil protection.
(3) 
Identification and preservation of wetland areas.
(4) 
Groundwater aquifers and recharge areas.
(5) 
Steep slope areas.
(6) 
Avoidance of drainage problems and provisions of stormwater runoff control.
(7) 
Bushkill Creek Watershed Area. The portion of the Borough of Wilson which is located within the Bushkill Creek Watershed Area shall require compliance with all applicable provisions of the stormwater management plan for the Bushkill Creek Watershed prepared and adopted by the Joint Planning Commission in accordance with the provisions of Act 167, the Pennsylvania Storm Water Management Act,[1] and approved by the Pennsylvania Department of Environmental Resources (DER), including compliance with the implementing ordinance recommended in that plan.[2]
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
[2]
Editor's Note: See Ch. 149, Stormwater Management.
(8) 
Natural and historic feature preservation.
(9) 
Adequate provision of utilities in accordance with §§ 153-35 and 153-36.
(10) 
Sewage system for which a plan may be required in accordance with § 153-35.
(11) 
Protection of floodplain areas and avoidance of future flooding problems.
(12) 
Protection of rivers, streams, ponds, lakes and river frontage preservation.
(13) 
Tree preservation, removal and planting.
(14) 
Topographic and geologic factors.
(15) 
Areas of carbonate geology which are subject to subsidence and sinkhole formation reviewed in accordance with the publication of the Joint Planning Commission dated November 1988, and as it may be further amended, entitled "Minimizing Sinkhole Occurrences."
(16) 
Preservation of prime agricultural land.
(17) 
Control of excessive noise.
(18) 
Control of excess traffic created by the proposed subdivision.
(19) 
Earthmoving activities. Where applicable, as determined by the Borough, a reclamation and a reseeding plan may be required for mining or earthmoving activities or for any use which substantially modifies the nature of the existing terrain or environment or which is of a type identified in Subsections E, F and G below.
E. 
No subdivision or land development plan shall be approved if it creates any dangerous, injurious, noxious or otherwise objectionable fire, explosive, radioactivity, chemical storage, environmental or other hazard; noise or vibration; smoke, dust, dirt or other form of air, solid waste or water pollution; electrical, glare, traffic congestion or other disturbance of a permanent or recurring nature which will adversely affect the surrounding area or premises, or be dangerous to public health and safety. The Borough may determine compliance with this section based on the following:
(1) 
Data and information submitted by the subdivider. Where such data and information is not sufficient to reach a determination, the Borough may require additional information from the subdivider.
(2) 
Detailed expert review of all such plans to determine compliance in accordance with established standards or with regulations of applicable governmental agencies. The Borough may consider the qualifications of all experts as a factor in evaluating conflicting evidence or testimony. Fees to be incurred by the Borough in such reviews shall be paid by the subdivider as set forth in § 153-14 and Appendix B.[3]
[3]
Editor's Note: Said Appendix B, Subdivision and Land Development Review Fees, is on file in the office of the Borough Secretary.
F. 
No subdivision or land development shall create any environmental or nuisance problems which adversely affect areas which are predominantly used for residential purposes. Such problems shall consist of the keeping of livestock in or near residential areas or buildings or the conversion of a barn, shed or other building for a use involving the keeping of livestock near or in residential areas, operations resulting in excessive noise, odors, pollution, dangerous chemical storage conditions or other operations or uses resulting in unsafe, dangerous, toxic or other conditions adversely affecting the health and welfare of nearby residents.
G. 
Timber foresting, harvesting and logging operations shall be subject to all applicable DER, County Conservation District or other existing state or federal regulations.
A. 
Street dimensions and design standards shall be in accordance with the PennDOT publication entitled "Guidelines for Design of Local Roads and Streets — Publication 70," as it pertains to urban areas, or to any other standard officially adopted by the Borough Council and to the additional requirements set forth in this chapter and in Appendix A attached hereto.[1]
[1]
Editor's Note: Said Appendix A, Specifications for Required Subdivision and Land Development Improvements, is on file in the office of the Borough Secretary.
B. 
Proposed streets shall be designed to provide safe and efficient access to all parcels and to create a functional street system, and each street contained in a subdivision or land development plan shall be classified as either a "major street," "collector street," "local or minor street" or "nonresidential street," as defined herein. Such streets shall be designed to minimize street intersections and pedestrian-vehicular conflicts and in accordance with the standards for the appropriate class of street as defined in PennDOT Publication 70.
C. 
Minimum street width requirements for new street construction are set forth in Table I below:
Table I
Minimum Street Width Requirementsa, d for New Street Construction
Minimum Width
(feet)
Street Requirement
Major or Arterial Streets
Collector and Nonresidential Streets
Local or Minor Streets
Marginal Access Street
(One-Way)
Right-of-way
b
55
50
30
Pavement
b
36
34
18
Curbs
b
c
c
c
NOTES:
a This table applies to new construction and to reconstruction where space permits.
b Major or arterial streets are dependent on the number of lanes of traffic to be designed in accordance with PennDOT Standards.
c Curbs shall be required on both sides of all street pavements.
d Other street design requirements are set forth in Article IV and in Appendix A of this chapter.
D. 
The location of all major streets in the proposed subdivision and land development shall conform in general alignment to any official approved Comprehensive Plan or portion thereof adopted by the Borough.
E. 
Where a proposed subdivision abuts an existing street which has a narrow width, improper alignment or other deficiency, the Borough may require dedication, reservation or easement for additional right-of-way within the property limits of said proposed subdivision to correct the existing deficiency in accordance with Borough requirements.
F. 
The street system layout shall make adequate provision for any possible resubdivision or new additional subdivision of the area being subdivided.
G. 
All streets shall be public streets suitable for dedication to the Borough.
H. 
The proposed street layout shall provide for the continuation or projection of existing streets in the surrounding area, unless the Borough deems such extension undesirable for specific reasons of topography or design.
I. 
Streets shall be logically related to the topography to produce usable lots or development parcels and reasonable grades.
J. 
Local streets shall be laid out to discourage through traffic, but provisions for street connections into and from adjacent areas will generally be required.
K. 
Alleys shall not be provided in residential districts but may be included in commercial and industrial areas where needed for loading and unloading or access purposes.
L. 
Proposed streets shall be extended to provide access to adjoining property where necessary to preserve the public health, safety or welfare.
M. 
Where lots in the proposal are large enough to permit resubdivisions or if a portion of the tract is not subdivided, the Borough may require adequate street rights-of-way to be reserved for future use.
N. 
Where a subdivision abuts or contains an existing or proposed major street, the Borough may require marginal access streets, rear service alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the major street and separation of local and through traffic. Where residential reverse frontage lots are utilized, they shall have a rear yard with a minimum depth of 75 feet to the ultimate right-of-way of the major street on which they abut, and they shall have a planting screen easement at least 10 feet wide, across which there shall be no right of access.
O. 
New half or partial streets will not be permitted, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards contained herein and where satisfactory assurance for dedication of the remaining part of the street can be secured.
P. 
Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
Q. 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designed as cul-de-sac streets.
R. 
New reserve strips, including those controlling access to streets, shall be avoided.
S. 
Names for all new subdivisions, streets, playgrounds and parks shall be shown on all plans and approved by the Borough. No name shall be approved which will duplicate or be confused with the name of an existing subdivision, street, playground or park. Existing street names shall be continued whenever possible.
A. 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 60°.
B. 
Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
C. 
Clear sight triangles shall be provided at all street intersections within which no obstruction to vision shall be permitted between a height of two feet to 10 feet above the center-line grade of each street. Such clear sight triangles shall be established from the point of intersection of the center lines of the intersecting streets for a distance of 75 feet where both streets are local streets, 100 feet where one or both streets are collector streets or nonresidential streets and 150 feet where one or both streets are major streets.
D. 
To the fullest extent possible, intersections with major streets shall be located not less than 800 feet apart, measured from center line to center line.
E. 
Two streets intersecting a third street from opposite sides shall be laid out directly opposite one another or with a minimum center-line offset of 125 feet when all streets are local streets, or with a minimum center-line offset of 300 feet when one or more of the streets is a collector street, a nonresidential street or a major street.
F. 
Minimum pavement, cartways or curb radii at street intersections shall be 15 feet for intersections involving only local streets, 35 feet for intersections involving collector streets or nonresidential streets and 50 feet for intersections involving major streets.
G. 
Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having not greater than a five-percent grade for a distance of 35 feet measured from the nearest right-of-way line of the intersecting street.
A. 
Dead-end streets serving more than four dwelling units shall be designed as cul-de-sac streets with an improved turnaround.
B. 
Cul-de-sac streets or any system of interconnected culs-de-sac served by only one access point to a collector road, permanently designed as such, shall be considered to be local streets, and they shall not exceed 800 feet in length and shall generally furnish access to a total of not more than 20 dwelling units.
C. 
Cul-de-sac streets shall be provided at the closed end with a paved turnaround having a minimum radius to the outer improved edge or curbline of 40 feet and a minimum right-of-way radius of 50 feet.
D. 
Unless future extension is clearly impractical or undesirable, a right-of-way of the same width as the street shall be carried to the property line from the end of the cul-de-sac in such a way as to permit future extension of the street into the adjoining tract.
A. 
Area and other dimensions of lots and parcels shall conform to the requirements of any zoning ordinance adopted by the Borough.[1]
[1]
Editor's Note: See Ch. 170, Zoning.
B. 
All lots shall front on a public street.
C. 
Side lot lines shall be substantially at right angles or radial to street lines.
D. 
If remnants of land exist after subdividing, they shall be incorporated into existing or proposed lots, or dedicated to public use if acceptable to the Borough.
E. 
Double frontage lots are prohibited, except where employed to prevent vehicular access to major traffic streets.
A. 
The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provision of adequate sites for buildings of the type proposed.
(2) 
Zoning requirements.
(3) 
Topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation.
B. 
Blocks shall normally have a minimum length of 750 feet or maximum length of 1,200 feet. In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection and pedestrian travel.
C. 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering a major traffic street are used; where special superblock, cluster design, planned unit developments or other large-scale, commercial or industrial developments are proposed or where topographic or other conditions prevent such a design.
D. 
Pedestrian interior crosswalks may be required where necessary to assist circulation or to provide access to community facilities. Such crosswalks shall have a right-of-way width of not less than 10 feet and a paved walk of not less than four feet.
A. 
Off-street parking spaces shall be provided as required by Chapter 170, Zoning.
B. 
Depth and width of parcels laid out or reserved for nonresidential use shall be sufficient to provide satisfactory space for off-street parking and unloading for the intended use.
A. 
Driveway widths shall be designed to properly and safely serve the function for which they are intended. Such driveways shall not be less than 10 feet wide or greater than 30 feet wide.
B. 
Driveway entrances shall be clearly defined and shall provide a minimum turning radii at the street intersection of 10 feet when serving a residential area and 30 feet when serving a nonresidential development. Such turning radii shall be properly constructed in relation to the type of pavement or curb provided.
C. 
The number of driveways and driveway intersections on a major street shall be minimized and avoided where possible. Permits for driveways intersecting with state roads or highways shall be secured from the Pennsylvania Department of Transportation. Such driveway intersections shall generally not be located closer than 70 feet from any street intersection right-of-way line.
D. 
Driveway grades shall not exceed 10% when access is to a collector or local street or 7% when access is with a major street, except where such excess grade is required to provide adequate access to the parcel, and in such cases, a seven-percent leveling area shall be provided within 20 feet of the street right-of-way line.
A. 
All parcels shall be laid out and graded to provide positive drainage away from buildings.
B. 
Storm sewers, culverts and related installations shall be provided for the following purposes:
(1) 
To permit unimpeded flow or natural watercourses.
(2) 
To ensure adequate drainage of all low points along the line of streets.
(3) 
To intercept stormwater runoff along streets at intervals reasonable related to the extent and grade of the area drained.
C. 
In the design of storm sewerage installations, special consideration shall be given to avoidance of problems which may arise from concentration of stormwater runoff over adjacent properties.
D. 
Stormwater management shall conform with the design standards for drainage and stormwater management set forth in Section 10 of Appendix A[1] and with the requirements of any applicable ordinance adopted by the Borough of Wilson pursuant to the provisions of Act 167, the Pennsylvania Storm Water Management Act.[2]
[1]
Editor's Note: Said Appendix A, Specification for Required Subdivision and Land Development Improvements, is on file in the office of the Borough Secretary.
[2]
Editor's Note: See 32 P.S. § 680.1 et seq.
E. 
Storm drainage systems shall be designed separately from any sanitary sewer systems, and such storm systems shall be installed in accordance with sound and established engineering practices as determined by the Borough. Such storm systems shall be designed to accommodate any storm discharges from the property being subdivided and additional runoff which may occur from higher elevations within the same watershed when it is fully developed. Such storm systems shall not overload existing storm drainage systems or create flooding hazards.
F. 
Facilities such as bridges, culverts, dams and other drainage facilities affecting the flow of water in a watershed shall meet the requirements and be approved by any state agency having jurisdiction over such facilities. The necessary permits under Chapter 105 for any obstruction or dam must be obtained from the DER.
A. 
Easements with a minimum width of 15 feet plus the width of any physical improvement or with the minimum width of any natural swale shall be provided as necessary for all utilities and drainage facilities, including installation of private utility services.
B. 
Aboveground utilities shall be placed along the rear or side lot lines, unless they are existing along the street prior to the submission of the preliminary plan to the Borough.
C. 
Easements for installation of underground conduits for electric power, telephone and television cable lines shall be provided so that each lot or leased unit can be practically served.
D. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
E. 
Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage.
A. 
All subdivisions and land developments located within the Borough shall be served with an adequate public or central water supply and sewer system.
B. 
The sewer system shall meet the requirements of the Act 537 official sewage facilities plan for sewage systems adopted by the Borough as required by the Pennsylvania Sewage Facilities Act, as amended,[1] and by the requirements of the Pennsylvania Department of Environmental Resources. Such facilities shall be designed in accordance with requirements of the Pennsylvania Department of Environmental Resources, the Borough and any Authority having jurisdiction over such facilities, subject to the review and approval of the Borough.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
C. 
Any supplement or plan revision of the official plan for sewage systems, as required by Pennsylvania DER requirements, shall be prepared by the subdivider, and approval by DER shall be a condition for the final approval of any subdivision or land development. It is recommended that an application for such required supplements or plan revisions be initiated by the subdivider during the preliminary plan phase and prior to submission of the final plan.
D. 
All water supply systems and sanitary sewer systems located in any designated floodplain district shall be floodproofed up to the regulatory flood elevation.
E. 
Where a subdivider proposes to provide a central water supply system, which is to be owned and maintained by the individual owners of lots within the subdivision, then the subdivider shall present evidence to the Borough 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.
A. 
A plan for providing all necessary utility services to the proposed subdivision and land development shall be prepared by the subdivider in cooperation with the appropriate public utility companies and governmental agencies. Wherever possible, utilities shall not be placed under the paved or improved portion of a street, and easements should be provided to facilitate utility locations in areas which will facilitate easy access to and repair of utility lines.
B. 
Fire hydrants shall be required in all areas, as required by the Wilson Borough Fire Department. Spacing of hydrants shall be such that no residential structure shall be farther than 600 feet, and no nonresidential structure shall be farther than 400 feet from a hydrant. Additional standards published by the Insurance Services Office of Pennsylvania may also be applied by the Borough.
C. 
All electric utility distribution lines, telephone, cable television and other similar lines shall be installed underground in subdivisions or land developments of five or more dwelling units.
D. 
Wherever practicable, in accordance with good engineering practice, utility easements and trenches shall be occupied jointly by compatible utilities.
E. 
All public and/or private utilities and facilities, including gas and electric, shall be elevated or floodproofed up to the regulatory flood elevation.
A. 
The Pennsylvania Department of Environmental Resources, under the authority of the Pennsylvania Clean Streams Act,[1] requires that all subdividers proposing subdivisions and land developments requiring the movement of earth shall prepare an erosion and sedimentation control plan. Said plan shall be prepared in accordance with Title 25, Rules and Regulations of the Clean Streams Law (P.L. 1987), and shall be submitted to the Borough as a part of the final plan submission.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
B. 
The following NPDES permits for construction shall also be required as a condition for final approval of any subdivision or land development plan. These permits shall be obtained from PADER, after consultation with the Northampton County Conservation District:
Parcel Size
(acres)
Type of Permit Required
0 to 4.9
No NPDES permit required
5 to 24.9
NPDES general permit
25 or more
NPDES individual permit
A. 
Wherever possible, commercial and industrial parcels should include enough land to provide for a group of commercial establishments to be planned, developed and operated as a unit. Such a development shall be planned with coordinated driveways, parking areas and other common facilities. Narrow, highway ribbon developments fronting directly on a major street should be discouraged, whenever possible.
B. 
Traffic movements in and out of commercial and/or industrial areas should not interfere with external traffic, nor should it create hazards for adjacent residential areas.
C. 
The design of streets, service drives and pedestrianways should provide for safe and hazard-free internal circulation.
D. 
Block layout and design shall give due consideration to site conditions, to the best possible service to customers, traffic and parking circulation and pickup and delivery services.
E. 
The total area shall be sufficient to provide adequate space for off-street parking and loading, landscaping and other facilities required to properly serve the intended use.
A. 
All developers are encouraged to use recognized solar design principles and features which will maximize the use of individual building sites for passive solar building construction.
B. 
Such solar principles include the following:
(1) 
Layout of streets to provide a maximum number of sites with a southern orientation to maximize solar heat gain.
(2) 
Minimum use of north-facing building exposures.
(3) 
Protection of solar access.
(4) 
Landscaping to complement solar use and to promote cooling in the summer.
(5) 
Protection of trees.
(6) 
Shading for summer solar exposures.
Where planned unit, residential clusters or large-scale developments are permitted by any zoning ordinance adopted by the Borough,[1] modification of the design standards in Article IV to accommodate such uses may be approved as set forth in § 153-63A(3).
[1]
Editor's Note: See Ch. 170, Zoning.