Article V Design Standards and Required Improvements

In general, the lengths, depths, and shapes of blocks and lots must be determined with regard to:

Provision of adequate building sites suitable to the special needs of the type of use contemplated.

Zoning requirements as to lot sizes, dimensions, yards and other open areas shall be followed.

Needs for convenient access, circulation, control, and safety of street traffic.

Limitations and opportunities of topography.

[1]

Normally, block length may not exceed 1,600 feet nor be less than 500 feet. In blocks exceeding 1,200 feet in length, a pedestrian crosswalk having minimum easement width of 20 feet and an all-weather surface at least five feet wide may be required.

[2]

Blocks shall be wide enough for two tiers of lots except where reverse frontage lots are necessary and in the case of "cluster" layouts. Unless otherwise completely impractical, block widths shall not be less than 250 feet measured between street rights-of-way or other boundary lines.

In nonresidential areas, the block and lot layout must be designed with consideration of site conditions:

To permit the most efficient arrangement of space for present use and future expansion.

To permit adequate, safe worker and patron access, circulation and parking as well as loading and unloading.

Access. Every lot shall abut a street and the width of the lot at the street shall not be less than 20 feet.

Through lots. Double frontage lots shall not be permitted. However, where desired along limited access and other arterial highways, lots may face on an interior street and back on such thoroughfares to which direct access is not and shall not be permitted.

Lot lines. Lot lines shall be approximately at right angles or radial to the street line so long as reasonably shaped lots result.

Corner lots. Corner lots shall be proportionally larger than other lots in order to meet required building setbacks from both streets and such shall be provided with radius corners or diagonal cutoffs substantially concentric with or parallel to the chord of the required cartway radius corners.

Lot area. Lot descriptions may read to street center lines; however lot areas as used herein shall not include any area within street right-of-way lines.

Building setback lines. The building setback lines shall conform to the requirements of the Borough Zoning Ordinance (Chapter 255). The straight alignment of dwellings along established minimum setback lines is not recommended; therefore, varying setbacks shall be encouraged.

[Amended 7-17-2007 by Ord. No. 94]

Additional minimum setback lines (measured from center lines) are:

Minor streets: 45 feet.

Marginal access: 40 feet.

Cul-de-sac: 40 feet.

Service drives (alleys): 25 feet.

Street address. Address numbers, when applicable, shall be assigned to each lot by the postal authority.

§ 220-28 Streets, curbs and sidewalks.

Street design requirements.

General.

Proposed streets shall be planned with regard to topographic conditions (diagonally across contours where slopes are steep); public safety and convenience in terms of vehicular and pedestrian movement, maintenance, and fire protection; probable traffic volumes; and existing and proposed uses of land on abutting properties.

The proposed street system shall extend existing or recorded streets at the same width, but only to prevent isolating of unplatted land (land-locking), but in no case at less than the required minimum width.

Where, in the opinion of the Planning Commission or Borough Council, it is necessary to prevent "land-locking" of unplatted land, streets shall be extended by dedication to the boundary of such land.

New minor streets shall be so designed as to discourage through traffic, but the developer shall give adequate consideration to provisions for the extension and continuation of major and collector streets into and from adjoining properties.

Where a subdivision or land development abuts or is traversed by an existing street of improper width or alignment, the dedication of land sufficient to widen the street or correct the alignment may be required.

(f)

Private streets shall not be considered for acceptance as public rights-of-way at any point in time, unless they meet all design and construction requirements of the Borough.

(g)

Whenever the proposed subdivision or land development contains or is adjacent to an arterial highway, provision for a marginal access street may be required. Rear service alleys, reverse frontage lots or such other treatment which will provide protection for abutting properties, reduction in the number of intersections with major streets, and separation of local and through traffic may also be used to protect public health, welfare and safety.

(h)

Where the lots in a subdivision are large enough for resubdivision, or where a portion of the tract is not subdivided, access to these areas shall be provided and such access shall be a part of the lot or potentially suitable for acceptance as a Borough road.

(i)

Proposed streets which are aligned with existing streets shall bear the name of the existing street. In the event a proposed street is not aligned with an existing street, it shall not bear a name similar to any existing street located within the municipality and/or the same postal service area, irrespective of the suffix "street," "avenue," "boulevard," "drive," "place," "court," etc.

(j)

Dead-end streets shall be prohibited, except when designed and constructed as permanent cul-de-sac streets, or as stubs to permit future street extension into adjoining tracts (in such cases, a temporary turnaround having at least a stabilized surface and an outside diameter of 80 feet shall be provided). If only a right-of-way is identified for possible street extension, area for temporary turnaround is not required.

(k)

Half or partial streets are permitted only where needed to complete existing half streets.

(l)

Street jogs with center-line offsets of less than 125 feet shall be prohibited. Street jogs should be avoided unless no other solution can be found.

(m)

Reserve strips, including those controlling access to streets, are prohibited except along legal limited access thoroughfares or along other arterial streets when approved by the Borough.

(n)

Design standards for arterial and collector streets are to be determined after consultation with the Pennsylvania Department of Transportation. In any case, the design criteria for such streets shall not be less than as required herein for collector streets.

(o)

As-built drawings. When all improvements required under this § 220-28 are complete, the developer, owner, contractor etc., shall be responsible for providing to the Borough Council complete plans showing the location of all improvements.

Street design standards.

Street Type	Collectors*	Minor Streets	Culs-De-Sac	Marginal Access	Service Drives
Minimum right-of-way width (feet)	60	50	50	35–60	22
Minimum pavement width (feet)	36	36^c 22^nc	30^c 22^nc	26^c 22^nc	18–22
Maximum grade (percent)	7%³	10%⁴	10%⁴	10%⁴	10%⁴
Minimum grade (percent)	0.5%	0.5%	0.75%	0.75%	0.75%
Minimum radius of curve at center line¹ (feet)	300	150	100	100
Minimum tangent length between curves (feet)	100
Minimum stopping sight distance (feet)	275	200¹	200¹

NOTES:
¹	Where street lines deflect from each other more than 10°.
²	Cul-de-sac streets may not exceed 1,500 feet in length; however, a cul-de-sac shall not serve more than 50 units. They must be provided with a paved turnaround with a minimum diameter of 80 feet to the outside edge of pavement and one 100 feet to the right-of-way.
³	May be increased by 1% for grades not more than 300 feet long.
⁴	May be increased by 2% for grades not more than 150 feet long.
^c	Minimum width where curbs are to be installed.
^nc	Minimum width where curbs are not to be installed.
*	Subject to PennDOT review and concurrence.

Intersection design standard.

Type Intersection	*Arterial With Collector**	Collector With Collector		Collector With Minor		Minor With Minor
Maximum number of intersecting streets at each junction	2	2		2		2
Minimum center line offset at intersections (feet)	400	25D		125		125
Angle of intersection of street center lines (degrees)	90	90		(Shall not deviate more than 15° from perpendicular)
Length and grade of approaches to intersections where general grade is more than 4% (feet/percent)	100/4	75/4		75/4		50/4
	(Measured from the intersecting cartway lines)
Minimum radius of curbs (feet)	35		30°		25		20
Minimum intersection sight distance along center line (feet)	220		130		130		130
	(Measured from point of center line intersection each way)
Intersection clear sight triangle – each center line length (feet)	150		75		75		75

NOTE:
*	Subject to PennDOT review and concurrence.

Street surfacing. Streets must be surfaced to the grades and dimensions shown on plans, profiles, and cross sections submitted by the developer and approved by the Borough. Before paving the street, the developer must install required utilities and provide, where necessary, adequate subsurface drainage for the streets. The pavement base and wearing surface must be constructed according to Borough standards and specifications.

Curbs. Vertical curbs shall be installed as follows:

In subdivisions which have a lot width of 100 feet or less at the building line.

In all subdivisions or developments involving dwellings of a type other than single family.

In all other subdivisions or developments unless such are determined to be unnecessary by the Borough.

On minor streets, curbs shall be: formed concrete; or extruded concrete placed by a curbing machine in accordance with Borough specifications. On collector and arterial streets curbs shall be concrete or as specified by PennDOT.

Rolled curbs or combined curb and gutter may be used only when approved by Borough Council.

Gutters. In areas where curbing is not required, roadside sidewalks shall be provided in accordance with Chapter 204, Stormwater Management, to control water runoff and avoid erosion.

[Amended 7-17-2007 by Ord. No. 94]

Sidewalks. Sidewalks at least four feet in width, constructed in accordance with Borough specifications, shall be installed. When situated adjacent to any curb, the sidewalk shall be at least five feet in width:

In subdivisions which have a lot width of 80 feet or less at the building line.

In all subdivisions or developments involving dwellings of a type other than single family.

Where the continuation of existing sidewalks would be deemed necessary by Borough Council to provide for public safety.

To provide access to community facilities and elsewhere as deemed necessary by the Borough Council.

Sidewalks along streets without curbs shall be located within the street right-of-way, one foot from the right-of-way line or adjoining property line, and in all cases shall be separated from the cartway by a planting strip of at least four feet in width. In cases of streets with curbs the sidewalk shall be separated from the curb with a planting strip of at least four feet in width.

[Amended 5-17-2016]

(f)

Concrete sidewalks shall be to line and grade as shown on approved plan and must be at least four inches thick laid on a prepared and compacted subgrade. Sidewalks (within road right-of-way) must be at least four feet wide (five feet wide when adjacent to curb), scored in five-foot blocks with expansion joints generally every 20 feet.

(g)

Yard walks for public use (not necessarily within road right-of-way) may vary in width but must not be less than 24 inches. This specification does not apply to private walks to front or rear of residence or as may be desired by the homeowner.

(8)

Street signs and lighting. Street name signs shall be placed at all intersections; and, when required by Borough Council, a streetlighting system shall be installed. The design and location of signs and light fixtures shall be as approved by the Borough Council and the applicable utility company.

§ 220-29 Utilities.

[Amended 4-19-1994 by Ord. No. 69]

Water distribution.

The subdivision or land development shall be provided with a complete water distribution system which shall be connected to a municipal water system, or with a community water system approved by the engineer of the applicable water utility company and the Pennsylvania Department of Environmental Protection with satisfactory provision for the maintenance thereof, except that when such municipal or community water system is not available, the land development or each lot in the subdivision shall be provided with an individual water distribution system in accordance with minimum standards approved by the Pennsylvania Department of Environmental Protection.

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 Borough Council that the subdivision 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.

Fire hydrants shall be installed as an integral part of any common water system and shall be placed not greater than 800 feet apart.

The plans for the installation of the mains of a water distribution system shall be prepared with the cooperation of the applicable water supply agency, and approved by its engineer. A statement of approval from the engineer of the water agency shall be submitted to the Commission. Upon the completion of the water distribution system, one copy each of the plans for such system shall be filed with the Borough. The plan shall be reviewed and approved by the Department of Environmental Protection.

If a public water distribution system exists or is planned within 1,000 feet of a proposed development, the developer shall be required to install a complete water system ready for connection to the public supply when extended. At the discretion of the Borough Council, the developer may be required to install a water distribution system, regardless of distance to the nearest existing system.

Following the installation of the water distribution, the developer shall provide as-built drawings to the Borough showing location and depth of all water lines, valves, laterals and appurtenances.

Sanitary sewerage.

All subdivisions must be provided with sanitary sewage disposal facilities as follows:

Where there is an existing public sanitary sewer system on or within 1,000 feet of the subdivision, a complete sanitary sewer collection system must be installed and connected to existing public sanitary sewer systems; or

Where there is no existing public sanitary sewer system within 1,000 feet of the subdivision but a public sanitary sewer system is to be installed on or within 1,000 feet of the subdivision within a period of five years from the approval of the plan and, where based upon the recommendation of the sanitary engineer for the appropriate sewerage authority, it is deemed feasible, a complete sanitary sewage collection system must be installed; and

[1]

Connected to a community treatment plant, until connection to a public sanitary sewer system is made; or

[2]

Capped until connection to a public sanitary sewer system can be made with acceptable private on-lot sewage disposal systems provided; or

Where there is no existing public sanitary sewer system, approved on-site sewage systems shall be provided for in the form of either individual subsurface septic systems, or a community sanitary sewerage system and treatment plant, approved by the Pennsylvania Department of Environmental Protection.

The capped sewer system shall include a collective main installed in a street bed or approved right-of-way, of material and design approved by the Borough and shall conform in all respects to the standards and requirements published in the sewerage manual by the Department of Environmental Protection. Lateral lines shall be installed from the collective main to the building line of material and design approved by the Borough. The sewerage collective mains and laterals shall be plugged watertight pending connection with a public sewer system.

Following the construction of the sewer collection system, the subdivider shall provide the Borough with as-built plans prepared by a registered professional engineer or registered professional surveyor showing the size, location, length and depth of all lines including house lateral locations. All descriptions are to include bearings and distances.

Complete plans for any sewer system shall be provided to the Borough Engineer by the developer and shall be designed to coordinate with the feasibility study, or the comprehensive sewage treatment plan of the Borough, which is in effect at the time that the developer submits his plan for approval.

If on-site subsurface sewerage disposal systems are not feasible, connection to a public sanitary sewer system or installation of a community sanitary sewer system must be made prior to the development of the subdivision.

Upon showing a proper cause, the Borough Council, at an open meeting, may modify, alter or suspend the requirements made in Subsection B(1)(b)[2] and B(1)(d)

Stormwater drainage. All storm sewers and open drainage ways shall be installed in accordance with Chapter 204, Stormwater Management.

[Amended 7-17-2007 by Ord. No. 94]

Storm sewers. Storm sewers separate from any sanitary sewer system shall be installed when, in the opinion of the Planning Commission, such is deemed necessary to provide proper drainage for the subdivision or land development with such system subject to the approval of the Commission and Borough Council. When adequate existing storm sewers are readily accessible, the developer shall connect his stormwater facilities to such existing sewers, subject to the approval of the authority having jurisdiction over the existing system.

Open drainageways.

All existing streams, stream beds, and drainageways shall be protected and perpetuated to serve as the major stormwater system of the Borough.

When open drainageways are furnished for the collection and/or disposal of stormwater, the Borough shall review the capacity of such in relation to adequacy, safety, erosion and stagnation.

Prior written agreements shall be obtained by the developer, for any drainageways (or storm sewers) which are to discharge upon or across another property, from the affected adjoining owners.

Easements of sufficient width shall be established for any drainage way not located within a public right-of-way. Such easement shall not be less than 20 feet.

Utility line installation. Where feasible and always in planned developments and/or subdivisions of five or more lots or dwelling units, and as determined by the Commission after consultation with the developer and the appropriate utility companies, electric, telephone and television transmission lines shall be placed underground. Where such lines are not placed underground, said lines shall be placed along rear lot lines to the fullest extent possible.

Utility easements.

Width; location. When easements are required for any utility serving a subdivision or land development, they must be a minimum of 20 feet wide and must, to the fullest extent possible, be adjacent to, or centered on, rear or side lot lines.

Natural gas lines. All natural gas lines must be installed in compliance with the ASA Code B31, 80 1958, as amended. The minimum distance from a natural gas line to a dwelling unit or other structure must be as required by the applicable transmission or distributing company.

Petroleum lines. Between a proposed dwelling unit or other structure and the center line of a petroleum or petroleum products transmission line which may traverse the subdivision or land development, there must be a minimum distance of 100 feet measured in the shortest distance.

§ 220-30 Monuments and markers.

Material and size. Monuments and markers shall be constructed as follows:

	Construction	Minimum Size (inches)
Monument	Concrete or stone	4 x 4 x 36
Marker	Iron pipes or iron or steel bars	24 x 3/4 diameter

Placement; marking. Monuments and markers must be placed by a registered engineer or surveyor 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 surface of the surrounding ground. Monuments must be marked on top with a copper or brass dowel.

Monuments, location of. Monuments must be set at:

One corner of a lot comprising a single lot subdivision, or at one predominant intersection of a street and a property line of a lot in a subdivision comprised of not more than five contiguous lots or parcels.

At least three predominant line intersections or line angles in subdivisions of more than five lots or parcels, and in any land development program. When any program of development and/or subdivision encompasses more than 20 acres, the Borough Council and/or the Borough Engineer may require additional monuments at designated points.

Such other points as may be required by the Borough Engineer and Borough Council when unusual conditions may create sight problems or cause unusual deviation from normal surveying practice.

Markers, location of. Markers must be set:

At the beginning and ending of curves along street property lines if not monumented.

At points where lot lines intersect curves either front or rear.

At angles in property lines of lots.

§ 220-31 Public grounds and open space.

At all other lot corners.

Removal. Any monuments or markers that are removed must be replaced by a registered engineer or surveyor at the expense of the person removing them.

[Amended 4-19-1994 by Ord. No. 69]

Reservations. Subdivision and land development plans shall provide for the reservation of any public grounds shown on the County or Borough Comprehensive Plan and/or Official Map situated within the area to be subdivided or developed. However, such reservation shall lapse one year after the landowner has submitted a written notice and/or formal application indicating his intentions to subdivide or develop the land covered by the reservation, unless the Borough Council or such other entity for which the land is reserved shall have acquired, entered into an agreement to acquire, or begun legal proceedings to acquire such property.

Recreation areas. Every proposed residential subdivision or land development to accommodate more than 10 dwelling units is required to provide open space for the common recreational use of the residents thereof. The size of lots or area per dwelling unit required by the Borough Zoning Ordinance (Chapter 255) may be reduced by 5% when such land is provided in addition to the following:

Size of Development	Recreation Area Reserved
(in lots or mobile home stands)
1 through 5	0
6 through 20	1/2 acre or 4% of total area, whichever is greater
21 through 50	1 acre or 4% of total area, whichever is greater
51 through 100	2 acres or 4% of total area, whichever is greater
Over 100	(To be negotiated but not less than 2 acres)

The land provided must be of suitable size, dimension, topography, access, and general character for the type of recreational use deemed appropriate to the needs of the development as determined by the Planning Commission and Borough Council.

The developer shall arrange for the perpetuation and grounds maintenance of any such recreation area, or shall offer same by dedication to the Borough and shall provide evidence of such dedication to the Planning Commission with the final plan.

Open space. In the case of cluster developments, no less than 15% of the total land area shall be devoted to recreational use and common open space. This land may be under the jurisdiction of a civic organization or citizen cooperative; or may be dedicated for public use. If such dedication is not accepted for public use by the Borough Council within a period of one year after the formal offer, the land may revert to the developer and may be used for other purposes including residential lots.

§ 220-32 Erosion and sediment control.

[Amended 7-17-2007 by Ord. No. 94]

Effective soil conservation measures shall be planned and implemented in accordance with the rules and regulations relating to erosion control (Title 25, Chapter 102 or as hereafter amended) of the Pennsylvania Department of Environmental Protection.

Standards.

No changes shall be made in the contour of the land; no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until an Erosion and Sediment Pollution Control Plan has been approved by the Adams County Conservation District.

Selection of plant materials:

Trees and shrubs shall be typical of their species and variety, be densely foliated and have normal growth habits, well-developed branches and vigorous, fibrous root systems. They shall have been grown under climatic conditions similar to those in the locality of the project or properly acclimated to conditions of the locality of the project.

Any tree or shrub which dies within 18 months of planting shall be replaced.

Responsibilities.

Whenever sedimentation results from stripping vegetation, regrading, or other activity, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.

Maintenance of all drainage facilities and watercourses within any subdivision or land development is the responsibility of the developer until accepted by the municipality or other official agency, which accepts responsibility thereafter.

It is the responsibility of any person, corporation, or other entity doing any act on or across a communal stream, watercourse or swale or upon the floodplain or right-of-way thereof, to maintain said facility in its present state during all activity and to return it to its original condition after activity is completed.

Maintenance of drainage facilities or watercourses originating and remaining on private property is the responsibility of the owner to the point of open discharge at the property line or at a communal watercourse within the property.

No entity shall undertake any activity affecting any communal stream or watercourse without having obtained approval from the municipality or Department of Environmental Protection or both.

Where a subdivision or development 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 but normally not less than 20 feet.

Any person, corporation, or other entity making any surface changes shall be required to:

Collect on-site surface runoff and dispose of it into the common natural watercourse of the drainage area.

Handle all runoff through the development by designing to adequately handle storm runoff from any developed area.

Pay a proportionate share of the total cost of off-site improvements to the common natural watercourse, based on a fully developed drainage area.

Provide and install all drainage and erosion control improvements (temporary and permanent) as required by the Erosion and Sediment Control Plan.

§ 220-33 Site planning requirements.

Accessibility. Generally, the development of sites not located on a public thoroughfare of sufficient width and alignment in respect to the traffic to be generated is discouraged. When proposed subdivisions or land developments are not located directly upon an adequate thoroughfare, the developer may be required to participate with the Borough, through negotiation, in the improvement of the service road between the site and the nearest adequate thoroughfare as a condition precedent to final plan approval.

Grading. In order to provide more suitable sites for building and other uses, improve surface drainage, and control erosion, the following requirements shall be met:

All lots, tracts, or parcels shall be graded to provide proper drainage away from buildings and dispose of the runoff without ponding, and all land within a development shall be graded to drain and dispose of surface water without ponding, except where other arrangements are approved by the Commission and Borough Council.

All drainage provisions shall be designed to adequately handle the surface runoff and carry it to the nearest suitable outlet such as a curbed street, storm drain, or natural watercourse. Where drainage swales are used to divert surface waters away from buildings, they shall be paved, sodded or planted and shall be of such slope, shape and size as to conform with the requirements of the Borough.

Concentration of surface water runoff shall only be permitted in swales or watercourses that lead to a natural watercourse or drainage structure.

Excavations and fills.

Cut and fill slopes shall not be steeper than 2:1 unless stabilized by a retaining wall or cribbing except as approved by the Municipal Engineer when handled under special conditions.

Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surfaces of fills.

Cut and fills shall not endanger adjoining property.

Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.

Fills shall not encroach on natural watercourses or construction channels.

(f)

Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.

Grading will not be done in such a way so as to divert water onto the property of another landowner without the expressed consent of the Borough and the affected landowner.

During grading operations, necessary measures for dust control will be exercised.

Topsoil shall be preserved and redistributed as cover and shall be expeditiously planted with perennial grasses or ground cover.

(8)

Tree guards during construction and grading, and limitations as to cuts and fills, both temporary and permanent near trees shall be provided as necessary to give reasonable assurance of their continued healthy growth.

(9)

Grading equipment will not be allowed to cross live streams. Provision will be made for the installation of culverts or bridges. Emergency crossing may be permitted through permission of DEP.

Pedestrian circulation.

Pedestrian walkways shall be physically separated from all streets and, insofar as possible, from vehicle circulation ways within nonresidential developments.

Parking lots shall be designed so as to minimize the necessity for pedestrians to walk within and across vehicle circulation ways.

Commercial developments should be designed so as to allow pedestrians to browse and pause in areas removed or otherwise protected from vehicular circulation and parking areas.

Insofar as possible, common open areas and other residential service areas shall be located at the interior of dwelling sites to minimize the necessity for pedestrians to cross streets.

Signs. Moderation in respect to the style, size and frequency of signs is recommended. [See Municipal Zoning Regulations (Chapter 255).]

Storage areas.

Outdoor storage areas of any type should be located to the rear of structures and should be screened by natural vegetation or fencing.

In group developments, it is recommended that remote, screened storage areas be provided for items infrequently used such as recreation vehicles.

Structure orientation.

Structure sites should be grouped whenever possible, as such provides larger, more usable open space without decreasing the overall density of development.

When more than one principal structure is to be erected on a tract or parcel of land, the following spaces shall be guidelines for structure to structure relationship:

	1 Dwelling Unit Per Structure (feet)	2 Dwelling Units Per Structure (feet)	From 3 to 12 Dwelling Units Per Structure (feet)	From 13 to 18 Dwelling Units Per Structure (feet)	Over 18 Dwelling Units Per Structure (feet)
Front to Front	55	55	55	70	75
Front to End	35	35	40	50	55
Front to Rear	50	55	55	60	65
End to Rear	30	30	35	35	40
End to End	20	25	30	35	40
Rear to Rear	50	55	55	55	60

The spacing chart reflects one- and two-story structures. When a structure is planned and/or designed for three or more stories, the space shall be increased four feet for each story in excess of two.

When structures are planned to be obliquely aligned, the required space may be reduced at one end if the space at the other end is increased by at least the same amount. Nevertheless, the corner-to-corner distance shall not be less than 12 feet.

Extra building setbacks are recommended at all street intersections in order to increase sight distances and to make the presence of an intersection more apparent.

Insofar as possible, commercial structures should be relatively central in respect to their parking areas in order to minimize required walking distance for safety and convenience. (Protected pedestrian accessways shall be provided in commercial developments adjacent to residential neighborhoods.)

Vegetation.

[Amended 7-17-2007 by Ord. No. 94]

Conservation. Development shall be planned so as to minimize the removal of existing trees, shrubs and ground cover and to minimize the amount of land covered by structures and paving.

Selection of plant materials.

Any tree or shrub which dies within 18 months of planting shall be replaced.

Screening. Wherever natural screening is being provided to meet a screening requirement of this chapter or the Borough Zoning Ordinance (Chapter 255), such shall consist of 50% evergreen or evergreen type hedges and 50% deciduous shrubs inter-planted and of a variety and size at the time of planting that such will attain a height of at least six feet and provide a 90% opacity within three years from installation. When additional height is deemed necessary, a row of trees planted at intervals of not more than 40 feet on center shall be provided. Furthermore, subdivision and land development plans shall provide such screening:

Where commercial or industrial uses abut residential uses.

Where residential uses abut any railroad or limited access highway, or any other arterial highway in the case of reverse frontage or where marginal or rear access is provided.

Around all open sides of any common utility yard and any outdoor equipment or refuse storage area in group residential developments.

Elsewhere as deemed necessary by the Planning Commission.

Windbreaks. The use of planting rows to serve as windbreaks to control the drifting of snow across public and private thoroughfares as well as for general comfort is recommended.

Street trees. In residential subdivisions of six or more lots, the developer shall provide street trees of a caliper not less than 1 1/2 inches, planted 40 to 60 feet apart. The location of street trees shall be as deemed appropriate by the Planning Commission but in no case shall be planted less than four feet from any curb, edge of shoulder or sidewalk. In no circumstances will any of the following trees be permitted either to remain or to be planted as street trees:

Poplars; all varieties.

Willows; all varieties.

White or Silver maple (Acer saccharinum).

Aspen; all varieties.

Common black locust.

The following varieties are acceptable street trees. In some circumstances, the acceptable height for the trees may be established by the Borough.

Trees with a height of 30 feet or less:

Hedge maple	Acer campestra
Amur maple	Acer ginnala
Serviceberry	Amelanchier laevis ("Cumulus")
Serviceberry	Amelanchier x grandiflora ("Autumn Brilliance")
Hawthorne	Crataegus viridis ("Winter King")
Golden rain tree	Koelreuteria paniculata
Tree lilac	Syringa reticulata ("Ivory silk")

Trees with a height of 30 feet or greater:

Armstrong maple	Acer x freemanli ("Armstrong")
European hornbeam	Carpinus betulus
Common hackberry	Celtis occidentalis
Katsura tree	Cercidiphyllum japonicum
White ash	Fraxinus americana
Green ash	Fraxinus pennsylvanica
Gingko	Gingko biloba (male only)
Callery pear	Pyrus calleryana ("Cleveland Select")
White oak	Quercus bicolor
Shingle oak	Quercus imbricaria
Red oak	Quercus rubra
Littleleaf linden	Tilia cordata
Homestead elm	Ulmus ("Homestead")
Japanese Zelkova	Zelkova serrata

Buffer strips. Unless greater width is required in specific areas, buffer strips shall be not less than 15 feet wide. Plants and screens may be placed over part or all of the buffer strips.

(8)

Obstructions to vision. No shrubs exceeding 30 inches in height, or at such lesser height which due to ground elevations would obstruct the vision of motorists, shall be permitted within any required clear sight triangle nor within 10 feet of the right-of-way line adjacent to access drives; and all street trees shall be kept free of branches and foliage from the ground level to a height of at least six feet.

Vehicle provisions.

Access drives. Whenever required and/or provided under the provisions of this chapter or the Borough Zoning Ordinance (Chapter 255), all access drives shall be designed according to the following standards:

Except in the case of single- and two-family dwellings, the general layout shall be such that there will be no need for motorists to back into public rights-of-way.

Access drives for commercial and industrial uses shall be paved and shall not be less than 18 feet in width nor exceed 35 feet in width within 12 feet of the street right-of-way line, excepting as increased by the curb radii.

The number of access drives shall not exceed two per lot on any one street frontage. The Borough Council, on the advice of the Planning Commission, may grant permission for additional access drives where required to meet exceptional circumstances and where frontage of unusual length exists.

Access drives shall not cross the street right-of-way lines:

[1]

Within 40 feet of the street right-of-way line of an intersecting street and in no case less than 10 feet from the point of tangency when the intersecting street lines are joined by a curve. When deemed reasonably necessary for safety by the Planning Commission, this dimension shall be increased for access drives to shopping centers, other commercial, industrial, public or institutional uses. Such access drives shall be located on major streets when practical, in a manner to permit safe ingress and egress.

[2]

Within 10 feet of a fire hydrant, catch basin or drain inlet.

[3]

Within 40 feet of another access drive.

[4]

Within three feet of a property line unless two adjoining owners mutually agree to a common access drive.

[5]

Access to the public highway or street shall be controlled in the interest of public safety. Off-street parking, loading, and service areas on all properties used for purposes other than single-family residences shall be physically separated from the highway or street by a curb, pipe rail, or fence and a planting strip.

[6]

General safety requirement; sight distance. Driveways shall be located in safe relationship to sight distance and barriers to vision, and shall not exceed a slope of 10% within 12 feet of the street line. Where drives enter a bank through a cut, unless a retaining wall is used, the side slopes of the cut shall be graded to not more than 1/2 foot vertical to one-foot horizontal within 10 feet of the point the drive intersects with the right-of-way line.

Parking facilities. Whenever required and/or provided under the provisions of this chapter or the Borough Zoning Ordinance (Chapter 255), all off-street parking facilities shall be designed according to the following standards:

Size. Each parking space shall consist of not less than an average of 270 square feet of gross parking area for each motor vehicle, including interior driveways, driveways connecting the garage or parking space, with a street or alley. Notwithstanding the above, all parking spaces shall be ample in size for the vehicles for which use is intended. The parking space per vehicle shall be not less than nine feet wide and 20 feet long. Such outdoor space shall be deemed to be part of the open space of the lot on which it is located.

Surfacing. In commercial and industrial uses, any off-street parking area, service or access drive shall be graded for proper drainage and shall be stabilized sufficiently to accommodate the anticipated traffic and shall be so arranged as to provide for orderly and safe parking and storage of self-propelled vehicles. The surface shall be dust-free and capable of providing service all year and under any weather conditions.

Lighting. Any lighting used to illuminate any off-street parking area shall be so arranged as to reflect the light away from adjoining residential use premises as well as from vehicles moving upon a public thoroughfare.

Off-street loading and unloading facilities. Whenever required and/or provided under the provisions of this chapter or the Borough Zoning Ordinance (Chapter 255), all off-street loading and unloading facilities shall be designed according to the following standards:

Size. The minimum size of a loading and unloading space shall be 50 feet in depth, 12 feet in width, with an overhead clearance of 14 feet.