[Amended 4-19-1994 by Ord. No. 69]
A. General layout.
(1) In general, the lengths, depths, and shapes of blocks
and lots must be determined with regard to:
(a)
Provision of adequate building sites suitable
to the special needs of the type of use contemplated.
(b)
Zoning requirements as to lot sizes, dimensions,
yards and other open areas shall be followed.
(c)
Needs for convenient access, circulation, control,
and safety of street traffic.
(d)
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.
(2) In nonresidential areas, the block and lot layout
must be designed with consideration of site conditions:
(a)
To permit the most efficient arrangement of
space for present use and future expansion.
(b)
To permit adequate, safe worker and patron access,
circulation and parking as well as loading and unloading.
B. Access. Every lot shall abut a street and the width
of the lot at the street shall not be less than 20 feet.
C. 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.
D. Lot lines. Lot lines shall be approximately at right
angles or radial to the street line so long as reasonably shaped lots
result.
E. 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.
F. 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.
G. 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]
(1) Additional minimum setback lines (measured from center
lines) are:
(b)
Marginal access: 40 feet.
(d)
Service drives (alleys): 25 feet.
H. Street address. Address numbers, when applicable,
shall be assigned to each lot by the postal authority.
[Amended 4-19-1994 by Ord. No. 69]
A. Water distribution.
(1) 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.
(2) If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, applicants shall present evidence
to the 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.
(3) Fire hydrants shall be installed as an integral part
of any common water system and shall be placed not greater than 800
feet apart.
(4) 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.
(5) 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.
(6) 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.
B. Sanitary sewerage.
(1) All subdivisions must be provided with sanitary sewage
disposal facilities as follows:
(a)
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
(b)
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
(c)
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.
(d)
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.
(e)
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.
(2) 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.
(3) 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.
(4) 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)
C. 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]
(1) 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.
(2) Open drainageways.
(a)
All existing streams, stream beds, and drainageways
shall be protected and perpetuated to serve as the major stormwater
system of the Borough.
(b)
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.
(c)
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.
(d)
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.
D. 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.
E. Utility easements.
(1) 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.
(2) 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.
(3) 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.
[Amended 4-19-1994 by Ord. No. 69]
A. 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.
B. 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)
|
(1) 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.
(2) 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.
C. 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.
[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.
A. Standards.
(1) 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.
(2) Selection of plant materials:
(a)
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.
(b)
Any tree or shrub which dies within 18 months
of planting shall be replaced.
B. Responsibilities.
(1) 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.
(2) 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.
(3) 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.
(4) 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.
(5) 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.
(6) 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.
(7) Any person, corporation, or other entity making any
surface changes shall be required to:
(a)
Collect on-site surface runoff and dispose of
it into the common natural watercourse of the drainage area.
(b)
Handle all runoff through the development by
designing to adequately handle storm runoff from any developed area.
(c)
Pay a proportionate share of the total cost
of off-site improvements to the common natural watercourse, based
on a fully developed drainage area.
(d)
Provide and install all drainage and erosion
control improvements (temporary and permanent) as required by the
Erosion and Sediment Control Plan.