A.
Suitability of land. Land subject to hazards to life,
health, or property as may arise from fire, floods, severe stormwater
runoff, disease or other dangers shall not be subdivided for development
or developed for purposes susceptible to such hazards unless they
have been eliminated or the subdivision or land development program
provides for adequate safeguards against such.
B.
Physiography considerations. The standards of this
chapter may be increased, or the modification of the design of a proposed
subdivision or land development may be required, on the recommendation
of the Municipal Engineer and/or the Municipal Planning Consultant,
when such is deemed necessary as a result of topographic and other
natural or man-made physical features within or adjoining a particular
site to assure public safety, health and welfare; the provision of
public services; and the maintenance of public facilities.
C.
Natural and historic features. Every measure shall
be taken to insure insofar as possible, the preservation of natural
and historic features, areas and structures determined to be worthy
of such preservation by the Planning Commission and to insure public
access to such where appropriate.
D.
Coordination of development. The design of proposed
subdivision and land developments shall be coordinated with existing
nearby development and physiography so that the entire area may be
developed harmoniously.
E.
Conformance. The design of proposed subdivisions and
land developments shall conform to applicable Borough and County comprehensive
plan elements; applicable development regulation, or official map;
and to any applicable regulation of the Commonwealth of Pennsylvania.
[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:
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]
H.
Street address. Address numbers, when applicable,
shall be assigned to each lot by the postal authority.
A.
Street design requirements.
(1)
General.
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
(2)
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
|
36c
22nc
|
30c
22nc
|
26c
22nc
|
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.
|
(3)
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.
|
(4)
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.
(5)
Curbs. Vertical curbs shall be installed as follows:
(a)
In subdivisions which have a lot width of 100
feet or less at the building line.
(b)
In all subdivisions or developments involving
dwellings of a type other than single family.
(c)
In all other subdivisions or developments unless
such are determined to be unnecessary by the Borough.
(d)
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.
(e)
Rolled curbs or combined curb and gutter may
be used only when approved by Borough Council.
(6)
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]
(7)
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:
(a)
In subdivisions which have a lot width of 80
feet or less at the building line.
(b)
In all subdivisions or developments involving
dwellings of a type other than single family.
(c)
Where the continuation of existing sidewalks
would be deemed necessary by Borough Council to provide for public
safety.
(d)
To provide access to community facilities and
elsewhere as deemed necessary by the Borough Council.
(e)
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.
[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
(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.
A.
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
|
B.
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.
C.
Monuments, location of. Monuments must be set at:
(1)
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.
(2)
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.
(3)
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.
E.
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]
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.
A.
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.
B.
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:
(1)
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.
(2)
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.
(3)
Concentration of surface water runoff shall only be
permitted in swales or watercourses that lead to a natural watercourse
or drainage structure.
(4)
Excavations and fills.
(a)
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.
(b)
Adequate provisions shall be made to prevent
surface water from damaging the cut face of excavations or the sloping
surfaces of fills.
(c)
Cut and fills shall not endanger adjoining property.
(d)
Fill shall be placed and compacted so as to
minimize sliding or erosion of the soil.
(e)
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.
(5)
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.
(6)
During grading operations, necessary measures for
dust control will be exercised.
(7)
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.
C.
Pedestrian circulation.
(1)
Pedestrian walkways shall be physically separated
from all streets and, insofar as possible, from vehicle circulation
ways within nonresidential developments.
(2)
Parking lots shall be designed so as to minimize the
necessity for pedestrians to walk within and across vehicle circulation
ways.
(3)
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.
(4)
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.
D.
Signs. Moderation in respect to the style, size and frequency of signs is recommended. [See Municipal Zoning Regulations (Chapter 255).]
E.
Storage areas.
F.
Structure orientation.
(1)
Structure sites should be grouped whenever possible,
as such provides larger, more usable open space without decreasing
the overall density of development.
(2)
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
|
(3)
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.
(4)
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.
(5)
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.
(6)
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.)
G.
Vegetation.
[Amended 7-17-2007 by Ord. No. 94]
(1)
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.
(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.
(3)
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:
(a)
Where commercial or industrial uses abut residential
uses.
(b)
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.
(c)
Around all open sides of any common utility
yard and any outdoor equipment or refuse storage area in group residential
developments.
(d)
Elsewhere as deemed necessary by the Planning
Commission.
(4)
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.
(5)
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:
(6)
The following varieties are acceptable street trees.
In some circumstances, the acceptable height for the trees may be
established by the Borough.
(a)
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")
|
(b)
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
|
(7)
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.
H.
Vehicle provisions.
(1)
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:
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(2)
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:
(a)
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.
(b)
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.
(c)
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.
