The design standards set forth by these regulations are intended
to insure proper development in the Borough.
A.
The following land subdivision principles, standards and requirements
shall be applied by the Borough Council and Borough Planning Commission
in evaluating the plans for proposed subdivisions and shall be considered
minimum requirements, except as provided for above.
B.
In reviewing subdivision plans, the Borough will consider the adequacy
of existing or proposed community facilities to serve the additional
dwelling units proposed by the subdivision. A reservation of land
for community facilities may be requested when appropriate.
C.
The subdividing of land shall be done in a manner that will not have
the effect of debarring adjacent property owners from access to the
streets and ways of the allotment. The Borough may require dedicated,
improved or undedicated parcels to be provided for future access to
adjacent land.
D.
Land which is unsuitable for development because of hazards to life,
safety, health or property shall not be subdivided or developed until
such hazards have been eliminated or unless adequate safeguards against
such hazards are provided for in the subdivision or land development
plan. Land included as having unsuitable characteristics would be
the following:
(1)
Land subject to flooding or which has a high groundwater table.
(2)
Land which, if developed, will create or aggravate a flooding condition
upon other land.
(3)
Land subject to subsidence.
(4)
Land containing significant areas of slopes greater than 15%.
(5)
Land which, because of topography or means of access, is considered
hazardous by the Borough.
(6)
Land which is subject to ground pollution or contamination.
E.
Proposed subdivisions of land developments shall be coordinated with
existing nearby neighborhoods so that the community as a whole may
develop harmoniously.
A.
Minimum widths.
(1)
Minimum
street right-of-way widths and cartway widths shall be as follows:
|
Type of Street
|
Cartway With Curbs
(feet)
|
Cartway No Curbs*
(feet)
|
Right-of-Way
(feet)
| |
|---|---|---|---|---|
|
Cul-de-sac
|
24
|
22
|
50
| |
|
Minor
|
24
|
22
|
50
| |
|
Collector
|
36
|
32
|
60
| |
|
Commercial/ industrial
|
36
|
30
|
60
| |
|
Arterial
|
As prescribed by the Pennsylvania Department of Transportation.
| |||
|
* NOTE: Shoulders of eight feet will be required on each side
of the cartway.
| ||
(2)
The
Borough's preferred roads shall be a paved cartway with curbs.
B.
In cases where a new subdivision is planned to join the street system
on an existing subdivision, the above minimum requirements shall apply
except where the existing streets and rights-of-way are larger than
required. In this event, the Borough may require that the new streets
and rights-of-way be as large as those in the existing subdivision.
Any street or way that is planned, though not already established,
shall be continued at not less than its width as planned.
C.
Provisions for additional street width (right-of-way) may be required
by the Borough in specific cases for:
D.
General design criteria for streets shall be in accordance with specifications
as set forth by the Borough.
E.
Dead-end streets (culs-de-sac) may be permitted when it is clear
that through traffic is not essential to the street system in that
district, and under existing conditions. A dead-end street must have
adequate turning space for vehicles, which shall include a minimum
right-of-way radius of 60 feet, and a minimum road edge or curb radius
of 45 feet. No more than 20 dwelling units shall be served by a cul-de-sac.
They shall not exceed 600 feet in length.
F.
Street intersections shall comply with the following requirements:
(2)
When fences, hedges or other plantings, structures or walls on any
lot corner would create a traffic hazard by limiting clear vision
across a corner lot from a height of three feet above the finished
paved area, at the center line of the right-of-way, such structure
and/or vegetation shall be removed in conjunction with grading the
right-of-way to provide a sight line of 150 feet along the center
line of a collector, commercial, arterial or industrial street from
the center line intersections and 120 feet at minor street intersections.
When an arterial, commercial, industrial or collector and a minor
street intersect, each shall retain its respective footage requirements
along the center line to form the sight triangle. No building or structure
shall be permitted in this sight triangle. Sight triangles shall be
shown on the plan.
(3)
Where the grade of any street at the approach to an intersection
exceeds 2%, a leveling area shall be provided, if possible, with a
transitional grade not to exceed 1% for a minimum distance of 50 feet
from the nearest right-of-way line of the intersection.
(4)
Intersections of more than two streets shall be avoided.
(5)
Minimum street intersection angles shall be 60°. Right-angle
intersections shall be used whenever possible.
(6)
Intersecting streets shall be separated by 350 feet or more, measured
between center lines along the center line of the intersected street.
G.
Horizontal curves shall be laid on all deflecting angles along the
center line of streets, and the degree of curvature shall be set to
assure the proper sight distance as required by Table A.
H.
Vertical curves shall be used in changes of grade exceeding 1%, and
shall be designed for maximum visibility as set forth by Table A.
I.
In general, minor and collector streets shall not adjoin into the
same side of arterial streets at intervals of less than 500 feet.
J.
Half streets shall be prohibited. If circumstances render this impractical,
adequate provisions for the concurrent dedication of the remaining
half of the street must be furnished by the developer. Where there
exists a half street in an adjoining subdivision, the remaining half
shall be provided in the proposed development. The use of reserve
strips is prohibited.
K.
The provisions for the extension and continuation of major streets
into and from adjoining areas are required. Where a subdivision abuts
or contains an existing or proposed major street, the Borough may
require reverse frontage lots or such treatments as will provide protection
for abutting properties, reduction in the number of intersections
with the major traffic streets, and separation of local and through
traffic.
L.
When the subdivision adjoins unsubdivided acreage, new streets or
reserved rights-of-way shall be provided through to the boundary lines
of the development.
M.
Proposed streets shall be properly related to the official map of
New Wilmington Borough and shall be logically related to the topography
so as to produce usable lots and reasonable grades.
N.
Where a subdivision borders on or contains a railroad right-of-way,
an arterial highway right-of-way or a stream, ravine, steep hill or
swamp, the Borough may require a street approximately parallel to
and on each side of such right-of-way or other obstruction at a distance
suitable for the appropriate use of the intervening land. Such distances
shall also be determined with due regard for the requirements of approach
grades and future grade separations, and for nonresidential uses of
land, where permitted.
|
Table A
| |||||
|---|---|---|---|---|---|
|
Design Criteria for Streets
(not to include intersections)
| |||||
|
Type of Street
| |||||
|
Item
|
Arterial
|
Collector
|
Minor
|
Cul-de-Sac1
| |
|
Maximum grade*
|
6.0%
|
6.0%
|
8.0%
|
8.0%
| |
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
|
0.5%
| |
|
Minimum center line radius (feet)
|
500
|
300
|
150
|
150
| |
|
Minimum sight distance** (feet)
|
450
|
250
|
200
|
200
| |
|
Tangent between curves (feet)
|
300
|
150
|
100
|
0
| |
|
NOTES:
| ||
|---|---|---|
|
*
|
Grades in excess of the allowable percentage may be approved
by the Borough Engineer where it is clear that it is necessary and
that no traffic hazard is or will be created thereby.
| |
|
**
|
Sight distance shall be measured along the center line of the
street between points where a driver's eyes at three feet six inches
in height can see an object six inches high.
| |
|
1
|
Please see "cul-de-sac" definition; cul-de-sac is the entire
street, not merely the vehicular turnaround.
| |
A.
Curbs.
(1)
Curbs shall be provided on all streets and parking compounds located
within multifamily and apartment building developments. Curbs shall
also be required on new streets in subdivisions or land developments.
(2)
All curbs shall be depressed at intersections to sufficient width
to accommodate wheelchairs. Depression shall be in line with sidewalks
where provided (ADA standards to be used).
(3)
Curbs shall be the vertical type.
(4)
All curbs shall be constructed of portland cement concrete with expansion
joints every 20 feet, and shall follow PennDOT standards where applicable.
B.
Sidewalks.
(1)
Sidewalks shall be provided on all streets and parking compounds
located within multifamily and apartment building developments. Sidewalks
shall also be required on new streets in subdivisions or land developments
in which average lot width of interior lots at the required building
setback line is 100 feet or less. The requirement of sidewalks may
be waived at the discretion of the Borough.
(2)
Minimum widths for sidewalks along each type of public street shall
be five feet, and shall follow PennDOT specifications where applicable.
A.
Blocks shall be designed to insure proper firesafety.
B.
In general, all blocks in a subdivision shall have a maximum length
of 800 feet. Blocks subdivided into lots shall be approximately two
lot depths in width, except lots along a major thoroughfare which
front on an interior street. Block lengths shall not be less than
530 feet.
C.
In commercial areas, the block layout shall conform, with due consideration
to site conditions, to the best possible layout to serve the buying
public, to permit good traffic circulation and the parking of cars,
to make delivery and pickup efficient, and to reinforce the best design
of the units in the commercial areas.
D.
The block layout in industrial areas shall be governed by the most
efficient arrangement of space for present use and future expansion,
with due regard for worker and customer access parking. Of special
interest will be the accommodation of truck traffic.
A.
All lots shall abut by their frontage on a publicly dedicated street or on a street that has received the legal status as such. Lots abutting on a private street or easement are not recommended. If permitted, the use of private streets must be approved, in writing, by the New Wilmington Borough Council. All streets, public or private, must meet the design and construction standards set forth in § 221-43 of this chapter.
B.
Double frontage and reverse frontage lots should be avoided except
where essential to provide separation of residential development from
traffic arteries or to overcome specific disadvantages of topography
and orientation. A planting screen easement across which there shall
be no right of access may be required by the Borough along the line
of lots abutting such a traffic artery or other disadvantageous use.
C.
The use of flag lots shall be discouraged, as a matter of policy,
by the Borough. However, the Borough recognizes that, in certain circumstances,
a flag lot may be the only practical method to develop road frontage.
All proposed flag lots must comply with the following:
D.
Side lines of lots, so far as practical, shall be at right angles
or radial to street lines.
E.
Corner lots shall be increased in size whenever necessary so as to
conform to the Borough Land Development Standards so that any structure
to be placed thereon shall conform to minimum building setback line
requirements.
F.
Lots abutting local streets shall front upon the streets which parallel
the long dimension of the block, if possible.
G.
The lot size, width, depth, shape, orientation and the minimum building
setback lines shall be appropriate for the location of the subdivision
and for the type of development and use contemplated.
A.
Blocks and lots shall be graded to provide proper drainage away from
buildings and to prevent the collection of stormwater in pools. Minimum
two-percent slopes away from structures shall be required.
B.
Lot grading shall be of such design as to carry surface waters to
the nearest practical street, storm drain or natural watercourse.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be sodded, planted or lined as required. A grading
and draining plan shall be required for all subdivisions and land
developments, except minor subdivisions.
C.
No final grading shall be permitted with a cut face steeper in slope
than two horizontal to one vertical except under one or more of the
following conditions:
(1)
The material in which the excavation is made is sufficiently stable
to sustain a slope of steeper than two horizontal to one vertical,
and a written statement of a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Borough Engineer and approved by same. The statement
shall state that the site has been inspected and that the deviation
from the slope specified hereinbefore will not result in injury to
persons or damage to property.
(2)
A concrete or stone masonry wall constructed according to sound engineering
standards for which plans are submitted to the Borough Engineer for
review and written approval is provided.
D.
No final grading shall be permitted which creates any exposed surface
steeper in slope than two horizontal to one vertical except under
one or more of the following conditions:
(1)
The fill is located so that settlement, sliding or erosion will not
result in property damage or be hazardous to adjoining property, streets,
alleys or buildings.
(2)
A written statement from a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, certifying that
he has inspected the site and that the proposed deviation from the
slope specified above will not endanger any property or result in
property damage, is submitted to and approved by the Borough Engineer.
(3)
A wall is constructed to support the face of the fill.
E.
The top or bottom edge of slopes shall be a minimum of three feet
from property or right-of-way lines of streets or alleys in order
to permit the normal rounding of the edge without encroaching on the
abutting property. All property lines, where walls or slopes are steeper
than one horizontal to one vertical and five feet or more in height
shall be protected by a protective fence no less than three feet in
height approved by the Borough Engineer.
A.
In order to promote the highest environmental quality possible, the
degree to which the applicant of a subdivision or land development
plan has preserved existing salient natural features and land forms
intrinsic to the site shall be assessed. Terms of approval of a plat
may be subject to the manner in which the layout or design of the
plan has preserved existing natural features, such as, but not limited
to, trees, wooded areas and watercourse.
B.
Open space. Where the applicant is offering for dedication, or is
required by ordinance to establish, a reservation of open space or
preserve an area of scenic or historic importance, a "limit of work,"
which will confine excavation, earth moving procedures and other changes
to the landscape, may be required to ensure preservation and prevent
despoliation of the character of the area in open space.
C.
Tree preservation. Whenever possible, trees shall not be removed
unless they are located within the proposed street right-of-way, within
the proposed building area, well area, sewage facility area, or within
utility locations and equipment access areas. In areas where trees
are retained, the original grade level shall be maintained, if possible,
so as not to disturb the trees.
D.
Topsoil preservation. All of the topsoil from areas where cuts and
fills have been made should be stockpiled and redistributed uniformly
after grading. All areas of the site shall be stabilized by seeding
or planting on slopes of less than 10% and shall be stabilized by
sodding on slopes 10% or more and planted in ground cover on slopes
20% or greater.
E.
Landscaping. For all multifamily, apartment, office, commercial and
industrial subdivisions or land developments, a landscaping plan shall
be provided and shall include sufficient plantings for the required
open space, planting strips, screening, formal gardens, shade trees
and natural barriers.
F.
Buffer planting requirements. Buffer yard as may be required.
G.
Preserved landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation effectuates areas of woodland and trees comparable to
required planting improvements, i.e., landscaping and buffer screening,
the plan may be received in lieu of additional landscaping requirements.
H.
Trees. The planting of trees within the street right-of-way line
shall not be permitted. The planting of any trees within the private
property of each residential lot shall be at the discretion of the
property owner or developer.
A.
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, a drainage easement may be required that conforms substantially
with the water line of such watercourse, drainageway, channel or stream
and of such width as will be adequate to preserve the unimpeded flow
of natural drainage, or for the purpose of widening, deepening, relocating,
improving or protecting such drainage facilities.
B.
Where desirable or necessary, adequate easements or dedications for
public service utilities shall be provided for sewer, water, electric
power, gas lines, storm drainage and similar services; and no structure
or obstruction of any kind shall be placed or allowed to be placed
where it will interfere in any way with such easements.
C.
Utility easements, where required, shall have a minimum width of
20 feet and be placed at the side or rear of lots whenever possible.
D.
Aerial easements, if required, shall commence at a point 15 feet
or more above ground.
The applicant may choose his street names subject to the review
of the county, the Borough, the Post Office, and the Lawrence County
Public Safety Department. No street, other than an extension, may
be given a name identical or similar to another street in the local
municipality or nearby areas.
B.
Lots shall be laid out and graded to provide positive drainage away
from buildings. The Borough may require a grading and drainage plan
for individual lots indicating a buildable area within each lot, complying
with the setback requirements, for which positive drainage is assured.
C.
No person, corporation or other entity shall block, impede the flow
of, alter, construct any structure or deposit any material or thing,
or commit any act which will affect normal or flood flow in any communal
stream or watercourse without having obtained prior approval from
the Borough or Department of Environmental Protection, whichever is
applicable.
D.
Where a subdivision or land development is traversed by a natural 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. (See also § 221-35.)
E.
The applicant or developer, and each person, corporation or other
entity which makes any surface changes, shall be required to:
(1)
Design all storm drainage facilities and plan to be in conformity
with the Pennsylvania Storm Water Management Act.
(2)
Collect on-site surface runoff and dispose of it to the point of
discharge into the common natural watercourse of the drainage area.
(3)
Design drainage facilities to handle runoff from upstream areas,
assuming full development of those areas, based upon the Comprehensive
Plan for the Borough.
(4)
Design, construct and/or install such drainage structures and facilities
as are necessary to prevent erosion damage to the subdivision or land
development, adjacent property and downstream property. Such structures
and facilities shall satisfactorily convey such surface waters to
the nearest practical street, storm drain, detention pond or natural
watercourse.
F.
Storm sewers, culverts and related installations shall be provided
to permit unimpeded flow of natural watercourses, to drain all low
points along streets, and to intercept stormwater runoff along streets
at intervals reasonably related to the extent and grade of the area
drained.
G.
Storm sewers, as required, shall be placed in front of the curb or
curbline when located in a street right-of-way. When located in undedicated
land, they shall be placed within an easement not less than 20 feet
wide, as approved by the Borough Engineer, who may require additional
width of easement as circumstances warrant.
H.
Street drainage will not be permitted to cross intersections or the
crown of the road.
(1)
Maximum spacing of street inlets shall not exceed 600 feet.
(2)
All street inlets shall be PennDOT Type C or M. Inlet tops shall
be cast-in-place reinforced concrete or precast concrete.
(3)
All culvert ends shall be provided with either reinforced concrete
head walls or pipe end sections.
(4)
Minimum pipe size shall be fifteen-inch diameter.
(5)
When material for storm drain systems is not specified, PennDOT specifications
will govern.
I.
All springs and sump pump discharges shall be collected so as not
to flow in the streets.
J.
Stormwater roof drains shall not discharge water directly over a
sidewalk.
K.
Stabilized outlets shall be provided for footer drains, floor drains
and downspouts.
L.
The Soils Cover Complex Method (TR55) of the Soil Conservation Service
of the U.S. Department of Agriculture shall be used as the primary
means of estimating stormwater runoff.
M.
Where the estimated runoff based upon the above method is doubtful,
other recognized methods should be studied and compared.
N.
The minimum design criteria shall be a ten-year storm. Higher frequency
conditions shall be used in sensitive areas where an overflow would
endanger public or private property.
O.
Runoff calculations must include complete hydrologic and hydraulic
design and analysis of all control facilities.
P.
Control facilities.
(1)
Permanent control measures/facilities shall be designed to assure
that the maximum rate of stormwater runoff is not greater after development
than prior to development for a ten-year storm frequency. More stringent
criteria may be required in sensitive areas where stormwater problems
presently exist.
(2)
Control facilities shall be designed to meet, as a minimum, the design
standards and specifications of the "Erosion and Sedimentation Control
Handbook for Counties."
(a)
Detention ponds may be waived by the Borough on the recommendation
of the Borough Engineer at sites in close proximity to the major streams.
This is to facilitate drainage prior to stream flooding.
(b)
In areas underlain with limestone geology, ponds shall be limited
to the detention (dry) type unless the developer can show a special
need for a retention pond, in which case it shall have a lining. Detention
ponds shall be prohibited in areas of known sinkholes unless the pond
is lined. If a sinkhole develops in a pond or channel before acceptance
by the local municipality, a lining shall be required.
(c)
Any ponds with slopes steeper than three to one shall be fenced
with a six-foot fence with a type subject to the approval of the local
municipality.
(3)
A maintenance program for control facilities must be included as
part of the grading and drainage plan.
(a)
Maintenance during development activities of a project shall
be the responsibility of the contractor, developer and owner.
(b)
Arrangement for maintenance of permanent control facilities
after completion of development activities shall be made before approval
of final plans is given by the Borough.
(4)
In cases where permanent control facilities are owned by an entity,
it shall be the responsibility of that entity to maintain control
facilities (e.g., homeowners' association). In such cases a legally
binding agreement between the owner and the Borough shall be made
providing for maintenance of all permanent erosion control facilities,
including the inspection by the Borough.
