Town of Bloomsburg, PA
Columbia County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
[Ord. 759, 3/8/1993, § 501]
1. 
The following principles, standards and requirements will be applied by the Town Council and Planning Commission in their review and evaluation of all subdivision and land development plat applications.
2. 
The standards and requirements contained herein shall be considered the minimum for the promotion of the public health, safety, convenience and general welfare.
3. 
Where literal compliance with the standards and requirements contained herein is clearly impractical, the Town Council may modify or waive such through the alteration of requirements process as set forth in Part 10 of this Chapter.
4. 
Subdivision and land development plats shall give due consideration to "Official Plans" of the Town of Bloomsburg and Columbia County or to such parts thereof as may be adopted pursuant to statute.
5. 
Proposed land uses shall conform to the Town of Bloomsburg Zoning Ordinance, as amended [Chapter 27].
6. 
Lands subject to hazards to life, health or property, such as may arise from fire, flood, disease or other causes, shall not be platted for development purposes unless such hazards have been eliminated or unless the plat shall show adequate safeguards against them, which shall be approved by the appropriate regulatory agencies.
7. 
Handicapped Accessibility. All required improvements shall be designed in conformance with the Americans with Disabilities Act Architectural Guidelines and constructed in accordance with the guidelines and design criteria contained in PennDOT Publication 70, entitled, "Guidelines for Design of Local Roads and Streets," as amended.
[Ord. 759, 3/8/1993, § 502]
1. 
General Standards.
A. 
Proposed streets shall be properly related to such street plans or parts thereof as have been officially adopted by the Town of Bloomsburg and shall be coordinated with existing or proposed streets in adjoining subdivisions or land developments. Further, proposed streets shall be properly related to County, regional or State transportation plans as have been prepared and adopted as prescribed by law.
B. 
Streets shall be laid out to preserve the integrity of their design. Local access streets shall be laid out to discourage their use by through traffic and, where possible, collector and arterial streets shall be designed for use by through traffic.
C. 
Streets shall be related to the topography so as to establish usable lots and satisfactory street grades.
D. 
Proposed street arrangements shall make provision for the continuation of existing streets in adjoining areas, the proper projection of streets into adjoining undeveloped or unplatted areas and the continuation of proposed streets to the boundaries of the tract being subdivided.
E. 
Short extensions of existing streets with lesser right-of-way and/or cartway widths than prescribed in this Section may be permitted; provided, that no section or new right-of-way less than 40 feet in width shall be permitted.
F. 
New half or partial streets shall be prohibited, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be obtained; a cul-de-sac shall be constructed at the end of such half street which shall be of a permanent nature, unless a temporary cul-de-sac is approved.
G. 
Names of new streets shall not duplicate existing or platted street names, or approximate such names by the use of suffixes such as "lane," "way," "drive," "court" "avenue." In approving the names of streets, cognizance should be given to existing or platted street names within the postal delivery district served by the local post office. New streets shall bear the same name or number of any continuation of alignment with an existing or platted street.
H. 
Insofar as possible, streets on which structures utilizing solar access are proposed to front upon shall be oriented along an east-west axis with maximum deviations permitted up to 25°; provided, that such orientations are feasible based on soil and slope conditions and are a practical means of providing safe and convenient access and circulation.
I. 
Proposed private streets (streets not offered for dedication) are prohibited unless designed and constructed in accordance with applicable provisions herein including, but not limited to, such standards as private right-of-way width, curbs, sidewalks, street width, typical cross sections, drainage improvements, traffic controls and setbacks. Maintenance agreements obligating all parties served by the private street shall be required.
J. 
Where the proposed subdivision or land development contains or is adjacent to an arterial or collector street, 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 required.
K. 
Where a new subdivision or land development abuts an existing street, the applicant shall provide any required dedication for widening the existing street to meet standards as set forth in subsection (3) including, but not limited to, required right-of-way and cartway width. Required right-of-way shall be provided for public safety and convenience. Where the cartway is widened by the installation of curbing or other required improvements, fill-in paving shall be required. For State routes, the plan shall show the existing legal limit of the State right-of-way and any additional right-of-way being dedicated to the Town. The right-of-way to be dedicated shall be measured from the center line of the existing street or State route.
L. 
Where a proposed subdivision or land development is provided access by a single street, the Town Council may require a boulevard-type entrance which would consist of two streets having a width of 20 feet each separated by an island having a width of 10 feet within a right-of-way of no less than 70 feet in width.
M. 
Applicant for a subdivision or land development abutting a State route shall be responsible for obtaining a Pennsylvania Department of Transportation highway occupancy permit for any proposed improvements and completion of said improvements.
N. 
Prior to final plat approval, the applicant shall certify that title to any street rights-of-way are unencumbered of any liens or other obligations and that no prior right-of-way has been granted.
O. 
Rights-of-way, as provided in Table 1 herein, are based upon utility servicing needs, to accommodate runoff ponding, storage of plowed snow, emergency parking, temporary roadway adjustments during maintenance procedures and accidents and to accommodate future improvements.
2. 
Street Classification. Three functional classifications of streets and roads, are established as follows:
A. 
Arterial. This classification includes highways which provide intracounty or intermunicipal traffic of substantial volumes.
B. 
Collector. This classification is intended to include those highways which connect minor streets to arterial highways and generally serve intracounty and intramunicipal traffic. They may serve as traffic corridors connecting residential areas with industrial, shopping and other services. They may penetrate residential areas.
C. 
Minor. This classification is intended to include streets and roads that provide direct access to abutting land and connections to higher classes of roadways. Traffic volumes will be low and travel distances generally short.
3. 
Street Widths.
A. 
Minimum street right-of-way and cartway widths shall be required as presented in Table 1.
B. 
Provision for additional street width and/or right-of-way may be required when determined to be necessary by the Town Council in specific cases for public safety and convenience (see subsection (1)(K) herein).
4. 
Cul-de-Sac or Dead End Streets.
A. 
Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.
B. 
Any dead-end street, for future access to an adjoining property or because of authorized phased development, shall be provided with a temporary, all-weather turn-around within the subdivision or/and land development; and the use of such turn-around shall be guaranteed to the public until such time as the street is extended.
C. 
Cul-de-sac streets serving residential uses, permanently designed as such, shall not exceed 800 feet in length and shall not furnish access to more than 24 dwelling units.
D. 
Cul-de-sac streets serving commercial and/or industrial uses shall be adequate for the type of use to be serviced as approved by the Town Engineer/Consultant but, in no case, shall exceed 800 feet in length.
E. 
All permanent cul-de-sac streets shall be provided, at the closed end, with a fully paved turnaround.
F. 
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.
(1) 
The minimum radius to the pavement edge or curbline shall be 40 feet and the minimum radius of the right-of-way line shall be 50 feet.
G. 
Drainage of cul-de-sac streets shall be provided in accordance with Part 8 herein.
H. 
The center line grade on a cul-de-sac street shall not exceed 10% and the grade of the diameter of the turn around shall not exceed 2%.
5. 
Horizontal and Vertical Curves.
A. 
To ensure adequate sight distances, minimum center line radii for horizontal curves shall be as follows:
(1) 
Minor street: 200 feet.
(2) 
Collector street: 300 feet.
(3) 
Arterial street: 500 feet.
B. 
A tangent of at least 100 feet shall be introduced between all horizontal curves on collector and arterial streets.
C. 
To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.
D. 
At all changes of street grades where the algebraic difference exceeds 1% vertical curves shall be provided to permit the following minimum sight distances:
(1) 
Minor street: 200 feet.
(2) 
Collector street: 300 feet.
(3) 
Arterial street: 400 feet.
6. 
Intersections.
A. 
Streets shall intersect as nearly as possible at right angles, and no street shall intersect another at an angle of less than 75°.
B. 
Intersections involving the junction of more than two streets are prohibited.
C. 
Streets intersecting another street shall either intersect directly opposite to each other or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected.
D. 
Intersections shall be approached on all sides by a leveling area within 40 feet of the intersection of the nearest right-of-way lines. The grade differential between the roadway cross slope and approaching street shall not exceed 5% in this area.
E. 
Intersections with major streets, excluding State routes, shall be located not less than 800 feet apart, measured from center line to center line along the center line of the major street.
F. 
At intersections of streets, the curb or edge of payment radii shall not be less than the following:
Intersection
Minimum Simple Curve Radii of Curb or Edge of Pavement
Res/Comm
Industrial
Arterial Street Intersections
As required by PennDOT
Collector with Collector Street
35 feet
55 feet
Collector with Minor Street
25 feet
55 feet
Minor Street with Minor Street
20 feet
55 feet
Radius corners or diagonal cutoffs must be provided on the property lines substantially concentric with or parallel to the chord of the curb radius corners.
7. 
Intersection Sight Distance and Clear Sight Triangles. Adequate sight distances and areas of view obstructions shall be provided at all intersections of streets and for driveways intersecting a street, in accordance with Exhibit VI.
8. 
Street Grades.
A. 
The grades of streets shall not be less than the minimum or more than the maximum requirements listed below:
Type of Street
Minimum Grade
Maximum Grade
Arterial Streets
0.50
As determined by the Town Council after consultation with the Commission and the PA Department of Highways
Collector Streets
0.50
8%
Minor Streets
0.50
10%
Street Intersection
0.50
5%
B. 
On minor streets and service drives, grades greater than 10% shall not be more than 200 feet in length or as recommended for approval by the Town Engineer/Consultant.
9. 
Slopes of Banks Along Streets. The slope of banks along streets measured perpendicular to the street center line shall be no steeper than the following:
A. 
One foot of vertical measurement for three feet of horizontal measurement for fills.
B. 
One foot of vertical measurement for two feet of horizontal measurement for cuts.
C. 
The full right-of-way shall be graded not to exceed a 2% slope. The top or toe of slope shall be at the dedicated right-of-way line.
10. 
Access Drives and Driveways.
A. 
Direct access from residential lots to an arterial street shall be avoided whenever possible. Where such direct access cannot be avoided, adequate turnaround space shall be provided behind the right-of-way line.
B. 
A valid highway occupancy permit shall be obtained from the Pennsylvania Department of Transportation for all access drives and driveways connecting to a State route.
C. 
Driveways serving single family residences shall intersect streets at angles of no less than 60°. All other driveways or access drives shall intersect streets at right angles, where possible and in no instance shall such intersection be less than 75°.
D. 
The width of an access drive or driveway shall be in accordance with the following standards:
(1) 
For multifamily residential, mobile home parks and all nonresidential developments or subdivisions, access drives shall be no less than 22 feet in width at the street line and shall clearly be defined by the use of curbing.
(2) 
For all other residential subdivisions/land developments, driveways shall be no less than 10 feet in width and no greater than 20 feet in width at the street line.
E. 
In order to provide for safe and convenient ingress and egress points, access drives and driveway entrances shall be rounded at the following minimum radius:
(1) 
For multifamily residential, mobile home parks and all nonresidential developments or subdivisions, access drive entrances shall be rounded at minimum radius of 10 feet.
(2) 
For all other residential subdivisions, driveway entrances shall be rounded at a minimum radius of five feet.
F. 
The grades on access drives or driveways shall not exceed the following:
(1) 
Eight percent when access is to an arterial or collector street.
(2) 
Ten percent when access is to a collector or minor street.
G. 
Private residential driveways and multifamily/nonresidential access drives on corner lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines.
H. 
In order to provide a safe and convenient means of access, grades on private driveways and access drives shall be so designed to allow for the unimpeded flow of stormwater runoff. A driveway shall be paved within the dedicated right-of-way area with the remaining portion being stabilized to their full width to prevent erosion. An access drive shall be paved in accordance with § 22-703 herein.
I. 
All driveways and access drives shall be located, designed and constructed in such a manner so as not to interfere or be inconsistent with the design and maintenance and drainage of, or the safe and convenient passage of traffic.
J. 
Driveways or access drives shall be located no closer than 10 feet from a fire hydrant or storm drainage inlet.
K. 
Any new or improved driveway or access drive connections to local streets shall require a driveway permit issued by the Town of Bloomsburg prior to start of construction.
L. 
Proposed private access drives for purposes of providing a means of secondary access to a lot are permitted as deemed appropriate by the Town Council and Town Engineer/Consultant.
[Ord. 759, 3/8/1993, § 504]
Wherever a proposed subdivision or land development is immediately adjacent to, or within 1,000 feet of any existing or recorded subdivision or land development having curbs, curbs shall be installed on each side of the street in accordance with specifications as set forth in § 22-705 herein. Under the recommendation of the Town Planning Commission and/or Town Engineer/Consultant, the Town Council may require installation of curbs in any subdivision or land development where the bulk of the buildings, area of parking, roads, and the gradient of such areas or other evidence indicates that such improvements are necessary for proper drainage.
[Ord. 759, 3/8/1993, § 505; as amended by Ord. 819, 7/12/1999]
Wherever a proposed subdivision or land development is immediately adjacent to, or within 1,000 feet of any existing or recorded subdivision or land development having sidewalks, sidewalks shall be installed in accordance with specifications as set forth in § 706 herein. Under the recommendation of the Town Planning Commission and/or Town Engineer/Consultant, the Town Council may require installation of sidewalks in any subdivision or land development.
[Ord. 759, 3/8/1993, § 506]
1. 
Easements shall be provided for drainage facilities, overhead or underground public utility facilities in consultation with the Town Engineer/Consultant, the electric, telephone and water utilities, the Pennsylvania Department of Transportation and the municipal authority.
A. 
The minimum width of such easements shall be 20 feet for drainage facilities and underground utilities, 10 feet for overhead utilities. Additional width may be required by the Commission depending on the purpose and use of the easements.
B. 
Wherever possible, such easements shall be centered on the side or rear lot lines or along the front lot lines.
2. 
Where a subdivision and/or land development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement, width to be determined by the Town Engineer/Consultant, conforming substantially with the 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 or for the purpose of installing a stormwater sewer. Under no circumstances shall the easement be less than 25 feet. Access easements shall also be required.
3. 
Where a subdivision or land development involves the use of solar access, solar skyspace easements shall be provided, shall be in writing, and shall be subject to the same conveyancing and instrument recording requirements as other easements. Any such easements shall be appurtenant, shall run with the land benefitted and burdened and shall be defined and limited by conditions stated in the instrument of conveyance. Instruments creating a solar skyspace easement shall include, but not be limited to:
A. 
A permanently identifiable description of the skyspace above the burdened land into which trees, buildings and/or other obstructions as specified by the easement shall not be permitted to encroach.
B. 
Any terms or conditions under which the solar skyspace easement is granted or will be terminated.
C. 
Any provision for compensation by the owner of the land benefitted from the solar skyspace easement, or compensation of the owner of the land burdened by the solar skyspace easement for maintaining the easement.
4. 
Where necessary for access to public or common lands, a pedestrian easement shall be provided with a width of no less than 10 feet. Additional width may be required by the Commission depending on the purpose and use of the easement.
[Ord. 759, 3/8/1993, § 507]
1. 
The length, width, shape and design of blocks shall be determined with due regard to the provision of adequate sites for buildings of the type proposed, to the land use and/or zoning requirements of the Town, the topography of the land being subdivided or developed and the requirements for safe and convenient vehicular and pedestrian circulation.
2. 
In undeveloped areas, blocks shall not exceed 1,600 feet in length, nor be less than 600 feet in length. Where practical, blocks along collector or arterial streets shall be not less than 1,000 feet in length.
3. 
Residential blocks shall generally be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering an arterial or collector street are used or, where due to the contour of the land or the necessary layout of the subdivision, there is insufficient depth between intersecting streets for such two tier design.
4. 
Blocks for commercial and industrial areas may vary from the elements of design contained in this Section if the nature of use requires other treatment. In such cases, off-street parking for employees and customers shall be provided along with safe and convenient limited access to the street system. Space for off-street loading shall also be provided with limited access to the street system. Extension of streets, railroad access rights-of-way and utilities shall be provided as necessary.
5. 
Crosswalks or interior pedestrian walks shall be required in blocks exceeding 1,000 feet in length to provide for pedestrian circulation or access to community facilities. Such walks shall be stabilized for a width of not less than four feet, shall be located in easements not less than 10 feet in width and shall, insofar as possible, be located in the center of any such block.
[Ord. 759, 3/8/1993, § 508]
1. 
General Standards.
A. 
The size, depth, width and orientation of lots shall conform to applicable zoning regulations of the Town of Bloomsburg.
B. 
Where feasible, lot lines should follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems.
C. 
If, after subdividing, there exists remnants of land, they shall be either:
(1) 
Incorporated in existing or proposed lots.
(2) 
Legally dedicated to public use, if acceptable to the Town of Bloomsburg.
2. 
Lot Frontage.
A. 
All lots shall abut a public street existing or proposed or a private street if it meets the requirements of these regulations.
B. 
Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific disadvantages of topography or orientation.
C. 
No residential lots shall be created which front upon a limited access highway. Furthermore, no major subdivisions and/or land developments shall be created which front upon an arterial street.
3. 
Building Setbacks.
A. 
Front, side and rear setbacks shall be in conformance with the Town of Bloomsburg Zoning Ordinance [Chapter 27], as amended.
B. 
Buildings shall be oriented such that their longest axis faces within 25° of true south whenever lot size, street orientation, soil and slope conditions make this practical.
[Ord. 759, 3/8/1993, § 509; as amended by Ord. 708, 6/3/1996, § 1; and by Ord. 841, 12/19/2001]
1. 
General Requirements and Standards.
A. 
In the event that any person shall intend to make changes in the contour of any land or engage in earth moving activity, whether for subdivision, land development or any purpose, such person, who is required to obtain a permit, shall obtain such a permit from the Pennsylvania Department of Environmental Protection in accordance with the requirements of the "Rules and Regulations", Chapter 102, Erosion Control, authorized under P.L. 1987, June 22, 1937.
B. 
Furthermore, under the requirements noted above, the Town of Bloomsburg shall notify the Department immediately upon receipt of an application for a building permit involving earth moving activity which affects five acres or more of land.
C. 
The Town shall not issue a building permit to those engaged in earth moving activities requiring a Pennsylvania Department of Environmental Protection permit until the Department has issued the permit.
D. 
An erosion and sedimentation control plan must be prepared for a single lot or more where subdivision, land development or other earth moving activity is proposed. The plan must be submitted:
(1) 
As required by the rules and regulations of the Department of Environmental Protection noted above.
(2) 
As required by the Pennsylvania Clean Streams Law, Act 222, July 31, 1970, as amended.
E. 
Such erosion and sedimentation control plan shall be submitted to the Town Engineer/Consultant and Columbia County Conservation District for review and a copy of the plan and review comments shall be submitted to the Commission as part of the preliminary and final plat applications.
F. 
In the preparation of erosion and sedimentation control plans the person preparing such plans shall consult with the Columbia County Conservation District to determine the measures needed to control erosion and sedimentation.
[Ord. 759, 3/8/1993, § 509]
Drainage and stormwater management shall be done in accordance with the provisions set forth in Part 8 herein.
[Ord. 759, 3/8/1993, § 510]
The design and development of all subdivision and land development plans shall preserve, whenever possible, natural features which will aid in providing open space for recreation and conditions generally favorable to the health, safety and welfare of the residents of the Town. These natural features include the natural terrain of the site, woodland areas, large trees, natural watercourses and bodies of water, wetlands, rock outcroppings and scenic views.
A. 
Tree Preservation and Planting.
(1) 
Removal and/or trimming of trees shall not be permitted unless in accordance with the Bloomsburg Shade Tree Ordinance [Chapter 25], as amended.
(2) 
When deemed necessary by the Town's Planning Commission, a landscape plan will be developed for a subdivision or land development. Such plan shall indicate the vegetation or plant cover which exists and, on the same or separate sheet, the vegetation or plant cover which will exist when landscaping is completed. In addition, landscaping shall be designed, installed and maintained with the aim of allowing as great a portion of the site to remain or become wooded without adversely affecting the availability of solar access to the south.
(3) 
The location and species of trees and other landscaping elements shall be such that when grown to full maturity they shall not impede solar access to neighboring structures.
B. 
Stream Frontage Preservation.
(1) 
A maintenance easement for the Town or its designee, with a minimum width of 25 feet, shall be provided along all stream banks. Such easement, in all cases, shall be of sufficient width to provide proper maintenance.
(2) 
Stream frontage shall be preserved as open space whenever possible.
(3) 
Access shall be provided to the water and maintenance easement area. The width of such access points shall not be less than 20 feet.
C. 
Topography. The existing natural terrain of the proposed subdivision tract shall be retained whenever possible. Cut and fill operations shall be kept to a minimum.
[Ord. 759, 3/8/1993, § 511]
Design standards for development within any identified floodplain area or district shall be accordance with the Town of Bloomsburg Floodplain Management Ordinance [Chapter 8], as amended.