Borough of Media, PA Article V Design Standards

§ 257-18 Applications.

A. The following subdivision and land development principles, standards and requirements will be applied by the Borough in evaluating plans for proposed subdivisions and land developments.

B. The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, and general welfare.

C. Whenever municipal or other applicable regulations impose more restrictive standards and requirements than those outlined herein, such other regulations shall control.

D. The Borough reserves the right to waive, modify, extend, or increase any of the minimum standards set forth herein if conditions so warrant or as may be necessary in the public interest, or where requested by an applicant as set forth in § 257-52.

§ 257-19 General standards.

A. All portions of a tract being subdivided or developed shall be taken up in lots, streets, open spaces, or other proposed uses so that remnants and landlocked areas shall not be created. Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are not permitted, except where approved by Borough Council.

B. Land shall be developed in conformance with the Borough's Zoning Ordinance,[1] Comprehensive Plan, and other ordinances, codes, and regulations in effect in the Borough.

[1] Editor's Note: See Ch. 311, Zoning.

C. Land shall be developed in conformance with all pertinent statutes, regulations, rules and codes of federal, state and county agencies concerned with subdivision, land development, construction and improvements or any activity arising out of or related thereto in any way whatsoever.

D. The design of all subdivisions and land developments shall preserve, insofar as practicable, the natural terrain, natural drainage and existing trees.

§ 257-20 Streets: general provisions.

A. Proposed pattern of streets shall be related to existing streets and topography in order to accomplish a smooth flow of traffic, to avoid poor sight distance, to avoid traffic congestion and to promote public safety. The continuation of the existing "grid" pattern of streets is encouraged, with cul-de-sac streets not permitted except where proven necessary.

B. Local streets should be designed to discourage excessive traffic speeds; however, the arrangement of streets should provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future subdivision or development. Further, adequate provisions for emergency access and provisions for accessibility of emergency vehicles shall be made.

C. If lots resulting from a subdivision are large enough to permit further subdivision, or if a portion of the tract is not subdivided, adequate street rights-of way to permit further subdivision shall be provided as necessary, unless the remaining property is restricted from further subdivision in a manner acceptable to the Borough.

D. Along the existing street on which a subdivision or land development abuts, additional right-of-way, paving or other improvements, including traffic-calming measures, shall be made to the street as required by the Borough Council. The improvements to the existing street shall be built to the specifications established by Media Borough.

E. Dead-end streets shall not be permitted, except as stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac or otherwise approved by Borough Council. Access for emergency vehicles shall be provided on dead-end streets and culs-de-sacs in accordance with one of the configurations set forth in Section D103 of Appendix D to the International Fire Code.

F. Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not duplicate or closely resemble names of any existing street. All houses shall receive address numbers. All street names shall be subject to the approval of the Borough, the Postmaster and the applicable emergency services personnel. Address numbers will be designated by the Borough.

G. Private streets, as permitted by the Borough, are to be designed and constructed to meet all requirements of public street standards, and the recorded plan and other recorded documents shall disclose the parties or persons responsible for the cleaning, maintaining, improving and repairing of private streets.

H. Traffic-calming measures shall be implemented on all streets, access drives, parking and loading areas, as required by Borough Council. Traffic-calming measures shall be selected through consultation with the Borough and shall be chosen with consideration of Pennsylvania Department of Transportation's "Publication 383 — Traffic Calming Handbook," as last revised.

I. Acceleration, deceleration or turning lanes may be required by the Borough along existing and proposed streets whenever the Borough Council determines such lanes are required to meet reasonable safety needs or required in accordance with Pennsylvania Department of Transportation design criteria.

J. Specifications. The minimum requirements for improvements shall be those contained in the Pennsylvania Department of Transportation's Specifications (Form 408), as last revised, or those of Media Borough, as the Borough may specify.

§ 257-21 Street standards.

A. The minimum right-of-way and cartway widths for all new streets and alleys in the Borough shall be as follows:

[Amended 2-19-2015 by Ord. No. 1116]

	Street Classification	Right-of-Way Width (feet)	Cartway Width (feet)
	Arterial	60	44
	Collector	60	36
	Local	50	26
	Private	50	24
	Alley: nonresidential	24	16
	Alley: residential	18	12

B. Additional and/or reductions in right-of-way and cartway widths may be required by the Borough for the following purposes:

(1) To promote public safety and convenience.

(2) To provide sufficient area for on-street parking.

(3) To accommodate special topographic circumstances which may result in cut/fill slopes extending beyond the standard right-of-way in all circumstances to assure accessibility for maintenance operations.

(4) To promote Borough circulation and mobility plans for vehicular and/or pedestrian access as adopted by the Borough within its Comprehensive Plan.

C. Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width shall be dedicated to conform to the standards set by the Borough. Where a subdivision or land development abuts or contains an existing street of inadequate cartway width, the applicant shall be required to widen and/or reconstruct the roadway to meet current Borough standards.

§ 257-22 Street Alignment.

A. Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.

B. To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:

(1) Collector/distributor street: 300 feet.

(2) Local streets: 150 feet.

C. For all street classifications, a minimum tangent of 50 feet shall be required between curves.

D. The approaches to an intersection shall follow a straight course for at least 50 feet as measured from the intersection of the right-of-way lines.

§ 257-23 Street grades.

A. Center line grades shall not be less than 1% and not greater than 8%.

B. The slope of the crown on proposed streets shall be a minimum of 1/4 inch per foot.

C. Vertical curves shall be used at changes of grade exceeding 1%. The minimum length of vertical curves for local streets shall be 25 times the algebraic difference in grade for crests and sage curves. Any street classification higher than a local street shall be designed to Pennsylvania Department of Transportation standards relative to vertical curves.

D. Where the grade of any street at the approach to an intersection exceeds 4%, a leveling area shall be provided having a grade of no more than 4% over a distance of at least 50 feet measured from the intersecting right-of-way line.

E. Under no circumstances will maximum grades be permitted with minimum curve radii.

§ 257-24 Street intersections.

A. Streets shall be laid out to intersect at right angles whenever possible, and intersections of less than 60° (measured at the center line) shall not be permitted.

B. Intersections involving the junction of more than two streets shall be prohibited.

C. Streets shall not intersect on the same side of an arterial or collector at an interval of less than 200 feet between their center lines.

D. Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.

E. Curb radii at local street intersections shall be no less than 25 feet. Minimum curb radii for other types of street shall be 35 feet. A minimum of 10 feet shall be provided between the edge of pavement and the right-of-way line.

F. Clear sight triangles, in coordination with the Zoning Ordinance,[1] shall be provided at all street intersections, and shall be shown on the final subdivision plan to be recorded. Within such triangles, no vision-obstructing object shall be permitted which obscures vision above the height of 30 inches and below 10 feet measured from the center line grade of intersecting public streets. Clear sight triangles shall be established from a distance of:

(1) Seventy-five feet from the point of intersection of the center lines.

(2) Where an intersection is controlled by a stop sign or traffic signal, the sight triangle shall be measured from a point in the center of the controlled or lesser street 25 feet back from the curb line of the uncontrolled or through street to the distance required above.

[1] Editor's Note: See Ch. 311, Zoning.

G. Sight distance requirements for all intersections shall be in accordance with the Pennsylvania Code, Title 67, Transportation, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads, latest revision. Plans shall indicate the clear sight distances.

§ 257-25 Street access/cul-de-sac streets.

A. A permanent or temporary cul-de-sac in excess of 500 feet in length shall not be permitted unless recommended by the Planning Commission and approved by the Borough Council. The length is measured from the right-of-way line of the existing or proposed intersecting through street to the center of the turnaround.

B. All subdivisions and land developments creating 20 or more dwelling units shall have a minimum of two access points to existing streets.

C. No dead-end turnaround shall have a grade which exceeds 4% in any direction.

D. A planted island may be required at the Borough's discretion in the center of the cul-de-sac. If provided, the planted island shall be at least 20 feet in diameter. Ownership and maintenance of the planted island shall be designated on the approved final plan of the subdivision or land development.

E. All public cul-de-sac streets shall have a snow storage easement to facilitate snow removal.

§ 257-26 Street construction standards.

All materials entering into the construction of streets and the methods of construction and drainage shall be in accordance with the applicable requirements of Pennsylvania Department of Transportation Specifications Publication 408, latest revision thereof, and shall be supplied by vendors approved by the Pennsylvania Department of Transportation for the supply of such materials. Cross-sections shall be as described in Table A and detailed in Appendix A-2.[1] Inspection of materials and construction methods shall be as approved in § 257-45 of this chapter.

A. Street design.

(1) Thickness of base and paving for new Borough streets shall meet the minimum requirements outlined in Table A.

	Table A
	1 1/2 inches Superpave Asphalt Mixture
	Design, HMA Wearing Course, PG 64-22, 0.3 to 3 Million
	ESALS, 9.5 mm Mix, SRL-L
	--On--
	6 inches Superpave Asphalt Mixture
	Design, HMA Base Course, PG 64-22, 0.3 to 3 Million
	ESALS, 37.5 mm Mix
	--On--
	8 inches of 2A modified stone subbase course
	Stone Subbase Course Notes: The stone subbase course shall consist of stone and screenings application meeting with the requirements of Pennsylvania Department of Transportation Publication 408, as amended. Every attempt shall be made to completely fill voids with fines. No large areas of solid screenings or loose stone areas shall be permitted.

(2) Paving design is based on overall soil conditions in the Borough. The Borough Council may require additional paving, base or subbase materials where soil types are inferior, wet or otherwise unsuitable as indicated by the Soil Survey of Chester and Delaware Counties, Pennsylvania, prepared by the U.S. Soil Conservation Service or where, in the opinion of the Borough, such conditions exist.

(3) Alternate paving sections may be approved by the Borough Council and the Borough Engineer, as long as the proposed alternative meets the structural strength achieved with the above pavement specification.

B. Subgrade.

(1) The area within the limits of the proposed road surface shall be shaped to conform to the line, grade and cross-section of the proposed road.

(2) All unsuitable subgrade material shall be removed.

(3) All wet or swampy areas shall be permanently drained and stabilized, subject to the approval of the Borough Engineer.

(4) Fills, within the roadway, shall be made with suitable materials approved by the Borough Engineer and thoroughly compacted for full width in uniform layers of not more than eight inches thick. No more than two eight-inch layers of fill shall be laid or placed between inspections by the Borough Engineer.

(5) The subgrade shall be thoroughly compacted by rolling with a minimum ten-ton three-wheel roller. Equivalent vibratory, sheep's foot or rubber-tired rollers may be used upon approval of the Borough Engineer. Subgrade shall be compacted tight and dry, to 95% compaction at optimum moisture, according to ASTM D1557, and shall not be soft and spongy under the roller. Compaction of the subgrade shall extend the full width of the cartway, including the width to be occupied by shoulders.

(6) In fill areas over three feet thick, compaction tests are required in each eight-inch layer at one-hundred-fifty-foot intervals. The tests must be performed by a certified testing laboratory and results submitted to the Borough Engineer. All compaction must be 95% compaction at optimum moisture. Any layer not coming up to standard will be removed or re-rolled until suitable compaction is obtained.

C. Paving.

(1) Paving and base thickness and materials shall be as specified in Subsection A of this section.

(2) The subbase course, where required, shall be installed and compacted in accordance with Pennsylvania Department of Transportation specifications and shall extend a distance of eight inches for base course and wearing course and 18 inches for crushed aggregate base course on all street ledges beyond the paving line when curbs are not to be installed.

(3) Bituminous base, binder and surface courses shall be laid to the specified thickness measured, after compaction. All bituminous courses shall be laid with a mechanical bituminous paver in accordance with specifications of the Pennsylvania Department of Transportation Specifications, Publication 408, and latest edition thereof.

(4) Delivery slips for all material deliveries shall be furnished to the Borough Engineer.

(5) Failure to adhere to the above specifications shall give the Borough Council cause to refuse to accept streets for dedication.

(6) All wearing courses shall be sealed to the concrete curb with a solid one-foot-wide Class BM-1 bituminous gutter seal.

(7) Paving shall not be placed when surface temperatures are below 45° F.

D. Grading and shoulders.

(1) Roadways shall be graded for the full width of the right-of-way on each side, unless modified by the Borough Council to permit less grading to avoid disturbance of significant trees, historic structures, or other significant natural or cultural resources. Shoulders or berm areas, including planting strips behind curbs, shall be graded with a minimum slope of 1/2 inch per foot and a maximum slope of one inch per foot. Beyond the limits of this grading, banks shall be sloped to prevent erosion, but this slope shall conform to details included in Appendix A-2.[2]

[2] Editor's Note: Appendix A-2 is on file in the Borough offices.

(2) Seeding. All unpaved areas between the street line and the curb or shoulders (as the case may be) shall be covered with not less than six inches of topsoil, fertilized, seeded, and mulched in a manner and with materials approved by the Borough Council.

E. Underdrains may be required by the Borough Council or Borough Engineer to mitigate wet road conditions.

F. Utility trench construction (storm sewer, wastewater lines, water main, gas main etc.) within existing streets shall be backfilled with 2A modified stone placed and compacted in eight-inch lifts. The trench shall be paved with Superpave Asphalt Mixture Design, HMA Base Course, PG 64-22, 0.3 to 3 M ESALS, 25 mm mix (four inches compacted depth), Superpave Asphalt Mixture Design, HMA Binder Course, PG 64-22, 0.3 to 3 M ESALS, 19 mm mix (two inches compacted depth), and the entire roadway shall be paved with a full width overlayment (edge of road to edge of road) of Superpave Asphalt Mixture Design, HMA Wearing Course, PG 64-22, 0.3 to 3 M ESALS, 9.5 mm mix, SRL-L (1 1/2 inches compacted depth). Utility trenches within proposed streets shall be backfilled with clean, dry, select material and compacted in eight-inch lifts to not less than 100% of the determined dry weight density of the backfill material. Trenches within easements shall be backfilled with clean, dry, select material and compacted in twelve-inch lifts to not less than 100% of the determined dry weight density of the backfill material as set forth in ASTM D 1557 and PennDOT Form 408, latest revised.

G. During construction of roads, the contractor shall provide maintenance and protection of traffic meeting Pennsylvania Department of Transportation standards.

[1] Editor's Note: Appendix A-2 is on file in the Borough offices.

§ 257-27 Street signs.

A. The developer shall, at his expense, erect at every street intersection signs indicating the names of the intersecting streets.

B. Street signs, including stop and speed limit signs, are to be erected prior to occupancy of the first dwelling on the street.

C. Street signs shall be consistent in design and construction standards (black background with white lettering) with those in general use by Media Borough.

D. All signs shall be high-grade reflectivity signage in accordance with PennDOT standards.

§ 257-28 Blocks and lots.

A. The length, width, and shape of blocks shall be determined on the basis of the following:

(1) Provision of adequate sites for type of buildings proposed.

(2) Zoning requirements for lot size, dimension, and minimum lot area per dwelling unit, in the case of residential blocks.

(3) The limitations and opportunities of the topography, minimizing grading and site disturbance.

(4) Requirements for safe and convenient vehicular and pedestrian circulation and access.

(5) Provision for fire protection and services to buildings.

B. All residential lots shall front on a street, existing or proposed.

C. Side lot lines shall be at right angles or radial to ultimate right-of-ways from the ultimate right-of-way to the rear lot line.

D. Double-frontage lots shall be deed restricted to allow access only to the lower-order street.

E. Remnants of land, smaller than required for a lot, shall not be permitted within any subdivision, with the exception of parcels of land to be dedicated for the purpose of utilities or open space or to be conveyed to an adjacent lot and adjoined in the deed.

F. Lots shall be regularly shaped, and the depth of lots shall generally not exceed their width by more than 2 1/2 times.

G. No flag lots shall be permitted within the Borough of Media for any zoning districts.

§ 257-29 Easements.

A. Easements with a minimum width of 20 feet shall be provided for utilities.

B. Easements shall be centered on or adjacent to rear or side lot lines.

C. Nothing shall be permitted to be placed, planted, set or put within the area of an easement unless necessary for the purpose of the easement.

D. Drainage easements shall be required along water courses measured from the center line of the waterway extending 10 feet landward to each streambank, for a total easement width of 20 feet, or to the top of the bank, whichever is greater.

E. The Borough may take dedication of easements prior to the final dedication of improvements if necessary to enforce easements during construction or prior to completion of all improvements.

F. Metes and bounds descriptions and closure documents shall be provided for all easements.

(1) The applicant shall provide, where required by the Borough, a method of physically delineating easements for emergency access, pedestrian access or other easements, deemed necessary by the Borough, across private lots. Such method shall include shrubbery, trees, fence, markers, or other method acceptable to the Borough.

G. All easements shall be clearly labeled as to whom easements are being granted and for what purpose (access, utility, etc.).

§ 257-30 Driveways.

A. All driveways and related improvements shall be located and constructed in such a manner as to provide safe access to Borough and state roads, not to impair drainage or normal maintenance within road rights-of-way, alter the stability of a roadway, subgrade, or roadway embankment, change the drainage of adjacent areas, interfere with the traveling public and assure sufficient area for and access to off-street parking.

B. Sight distance requirements for all driveways shall be in accordance with the Pennsylvania Code, Title 67, Transportation, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads, latest edition. All sight distance obstructions, including, but not limited to, embankments and vegetation, shall be removed by the applicant to provide the required sight distance.

C. Line of sight easement may be required for the maintenance of safe sight distances.

D. Clear sight triangles shall be provided at all driveway entrances and shall be shown on the plans. The legs of such triangles shall be at least 50 feet in either direction, measured from a point 10 feet back from the edge of the cartway of the intersecting street. Within such triangles, no object greater than 2 1/2 feet in height and no object that would obscure the vision of the motorist shall be permitted.

E. Private driveways on corner lots shall be located at least 40 feet for local roads and 100 feet for collector and arterial roads from the point of intersection of the nearest street right-of-way lines.

F. No driveway shall be situated within five feet of a side or rear property line, except for a common or shared driveway that complies in all respects with the requirements of § 257-30K(7) hereof.

[Amended 9-18-2014 by Ord. No. 1111]

G. Driveways to corner lots or lots having access to more than one street shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications.

H. Where on-street parking is permitted, the layout of the curb cuts of the driveways shall be designed to maximize the number of on-street parking spaces.

I. Where a driveway slopes down from the street surface, a stormwater runoff paving diverter surface shall be provided for the driveway by sloping up from the edge of the street or curb 1/4 inch per foot for a distance of 10 feet before starting the down slope of the driveway.

J. Driveways shall intersect streets as nearly as possible to 90°, but not less than 75° nor greater than 105°.

K. Residential driveways.

(1) The driveway within the legal right-of-way of the public road, or for a distance of at least 20 feet from the edge of the cartway, whichever is greater, shall not have a grade in excess of 4%. The maximum grade of any driveway shall not exceed 10%.

(2) When the grade of a driveway, at any point, exceeds 8%, a minimum of one off-street parking space shall be provided. The off-street parking space shall be located before the grade of the driveway at any point exceeds 8%, outside the driveway access aisle and outside the public right-of-way. Such off-street parking space shall be a minimum of nine feet by 18 feet.

(3) For driveways serving single residential units, the minimum width shall be 12 feet within the legal right-of-way and a minimum of 10 feet at all other points within the property. The Borough may require pullover areas to provide safe passage of two vehicles.

(4) Not more than one driveway entrance shall be permitted for a residential driveway.

(5) Where feasible, new driveways shall provide for a safe turnaround area outside of the road right-of-way, and shall be designed so that vehicles will not be required to back into the adjoining street.

(6) The driveway shall be constructed with a base of stone compacted to six inches and a surface of a minimum of 1 1/2 inches, 9.5 mm HMA wearing course. Driveway material standards shall apply to driveways for a minimum of 25 feet from the edge of the cartway or curb. Common driveways or driveways serving multifamily dwellings shall be paved in their entirety.

(7) Common or shared driveways shall be permitted, but only if a legal agreement acceptable to the Borough Solicitor shall be in place among the owners of all real estate parcels having access to the common or shared driveway. The legal agreement shall establish access provisions and major responsibilities, including maintenance, plowing, vegetation control, and cost sharing. The legal agreement must be recorded with the Recorder of Deeds of Delaware County and indexed against all real estate parcels having access to the common or shared driveway.

[Amended 9-18-2014 by Ord. No. 1111]

L. Nonresidential driveways.

(1) The driveway within the legal right-of-way of the public road, or for a distance of at least 20 feet from the edge of the cartway, whichever is greater, shall not have a grade in excess of 4%. The maximum grade of any driveway shall not exceed 8%.

(2) Driveway entrances into all nonresidential, single-use properties shall be no less than 20 feet in width, shall not exceed 36 feet in width at the street line unless provided with a median divider, and shall be clearly defined by use of curbing. The curbs of these driveway entrances shall be rounded with a minimum radius of 20 feet where they intersect a street.

(3) Driveways serving nonresidential uses shall be paved in their entirety. Specifications for such paving shall be subject to review by the Borough Engineer as applicable for the specific use proposed.

(4) Driveways shall be limited to two along the frontage of any single street, and their center lines shall be spaced a minimum of 50 feet apart.

M. Concrete aprons, where required by the Borough, shall be provided for all driveways with concrete sidewalks. The concrete aprons shall be a minimum of six inches of Class AA concrete (a twenty-eight-day minimum compressive strength of 3,750 psi and six-percent air entrainment by volume).

§ 257-31 Curbs.

A. Curbs shall be installed along both sides of all streets and shall be plain concrete curb (18 inches in height) in accordance with Pennsylvania Department of Transportation Publication 72, Standards for Roadway Construction, last revised.

B. Curbs shall be provided on all parking areas located within a land development. Depressed curb may be considered in order to facilitate stormwater movement.

C. All curbs shall conform to specifications for Class A concrete, as specified by Pennsylvania Department of Transportation Publication 408, last revised, with a minimum compressive strength of 3,300 psi after 28 days.

D. Curbs shall be constructed to the dimensions shown in Appendix A-3.[1] Final curb reveal, after placement of wearing course, shall be eight inches.

[1] Editor's Note: Appendix A-3 is on file in the Borough offices.

E. Curb constructing methods shall be in accordance with Pennsylvania Department of Transportation Publication 408, last revised.

F. Where a curb ties into an inlet, two No. 5 reinforced bars, 12 inches long, shall be used to connect the curb to the inlet.

G. Rolled gutter curbs may be provided on narrow width cartways.

H. The depressed curb at driveways shall be no higher than 1 1/2 inches above the street surface. The length of this depressed curb shall not exceed 35 feet without a safety island. This safety island shall not be less than 15 feet in length. Pipes or grates or other constructions shall not be placed in the gutter to form a driveway ramp. The depressed curb at ADA access ramps shall be flush with the paving surface.

I. New curb cuts for driveways and parking areas shall be limited to the extent feasible. The Borough may approve the removal of an existing curb cut by a business or industry to either increase the number of parking spaces or increase the open space, aesthetics or access in accordance with the Media Borough Zoning Ordinance.[2]

[2] Editor's Note: See Ch. 311, Zoning.

J. Excavations shall be made to the required depth, and the material upon which the curb is to be constructed, shall be compacted to a firm even surface, to 95% of the maximum dry weight density of the soil per ASTM D1557.

K. Where it is necessary to replace existing vertical curbs with depressed curbing, two ten-foot-long sections of existing curb shall be removed down to the subgrade without disturbing the adjacent cartway paving. Any portions of the cartway disturbed during curbing removal or installation will be repaired to new condition.

L. Curbing shall be constructed in ten-foot lengths. A pre-molded bituminous impregnated expansion joint having a minimum thickness of 1/4 inch shall be placed between sections of curved curb and at intervals of not more than 50 feet. Intermediate joints between ten-foot sections shall be saw cut. However, wherever a driveway enters a street, that area of the driveway shall not have a curb joint and can be constructed in lengths not longer than 20 feet.

M. All curb depressions must meet the requirements of the Americans with Disabilities Act[3] and the Pennsylvania Universal Accessibility Act,[4] as applicable.

[3] Editor's Note: See 42 U.S.C. § 12101 et seq.

[4] Editor's Note: See 35 P.S. § 7210.101 et seq.

§ 257-32 Sidewalks.

A. Sidewalks shall be provided on both sides of all existing and proposed streets, within parking areas, and where necessary for safety and convenience to establish pedestrian connections to parking areas and green spaces or through blocks, where required by the Borough upon the recommendation of the Borough Engineer.

B. Sidewalks shall be required in any subdivision or land development where it is desirable, in the opinion of the Borough Council, to provide access to community facilities (shopping areas, recreation areas, etc.) or to continue sidewalks that are existing in adjacent developments, or to ensure the safety of pedestrians with respect to traffic or where proposed sidewalks are detailed in the Borough's Comprehensive Plan. The Borough may waive the requirement for installation of the sidewalks, provided that the applicant pays an amount, as determined by Borough Council, not to exceed the cost of installation to the Borough.

C. Maintenance of sidewalks is the responsibility of the owner of the property directly adjacent to the sidewalk. Sidewalks which are damaged or deteriorating and present a hazard to public safety, as determined by the Borough's Code Enforcement Officer, shall be repaired at the owner's expense. A note must be added to the record plan indicating the sidewalk maintenance responsibilities.

D. The following design standards shall be used for sidewalks:

(1) The minimum width of all sidewalks shall be four feet. For sidewalks located in a street right-of-way, there shall be a minimum three-foot-wide planting strip between the curb and sidewalk. Additional width may be required, as determined by Borough Council, if a walk abuts a fence, building, walls or parking areas. Where a sidewalk exists on an adjoining property, the dimensions may be modified to match existing conditions.

(2) The grades and paving of the sidewalks shall be continuous across driveways.

(3) The construction of all sidewalks shall be in accordance with the requirements of the Borough.

(4) Sidewalks shall be laterally pitched at a slope of not less than 3/8 inch per foot to provide for adequate surface drainage.

(5) ADA accessible ramps shall be provided at all intersections. All sidewalks and sidewalk ramps must meet the requirements of the Americans with Disabilities Act[1] and the Pennsylvania Universal Accessibility Act.[2] Where sidewalk grades exceed 5% a nonslip surface texture shall be used.

[1] Editor's Note: See 42 U.S.C. § 12101 et seq.

[2] Editor's Note: See 35 P.S. § 7210.101 et seq.

(6) All sidewalks shall conform to specifications for Class AA concrete, as specified by the Pennsylvania Department of Transportation, with a minimum compression strength of 3,750 psi after 28 days.

(7) Where sidewalks abut the curb and building, wall or other permanent structure, a premolded expansion joint, 1/4 inch in thickness, shall be placed between the curb and the sidewalk for the full length of such structure. Sidewalks shall be constructed in separate slabs 30 feet in length except for closures. The slabs between expansion joints shall be divided into blocks five feet in length by scoring transversely.

(8) Sidewalks shall have a minimum thickness of four inches when used solely for pedestrian traffic and a minimum thickness of six inches at all residential driveways, seven inches for commercial driveways, and eight inches for industrial driveways. Welded wire fabric (6/6-10/10) shall be provided in all sidewalks constructed at driveways. Fiber-reinforced concrete may be used as an alternative, upon approval of the Borough Engineer.

(9) Excavation shall be made to the required depth, and a layer of four-inch base of 2A aggregate shall be placed and thoroughly compacted prior to laying the sidewalks, when used solely for pedestrian traffic, and a minimum thickness of a six-inch 2A stone base at all driveways.

§ 257-33 Baltimore Avenue TND Overlay Standards.

[Amended 2-19-2015 by Ord. No. 1116]

A. Purpose. The purpose of these regulations is to provide regulations and written and graphic design standards to:

(1) Address the purposes, objectives, and standards of Article VII-A, Traditional Neighborhood Development, of the Pennsylvania Municipalities Planning Code.[1]

[1] Editor's Note: See 53 P.S. § 10701-A et seq.

(2) Provide written and graphic design standards to assist applicants in the preparation of proposals for traditional neighborhood development in accordance with Section 708-A of the Pennsylvania Municipalities Planning Code.[2]

[2] Editor's Note: See 53 P.S. § 10708-A.

(3) Improve the function and appearance of the Baltimore Avenue Corridor as a means of implementing the Media Borough Comprehensive Plan.

(4) Place buildings consistently along Baltimore Avenue to help form the streetscape.

(5) Provide opportunities for infill development and redevelopment, consistent with existing buildings that are located close to sidewalks.

(6) Provide street walls to form the traditional neighborhood character of Media Borough.

(7) Promote the articulation and detailing of buildings according to context sensitive design principles.

(8) Provide for off-street parking at the rear or side of buildings.

(9) Provide screening for off-street parking lots.

(10) Enhance and promote the use of deck parking structures.

(11) Provide for continuous pedestrian circulation with sidewalks and crosswalks.

(12) Minimize the width of existing and proposed curb cuts to provide safe pedestrian circulation and control vehicular access.

(13) Provide shade and screening to add a graceful component to the streetscape.

(14) Provide pedestrian-scaled streetlights.

(15) Provide visitors with a welcoming and good first impression of Media, especially at the gateways.

(16) Provide bus shelters and benches to enhance bus ridership.

B. Applicability.

(1) Refer to Exhibit A, Development Strategy Plan: Traditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue, dated May 30, 2007,[3] revised December 17, 2014, for the location of Gateway Area 1 and Gateway Area 2, and for the location of proposed streetscape enhancements pertaining to such features as:

(a) Buildings with traditional street frontage.

(b) Potential infill buildings.

(c) Borough deck parking locations.

(d) Borough deck parking liner shops.

(e) Existing street trees to be maintained.

(f) Proposed street tree locations.

(g) Proposed tree and hedge planting locations.

(h) Existing streetlights.

(i) Proposed streetlights.

(j) Proposed benches.

(k) Existing curb cuts.

(l) No-parking areas for on-street parking.

[3] Editor's Note: Exhibit A is on file in the Borough offices.

(2) All new development and redevelopment shall be consistent with Exhibit A, Development Strategy Plan, and the standards in Exhibits B and C hereto,[4] and with Article XX of the Zoning Ordinance.[5]

[4] Editor's Note: Exhibit B and Exhibit C are on file in the Borough offices.

[5] Editor's Note: See Ch. 311, Zoning.

C. Written and graphic design standards. Written and graphic design standards applicable to all infill development and redevelopment with the TND-1 Traditional Neighborhood Development Overlay District shall be in accordance with Exhibit C. See the following sections of Exhibit C for applicable design guidelines.

(1) LD.1. Overview (and cross reference to Zoning Ordinance).

(2) LD.2. Off-street parking lots.

(3) LD.3. Deck parking structure.

(4) LD.4. Building design.

(5) LD.5. Porch, portico, stoop.

(6) LD.6. Sidewalks.

(7) LD.7. Crosswalks.

(8) LD.8. Street edge strips.

(9) LD.9. Street trees.

(10) LD.10. Hedges and other landscaping.

(11) LD.11. Lighting: streetlights.

(12) LD.12. Lighting: building wall lights.

(13) LD.13. Curbing and curb cuts.

(14) LD.14. Gateways.

(15) LD.15. Benches.

(16) LD.16. Planters.

(17) LD.17. Bicycle racks.

(18) LD.18. Banners.

(19) LD.19. Bus shelter.

(20) LD.20. Waste receptacles.

(21) LD.21. Dumpsters.

Note: See the Zoning Ordinance for additional design standards.

D. Alleys.

(1) Alleys may be built and maintained to enable buildings to be located closer to the street, and to thereby enhance the streetscape character of the TND Overlay District.

(2) Alleys shall be provided to enable vehicular access to the rear of buildings, and thereby to move garage doors and curb cuts away from the frontage street.

§ 257-34 Stormwater management.

All subdivisions or land developments shall provide for adequate stormwater management in compliance with the requirements set forth in the Media Borough Stormwater Management Ordinance, Chapter 251, as applicable.

§ 257-35 Sewage disposal.

A. All public or private sanitary sewer systems and wastewater treatment facilities shall be designed, constructed and maintained in compliance with all applicable rules, regulations and specifications of Media Borough, including but not limited to the Borough Official Sewage Facilities Plan; the Media Borough Code, Delaware County Planning Commission; and the Pennsylvania Department of Environmental Protection. No such system or facility shall be constructed or installed and no connection to such existing system or facility shall be made unless and until the design, installation, construction and/or connection have been reviewed and approved by all applicable regulatory agencies.

B. Wherever a public sewer system is available and when consistent with the Borough's Act 537 Sewage Facilities Plan, sanitary sewers and lateral connections to each building in a subdivision or land development shall be installed at the expense of the applicant. When not consistent with the Sewage Facilities Plan, a revision to the plan must be requested in accordance with Act 537, the Pennsylvania Sewage Facilities Act.[1] If public sewers are not available but are planned for the area in question, a system of sewers, together with all necessary laterals extending from the sewer to the street right-of-way line, shall be installed and capped.

[1] Editor's Note: See 35 P.S. § 750.1 et seq.

C. On-site sewage disposal systems are prohibited throughout the Borough.

D. Plans and specifications. Construction drawings, prepared by a registered professional engineer in the Commonwealth of Pennsylvania, must be prepared for all facilities and shall include:

(1) An overall plan view of the collection system showing the location of all sewers and manholes, together with manhole numbers, all existing and proposed buildings with elevations of finished floor and basement floor (if applicable) and all existing and proposed sewer laterals, mains and other sanitary sewer appurtances.

(2) Profile view of all existing and proposed sewer mains, including ground, rim and invert elevations, grade of all existing and proposed sewer mains, pipe lengths, and size and type of sewer pipe.

(3) All lots without basement service to be clearly noted on plan view.

(4) Drawings shall contain a note that all construction of sanitary sewers shall be in accordance with the standards and specifications adopted by Media Borough.

(5) All elevations shall be based on USGS datum with bench marks noted and described and shall be tied into any bench marks established by Media Borough.

(6) Shop drawings of all material shall be submitted to the Borough for review and approval prior to the start of construction.

E. Erosion and sedimentation control plans will be submitted wherever sewers are being constructed through land not covered by the overall erosion and sedimentation plan.

F. Sewerage facilities design standards. Sanitary sewerage facilities must be in conformance with Aqua Pennsylvania's Builder's Wastewater Extension Agreement, as amended from time to time. All plans shall contain a note to this effect.

G. As-built drawings. Prior to acceptance of the work, copies of as-built drawings shall be submitted by the applicant. As-built drawings will be copies of the approved construction drawings. Existing design numbers (top and invert elevations, pipe lengths and slopes) shall be crossed out with one line so that the original numbers can still be determined. As-built numbers will be indicated below the crossed-out numbers. The plans shall be prepared by a licensed surveyor. The plans shall show as-built locations of all lateral stubs. All easements shall be shown and shall be fully described with metes and bounds. As-built drawings shall be submitted in an electronic format acceptable to the Borough Engineer.

§ 257-36 Water supply.

A. Each dwelling unit, or commercial or industrial building in all subdivisions and land developments hereafter granted approval shall have an adequate supply of potable water for domestic use and an adequate supply of water for purposes of fire protection.

B. Public water supply systems. All subdivisions and land developments shall be served by the public water supply system.

C. All proposed water distribution systems shall be designed, connected and installed to meet the specifications and requirements of the Department of Environmental Protection, the Pennsylvania Utility Commission, the National Fire Prevention Association, the Borough Engineer and all Borough ordinances. The complete design of the proposed distribution system shall be provided as a part of all final plans.

D. All mains, laterals and other facilities for connection from the lots to public water supply systems shall be installed by the applicant in accordance with the standards and materials recommended by the public utility company.

E. A copy of the approval of such system by the appropriate public utility company shall be submitted with the final plan. Suitable agreements shall also be established for the design, specifications, construction, ownership and maintenance of such a distribution system.

F. Public water facilities design standards. Public water facilities must be in conformance with Aqua Pennsylvania's Builder's Water Extension Agreement, as amended from time to time. All plans shall contain a note to this effect.

G. Approvals/reviews. No construction of any water distribution system shall commence prior to written approvals and/or comments from the Department of Environmental Protection, the Fire Marshal and the Borough Engineer.

H. As-built drawings. Prior to acceptance of the work, copies of as-built drawings shall be submitted by the applicant. As-built drawings will be copies of the approved construction drawings. Existing design numbers (top and invert elevations and pipe lengths) shall be crossed out with one line so that the original numbers can still be determined. As-built numbers will be indicated below the crossed-out numbers. The plans shall be prepared by a licensed surveyor. The plans shall show as-built locations of all lateral stubs. All easements shall be shown and shall be fully described with metes and bounds. As-built drawings shall be submitted in an electronic format acceptable to the Borough Engineer.

§ 257-37 Other utilities.

A. All other utility lines, including but not limited to electric, gas and telephone, shall be placed underground. Installation of all utilities shall be in strict accordance with the engineering standards and specifications of the Borough and of the public utility concerned.

B. Underground utilities shall be installed before the streets are constructed, as approved by the Borough Engineer.

C. Easements shall be required to facilitate the maintenance and repair of utility lines. Facilities shall be located within a right-of-way or in the center of an easement not less than 20 feet wide.

D. All proposed utility locations shall be coordinated so as not to conflict with required landscaping requirements.

E. In accordance with the provisions of the Pennsylvania Utility Line Protection Act, Act 187 of 1996, as amended,[1] any applicant shall contact all applicable utilities and accurately determine the locations and depths of all underground utilities within the boundaries of the tract proposed for development prior to excavation. A list of the applicant's utilities and their phone numbers shall appear on the plans submitted for review, and proof of contact shall be presented in the form of the Pennsylvania One Call System serial number.

[1] Editor's Note: See 73 P.S. § 176 et seq.

§ 257-38 Monuments and markers.

A. Monuments shall be placed at sufficient locations to define the exact location of all streets and to enable the re-establishment of all street lines. In general, they shall be set on the street line on one side of the street at the beginning and ending of all curves and at those points on the curve at the street intersections necessary to establish the actual intersection. Monuments shall be placed at the tract perimeter where no markers exist, as required by the Borough.

B. Markers shall be placed at all points where lot lines intersect street lines or other lot lines and all angle points in lot lines.

C. Monuments shall be concrete with a minimum top width of four inches by four inches and a bottom width of six inches by six inches. The minimum height shall be 24 inches.

D. Markers shall be steel bars at least 24 inches long and not less than 5/8 inch in diameter.

E. Markers shall be placed at each change in direction of boundary, at each angle point and at the beginning and end of curves along all roadways, and at every front lot corner where it intersects the street line. Utility easements shall be monumented at their beginning, their end, and at all directed changes, and monuments shall be placed in the ground after final grading is completed, at a time specified by the Borough Engineer. The monument shall be concrete, the size and length as may be approved by the Borough Engineer.

F. All installed monuments shall be certified for accuracy by the developer's engineer or a registered surveyor, or their accuracy checked by the Borough Engineer. Accuracy of a monument shall be within 1/100 of a foot.

G. In cases where it is impossible to set a monument or where the permanency of a monument may be better ensured by offsetting the monument with a reference monument(s), the Borough may authorize such procedure, provided that proper instrument sights may be obtained and complete offset data is designated on the record plan. A reference monument (preferably two) should be set on the boundary line(s) that intersect the corner.

H. Metal alloy pins shall be set at all individual lot corners except where concrete monuments are required.

§ 257-39 Parking areas.

A. All subdivisions or land developments shall provide adequate off-street parking and loading facilities in compliance with the requirements set forth in the Media Borough Zoning Ordinance,[1] as applicable.

[1] Editor's Note: See Ch. 311, Zoning.

B. Construction specifications. Except where otherwise specifically approved by the Borough upon the recommendation of the Borough Engineer, the following minimum construction specifications shall be utilized for all off-street parking areas: 1 1/2 inches of Superpave 9.5 mm HMA Course on two inches of Superpave 19 mm HMA on eight inches of crushed aggregate base course (PennDOT No. 2A modified).

§ 257-40 Outdoor lighting.

All subdivisions or land developments shall comply with the requirements set forth in the Media Borough Zoning Ordinance,[1] as applicable.

[1] Editor's Note: See Ch. 311, Zoning.

§ 257-41 Landscaping, screening and street trees.

A. General landscaping requirement. Any part or portion of any lot or tract which is not occupied by buildings or structures or used for loading, parking spaces and aisles, pedestrian circulation, designated storage areas, and other permitted impervious or semipervious surfaces shall be landscaped according to an overall landscape plan approved by the Borough or shall be left in its natural state (e.g., forest, meadow or hedgerow). The landscape plan shall be submitted as part of preliminary and final plan submission and shall clearly identify all landscaped areas and any areas to be left in a natural state. The landscape plan shall demonstrate compliance with the following:

(1) Existing vegetation, natural features or historic resources shall be preserved wherever feasible and incorporated into the landscape plan.

(2) Landscape plantings shall make use of native and noninvasive species unless otherwise specifically approved by the Borough. Recommended plantings are provided in Appendix A.[1]

[1] Editor's Note: Appendix A is on file in the Borough offices.

B. Buffering and screening. All subdivision or land development plans shall comply with the requirements set forth in the Media Borough Zoning Ordinance,[2] as applicable.

[2] Editor's Note: See Ch. 311, Zoning.

C. Street trees.

(1) All subdivisions and land developments shall provide street trees of varying species along the entire length of any existing or proposed public street that forms a property boundary and on both sides of any street within the subdivision or land development, except where the Borough agrees that suitable street trees are already in place.

(2) One street tree shall be provided for every 30 feet of street frontage or fraction thereof, with a minimum of one tree in the event of less than 30 feet of frontage.

(3) One of the following street tree planting concepts shall be used, except within the TND Overlay, subject to Borough approval:

(a) Formal allee of street trees: Use uniform street tree variety. Coordinate new plantings with existing street tree plantings, where applicable. A uniform canopy from both sides of the street shall be provided.

(b) Naturalized street tree planting: Vary street tree varieties. An average of one street tree shall be planted for every 30 feet of street frontage. Planting design shall accentuate views and integrate important landscape elements.

(4) Street trees shall meet the American Standard for Nursery Stock (ASNS) (ANSI Z60 1-2004 or latest version) standards, at a minimum:

(a) Minimum size: three to 3 1/2 inches' caliper.

(b) Branching height: The height of branching shall bear a relationship to the size and species of tree; those trees selected for street tree usage shall have a minimum clearance height of seven feet above grade before branching begins.

(c) All trees to be installed shall be balled and burlapped. The ball depth shall be not less than 60% of the ball diameter and in all cases contain the maximum of the fibrous roots of the tree. Bare root material is not acceptable. The following standards shall apply:

	Caliper (inches)	Minimum Ball Diameter (inches)
	3 to 3 1/2	32
	3 1/2 to 4	38
	4 to 5	42
	5 to 6	54

(d) Excavated plant pits shall be two feet wider than the ball size.

(e) Backfill mix for the excavated plant pit area shall be composed of topsoil, compost, or other recommended material, as recommended by the Borough.

(f) Tree guying.

[1] Three No. 12 galvanized steel wires shall be spaced equally around the tree and connected to the tree within rubber hoses so that the wire does not come in contact with the tree.

[2] For trees up to and including 3 1/2 inches' caliper, use three oak rough-sawed stakes, two inches by two inches by eight feet.

[3] For trees over 3 1/2 inches' caliper, use three ground anchor stakes, two inches by two inches by two feet six inches, driven flush with grade.

(g) Provide tree wrapping paper for the entire length of the tree trunk, from the top of the ball to the start of lateral branching. Tree wrap shall be tied on with natural twine. Remove all tree guying material one year after planting.

(h) All plantings should be mulched to a depth of three inches in a six-foot diameter ring around the base of each tree or continuous beds if trees or shrubs are less than six feet apart.

(i) Pruning. Each plant shall be pruned to preserve the natural character of the plant in a manner appropriate to the particular requirements. Branches should be thinned by approximately 25% by removal of crossing, damaged or competing limbs back to major crotch. The leader is to be left intact.

(j) Plant material.

[1] Selected street trees shall be hardy, indigenous species with minimal maintenance requirements, and shall be selected such that, at maturity, they shall provide adequate summer shade. Selected street tree species shall be of the nongrafted type. Tap-rooted species shall be required in locations proximate to streets or sidewalks.

[2] Plantings and their measurements shall conform to the standards of the publications American Standard for Nursery Stock (ASNS) (ANSI Z60.1-2004 or latest version), as amended. All plant material used on the site shall have been grown within the same U.S. Department of Agriculture (USDA) hardiness zone as the site, shall be free of disease, and shall be nursery grown, unless it is determined by the Borough that the transplanting of trees partially fulfills the requirements of this section.

[3] Required street trees may be selected from the following list, subject to approval by the Borough.

	Common Name	Botanical Name
	Red maple	Acer rubrum
	Sugar maple	Acer saccharum
	White ash	Fraxinus americana
	Green ash	Fraxinus pennsylvanica
	White oak	Quercus alba
	Northern red oak	Quercus rubra
	Scarlet oak	Quercus coccinea
	Pin oak	Quercus palustris
	Honey locust	Gleditsia triacanthos
	Linden	Tilia cordata

D. Vegetation disturbance and replacement.

(1) Any permitted land disturbance exceeding any of the following standards shall require provision for vegetation replacement as set forth in Subsection D(4) below. Each of the following standards shall be applied independently, and the corresponding replacement requirements shall be cumulative.

(a) Any land disturbance within the dripline of any specimen vegetation.

(b) Any woodland disturbance in excess of 5,000 square feet of existing area of woodland or hedgerow(s) for each principal use permitted on any lot or tract. As an example, where two principal uses are permitted, woodland disturbance may involve up to 10,000 square feet (5,000 times two) before replacement is required, except as otherwise provided herein.

(c) Disturbance limitations shall be measured based on the extent of woodland areas and the location of specimen vegetation at the time of first submission of applicable application(s) after the adoption of this section and shall be indicated on applicable plan(s). The extent of any applicable area of land disturbance shall be measured to include the entire area within the dripline of any tree where any part of the area within the dripline of said tree is subject to land disturbance. Any disturbance limitation shall run with the land, once established. Subsequent applications shall be subject to the initial determination of disturbance limitations, regardless of intervening disturbance which may have occurred. If, at any time within three years prior to an applicable application, there had existed a greater extent of woodland or additional specimen vegetation, such greater area shall be utilized to calculate the extent of disturbance and the limitations set forth herein.

(2) In determining where necessary land disturbance shall occur, the applicant shall consider the location(s) and benefit of conservation of healthy mature woodland stands and the impacts, in terms of functions and values to wildlife, of separating, dividing and/or encroaching on wildlife travel corridors and/or extensive habitat areas.

(3) Vegetation intended to remain post-disturbance shall be protected from damage. The following procedures shall be utilized during construction in order to protect remaining vegetation:

(a) Where existing vegetation is to remain, no change in existing grade shall be permitted within the dripline of any trees. Appropriate fencing, four feet in height, shall be placed at the dripline of trees to remain, wherever adjacent to proposed construction. Such fencing shall be maintained in place throughout the duration of construction activity. Roots shall not be cut within the dripline of any trees to remain.

(b) Trees within 25 feet of a building, or bordering entrances or exits to building sites, shall be protected by a temporary barrier to be maintained in place throughout the duration of construction activity.

(c) No boards or other material shall be nailed or otherwise attached to trees during construction.

(d) Construction materials, equipment, soil and/or debris shall not be stored nor disposed of within the driplines of trees to remain.

(e) Tree trunks, limbs, and exposed roots damaged during construction shall be protected from further damage by being treated immediately in accordance with accepted professional landscape procedures.

(4) Where any tree greater than eight inches dbh is removed in violation of the provisions set forth herein or in the Media Borough Zoning Ordinance,[3] or where any tree greater than 12 inches dbh is indicated as not subject to disturbance on any approved final plan and is subsequently removed, replacement plantings, in addition to any otherwise required, shall be installed in a manner acceptable to the Borough at a rate of 10 trees of at least three to three to 3 1/2 inches' caliper for each tree so removed. Any other applicable penalty under law also shall be imposed.

[3] Editor's Note: See Ch. 311, Zoning.

(5) Calculation of required tree replacement. Where land disturbance exceeds any of the standards set forth in Subsection D(1) above, applied independently and cumulatively, replacement plantings shall be installed in accordance with the standards set forth below. A sample list of acceptable replacement plantings is found in Appendix A.[4]

(a) Required replacement trees shall be determined using the calculation set forth below which results in the greatest number of replacement trees:

[1] Replacement tree calculation based on area of woodland disturbance. At a minimum, for each 500 square feet of woodland disturbance area, or fraction thereof, in excess of the applicable standard set forth in Subsection D(1) and regardless of the character and sizes of the disturbed vegetation, one tree, at least three to three to 3 1/2 inches' caliper, shall be planted.

[2] Replacement tree calculation based on specific tree removal. Regardless of any disturbance allowances, for each tree greater than eight inches dbh to be removed, required replacement trees also shall be calculated in accordance with the following schedule. For purposes of this section, it shall be assumed that any tree greater than eight inches dbh shall be removed if located within 25 feet of any proposed land disturbance:

	For each tree to be removed, at the following sizes	Minimum number and caliper of replacement trees (inches)
	One eight inches to 16 inches dbh	One three to 3 1/2
	One 18 inches to 24 inches dbh	Two three to 3 1/2
	One 24 inches to 36 inches dbh	Three three to 3 1/2
	One greater than 36 inches dbh	Four three to 3 1/2

(b) Required replacement plantings shall be in addition to any required street trees or any other landscape material required under applicable provisions of this chapter or of the Media Borough Zoning Ordinance.[5]

[5] Editor's Note: See Ch. 311, Zoning.

[4] Editor's Note: Appendix A is on file in the Borough offices.

(6) In the event that the applicant establishes to the satisfaction of the Borough that constraints incident to the land itself (including, but without limitation, extreme topography, unsuitable soils, rock outcrops and existing uninterrupted dense canopy) render it impractical to locate on the lot the required number of replacement plantings or street trees, then, at the election of the Borough and where approved by the Borough as a condition of any applicable building, zoning, subdivision or land development approval, the applicant shall undertake one or a combination of the following:

(a) Install fewer, larger or more valuable trees with an aggregate cost as installed and guaranteed not less than the estimated aggregate cost of the required number of plantings.

(b) Install required replacement plantings at a site or sites other than that subject to required replacement planting.

(c) In lieu of actual installation of replacement plantings, place the equivalent cash value, as agreed upon by the Borough and the applicant, for required replacement plantings into a special fund established for that purpose. Such fund shall be utilized at the discretion of the Borough for the purchase and installation of plantings elsewhere in the Borough. Prior to installation of such plantings on private lands, the Borough may require the establishment of conservation easement(s) or other restriction(s) acceptable to the Borough that will reasonably guarantee the permanent protection of such plantings.

(7) Required replacement trees and their measurements shall conform to the standards of the publication American Standard for Nursery Stock (ASNS) (ANSI Z60.1-2004 or latest version). All plant material used on the site shall have been grown within the same USDA hardiness zone as the site and shall be nursery grown, unless it is determined by the Borough that the transplanting of trees partially fulfills the requirements of this section.

(8) Species of replacement plantings selected and planting locations shall reflect careful site evaluation and, in particular, the following considerations:

(a) Existing and proposed site conditions and their suitability for the plant materials, based upon the site's geology, hydrology, soils, and microclimate.

(b) Specific functional and design objectives of the plantings, which may include but not necessarily be limited to: area removed, enhancement of existing woodland area(s), reforestation of riparian buffer areas, provision for landscape buffer, visual screening, noise abatement, energy conservation, wildlife habitats, and aesthetic values.

(c) Maintenance considerations such as hardiness, resistance to insects and disease, longevity, and availability.

(d) Because of the many benefits of native plants (ease of maintenance, longevity, wildlife habitat, etc.), the use of nursery-grown free-fruiting native trees and shrubs is strongly encouraged.

(9) The locations, selected species, and sizes of all replacement plantings, along with a planting schedule tied to the timing and/or phasing of the development, shall be indicated on the final subdivision/land development plan(s).

(10) All replacement plantings shall be guaranteed and maintained in a healthy and/or sound condition for at least 18 months or shall be replaced. In addition, the applicant may be required to escrow sufficient additional funds for the maintenance and/or replacement of the proposed vegetation during the eighteen-month replacement period and to provide for the removal and replacement of vegetation damaged during construction, based upon the recommendation of the Borough Engineer.

(11) All applicants shall include, as part of preliminary and final plan submission, where applicable, a plan for the long-term management of any woodland area not subject to woodland disturbance and any area selected for introduction of replacement plantings in accordance with this section. Such plan shall include a statement of woodland management objectives and shall demonstrate to the satisfaction of the Borough the feasibility of intended management practices, aiming to ensure the success of stated objectives, including the viability of introduced plantings, deterrence of invasive species, and means to minimize any future woodland disturbance.

§ 257-42 Grading.

All proposed earth disturbances shall comply with the following standards related to grading and earthwork:

A. Natural and/or existing slopes exceeding one vertical unit to four horizontal units shall be benched or continuously stepped into competent materials prior to placing all classes of fill. Cut slopes shall not exceed one vertical unit to three horizontal units, except that cut slopes up to one vertical unit to two horizontal units may be permitted where the Borough is satisfied that such steeper cut slopes will reduce negative impacts of grading disturbance overall and that adequate erosion control is provided.

B. Fills toeing out on natural slopes steeper than one vertical unit to three horizontal units shall not be made unless approved by the Borough after receipt of a report, deemed acceptable by the Borough Engineer, by a soils engineer certifying that he/she has investigated the property and made soil tests and that in his/her opinion such steeper slopes will safely support the proposed fill.

C. Fill areas shall be properly prepared prior to the placement of any new material. The area should be closely examined to determine whether excessive wetness, springs, or other seepage of water can be observed. If such conditions exist, drainage must be provided before placement of fill is undertaken. Under no circumstances shall fill be placed upon frozen ground or ground underlain by tree stumps, branches, or other vegetative material subject to rot and decomposition.

D. Fill should begin at the lowest section of the area. Fill should be spread in six-inch layers prior to compaction.

E. Each layer of fill should be inspected prior to compaction. All roots, vegetation or debris should be removed. Stones larger than six inches in diameter should be removed or broken.

F. Each layer of compacted fill should be tested to determine its dry density as per ASTM D1556, including latest revisions. The density of each layer should be not less than 95% of maximum dry density as determined by ASTM D1557. The moisture content of the compacted layer should be not more than 4% less nor 2% greater than the optimum moisture content as determined by ASTM D1557.

G. The top or bottom edge of filled or cut slopes shall be at least three feet from property or right-of-way lines of streets in order to permit the normal rounding of the edge without encroaching on the abutting property.

H. When required, adequate provisions shall be made for dust control measures as are deemed acceptable by the Borough.

I. All graded surfaces shall be seeded, sodded and/or planted or otherwise protected from erosion as soon as practicable and shall be watered, tended and maintained until growth is well established at the time of completion and final inspection.