Article V Design Standards

The length, width and shape of blocks shall be determined with due regard to:

Provisions of adequate sites for buildings of the type proposed.

Borough zoning requirements.[1]

Editor's Note: See Ch. 250, Zoning.

Topography.

Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with arterial streets.

Block length.

Residential blocks shall ordinarily be no less than 500 feet in length or no more than 1,800 feet in length.

In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.

Where practicable, blocks along arterial and collector streets shall not be less than 1,000 feet long.

Block depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except:

Where reverse frontage lots are required; or

Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Borough Planning Commission may approve a single tier of lots.

Commercial and industrial blocks. Blocks in commercial and industrial, and planned residential developments may vary from the elements of design detailed above if required by the nature of the use. In all cases, however, adequate provision shall be made for traffic circulation, off-street parking, and loading areas.

General lot design standards.

Within the requirements of Chapter 250, Zoning, the size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.

Insofar as practical, side lot liens shall be at right angles to straight street lines or radial to curved street lines.

Where feasible, lot lines shall follow municipal boundaries rather than cross them in order to avoid jurisdictional problems.

Generally, the depth of residential lots shall be not less than one nor more than three times their width.

Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for off-street parking, on-site loading and unloading, setbacks, landscaping, etc.

If, after subdividing, there exists remnants of land, they shall be either:

Incorporated in existing or proposed lots; or

Legally dedicated to public use, if acceptable to the Borough.

Lot frontage.

All lots shall have direct access to an existing or proposed public street, or to a private street if it meets the street design requirements of this chapter.

Double or reverse frontage lots may be required to provide separation of residential development from arterial streets or to overcome specific disadvantages of topography or other natural features of the proposed subdivision tract.

All residential reverse frontage lots shall have a rear yard with a minimum depth of 75 feet, measured along the shortest distance from the proposed dwelling unit to the ultimate right-of-way, have a planting screen easement of at least 10 feet in width, across which there shall be no right of access.

Lot access.

Residential lots having direct access to an arterial street shall be avoided whenever possible. Where direct access to an arterial street cannot be avoided, adequate turnaround space shall be provided behind the right-of-way line.

Where access is permitted to a state road or highway, authorization from the Pennsylvania Department of Transportation must be proven by the display of a valid highway occupancy permit. Driveways to single-family residences shall intersect streets at angles of no less than 60°. All other driveways or access roads shall intersect streets at right angles, where practicable, and in no case less than 75°.

Widths of access roads or driveways shall be in accordance with the following standards:

Access roads for multifamily residential, mobile home parks and all nonresidential subdivisions shall be no less than 20 feet in width, shall not exceed 30 feet in width at the street line and shall be clearly defined by use of curbing.

Driveways for single-family residential subdivisions shall be no less than 10 feet in width but shall not exceed 20 feet in width at the street line.

To provide safe and convenient ingress and egress, access road and driveway entrances shall be rounded at the following minimum radii:

Access road entrances for multifamily residential developments, mobile home parks, and all nonresidential subdivisions shall be rounded at a minimum radius of 30 feet.

Road entrances for single-family residential subdivisions shall be rounded at a minimum radius of 20 feet.

Access road grades or driveway grades shall not exceed the following:

Seven percent when access is to an arterial street.

Ten percent when access is to a collector or local street.

The center line of an access road or driveway at the point of access to a street shall not be located closer to a street intersection than the following distances:

For single-family residential subdivisions:

One hundred fifty feet if intersecting is an arterial street.

One hundred feet if either street is a collector street.

[3]

Seventy-five feet if both streets are local streets.

For multifamily residential developments, mobile home parks, and all nonresidential subdivisions:

Three hundred feet if either street is an arterial street.

Two hundred feet if either street is a collector street.

[3]

One hundred fifty feet if both streets are local streets.

The center line of an access road or driveway shall not intersect a street within 500 feet of an interchange with a limited access highway.

§ 215-23 Street design standards.

General requirements.

Proposed streets shall be properly related to the road and highway plans of the state, county and Borough. Streets shall be designed to provide adequate vehicular access to all lots or parcels and with regard for topographic conditions, projected volumes of traffic, and further subdivision possibilities in the area.

The street system of a proposed subdivision or land development shall be designed to create a hierarchy of street functions which includes collector and local streets.

The street system of a proposed subdivision or land development shall be designed so as to minimize street intersections and pedestrian-vehicular conflict points.

Proposed local streets shall be designed so as to discourage through traffic and excessive speeds. However, the developer shall give adequate consideration to provision for the extension and continuation of arterial and collector streets into and from adjoining properties.

Where, in the opinion of the Borough Planning Commission, it is desirable to provide for street access to adjoining property, streets shall be extended by dedication to the boundary of such property. Distances between access points to adjoining property shall be based on block length standards set forth in § 215-22B.

Where a subdivision abuts an existing street of improper width or alignment, the Borough Planning Commission may require the dedication of land sufficient to widen the street or correct the alignment.

Where a subdivision abuts or contains an existing or proposed arterial traffic street, the Borough Planning Commission may require marginal access streets, reverse frontage lots, or other such treatment as will provide protection for abutting properties, reduction in the number of intersections with the arterial street, and separation of local and through traffic. Where a subdivision borders on or contains a limited-access highway or a railroad right-of-way, the Borough Planning Commission may require a street approximately parallel to and on each side of such right-of-way at a distance suitable for appropriate use of the intervening land, as for park purposes in residential districts, or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.

(8)

Private streets (streets not to be offered for dedication) shall be approved only if they meet the street design and improvement standards set forth in this chapter (see § 215-38).

(9)

If the lots in the development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such an eventuality shall be provided.

Street width requirements.

Street right-of-way widths, pavement widths, and the provision of curbs and sidewalks in proposed subdivisions shall conform to the general standards as set forth in the table and diagrams on the following pages.

The general standards set forth in Subsection B(1) may be modified by the Borough Planning Commission upon the recommendation of the Borough Engineer or the Pennsylvania Department of Transportation when an analysis of proposed development densities, provisions for off-street parking, and projected traffic volumes indicate a need for such modification. The burden of proof shall be upon the developer to justify the adequacy of rights-of-way or cartway widths which are less than those set forth in Subsection C(2)(a).

Horizontal curves.

Whenever street center lines are deflected more than 5° within 500 feet, connection shall be made by horizontal curves.

Horizontal curves shall be designed to produce the following minimum sight distances:

Local streets: 150 feet.

Collector streets: 300 feet.

Arterial streets: 600 feet.

A minimum tangent of 100 feet shall be required between curves on collector and arterial streets and between a curve and a street intersection where one of the intersecting streets is a collector or an arterial street.

Street grades.

There shall be a minimum center line grade on all streets of 0.75%.

Unless approval is obtained from the Borough Planning Commission upon recommendation from the Borough Engineer, center-line grades shall not exceed the following:

Local streets: 10%.

Collector streets: 8%.

Arterial streets: 6%.

Intersections shall be approached on all sides by leveling areas. Such leveling areas shall have a minimum length of 75 feet (measured from the intersection of the center lines), within which no grade shall exceed a maximum of 4%.

Vertical curves.

Vertical curves shall be used in changes of grade exceeding 1%.

Vertical curves shall be designed to produce the following minimum sight distances:

Local streets: 150 feet.

Collector streets: 300 feet.

Arterial streets: 600 feet.

Street intersections.

Streets shall intersect at right angles whenever practicable. When local streets intersect collector or arterial streets, the angle of intersection at the street center lines shall in no case be less than 75°. No two streets shall intersect with an angle of intersection at the center lines of less than 60°.

Multiple intersections involving the junction of more than two streets shall be prohibited.

Two streets intersecting a third street from opposite sides shall either intersect with a common center line or their center lines shall be offset according to the following standards:

The two streets shall be separated by a distance of 150 feet between center lines measured along the center line of the street being intersected when all three streets involved are local streets.

The two streets shall be separated by a distance of 400 feet between center lines measured along the center line of the street being intersected when one or more of the streets involved is a collector street.

The two streets shall be separated by a distance of 1,000 feet between center lines measured along the center line of the street being intersected when one or more of the streets involved is an arterial street.

Street curb intersections shall be rounded by a tangential arc with a minimum radius of:

Twenty feet for intersections involving only local streets.

Thirty feet for all intersections involving a collector street.

Forty feet for all intersections involving an arterial street.

Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.

Clear sight triangles shall be provided at all street intersections. Within such triangles, no object greater than 2 1/2 feet in height and no other object that would obscure the vision of the motorist shall be permitted. Such triangles shall be established from a distance of:

Seventy-five feet from the point of intersection of the center lines of two streets where both are local streets.

One hundred feet from the point of intersection of the center lines of two streets where one is a collector street.

One hundred fifty feet from the point of intersection of the center lines of two streets where one is an arterial street.

Wherever a portion of the line of such triangles occurs within the proposed building setback line, such portion shall be shown on the final plan of the subdivision, and shall be considered a building setback line.

Culs-de-sac.

Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.

Any dead-end street which is constructed for future access to an adjoining property or because of authorized stage development, and which is open to traffic and exceeds 200 feet in length, shall be provided with a temporary, all-weather turning circle. The turning circle shall be completely within the boundaries of the subdivision and the use of the turning circle shall be guaranteed to the public until such time as the street is extended.

Cul-de-sac streets, permanently designed as such, shall not exceed 1,000 feet in length or shall not furnish access to more than 25 dwelling units.

All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turning circle. The turning circle may be offset to the left but turning circles offset to the right shall be discouraged.

If parking will be prohibited on the turning circle, 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.

If parking will be permitted on the turning circle, the minimum radius to the pavement edge or curbline shall be 50 feet, and the minimum radius of the right-of-way line shall be 60 feet.

The center line grade on a cul-de-sac street shall not exceed 10%, and the grade of the turning circle shall not exceed 5%.

Half streets.

The dedication of new half streets at the perimeter of a new subdivision is prohibited.

The subdivider shall provide the entire required right-of-way, or as much thereof as is possible, within his property, along all existing streets which traverse or abut the property.

Street names and street signs.

Proposed streets which are in alignment with others already existing and named shall bear the names of the existing streets.

In no case shall the name of a proposed street duplicate an existing street name in the Borough and in the postal district, irrespective of the use of the suffix "street," "road," "avenue," "boulevard," "drive," "way," "place," "court," "lane," etc.

All street names shall be subject to the approval of the Borough Planning Commission.

Street signs shall be provided at the intersection of all streets. The type, height, and design shall be approved by the Commission.

§ 215-24 Sanitary sewage disposal.

[Amended 7-15-1993 by Ord. No. 1048]

The developer shall provide the most effective type of sanitary sewage disposal consistent with the natural features, location, and proposed development of the site. The following types of sanitary sewage disposal are listed in order of preference:

Connection to a public sanitary sewage disposal and treatment system.

Provision by the developer of centralized sanitary sewage disposal and treatment system, to be in accordance with the requirements of the Pennsylvania Department of Environmental Protection.

Capped sewers with temporary, approved on-lot facilities.

On-lot sewage disposal systems consisting of septic tank with tile field.

Connection to a public sanitary sewer system shall be required where such a system can feasibly be provided to the proposed subdivision tract and where such a system can adequately fulfill the sewage disposal needs of the subdivision or land development.

Where a public sanitary sewer system is not yet accessible to the site, but is planned for extension to the subdivision within a ten-year period, the developer shall install sewer lines, including lateral connections as may be necessary to provide adequate service to each lot when connection with the sewer system is made. The sewer lines shall be suitably capped at the street right-of-way line. When capped sewers are provided, on-site disposal facilities shall also be provided. Design of the capped system shall be in accordance with the standards of the Pennsylvania Department of Environmental Protection and shall be subject to the approval of the Borough Engineer.

Where a public sanitary sewer system cannot feasibly be provided to the proposed subdivision tract or is not planned for extension to the proposed subdivision tract, the Borough Planning Commission may require the submission of a sewage feasibility report by the subdivider. Such a sewage feasibility report must be prepared by a registered engineer.

Where a private centralized sanitary sewage disposal and treatment system is to be provided by the developer, a statement shall be submitted to the Borough Planning Commission and the Joint Planning Commission from the Pennsylvania Department of Environmental Protection certifying that a permit has been issued approving the proposed facilities. Proof of adequate provision for the operation and maintenance of the treatment plant shall be furnished to the Borough Planning Commission. The system shall be approved by the Pennsylvania Utility Commission where applicable.

In subdivisions where neither connection to a public sewerage system nor a centralized sanitary sewer system is required, sewage disposal shall be provided on individual lots, consisting of septic tanks and tile absorption fields. The physical features of the tract on which on-lot disposal is provided shall meet the criteria established by the Department of Environmental Protection for on-lot sewage disposal systems.

All new developments of three lots or more require that the Borough revise its official sewage plan under the Sewage Facilities Act (Act 537, as amended).[1] A revision to the official sewage plan shall not be required where the plan adequately meets the sewerage needs of the proposed development. The Borough shall submit a Plan Revision Module for Land Development to the Pennsylvania Department of Environmental Protection in order to determine whether a plan revision is necessary.

§ 215-25 Water supply and distribution systems.

Editor's Note: See 35 P.S. 750.1 et seq.

[Amended 7-15-1993 by Ord. No. 1048]

The developer shall provide a water supply and distribution system to service the proposed subdivision through one of the following methods listed in their order of preference:

Connection to a public water supply system where such a system can feasibly be provided to the proposed subdivision tract and where the capacity of such a system can adequately fulfill the water supply demands of the proposed subdivision. A distribution system shall be designed to furnish an adequate supply of water to each lot. A copy of the approval of such a system by the appropriate public authority or utility company shall be submitted with the final plan.

Where a public water supply system cannot feasibly be provided to the proposed subdivision and where the average residential lot size is to be less than 20,000 feet, or where a public water supply system is planned to serve the proposed subdivision area within 10 years, a private centralized water supply system will be provided by the developer. If such a system is provided, it shall be approved by the Pennsylvania Department of Environmental Protection and suitable agreements shall be established for the ownership and maintenance of the system. Also, such a system shall be designed and constructed in a manner that would permit adequate connection to a public water supply system in the future. Fire hydrants shall be provided in all centralized water supply systems which will serve more than 25 lots or dwelling units.

If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Borough Council that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.

Where individual on-lot water supply systems are to be utilized, they shall conform to the criteria established by the Borough of Northampton.

§ 215-26 Storm drainage systems.

[Amended 7-15-1993 by Ord. No. 1048]

Storm drainage systems shall be provided in order to:

Permit unimpeded flow of natural watercourses.

Ensure adequate drainage of all low points along the line of streets.

Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.

Provide positive drainage away from on-site sewage disposal.

Take surface water from the bottom of vertical grades to lead water from springs and to avoid excessive use of cross-gutters at street intersections and elsewhere.

General requirements.

A site drainage plan for the proposed subdivision tract shall be prepared which illustrates the following information:

Mapping of the watershed area or areas in which the proposed subdivision is located.

Calculations of runoff for all points of runoff concentration.

Complete drainage systems for the subdivision. All existing drainage features which are to be incorporated in the design shall be so identified. If the subdivision is to be developed in stages, a general drainage plan for the entire subdivision shall be presented with the first stage and appropriate development stages for the drainage system shall be indicated.

The existing points of natural drainage discharge onto adjacent property shall not be altered without the written approval of the affected landowners.

No stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on other private properties or public lands, without approved provisions being made by the developer for properly handling such conditions.

Storm drainage facilities should be designed not only to handle the anticipated peak discharge from the property being subdivided, but also the anticipated increase in runoff that will occur when all the property at a higher elevation in the same watershed is fully developed.

Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement conforming substantially with the line of such watercourse, and of such width as will be adequate to handle the unimpeded flow of a fifty-year design storm.

Drainage structures that are located on state highway rights-of-way shall be approved by the Pennsylvania Department of Transportation and a letter from that office indicating such approval shall be directed to the Borough Planning Commission.

§ 215-27 Underground utilities and easements.

All streets shall be so designed as to provide for the discharge of surface water from their rights-of-way. The slope of the crown on proposed streets shall be not less than 1/8 of an inch per foot and not more than 1/3 of an inch per foot.

Calculation of storm runoff. Storm runoff should generally be calculated by the rational method as described in Manual Number 37 of the American Society of Civil Engineers and in accordance with requirements of the Borough Engineer. Complete detailed calculations shall be submitted to the Borough Engineer. When the development is located in a large watershed, alternative methods of runoff calculations, such as the Natural Resources Conservation Service method, should be used in place of the rational method.

In accordance with the Pennsylvania Public Utility Commission Investigation Docket No. 99, as amended from time to time, all electric utility distribution lines shall be installed underground in subdivisions or land developments of five or more dwelling units. In addition, the following design requirements shall be observed:

Established public utility and state and federal government agency design standards shall be observed in preparing the utility plan.

Utility lines to be installed within street rights-of-way shall be located according to Borough or Borough Authority requirements.

Whenever practicable, telephone and cable TV utilities shall be installed underground in connection with the installation of electric utility distributing lines.

Streetlighting, where required, shall be provided at each intersection of the development and at intervals not to exceed 350 feet between intersections.

Utility lines shall be installed after final grading of roads, curbs, sidewalks, and driveways has been established. Utility lines shall be installed according to their depth, with the utility line installed at the greatest depth being installed first.

Utility easements.

Utility easements shall be provided for all utility lines servicing the abutting lots when such utility lines are installed outside street rights-of-way. No structures or trees shall be placed within such easements. The location of utility easements shall be acceptable to the appropriate public utility or municipal authority.

Whenever practicable, within accepted safety standards, all utility lines to be installed outside street rights-of-way shall share a common utility easement.

Utility easements shall be located either:

Abutting the street right-of-way. In this case, a minimum easement width of 10 feet shall be required.

Along rear or side lot lines. In this case, a minimum easement width of 20 feet, 10 feet on each side of the lot line, shall be provided. Where the lot line coincides with the subdivision boundary, a minimum easement width of 15 feet may be required by the Borough Council.

Petroleum transmission lines.

No company intending to install any petroleum, petroleum products or natural gas transmission line shall be allowed to construct the line on less than a fifty-foot right-of-way, such line to be installed in the center of the right-of-way, and shall comply with the applicable standards imposed by state and federal laws and regulations.

There shall be a minimum distance of 25 feet, measured from the right-of-way line, between any proposed dwelling unit and any petroleum, petroleum products or natural gas transmission line which traverses the subdivision.

§ 215-28 Mobile home parks.

Provisions regulating mobile home parks must be set forth in separate and distinct articles of a subdivision and land development ordinance according to § 501 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., as amended.

The design and development of mobile home parks shall conform to all the general standards and requirements set forth for subdivision and land developments in this chapter in addition to the specific design standards set forth in this section.

Permits.

It shall be unlawful for any person to maintain, construct, alter, or extend any mobile home park or any of the facilities thereof within the limits of Northampton Borough unless he holds a valid permit required and issued in his name for such purpose or purposes by the Pennsylvania Department of Environmental Protection and holds a valid permit required and issued in his name for such purpose or purposes by the Northampton Borough Council.

No permit shall be issued by the Borough Council unless the person making application therefor shall have first been issued a valid permit by the Pennsylvania Department of Environmental Protection.

An application for a mobile home park permit shall be approved by the Borough Council only after all requirements of this chapter are met and after the Borough Council receives satisfactory proof of issuance of a valid permit by the Pennsylvania Department of Environmental Protection.

Application for renewal of a mobile home park permit shall be made to the Borough Council at least 30 days prior to the expiration date of a permit. The renewal of a mobile home park permit shall be issued by the Borough Council upon furnished proof by the applicant that his park continues to meet the standards and requirements for the issuance of an original permit.

Off-street parking areas.

Off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests. A minimum of two off-street parking spaces for each mobile home unit shall be required.

Required car parking spaces shall be so located as to provide convenient access to the mobile home, but shall not exceed a distance of 200 feet from the mobile home that they are intended to serve.

Pedestrian walkways.

All parks should provide safe, convenient, all-season pedestrian access of adequate width for the intended use, and durable and convenient to maintain, between individual mobile homes, the park streets, and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.

Where a common walk system is provided and maintained between locations, and where pedestrian traffic is concentrated, such common walks shall have a minimum width of 3 1/2 feet.

All mobile home stands shall be connected to common walks, or to streets, or to driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet.

Mobile home siting.

Mobile home stand construction.

The area of the mobile home stand shall be improved to provide an adequate foundation for the placement of the mobile home.

The stand shall be constructed from either concrete, asphalt concrete or other material sufficient to adequately support the mobile home and to prevent abnormal settling or heaving under the weight of the home. The corners of the mobile home shall be anchored to prevent wind overturn and rocking with tie-downs such as concrete "dead men," screw augers, arrowhead anchors, or other devices suitable to withstand a tension of at least 2,800 pounds.

Mobile home hitch and decorative skirt. After a mobile home has been anchored to the mobile home stand, the hitch which is employed for the transportation of the unit shall be removed, and there shall be a decorative skirt installed around the base of the unit.

Common open space.

At least 20% of the usable site area of the mobile home park must be in common open space.

Whenever possible, the common open space shall be designed as a contiguous area with pedestrian and visual accessibility to all residents of the mobile home park.

Recreation areas and facilities shall be provided to meet the anticipated needs of the residents of the park. Not less than 10% of the usable site area, exclusive of lands within the required setback area, shall be devoted to recreation. Preferably, recreation areas should be of a size, shape and relief that is conducive to active play.

Utilities.

Individual water connections.

Individual water-riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position, thereby insuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.

The water-riser pipe shall have a minimum inside diameter of 3/4 inch and terminate at least four inches above the ground surface. The water outlet shall be provided with a cap when a mobile home does not occupy the lot.

Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.

A shutoff valve below the frost line shall be provided near the water-riser pipe on each mobile home lot. Underground stop-and-waste valves are prohibited unless their type of manufacture and their method of installation are approved by the Borough Engineer.

Individual sewer connections.

Each mobile home stand shall be provided with at least a four-inch diameter sewer-riser pipe. The sewer-riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.

The sewer connection shall have a nominal inside diameter of not less than four inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.

All materials used for sewer connections shall be semirigid, corrosive-resistant, nonabsorbent and durable. The inner surface shall be smooth.

Provision shall be made for plugging the sewer-riser pipe when a mobile home does not occupy the site. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least 1/2 inch above ground elevation.

Individual electrical connections.

Each mobile home lot shall be provided with an approved disconnecting device and overcurrent protective equipment. The minimum service per outlet shall be 120/240 volts AC, 100 amperes.

The mobile home shall be connected to the outlet receptacle by an approved type of flexible cable with connectors and a male attachment plug.

Where the calculated load of the mobile home is more than 100 amperes, either a second outlet receptacle shall be installed or electrical service shall be provided by means of permanently installed conductors.

Required electrical grounding. All exposed non-current-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor run with branch circuit conductors and other approved methods of grounding metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.

Natural gas systems.

Natural gas piping systems, when installed in mobile home parks, shall conform to the rules and regulations of the American Gas Association.

Each mobile home lot provided with piped gas shall have an approved shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with a cap to prevent accidental discharge of gas when the outlet is not in use.

Liquefied petroleum gas systems.

Liquefied petroleum systems provided for mobile homes, service buildings or other structures shall be installed and maintained in conformity with the rules and regulations of the National Fire Protection Association Standards NFPA Nos. 57 and 58.

Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.

Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.

All liquefied petroleum gas piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.

(e)

Vessels of more than 12 and less than 60 U.S. gallons gross capacity may be installed on a mobile home lot and shall be securely but not permanently fastened to prevent accidental overturning.

(f)

No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.

Fuel oil supply systems.

All fuel oil supply systems for mobile homes, service buildings and other structures shall be installed and maintained in conformity with the rules and regulations of the National Protection Association Standard NFPA No. 31.

All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.

All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have cutoff valves located within five inches of storage tanks.

§ 215-29 Environmental protection and open space preservation.

All fuel storage tanks or cylinders shall be securely placed and shall be not less than five feet from any mobile home exit.

(e)

Storage tanks located in areas subject to traffic shall be protected against physical damage.

Erosion and sediment control.

All earthmoving activities shall be conducted in such a way as to prevent accelerated erosion and the resulting sedimentation.

No changes shall be made in the contour of the land; no grading, excavating, removal, or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until a plan setting forth erosion and sedimentation control measures for the site has been developed.

The soil erosion and sedimentation control plan and measures used to control erosion and sedimentation shall meet the standards and specifications set forth in the Pennsylvania Department of Environmental Protection "Soil Erosion and Sedimentation Control Manual" and Chapter 102 of the Rules and Regulations of the Pennsylvania Department of Environmental Protection.

Where the earthmoving activity affects 25 acres or more, the soil erosion and sedimentation control plan must be submitted to the County Conservation District, together with an application for an earthmoving permit, for review. An earthmoving permit must be granted by the Pennsylvania Department of Environmental Protection.

Natural feature preservation.

The design and development of all subdivisions and land developments shall preserve, whenever possible, natural features which will aid in providing adequate open space for recreation and conditions generally favorable to the health, safety and welfare of the residents. Some of these natural features are the natural terrain of the site, woodland areas, large trees, natural watercourses and bodies of water, wetlands, rock outcroppings and scenic views. More detailed standards concerning the preservation of specific natural features are set forth in the following subsections.

Floodplain regulation.

The developer shall consult floodplain engineering studies done for the Borough or the county, where available, or obtain a soil characteristics report from the County Conservation District in order to delineate floodplain areas within the proposed subdivision tract.

With the exception of a privately developed water body or watercourse, proposed subdivision tracts which include rivers, lakes, streams or other significant watercourses or bodies of water shall adhere to the following standards:

No structure or street may be located within the area subject to a fifty-year flood frequency.

Building is permitted in areas subject to less frequent occurrences of flooding, the rapid accumulation of groundwater, and mudslides with the provision that they adhere to reasonable floodproofing standards.

Sanitary sewage and water supply systems. Sanitary sewage and water supply systems shall be designed to minimize infiltration of floodwaters into the systems and discharges from the systems into floodwaters. On-site sewage systems shall be located so as to avoid impairment of them or contamination from them during flooding.

Lake, stream and river frontage preservation.

An easement for maintenance purposes, a minimum of 20 feet in width, but in all cases of sufficient width to provide proper maintenance, shall be provided along all stream and river banks and lake shores.

Lake, stream and river frontage shall be preserved as open space whenever possible. This area may be credited toward the open space requirement set forth in Subsection C.

Access to the water and maintenance easement area shall be provided at intervals of not more than 1/2 mile. These access points shall not be less than 100 feet in width.

Tree preservation and planting.

Trees six inches or more in diameter (measured at a height 4 1/2 feet above grade) shall not be removed unless they are located within the proposed cartway or sidewalk portion of a street right-of-way, or within 15 feet of the foundation area of a new building. Areas in which trees are retained shall remain at original grade level and undisturbed wherever possible. Tree removal shall be kept to a minimum through the design and location of street rights-of-way and buildings.

Where there are no existing trees along the street rights-of-way, trees shall be planted at intervals of between 50 feet and 100 feet but in no instance shall there be less than one tree per lot. Tree plantings shall be of a variety approved by the Borough Planning Commission.

Trees shall not be retained or planted within three feet of the street curb or the sidewalk. Trees may be retained or planted between the street curb and the sidewalk if there is a minimum distance of six feet.

For all commercial, industrial, planned residential, mobile home park and multifamily developments a landscape plan shall be developed. The plan shall show the plant cover which exists, and on the same or separate sheet, that which will exist when the landscaping is completed.

(e)

The landscape plan shall include trees in addition to those required along the street right-of-way. The following standards are to be used as a guide to the number, not the spacing or location, of additional trees required:

One tree per dwelling unit.

One tree per 50 linear feet of interior street.

(f)

The varieties of trees to be planted shall be approved by the Borough Planning Commission.

Topography. The natural terrain of the proposed subdivision tract will be retained wherever possible with cut and fill operations being kept to a minimum. Areas with slopes greater than 15% shall require special consideration by the Borough Planning Commission. Such considerations shall focus, in particular, on the types of housing and densities suited to this type of terrain.

Topsoil protection. Topsoil shall not be removed from the development site or used as fill. Topsoil shall be removed from the areas of construction and stored separately. The topsoil shall be stabilized to minimize erosion during storage. Upon completion of the construction, the topsoil must be uniformly redistributed on the site.

Open space and recreation areas.

In proposed subdivisions which are intended to provide housing for 25 or more families, the Borough Planning Commission may require that the developer dedicate land for open space and recreation in accordance with the following guidelines:

	Families to be Served	Minimum Open Space and Recreation Acreage
	25 to 49	1.5
	50 to 174	3.0
	175 to 374	5.5
	375 to 624	6.5
	625 to 800	8.0
	For each additional 175 families	1.5

Where a neighborhood recreation facility exists or is planned within 1/2 mile of all homes within the proposed subdivision, where an arterial street is not located between the recreation area and the proposed subdivision, and where the recreation area adequately fulfills the recreational needs of the residents of the proposed subdivision, cash in lieu of open space dedication may be accepted at the discretion of the Borough Planning Commission. The cash in lieu of open space dedication must be used for the purchase or development of the neighborhood recreational area.

In proposed subdivisions intended to provide housing for less than 25 families, cash in lieu of open space dedication may be required by the Borough Planning Commission and must be used for recreational purposes in accordance with the standards set forth in Subsection C(2).

Where cash in lieu of open space dedication is required, the amount of such fee shall be based upon the fair market value of the amount of land which would otherwise be required to be dedicated in accordance with the standards set forth in Subsection C(1).

Fair market value shall be determined at which time the final subdivision or land development plan is submitted to the Borough Planning Commission and in accordance with the following:

The fair market value as determined by the Borough Planning Commission as based upon current appraisals;

If the developer objects to such amount of evaluation he may, at his expense, obtain an appraisal of the property by a qualified real estate appraiser approved by the Borough Planning Commission, which appraisal may be accepted by the Borough Planning Commission if found reasonable; or