A.
The design standards and requirements outlined in this article will
be utilized by the Borough Planning Commission in determining the
adequacy of all plans for proposed subdivisions and land developments.
B.
Development shall be planned, reviewed, and carried out in conformance
with all Borough, county, state and other applicable laws and regulations.
C.
Whenever other Borough ordinances or regulations impose more restrictive
standards and requirements than those contained herein, such other
regulations shall be observed.
A.
Land shall be suited to the purpose for which it is to be subdivided.
Land with unsafe or hazardous conditions such as open quarries, unconsolidated
fill, or steep slopes shall not be subdivided unless the subdivision
plan provides for adequate safeguards which are approved by the Borough
Planning Commission.
B.
Consideration shall be given to applicable provisions of the Borough
and Regional Comprehensive Plans, emphasizing future school sites,
recreation sites, water supply and sewage treatment systems, highway
alignments, and other public facilities. However, consideration must
be given to the need for the facilities and utilities mentioned above,
whether or not they are proposed as part of a Comprehensive Plan.
C.
The development of the proposed subdivision shall be coordinated
with adjacent existing development so that the area as a whole may
develop harmoniously.
A.
Block layout.
(1)
The length, width and shape of blocks shall be determined with due
regard to:
B.
Block length.
(1)
Residential blocks shall ordinarily be no less than 500 feet in length
or no more than 1,800 feet in length.
(2)
In the design of blocks longer than 1,000 feet, special consideration
shall be given to the requirements of satisfactory fire protection.
(3)
Where practicable, blocks along arterial and collector streets shall
not be less than 1,000 feet long.
C.
Block depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except:
D.
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.
E.
General lot design standards.
(1)
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.
(2)
Insofar as practical, side lot liens shall be at right angles to
straight street lines or radial to curved street lines.
(3)
Where feasible, lot lines shall follow municipal boundaries rather
than cross them in order to avoid jurisdictional problems.
(4)
Generally, the depth of residential lots shall be not less than one
nor more than three times their width.
(5)
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.
F.
Lot frontage.
(1)
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.
(2)
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.
(3)
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.
G.
Lot access.
(1)
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.
(2)
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°.
(3)
Widths of access roads or driveways shall be in accordance with the
following standards:
(a)
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.
(b)
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.
(4)
To provide safe and convenient ingress and egress, access road and
driveway entrances shall be rounded at the following minimum radii:
(6)
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:
(7)
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.
A.
General requirements.
(1)
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.
(2)
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.
(3)
The street system of a proposed subdivision or land development shall
be designed so as to minimize street intersections and pedestrian-vehicular
conflict points.
(4)
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.
(5)
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.
(6)
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.
(7)
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.
B.
Street width requirements.
(1)
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.
(2)
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).
C.
Horizontal curves.
(1)
Whenever street center lines are deflected more than 5° within
500 feet, connection shall be made by horizontal curves.
(3)
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.
D.
Street grades.
(1)
There shall be a minimum center line grade on all streets of 0.75%.
(3)
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%.
F.
Street intersections.
(1)
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°.
(2)
Multiple intersections involving the junction of more than two streets
shall be prohibited.
(3)
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:
(a)
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.
(b)
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.
(c)
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.
(5)
Street right-of-way lines shall be parallel to (concentric with)
curb arcs at intersections.
(6)
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:
(a)
Seventy-five feet from the point of intersection of the center
lines of two streets where both are local streets.
(b)
One hundred feet from the point of intersection of the center
lines of two streets where one is a collector street.
(c)
One hundred fifty feet from the point of intersection of the
center lines of two streets where one is an arterial street.
(7)
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.
G.
Culs-de-sac.
(1)
Dead-end streets are prohibited unless designed as cul-de-sac streets
or designed for future access to adjoining properties.
(2)
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.
(3)
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.
(4)
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.
(a)
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.
(b)
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.
(5)
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%.
I.
Street names and street signs.
(1)
Proposed streets which are in alignment with others already existing
and named shall bear the names of the existing streets.
(2)
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.
(3)
All street names shall be subject to the approval of the Borough
Planning Commission.
(4)
Street signs shall be provided at the intersection of all streets.
The type, height, and design shall be approved by the Commission.
[Amended 7-15-1993 by Ord. No. 1048]
A.
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:
(1)
Connection to a public sanitary sewage disposal and treatment system.
(2)
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.
(3)
Capped sewers with temporary, approved on-lot facilities.
(4)
On-lot sewage disposal systems consisting of septic tank with tile
field.
B.
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.
C.
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.
D.
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.
E.
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.
F.
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.
G.
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.
[1]
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:
A.
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.
B.
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.
C.
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.
D.
Where individual on-lot water supply systems are to be utilized,
they shall conform to the criteria established by the Borough of Northampton.
[Amended 7-15-1993 by Ord. No. 1048]
A.
Storm drainage systems shall be provided in order to:
(1)
Permit unimpeded flow of natural watercourses.
(2)
Ensure adequate drainage of all low points along the line of streets.
(3)
Intercept stormwater runoff along streets at intervals related to
the extent and grade of the area drained.
(4)
Provide positive drainage away from on-site sewage disposal.
(5)
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.
B.
General requirements.
(1)
A site drainage plan for the proposed subdivision tract shall be
prepared which illustrates the following information:
(a)
Mapping of the watershed area or areas in which the proposed
subdivision is located.
(b)
Calculations of runoff for all points of runoff concentration.
(c)
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.
(2)
The existing points of natural drainage discharge onto adjacent property
shall not be altered without the written approval of the affected
landowners.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
(7)
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.
C.
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.
A.
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:
(1)
Established public utility and state and federal government agency
design standards shall be observed in preparing the utility plan.
(2)
Utility lines to be installed within street rights-of-way shall be
located according to Borough or Borough Authority requirements.
(3)
Whenever practicable, telephone and cable TV utilities shall be installed
underground in connection with the installation of electric utility
distributing lines.
(4)
Streetlighting, where required, shall be provided at each intersection
of the development and at intervals not to exceed 350 feet between
intersections.
(5)
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.
B.
Utility easements.
(1)
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.
(2)
Whenever practicable, within accepted safety standards, all utility
lines to be installed outside street rights-of-way shall share a common
utility easement.
(3)
Utility easements shall be located either:
(a)
Abutting the street right-of-way. In this case, a minimum easement
width of 10 feet shall be required.
(b)
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.
C.
Petroleum transmission lines.
(1)
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.
(2)
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.
A.
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.
B.
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.
C.
Permits.
(1)
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.
(2)
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.
(3)
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.
(4)
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.
D.
Off-street parking areas.
(1)
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.
(2)
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.
E.
Pedestrian walkways.
(1)
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.
(2)
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.
(3)
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.
F.
Mobile home siting.
(1)
Mobile home stand construction.
(a)
The area of the mobile home stand shall be improved to provide
an adequate foundation for the placement of the mobile home.
(b)
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.
(2)
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.
G.
Common open space.
(1)
At least 20% of the usable site area of the mobile home park must
be in common open space.
(2)
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.
(3)
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.
H.
Utilities.
(1)
Individual water connections.
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(2)
Individual sewer connections.
(a)
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.
(b)
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.
(c)
All materials used for sewer connections shall be semirigid,
corrosive-resistant, nonabsorbent and durable. The inner surface shall
be smooth.
(d)
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.
(3)
Individual electrical connections.
(a)
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.
(b)
The mobile home shall be connected to the outlet receptacle
by an approved type of flexible cable with connectors and a male attachment
plug.
(c)
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.
(4)
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.
(5)
Natural gas systems.
(a)
Natural gas piping systems, when installed in mobile home parks,
shall conform to the rules and regulations of the American Gas Association.
(b)
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.
(6)
Liquefied petroleum gas systems.
(a)
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.
(b)
Systems shall be provided with safety devices to relieve excessive
pressures and shall be arranged so that the discharge terminates at
a safe location.
(c)
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.
(d)
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.
(7)
Fuel oil supply systems.
(a)
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.
(b)
All piping from outside fuel storage tanks or cylinders to mobile
homes shall be securely, but not permanently, fastened in place.
(c)
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.
(d)
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.
A.
Erosion and sediment control.
(1)
All earthmoving activities shall be conducted in such a way as to
prevent accelerated erosion and the resulting sedimentation.
(2)
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.
(3)
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.
(4)
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.
B.
Natural feature preservation.
(1)
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.
(2)
Floodplain regulation.
(a)
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.
(b)
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:
[1]
No structure or street may be located within the area subject
to a fifty-year flood frequency.
[2]
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.
(3)
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.
(4)
Lake, stream and river frontage preservation.
(a)
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.
(b)
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.
(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.
(5)
Tree preservation and planting.
(a)
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.
(b)
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.
(c)
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.
(d)
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:
(f)
The varieties of trees to be planted shall be approved by the
Borough Planning Commission.
(6)
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.
(7)
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.
C.
Open space and recreation areas.
(1)
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
|
(2)
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.
(3)
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).
(4)
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).
(5)
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:
(a)
The fair market value as determined by the Borough Planning
Commission as based upon current appraisals;
(b)
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
(c)
The Borough Planning Commission and the developer may agree
as to the fair market value.
