A.
It is the purpose of this article to set forth the required improvements
in all subdivisions or developments and the construction standards
required. Alternate improvement standards may be permitted if the
Borough deems them equal or superior in performance characteristics
to the standards specified herein. Addition of higher-type improvements
may be required in specific cases where the Borough believes it necessary
to create conditions essential to the health, safety, morals and general
welfare of the citizenry of the Borough.
B.
Any or all of the improvements as may be required by the Borough,
pursuant to the authority granted in the Municipal Code, considering
the needs of the area in which the proposed subdivision or development
is located, shall be completed in accordance with the requirements
established by these regulations as well as in accordance with the
requirements of the municipality affected, public officials or municipal
engineer for that portion included in the final plat. If the improvements
are not completed, then satisfactory arrangements shall be made with
the Borough Council and the municipality affected regarding proper
completion of such improvements prior to the consideration of a final
plat.
A.
Monuments. At least one monument shall be set, preferably at an angle,
in the perimeter of the subdivision or development. The monument shall
meet the following specifications:
(1)
Monuments shall be of concrete or stone with a minimum size of four
inches by four inches by 30 inches and shall be marked on the top
with a copper or brass dowel;
(2)
Monuments shall be placed so that the scored or marked point will
coincide exactly with the lines to be marked and will be set so that
the top of the monument is level with the top of the surrounding ground;
(3)
Monument locations must be shown on the "final plan." Any monuments
that are removed shall be replaced by an engineer or land surveyor
at the expense of the person removing it.
B.
Markers. Markers shall consist of iron pipes, iron, steel bars, or
copperweld markers, at least 15 inches long and not less than 1/2
inch in diameter. Markers shall be set:
(1)
At the beginning and ending of all curves along street property lines;
(2)
At all points where lot lines intersect curves, either front or rear;
(3)
At all angles in the perimeter of a subdivision or development and
in the property lines of lots;
(4)
At all other lot corners;
(5)
Markers shall be placed so that the scored or marked point will coincide
exactly with the lines to be marked and will be set so that the top
of the marker is level with the top of the surrounding ground.
C.
Streets. All streets shall be graded to the full width of the right-of-way
surfaced and improved to grades and dimensions shown on the plans,
profiles, and cross-sections submitted by the subdivider and developer
and approved by the Borough Engineer, as set forth by the Borough.
In subdivisions or developments where sidewalks are not required,
the sidewalk areas shall be graded in the same manner as if sidewalks
were to be constructed.
(1)
Streets shall be graded, surfaced and improved to the dimensions
required by the cross-sections. Pavement base and wearing surface
shall be constructed according to the specifications of the Pennsylvania
Department of Highways and/or the specifications as set forth by the
Borough.
(2)
Prior to placing street surface, adequate subsurface drainage for
the streets and all utilities under the streets shall be provided
by the subdivider or developer under the completion of the street
improvements. Respective plans and profiles as built shall be filed
with the Borough.
D.
Curbs. Curbs shall be required on new streets in subdivisions and
developments. Curbs shall be constructed in accordance with Borough
specifications.
E.
Sidewalks. Sidewalks shall be provided when considered necessary
by the Borough for the protection of the public or whenever it is
determined that the potential volume of pedestrian traffic or safety
conditions creates the need for them. Sidewalks shall be provided
where streets of a proposed subdivision or development are extensions
or existing streets having a sidewalk on one or both sides. When sidewalks
are required, they shall meet the following standards:
(1)
Sidewalks shall be located within the street right-of-way, not less
than one foot from the street right-of-way line, and shall be a minimum
of four feet wide, except along collector and arterial streets, and
in the vicinity of shopping centers, schools, recreation areas and
other community facilities, where they shall be a minimum of five
feet wide.
(2)
Generally, a grass planting strip should be provided between the
curb and sidewalk.
(3)
Sidewalks shall be constructed of concrete and be at least four inches
thick, underlain by three inches of compacted cinder, gravel or crushed
stone.
(4)
Sidewalks, if not required, shall be seeded and maintained by property
owner.
(5)
Where unusual or peculiar conditions prevail with respect to prospective
traffic and/or safety of pedestrians, the Borough may require different
standards or improvements than those set forth in the previous subsections.
Crosswalks may be required when deemed necessary by the Borough.
(6)
In all respects in which standards for required improvements are
not set forth herein or specified by the Borough hereunder, the applicable
standard requirements of the Pennsylvania Department of Highways shall
govern, and all work shall be performed in a manner prescribed in
the standard specifications for road construction of said department
for the type of construction under consideration.
(7)
Maximum slope of banks measured perpendicular to the center line
of the street should be three to one for fills, and two to one for
cuts.
F.
Sanitary sewers.
(1)
The method of sanitary waste disposal in a proposed subdivision or
development shall be determined by the Borough. Generally, where a
public sanitary sewer system is within 1,000 feet of, or where plans
approved by the Borough Council provide for the installation of such
public sanitary sewer facilities to within 1,000 feet of the proposed
subdivision or developer, the subdivider or developer shall provide
the subdivision or development with a complete sanitary sewerage system
to be connected to the existing or proposed sanitary sewerage system
at the expense of the subdivider or developer and under the supervision
of the Borough. The system shall be designed by a registered engineer
and meet the requirements of the DEP.
(2)
To aid the Borough in making its decision upon the best method of
sanitary waste disposal within a proposed subdivision or development,
the subdivider or developer shall submit, accompanying the preliminary
plan application, two copies of an engineering feasibility report.
The submission of the water and sewerage feasibility report may be
waived by the Borough when such report is not deemed necessary by
the Borough.
G.
Water.
(1)
Where the municipal water supply system is within 1,000 feet of,
or where plans approved by the Borough Council provide for the installation
of municipal water supply facilities to within 1,000 feet of the proposed
subdivision or development, the subdivision or development shall be
provided with a complete water main supply system which shall be connected
to the Borough water supply. The tap fee to be paid by the subdivider
or developer. The system shall be designed by a registered engineer
and approved by the Borough Engineer and DEP.
(2)
The plans for the installation of the mains of a water supply system
shall be prepared for the subdivision or development with the cooperation
of the applicable Borough officials and approved by the Borough Engineer.
A statement of approval from the Borough Engineer to which the subdivision
or development will be connected shall be submitted to the Borough.
Upon the completion of the water supply system, one copy of the plans
for such system shall be filed with the Borough.
H.
Storm drainage.
(1)
An adequate storm sewer system consisting of inlets and other underground
drainage structures with approved outlets shall be constructed where
the runoff of stormwater and prevention of erosion cannot be accomplished
satisfactorily by surface drainage facilities. Outlets shall be approved
by the owners of the properties affected and by the Borough.
(2)
Under no circumstances shall storm sewers be connected with sanitary
sewers.
I.
Off-street parking. Off-street parking shall meet the following standards:
(1)
Each proposed dwelling unit in a subdivision or development shall
be provided with off-street parking space. Such off-street parking
space may be provided as an individual garage, carport, or driveway,
preferably located behind the building line, or in a parking compound
adjacent to or near the dwelling unit it serves. Driveway and parking
compounds shall provide not less than 1 1/2 usable parking spaces
of at least 400 square feet for each dwelling unit.
(2)
In addition, paved truck loading areas shall be provided such that all truck loading, unloading, maneuvering can be accommodated within the property lines. All other off-street parking shall be as set forth in Chapter 205, Zoning.
(3)
Industrial developments within the scope of these regulations shall
provide a minimum of paved off-street parking in the ratio of two
parking spaces for every three employees anticipated during the main
work shift. In addition, paved truck loading areas shall be provided
such that all truck loading, unloading and maneuvering can be accommodated
within the property lines.
J.
Street signs. Street name signs shall be placed at all intersections
in conformance with the specifications of the Borough.
The following improvements are recommended as valuable to safety,
convenience and attractiveness of a subdivision or development. They,
therefore, are a great asset not only to the Borough as a whole, but
also to the potential buyer and future residents of the area.
A.
Streetlights. In accordance with the conditions to be agreed upon
by the subdivider or developer, the Borough and the appropriate public
utility, streetlights are recommended to be installed in all subdivisions
or developments. The subdivider or developer shall be responsible
for making the necessary arrangements with the applicable agencies,
and whether or not streetlights are initially installed, the subdivider
or developer shall be responsible for providing utility easements
for future streetlighting installations.
B.
Shade trees. All possible efforts should be made by the subdivider
or developer to preserve existing shade trees. When provided, shade
trees or deciduous hardwood type with a minimum caliper of 1 1/2
inches shall be planted between the sidewalk and the building line
at least five feet from the sidewalk or between the curb and sidewalk,
provided the planting strip is a minimum of six feet wide.
C.
Fire hydrants. Fire hydrants must be provided as an integral part
of any water supply system and shall be in accordance with the specifications
set forth by the National Fire Prevention Association. The fire hydrants
shall be placed at intervals of not more than 1,000 feet and shall
contain a minimum of two two-and-one-half-inch outlets and one four-and-one-half-inch
bumper inlet.
D.
Underground wiring. It is strongly recommended that all electric,
telephone and television cable lines be placed underground. Trench
arrangements should conform to accepted standards for safety and maintenance
purposes.
