The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments. Whenever other Borough ordinances or regulations impose more restrictive design standards than those contained herein, the more restrictive shall apply. Subdivisions and/or land developments shall be designed to comply with the requirements of Chapter 380, Zoning, Chapter 310, Stormwater Management, and regulations of PennDOT, as applicable. Whenever Chapter 380, Zoning, provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or a conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or the Borough Council, as applicable, prior to the submission of the final plan. The Plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such special exception or conditional use by the Zoning Hearing Board or the Borough Council, as applicable. Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance from any requirements of Chapter 380, Zoning, the applicant shall obtain such variance from the Zoning Hearing Board prior to the submission of the final plan. The Plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such variance or variances by the Zoning Hearing Board. Whenever all or any portion of the land contained within an application for subdivision or land development approval constitutes all or any portion of land included in a prior subdivision or land development plan approved by the Borough or the Lebanon County Planning Department and recorded in the office of the Recorder of Deeds in and for Lebanon County, Pennsylvania, the application for subdivision or land development approval shall comply with all conditions, restrictions and notes imposed on the prior plan approval and/or included upon the recorded subdivision or land development plan. The applicant shall identify all prior recorded subdivision and/or land development plans of which all or any portion of the land contained in the application was a part and all conditions, restrictions and notes which affect the current application. Failure to identify all applicable conditions, restrictions and notes of record on prior recorded plans constitutes a violation of this chapter. The applicant shall submit with the application for preliminary plan approval, or with the application for final plan approval if no application for preliminary plan approval is required, a statement identifying the prior plans reviewed; the conditions, restrictions and notes which would impact development in accordance with the application for which approval has been requested; and an explanation of the manner in which the proposed application has been designed to comply with all such conditions, restrictions and notes. This statement shall be signed by the applicant or the applicant's engineer, landscape architect, or land surveyor.
A.
Site analysis. An analysis shall be made of the site characteristics,
such as site configuration, geology, soil, topography, water bodies,
ecology, vegetation, structures, road network, visual features and
past/present use of the site. Development of the site shall be designed
to:
B.
Preservation and/or protection of important historic features and
important natural features. The following specific features shall
be preserved, protected, and/or incorporated (as applicable) into
the overall design:[1]
(1)
Important historic features as required by § 318-15C(8):
(a)
Sites shall be designed to preserve, adaptively reuse, or otherwise
provide for the historic features (structures and land) and any related
plant materials thereof. Modifications and exterior alterations to
important historic features or sites, or new construction adjacent
to historic features, shall be consistent with the Secretary of the
Interior's Standards for Rehabilitation of Historic Properties,
as published by the National Park Service.
(b)
Sites shall also be designed so that new structures do not block historic views or obstruct the view of historic properties. Screening shall be provided in accordance with § 318-37 in all cases where the proposed size, construction material, or type of use would jeopardize the historic value of a site or structure.
(2)
Important natural features as required by § 318-15C(9):
(a)
Wetlands and wetland buffer strip. Except as otherwise authorized
and required by permits or approvals obtained from applicable state
and federal agencies, wetlands shall be preserved and protected and
shall include wetland buffer strip easements surrounding the wetlands,
a minimum of 10 feet from the outside edge of that identified wetland.
(b)
Karst geologic features.
[1]
Purpose.
[a]
Palmyra Borough's topography may be defined
as a karst topography due to the presence of carbonate rock that generally
consists of dolomite, limestone, and some gypsum. The limestone, dolomite,
and gypsum are divided into formations. The major carbonate rock formations
present in Palmyra Borough consist of Epler, Ontelaunee, Annville,
Hershey, and Myerstown formations. These formations are susceptible
to the development of solution cavities and sinkhole development.
Solution cavities and sinkholes have the potential to impact existing
public facilities and streets; facilities and streets that are proposed
to be dedicated to the Borough of Palmyra or other public agency;
or facilities and streets that may remain private but provide a community
function or benefit, including but not limited to stormwater management
facilities and private streets providing access to existing and proposed
sites.
[b]
Therefore, developers or applicants considering
subdividing or developing property within Palmyra Borough should be
aware of the potential karst hazards. The regulations contained herein
are intended to minimize the risk of sinkhole occurrence in areas
of new development (including redevelopment) and on lands adjacent
to these developments.
[2]
Applicability of regulations. Except as otherwise authorized and required by Chapter 310, Stormwater Management, for stormwater management facilities, sites and areas containing the following karst geologic features including sinkholes, closed depressions, lineaments, or faults shall be designed in accordance with the following:
[b]
Sinkhole mitigation or remediation responsibility
and notification.
[i]
Responsibility. The responsibility for the mitigation
or remediation of sinkholes rests with the developer or applicant
undertaking the activity that reveals the sinkhole, regardless of
the direct or indirect cause of the sinkhole. The Borough of Palmyra
considers this responsibility a covenant running with the land and
shall be binding upon the developer's or applicant's heirs
and assigns.
[ii]
Notification.
[A]
By the Borough of Palmyra. Upon knowledge of the
existence of, or observance of, a sinkhole by the Borough of Palmyra,
the Borough shall notify the developer or applicant with the responsibility
for the mitigation or remediation of the sinkhole.
[B]
By the developer or applicant. Upon knowledge of
the existence of, or observance of, a sinkhole, the developer or applicant
shall notify the Borough of Palmyra and acknowledge the responsibility
for the mitigation or remediation of the sinkhole.
[c]
Mitigation or remediation of sinkholes occurring
during construction.
[i]
If a sinkhole develops, is discovered, or is observed
during construction, the developer or applicant shall, within three
business days of the knowledge or notification of the presence of
a sinkhole, engage the services of either a qualified, Pennsylvania
licensed geotechnical engineer or geologist with experience in karst
geology assessment and sinkhole remediation, to consult with the Borough
Engineer in developing specific sinkhole mitigation or remediation
measures to adequately mitigate or remediate the specific sinkhole
to Borough Engineer's satisfaction.
[ii]
Within five business days of the Borough Engineer's
consultation and acceptance that the proposed sinkhole mitigation
or remediation measures are adequate to address the specific sinkhole
to be mitigated or remediated, the developer or applicant shall complete
the mitigation or remediation of the specific sinkhole in accordance
with the agreed-upon sinkhole mitigation or remediation measures.
[iii]
Within 10 business days following the mitigation
or remediation of a sinkhole, the developer or applicant shall engage
the services of either a qualified, Pennsylvania licensed geotechnical
engineer or geologist with experience in karst geology assessment
and sinkhole remediation, to develop a sinkhole mitigation or remediation
report, including photo-documentation of and the specific mitigation
or remediation measures implemented. A copy of the sinkhole mitigation
or remediation report, signed and sealed by the above mentioned geotechnical
engineer or geologist, shall be presented to the Borough of Palmyra
and Borough Engineer for their respective project files.
[d]
Post-mitigation or post-remediation monitoring.
Because sinkholes, by their nature, are unpredictable, mitigation
or remediation is not guaranteed. It is not unusual for sinkholes
to resurface at or near the site of the mitigated or remediated sinkholes.
Following the mitigation or remediation of a sinkhole, the developer
or applicant shall monitor the mitigated or remediated sinkhole to
ensure the sinkhole does not resurface. In the event a mitigated or
remediated sinkhole resurfaces, the notification and mitigation or
remediation procedures provided in Subsection B(2)(b)[2][b] and [c]
shall be followed by the developer, applicant, or their heirs and
assigns.
[e]
Limitations. In karst geologic areas, alteration and development of land may be hazardous with respect to foundation safety of structures, the creation of unstable land as a result of changes in drainage, and the contamination of ground and surface waters. Within the limitations of the information available at the time of the review of individual applications, the Borough of Palmyra shall attempt to make reasonable judgments as to the applicant's or developer's compliance with Subsection B(2)(b). Under no circumstances shall the Borough of Palmyra or any officer or employee of the Borough of Palmyra or consultant to the Borough of Palmyra assume any liability for any damages that may result from an applicant's or any interested party's reliance upon the karst geologic regulations of this chapter or any decisions made by the Borough of Palmyra in the administration of such regulations by an applicant, developer, and/or any interested party.
(c)
Natural watercourses and riparian buffer strip. Except as otherwise
authorized and required by permits or approvals obtained from applicable
state and federal agencies, natural watercourses shall be preserved
and protected and shall include riparian buffer strip easements surrounding
the natural watercourses, a minimum of 10 feet from the outside edge
of the established ordinary high-water mark.
C.
General design goals. The development shall be laid out to avoid
unnecessary impervious cover and to mitigate adverse effects of shadow,
noise, glare, odor, traffic, drainage, and utilities on neighboring
properties.
D.
Conformance with adopted plans. Design of the development shall take
into consideration all adopted Borough, county, and state plans for
the Borough and surrounding community.
E.
Relationship of the development to existing facilities and properties.
(1)
All proposed subdivisions and land developments shall be designed,
laid out, arranged, constructed, and coordinated to assure that abutting
properties will continue to have safe and convenient access in accordance
with the standards of this chapter or, if such abutting properties
do not presently have such access, to have access at least equal to
the level existing prior to the proposed subdivision or land development.
This shall include, but not be limited to, the ability to make turning
movements into and out of such abutting property to the same extent
as existed prior to the proposed subdivision or land development.
(2)
All proposed subdivisions and/or land developments shall be designed,
laid out, arranged, constructed, and coordinated with all presently
existing facilities and improvements which serve the tract proposed
to be developed, including, but not limited to, the transportation
network; sewer collection, conveyance and treatment facilities; water
supply and distribution facilities; and stormwater management facilities,
as necessary to accommodate prospective traffic, provide adequate
sewer and water service, promote proper stormwater management, facilitate
fire protection, and conform to the Comprehensive Plan and Official
Map.
(3)
The applicant shall submit studies and reports with the preliminary plan and the final plan which shall demonstrate that abutting properties access meets the requirements of this section. The applicant shall also submit studies and reports with the preliminary plan to demonstrate that the development meets § 318-25B of this chapter.
(4)
If an applicant submits a study, report or plan to demonstrate compliance
with this section or any other section of this chapter which identifies
any assumed improvements to existing facilities, the applicant shall
also identify whether such assumed improvements to existing facilities
shall identify the status of such improvements, i.e., whether the
improvements are under construction, are in the design phase, are
fully financed, or are tentative on a long-range plan. If an applicant
submits a study, report or plan which indicates that assumed improvements
to existing facilities will be considered in demonstrating compliance
with the design standards in this chapter, the applicant shall present
evidence that such assumed improvements are under construction, are
the subject of existing contracts, the Borough is holding financial
security to secure completion of such improvements or a governmental
entity has budgeted funds for such improvements. The Borough shall
not consider the impact of a proposed future improvement unless the
applicant demonstrates that such future improvement will be completed.
A.
General.
(1)
Streets, access drives, alleys, and driveways form the circulation
system. The conventional grid system is preferred for future street
systems. The circulation system shall be designed to:
(a)
Permit the safe, efficient and orderly movement of vehicles;
(b)
Meet the needs of the present and future population;
(c)
Provide a simple and logical pattern;
(d)
Function under a hierarchy system where the intensity of intersections
decrease as traffic volumes and speed increase;
(e)
Respect the natural features and topography; and
(f)
Present an attractive streetscape.
(2)
The design and construction of all developments must be coordinated
with all existing streets, access drives, alleys, and driveways that
are necessary to serve the development, accommodate prospective traffic,
conform to the most recent version of the Borough's Comprehensive
Plan, and conform to all regulations or maps adopted in furtherance
thereof.
(3)
The development must insure that other properties will continue to have safe and convenient vehicular access in accordance with the standards of this chapter and Chapter 314, Streets and Sidewalks, of the Code of the Borough of Palmyra, or to the level of service that existed prior to the development.
(4)
Studies and reports shall clearly identify all assumed improvements
to the existing facilities. A study, report or plan that contains
an assumption of future construction of improvements shall include
evidence that:
B.
Private streets.
(1)
Private streets are prohibited, unless such streets meet the design
standards of this chapter and the objectives of the development warrant
private ownership. In all situations, the approval of a private street
shall be at the discretion of Borough Council.
(2)
Applications which proposed private streets shall include an agreement
which shall be recorded with the Lebanon County Recorder of Deeds
in conjunction with the final plan. To avoid a delay, the applicant
is encouraged to submit the agreement with the preliminary plan. Said
agreement shall stipulate the following:
(a)
The street shall be maintained in conformance with this chapter;
(b)
Any future offer of dedication will include sufficient monies,
as estimated by the Borough Council, to restore the street to conformance
with Borough standards;
(c)
That an offer of dedication will include whole streets and adequate
circulation;
(d)
The method of assessing maintenance and repair cost; and
(e)
That an agreement by the owners of 51% of the front footage
is binding on the remaining lot owners.
C.
Improvements of existing streets.
(1)
Where a proposed subdivision and/or land development abuts any existing
street, whether a Borough street, a state highway or a private street,
the application shall conform to the following:
(a)
Ultimate right-of-way. The ultimate right-of-way width shall
be provided on Borough-owned streets and shall be a minimum of 50
feet for local streets and 60 feet for arterial and collectors.
(b)
Installation of improvements. Where the traffic indicates that
improvements are required on abutting or nearby streets, the application
shall include the installation of the improvements. Where the existing
abutting streets do not meet the standards of this chapter, the application
shall include the improvement along the side of the street that the
project fronts.
(c)
Guarantee of improvements. Improvement guarantees in the form
permitted by this chapter shall assure that such improvements will
be made within such period of time as the Borough shall determine,
such determination to be based on the likely timing of the project
and the improvements of the other portion of said street. In lieu
of the improvement guarantee for the specific road on which the project
lies, the applicant may request a waiver to contribute a fee in-lieu
of to be used by the Borough whenever said street is upgraded. The
amount of the fee shall be based upon the estimated cost of the improvements.
D.
Arterial and major collector streets. The primary function of arterial
and major collector streets is to provide free traffic flow. Interruptions
in the flow of traffic from intersections and driveways to adjoining
properties is a minor and secondary responsibility of the street.
(1)
The Borough of Palmyra has designated one arterial street: US Route
422 (Main Street).
(3)
Developments which adjoin arterial and major collector streets are
required to conform with the following:
(a)
Where possible, vehicular access for nonresidential land uses
along arterial roads shall incorporate shared access drives among
adjoining land uses with interconnected off-street parking lots. Such
shared access drives shall be accompanied by a cross access easement
in a form acceptable to the Borough Solicitor.
(b)
Whenever a use has the ability to connect its access drive(s)
to either of two different roadway classifications, such access drives
shall be required to connect to the road with the lowest rated roadway
classification.
(c)
Intersections of streets, access drives, or alleys with arterial
or major collector streets shall not be located closer than 600 feet,
measured along the center line of the street.
(d)
Intersections of driveways with arterial or major collector
streets shall be limited to one per lot. Each driveway shall be provided
with adequate turnaround within the lot so egress to the street is
in a forward direction. Shared driveway entrance points are encouraged
when provided with an easement agreement, in a form acceptable to
the Borough Solicitor, which shall be recorded with the Lebanon County
Recorder of Deeds in conjunction with the final plan. Any easement
agreement shall stipulate the method of assessing maintenance and
repair costs.
E.
Street function. Streets shall be designed to form continuations
of streets with similar function and access streets of a greater function.
Streets shall conform with the circulation routes of the Borough,
adjoining development patterns, topography, and natural features.
Curvilinear streets shall not be used immediately adjacent to the
existing grid street system without providing a transition that continues
and protects the historic grid.
F.
Street provisions for future development.
(1)
Where appropriate, areas shall be reserved for future street usage
in conjunction with the development of adjacent tracts. Areas reserved
solely for future street usage will not be required to be improved;
however, the right-of-way for these areas shall be reserved for street
improvements to be provided by the developer of the adjacent tract.
(2)
Wherever there exists a dedicated or platted area reserved for future
street usage along the boundary of a tract being developed, the adjacent
street shall be extended into the proposed project, provided this
use is not adverse to significant man-made or natural features of
the site.
(3)
When connecting a proposed street to an existing temporary cul-de-sac,
such connection and all restoration work required to restore the adjacent
lots in the area of the existing turnaround shall be the responsibility
of the developer proposing the connection.
G.
Street signage. Street signs, including name, and traffic controls
shall be installed by the Borough and funded by the developer. Streets
which are continuations of existing streets shall be known by the
same name. Names for new streets shall not duplicate or closely resemble
names of existing streets within the same postal area. All new street
names are subject to approval by the Borough and the U.S. Postal Service.
H.
Vertical alignments. Vertical street alignments shall be measured
along the center line. The minimum grade of all streets shall be 1%.
The maximum grade for streets shall not exceed 10%.
(1)
Vertical curves shall be used in changes of grade exceeding 1%. The
minimum lengths (in feet) of vertical curves shall be 30 times the
algebraic difference in grade for a crest and 20 times the algebraic
difference in grade for a sag. For example, if a three-percent upgrade
is followed by a four-percent downgrade, the algebraic difference
in grade is seven; the minimum length of the vertical curve would
then be 210 (30 times seven equals 210).
(2)
Where the approaching grade, within 100 feet of the center line intersection,
exceeds 7% on streets at a four-way street intersection, or the terminating
street at a three-way intersection, a leveling area shall be provided.
Such leveling area shall have a maximum grade of 4% for a minimum
length of 100 feet measured from the intersection of the center lines.
(3)
The grade within the diameter of a turnaround at the terminus of
a permanent cul-de-sac shall be at least 1% and not exceed 5% in all
directions.
(4)
All areas within the street right-of-way shall be graded substantially
consistent with the street center line. The maximum slopes of banks
located outside of the street right-of-way, measured perpendicular
to the right-of-way of the street, shall not exceed 3:1 for fills
and 2:1 for cuts.
I.
Horizontal alignments.
(1)
Horizontal street alignments shall be measured along the center line.
Horizontal curves shall be used at all angle changes.
(2)
Single, long radius curves shall be used rather than a series of
curves with varying radii and/or a series of short curves separated
by short, straight segments.
(3)
The minimum horizontal curve radius shall be 150 feet. All curves
shall be tangential arcs.
(5)
Perimeter streets. Street locations along the perimeter of a property
shall be required to provide building setback lines and clear sight
triangles when located within the adjacent properties. Permission
for building setback lines and clear sight triangles that encroach
on adjacent landowners shall be obtained in the form of a right-of-way.
(6)
Cartway alignment. The center line of the street cartway shall correspond
with the center line of the street right-of-way.
J.
Street right-of-way and cartway widths. The minimum street right-of-way
width is 50 feet, and the minimum cartway width is 34 feet. The extension
of existing streets which are presently constructed with a cartway
different from the standards of this chapter shall be provided with
a transition area, the design of which is subject to Borough approval.
K.
New street improvements. All street paving shall conform to the following
specifications:
(1)
Streets must be surfaced to the grades and dimensions drawn on the
plans, profiles and cross-sections submitted by the applicant and
approved by Borough Council after consulting with the Borough Engineer.
Before paving the street surface, the applicant must install the required
utilities and provide, where necessary, adequate stormwater drainage
for the street acceptable to the Borough Council. The pavement base,
wearing surface and shoulders must be constructed according to the
following specifications, excepting, however, that for the construction
of arterial roads or highways, the developer shall consult with the
Borough Engineer and be governed by PennDOT for the method of construction
to be used, and the design shall conform to PennDOT Pub. 242.
(2)
All new streets shall be designed according to the following cross-sectional
specifications: all courses are compacted thicknesses.
(3)
The use of recycled materials is strongly encouraged.
(4)
Pavement. The pavement base and wearing surface must be in accordance
with, and constructed in accordance with, PennDOT Pub. 408, as revised
to date. The following table will outline the alternatives available
to the developer:
|
Streets
| ||||
|---|---|---|---|---|
|
Flexible Payments
|
Pavement Courses
|
Minor
(inches)
|
Collector
(inches)
| |
|
Option No. 1
|
Wearing(1)
|
1 1/2
|
1 1/2
| |
|
Binder(2)
|
0
|
2
| ||
|
Base(3)
|
4 1/2
|
4
| ||
|
Subbase
|
8
|
8
| ||
|
Option No. 2
|
Wearing(1)
|
1 1/2
|
1 1/2
| |
|
Binder(2)
|
2
|
2
| ||
|
CABC(4)
|
6
|
8
| ||
|
Subbase
|
8
|
8
| ||
|
NOTES:
| ||
|---|---|---|
|
(1)
|
Wearing: Superpave Asphalt Mixture Design, HMA Wearing Course.
PG 64-22, 0.0 to 0.3 million ESALs, 9.5 mm mix, SRL L.
| |
|
(2)
|
Binder: Superpave Asphalt Mixture Design, HMA Binder Course,
PG 64-22, 0.0 to 0.3 million ESALs, 19.0 mm mix.
| |
|
(3)
|
Base: Superpave Asphalt Mixture Design, HMA Base Course. PG
64-22, 0.0 to 0.3 million ESA's, 25.0 mm mix.
| |
|
(4)
|
Crushed aggregate base course.
| |
(5)
For the construction of arterial roads or highways, the developer
shall consult the Borough Engineer and be governed by the PennDOT
specifications for the method of construction to be used (Pub. 408,
as revised to date) and to submit pavement design calculations in
accordance with PennDOT Pub. 242.
(6)
The Borough Council, after consulting with the Borough Engineer,
shall decide if a collector or arterial street is required as a direct
result of the construction of this development, in which case the
applicant is responsible for paving the additional width required
and submitting pavement design calculations in accordance with PennDOT
Pub. 242.
(7)
Shoulders. If curb and gutters are not provided, streets shall be
provided with shoulders in accordance with the following:
(a)
All shoulders shall be constructed in accordance with PennDOT
Pub. 408, latest revision.
(b)
Minor roads shall be a Type 3 shoulder as shown on RC-25 of
the PennDOT Standards for Roadway Construction, Pub. 72, latest revision.
(c)
Collector roads shall be a Type 1 Shoulder, Type 1-I Shoulder,
or a Type 1-S Shoulder as shown on RC-25 of the PennDOT Standards
for Roadway Construction, Pub. 72, latest revision.
(d)
Arterial road shoulders shall be the type as determined by the
Borough Council, after consulting with the Borough Engineer, and PennDOT.
L.
Street intersections.
(1)
All street intersections with a state highway shall be subject to
the approval of PennDOT and shall be required to meet all design standards
of this chapter.
(2)
Multiple intersections involving the junction of more than two streets
are prohibited. Only "T" and four-way intersections are permitted.
(3)
The distance between the center line intersections of streets shall
be measured along the center line of the street being intersected
and conform with the following:
|
Function
|
Minimum Separation
(feet)
| |
|---|---|---|
|
Arterial
|
600
| |
|
Major collector
|
300
| |
|
All other streets
|
150
|
(4)
Right angle intersections shall be used whenever possible. No street
shall intersect another at an angle of less than 75° nor more
than 105°.
(5)
The cartway edge at intersections shall be rounded by a tangential
arc with a minimum radii of 55 feet for collector and/or arterial
streets and 20 feet for all other streets. The right-of-way radii
at intersections shall be substantially concentric with the cartway
edge.
(6)
There shall be provided and maintained at all existing and proposed
intersections a clear sight triangle with a line of sight between
points which are established along the center line of the intersecting
streets. The minimum clear sight triangle is 150 feet for arterial
and collector streets and 75 feet for all other streets. Clear sight
triangles shall be indicated on all plans. No building, structure,
planting, or other obstruction that would obscure the vision of a
motorist shall be permitted within these areas. No obstructions, grading
and/or plantings greater than three feet above the cartway grade are
permitted in the clear sight triangle. A public right-of-way shall
be reserved for the purpose of removing any object, material or other
obstruction to the clear sight.
M.
Sight distance. All intersections shall be designed to provide adequate
sight distance with regard to both horizontal and vertical alignment.
The sight distance shall be measured at the center line of the cartway
to an object 3.50 feet above the pavement, from a height of 3.50 feet
and 15 feet from the edge of travel lane at the intersection. The
following are minimum sight distances:
|
Speed
(M.P.H.)*
|
Street Grade in Percent
| ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
<1
|
+1
|
-1
|
+2
|
-2
|
+3
|
-3
|
+4
|
-4
|
+5
|
-5
|
+6
|
-6
| |
|
15
|
75 feet
|
74 feet
|
75 feet
|
73 feet
|
76 feet
|
73 feet
|
77 feet
|
23 feet
|
77 feet
|
73 feet
|
78 feet
|
72 feet
|
79 feet
|
|
20
|
109 feet
|
108 feet
|
110 feet
|
107 feet
|
111 feet
|
106 feet
|
112 feet
|
105 feet
|
113 feet
|
105 feet
|
114 feet
|
104 feet
|
115 feet
|
|
25
|
147 feet
|
145 feet
|
148 feet
|
144 feet
|
150 feet
|
143 feet
|
151 feet
|
142 feet
|
153 feet
|
140 feet
|
155 feet
|
139 feet
|
157 feet
|
|
Speed
(M.P.H.)*
|
Street Grade in Percent
| |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
+7
|
-7
|
+8
|
-8
|
+9
|
-9
|
+10
|
-10
|
+11
|
-11
|
+12
|
-12
|
+13
|
-13
| |
|
15
|
72 feet
|
79 feet
|
73 feet
|
80 feet
|
71 feet
|
81 feet
|
71 feet
|
82 feet
|
70 feet
|
83 feet
|
70 feet
|
84 feet
|
70 feet
|
85 feet
|
|
20
|
103 feet
|
117 feet
|
102 feet
|
118 feet
|
102 feet
|
119 feet
|
101 feet
|
121 feet
|
101 feet
|
123 feet
|
100 feet
|
125 feet
|
100 feet
|
127 feet
|
|
25
|
138 feet
|
159 feet
|
137 feet
|
161 feet
|
136 feet
|
164 feet
|
135 feet
|
166 feet
|
134 feet
|
169 feet
|
134 feet
|
172 feet
|
133 feet
|
175 feet
|
|
NOTES:
| |
|---|---|
|
*
|
If the 85th percentile speed varies by more than 10
miles per hour from the speed limit, the Borough may require the 85th
percentile speed to be used.
|
|
Sight distance for roads with grades greater than 13%
shall be calculated in accordance to the following:
| |
 | ||||
|
Where:
| ||||
|
SSSD
|
=
|
Minimum safe stopping sight distance (feet).
| ||
|
V
|
=
|
Velocity of vehicle (miles per hour).
| ||
|
t
|
=
|
Perception time of motorist (average = 2.5 seconds).
| ||
|
f
|
=
|
Wet friction of pavement (average = 0.30).
| ||
|
g
|
=
|
Percent grade of roadway divided by 100.
| ||
|
Source: Pennsylvania Code. Title 67. Transportation, Chapter
44, Access to And Occupancy of Highways by Driveways and Local Roads
(January 1982).
|
N.
Cul-de-sac streets.
(1)
Permanent cul-de-sac streets will not be approved when a through
street is feasible. Temporary or permanent cul-de-sac streets shall
not exceed a center line distance of 400 feet in length, measured
from the center line intersection with a street which is not a cul-de-sac
to the center of the cul-de-sac turnaround. All cul-de-sac streets,
whether permanently or temporarily designed, shall be provided at
the closed end with a fully paved turnaround with a minimum width
of 80 feet. The minimum right-of-way width in the turnaround is 100
feet. The use of such turnaround shall be guaranteed until such time
as the street is extended.
(2)
Standards for driveway locations along the perimeter of the turnaround are provided in Subsection P.
(3)
The Borough Council may permit an alternative turnaround design,
including a turnaround incorporated into a parking court or landscaped
island, provided safe movement of traffic is assured, adequate radii
are used and guaranteed long-term maintenance is in place.
O.
Alleys.
(1)
The use of alleys is encouraged to provide access to off-street parking
in developments of fee simple townhouses. Alleys shall be limited
to providing a secondary means of access to the side and/or rear of
those lots with street frontage and designed to discourage through
traffic. Alleys shall conform to the following standards:
(3)
An alley may not terminate as a cul-de-sac.
(4)
A minimum right-of-way width of 20 feet and a minimum cartway width
of 16 feet shall be provided for alleys.
(5)
On-street parking is prohibited along alleys, and this prohibition
must be acknowledged both on the plan and on the site.
Q.
Access drives. Access drives are private drives, which provide vehicular movement between a street and any use other than one single-family dwelling unit or farm. Access drives shall be in accordance with Section 301, Access drive requirements, of Chapter 380, Zoning, as amended.
R.
Bicycle paths.
(1)
Separate bicycle paths shall be provided when such paths are specified
as part of an adopted municipal plan or recommended in the applicant's
park and recreation report.
(2)
The preferred location of bicycle paths is outside the street right-of-way.
Bicycle paths, where located along streets, shall be four feet wide
per traffic lane and placed in the outside lane of a roadway, adjacent
to the curb or shoulder. When on-street parking is permitted, the
bicycle lane shall be between the parking lane and the outer lane
of moving vehicles. The lanes shall be delineated with markings, preferably
striping, full pavement coloring, pavement markets (dots), or recessed
reflectors. Bicycle paths which are located outside the street right-of-way
shall be a minimum of eight feet wide. Surface materials shall be
either bituminous mixes, concrete, or an equivalent stabilized material.
(3)
Gradients of bicycle paths shall not exceed 8%, except for short
distances where the grade shall not exceed 15%.
(4)
Horizontal alignments of bicycle paths shall be based upon the grade
of the path entering the curve. Grades less than 5% shall maintain
a minimum horizontal radius of 70 feet. All other grades shall maintain
at least a one-hundred-twenty-five-foot horizontal radius.
S.
Recreation or nonlicensed vehicle crossings of streets, alleys, access
drives and driveways. The following standards shall apply for all
recreation or nonlicensed vehicle trail crossings (e.g., bicycles,
carriages, equestrian, golf cart, off-road vehicles, snowmobiles):
(1)
Crossings shall be provided in a manner consistent with the design,
construction, and stormwater drainage of the street, alley, access
drive, or driveway.
(2)
Crossings shall be perpendicular or radial to the vehicular traffic
movements.
(3)
No crossing shall be located closer than 40 feet from the cartway
edge of a street, alley, access drive, or driveway intersection.
(4)
Crossings shall be provided with a clear sight triangle of 75 feet
measured along the center line of the street, access drive, or driveway,
and five feet from the edge of the roadway at the center line of the
recreation vehicular crossing. No obstructions, grading and/or planting
greater than three feet above the cartway grade are permitted in the
clear sight triangle. A public right-of-way shall be reserved for
the purpose of removing any object, material or other obstruction
to the clear sight.
(6)
Crossings shall not exceed a slope of 8% within 25 feet of the cartway
being crossed.
(7)
Crossings shall be easily identifiable by licensed and nonlicensed
vehicular drivers. The surface of the crossing shall be signed and
brightly painted with angle stripes to warn motorists and crossers
of the crossing.
(8)
Crossing of collector or arterial streets shall consist of a tunnel,
bridging or other suitable measures to assure safe crossing.
T.
Specific traffic control and access requirements. All subdivisions
and land developments containing 50 or more dwelling units or units
of occupancy or nonresidential buildings containing, either singly
or in combination, 20,000 or greater square feet of gross floor area
shall be provided with at least two separate and distinct means of
access for the subdivision or land development. Where a single tract
of land is subdivided into lots for subsequent development, all of
the lots created by the initial subdivision plan and any subsequent
plans shall be considered in determining whether there will be 50
or more dwelling units or units of occupancy or nonresidential buildings
containing, either singly or in combination, 20,000 or greater square
feet of gross floor area. All development, whether existing or proposed,
and all existing dwelling units or units of occupancy and buildings
shall be considered in determining whether there will be 50 or more
dwelling units or units of occupancy or nonresidential buildings containing,
either singly or in combination, 20,000 or greater square feet of
gross floor area. For the purpose of this section, all development
indicated on subdivision and/or land development plans which have
been submitted to the Borough and which are either pending approval
or have been approved but not constructed shall be considered proposed
development.
(1)
Access may be provided through the location of two or more public
or private streets, each of which intersects with an existing public
street. Such public or private streets shall meet all of the requirements
of this chapter concerning design, number of access points, and construction.
(2)
Access for a land development may be provided through two or more
access drives into the land development from an existing public street
or private street meeting the requirements of this chapter unless
such access drives are prohibited by other provisions of this chapter.
Such access drives shall be separated by a distance of at least 150
feet unless a greater separation distance is required by this chapter
or by any other law or regulation. The intersection of the access
drive with the abutting street shall comply with all requirements
of this chapter.
(3)
If the applicant is unable to provide access to the subdivision or land development meeting the requirements of Subsection T(1) or (2), the applicant shall provide an emergency access.
(a)
The emergency access shall be improved in a manner that emergency
vehicles may safely transverse the area. Borough Council may consider
the recommendations of providers of emergency services within the
Borough when determining the nature and extent of the improvements
which are required. The area of the emergency access shall be clearly
indicated on the plan.
(b)
The applicant shall submit evidence that the emergency access
design has been reviewed and approved by the providers of emergency
services within the Borough. The applicant shall demonstrate that
the emergency access will be accessible to emergency vehicles after
completion of construction.
(c)
The emergency access may be located so that access to the subdivision
or land development is gained from a public street at a location unsuitable
for regular access with the existing public street.
(d)
The emergency access may be located so that access is gained
from an adjoining tract. For example, a subdivision or land development
adjoining a parking lot of another use may provide emergency access
through a point with a break chain. Applicants with plans indicating
emergency access through an adjoining tract shall provide evidence
that the adjoining property owner has irrevocably consented to such
emergency access location.
B.
Parking space design.[1]
(1)
Passenger motor vehicle parking space. Within an off-street parking
lot (or structure), each parking space for passenger motor vehicles
(except those spaces dedicated for use by handicapped persons) shall
comply with the following:
|
Table 318-27B(1)
Parking Design Standards
| |||||
|---|---|---|---|---|---|
|
Minimum Required Parking Space Dimensions Measured from
Inside Edge of Any Parking Space Striping
|
Minimum Required Aisle Width
| ||||
|
Angle
|
Width
(feet)
|
Depth
(feet)
|
One-Way Traffic
(feet)
|
Two-Way Traffic
(feet)
| |
|
Parallel
|
8
|
22
|
12
|
20
| |
|
0.1° to 34.99°
|
10
|
19
|
12
|
20
| |
|
35° to 54.99°
|
10
|
21
|
15
|
20
| |
|
55° to 89.99°
|
10
|
22
|
18
|
22
| |
|
90°
|
9
|
18
|
20
|
22
| |
(2)
Oversized parking space design. Within an off-street parking lot
(or structure), each required oversized parking space shall be located
to allow for easy maneuvering and identified by signage and shall
be a minimum of:
C.
Design standards for handicapped parking spaces. Off-street parking facilities required by the Americans With Disabilities Act (ADA) shall be in accordance with the most recent versions of the ADA Standards for Accessible Design of the United States Department of Justice and Chapter 145, related to buildings, whichever is more restrictive. The applicant shall certify, in writing, or plan note that the application for development complies with all relevant ADA requirements.
D.
Aisles. Aisles are intended principally to provide vehicular access
within a parking lot (or structure) and the entrance/exit area for
individual parking spaces.[2]
E.
Parking space markings. All off-street parking spaces shall be marked
and maintained for the purpose of defining all parking spaces and
aisles. As a minimum, the lines of all off-street parking spaces and
aisles (including directional arrows) shall be solid and four inches
wide. White paint for these lines shall conform to Federal Specification
TT-P-115C, Type 1, for white nonreflective traffic line paint, or
equivalent. Painted lines, arrows, and dividers shall be provided
and maintained to control parking and to direct vehicular circulation.[3]
F.
Curb radii. Not less than a five-foot radius of curvature shall be
permitted for horizontal curves in parking areas.
G.
Dead-end parking spaces. All dead-end parking lots shall be designed
to provide sufficient backup area for all end-spaces.
I.
Landscaping and screening requirements. The following landscaping
and screening requirements shall apply to all parking lots:[5]
(1)
Front yard landscape strip. When a parking lot is permitted to be located in a front yard which adjoins a street right-of-way or access drive, a landscaped strip shall be provided on the property along the entire street right-of-way line or the closest edge of any access drive along the street frontage. If there is no building or other structure on the property, the parking lot shall still be separated from the street right-of-way line or the closest edge of any access drive along the street frontage by the landscaped strip. This strip shall be measured from the street right-of-way line or the closest edge of any access drive along the street frontage, whichever produces the wider landscape strip. The strip shall be permitted to be located within any other landscaped strip required to be located along a street right-of-way or the closest edge of any access drive along the street frontage. Unless Chapter 380, Zoning, permits a lesser depth, the following lists the required minimum depth of landscape strips:
|
Table 318-27I(1)
Front Yard Landscape Strip Standards
| ||
|---|---|---|
|
Number of Parking Spaces in Parking Lot Including Joint
Facilities
|
Front Yard Landscape Strip Width Measured from the Street
Right-of-Way Line or Closest Edge of any Access Drive Along the Street
Frontage
(feet)
| |
|
Less than 100
|
10
| |
|
100 to 250
|
20
| |
|
Over 250
|
25
| |
(2)
Side and rear yard landscape strips. Unless Chapter 380, Zoning, permits a lesser depth, and except as provided herein this subsection, all off-street parking lots shall be surrounded by a ten-foot-wide landscape strip. Where a rear lot line or side lot line adjoins the right-of-way line of an alley, the required landscape strip separating an off-street parking lot and the alley right-of-way line shall be permitted to be reduced to five feet.
(3)
Interior landscaping.
(a)
Off-street parking lots containing 20 or more parking spaces
shall include a minimum of 5% of the total area of the parking lot
as interior landscaping. Where parking lots with less than 20 spaces
are developed without interior landscaping and additional spaces are
later added so that the total number of parking spaces is 20 or more,
then all the required interior landscaping shall be provided for the
entire parking lot.
(b)
Such interior landscaping shall be used:
[1]
At the end of parking space rows and to break up continuous
rows of parking spaces at least every 10 parking spaces, the minimum
dimensions of which shall be nine feet wide and 18 feet long;
[2]
Adjoining and to help visually define parking aisles through
or next to the parking lot; and
[3]
To provide for a minimum six-foot-wide landscape island that
is perpendicular to the adjoining parking space rows, and extending
the full length of the adjoining parking space rows at intervals of
no less than every four rows of parking spaces.
(c)
For the purpose of computing the total area of any parking lot,
all areas within the perimeter of the parking lot shall be counted,
including all parking spaces, aisles, islands, and curbed areas.
(d)
Landscaped areas situated outside of the parking lot, such as
peripheral areas and areas surrounding buildings, shall not constitute
interior landscaping.
(e)
Ground cover alone is not sufficient to meet this requirement.
Trees, shrubs, or other approved material shall be provided. At least
one shade tree, with a minimum trunk caliper of two inches, measured
at a height of six inches above finish grade, shall be provided for
each 300 square feet (or fraction) of required interior landscaping
area. These trees shall have a clear trunk at least five feet above
finished-grade level.
(f)
Parked vehicles shall not overhang interior landscaped areas
more than 2 1/2 feet. Where necessary, wheel stops or curbing
shall be provided to ensure no greater overhang.
J.
Speed bumps and traffic-calming devices.
(1)
All speed bumps provided as part of access drives or parking lot
aisles shall be marked with permanent, yellow diagonal stripes.
(2)
The speed bumps shall be in the form of mounds or depressions in
the pavement and shall be designed to restrain motor vehicle speed.
(3)
There shall be a warning sign posted at each entrance to a parking
area having speed bumps.
(4)
In no case shall the overall height (or depth) of speed bumps exceed
two inches.
(5)
Speed bumps and traffic-calming devices shall be set back 50 feet
from the street right-of-way of any local, marginal access or collector
road, and at least 100 feet from the street right-of-way of any expressway
or arterial road.
L.
Separation from street rights-of-way and walkways. Parking lots and
parking spaces shall be guarded by curbs or other protective devices,
which shall be arranged so that parked passenger motor vehicles cannot
project into street rights-of-way, access drives, yards, or walkways
(including sidewalks and trails). Parking spaces shall not be permitted
along or upon access drives without curbs.[7]
M.
Access. Parking lots (or structures) and parking spaces shall be
designed such that vehicles shall only be able to enter an adjoining
street right-of-way in a forward direction, and need not access the
street right-of-way in reverse (back out) in order to exit the parking
facility. Parking facilities shall be designed so that each vehicle
may proceed to and from the parking space provided for it without
requiring the moving of any other vehicle.[8]
N.
Off-street loading.[9]
(2)
Surfacing. All off-street loading spaces, including access drives,
shall be constructed and maintained with a paved surface.
(3)
Connection to street right-of-way. Every loading space shall be connected
to a street right-of-way by means of an access drive.
(4)
Separation from streets, sidewalks, and parking lots. Off-street
loading spaces shall be designed so that there will be no need for
vehicles to back onto streets (excluding alleys) or walkways (including
sidewalks and trails). Furthermore, off-street loading spaces shall
not interfere with off-street parking lots or with the free movement
of vehicles and pedestrians over a street right-of-way or walkway
(including sidewalks and trails).
(5)
Required off-street loading space sizes. Off-street loading spaces
shall have a rectangular shape with not less than the following dimensions,
excluding access drives, entrances, and exits. Angled spaces will
need to be longer to achieve the rectangular shape.
|
Table 318-27N(5)
Off-Street Loading Space Size Standards
| ||||
|---|---|---|---|---|
|
Facility
|
Length
(feet)
|
Width
(feet)
|
Minimum Height
(if covered or obstructed)
(feet)
| |
|
Industrial, wholesale and storage uses and shopping centers
|
63
|
12
|
15
| |
|
All other uses
|
33
|
12
|
15
| |
(6)
Access. Off-street loading spaces shall be designed such that vehicles
shall only be able to enter an adjoining street right-of-way in a
forward direction, and need not access the street right-of-way in
reverse (back out) in order to exit the loading facility. Off-street
loading spaces shall be designed so that each vehicle may proceed
to and from the space provided for it without requiring the moving
of any other vehicle.
(7)
Dead-end loading spaces. All dead-end loading spaces shall be designed
to provide sufficient backup and turnaround area for all vehicles
intended to use them. Such backup and turnaround areas shall also
be considered to be part of the off-street loading space for purposes
of location, setbacks, orientation and screening.
(10)
Loading space markings. All off-street loading spaces shall
be marked and maintained for the purpose of defining all loading spaces
and aisles. As a minimum, the lines of all off-street loading spaces
and aisles (including directional arrows) shall be solid and four
inches wide. White paint for these lines shall conform to Federal
Specification TT-P-115C, Type 1, for white nonreflective traffic line
paint, or equivalent. Painted lines, arrows, and dividers shall be
provided and maintained to control loading and parking and to direct
vehicular circulation.
A.
Sidewalks shall be provided along all street frontages. Additionally,
sidewalks may be required to continue existing sidewalk systems to
the terminus of a service area or provide access to vehicular parking
compounds, school bus zones, or recreational, commercial, industrial
or other community facilities.
B.
Sidewalks which are located along streets or access drives shall
be located along the side(s) of the street upon which lots front and
pedestrian traffic is anticipated.
C.
Sidewalks which are provided off street or off access drives shall
be located along anticipated pedestrian traffic routes.
D.
Sidewalks located adjacent to streets shall be constructed in accordance with Chapter 314, Streets and Sidewalks, of the Code of the Borough of Palmyra, and the most recent version of the Americans With Disabilities Act Standards for Accessible Design.
E.
Sidewalks located outside of the public right-of-way (e.g., adjacent
to driveways, access drives, and parking compounds) may be constructed
of any stable and mud-free material. Sufficient protection shall be
provided to restrict parked vehicles from encroaching onto the sidewalk.
F.
Sidewalks along streets shall, when possible, be located within the
street right-of-way and physically divided from the street cartway
by a curb and a two-foot-wide grass strip.
G.
Maintenance and repair costs for sidewalks are the sole responsibility
of the frontage lot owner.
H.
Pedestrian easements, which may be required by the Borough to facilitate
pedestrian circulation or to give access to community facilities shall
have a minimum right-of-way width of 10 feet. This walkway shall be
improved to the standards assigned by the Borough.
A.
Curbs shall be provided along all streets.
B.
Depending on stormwater drainage conditions, traffic, parking and/or
safety of pedestrians, curbs may be required along access drives.
C.
Curbs along streets and across access drives shall be vertical type.
E.
Transitions in curb type shall be subject to approval by the Borough.
F.
Curbs shall conform with the Americans With Disabilities Act Accessibility
Guidelines.
A.
General. The configuration of blocks and lots shall be based upon
the lot area requirements, traffic circulation, salient natural features,
existing man-made features, and land use. Lot configurations should
provide for flexibility in building locations, while providing safe
vehicular and pedestrian circulation.
B.
Residential blocks. All blocks in a residential subdivision shall
have a maximum length along any side of 600 feet. Where practical,
the minimum length of any side shall be 300 feet.
C.
Nonresidential blocks. Block configurations in nonresidential areas
shall be based primarily upon safe and efficient traffic circulation
and salient natural features.
D.
Lot configuration.
(1)
Whenever practical, side lot lines shall be radial to street lines.
(2)
In order to avoid jurisdictional problems, lot lines shall, wherever
feasible, follow municipal boundaries rather than cross them. Where
a lot is divided by a municipal boundary, the minimum standards of
both municipalities shall apply.
(3)
Lots with areas that are two or more times the minimum area requirements
shall, wherever feasible, be designed with configurations that allow
for additional subdivision. The Borough may require a sketch plan
of such large lots that indicates the potential future subdivision
is generally in conformance with the design standards.
(4)
All lots shall front on a public street, or a private street that complies with the requirements of § 318-26B.
(5)
Double frontage or reverse frontage lots front upon two parallel
streets, or upon two streets which do not intersect, and vehicular
access is provided solely from the street of lesser functional classification.
All residential double frontage or reverse frontage lots shall designate
one frontage as the rear yard and have a planted buffer easement of
at least 20 feet in width located immediately contiguous to the street
right-of-way. Vehicular access shall be prohibited from the rear of
double frontage or reverse frontage lots. All double frontage or reverse
frontage lots shall include an identification of the frontage for
use as a road access. The street designated for frontage must be consistent
with contiguous lots.
(6)
All remnants of land (areas remaining after subdivision) shall conform
to the lot area and configuration requirements.
(7)
All lots shall be designed to provide sufficient building area based
upon building setbacks, easements, etc.
The building setback lines and building separations shall conform with the prevailing Chapter 380, Zoning, requirements.
Easements for sanitary sewer facilities, stormwater drainage
facilities, public utilities, or pedestrian access shall meet the
following standards:
A.
To the fullest extent possible, easements shall be adjacent to property
lines.
B.
Nothing shall be placed, planted, set, or put within the area of
an easement that would adversely affect the function of the easement
or conflict with the easement agreement.
C.
The plan and easement agreement shall clearly identify who has the
right of access and responsibility for function of the easement area.
D.
Pedestrian easements shall have a minimum width of 10 feet.
E.
Sanitary sewer and water supply easements shall have a minimum width
of 20 feet. In the case of a shared utility easement, sufficient area
shall be provided to allow a minimum of 10 feet between the center
line of the utility and the edge of the right-of-way.
F.
Stormwater easements shall have a minimum width of 20 feet and shall
be adequately designed to provide area for the collection and discharge
of water, the maintenance, repair, and reconstruction of the drainage
facilities, and the passage of machinery for such work.
G.
Where any electric or telephone, telecommunication or petroleum transmission
line traverses a property, the applicant shall confer with the applicable
transmission or distribution company to determine the minimum distance
which shall be required between each structure and the center line
of such petroleum or petroleum product transmission line. All applications
shall include a copy of the recorded agreement or a letter from the
owner of the transmission line stating any conditions on the use of
the tract and the right-of-way width.
A.
Monuments must be placed so that the scored or marked point coincides
exactly with the point of intersection of the lines being monumented.
B.
Monuments and markers must be set so that the top of the monument
or marker is level to one inch above the finished grade.
C.
Monuments must be set at points of intersection in the perimeter
of a subdivision or land development unless a corner monument already
exists at that point.
D.
Street right-of-way lines shall be provided with monuments at all
points of intersection.
E.
Monuments shall be four inches square or four inches in diameter
and shall be 30 inches in length.
F.
Monuments shall be made of concrete, stone, or by setting a four-inch
metallic pipe filled with concrete. Monuments which are not constructed
by filling a four-inch metallic pipe shall have embedded a metallic
bar and/or cap to facilitate locating the monument with electronic
locating devices.
G.
Markers must be set at all lot corners, except those monumented,
and must be placed before the property is offered for sale.
H.
Markers shall be a minimum of 5/8 of an inch square, or 5/8 of an
inch in diameter, and 30 inches in length. Markers shall be made of
iron or steel bars.
I.
All markers and monuments shall be placed by a registered land surveyor.
J.
All existing monuments and lot line markers shall be delineated on
the preliminary plan. All existing and proposed monuments and lot-line
markers shall be delineated on the final plan.
A.
All subdivision and land development plans shall conform with Chapter 310, Stormwater Management, as amended. The design and construction of all developments must be coordinated with all existing stormwater management facilities that are necessary to serve the development, prevent flooding, conform to the most recent version of the Borough's Comprehensive Plan, and conform to all regulations or maps adopted in furtherance thereof.
B.
The development must insure that other properties will continue to
have safe and convenient stormwater management in accordance with
the standards of this chapter, or to the level of service that existed
prior to the development.
C.
Studies and reports shall clearly identify all assumed improvements
to the existing facilities. A study, report or plan that contains
an assumption of future construction of improvements shall include
evidence that:
Any required landscaping shall be designed and installed in accordance with Chapter 380, Zoning, as amended.
A.
Protection of natural features. The finished topography of the site
shall adequately facilitate the proposed development without excessive
earthmoving and destruction of natural amenities. Natural features
shall be preserved and incorporated into the final landscaping wherever
possible and desirable. The applicant shall demonstrate the means
whereby the natural features shall be protected during construction.
B.
Street trees.
(1)
Street trees shall be provided along all street frontages, in accordance
with the following criteria:
(a)
The street trees shall be nursery grown in a climate similar
to that of the locality of the project. Varieties of trees shall be
subject to the approval of the Borough and shall be in accordance
with the List of Appropriate Trees for Specific Planting Conditions
contained herein. The applicant is encouraged to be creative in selecting
tree varieties and locations to achieve a pleasing appearance.
(b)
Street trees shall have a normal habit of growth and shall be
sound, healthy, and vigorous; they shall be free from disease, insects,
insect eggs, and larvae.
(c)
All street trees shall have a minimum trunk caliper of two inches,
measured at a height of six inches above finish grade.
(d)
Street trees planted within 10 feet of a curb, sidewalk, or
noncurbed street shall have an appropriate root barrier installed
of a type to be approved by the Borough Planning Commission.
(e)
The planting of any tree species other than those identified
on the List of Appropriate Trees for Specific Planting Conditions
shall be prohibited.
(f)
No street tree shall be planted less than 30 feet from an intersection
of two streets, whether curbed or noncurbed, measured from the right-of-way
line of the intersecting streets, or less than eight feet from a fire
hydrant, sewer inlet, light standard, utility pole, or underground
utility lines. These spacing restrictions may be modified at the discretion
of the Borough Planning Commission.
(g)
Where trees are to be planted in existing pavement areas, a
space of at least three feet by three feet, five feet by five feet
preferred, shall be provided for each tree. Each tree shall be planted
with a root barrier. The opening shall be level with the sidewalk
and covered with an appropriate material (e.g., mulch or grating)
to reduce the spread of weeds.
(h)
All planting shall be performed in conformance with good nursery
and landscape practice.
(i)
Requirements for the measurements, branching, grading, quality,
balling, and the burlapping of trees shall follow the code of standards
recommended by the American Association of Nurserymen, Inc., in the
American Standard for Nursery Stock, ANSIZ60, 1-1973, as amended.
(j)
Street trees shall be planted on a lot prior to the issuance
of a certificate of use and occupancy by the Borough for the lot and
any building or structure erected thereon.
(2)
List of Appropriate Trees for Specific Planting Conditions. Planting
conditions shall be considered hierarchical. For example, if a tree
is acceptable to plant within Condition A, it shall also be acceptable
for planting within Condition B or C. Consideration should be given
for the creation of tree canopy within the Borough, and larger trees
are preferred if conditions exist where they will thrive.
(a)
Condition A: small compact trees.
[1]
Planting strip is at least two feet wide and typically less
than four feet wide.
[2]
Sidewalk openings shall be at least three feet by three feet.
[3]
Utility lines run overhead, between 25 and 45 feet aboveground.
[4]
Building facade setback is less than 10 feet from the center
of the tree.
|
Common Name
|
Scientific Name
|
Variety
| |
|---|---|---|---|
|
Canadian serviceberry
|
Amelanchier Canadensis
|
Autumn Sunset (single-trunk)
| |
|
Canadian serviceberry
|
Amelanchier Canadensis
|
Cumulus (single-trunk)
| |
|
Canadian serviceberry
|
Amelanchier Canadensis
|
White Pillar (single-trunk)
| |
|
Allegehny serviceberry
|
Amelanchier laevis
|
Cumulus (single-trunk)
| |
|
Serviceberry
|
Amelanchier x grandiflora
|
Autumn Brilliance (single-trunk)
| |
|
Serviceberry
|
Amelanchier x grandiflora
|
Trazam (single-trunk)
| |
|
Serviceberry
|
Amelanchier x grandiflora
|
Cole's Select (single-trunk)
| |
|
Galaxy magnolia
|
Magnolia sp
|
Galaxy
| |
|
Crabapple
|
Malus sp
|
Adirondack
| |
|
Crabapple
|
Malus sp
|
Ballerina
| |
|
Crabapple
|
Malus sp
|
Donald Wyman
| |
|
Crabapple
|
Malus sp
|
Pink Dawn
| |
|
Sargent cherry
|
Prunus sargentii
|
Columnaris
| |
|
Japanese flowering cherry
|
Prunus serrulata
|
Amanogawa (single-trunk)
| |
|
Japanese flowering cherry
|
Prunus serrulata
|
Accolade
| |
|
Japanese flowering cherry
|
Prunus serrulata
|
Autumnalis
| |
|
Japanese flowering cherry
|
Prunus serrulata
|
Kwanzan
| |
|
Japanese flowering cherry
|
Prunus serrulata
|
Okame
| |
|
Common chokeberry
|
Prunus virginiana
|
Schubert
| |
|
Snow goose cherry
|
Prunus sp
|
Snow Goose
|
(b)
Condition B: medium-sized trees.
[1]
Planting strip is at least four feet wide or greater.
[2]
Sidewalk openings shall be at least four feet by four feet.
[3]
Utility lines are at least 45 feet aboveground or absent.
[4]
Building facade setback is 10 feet or greater from the center
of the tree.
|
Common Name
|
Scientific Name
|
Variety
| |
|---|---|---|---|
|
Hedge maple
|
Acer camestre
|
Evelyn
| |
|
Hedge maple
|
Acer camestre
|
Miyabe
| |
|
Red horsechestnut
|
Aesculus x carnea
|
Briotti
| |
|
Red horsechestnut
|
Aesculus x carnea
|
Fort McNair
| |
|
Heritage river birch
|
Betula nigra
|
Heritage (single-trunk)
| |
|
Upright European hornbeam
|
Carpinus betulus
|
Fastigiata
| |
|
American hornbeam, musclewood
|
Carpinus caroliniana
| ||
|
Carolina silverbell
|
Halesia carolina
| ||
|
Sweet magnolia
|
Magnolia virginiana
| ||
|
Sourwood
|
Oxydendrum arboretum
| ||
|
Hophornbeam
|
Ostrya virginiana
| ||
|
Japanese tree lilac
|
Syringa reticulate
|
Ivory Silk
|
(c)
Condition C: large trees.
[1]
Planting strip is at least six feet wide or greater.
[2]
Holes cut in sidewalks should be at least six feet by six feet.
[3]
Utility lines are at least 45 feet aboveground or absent.
[4]
Lawns and pocket parks in which tree planting space is greater
than 70 feet wide.
[5]
Municipal parks and school properties with ample open, unobstructed
space to plant trees (planting space of at least 70 feet wide, preferably
100 feet wide).
|
Common Name
|
Scientific Name
|
Variety
| |
|---|---|---|---|
|
Black maple
|
Acer nigrum
| ||
|
Red maple
|
Acer rubrum
|
Armstrong
| |
|
Red maple
|
Acer rubrum
|
Autumn Blaze
| |
|
Red maple
|
Acer rubrum
|
October Glory
| |
|
Red maple
|
Acer rubrum
|
Red Sunset
| |
|
Sugar maple
|
Acer saccharum
|
Green Mountain
| |
|
Sugar maple
|
Acer saccharum
|
Goldspire
| |
|
American chestnut
|
Castanea dentate
|
Blight-resistant hybrids
| |
|
Common hackberry
|
Celtis occidentalis
| ||
|
Katsuratree
|
Cercidiphyllum japonicum
| ||
|
Thornless honeylocust
|
Gleditsia triacanthos var inermis
|
Only thornless cultivars like Shademaster or Majestic
| |
|
Kentucky coffeetree
|
Gymnocladus dioicus
| ||
|
Tuliptree, yellow poplar
|
Liriodendron tulipifera
| ||
|
Sweetgum
|
Liquidambar styraciflua
| ||
|
Cucumber magnolia
|
Magnolia acuminate
| ||
|
Dawn Redwood
|
Metasequoia glyptotroboides
| ||
|
Black Tupelo, Black Gum
|
Nyssa sylvatica
| ||
|
London plane tree
|
Platanus x acerifolia
|
Bloodgood
| |
|
American sycamore
|
Platanus Occidentalis
| ||
|
White oak
|
Quercus Alba
| ||
|
Swamp white oak
|
Quercus bicolor
| ||
|
Scarlett oak
|
Quercus coccinea
| ||
|
Northern pin oak
|
Quercus ellipsoidalis
| ||
|
Shingle oak
|
Quercus imbricaria
| ||
|
Bur oak
|
Quercus macrocarpa
| ||
|
Pin oak
|
Quercus palustris
| ||
|
Willow oak
|
Quercus phellos
| ||
|
English oak
|
Quercus robur
|
Attention
| |
|
English oak
|
Quercus robur
|
Skymaster
| |
|
English oak
|
Quercus robur
|
Skyrocket
| |
|
Red oak
|
Quercus rubra
| ||
|
Shunard oak
|
Quercus shumardii
| ||
|
American linden, basswood
|
Tilia americana
| ||
|
Littleleaf linden
|
Tilia cordata
|
Corinthian
| |
|
Littleleaf linden
|
Tilia cordata
|
Chancellor
| |
|
American elm
|
Ulmus Americana
|
Only cultivars resistant to Dutch Elm Disease
| |
|
Japanese zelkova
|
Zelkova serrata
|
Green Vase
| |
|
Japanese zelkova
|
Zelkova serrata
|
Village Green
|
(3)
Invasive tree species. The following trees are considered invasive
species by the Pennsylvania Department of Natural Resources and/or
the U.S. Department of Transportation. These trees are not native
to Pennsylvania and are known to spread uncontrollably into natural
areas. Therefore, the planting of these trees is discouraged in order
to protect the state's natural heritage and biodiversity:
|
Common Name
|
Scientific Name
| |
|---|---|---|
|
Amur maple
|
Acer ginnala
| |
|
Norway maple
|
Acer platanoides
| |
|
Sycamore maple
|
Acer pseudoplatanus
| |
|
Tree-of-heaven
|
Ailanthus altissima
| |
|
Mimosa
|
Albizia julibrissin
| |
|
Goldenrain tree
|
Koelreuteria paniculata
| |
|
Melaleuca
|
Melaleuca quinquenervia
| |
|
Chinaberry tree
|
Melia azedarach
| |
|
Princess tree
|
Paulownia tomentosa
| |
|
Callery pear
|
Pyrus calleryana
| |
|
Chinese tallow tree
|
Sapium sebiferum
| |
|
Siberian elm
|
Ulmus pumila
|
C.
Landscape materials. Trees and shrubs shall be typical of their species
and variety and have normal growth habits, well-developed branches,
and densely foliated, vigorous, and fibrous root systems. They shall
have been grown under climatic conditions similar to those in the
locality of the project or properly acclimated to conditions of the
locality of the project. Any tree or shrub which dies shall be replaced.
All landscaping and screening treatments shall be properly maintained.[1],[2]
A.
When, in accordance with the Pennsylvania Sewage Facilities Act,
Act 537 of 1966, as amended,[1] a sewer facilities plan revision (plan revision module
for land development), or supplement, is required, approval from the
Pennsylvania Department of Environmental Protection shall be submitted
as a condition of final plan approval.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
B.
The applicant shall provide the type of sanitary sewage disposal
facility consistent with the Pennsylvania Sewage Facilities Act, Act
537 of 1966, as amended.
C.
Sanitary sewer systems shall be designed in accordance with the prevailing rules and regulations of the Pennsylvania Department of Environmental Protection and Chapter 288, Sewage and Sewage Disposal, of the Code of the Borough of Palmyra.
D.
The final plan application shall include:
(1)
Evidence that the supplier is a certificated public utility; a bona
fide cooperative association of lot owners; or 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 evidence.
(2)
The applicant shall insure that sufficient capacity is legally available
to the Borough to serve all of the proposed lots or units of occupancy
within the site. If the Borough does do not have sufficient capacity
contractually available with North Londonderry Township Authority,
the City of Lebanon or any other provider of conveyance and/or wastewater
treatment services, the Borough shall not be required to approve a
final subdivision or land development plan. If the applicant is unwilling
to grant an extension of time within which the Borough may consider
the application, the Borough shall deny approval of the final plan
due to unavailability of sewage disposal service.
(3)
Notice of approval of the design, capability to service, method of
installation, and possible financial guarantee from the provider.
E.
Where individual on-site sanitary sewage disposal facilities are
to be utilized, each lot so served shall be of a size and shape to
accommodate the necessary subsurface sewage disposal system and a
replacement system at a safe distance from building and water supply
in accordance with Title 25, Chapter 73, Rules and Regulations, of
the Pennsylvania Department of Environmental Protection, as amended,
and the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended.[2]
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
F.
The design and construction of all developments must be coordinated
with all existing sanitary sewer facilities that are necessary to
serve the development, conform to the most recent version of the Borough's
Comprehensive Plan, and conform to all regulations or maps adopted
in furtherance thereof. The development must ensure that other properties
will continue to have an adequate treatment/conveyance system in accordance
with the standards of this chapter, or to the level of service that
existed prior to the development. Studies and reports shall clearly
identify all assumed improvements to the existing facilities. A study,
report or plan that contains an assumption of future construction
of improvements shall include evidence that:
A.
Water supply systems shall be designed in accordance with the prevailing
rules and regulations of the Pennsylvania Department of Environmental
Protection and Pennsylvania American Water Company, or its successor.
B.
Wherever the water supply system contains sufficient capability or
will in the foreseeable future, with or without developer assistance,
fire hydrants shall be provided. Fire hydrants shall meet the specifications
of the Middle Department Association of Fire Underwriters and the
local fire department. Fire hydrants shall typically be located at
street intersections no more than 10 feet from the curb. All fitting
types shall be in accordance with the standards of the applicable
fire department. The large fitting shall face the street and be a
minimum of 16 inches above the ground level. Fire hydrants shall be
spaced so that all proposed buildings will be no more than 600 feet
from a hydrant measured along travelled ways.
C.
Where individual on-site water supply system is to be utilized, each
lot so served shall be of a size and shape to allow safe location
of such a system, in accordance with all applicable standards.
D.
The final plan application shall include:
(1)
Evidence that the supplier is a certificated public utility; a bona
fide cooperative association of lot owners; or 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 evidence.
(2)
Notice of approval of the design, installation, and possible financial
guarantee from the provider.
E.
The design and construction of all developments must be coordinated
with all existing water supply facilities that are necessary to serve
the development, conform to the most recent version of the Borough's
Comprehensive Plan, and conform to all regulations or maps adopted
in furtherance thereof. The development must ensure that fire hydrant
flows will not be jeopardized and other properties will continue to
have an adequate quality, supply and pressure in accordance with the
standards of this chapter, or to the level of service that existed
prior to the development. Studies and reports shall clearly identify
all assumed improvements to the existing facilities. A study, report
or plan that contains an assumption of future construction of improvements
shall include evidence that:
This section shall only apply to proposals that would result
in the creation of new residential lots or dwelling units. It is the
purpose of this section to implement the language contained in Section
503(11) of the most recent version of the MPC and thereby provide
needed recreation/open space to accommodate growth. All park and open
space proposals shall be submitted with the subdivision or land development
application.
A.
Mandatory dedication.
(1)
Any proposal that would result in the creation of one or more new
residential lots or dwelling units shall be required to dedicate a
minimum of 0.026 acre of park and/or open space per dwelling unit
to the Borough prior to final plan approval.
(2)
Deeds for transfer of dedicated land shall be executed and recorded:
(3)
As an alternative to dedication, and upon agreement with the Borough
Council, the applicant may agree to provide any of the following:
(a)
Construct and/or improve existing recreation facilities.
(b)
Pay a fee-in-lieu of dedication.
[1]
Fees-in-lieu shall be paid prior to the approval of the final
subdivision or land development plan. Where final plan phases are
proposed, applicable fees shall accompany each phase of the plan.
[2]
The Borough shall not be required to execute the final plan
until the fee-in-lieu of dedication has been paid.
(c)
Guarantee the private reservation and maintenance of parkland
or open space.
(d)
Provide for any combination of the above.
(4)
Any of the preceding alternatives must be at least equal to the predetermined
Borough of Palmyra fee schedule or the pre-development fair market
value of the open space which would have been otherwise required for
dedication. Fair market value shall be submitted by the developer
and determined by a member of the Appraisal Institute of the American
Institute of Real Estate Appraisers (MAI) and shall include any documentation
used to derive the site's fair market value. Should the Borough
dispute the appraised fair market value, it can require mandatory
dedication of needed acreage.
B.
Parkland and open space standards and criteria.
(1)
Recreation and open space shall be intended for public access, with
amenities suitable for access, use, and maintenance.
(2)
Additions to adjacent existing or future park and recreation areas
are a priority for land dedication.
(3)
Prior to plan approval, documentation shall be provided to the Borough
Planning Commission verifying an agreement with the Borough to accept
dedication of offered land. Absent an acceptance verification, fees-in-lieu
of dedication shall be required.
(4)
Land suitable for recreation and open space use shall have minimal
limitations or intrusions to detract from the intended use, with no
more than 15% of the land area to contain easements, steep slopes,
wetlands, stormwater facilities, and similar limiting features (unless
such areas are vital to achieving trail and greenway initiatives of
the most recent version of the Borough's Comprehensive Plan and/or
Lebanon County Comprehensive Plan).
(5)
With the agreement of the Borough Planning Commission, credit toward
land dedication or fee-in-lieu costs may be granted to the developers
who propose and complete acceptable public recreation site improvements,
facilities construction, or equipment installation at approved locations.
Credit value shall be documented by the developer and be subject to
review and approval of the value by the Borough Engineer.
C.
Park and Open Space Capital Reserve Fund.
(1)
Any funds collected as fees-in-lieu of dedication of recreation and
open space shall be deposited in an interest-bearing account. This
account shall be separate from other Borough accounts and shall be
clearly identified for the purpose of funding acquisition and development
of recreation facilities.
(2)
Interest earned on all monies deposited in such accounts shall become
funds of that account.
(3)
Funds from such accounts shall be expended at the discretion of the
Borough Council to fund the acquisition and site development of public
recreation and open space sites. Expenditures shall be designed to
meet the goals of the Palmyra Area Comprehensive Park, Recreation,
and Open Space Plan of 2008, as amended, and the Lebanon County Recreation
and Open Space Plan.
(4)
A maximum of 10% of the funds expended during any calendar year may
be utilized for maintenance or administration of recreation facilities
and sites, where the need is demonstrated for remediation to create
safe, accessible recreational facilities.
(5)
Funds collected under this section shall be expended within three
years of receipt (unless the developer extends the period) or the
Borough shall refund such fee, plus interest accumulated thereon from
the date of payment, to the developer upon presentation of a written
request for refund.
(6)
Funds collected under this section may be used by the Borough to
provide funding assistance, matching funds for grants and donations,
and funding support for recreational organizations, conservancies,
and similar recreational-oriented agencies, which are cooperating
with Borough Council to facilitate the acquisition and/or development
of public recreation and open space.
A.
If sidewalks are waived in favor of a private trail system which
is deemed to be more efficient and desirable to provide circulation
and access within the development, and to schools, parks, playgrounds,
open spaces, shopping centers, transportation, and other facilities,
then the developer must provide a plan, accompanying the waiver request,
indicating the layout and arrangement of the proposed trail system.
This provision shall not be construed as a mechanism for developers
to merely parallel street right-of-way lines with trails, but shall
be applied where, owing to unique physical constraints, development
theme, or building placement, an on-site trail system is more advantageous
to the Borough than a formal sidewalk system.
B.
General criteria:
(1)
Multiuse trails shall be located within a minimum twenty-foot-wide
access easement for the benefit of the general public. Boundary surveys
for the easement area, and center line surveys, with cross sections
of the trail alignment at intervals of every 50 to 100 feet, depending
on topography and existing site features, shall be required.
(2)
Access to the public street system shall be provided at regular intervals
throughout the development, not exceeding 800 feet.
(3)
Multiuse trails shall be a minimum ten-foot-wide paved surface, with
an additional minimum two-foot-wide shoulder, three feet recommended,
on either side of the trail surface to provide clearance from trees,
poles, walls, fences, or any other lateral obstruction. Minimum overhead
clearance shall be a minimum of eight feet minimum, 10 feet recommended.
(4)
Multiuse trails shall be constructed according the most recent standards
established for such trails by the American Association of State Highway
and Transportation Officials (AASHTO) and the Pennsylvania Department
of Transportation.
(5)
Multiuse trails shall be privately owned and maintained under a reliable
arrangement acceptable to the Borough, including routine maintenance.
trimming, mowing, snow and ice removal, and overlayment or reconstruction
as required.
(6)
Multiuse trails shall be designed to provide the required handicapped
accessibility along the trail and at all intersecting points with
public streets.
(7)
Multiuse trails shall be designed to be interconnected with existing
and future trails and sidewalks.
