Borough of Palmyra, PA Article VI Design Standards

§ 318-25 General provisions.

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:

(1) Preserve the natural features of the site;

(2) Avoid areas of environmental sensitivity; and

(3) Minimize negative impacts and alteration of natural features.

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.

(c) Demolition of historic structures shall be in accordance with the historic site protection requirements contained in Chapter 380, Zoning, as amended.

(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:

[a] General design standards.

[i] No buildings or structures shall be placed in or over the following karst features if unremediated or unmitigated in accordance with the terms of this chapter:

[A] Sinkholes;

[B] Closed depressions;

[C] Lineaments; or

[D] Faults.

[ii] Building and structures shall be located no closer than:

[A] One hundred feet from the rim of unremediated or unmitigated sinkholes; and

[B] Fifty feet from lineaments, faults, or closed depressions.

[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.

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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.

§ 318-26 Streets, access drives, alleys and driveways.

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:

(a) A governmental entity has budgeted funds and/or entered into contracts for the assumed improvements; or

(b) An approved and recorded plan guarantees the assumed improvements.

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).

(2) The Borough of Palmyra has designated the following major collector streets:

(a) Cherry Street.

(b) Forge Road.

(c) North Grant Street (SR4009).

(d) Lingle Avenue (SR3017).

(e) Railroad Street SR3009 & SR4011).

(f) Ridge Road (SR4008).

(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.

(4) The following minimum tangent shall be provided between reverse curves:

(a) Controlled access arterial/arterial/collector street: 100 feet.

(b) Local street: 50 feet.

(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:

(2) Alleys shall be designed in accordance with the street standards in Subsections A, B, F, G, H, I, K, L and M.

(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.

P. Driveways. Driveways shall only be used to provide vehicular access between a parking area for a single residential unit of occupancy and a street, alley, or access drive. Driveways shall conform with § 380-28, Driveway requirements, of Chapter 380, Zoning, as amended.

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.

(5) A clear sight distance, in accordance with Subsection M, shall be provided at all crossings.

(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.

§ 318-27 Vehicular parking and off-street loading facilities.

A. General. Vehicular parking shall be provided in accordance with § 380-38 of Chapter 380, Zoning, or any future corresponding provision thereof.

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:

(a) Tractor only: 12 feet wide and 31 feet long; and

(b) Tractor and trailer: 12 feet wide and 70 feet long.

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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]

(1) Aisles shall not be used to and shall not intersect streets.

(2) Aisles shall have the minimum widths indicated in Subsection B(1).

(3) The maximum permitted length of aisles between rows of parking spaces in a parking lot shall be 200 feet.

[2] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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]

[3] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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.

H. Lighting. Adequate lighting shall be provided if the parking lot is to be used at night. Lighting shall comply with § 380-33 of Chapter 380, Zoning.[4]

[4] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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.

(4) Screening. Parking lot screening shall be provided in accordance with § 380-44 of Chapter 380, Zoning.

[5] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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.

K. Surfacing. All parking lots shall be constructed and maintained with a paved surface.[6]

[6] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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]

[7] Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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]

[8] Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

N. Off-street loading.[9]

(1) General. The number of required off-street loading spaces shall be provided in accordance with § 380-37 of Chapter 380, Zoning.

(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.

(8) Lighting. Adequate lighting shall be provided if the off-street loading spaces are to be used at night. Lighting shall comply with § 380-33 of Chapter 380, Zoning.

(9) Landscaping and screening requirements. Unless otherwise indicated, all off-street loading facilities shall be surrounded by a ten-foot-wide landscape strip. All landscaping and screening shall be provided in accordance with the standards listed in § 380-44 of Chapter 380, Zoning.

(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.

[9] Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 318-28 Sidewalks.

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.

§ 318-29 Curbs.

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.

D. Curbs shall be constructed in accordance with Chapter 314, Streets and Sidewalks, Article I, Construction of and Reconstruction of Sidewalks and Curbs, of the Code of the Borough of Palmyra.

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.

§ 318-30 Blocks and lots.

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.

E. Lot size and/or intensity. Lot areas shall conform with the prevailing Chapter 380, Zoning, requirements.

§ 318-31 Building setback lines and building separations.

The building setback lines and building separations shall conform with the prevailing Chapter 380, Zoning, requirements.

§ 318-32 Easements.

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.

§ 318-33 Survey monuments and markers.

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.

§ 318-34 Stormwater management.

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:

(1) A governmental entity has budgeted funds and/or entered into contracts for the assumed improvements; or

(2) An approved and recorded plan guarantees the assumed improvements.

§ 318-35 (Reserved)

§ 318-36 (Reserved) [1]

[1] Editor's Note: Former § 318-36, Wetlands, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 318-37 Landscaping.

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.

(k) Street tress shall be maintained in accordance with Chapter 337, Trees, of the Code of the Borough of Palmyra, as amended.

(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]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

[2] Editor's Note: Former Subsections D, Landscape materials; E, Ground cover and F, Planting schedule, which immediately followed this subsection, were repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 318-38 Sanitary sewage disposal.

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:

(1) A governmental entity has budgeted funds and/or entered into contracts for the assumed improvements; or

(2) An approved and recorded plan guarantees the assumed improvements.

§ 318-39 Water supply.

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:

(1) A governmental entity has budgeted funds and/or entered into contracts for the assumed improvements, or

(2) An approved and recorded plan guarantees the assumed improvements.

§ 318-40 Park and open space provision.

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:

(a) After improvement of the land as required on the approved plan;

(b) Prior to the transfer or occupancy of 50% of the lots within the development;

(c) In accordance with the terms of any written agreement with the Borough; or

(d) Within 60 days of notice issued by the Borough.

(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.

§ 318-41 (Reserved)

§ 318-42 Lighting.

All outdoor lighting shall be designed and installed in accordance with § 380-33, Outdoor lighting, of Chapter 380, Zoning, as amended.

§ 318-43 Multiuse trails.

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.