A.
Other standards and requirements.
(1)
The standards and requirements contained in this article shall
apply as minimum design standards for subdivisions and/or land developments.
Whenever other Borough ordinances, rules, resolutions, or regulations
impose more restrictive standards and requirements than those contained
herein, the more restrictive shall apply.
(2)
Unless otherwise specified, all references in this chapter to
documents, regulations, ordinances, rules and other material are to
the latest edition, including amendments, replacements, revisions
and/or superseding.
(3)
Subdivisions and/or land developments shall be designed to comply
with:
(b)
New Freedom Borough Official Map;
(c)
Rules and regulations of the New Freedom Borough Authority;
(d)
New Freedom Borough standard construction documents;
(e)
Regulations of Pennsylvania Department of Environmental Protection;
(f)
Pennsylvania Department of Transportation Design Manual Part
2, Highway Design;
(g)
AASHTO A Policy on Geometric Design of Highways and Streets;
(h)
All applicable local, state and federal rules and regulations;
and
(i)
Commonly accepted engineering standards.
(4)
Where no written standard applies, the development shall be
designed to an acceptable industry standard as determined by the Borough
Engineer.
(5)
Whenever the Borough Zoning Ordinance provides that the use
proposed by the developer for subdivision and/or land development
approval shall constitute a use by special exception or a conditional
use, the plan shall be designed and developed in accordance with any
conditions which have been imposed by the Zoning Hearing Board or
the Borough Council, as applicable.
(6)
Whenever the developer proposes to develop a subdivision and/or
land development in a manner that would require a variance from any
requirements of the Borough Zoning Ordinance, the plan shall be designed
and developed in accordance with any conditions which have been imposed
upon the granting of such variance or variances by the Zoning Hearing
Board.
(7)
The developer shall obtain all required easements and rights-of-way
to the satisfaction of the Borough. Under no circumstance shall the
Borough be obligated to secure easements or rights-of-way. All easements
and rights-of-way shall be in the form of a written agreement prepared
to the satisfaction of the Borough.
(8)
To the extent the design standards contained in this chapter
differ (more or less restrictive) from the urban mixed use provisions
of the Borough Zoning Ordinance, the standards of the Zoning Ordinance
shall govern.
B.
Environmental protection. Characteristics, such as site configuration,
geology, soil, topography, body of water, ecology, vegetation, structures,
road network, visual features and past/present use shall be considered
in the design of the proposal. To the greatest extent possible, designs
should preserve the natural features of the site, avoid areas of environmental
sensitivity, and minimize negative impacts and alteration of natural
features.
C.
Land requirements. No subdivision and/or land development shall occur
in such a way that would threaten the public health and safety, including
hazards of toxic substances, traffic hazards, explosive hazards and/or
fire hazards. Land shall be suitable for the purpose for which it
is to be subdivided and/or developed. Land subject to hazardous conditions,
such as open quarries, mines, mine shafts, sinkholes, limestone solution
channels, unconsolidated fill, flooding, excessive erosion, unsafe
water supply or hazardous or toxic site pollution, shall not be approved
for subdivision and/or land development until the developer has provided,
or has legally committed to provide, adequate measures to overcome
or eliminate, mitigate and/or safeguard against such hazards, in the
determination of the Borough Council, to the best of his knowledge.
However, the Borough accepts no responsibility to identify or to guarantee
its resolution.
D.
Coordination with nearby development. A subdivision and/or land development
and its street pattern shall be coordinated with existing or approved
nearby developments or neighborhoods, to develop the area and the
community harmoniously, and to prevent conflicts between neighboring
development.
E.
Design goals. The development shall be designed to minimize impervious
cover and to mitigate adverse effects of shadow, noise, glare, odor,
traffic, drainage, and utilities on neighboring properties.
F.
Conformance with adopted plans. Design of the development shall take
into consideration or, where required, comply with all adopted Borough,
county and state plans for the Borough and surrounding community.
A.
General.
(1)
Arrangement of streets. Streets shall be designed to:
(a)
Permit the safe, efficient, and orderly movement of vehicles
and facilitate adequate access for emergency vehicles;
(b)
Provide, when possible, two directions of vehicular access to
and within a development;
(c)
Meet the needs of the present and future population;
(d)
Provide a simple and logical pattern;
(e)
Function under a hierarchy system where the intensity of intersections
decreases as traffic volumes and speed increase;
(f)
Respect the natural features and topography;
(g)
Present an attractive streetscape; and
(h)
Harmonize with existing street forms and patterns.
(2)
Street classification. Classifications for proposed streets
are as follows:
(a)
Arterial. A street used primarily for through traffic that maximizes
mobility over land access through infrequent driveway intersections.
This type of roadway typically connects urban centers with outlying
communities and employment or shopping centers.
(b)
Collector. A street used primarily for moving traffic from local
streets to the major system of arterial streets and/or linking those
streets to community-wide activity centers, including but not limited
to the large residential developments, commercial and industrial areas,
and smaller rural settlements.
(c)
Local. A street used primarily for immediate access to adjoining
land uses and generally separated from through traffic. These roads
are generally intended for transportation within a particular neighborhood,
serving internally developed areas, while in outlying rural areas,
local roads tend to run for great distances and serve more individual
properties.
B.
Street function.
(1)
Where the Borough deems appropriate, streets shall be designed
to form continuations of streets with similar function and to access
streets of a greater function.
(2)
Local streets shall be laid out to discourage use as a collector
street or arterial and discourage excessive speeds.
(3)
Where vehicular circulation and safety considerations necessitate
providing for street access to adjacent property, streets shall be
extended by dedication to the boundary of such property. Streets shall
provide an interconnected network for efficient trips within the neighborhood
and more appropriately accommodating pedestrian- and bicycle-oriented
trips.
(4)
No vehicular access is permitted along an arterial street when
alternative access is possible from a street of less classification.
(5)
Access to arterial streets should be designed for use by adjoining
properties to coordinate and reduce the number of access points. Shared
access drives, feeder roads, marginal access streets, reverse frontage
lots, or other such treatment should be utilized to reduce the number
of intersections along arterial streets.
C.
Street provisions for future development.
(1)
Where the Borough deems appropriate, areas shall be reserved
for future streets in conjunction with the development of adjacent
land. Areas reserved for future streets shall include sufficient area
to establish street and lot grades and the extent of area necessary
to construct the street. The Borough may require the extension of
sanitary sewer and water supply lines within the future street. An
agreement satisfactory to the Borough shall be submitted for the construction
and future removal of the temporary turnaround.
(2)
Wherever there exists a dedicated or platted area reserved for
future streets along the boundary of a property being developed, the
adjacent street shall be extended into the proposed project.
(3)
When connecting a proposed street to an existing temporary cul-de-sac,
such connection, and all work required to restore the adjacent lots
in the area of the existing turnaround, shall be the responsibility
of the developer proposing the connection.
D.
Street sign, traffic controls, and street names. Street signs, traffic
controls and parking controls shall be constructed and installed by
the developer according to the specifications of the Borough and PennDOT.
Streets that 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 of the Borough and, if applicable,
the United States Postal Service and York County 911 Agency.
E.
Vertical street alignment.
(1)
Street grade. Vertical street alignments shall be measured along
the center line. The minimum grade of all streets shall be 1% unless
in a transition between a crest or sag. The maximum grade for streets
shall not exceed 10%. Local streets, where access is also available
over streets with 10% or less, may have grades up to 12%. A cul-de-sac
street shall not exceed 10%, and the cross-slope of a turnaround shall
not exceed 5%.
(2)
Vertical curve. Vertical curves shall be used in changes of
grade exceeding 1%. The minimum lengths (in feet) of vertical curves
shall be according to AASHTO A Policy on Geometric Design of Highways
and Streets. Vertical curves shall be consistent with the proposed
posted speed limit. The development plan must identify the designated
design speed for each street. The designated design speed is subject
to Borough approval. The posted speed limit shall not exceed the design
speed limit.
(3)
Street grade at street intersection. A leveling area shall be
provided 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. Such leveling
area shall have a maximum grade of 5% for a minimum length of 100
feet measured from the intersection of the center lines.
(4)
Street grade at street turnaround. The grade, in all directions,
within the diameter of a turnaround and along the curbline at the
terminus of a permanent cul-de-sac, shall be at least 1% and not exceed
5% in all directions.
(5)
Street side slope. 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
and guide rail protection shall be constructed according to New Freedom
Borough standard construction documents.
F.
Horizontal street alignment.
(1)
Horizontal curves. Horizontal curves shall be used at all angle
changes. Horizontal street alignments shall be measured along the
center line. 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. The minimum center line radii
for horizontal curves shall be according to AASHTO A Policy on Geometric
Design of Highways and Streets. Horizontal street alignments shall
be consistent with the proposed posted speed limit. The development
plan must identify the designated design speed for each street. The
designated design speed is subject to Borough approval. The posted
speed limit shall not exceed the design speed limit.
(2)
Perimeter street. Where streets are located along the perimeter
of a property, the developer shall provide building setback lines,
grading and clear sight triangles within the adjacent properties.
Permission for these encroachments shall be obtained by the developer
in the form of an easement or right-of-way agreement from the adjacent
landowner.
(3)
Cartway alignment. The center line of the street cartway shall
correspond with the center line of the street right-of-way.
(4)
Intersection. Right-angle intersections shall be used whenever
possible. No street shall intersect another at a center line angle
of less than 75° nor more than 105°. Intersections shall be
approached on all sides by a straight center line with a minimum length
of 50 feet.
G.
Street right-of-way, cartway width, and improvement specification.
All streets shall be designed and constructed in accordance with:
(1)
New Freedom Borough standard construction documents, PennDOT
Design Manual Part 2, Highway Design, and AASHTO A Policy on Geometric
Design of Highways and Streets.
(2)
The required minimum right-of-way width and cartway width shall
be as follows:
|
Type of Street
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
| |
|---|---|---|---|
|
Provides access to nonresidential land use and residential land
use at a density (as defined in the Zoning Ordinance) in excess of
six dwelling units per acre or nonresidential use
|
60
|
36
| |
|
Provides access to a residential land use with a density (as
defined in the Zoning Ordinance) less than six dwelling units per
acre
|
50
|
28
| |
|
Provides access to a residential land use with a one-hundred-fifty-foot
frontage per dwelling
|
50
|
20
|
H.
Traffic-calming measures. The Borough may require the installation
of traffic-calming measures for streets. Traffic-calming measures
are devices, systems and programs described in PennDOT, Bureau of
Highway Safety and Traffic Engineering, Publication 383, dated January
2001, and known as "Pennsylvania's Traffic Calming Handbook"
(Publication No. 383). The criteria used to determine the necessity,
location, design, and construction of traffic-calming measures, including
all related warnings, signs, and markings, shall be in accordance
with accepted traffic engineering principles and Publication No. 383.
I.
Street intersection.
(1)
State route. All intersections with a state route shall be subject
to the approval of PennDOT. The developer shall include Borough comments
with the submission of a PennDOT highway occupancy permit.
(2)
Multiple intersections. Multiple intersections involving the
junction of more than two streets are prohibited. Only three- and
four-way intersections are permitted.
(3)
Separation. Streets shall intersect with a common street center
line or be offset according to the following standards:
(a)
When the streets involved are local streets, the streets shall
be separated by a distance of 150 feet between center lines, measured
along the center line of the street being intersected.
(b)
When one or more streets involved are collector streets, the
streets shall be separated by a distance of 400 feet between center
lines, measured along the center line of the street being intersected.
(c)
When one or more of the streets involved are arterial streets,
the streets shall be separated by a distance of 1,000 feet between
center lines, measured along the center line of the street being intersected.
(4)
Radii. The cartway edge at intersections shall be:
(a)
Designed for the largest vehicle anticipated to use the intersection.
The minimum radii shall conform to PennDOT Design Manual Part 2, Highway
Design, and AASHTO Design Manual, Exhibit 9-20, Edge of Traveled Way
for Turns at Intersections.
(b)
Rounded with a minimum fifty-five-foot tangential arc for arterial
and collector streets and a thirty-foot tangential arc for local streets.
(c)
Provided with acceleration and/or deceleration lanes when deemed
by the Borough to be necessary.
(d)
Substantially concentric with the street right-of-way edge.
(5)
Sight triangle. On corner lots, there shall be provided and
maintained a clear sight triangle of at least 100 feet, as measured
along the center line from the intersecting roads. No structure, planting,
excavation, nor other visual obstruction shall be permitted above
a height of 30 inches and below a height of 10 feet. All such clear
sight triangles shall be depicted upon proposed subdivision and land
development plans. A public right-of-way shall be reserved for removing
any visual obstruction within the clear sight triangle.
(6)
Safe stopping distance. All intersections shall be designed
to comply with the minimum sight distance requirements, as described
in 67 Pa. Code § 441.8(h)(2)(iv) and PennDOT Publication
282, page 27, as amended.
(a)
The diagrams below and the following measurement procedures
shall be used to establish the minimum sight distance for vehicles
intending to cross over a travel lane and to the rear of a vehicle
intending to turn left into an access. See PennDOT Publication 282,
page 18, Note 1(a), for information on measuring sight distance for
vehicles exiting an access location.
 |
 |
 |
(b)
To measure sight distance between a vehicle intending to turn
left into an access and a vehicle approaching in the opposite direction,
the position of the driver of the turning vehicle is taken to be 35
feet in advance of the driveway center line (allows a twenty-five-foot
turning radius, plus ten-foot distance from the front of the car to
the driver's eye).
(c)
The available sight distance is measured from the center line
of the intersection to the point where an approaching vehicle can
first be seen. The eye height of the driver intending to turn left
is established at 3 1/2 feet. The eye height of the driver of
the vehicle approaching the intersection from the opposite direction
is established at 4 1/4 feet.
(d)
To measure sight distance for a motorist approaching a vehicle
stopped to make a left turn into an intersection from the rear of
the left-turning vehicle is taken to be 45 feet from the center line
of the intersection (allows a twenty-five-foot turning radius, plus
twenty-foot for the length of the vehicle).
(e)
The available sight distance is measured from the rear of the
left-turning vehicle, to the point where approaching vehicles can
first see the vehicle waiting to turn left. The eye height of the
approaching driver is established at 3 1/2 feet. The eye height
of the driver of the vehicle waiting to turn left is established at
4 1/4 feet.
(f)
To determine roadway grades when measuring sight distance, an
average grade should be calculated over the length of roadway in which
the approaching motorist will physically apply the brakes of the vehicle.
This length of roadway can be determined by subtracting the perception/reaction
time component of the minimum safe stopping sight distance equation
from the measured sight distance. See 67 Pa. Code § 441.8(h)(2)(iv).
(g)
The prevailing speed of traffic shall be considered when evaluating
the available sight distance for an intersection. If it is evident
that prevailing speeds are higher than the posted speed limit, and
the available sight distance is near to the sight distance required
for the posted speed limit, an 85th percentile speed should be measured
near the intersection. The 85th percentile speed would then be used
to calculate the minimum safe stopping sight distance requirements.
(7)
Sight distance at intersections. All intersections shall be
designed to comply with the minimum sight distance requirements, as
described in Pennsylvania Department of Transportation Design Manual
Part 2, Highway Design, and AASHTO A Policy on Geometric Design of
Highways and Streets.
J.
Cul-de-sac street. A cul-de-sac is not permitted when a through street
is more advantageous to the overall neighborhood and the Borough street
pattern. The use of cul-de-sac streets is only permitted at the discretion
of the Borough Council.
(1)
Length. Temporary or permanent cul-de-sac streets shall have
a minimum length of 250 feet and not exceed 1,000 feet in length or
provide access to greater than 25 residential dwelling units. The
cul-de-sac length is measured from the center of the cul-de-sac turnaround
to the center line of a street that does not terminate in a cul-de-sac.
(2)
Turnaround. All cul-de-sac streets, whether permanently or temporarily
designed, shall be provided with a fully paved, closed-end turnaround
at a minimum width/diameter of 100 feet and a right-of-way width/diameter
of 120 feet. The use of a temporary turnaround shall be guaranteed
by a temporary easement until the street is extended. At the time
that a temporary cul-de-sac is extended, the area located within the
temporary turnaround shall be released to the abutting landowner.
A right-side center line offset for the turnaround is desired. A left-side
center line offset of the turnaround is prohibited.
(3)
Snow drop-off. A snow drop-off area shall be provided at the
terminus of the turnaround area. The snow drop-off area shall be 28
feet wide and 20 feet deep from the street curbline. The area shall
be centered on the center line of the street as the street approaches
the turnaround area. The area shall be free of utility terminal boxes,
mailboxes, and other facilities that may hamper snow storage, or may
require accessibility during snow periods. If applicable, street curbs
located with the snow drop-off area shall be depressed and sidewalks
shall be located outside the area. The snow drop-off area shall be
constructed and maintained with a paved surface of concrete or bituminous
material, or another stable surface material as approved by the Borough.
 |
K.
Eyebrow and loop streets.
(1)
Design. These streets are semicircular shaped streets, providing
one-way circulation to and from a through street with an interior
green space, containing trees, shrubs and ground cover located between
the through street and the eyebrow and/or loop street. These streets
shall maintain a minimum pavement width of 18 feet and a minimum inside
diameter of 30 feet.
 |
(2)
Maximum length. These streets shall have a maximum length of
1,200 feet measured from the center line intersections with a through
street or provide access to no greater than 25 residential dwelling
units.
(3)
Private ownership. These streets and the interior green space
shall be privately owned and maintained as a private street.
L.
Vehicle access to lots and units of occupancy. The location and number
of vehicle access points (streets, access drives) shall be adequate
for, and appropriate to, the size and nature of the land use. Development
that generates greater than 225 average daily vehicle trips per day
shall have at least two vehicular access points.
N.
Private street. Private streets shall meet all street design standards
of this chapter. Approval of a private street shall be at the discretion
of the Borough Council. Applications proposing private streets shall
include a written operation, maintenance, future use, and ownership
document that shall be recorded with the office of the York County
Recorder of Deeds in conjunction with the final plan. The developer
shall provide to the Borough any and all private street documents
for review and approval.
A.
For the purpose of determining the extent of on-site improvements
to be required of a developer hereunder, and where necessary for the
ingress to or egress from the subdivision or land development, the
entire width of a street abutting the developer's property, including
right-of-way and ultimate right-of-way, shall be deemed to be on site.
B.
Where deemed to be on site, existing streets shall be modified to
provide adequate and safe vehicular ingress to and egress from the
proposed subdivision or land development as required by traffic conditions
created by the proposed subdivision or land development.
C.
Where a subdivision or land development abuts an existing street
of improper width, improvement or alignment, as herein required, the
dedication of land sufficient to widen the street and/or correct the
improvement or alignment shall be provided, or as an alternative,
at the discretion of the Borough, a fee in lieu of the dedication
of right-of-way shall be provided in an amount determined by Borough.
D.
Where a subdivision or land development requires the construction
of on site improvements, as identified by an approved traffic impact
study, including but not limited to signalization, the same shall
be designed, constructed, and installed at the developer's sole
cost and expense. If a traffic impact study is not performed, the
developer shall install, at its sole cost and expense, all on-site
improvements required by accepted traffic engineering principles.
E.
Where a subdivision or land development abuts, in whole or in part,
an existing street intersection, all property abutting each side or
corner of the street intersection shall be deemed to abut the developer's
property for the purpose of determining whether improvements are deemed
on site.
A.
Limited use of alleys. The use of alleys is 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 not be dedicated to the Borough.
B.
Building setback. No part of any building shall be located within
four feet of the cartway of an alley.
D.
Intersections. The distance between the center line intersections
of alleys with streets shall be measured along the center line of
the street being intersected and conform with the following:
|
Classification
|
Minimum Separation
(feet)
| |
|---|---|---|
|
Arterial
|
1,000
| |
|
Collector
|
400
| |
|
Local
|
150
|
E.
Cul-de-sac. An alley shall not terminate in a dead end or cul-de-sac.
F.
Width of right-of-way and cartway. A minimum right-of-way width of
18 feet and a minimum cartway width of 16 feet shall be provided for
alleys.
G.
Traffic-calming measures. The Borough may require the installation
of traffic-calming measures for alleys. Traffic-calming measures are
devices, systems and programs described in PennDOT, Bureau of Highway
Safety and Traffic Engineering, Publication 383, dated January 2001,
and known as "Pennsylvania's Traffic Calming Handbook" (Publication
No. 383). The criteria used to determine the necessity, location,
design, and construction of traffic-calming measures, including all
related warnings, signs, and markings, shall be in accordance with
accepted traffic engineering principles and Publication No. 383.
H.
Private ownership. Alleys shall be privately owned. Applications
that propose private alleys shall include a written operation, maintenance,
future use and ownership document that shall be recorded with the
office of the York County Recorder of Deeds in conjunction with the
final plan. The developer shall provide to the Borough any and all
private alley documents for review and approval.
I.
Construction standards. All alleys shall be designed and constructed
in accordance with of the New Freedom Borough standard construction
documents and of PennDOT Design Manual Part 2, Highway Design, and
AASHTO A Policy on Geometric Design of Highways and Streets.
Access drives are private drives which provide vehicular movement
between a street and a tract of land containing any use other than
one single-family dwelling unit or farm. Access drives shall conform
to the following:
A.
Number per lot. The number of access drives intersecting with a street
may not exceed two per lot. A waiver for additional access points
may be requested to meet exceptional circumstances, such as intensity
of development and extensive road frontage.
B.
Vertical alignment. The vertical alignments of access drives shall conform to the specifications for streets, as stated in § 194-502E.
C.
Horizontal alignment. The horizontal alignments of access drives
shall be measured along the center line. Horizontal curves shall be
used at all angle changes more than 2°. All curves shall be tangential
arcs. The minimum horizontal curve radius shall be 75 feet.
D.
Intersection. All access drive intersections shall be:
(1)
Subject to approval of PennDOT when intersecting a state route.
The applicant shall include Borough comments with the submission of
a PennDOT highway occupancy permit. Evidence of such submission is
required with the preliminary plan submission.
(2)
Set back 100 feet from the intersection of any street right-of-way
lines.
(3)
Set back 100 feet from the intersection of any other access
drive located upon the same lot (measured from cartway edges).
(4)
Set back 10 feet from any side and/or rear property lines; however,
this setback, except when located along the property line of a joint
parking lot, is shared by adjoining uses.
(5)
Separated from an access drive intersection on adjacent properties
a sufficient distance to provide safety and efficient movement of
vehicles.
(6)
Access drives that serve more than 10 off-street parking spaces
shall, at their intersection with a street, provide a clear sight
triangle of at least 100 feet, as measured along the center line from
the intersecting access drive and street.
(7)
Access drives that serve less than 10 off-street parking spaces
shall, at their intersection with a street, provide a clear sight
triangle of at least 100 feet, measured along the center line from
the intersecting street and 50 feet measured along the center line
from the intersecting access drive. The clear sight triangle shall
be maintained by the property owner. No structure, planting, excavation,
nor other visual obstruction shall be permitted above a height of
30 inches and below a height of 10 feet. All such clear sight triangles
shall be depicted upon proposed subdivision and land development plans.
A public right-of-way shall be reserved for removing any visual obstruction
within the clear sight triangle.
(9)
The Borough may require acceleration and/or deceleration lanes
when warranted by traffic speed, traffic volume, or other traffic
flow characteristics.
 |
E.
Cul-de-sac.
(1)
A cul-de-sac is not permitted, unless required by an existing
natural or man-made feature and approved at the discretion of the
Borough Council.
(2)
Access drives which form a cul-de-sac shall not exceed 1,000
feet in length, measured from the center line intersection of a street
or access drive which is not a cul-de-sac. Access drive culs-de-sac
that do not terminate in a parking compound shall be provided at the
terminus with a fully paved turnaround with a minimum diameter of
100 feet.
(3)
The Borough may permit an alternative turnaround design, including
a turnaround incorporated in a parking court or a landscaped island,
provided safe movement of traffic is assured.
F.
Parking. When vehicular parking is prohibited along access drives,
the prohibition must be acknowledged on the plan and properly signed
along the cartway.
G.
Improvement. The cartway of all access drives shall be constructed to the street improvement specification stated in § 194-502G, except for right-of-way and cartway width.
H.
Traffic-calming measures. The Borough may require the installation
of traffic-calming measures for access drives. Traffic-calming measures
are devices, systems and programs described in PennDOT, Bureau of
Highway Safety and Traffic Engineering, Publication 383, dated January
2001, and known as "Pennsylvania's Traffic Calming Handbook"
(Publication No. 383). The criteria used to determine the necessity,
location, design, and construction of traffic-calming measures, including
all related warnings, signs, and markings, shall be in accordance
with accepted traffic engineering principles and Publication No. 383.
I.
Cartway width. The following table specifies various access drive
width requirements:
|
Function
|
Required Cartway Width
(feet)
| |
|---|---|---|
|
Two lanes of traffic without parallel parking along the cartway
|
18
| |
|
One lane of traffic without parallel parking along cartway*
|
9
| |
|
*The one-way direction of traffic must be identified along the
cartway.
|
J.
Side slope.
(1)
The maximum slopes of banks located within 20 feet of the cartway
shall not exceed 3:1 for fills and 2:1 for cuts. The Borough Council
may accept steeper slopes to avoid disruption of significant natural
features, provided safety and maintenance issues are addressed.
(2)
Guide rail protection is required along embankments when a barrier
is indicated, as warranted in the latest version of Design Manual
Part 2, Highway Design, Pennsylvania Department of Transportation.
Guide rails shall be constructed according to the PennDOT standards.
K.
Access drive signs, traffic controls and name signs.
(1)
Access drive signs, including name, traffic controls and parking
controls, shall be constructed and installed by the developer according
to the specifications of the Borough and PennDOT. Name signs shall
provide six-inch-high letters on a maximum size sign of eight inches
by 36 inches. Name signs shall be in reflector white on a green background.
(See PennDOT Publication 236M.) High-intensity or high-performance
sheeting (Type III or IV) shall be used for all signs. (See PennDOT
Publication 408M.)
(2)
Access drives that are continuations of existing access drives
shall be known by the same name. Names for new access drives shall
not duplicate or closely resemble names of existing streets or access
drives within the same postal area. All new names are subject to approval
by the Borough.
A.
Bicycle paths. Bicycle paths shall be provided, when designated on
or as part of an official plan or map, or as otherwise required by
the Borough. Bicycle lanes located within a street right-of-way shall
conform to Borough and PennDOT specifications.
(1)
Types of bikeways; preferred order.
(a)
Types of bikeways.
[1]
Bicycle path. A pathway usually separated from a street, designed
specifically for the exclusive use of bicycling.
[2]
Bicycle lane. A lane at the edge of a street reserved and marked
for the exclusive use of bicycles.
[3]
Bicycle-compatible street. A street designed to accommodate
the shared use of the roadway by bicycles and motor vehicles.
(b)
The above listing is the preferential order for bikeways in
New Freedom. Applicants proposing bikeways as part of a subdivision
or land development plan shall consider their application to a situation
in the order of priority presented above.
(2)
Bikeway design standards.
(a)
Except for short distances, the grade of bikeways should generally
not exceed 5%.
(b)
The minimum width of the moving lane of a bikeway shall be four
feet; thus a two-way bikeway shall minimally be eight feet wide, and
a one-way bikeway shall minimally be four feet wide. Bicycle lanes
and bicycle- compatible roadways should be carefully evaluated for
possible increased width to ensure the safe passage of bicycles and
motor vehicles.
(c)
When bicycle lanes and bicycle-compatible streets are located
adjacent to a barrier curb, to a drop in grade greater than 3:1, or
to a soft shoulder, the width of such bikeways shall be increased
by an additional two feet.
(d)
Bicycle paths shall be kept clear of all stationary objects
on either side of such path by a lateral distance of two feet.
(e)
The surface for bicycle paths shall be a four-inch stone base
course with a two-and-one-half-inch asphalt wearing surface. Concrete,
wood planking, and macadamized or hard-packed gravel are also appropriate
under special circumstances.
(f)
Surfaces for bicycle lanes and bicycle compatible streets when
located upon Borough streets shall conform to the Borough street standards.
(g)
Storm inlets types shall conform to the stormwater management
standards of the Borough.
(h)
Bike paths shall be marked with periodic traffic information
signs identifying entry points, distances to Borough facilities, and
rules of conduct.
(i)
Bike lanes shall be painted directly upon the street cartway
in a distinctive pattern, and in a white or yellow color as approved
by PennDOT.
(j)
Bicycle-compatible streets shall be identified by bicycle information
signs according to PennDOT standards.
(k)
The intersection of bicycle paths and lanes with a street, alley,
access drive, or driveway shall conform to the clear sight triangle
and safe stopping distance according to PennDOT standards.
B.
Recreation trails.
(1)
Recreation trails shall be provided, when designated on or as
a part of an official plan or map, or as otherwise required by the
Borough.
(2)
Choice of surface materials includes bituminous mixes, concrete,
gravel, soil cement, stabilized earth, and wood planking. The type
of material shall be based upon the projected intensity of use and
may be determined by the developer, subject to approval by the Borough.
Trails shall be constructed and maintained in a firm and stable condition.
(3)
Trail width shall be a minimum width of eight feet.
(4)
Trails shall be located in common open space areas or in a minimum
sixteen-foot-wide easement.
(5)
Marked crosswalks shall be provided within vehicular travelways
intersecting trails according to PennDOT standards.
(6)
The intersection of a trail and a street shall conform to the
clear sight triangle and safe stopping distance according to PennDOT
standards.
C.
Nonlicensed vehicle crossings. Nonlicensed vehicle crossings (e.g.,
bicycle, carriage, golf carts, off-road vehicles, and snowmobiles)
of a street, alley, access drive, or driveway shall conform to PennDOT
standards.
B.
Surface. All parking lots shall be constructed and maintained with
a paved surface of concrete or bituminous materials, or another approved
dust-free surface.
C.
Parking space. The minimum parking space sizes for parallel parking
is 22 feet by eight feet, and nonparallel parking is 18 feet by nine
feet.
D.
Access aisle.
(1)
Parking areas shall be designed so that each vehicle may proceed
to and from the parking space without requiring the moving of any
other vehicle. Aisles shall provide vehicular access within a parking
compound and entrance/exit area for individual parking spaces. Aisles
may not be used to intersect streets. All aisles shall have the minimum
widths indicated in the following table:
|
Angle of Parking
(degrees)
|
Width of Aisle in Feet
(One-Way Traffic)
|
Width of Aisle in Feet
(Two-Way Traffic)
| |
|---|---|---|---|
|
90
|
22
|
22
| |
|
60
|
14.5
|
20
| |
|
45
|
12
|
18
| |
|
Parallel
|
11
|
22
|
(2)
All aisles in areas where there is no parking permitted shall
be 11 feet wide for each lane of traffic.
(3)
All dead-end parking lots shall be designed to provide sufficient
backup area for all end stalls.
E.
Parking space separation from landscaping and sidewalks. Curbs or
other protective devices shall separate parking spaces from projecting
into sidewalks and insure no greater than 2 1/2 feet of overhang
into the interior landscaped area.
F.
Horizontal radii. Not less than a four-foot radius shall be provided
for all horizontal curves in parking areas.
G.
Pavement marking. All parking lots shall be adequately marked and
maintained for the purpose of defining parking spaces and interior
drives. The lines of all parking spaces and interior drives (including
directional arrows, etc.) shall be solid white and four inches in
width. Painted lines, arrows and dividers shall be provided and maintained
to control parking and to direct vehicular circulation.
H.
Side and rear yard setback. A parking facility shall be set back
from a street or neighboring property according to the following table.
Required or provided landscaped strip, sidewalk and street furniture
may be located within the setback.
|
Number of Spaces
|
Landscape Strip Width Measured from Street Right-of-Way
(feet)
| |
|---|---|---|
|
Less than 100
|
10
| |
|
100 to 250
|
15
| |
|
Over 250
|
20
|
I.
Perimeter and interior landscaping. Off-street surface parking lots that contain 20 or more parking spaces shall provide landscaping in accordance with § 194-520.
J.
Lighting parking facility. Adequate lighting shall be provided if the parking lot is to be used at night. The lighting shall comply with § 194-513.
K.
Traffic-calming devices.
(1)
Speed humps and tables, constructed as part of access drives
or parking lots, shall be marked with permanent, yellow diagonal stripes.
(2)
The speed humps and tables 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 humps and tables.
(4)
The overall grade change of speed humps and tables shall not
exceed two inches.
(5)
Speed humps, speed tables and other traffic-calming devices
shall be set back at least 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.
A.
Location. Ground-level loading areas may be located in the side and
rear yard. No exterior portion of a loading facility and its access
drive shall be located within 50 feet of a residential zone.
B.
Access. Every loading space shall be connected to a street by means
of an access drive. The access drive shall be at least 24 feet wide
for two-way travel, or 15 feet wide for one-way travel, exclusive
of any parts of the curb and gutters.
C.
Circulation. Off-street loading spaces shall be designed so that
there will be no need for service vehicles to back over streets or
sidewalks. Furthermore, off-street loading spaces shall not interfere
with off-street parking lots.
D.
Lighting. Adequate lighting shall be provided if the loading area is to be used at night. The lighting shall comply with § 194-513.
E.
Surface. The surface of the loading area and the access drive that
serves the loading area shall be constructed according to the local
street standards.
F.
Required size. The following minimum loading space sizes (excluding
access drives, entrances and exits) shall be provided. The "facility"
shall be defined according to the Zoning Ordinance.[1]
|
Facility
|
Length
(feet)
|
Width
(feet)
|
Height
(When Covered or Obstructed)
(feet)
| |
|---|---|---|---|---|
|
Industrial, wholesale, and commercial (over 25,000 square feet
gross floor area per use)
|
63
|
12
|
15
| |
|
All other uses
|
33
|
12
|
15
|
A.
Warrants. Sidewalks shall be provided along all street frontage.
Additionally, sidewalks shall be required in the following circumstances:
B.
Location.
(1)
Sidewalks located along streets shall be set back two feet from
the street right-of-way and physically divided from the street cartway
by curb or grass strip.
(2)
Sidewalks, which are not located along streets, shall be physically
divided from the vehicle area by a curb or eight-foot-wide landscaped
strip.
C.
Improvement standard.
(1)
Sidewalks located with a public right-of-way shall be constructed
of Class A cement concrete, four inches thick, containing steel welded
wire fabric of six-inch-by-six-inch-by-fourteen-inch gauge, poured
upon four inches of AASHTO No. 57 crushed stone (properly compacted
using a mechanical tamper) on a properly prepared subgrade.
(2)
Where sidewalks are subject to vehicle crossings (e.g., driveways),
a minimum concrete thickness of six inches, containing steel welded
wire fabric of six-inch-by-six-inch-by-fourteen-inch gauge, poured
upon four inches of AASHTO No. 57 crushed stone (properly compacted
using a mechanical tamper) on a properly prepared subgrade.
(3)
Concrete shall be poured in separate slabs 24 feet in length.
The slabs shall be completely separated by one-quarter-inch expansion
joints and scored every four feet. Welded wire fabric shall not extend
through expansion joints.
D.
Width. Sidewalks shall have a minimum width of five feet.
E.
Vertical alignment. Sidewalks shall be graded to properly discharge
stormwater runoff to appropriate locations and/or facilities. A maximum
cross slope of 2% is permitted. The maximum slopes of banks located
along sidewalks shall not exceed 3:1 for fills and 2:1 for cuts, measured
perpendicular to the sidewalk.
F.
Maintenance and repair. Maintenance and repair costs for sidewalks
are the sole responsibility of the landowner.
G.
ADA requirement. Sidewalks shall conform with the latest edition
of the Americans With Disabilities Act Accessibility Guidelines. Separate,
detailed construction plans shall be provided for each individual
pedestrian crossing, curb ramp, ramp or other ADA facility. Plans
shall include spot elevations, slopes, materials, etc.
A.
Warrants. Curbs are required along all streets and drives and in
locations where sidewalks are proposed adjacent to such facilities,
unless it can be shown that site, traffic and/or drainage conditions
support the elimination of curbing.
B.
Transition. Transitions in curb type shall be subject to approval
by the Borough.
C.
Improvement standard. Curbs shall be constructed in accordance with
PennDOT Manual Form 408, Section 641, "Plain Cement Concrete Curb
Gutter, Type A, C and D," as amended. All curbs shall be placed on
a four-inch crushed stone base.
D.
ADA requirement. Curbs shall conform to the latest edition of the
Americans With Disabilities Act Accessibility Guidelines. Separate,
detailed construction plans shall be provided for each individual
pedestrian crossing, curb ramp, ramp or other ADA facility. Plans
shall include spot elevations, slopes, materials, etc.
E.
Curb type.
(1)
Vertical curbs shall be 18 inches deep, seven inches wide at
the top, and eight inches wide at the base. The distance from the
top of the curb to the flow line of the gutter shall be eight inches.
(2)
Slant curbs shall be 16 inches deep at the back, 14 inches deep
at the front, and 14 inches wide at the top and base. The distance
from the street side top of the face of curb to the flow line of the
gutter shall be 1.5 inches.
 |
F.
Shoulder. Shoulders shall be provided along all streets without curbs.
The minimum shoulder width is four feet. Shoulders shall be stabilized
according to PennDOT standards, and in areas that exceed 7%, paved
according to PennDOT standards.
A.
General. The configuration of blocks and lots shall be based upon
the lot area requirements of the Borough Zoning Ordinance,[1] 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 block. All blocks in a residential subdivision shall
have a maximum length along any side of 1,600 feet and a minimum length
of any side of two tiers of lots that conform to the prevailing standards.
C.
Nonresidential block. Block configurations in nonresidential areas
shall be based primarily upon safe and efficient traffic circulation,
and salient natural features.
D.
Lot configuration.
(1)
Side lot lines shall be at right angles or radial to street
lines whenever practical.
(2)
Lot lines shall, wherever feasible, follow municipal boundaries,
rather than cross them. The most restrictive standards of the municipalities
shall apply where a lot is divided by a municipal boundary.
(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 street. Satisfactory guarantee of
the street construction shall be provided to the Borough when a lot
is provided with street frontage solely from a proposed street that
is located within an adjoining municipality.
(5)
Lots that front upon two parallel streets, or upon two streets
that do not intersect (also known as "through lots"), shall comply
with the Borough Zoning Ordinance.
(6)
Flag lots are only permitted where specifically provided for
within the Borough Zoning Ordinance.
(7)
All lots and remnants of land (areas remaining after subdivision)
shall conform to the lot size and configuration requirements.
E.
Lot line adjustment. A parcel of land may be added to an existing
lot of record, provided:
(1)
The resulting lots do not increase a dimensional nonconformity.
However, any existing dimensional nonconformity may be reduced by
right, even if the reduction does not entirely eliminate the dimensional
nonconformity. Except as provided in the Borough Zoning Ordinance,[2] no extension or enlargement of a dimensional nonconformity
is permitted.
(2)
The plan shall delineate the area to be transferred and the
deletion of an existing lot line.
(3)
The plan shall include the following note:
|
"The property transfer will result in the recording of a deed
with the York County Recorder of Deeds simultaneous with recording
the plan. A copy of the recorded deed will be provided to the Borough
within seven calendar days of its recording."
|
A.
Adoptions by reference.
(1)
Unless superseded by requirements of this chapter, the IESNA
Lighting Handbook, most recent edition, as published by the Illuminating
Engineering Society of North America (IESNA), is hereby adopted by
reference and made a part hereof as if fully set out in this section.
(2)
Unless superseded by requirements of this chapter, the publication,
American National Standard Nomenclature and Definitions for Illuminating
Engineering, most recent edition, as published by the Illuminating
Engineering Society of North America (IESNA) and approved by the American
National Standards Institute, Inc. (ANSI), and referred to in this
section as the "ANSI/IESNA lighting definitions," is hereby adopted
by reference and made a part hereof as if fully set out in this section.
(3)
Unless superseded by requirements of this chapter, the Energy
Standard for Buildings Except Low-Rise Residential Buildings, Standard
90.1, latest version, as published by the American Society of Heating,
Refrigerating and Air-Conditioning Engineers, Inc., and approved by
the American Standards Institute, Inc. (ANSI), and referred to as
the "ANSI/ASHRAE/IESNA Standard 90.1-(year)."
(4)
In addition to the specific requirements established in this
section, the design calculations for outdoor lighting installations
shall be in accordance with the IESNA Lighting Handbook. This includes,
but is not limited to, technical definitions, terminology, calculation
methods and procedures, photometric classifications, and photometric
testing procedures. Luminance selection should be based on the usage
of the area to be illuminated, the level of activity, and nighttime
security requirements.
B.
Lighting encroachment. Lighting shall be arranged so as to deflect
light away from any adjoining properties and public streets. The light
source shall be directed, hooded, shielded, or controlled so as not
to light adjacent properties and public streets. Luminaries shall
not cast light on a:
C.
Illumination levels. Lighting shall be provided within the range
of permitted lighting levels as specified in the following table.
(1)
Luminaries used in public areas such as roadway lighting, parking
lots and for exterior building illumination shall be designed to provide
the minimum illumination recommended by the IESNA in the most current
edition of the IESNA Lighting Handbook.
(2)
The maximum average lighting levels shall not exceed the standards
provided below.
|
Maximum Average Light Levels
| ||
|---|---|---|
|
Location
|
Footcandles
| |
|
Landscape highlights
|
2
| |
|
Building facades
|
3
| |
|
Parking areas for multifamily residential uses
|
3
| |
|
Sidewalks and other pedestrian walkways
|
3
| |
|
Streets
|
3
| |
|
Parking areas for nonresidential uses
|
5
| |
|
Building entrance
|
5
| |
|
General storage areas for nonresidential uses
|
8
| |
|
Nonresidential vehicular entrance
|
10
| |
|
Vehicular display areas
|
10
| |
|
Loading areas associated with a nonresidential use
|
20
| |
|
Under canopies
|
30
| |
|
Externally illuminated sign
|
30
| |
(3)
Athletic fields and other outdoor arenas shall not exceed the
minimum illumination recommended by the IESNA in the most current
edition of the IESNA Lighting Handbook.
(4)
For those areas not specified, the Borough Council will set
an appropriate level on a case-by-case basis in keeping with the intent
of this chapter;
(5)
The footcandle level readings shall be taken after dark with
the light meter held six inches above the ground with the meter facing
the light source. A reading shall be taken with the light source on,
then with the light source off. The difference between the two readings
will be identified as the illumination intensity.
(6)
A maximum uniformity light level ratio in all parking areas,
sidewalks and other pedestrian walkways, shall average a minimum of
6:1.
D.
Height.
(2)
The maximum mounting height for recreational lighting shall
be as follows:
|
Maximum Light Mounting Height
| ||
|---|---|---|
|
Recreation Activity
|
Maximum Mounting Height
(feet)
| |
|
Basketball
|
20
| |
|
Football
|
70
| |
|
Soccer, lacrosse, field hockey, rugby and other similar field
sports
|
70
| |
|
Baseball: radius of 200 feet
|
60
| |
|
Baseball: radius of 300 feet
|
90
| |
|
Golf driving range
|
30
| |
|
Miniature golf
|
20
| |
|
Swimming pool aprons
|
20
| |
|
Tennis
|
20
| |
|
Track
|
20
| |
(3)
No light sources shall be located on the roof unless said light
enhances the architectural features of the building.
E.
Location. An outdoor light fixture shall be set back a minimum horizontal
distance equal to its height from each property line, but in no case
less than 10 feet from a street right-of-way and five feet from all
side or rear lot lines.
F.
Hours of operation.
(1)
Whenever practicable, outdoor lighting installations shall include
timers, dimmers, and/or motion-sensors to reduce overall energy consumption
and eliminate unneeded lighting, particularly after 11:00 p.m.
(2)
Outdoor lighting, which serves commercial or industrial uses
that do not operate after dark must be turned off one hour after closing,
except for approved security lighting.
(3)
Commercial or industrial uses that offer services after dark.
Outdoor lighting may be utilized during the nighttime hours, provided
the commercial or industrial use is open for service. Once the commercial
or industrial use closes, the outdoor lighting must be turned off
one hour after closing, except for security lighting.
(4)
Exterior lighting for security surveillance purposes shall be
arranged, and of sufficient illumination, to enable the detection
of suspicious movement. Security lighting for buildings/structures
shall be directed toward the face of the building/structure, rather
than the area around it, and shall not exceed a maximum illumination
of five footcandles.
(5)
Internally illuminated signs shall not exceed 1,000 initial
lumens per square foot of sign face.
G.
Canopy lighting. Under-canopy lighting shall be accomplished using
flat-lens full-cutoff fixtures aimed straight down and shielded in
such a manner that the lowest opaque edge of the fixture shall be
below the light source at all lateral angles.
H.
Exemptions.
(1)
All emergency lighting needed by the police, fire or other emergency
services, as well as all vehicular luminaries, are exempt from the
requirements of this chapter.
(2)
All hazard warning luminaries required by federal regulatory
agencies are exempt from the requirements of this article, except
that all such must be shown to be as close as possible to the federally
required minimum lumen output requirement for the specific task.
(3)
Luminaries used primarily for signal illumination may be mounted
at any height required to ensure roadway safety, regardless of lumen
rating.
(4)
Seasonal holiday lighting and illumination of the American and
state flags shall be exempt from the requirements of this chapter,
provided that such lighting does not produce glare on roadways and
neighboring residential properties.
A.
Easements shall be provided for public or shared facilities, services
and utilities.
B.
Easements shall be located in a manner that minimizes disruption
of the use or land.
C.
Nothing shall be placed, planted, set, or constructed within an easement
that would adversely affect the function of the easement or conflict
with the easement agreement.
D.
All existing and proposed easements shall be identified on the plan
and shall include a boundary line description in accordance with the
lot line description standard of this chapter.
E.
When deemed appropriate by the Borough, the plan shall identify the
entity to which the easement is granted and the terms thereof.
F.
Each easement depicted on the plan shall be the subject of a written
agreement to be recorded in the office of the York County Recorder
of Deeds. Any easement agreement which includes the Borough or Authority
as parties is subject to Borough approval. Each agreement shall be
recorded concurrently with the final plan.
G.
Every deed for property that is burdened by an easement shall contain
a notice thereof on the deed.
H.
Sanitary sewer, water supply and stormwater easements shall have
a minimum horizontal width of 30 feet unless a greater width is required
by the Borough. In the case of a shared easement, sufficient area
shall be provided to allow a minimum horizontal separation of 10 feet
between the facilities, and from the edge of the easement boundary.
I.
Where an existing utility (i.e., electric or telephone transmission
or petroleum product transmission line) traverses a property, the
developer shall identify the easement or right-of-way and provide
a plan note certifying compliance with any existing easement or right-of-way.
A.
Permanent stone or concrete monuments shall be accurately placed
at all street intersections unless locations are otherwise agreed
to by the Borough Engineer. An intermediate monument shall be placed
wherever topographical or other conditions make it impossible to sight
between two otherwise required monuments.
B.
Markers shall be set at all points where lot lines intersect curves
and/or other property lines. Markers shall be set following rough
grading of the lot, but prior to construction of the foundation.
C.
Monuments shall be of concrete or stone, with a flat top having a
minimum width or diameter of four inches and a minimum length of 30
inches. Concrete monuments shall be marked with a three-fourths-inch
copper or brass dowel; stone or pre-cast monuments shall be marked
on the top with a proper inscription and a drill hole.
D.
Markers shall consist of iron pipes or steel bars at least 30 inches
long and not less than a three-fourths-inch diameter.
E.
All monuments and markers shall be placed by a registered land surveyor
so that the scored or marked point shall coincide exactly with the
point of intersection of the lines being monumented or marked.
F.
All monuments/markers shall be set flush with the finished grade,
except for temporary placement and/or woodland conditions.
G.
Existing and proposed monuments and lot line markers shall be clearly
delineated on the plan.
H.
The developer shall certify that the survey monuments and markers
are placed by a registered land surveyor.
I.
Wooden stakes or other similar less durable material shall be prohibited
for use as markers or monuments.
All subdivision and land development plans shall conform to
the New Freedom Borough Stormwater Management Ordinance.[1]
All subdivision and land development plans shall conform to
New Freedom Borough Zoning Ordinance Floodplain Overlay District.[1]
Soil or vegetation shall not be disturbed in the wetland buffer
zone. Any proposed encroachment into the wetland shall include a copy
of the permit or approval from the applicable state and federal agencies.
No subdivision or land development shall involve uses, activities
or improvements that will entail encroachment into, the grading of,
or the placement of, fill in wetlands in violation of state or federal
regulations. No action by the Borough shall be relied upon instead
of a permit issued by the appropriate agency.
All subdivision and land development plans shall conform to
Title 25, Pennsylvania Code, Chapter 105 and Section 404 of the Federal
Clean Water Act.
A.
Native plants. The use of native plant materials is encouraged. The
use of native plant materials helps to improve water quality, provide
additional and improved wildlife habitat, and typically adapt to local
conditions which then require less maintenance.
B.
Invasive plants. Invasive plants, as defined by the Pennsylvania
Department of Conservation and Natural Resources (DCNR) may not be
used in any planting schedule.
(1)
Trees:
|
Tree of heaven (Ailanthus altissima)
|
Callery pear (*Pyrus calleryana)
| |
|
Norway maple (*Acer platanoides)
|
Siberian elm (Ulmus pumila)
| |
|
Sycamore maple (Acer pseudoplatanus)
| ||
|
Empress tree (Paulownia tomentosa)
|
(2)
Shrubs:
|
Japanese barberry (*Berberis thunbergii)
|
Morrow's honeysuckle (Lonicera morrowii)
| |
|
European barberry (Berberis vulgaris)
|
Amur honeysuckle (Lonicera maackii)
| |
|
Russian olive (Elaeagnus angustifolia)
|
Bell's honeysuckle (Lonicera morrowii x tatarica)
| |
|
Autumn olive (Elaeagnus umbellata)
|
Common buckthorn (Rhamnus catharticus)
| |
|
Winged Euonymus (*Euonymus alatus)
|
Glossy buckthorn (Rhamnus frangula)
| |
|
Border privet (Ligustrum obtusifolium)
|
Wineberry (Rubus phoenicolasius)
| |
|
Common privet (Ligustrum vulgare)
|
Multiflora rose (Rosa multiflora)
| |
|
Tartarian honeysuckle (Lonicera tartarica)
|
Japanese spiraea (*Spiraea japonica)
| |
|
Standish honeysuckle (Lonicera standishii)
|
Guelder rose (*Viburnum opulus var. opulus)
|
(3)
Grasses:
|
Cheatgrass (Bromus tectorum)
|
Reed canary grass (Phalaris arundinacea)
| |
|
Japanese stilt grass (Microstegium vimineum)
|
Johnson grass (Sorghum halepense)
| |
|
Maiden grass (*Miscanthus sinensis)
|
Shattercane (Sorghum bicolor ssp. drummondii)
| |
|
Common reed (Phragmites australis)
|
(4)
Perennials:
|
Garlic mustard (Alliaria petiolata)
|
Giant hogweed (Heracleum mantegazzianum)
| |
|
Goutweed (Aegopodium podagraria)
|
Dame's rocket (Hesperis matronalis)
| |
|
Bull thistle (Crisium vulgare)
|
Purple Loosestrife (Lythrum salicaria, L. virgatum)
| |
|
Canada thistle (Cirsium arvense)
|
Eurasian water-milfoil (Myriophyllum spicatum)
| |
|
Musk thistle (Carduus nutans)
|
Wild parsnip (Pastinaca sativa)
| |
|
Jimsonweed (Datura stramonium)
|
Beefsteak plant (Perilla frutescens)
| |
|
Goatsrue (Galega officinalis)
|
Lesser celandine (Ranunculus ficaria)
| |
|
Star-of-Bethlehem (Ornithogallum nutans, umbellatum)
|
Water chestnut (Trapa natans)
| |
|
Japanese knotweed (Fallopia japonica/Polygonum cuspidatum, Reynoutria
japonica)
|
(5)
Vines.
|
Fiveleaf akebia (Akebia quinata)
|
Japanese honeysuckle (Lonicera japonica)
| |
|
Porcelain-berry (Ampelopsis brevipedunculata)
|
Kudzu (Pueraria lobata)
| |
|
Oriental bittersweet (Celastrus orbiculatus)
|
Mile-a-minute vine (Polygonum perfoliatum
|
C.
Existing vegetation. Any existing vegetation that is in appropriate
locations, of an acceptable species and quality may be used to fulfill
landscaping or buffering requirements.
D.
Ground cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas which are not covered by
paving, stone, or other solid material shall be protected with a suitable
ground cover, consisting of spreading plants including sods and grasses
less than 18 inches in height.
E.
Landscape material.
(1)
Plantings shall be typical of their species and variety; have
normal growth habits, well-developed branches, densely foliated, vigorous,
fibrous root systems and shall be free from disease, insects, insect
eggs, and larvae. Plantings shall be selected from stock that was
grown under climatic conditions similar to the locality of the property.
All planting shall be performed in conformance with good nursery and
landscape practice. Plantings shall be properly maintained and replaced
if dead.
(2)
The varieties of plantings shall be subject to the approval
of the Borough. The applicant is encouraged to be creative in selecting
varieties and locations to achieve a pleasing appearance. Planting
materials shall meet the following criteria:
(3)
Shade trees shall be a minimum trunk caliper of two inches at
a height of six inches above finished grade.
(4)
Flowering and/or ornamental trees shall be a minimum trunk caliper
of 1 1/2 inches at a height of six inches above finished grade.
(5)
Evergreen trees shall be a minimum height of six feet and uniform
in shape and overall condition.
(6)
Shrubs shall be a minimum height or spread of 24 inches.
(7)
Any tree or shrub which dies within 18 months of planting shall
be replaced. All landscaping and screening treatments shall be properly
maintained. Landscape materials that die or are damaged shall be replaced
within 30 days, season permitting.
(8)
Requirements for the measurements, branching, grading, quality,
balling, and burlapping of trees shall follow the code standards recommended
by the American Association of Nurserymen, Inc., in the American Standard
for Nursery Stock, ANSI Z60, 1-2004, as amended.
F.
Street trees. All street trees shall be provided by the applicant
in accordance with the following standards:
(1)
Street trees shall not be located farther than 40 feet away
from the street right-of-way.
(2)
Two street trees shall be planted every 100 linear feet of street
measured at the center line.
(3)
Street tree spacing shall be based on the size of the tree canopy
at maturity. Trees with a canopy of less than 30 feet shall be spaced
no closer than 30 feet on center.
(4)
When more massing is appropriate for improvements, such as benches
and other street furniture, grouping of street trees is allowed.
(5)
The trees shall be nursery grown in a similar hardiness zone
to that of the locality of the project. Varieties of trees within
the right-of-way shall be subject to Borough approval. The following
are an approved variety of street trees:
|
Approved Variety of Street Trees
| ||
|---|---|---|
|
Common Name
|
Botanical Name
| |
|
Red maple
|
Acer rubrum
| |
|
Sugar maple
|
Acer saccharum
| |
|
Serviceberry
|
Amelanchier x
| |
|
River birch
|
Betula nigra
| |
|
Common hackberry
|
Celtis occidentalis
| |
|
Katsura tree
|
Cercidiphyllum japonicum
| |
|
American yellowwood
|
Cladrastis kentukea
| |
|
White ash
|
Fraxinus americana
| |
|
Green ash
|
Fraxinus Pennsylvanica
| |
|
Thomless honeylocust
|
Gleditsia triacanthos inermis
| |
|
Golden raintree
|
Koelreuteria paniculata
| |
|
Sweetgum
|
Liquidambar styraciflua
| |
|
Shingle oak
|
Quercus imbricaria
| |
|
Red oak
|
Quercus rubra
| |
|
Swamp white oak
|
Quercus bicolor
| |
|
Japanese tree lilac
|
Syringa reticulate "Ivory Silk"
| |
|
Basswood, American linden
|
Tilia americana
| |
|
Japanese zelkova
|
Zelkova serrata
| |
(6)
All 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.
(7)
The trunk caliper, measured at a height of six inches above
finished grade, shall be a minimum of two inches.
(8)
Tree planting depth shall bear the same relationship to the
finished grade as the top of the root ball or original grade of origin.
(9)
Street trees shall not be planted within the street right-of-way
or other easements. Tree growth shall not interfere with the street
cartway, sidewalk, signage, easements, clear sight triangles, utility
lines, stormwater management facilities or other planned features
of the development. Within the clear sight triangle, typical branching
shall not be within 10 feet of ground level after 10 years of growth.
(10)
No one species shall comprise more than 33% of the entire number
of street trees in a particular development.
G.
Landscape strip and interior landscaping.
(1)
Materials. Any required landscaping shall include a combination
of deciduous trees, ground covers, evergreens, shrubs, vines, perennials,
rocks, gravel, earth mounds, berms, walls, fences, screens, sculptures,
fountains, sidewalk furniture, or other approved materials. Artificial
plants, trees, and shrubs may not be used to satisfy any requirement
for landscaping or screening. No less than 80% of the required landscape
area shall be vegetative in composition, and no outdoor storage shall
be permitted within required landscape areas.
(2)
Trees. At least one shade tree shall be provided for each six
parking spaces, or fraction thereof, of required landscape area in
the parking lot. All required landscape strips shall have landscaping
materials distributed along the entire length of the lot line abutting
the yard.
(3)
Off-street parking. Off-street surface parking lots that contain
20 or more parking spaces shall provide a parking lot landscape planting
area of a minimum of 10% of the interior parking facility. The required
landscaping may be used to define sidewalk areas, parking areas, pedestrian
areas, and travel lanes. When the required amount of landscape planting
area encumbers the parking lot and traffic circulation functions,
up to 50% of the required landscape planting area may be located at
the entrance and/or perimeter to the parking lot.
H.
Screening.
(1)
Security visibility. In order to provide for security surveillance
and minimize the potential for crime, all landscaping and screening
shall, to the greatest extent possible, be sited, massed, and scaled
to maintain visibility of doors and first floor windows from the street
and from within the development. Planting patterns shall not obstruct
sight lines or create isolated areas, especially near pedestrian walking
paths.
(2)
Screening elements. Any required landscape screening shall include
a combination of 50% evergreen plants (trees, hedges or shrubs), deciduous
plants, walls, fences, earth berms, or other approved similar materials.
Walls or fences shall not be constructed of corrugated metal, corrugated
fiberglass, or sheet metal. Screening shall be arranged to block the
ground-level views between grade and a height of six feet. Landscape
screens must achieve this visual blockage within two years of installation.
The landscape planting shall be placed so that at maturity it shall
not be closer than three feet from any public street, sidewalk or
property line.
(3)
General screening. Loading docks, trash collection areas, outdoor
storage, and similar facilities shall be screened from adjacent residential
property and public streets with material of the same quality and
appearance as those used on the building. Such areas shall be screened
with a combination of architectural masonry, fencing and/or landscaping
with a height of at least six feet. At least 2/3 of the area must
be screened. The screened fence abutting a residential district must
be at least 90% opaque. The screened fence abutting all other zoning
districts must be at least 50% opaque.
(4)
Off-street parking. Off-street surface parking lots that contain
20 or more parking spaces shall be screened for at least 50% of the
view from the public right-of-way. Such screen shall be any combination
of a three-and-one-half-foot-high masonry wall, fence or earthen berms
with landscape material. Below is an illustrative example of pier,
fence and hedge screening.
 |
 |
I.
Planting guidelines.
(1)
All planting shall be performed in conformance with good nursery
and landscape practice. Plant materials shall conform to the standards
recommended by the American Association of Nurseryman, Inc., in the
American Standard of Nursery Stock, ANSI Z60.1-2004, current edition,
as amended.
(2)
Planting designs are encouraged to share planting space for
optimal root growth whenever possible. Continuous planting areas versus
isolated planting boxes are encouraged. Staking and wiring of trees
shall include a maintenance plan note that staking and wiring will
be removed within one year of planting.
(3)
All required landscape plants shall be maintained and guaranteed
for a length of 18 months from the date of planting. No more than
1/3 of the tree or shrub shall be damaged or dead without replacement.
Replacement plants shall conform to all requirements of this section
and shall be maintained after replanting for an additional 18 months.
A.
Regulated area. Steep slope conservation standards apply where construction
and/or modifications to the existing topography or vegetative cover
are located within areas which contain 20% or greater slope.
B.
Boundary interpretation.
(1)
An initial determination as to whether the steep slope conservation
standards apply to a subdivision or land development plan shall be
based upon the presence of 20% or greater slope, as documented in
one of the following:
(2)
Should a dispute arise concerning the boundaries of the steep
slope conservation area, a topographic survey prepared by a registered
land surveyor with minimum vertical intervals of five feet shall be
submitted. The Borough shall make final boundary interpretation.
C.
General design requirement. The following requirements are based
upon the average slope of a lot. Whenever other ordinances or regulations
impose more restrictive standards than those contained herein, the
more restrictive shall apply.
|
Average Slope of Lot
|
Minimum Percent of Undisturbed Area*
|
Maximum Impervious Surface
| |
|---|---|---|---|
|
20% to 30%
|
85%
|
10%
| |
|
Over 30%
|
90%
|
10%
|
|
*"Undisturbed area" shall be defined as land in its natural
state before development.
| |||
D.
Setback. Any change in existing topography which results in a slope
greater than the predevelopment condition may not be located within
25 feet of the neighboring property.
A.
Prior to final plan approval or at the sole discretion of the Borough
as a condition thereof, all sewage facilities planning shall be completed
and all approvals obtained.
B.
The developer shall provide a sanitary sewage disposal facility consistent
with the:
C.
Sanitary sewer systems shall be designed and constructed in accordance
with the prevailing rules, specifications and regulations of the PA
DEP, the Borough and its authorities.
D.
When sanitary sewage disposal is provided by means other than by
an individual on-lot system for use by a single unit of occupancy,
the final plan application shall include written notice from the service
provider of its approval of the design, acceptance of a financial
guarantee and commitment to service (certificate of capacity).
A.
Water supply systems shall be designed and constructed in accordance
with the prevailing rules and regulations of the PA DEP and the Borough.
B.
All developments shall connect to the Borough public water supply
system, provided capacity is available.
C.
Where the Borough determines the public water supply system cannot
feasibly be provided to the proposed development, and the average
residential lot size is less than 30,000 square feet, a private centralized
water supply system shall be provided by the developer. Fire hydrants
shall be provided in all private centralized water supply systems
which will serve more than 25 lots or dwelling units. Private centralized
water systems are subject to Borough approval and compliance with
the standards of Pennsylvania Department of Environmental Resource.
Suitable agreements shall be established for the ownership and maintenance
of the private centralized water system. A private centralized water
system shall be designed and constructed in a manner that would permit
adequate connection to a public water supply system in the future.
D.
Where the Borough determines the public water supply system cannot
feasibly be provided to the proposed development, and individual on-lot
water supply systems are to be utilized, each lot so served shall
be of a size and shape to allow safe location of such a system, and
the systems shall conform to criteria as set forth by the Pennsylvania
Department of Environmental Resources and the Borough.
E.
Fire hydrants shall be provided wherever the water supply system
contains sufficient capability, or will in the near future, with or
without developer assistance. Type and location of fire hydrants shall
meet the specifications of the New Freedom Borough standard construction
documents.
F.
If water is to be provided by means other than by an individual on-site
water supply system (wells that are owned and maintained by the individual
lot owners), the final plan application shall include written notice
from the service provider of its approval of the design, acceptance
of a financial guarantee and commitment to service.
A.
Requirements for reservation of park and/or recreation lands.
(1)
Every proposed subdivision of land and/or land development regulated
by this chapter and the Pennsylvania Municipalities Planning Code,
Act 247 of 1968, reenacted and amended, shall provide land for dedication
which is suitable for park and/or recreation.
(2)
The amount of land required to be dedicated shall be established
by resolution of the Borough Council and available at the Borough
office.
(3)
All land proposed for dedication as park and/or recreation land shall comply with the standards set forth in § 194-524B.
(4)
In lieu of the dedication of land, the developer may propose
the following or a combination of the following, subject to approval
of the Borough Council.
(5)
If the developer receives approval from the Borough Council
for the payment of a fee in lieu of dedication of all or some of the
required park and/or recreation land, then the fee shall be calculated
on the basis of the most current fee scheduled. If at the time of
plan submission the developer is domiciled on one of the lots thereon,
said lot shall not be included in this calculation.
(6)
If the developer elects to pay a fee in lieu of the dedication
of park and/or recreation land, then such payment, if approved by
the Borough Council, shall be deemed a condition of plan approval
and shall be paid to the Borough at the time of execution of the improvements
agreement with the Borough or if no improvements agreement is necessary,
then prior to recording the approved plan.
(7)
All fees paid pursuant to this section shall be placed in an
interest-bearing account and accounted for separately from other Borough
funds, and such funds shall not be used for any purpose inconsistent
with the applicable provisions of the Pennsylvania Municipalities
Planning Code, Act 247 of 1968, reenacted and amended.
(8)
The requirements of § 194-524 shall be in addition to, and not in lieu of, the open space which is required to be provided in connection with certain uses, developments, subdivisions and/or other residential living arrangements pursuant to the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 255, Zoning.
B.
General standards for park and/or recreation land set-aside by the
developer.
(1)
Unless otherwise approved by the Borough Council, where the
developer elects to fulfill the requirements of this article through
an offer of dedication of land to the Borough, the developer shall
demonstrate to the satisfaction of the Borough that the land will
support a legitimate park and recreation use considering, where relevant,
the following factors:
(a)
Consistency with the Borough Comprehensive Plan;
(b)
Consistency with the Borough Official Map;
(c)
Availability for use by the public;
(d)
Location entirely within New Freedom Borough;
(e)
Means for public ingress and egress;
(f)
Accessibility to essential utilities and services;
(g)
Ability to accommodate vehicle parking facilities;
(h)
Suitability of land characteristics for the intended use, including
but not limited to configuration, natural and cultural features, and
man-made features;
(i)
Compatibility with surrounding neighborhood;
(j)
Proximity to other community facilities; and
(k)
Such other factors that the Borough may deem relative.
