A. 
The standards and requirements contained in this chapter shall apply as minimum design standards for subdivisions and/or land developments in the Borough. In addition, subdivisions and/or land developments shall be designed to comply with the requirements of Chapter 270, Zoning; Chapter 226, Stormwater Management; Chapter 232, Streets and Sidewalks; Chapter 210, Sewers and Sewage Disposal; Chapter 255, Vehicles and Traffic; and Chapter 261, Water, of the Code of Ordinances, the regulations of the Authority, and the statutes and regulations of state and federal agencies, as applicable.
B. 
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: a) transportation network; b) sewer collection, conveyance and treatment facilities; c) water supply and distribution facilities; and d) stormwater management facilities, as necessary to accommodate prospective traffic, provide adequate sewer and water service, promote proper stormwater management, facilitate fire protection, prevent flooding.
C. 
All proposed subdivisions and/or land developments shall conform to the Comprehensive Plan, including any designated growth area, the Official Map, the Park and Recreation Plan, and any regulations or plans adopted in furtherance thereof.
D. 
All proposed subdivisions and/or land developments shall also be designed, laid out, arranged, constructed and coordinated to insure that abutting properties will continue to have safe and convenient access in accordance with the standards of this chapter or, if such properties do not presently have such access, to have access at least equal to the level existing prior to the proposed subdivision and/or land development.
E. 
The applicant shall submit studies and reports with the preliminary plan and the final plan that shall clearly identify any assumed, proposed and required improvements to existing facilities. If an applicant submits a study, report or plan which contains improvements assumed to be installed by others and compliance with the design standards in this chapter is based upon the completion of such assumed improvements, the design standards of this chapter shall not be considered as met unless the applicant presents evidence that a governmental entity has budgeted funds and/or has entered into contracts for the assumed improvements or unless a plan for another development that proposes the installation of such improvements has been approved and recorded.
All subdivisions and land developments shall comply with the following general standards:
A. 
Land subject to flooding, wetlands, or other land which is unsuitable for development shall not be separately subdivided from a tract unless such land shall be designed as a recreation area, nature preserve, common open space or other use which will not lead to development of the area in a manner prohibited by any applicable regulations. Such land may be included within the limits of lots that contain sufficient buildable area in accordance with the requirements of applicable standards as yard area, landscaping, and other areas which shall not be improved with structures or impervious surfaces.
B. 
Future rights-of-way (i.e., rights-of-way reserved for future street improvements) shall be designed in conformance with the design requirements of a street, and the contiguous parcels must contain proper setbacks and sight distances. The area within the future right-of-way shall be included within the deeds to the abutting lots with an easement in favor of the Borough and landowners of the land into which the future right-of-way will extend to permit the use of the future right-of-way for public street purposes should the adjoining lands be developed. The landowners of the lots in which the future right-of-way is included shall have the duty to maintain the area included within the future right-of-way, and this duty shall be indicated in a note on the final plan and in all deeds to such lots. The landowners of the lots in which the future right-of-way is included shall have no obligation concerning the improvement of such future right-of-way for street purposes.
C. 
Compliance with zoning decisions required.
(1) 
Whenever Chapter 270, Zoning, provides that the use proposed by the applicant for subdivision or land development approval shall constitute a use by special exception or conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or Council, as applicable, prior to the submission of the preliminary plan; however, a developer may submit an informal sketch plan for comment by Borough staff, consultants, and the Commission concurrently with an application for special exceptional or conditional use approval.
(2) 
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 270, Zoning, the applicant shall obtain such variance from the Zoning Hearing Board prior to the submission of a formal subdivision and/or land development plan; however, a developer may submit an informal sketch plan for comment by Borough staff, consultants, and the Commission concurrently with an application for variance approval.
(3) 
The submission of a formal subdivision and/or land development plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such variance, special exception or conditional use by the Zoning Hearing Board or Council, as applicable.
D. 
Compliance with prior plans required. Whenever all or a portion of the land contained within an application for subdivision or land development approval constitutes all or a portion of land included in a prior subdivision or land development plan approved by the Borough and recorded in the Office of the Recorder of Deeds in and for Lancaster County, Pennsylvania, the plan shall comply with all conditions, restrictions and notes imposed on the prior 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 a portion of the land contained in the plan 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 plans constitutes a violation of this chapter. The applicant shall submit with the application for preliminary plan approval a statement identifying the prior plans reviewed; the conditions, restrictions and notes which would impact development in accordance with the plan for which approval has been requested; and an explanation of the manner in which the proposed plan has been designed to comply with such conditions, restrictions and notes. This information shall be signed by the applicant or the applicant's engineer or landscape architect.
A. 
Conformance to adopted plans. The proposed street pattern shall be properly related to existing streets, to the Comprehensive Plan, to the Official Map and to such county and state road and highway plans as have been duly adopted.
(1) 
Existing roadway classifications. For the purposes of this chapter, the Borough's existing streets shall be classified in accordance with the Official Map.
(2) 
Proposed roadway classifications. All proposed streets shall be designed and constructed in accordance with Subsection H, below.
B. 
Private streets. Private streets may be used provided the Council, upon recommendation of the Commission, determines that no public benefit will be served by dedication of the street to the Borough, construction of a private street will not preclude road improvements identified in the Comprehensive Plan, the Official Map, or any relevant county and state road and highway plans that have been duly adopted, and that all private streets will be constructed to the design standards of a public local street. Applications that propose a private street shall be accompanied by a recorded declaration or an agreement, that is satisfactory to the Borough and the Borough Solicitor, and which shall be recorded with the Lancaster County Recorder of Deeds as part of a final plan. This agreement shall establish the conditions under which the private street will be constructed and maintained in accordance with the design approved on the final plan, and shall, at a minimum, stipulate the following:
(1) 
Ownership interest in the private street.
(2) 
The private street must not provide any limitation on users unless identified in the agreement.
(3) 
A statement indicating that civil court, not the Borough, is responsible for mitigating differences relating to the agreement.
(4) 
The method for assessing maintenance and repair costs of the private street.
(5) 
That an agreement by the owners of 51% of the front frontage thereon shall be binding on the owners of the remaining lots.
(6) 
Provide easement areas for the purpose of snow and ice removal.
(7) 
Private streets shall not be offered for dedication as a public street unless the private street is restored to Borough design standards for public streets. The costs of restoring the street to public street design standards shall be at the cost of the landowners abutting the private street. The offer for dedication of the street shall be made only for the street as a whole. The agreement shall specifically state that the Borough is under no obligation to accept dedication of the private street even if the private street is restored to the standard of public street design.
C. 
Arrangement. Streets shall be designed with consideration to existing streets and intersections studied in the traffic impact study, all planned streets and intersections included on other subdivision or land development plans, and all streets included in the Comprehensive Plan and/or Official Map adopted by the Borough.
(1) 
Where a subdivision or land development abuts or contains an existing or proposed major traffic street, the Council, upon recommendation of the Commission, may require marginal access streets, reverse frontage lots or such treatment as will provide protection for abutting properties, reduction in the number of intersections with the major traffic streets, and separation of local and through traffic.
(2) 
All streets shall be arranged to conform as closely as possible to the original topography; streets which serve connector routes to population centers shall be connected with streets of similar function, to form continuations thereof.
(3) 
If the lots in the development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such eventuality shall be provided.
(4) 
Proposed streets within the development shall be laid out to provide convenient and safe access to each lot and/or structure and/or parking lot proposed as part of the development of the tract.
D. 
Half streets. Half or partial streets (less than the required right-of-way or cartway width) will not be permitted. All plans shall be designed to provide for the entire required right-of-way and cartway widths.
E. 
Street names, street name signs and traffic control signs.
(1) 
Continuation of existing streets shall be known by the same name. Names for new streets shall not duplicate nor closely resemble names of existing streets within the same postal area.
(2) 
All new street names are subject to approval by the Borough, the Address Manager for the District Post Office that serves the Borough and also the Lancaster County-Wide Communications office; letters of approval from the Address Manager and Lancaster County-Wide Communications must be provided with the application for a final plan.
(3) 
Street name signs shall be installed by the developer at all new street intersections. The design and placement of such signs shall be subject to approval by the Borough.
(4) 
A developer shall be responsible for installing at least two street name signs at each four-way street intersection and one at each "T" intersection.
(5) 
Street name signs shall be free of visual obstruction. The design of street name signs should be consistent, of a style appropriate to the Borough, character of the development or zoning district in which the development is located, of a uniform size and color and erected in a manner that is to be approved by the Borough.
(6) 
Private streets shall be provided with street name signs in conformance with this section. The plan shall note that it is the responsibility of the developer to install the street name signs for private streets.
(7) 
Design and placement of traffic control signs shall follow the requirements of the Borough and PennDOT. The installation of the signs shall be the responsibility of the developer. Any costs of traffic studies that are required to be completed prior to installation of any traffic control signs shall be the responsibility of the developer. All traffic signs shall be free of visual obstruction.
F. 
Street alignment. Horizontal street alignments shall be measured along the center line.
(1) 
Horizontal curves.
(a) 
Horizontal curves shall be used at all angle changes in excess of 2°.
(b) 
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, tangent segments.
(c) 
The minimum radius for curves on arterial streets shall be 500 feet; for collector streets, 300 feet; and for local streets, it shall be 150 feet. Proper superelevation shall be provided for curves on arterial streets.
(d) 
Except for minor streets, there shall be a tangent of at least 100 feet between reverse curves.
(2) 
Perimeter streets. Plans with street locations along the perimeter of a property shall be required to show building setback lines and clear sight triangles within the adjacent properties; permission shall be obtained from the adjacent landowner and additional right-of-way must be granted.
(3) 
Cartway alignment. The center line of the street cartway shall correspond with the center line of the street right-of-way.
(4) 
Horizontal curve centerline radii shall be designed in coordination with vertical geometry subject to the approval of the Borough Engineer. The minimum acceptable centerline radii shall be determined based on the appropriate relationship between the design speed and curvature and on their joint relationships with superelevation (roadway banking).
G. 
Vertical alignments.
(1) 
There shall be minimum grade of 1% on all streets and a maximum grade of 6% on arterial and connector streets and 10% on minor streets.
(2) 
Vertical curves shall be used in changes of grades exceeding 1% and the length of the vertical curve shall be determined based on the minimum rate of vertical curvature (K) as specified below:
Initial Speed
(mph)
Curvature, K1(feet/%) Crest
Curvature, K1(feet/%) Sag
15
3
10
20
7
17
25
12
26
30
19
37
35
29
49
40
44
64
45
61
79
50
84
96
55
114
115
1Rate of vertical curvature, K = length of curve (L) per percent algebraic difference (A) in the intersection grades (K=L/A)
(3) 
Intersections.
(a) 
Where the approaching grade exceeds 7% on any or all streets at a four-way street intersection, access drive, or the terminating street at a three-way intersection, leveling areas shall be provided on the street(s) with such excessive grade. Such leveling area(s) shall have a maximum grade of 4% for a minimum length of 75 feet measured from the intersection of the center lines.
(b) 
Vertical curves are not required for stop-controlled approaches at intersections of streets provided the algebraic difference in grade is less than 8%.
(4) 
The grade within the diameter of a turnaround at the terminus of a permanent cul-de-sac shall not exceed 5%.
(5) 
All new streets shall be graded to the right-of-way line in accordance with the following:
(a) 
All grading shall be substantially consistent with the street center line. The maximum slopes of banks located outside 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.
(b) 
The Council, upon recommendation of the Commission, may accept steeper slopes to avoid disruption of significant natural features, provided adequate safety and maintenance issues are addressed.
(c) 
Guide rail protection is required along embankments when a barrier is indicated as warranted in the latest version of PennDOT Design Manual Part 2, Highway Design. Guiderail shall be constructed to PennDOT specifications.
H. 
Street right-of-way and cartway widths.
(1) 
Minimum street and cartway widths shall be as follows, unless otherwise specified on the Official Map or county or state highway plans that have been duly adopted:
Street Classification
Cartway
(feet)
Right-of-Way
(feet)
Arterial street
36 with curb (no parking)
or as determined after consultation with
PennDOT
60 or as determined after consultation with PennDOT
Collector street
40 with curb (parking both sides)
32 with curb (parking one side)
28 with curb (no parking)
60
Local street
34 with curb (parking both sides)
28 with curb (parking one side)
24 with curb (no parking)
50
Alley
16
20
Turnaround of cul-de-sac
80 in diameter to outside curb
100 (diameter)
(2) 
Extension of existing streets. 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 approval by the Borough Engineer and ultimately the Council.
(3) 
Street construction standards. Street construction standards shall be in conformance with the provisions of Chapter 232, Streets and Sidewalks.
(4) 
Improvements of existing streets and intersections.
(a) 
In cases where a subdivision or land development abuts an existing Borough and/or state street, the street shall be improved to the ultimate width in accordance with Subsection H(1) or as indicated on the Official Map, whichever is greater, and additional right-of-way shall be provided, concrete curbing and sidewalk, and any other street improvements that are required by this chapter, shall be constructed.
(b) 
In cases where the development is situated only on one side of an existing street, the Borough may require that only that side of the street be improved.
(c) 
Where the developer of the subdivision or land development is required to provide a traffic study and report under § 240-62B and the traffic study and report indicates that improvements are required as provided in § 240-62B, the developer shall install improvements, including but not limited to traffic signals, traffic control devices, additional traffic lanes, traffic dividers and highway markings.
(d) 
When the Borough determines that the required improvements are not feasible at the time of development of the use, the developer shall deposit funds with the Borough in the amount of 110% of the cost of improvements computed in accordance with § 240-31 of this chapter, the amount of the deposit shall be submitted for approval by the Borough Engineer, or the applicant shall also have the option to enter into an agreement that would defer road improvements to a time the Borough would deem such road improvements as feasible. The deferred road improvement agreement shall be recorded at the Lancaster County Recorder of Deeds' office and contain content that is suitable to Council and the Borough Solicitor. Any developer choosing to enter into a deferred road improvement agreement must note on the final plans that all required road improvements shall be constructed within six months of notification from the Borough.
(e) 
State roadways.
[1] 
If the traffic impact study indicates that improvements must be made to a state street, the developer shall also take all necessary action to obtain PennDOT permits and/or approvals to install the necessary street widening and/or traffic signals or traffic control devices.
[2] 
If the developer requires the Borough to submit any permit applications or requests for approvals in the name of the Borough, the developer shall reimburse the Borough for all costs and expenses incurred by the Borough in connection with its review of the application and submission of the application to PennDOT or any other governmental agency. The developer shall bear all costs and expenses in connection with the improvements required. The developer shall, prior to release of the final plan for recording, enter into an agreement, which shall be recorded, with the Borough concerning future maintenance of any drainage facilities, curb, or sidewalk to be installed where the Borough is the permittee. The owner of the abutting land shall be responsible for future maintenance of all drainage facilities, curb, and sidewalk and shall be responsible for compliance with any conditions which PennDOT may impose on approval of such permit.
I. 
Street intersections.
(1) 
Multiple intersections involving the junction of more than two streets are prohibited.
(2) 
The distance between the centerline of streets intersecting with through streets shall be determined by the classification of the through street being intersected. The minimum separation distance shall be measured along the centerline of the through street being intersected and shall conform with the following:
(a) 
No less than 150 feet between centerlines along local streets.
(b) 
No less than 275 feet between center lines along collector streets.
(c) 
No less than 800 feet between centerlines along arterial streets.
(3) 
Right-angle intersections shall be used whenever practicable, but in any case, the angle of intersection of the street center lines shall not be less than 75°.
(4) 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for local streets and 30 feet for intersections including collector or arterial streets. Radius corners or diagonal cutoffs shall be provided on the property lines substantially concentric with, or parallel to, the chord of the curb radius corners.
(5) 
Where appropriate, the Council, upon recommendation of the Commission, may require additional traffic lanes to facilitate turning movements at existing or proposed street intersection within or bordering the site. These additional lanes, including acceleration/deceleration lanes and lane transition areas, shall be provided in accordance with the latest PennDOT standards and regulations.
(6) 
All street intersections with a state highway shall be subject to the approval of PennDOT.
J. 
Clear sight triangles and stopping sight distance at street intersections.
(1) 
Clear sight triangles. There shall be provided and maintained at all intersections a clear sight triangle. The triangle shall be formed by the center lines of the two intersecting streets and the stopping sight distance, as defined in Subsection J(2) below, in both directions along the center line of the intersected street. (See Appendix No. 1.[1]) Clear sight triangles shall be indicated on all plans, and a note shall be provided on the plans which states that no structures, landscaping or grading may be constructed installed or performed within the area of the clear sight triangle which would obscure the vision of motorists Deeds to lots which contain clear sight triangles shall provide that no structure, landscaping or grading shall be erected, installed or performed within the area of the clear sight triangle which will obscure the vision of motorists.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2) 
Stopping sight distance (SSD):
(a) 
Calculation of stopping sight distance.
[1] 
Street, access drive and driveway intersections shall be located at a point which provides optimal sight distance in both directions.
[2] 
For each intersection, the available sight distance for each direction shall equal or exceed the stopping sight distance computed from the following formula:
SSD = 1.47Vt + V2/[30 x (f+G)]
Where:
SSD
=
Stopping sight distance (feet).
V
=
Speed limit or 85th percentile speed in accordance with Subsection J(2)(a)[3] or safe operating speed.
t
=
Perception time of driver (2.5 seconds).
f
=
Coefficient of friction for wet pavement.
G
=
Percent grade of roadway divided by 100.
[3] 
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 to determine stopping distance.
[4] 
Appendix No. 2[2] depicts stopping sight distance for selected speeds. The sight distances in Appendix No. 2 apply for roadway grades in whole numbers from +13% to -13% along with speeds from 15 to 55 miles per hour in increments of five miles per hour. The designer may use this table in lieu of the above formula.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(b) 
Measurement of sight distance.
[1] 
The correct measurement of available sight distance at each proposed street intersection shall be the responsibility of the applicant.
[2] 
For the purpose of measuring available sight distance, the height of both the driver's eyes and the approaching vehicle shall be 3.5 feet above the road surface. The lateral placement of vehicles on the roadway and at the proposed access point shall be consistent with the operation of the access and roadway.
[3] 
For each direction, the shortest of the following measurements shall be considered the available sight distance for the direction:
[a] 
The maximum length of roadway along which a drive at the proposed intersection can continuously see another vehicle approaching the roadway. The driver's eyes at the proposed point of access shall be 10 feet back from the near edge of the closest travel lane.
[b] 
The maximum length of roadway along which a driver on the roadway can continuously see a vehicle which is located in his travel lane on the roadway in order to make a left turn into the proposed access or as a result of a left or right turn out of the proposed access.
[c] 
The maximum length of roadway along which the drive of a vehicle intending to make a left turn into the proposed access can continuously see vehicles approaching from the other direction. This is measured from the point where the left-turning vehicle stops.
(c) 
Inadequate sight distance remedies. If it is impossible to achieve required stopping sight distance in both directions the Borough may:
[1] 
Prohibit left turns by entering or exiting vehicles;
[2] 
Require alteration of the horizontal or vertical geometry of the roadway, access drive, or driveway; all such work shall be at the expense of the applicant;
[3] 
Require removal of physical obstruction from the line of sight, at the expense of the applicant; or
[4] 
Deny access to the roadway.
(3) 
Proper sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections.
(4) 
All street intersections with a state highway shall be subject to the approval of PennDOT.
K. 
Cul-de-sac streets.
(1) 
To the greatest extent possible, through streets shall be provided. The feasibility of a through street will be based on the physical features of the tract proposed for development and/or adjoining lots, the potential for extension of the street to adjoining lands based on existing development patterns, restrictions imposed by other government regulations and other recorded documentation, and the ability of the design to meet all other requirements of this chapter. When cul-de-sac streets are proposed, the application shall be accompanied by a written analysis of the merits of the design and the reasons that a through street would not be feasible.
(2) 
The length of a cul-de-sac street shall be measured from the centerline intersection with the through street which is not a cul-de-sac to the center point of the turnaround.
(3) 
All permanent cul-de-sac streets shall have a minimum length of 250 feet. Temporary cul-de-sacs shall not have a minimum length.
(4) 
All permanent cul-de-sac streets shall not exceed 600 feet in length. Temporary cul-de-sac streets shall not exceed a length of 800 feet in length.
(5) 
All cul-de-sacs must terminate in a circular turnaround and must be constructed to the specifications of Subsection H(1).
(6) 
Any temporary cul-de-sac street designed for access to an adjoining property or for an authorized future phase of a development shall be provided with a temporary all-weather turnaround which is paved in accordance with the provisions of Chapter 232, Streets and Sidewalks. The use of such turnaround shall be guaranteed until such a time as the street is extended. Sidewalks along temporary cul-de-sacs shall be continued at the same time the street is continued. The developer who extends a street which has been provided with a temporary turnaround shall remove the temporary turnaround and restore the area of the temporary turnaround.
(7) 
Any cul-de-sac that is proposed to have a center landscaping island shall contain a turnaround that contains a minimum diameter of 90 feet and the ultimate right-of-way shall be increased to 110 feet. The drive lanes of a cul-de-sac containing a center landscaping island shall be a minimum of 12 feet wide and shall be posted as a one-way turnaround. The landscaped trees, shrubs or plants within the landscaped island shall be highly tolerable to salt or other chemicals used for the purpose of melting snow and ice.
L. 
Streetlighting. Streetlighting shall be provided along all new streets. Streetlighting standards shall be as follows:
(1) 
Streetlights shall be installed and spaced accordingly in order to provide the following lighting standards for streets:
Use
Location
Maintained Footcandles1
Uniformity Ratio
(Max:Min)2
Streets, street intersections and street signs
Residential subdivisions and land developments
0.4 Min.
6:1
Nonresidential subdivisions and land developments
0.9 Min.
6:1
1Illumination levels are maintained horizontal footcandles in a particular location that project onto pavement or other area surface.
2Uniformity ratio is a measure of the dispersion of light on an area. The ratio is measured as maximum light level to minimum light level. Example: 6:1 for the given area, the maximum level of illumination should be no less than 6 times the minimum level of illumination (0.4 x 6 = 2.4)
(2) 
Electrical installations for all lighting applications shall be in accordance with the prevailing regulations and specifications established by the appropriate electric service provider. It shall be the responsibility of the developer to have final construction approved by an electrical inspection agency and a written report attesting this fact submitted to appropriate electric service provider, thereby allowing the utility to provide pole illumination.
(3) 
Lighting fixtures and pole styles shall be of a decorative nature and shall be designed appropriately for the lighting application that it is intended for. Lighting fixtures and pole styles shall be approved by the Borough. Streetlighting styles within all land developments shall be of the same style in all phases of the development and shall also be the same or similar to neighboring properties.
(4) 
All lighting fixtures shall be arranged to allow the light to be directed downward onto the pavement or other surface area and street signs or other identification signs. All light and glare shall be directed away from roadways and buildings so not to present glare to motorists, pedestrians or occupants of the building. Streetlights shall utilize a full lens, full cut-off shield fixture to ensure compliance with this section.
(5) 
Poles for mounting lights shall not exceed 15 feet in height unless the developer can demonstrate to the satisfaction of the Borough Engineer that a higher pole height is necessary for larger lighting applications and that the added height will not present a violation of the lighting requirements of Chapter 270, Zoning.
(6) 
All lighting fixtures shall be actuated by a photo-electric controlled switch.
(7) 
The location of all streetlighting fixtures, fixture details, footer and mounting details, and photometrics shall be provided with the subdivision and land development plan.
(8) 
Materials and cost of installation for lighting fixtures shall be the responsibility of the developer.
(9) 
Dedication of streetlights. If Council accepts dedication of a public street, Council shall also accept dedication of street lighting facilities located within the right-of-way of the street.
(a) 
Until such a time as the street lighting is dedicated, the developer of the tract (who has escrowed the street lighting) will be responsible for any and all costs associated with each streetlight. Such costs shall include, but not be limited to, administration, placement, and maintenance. Electrical charges shall be the responsibility of the Borough when accepted for dedication by the Borough.
(b) 
Streetlights not dedicated to the municipality will remain the responsibility of the developer or appropriate private entity including all costs and responsibilities for the lighting in perpetuity.
M. 
Alleys.
(1) 
Alleys shall have the following characteristics:
(a) 
A property which utilizes an alley shall maintain frontage along a public or private street.
(b) 
An application that proposes alleys shall be accompanied by an agreement which shall be recorded with the final plan and which shall establish the conditions under which the alleys will be maintained.
(c) 
The final plan for recordation with the Recorder of Deeds shall include a plan note that identifies the specific alleys, the recorded maintenance agreement and a note that the alleys will not be accepted by the Borough and that the Borough will not assume any responsibility for their maintenance.
(2) 
The cartway of all alleys shall be constructed as specified in the latest edition of PennDOT Publication 408. Additionally, all work shall be in conformance with Chapter 232, Streets and Sidewalks.
(a) 
The vertical and horizontal alignments of alleys shall conform to the specifications for local streets as stated in Subsections F and G, respectively.
(b) 
Alley intersections shall conform to the specifications for local streets as stated in Subsections H and I, respectively.
(c) 
Alleys which form a cul-de-sac shall not exceed 400 feet in length, measured from the center line intersection of a street or private street that is not a cul-de-sac. Alley cul-de-sacs which do not terminate in a parking lot shall be provided at the terminus with a fully paved turnaround. The turnaround shall be designed in accordance with one of the following methods:
[1] 
An eighty-foot paved diameter.
[2] 
"T" shaped turnaround with a twelve-foot width and the flared portions rounded by a minimum radii of 20 feet.
(d) 
All alleys shall be privately maintained. The plan shall contain a note which shall state that the alley shall not be offered for dedication and shall be privately maintained.
(e) 
If an alley is to be for the common use of two or more properties, the applicant shall provide for the maintenance of such alley. The applicant shall provide for private maintenance through the formation of a homeowners' association or through the setting forth of the maintenance responsibilities in easements in the deeds to the lots which have the right to use the alley. If a homeowners' association is formed, a document setting forth the maintenance responsibilities of such association and the right of such association to assess lots within the development shall be recorded at the same time as the final plan is recorded. All such documents shall be in a form acceptable to the Borough Solicitor.
(f) 
All persons who shall purchase a lot abutting or having the right to use an alley shall be given a copy of the final plan and, if a homeowners' association has been formed, shall be given a copy of all such documents relating to the maintenance responsibilities of such homeowners' association.
N. 
Recommendations of traffic impact study. The requirements of this section apply where the traffic impact study prepared in accordance with § 240-62B indicates that improvements are necessary or advisable to existing Borough and/or state streets and/or intersections within the traffic impact study area in order: 1) to assure adequate, safe and convenient access to each lot and/or structure and/or parking lot proposed as part of the development of the tract; 2) to accommodate the traffic due to the proposed development; 3) to provide for a level of service and delay for the design year, or years for phased projects, within the development which is at least equivalent to the projected level of service and delay for the design year(s) without the proposed subdivision or development; and/or 4) to preserve the existing convenience of access to or ability to exit from abutting properties that gain access from the existing street, the developer shall install all such indicated improvements.
(1) 
The developer shall install additional traffic lanes, traffic dividers, traffic control devices, traffic signals, and other measures as appropriate to ensure that the development of the tract does not adversely impact the existing street system and/or access to or the ability to exit from properties gaining access from an affected street.
(2) 
If the traffic impact study indicates that improvements must be made to a state street, the developer shall also take all action necessary to obtain any PennDOT permits and/or approvals to install the necessary street widening and/or traffic signals or traffic control devices.
(3) 
If the traffic impact study recommends installation of traffic signals or traffic signal modifications, the developer shall prepare all studies and submit all necessary applications to enable the installation of the traffic signal or modifications and shall install the traffic signal or modifications at their cost and expense.
(4) 
If the traffic impact study indicates that traffic control devices or regulations, including but not limited to stop intersections, speed limit reductions, or parking prohibitions, are required, the developer shall prepare all studies necessary to justify imposition of such regulations in accordance with PennDOT regulations and shall pay all costs associated with the preparation and enactment of an ordinance to establish such regulations.
(5) 
The developer shall bear all costs and expenses in connection with the improvements required by this § 240-43N. If the developer requires the Borough to submit any permit applications or requests for approvals in the name of the Borough, the developer shall reimburse the Borough for all costs and expenses incurred by the Borough in connection with its review of the application and submission of the application to PennDOT or any other governmental agency.
(6) 
When the Borough determines that the required improvements are not feasible at the present time, the developer shall deposit funds with the Borough in the amount of 110% of the cost of the improvements computed in accordance with the provisions of § 509 of the MPC. Such funds shall be maintained by the Borough in a general account to be used for traffic improvements.
O. 
Other requirements.
(1) 
When the proposed subdivision adjoins unsubdivided acreage, new streets shall be provided through to the boundary lines of the tract with temporary easements for turnarounds.
(2) 
When a proposed subdivision shall extend the streets from an adjoining area which has been provided with a temporary turnaround or additional paving in accordance with Subsection O(1) above, the subdivider shall remove the temporary turnaround or the additional paving from the previously subdivided area and shall restore the area as a part of the extension of the street into the proposed subdivision.
(3) 
In reviewing subdivision plans, the Council shall consider the adequacy of existing or proposed community facilities to serve additional dwelling units or nonresidential establishments proposed by the subdivision. The developer of any proposed residential subdivision or land development containing more than 10 units of occupancy and all nonresidential land developments shall provide copies of the preliminary plan to local emergency service providers for review as to the adequacy of access for emergency service vehicles. The developer shall provide the Council with a letter from local emergency service providers reviewing the proposed subdivision or land development or evidence that such a review was requested by the developer and the local emergency service providers did not review the proposed development.
A. 
The configuration of blocks and lots shall be based upon the lot area requirements of Chapter 270, Zoning, the salient natural features, the existing man-made features, the proposed type of structure, existing and proposed traffic patterns, and land use type. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation. Lots where areas that are two or more times the minimum requirements shall, wherever feasible, be designed with configurations which allow for additional subdivision.
B. 
Blocks.
(1) 
In general, all blocks in a subdivision shall have a maximum length of 1,200 feet. Blocks subdivided into lots shall be two lot depths in width, except reverse frontage lots.
(2) 
In commercial areas, the block layout shall conform, with due consideration of site conditions, to the best possible layout to serve the public, to permit good traffic circulation and the parking of cars, to make delivery and pickup efficient, and to reinforce the best design of the units in the commercial area.
(3) 
The block layout in industrial areas shall be governed by the most efficient arrangement of space for present use and future expansion, with due regard for worker and customer access and parking.
(4) 
In large blocks with interior parks or playgrounds, in exceptionally long blocks where access to a school or shopping center is necessary or where cross streets are impractical or unnecessary, a crosswalk with a minimum right-of-way of 12 feet and a paved walk may be required by the Council, upon recommendation of the Commission.
C. 
Lots.
(1) 
Lot sizes shall conform to Chapter 270, Zoning.
(2) 
All lots, except as noted in Subsection C(4) of this section, shall abut on a street, but double frontage lots are prohibited. In general, side lot lines shall be at right angles or radial to street lines. If, after subdividing, there exist remnants of land, they shall be included in the area of proposed or existing lots.
(3) 
Generally, the depth of lots shall be not less than 1 1/2 nor more than three times their width.
(4) 
The lot on which an apartment structure is built or which is used for commercial or industrial purposes may abut two or more streets.
(5) 
Whenever practical, side lot lines shall be radial with or perpendicular to street lines.
(6) 
In order to avoid jurisdictional problems, lot lines shall, wherever feasible, follow Borough boundaries rather than cross them. Where a lot is divided by a Borough boundary, the minimum standards of both municipalities shall apply.
A. 
Building setback lines shall be as specified in Chapter 270, Zoning.
B. 
Easements.
(1) 
Where easements are required for utilities, such easements shall be a minimum of 30 feet in width and shall, to the fullest extent possible, be centered on or be adjacent to rear or side lot lines.
(a) 
All electric, telephone, television, and other communication distribution lines servicing new developments should be provided by underground wiring within common easement locations or dedicated rights-of-way, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.
(b) 
Lots which abut existing easements or public rights-of-way where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground.
(c) 
Where overhead electric or telephone lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines. Trees shall be planted in open areas and at key locations to minimize the view of the poles and the alignment.
(d) 
All other utilities aside from electric, telephone, television, and communication facilities are encouraged to use common easements, when feasible.
(2) 
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. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain an easement.
(3) 
The minimum distance from natural gaslines to a dwelling unit need only be such distance, if any, as required by the applicable transmission or distributing company.
(4) 
The applicant shall reserve easements where stormwater or surface water drainage facilities exist or are proposed, whether located within or beyond the boundaries of the property. Easements shall have a minimum width of 30 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. The easements shall clearly identify who has the right-of-access and responsibility of maintenance. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain an easement. An applicant shall also be responsible for completing a declaration of easement and stormwater management agreement in a form that is acceptable to the Borough Solicitor.
(5) 
Snow removal stockpile easements shall be provided at all intersections and the end of all cul-de-sacs. Snow removal stockpile easements shall be a minimum of 30 feet long, measured along the edge of the street cartway, and extend from the edge of pavement of the intersection or cul-de-sac for a length back a total distance of 25 feet. No on-street parking, driveway, structure, aboveground portion of a utility, landscaping or any other use shall be located within the easement that would interfere with the intended purpose of the easement. All snow removal stockpile easements shall be delineated on the plans and all locations shall be approved by the Borough.
A. 
Parking facilities. Off-street vehicular parking facilities shall be provided in accordance with Chapter 270, Zoning, and shall also comply with the following requirements:
(1) 
Parking lot dimensions shall comply with Chapter 270, Zoning.
(2) 
Parking spaces and aisles shall be provided for the physically handicapped and shall meet all applicable requirements of the latest edition of the ADA. ADA-compliant parking shall be provided for all nonresidential developments, multifamily dwellings and any other instances where ADA-compliant parking is required. ADA-compliant parking shall be located closest to the accessible building entrance.
(3) 
Parked vehicles adjacent to sidewalks shall not overhang or extend over the sidewalk in a manner that restricts pedestrian circulation. Where such overhang is not restricted by a wheel stop or other device, sidewalks shall have a four-foot minimum clearance width from any obstacles.
(4) 
Not less than a two-foot radius of curvature shall be permitted for horizontal curves in parking areas.
(5) 
All dead-end parking lots shall be designed to provide sufficient back-up area for all end stalls, as well as sufficient turnaround room for all vehicles intended to use the parking facility.
(6) 
Painted lines, arrows, and dividers shall be provided and maintained to control parking, and when necessary to direct vehicular circulation.
(7) 
Parking facilities shall be constructed with a crushed aggregate subbase course with a minimum thickness of six inches, as specified in the PennDOT Specifications, Form 408, or other PennDOT-approved equivalent. Pavement shall consist of a minimum of 1 1/2 inches of base courses and one-inch wearing surface. Material shall be equal or superior to PennDOT Specifications for Bituminous Surface Course ID-2 and shall be applied in accordance with the PennDOT Specifications, Form 408, or other PennDOT-approved equivalent.
(8) 
Permeable pavement. Permeable pavement shall not be located in industrial developments, fueling stations, loading areas or other areas of a parking facility where frequent heavy truck travel occurs, sites with expansive soils or shallow depth to bedrock; areas draining to the permeable pavement greater than five acres, areas with the water table less than two feet below the bottom of the pavement base, and less than 100 feet from drinking wells. Permeable pavement includes paving units, porous asphalt pavement, or porous concrete (using single-sized aggregate and low water content); uniformly graded stone aggregate with void space; filter fabric lining the subsurface beds; and uncompacted (or hand compacted) subgrade. Permeable pavement shall consider the infiltration rate of the soil subgrade under the base. Constant supervision during construction is encouraged as sediment must be kept from the aggregate base. Maintenance shall be performed as according to the manufacturer's specifications.
(9) 
Speed bumps.
(a) 
Speed bumps, constructed as part of access drives or parking lots, shall be designed to restrain motor vehicle speed in strict conformance with the following:
[1] 
Material: recycled plastic, asphalt or rubber.
[2] 
Height: three inches.
[3] 
Width: 12 inches.
[4] 
Distance from curb: 24 inches.
[5] 
Markings: permanent yellow diagonal stripes.
[6] 
Reflectors: cat's eye reflectors.
(b) 
Speed bump advance warning signs shall be posted at each entrance of the access drives or parking lots, but not more than 30 feet in front of the speed bump. All signs shall be in conformance with PennDOT Publication 236, Official Traffic Control Devices and with the following:
[1] 
Material: Aluminum.
[2] 
Shape: Diamond.
[3] 
Height: 24 inches.
[4] 
Width: 24 inches.
[5] 
Background: reflective yellow.
[6] 
Lettering: "Speed Bump Ahead" in black.
(c) 
Speed bump signs shall be posted adjacent to the speed bump and in strict conformance with the following:
[1] 
Material: aluminum.
[2] 
Shape: diamond.
[3] 
Height: 24 inches.
[4] 
Width: 24 inches.
[5] 
Background: reflective yellow.
[6] 
Lettering: "Bump" in black.
B. 
Sidewalks.
(1) 
Paved sidewalks shall be provided on both sides of a new street and access drive that serve all subdivisions and land developments.
(2) 
Sidewalks shall also be provided in any location within land developments for access to and/or within a commercial, industrial or other community facility. Sidewalks which are provided as part of such nonresidential facilities shall be designed and constructed to service the projected pedestrian needs.
(3) 
Where curbs and sidewalks are required or provided, clearly marked crosswalks shall be provided at all intersections. Crosswalks may also be required by the Council, upon recommendation of the Commission, at other locations to promote the convenience and safety of pedestrian traffic. The design of crosswalks and the materials use shall be consistent with PennDOT Form 408 specifications.
(4) 
Construction standards. Paved sidewalks shall be constructed in accordance with Chapter 232, Streets and Sidewalks.
(5) 
Encroachments into any sidewalk area shall not result in less than a four-foot wide minimum clearance width from any obstacles.
(6) 
Where possible, sidewalks should be sloped towards adjacent pervious surfaces, not adjacent impervious surfaces.
(7) 
ADA-compliant ramp cuts shall be located at all sidewalks intersecting with vehicular travel ways.
(8) 
Marked crosswalks shall be provided within the vehicular travel ways intersecting all sidewalks.
(9) 
Sidewalk construction shall meet all applicable standards of the latest edition of the ADA.
C. 
Curbs.
(1) 
Concrete curbs shall be provided for all subdivisions and land developments along street frontages, access drives, and along the edge of any landscaped portions of a parking facility.
(2) 
Construction standards. All curbs shall be constructed in accordance with the specifications in Chapter 232, Streets and Sidewalks, and the most current edition of PennDOT Publication 408, Specifications, and PennDOT Publication No. 72, Standards for Roadway Construction, and in accordance with any regulations adopted by the state or federal government concerning handicapped accessibility.
(3) 
Vertical curbs shall be installed unless the Borough Engineer, for cause shown, permits the use of slant curbs. Cost shall not be considered cause warranting use of slant curbs.
(4) 
Curbing shall be designed to provide a ramp cut at each intersection of a vehicular travel way, at the principal entrances to buildings which front on parking lots, and at all crosswalks.
(5) 
Any transition between curbing types shall be at the discretion of the Council and shall be subject to final approval by the Borough Engineer.
(6) 
Curb construction shall meet all applicable standards of the latest edition of the ADA.