Applications for subdivision and/or land development shall be
guided by the standards set forth hereinafter. It is intended that
these standards be considered minimum requirements and may be modified
as necessary to protect the health, safety, and welfare of the public.
All subdivision and/or land development plans submitted for approval
under this chapter shall incorporate these standards.
The following requirements and guiding principles for subdivisions
and land developments shall be observed with respect to the factors
affecting the suitability of the site for such development:
A. Any subdivision and/or land development plan shall be coordinated
with existing development patterns in the surrounding area such that
the entire area may be developed harmoniously.
B. Land proposed for subdivision or land development shall not be developed
or changed by grading, excavating, or by the removal or destruction
of the natural topsoil, trees, or other vegetative cover unless provisions
for minimizing erosion and sedimentation are provided as required
by the erosion control regulations of the Pennsylvania Department
of Environmental Protection and the Adams County Conservation District.
C. In a subdivision and/or land development where the average slope
exceeds 15%, the Borough may require modifications of the requirements
of this article, as may be recommended by the Borough Engineer or
the Adams County Conservation District, to the requirements contained
herein.
D. In all subdivision and/or land developments, every precaution shall
be taken to preserve natural and historic features deemed worthy of
preservation by the Borough. Examples of such features include, but
are not necessarily limited to, large trees, significant wooded areas,
and historic areas and structures. To ensure the preservation and
protection of such features, the Borough Council may require the following
additional information to be submitted:
(1) A grading plan showing the existing and proposed ground elevations
relative to the features.
(2) The accurate location of the features to be protected.
(3) A written explanation of the precautions to be taken by the developer
to protect such features.
E. Any plans for the alteration of a watercourse shall be incorporated
into the subdivision and/or land development plan and shall be subject
to approval by the Borough and/or, where necessary, the United States
Army Corps of Engineers and/or the Pennsylvania Department of Environmental
Protection, as may be appropriate.
F. Land subject to hazards of life, health, or property as may arise
from fire, floods, disease, excessive noise, odor, or considered uninhabitable
for other reasons may not be developed unless the hazards have been
removed or the plans provide adequate safeguards against said hazards.
All streets proposed to be constructed within the Borough shall
conform to the following design requirements:
A. General standards.
(1) Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
Finished elevation of proposed streets shall not be below the regulatory
flood elevation.
(2) Residential streets shall be so laid out as to discourage through
traffic and to encourage attractive and functional development. Proposed
streets shall be planned with regard to the existing street system,
topographical conditions, public convenience in terms of fire protection
and pedestrian traffic, probable volumes of traffic, existing and
proposed use of land on abutting properties and future extension of
the street system. Proposed streets shall be designed in a manner
that promotes street connectivity between development sites.
(3) When a development abuts or contains an existing or proposed arterial
or collector street, as herein defined, the Borough may require an
alley/service street, reverse frontage, or other treatment which will
provide protection for abutting properties, reduction of the number
of intersections, and separation of local from through traffic.
(4) No street shall terminate into a dead end. Any dead-end street providing
access to adjoining property, or created because of authorized staged
construction, shall be provided with an all-weather turnaround in
accordance with applicable requirements of this chapter. The use of
such turnaround shall be guaranteed to the public until such time
as the street is continued.
(5) New private streets are prohibited, unless the Borough Council shall
determine that the use of such private streets or rights-of-way is
consistent with the intent of this chapter. In approving private streets
or rights-of-way, the Borough may attach additional standards and/or
conditions relating to design and/or construction. The use of private
streets will not be permitted as a means to circumvent the specifications
required for public streets. If permitted, new private streets shall
comply with the following requirements:
(a)
New private streets for residential subdivisions and land developments
are prohibited. Private streets may be considered for nonresidential
developments solely at the discretion of the Borough.
(b)
In the event that private streets are permitted, such private
streets shall strictly comply with all Borough design and construction
standards, unless such modifications are permitted by the Borough.
In addition, the developer shall be required to submit for approval,
and record with the approved final plan, an agreement outlining the
responsibilities for perpetual maintenance of such private streets.
The agreement shall release the Borough of any liability regarding
maintenance and acceptance of dedication. In addition, the Borough
shall reserve the right to require improvement bonding, surety, and
inspection in accordance with applicable procedures of this chapter.
(6) The proposed street system shall extend existing or recorded streets
at the same width. However, no street may be extended at less than
the required minimum width.
(7) The Borough shall reserve the right to require alternative design
standards relative to cartway, horizontal curves, sight distance,
and intersections design where it is deemed to be necessary to eliminate
a potential safety hazard or to implement design goals as may be envisioned
in this or other Littlestown Borough ordinances. Such alternative
designs standards shall be approved by the Borough Engineer and be
consistent with PennDOT and AASHTO standards.
(8) The Borough shall reserve the right to limit access to developments
to a single access or multiple accesses, as may be required, in response
to safety considerations.
(9) All streets shall be constructed in accordance with the most recent
version of the Littlestown Borough construction and materials specifications
for land development.
B. Street service and design criteria. The Littlestown Borough roadway
network is deemed to include the following roadway classifications,
and the following service and design criteria shall apply to the specific
roadway and street classifications:
(1) Arterial streets.
(a)
Arterial streets are designed to carry heavy volumes of traffic
at high velocities. Arterial streets are designed to contain a minimum
of intersections, thus allowing traffic to flow with considerable
continuity.
(b)
Arterial streets include those roadways intended to accommodate
through traffic within the Borough.
(2) Collector streets.
(a)
Collector streets are also designed to carry heavy volumes of
traffic at relatively high velocities, although not the volumes or
velocities attained on arterial streets.
(b)
Collector streets are designed to move traffic from local neighborhoods
to the higher volume arterial streets.
(3) Residential subcollector streets.
(a)
A residential subcollector street provides the primary circulation
route within either residential or nonresidential developments. Residential
subcollector streets provide the connection between the local components
of the development to the collector and arterial street system.
(b)
A residential subcollector street carries neighborhood traffic,
and provides limited lot frontage.
(c)
Residential subcollector streets should be designed to have
no residential lots directly fronting on them.
(d)
Residential subcollector streets shall be laid out to discourage
through traffic unless linkage between streets outside the subdivision
is determined by the Borough to be desirable.
(4) Local residential streets.
(a)
A local residential street is a frontage street which provides
access to abutting properties and which conducts traffic from residential
or nonresidential developments to residential subcollector streets
or directly to collector streets.
(b)
Each local residential street shall be designed so that no section
of it will convey a traffic volume greater that 250 ADT. Each half
of a loop street shall be regarded as a single minor street and the
total traffic volume conveyed on a loop street shall not exceed 500
ADT.
(c)
Local residential streets shall be designed to exclude all external
through traffic which has neither origin nor destination on the local
residential street or its tributary alleys/service streets.
(5) Residential culs-de-sac.
(a)
Residential culs-de-sac are permitted to provide single street
access to a limited number of abutting properties. Residential culs-de-sac
shall only connect directly to residential subcollector streets or
residential local streets.
(b)
Residential cul-de-sac streets shall be designed to convey a
maximum of 250 ADT.
(6) Alleys/service streets. Alleys/service streets may be used in higher-density
residential, commercial, or mixed-use area to provide direct access
to the rear of individual properties, specifically for purposes of
providing off-street parking. The Borough may require the use of alleys/service
streets to minimize the number of driveway and other intersections
with the overall street network.
C. Street width.
(1) Minimum street right-of-way and cartway widths shall be as follows:
|
Street Type
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
---|
|
Arterial
|
As determined by the Borough after consultation with PennDOT
|
|
Collector
|
60
|
40 (See Diagrams Section)
|
|
Residential subcollector
|
60
|
40
|
|
Local residential
|
50
|
40
|
|
Residential culs-de-sac
|
50
|
34
|
|
Alley/service street
|
22
|
22
|
(2) Provision for additional street width (right-of-way, cartway, or
both) may be required when determined to be necessary by the Borough
Council in specific cases for:
(a)
Public safety and convenience.
(b)
Traffic in commercial and industrial areas and in areas of high-density
development, particularly where the proposed commercial or industrial
development is anticipated to involve higher volumes of large vehicle
traffic.
(c)
Widening of existing streets where the width or alignment does
not meet the requirements of the preceding subsections.
(d)
Where topographic conditions require excessive cuts and fills.
(3) Streets within residential developments shall be designed in accordance
with the residential subcollector, local residential, and residential
cul-de-sac standards. Streets within nonresidential developments shall
be designed in accordance with the collector street standards.
D. Street grade.
(1) The grades of streets shall no be less than the minimum or more than
the maximum requirements listed below:
|
Street Type
|
Minimum Grade
|
Maximum Grade
|
---|
|
Arterial
|
As determined by the Borough Council after consultation with
PennDOT
|
|
Collector
|
1.0%
|
7%
|
|
Residential subcollector, local residential, residential culs-de-sac,
and alleys/service street
|
1.0%
|
10%
|
|
(See diagrams section)
|
|
|
(2) Vertical curves shall be used in changes of grade when the difference
exceeds 1% and shall be designed for maximum visibility. The minimum
length of vertical curves for residential subcollector, local residential,
residential cul-de-sac, and alley/service streets shall be 35 times
the algebraic difference in grade for crests and 25 times the algebraic
difference for sags.
(3) With permission of the Borough, maximum grades for subcollector streets,
local streets, culs-de-sac, and alleys may, under special topographic
conditions, exceed the maximum grades established above for distances
of less than 100 feet provided the grade does not in any case exceed
15%.
(4) All streets shall be designed to provide for the discharge of surface
water from the cartway. The slope of the crown on a street shall not
be less than 1/4 of an inch per foot and not more than 1/2 of an inch
per foot. Adequate facilities shall be provided at low points along
streets and other points necessary to intercept runoff.
E. Horizontal curves.
(1) Where connecting street lines deflect from each other at any point
by more than 10°, the line shall be connected with a true, circular
curve. The minimum radius of the center line for the curve shall be
as follows:
|
Street Type
|
Minimum Radius
(feet)
|
---|
|
Arterial
|
500
|
|
Collector
|
300
|
|
Residential subcollector
|
100
|
|
Local residential, residential culs-de-sac, and alleys/service
street
|
50
|
(2) Straight portions of the street shall be tangent to the beginning
or end of the curve. Except for residential subcollector streets,
local residential streets, and alleys/service streets, there must
be a tangent of at least 100 feet between reverse curves.
F. Street sight distance.
(1) Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments. The sight distance measured from the
center line 3.5 feet above the grade shall be as follows:
|
Street Type
|
Sight Distance
(feet)
|
---|
|
Arterial
|
400
|
|
Collector
|
200
|
|
Residential subcollector
|
100
|
|
Local residential, residential cul-de-sac, or alley/service
street
|
75
|
(2) At all intersections involving arterial and collector streets, there
shall be provided and maintained at all intersections a clear triangle
with a line of sight between points 100 feet from the intersection
of the street center lines. At all other intersections, there shall
be provided and maintained a clear triangle with a line of sight between
point 75 feet from the intersection of the street center lines, unless
a higher distance is deemed necessary by the Borough for public safety.
No building or other obstruction that would obscure the vision of
a motorist shall be permitted within these areas.
G. Cul-de-sac streets. In addition to the service and design requirements established in Subsection
B(5), cul-de-sac streets shall be designed in accordance with the following standards:
(1) Residential cul-de-sac streets shall be designed in accordance with
the following standards:
(a)
Residential cul-de-sac streets shall be a minimum of 250 feet
in length and shall not exceed 500 feet in length.
(b)
Residential cul-de-sac streets shall be provided with a paved
turnaround area having a minimum radius, measured from the center
of the turnaround to the outside edge of the paved surface of 40 feet.
(c)
To reduce the amount of paving within the turnaround area, a
landscaped island within the turnaround area shall be required with
a radius, measured from the center of the turnaround to the inside
edge of the paved surface of 24 feet.
(2) Cul-de-sac streets serving nonresidential uses shall be designed
in accordance with the following standards:
(a)
Residential cul-de-sac streets serving nonresidential uses shall
be designed in accordance with collector street width, grade, sight
distance, and other applicable requirements.
(b)
Residential cul-de-sac streets serving nonresidential uses shall
be a minimum of 250 feet in length and shall not exceed 1,000 feet
in length.
(c)
Residential cul-de-sac streets serving nonresidential uses shall
be provided with a paved turnaround having a minimum radius, measured
from the center of the turnaround to the outside edge of the paved
surface, of 50 feet.
(d)
To reduce the amount of paving within the turnaround area, the
Borough may require a landscaped island within the turnaround area
with a radius, measured from the center of the turnaround to the inside
edge of the paved surface, of 34 feet.
H. Intersections. All street intersections shall be designed in accordance
with the following requirements:
(1) No intersection shall involve the junction of more than two streets.
(2) Within 150 feet of an intersection, streets shall intersect at right
angles. The Borough may, under special circumstances where an angle
of less than 90° will not create a traffic hazard, permit an intersection
of less than 90°. In no instance, however, shall streets intersect
at an angle of less than 75°.
(3) Intersections shall be approached on all sides by leveling areas.
Where the grades exceed 7%, such leveling areas shall have a minimum
length of 100 feet (measured from the intersection of the center lines)
within which no grade shall exceed a maximum of 4%.
(4) All streets intersecting a state road (U.S., Pa., or SR) shall be
subject to the approval of the Pennsylvania Department of Transportation.
The developer shall furnish evidence of such approval in the form
of a PennDOT highway occupancy permit or other written form. The Borough
shall be afforded the opportunity to provide comments and recommendations
regarding any highway occupancy permit application prior to its submission
to PennDOT.
(5) Design of curb or edge of pavements shall take into account such
factors as types of turning vehicles, likely speeds of traffic, angle
of turn, etc., but in no instance shall the radius of the curb or
edge of the pavement be less than the following:
|
Intersection
|
Curb Radius
(feet)
|
---|
|
Collector street with collector street
|
25
|
|
Collector street with residential subcollector street, local
residential street, or residential cul-de-sac
|
15
|
|
Residential subcollector street with residential subcollector
street
|
10
|
|
Residential subcollector street with local residential street
or cul-de-sac
|
5
|
|
Local residential street with local residential street or residential
cul-de-sac
|
5
|
|
Alley/service street with collector street, residential subcollector
street, local residential street, or residential cul-de-sac
|
5
|
(6) Collector and residential subcollector streets shall not intersect
arterial streets on the same side at less than four-hundreed-foot
intervals and shall be in alignment with any existing or proposed
streets intersecting from the opposite side. If two roads or streets
that intersect another from opposite sides cannot be aligned, then
a distance of at least 150 feet shall be provided between the two
intersecting street center lines. Local residential streets and residential
culs-de-sac shall not intersect arterial streets.
I. Partial and half-streets. The dedication of half-streets at the perimeter
of new developments is prohibited, except to complete existing half-streets.
J. Names of streets. Names of new roads or streets shall not duplicate
or approximate existing street names by the use of suffixes such as
"lane," "court," or "avenue." In approving the names, consideration
shall be given to existing or platted road or street names within
the postal delivery district served by the local post office. New
streets shall bear the same name or number of any continuation or
alignment with an existing street.
K. Reserve strips. Controlling access to streets by reserve strips is
prohibited except where their control is definitely placed in Borough
control as approved by the Borough. A reserve strip is a parcel of
ground in separate ownership separating a street from other adjacent
properties or from another street.
L. Street construction requirements. Streets shall be surfaced to the
grades and dimensions shown on plans, street profiles, and street
cross sections as submitted by the developer and approved by the Borough.
Unless otherwise required by the Borough, all streets shall be constructed
in accordance with applicable specifications of the Pennsylvania Department
of Transportation. Before paving the street surface, the developer
shall install the required utilities and provide, where necessary,
adequate stormwater drainage for such streets, as acceptable to the
Borough and in conformance with the overall stormwater management
plan for the site as required by this chapter.
A. General standards.
(1) The size, shape, and orientation of lots shall be appropriate for
the type of development contemplated. Insofar as practical, side lot
lines shall intersect straight street lines at right angles and radial
to curved street lines.
(2) Lot lines shall follow municipal boundaries.
(3) The depth of residential lots shall not be less than one nor more
than 2 1/2 times their width.
(4) Where the lots in a subdivision are of such a size that resubdivision
is possible, or where a portion of the tract is not intended to be
developed, suitable access to these areas shall be provided.
(5) Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping,
and other improvements required by this and other Borough ordinances.
(6) If, after subdividing, remnants of land remain, they shall either
be incorporated into existing or proposed lots, or legally dedicated
to either the Borough or to another entity for public, community,
or open space use, as deemed appropriate by the Borough.
(7) No lots shall be created in any manner whatsoever which does not
meet the minimum requirements of this or other Borough ordinances.
B. Lot frontage.
(1) All lots shall front upon a dedicated public street (existing or
proposed), or upon a private street designed and constructed in accordance
with applicable requirements of this chapter. Under no circumstances,
however, shall a lot be permitted to front on an alley.
(2) Double or reverse frontage lots shall be avoided except where required
by the Borough to provide separation of residential development from
major streets, to control access to major streets, or to overcome
specific disadvantages of topography, orientation, or location. The
Borough reserves the right to require double or reverse frontage lots
in the interest of enhancing public safety, or in the interest of
maintaining the grid street and alley network within the core of the
Borough.
(3) All reverse frontage lots shall have a planting screen easement which
runs parallel to the accepted rear lot line. The planting screen easement
shall be 20 feet in width. There shall be no right of access across
the planting screen easement. Plantings shall be provided within the
planting screen easement in accordance with the landscaping requirements
of this or other Borough ordinances.
C. Lot dimensions, area, and building setbacks. Lot dimensions, area, and building setback requirements shall not be less than specified by Chapter
500, Zoning.
D. Unique lots.
(1) Panhandle lots. Panhandle lots, or lots having a narrow strip of
property for the sole purpose of providing access to a public street
from a lot which would not otherwise front on a public street, are
prohibited.
(2) Corner lots. Corner lots shall be designed in manner that conforms to applicable Chapter
500, Zoning, requirements addressing corner lots. Specifically, any corner lot shall be of sufficient size to meet front setback requirements along both streets, and rear yard requirements along all other property boundaries, while still maintaining a usable building envelope.
(3) Wedge-shaped lots. Wedge-shaped lots along street curves or at the
end of cul-de-sac streets are permitted in accordance with the following
requirements:
(a)
The width of the arc measured at the front right-of-way line
shall be no less than 70% of the lot width measured at the minimum
required front building setback line.
(b)
The width of the arc measured at the front right-of-way line
shall be no greater than 125% of the lot width measured at the minimum
front building setback line.
A. General requirements. The length, width, and shape of block shall
be subject to the following minimum general requirements:
(1) Blocks shall provide adequate sites for the uses proposed by the
subdivision and/or land development plan.
(2) Blocks shall be related to the topography of the site.
(3) Design or blocks shall be subject to any other applicable Littlestown
Borough Code or ordinance.
(4) Design of blocks shall take into account generally accepted requirements
and standards for safe and convenient vehicular and pedestrian circulation.
This standard includes, but is not necessarily limited to, the minimization
of street or driveway intersections with major streets.
B. Block length.
(1) Blocks shall have a maximum length of 400 feet and a minimum length
of 200 feet.
(2) The Borough Council, at their discretion, may permit or require an
increase in maximum block length or a decrease in minimum block length
if such adjustments are warranted given unique topographic conditions,
unique surface water drainage conditions, or the need to conform to
existing lot and block patterns in unique settings including but not
limited to the grid street network that currently exists within the
center of the Borough.
(3) If block lengths exceed 400 feet, special consideration shall be
given to fire and emergency vehicle access.
C. Residential block depth. Blocks shall be of sufficient depth to accommodate
two tiers of lots, except under the following conditions:
(1) Where the Borough requires reverse frontage lots along a major street.
(2) Where the design of two tiers of lots is prevented by the size, topographical
conditions, or other unique conditions of the property.
D. Nonresidential blocks. Blocks in nonresidential developments may
vary from the elements of design detailed above if required by the
nature of the use. In all cases, adequate provision shall be made
for off-street parking for employees and/or customers, loading areas,
and traffic circulation.
A. Individual residential lot. Access to any street from an individual
residential lot shall be designed in accordance with the following
requirements:
(1) Within 10 feet of a street right-of-way line, the access drive may
not exceed 20 feet in width.
(2) Individual residential lots are limited to one access driveway unless
circumstances demonstrate, at the discretion of the Borough, that
a second access driveway is justified.
(3) Individual residential lot access driveways shall not cross a street
right-of-way line within:
(a)
Two feet of any side property line, except where a common access
drive for two or more dwellings is permitted by the Borough.
(b)
Fifty feet of the right-of-way line of an intersecting street
when the intersecting street is an arterial street.
(c)
Forty feet of the right-of-way line of an intersecting street
when the intersecting street is a collector street.
(d)
Thirty-five feet of the right-of-way line of an intersecting
street when the intersecting street is a residential subcollector
or a local residential street.
(e)
Twenty-five feet of the right-of-way line of an intersecting
street when the intersecting street is a local residential street
or residential cul-de-sac.
(f)
Fifteen feet of a fire hydrant.
(g)
Where an individual residential lot has frontage on two streets,
the access driveway shall connect to the street with the lower service
level, as designated by the Borough.
(h)
Where an individual residential lot includes rear or side access
from an alley, the driveway shall only be permitted to access the
lot from the alley.
B. Multifamily residential and nonresidential lots. Access to any public
street from a multifamily residential lot or a nonresidential lot
shall be designed in accordance with the following requirements:
(1) All access driveways to any street shall be located at least 200
feet from the intersection of any two street right-of-way lines, and
shall be designed in a manner conducive to safe ingress and egress.
(2) Where a lot has frontage on two streets, the access driveway shall
connect to the street with the lower service level, as designated
by the Borough.
(3) A maximum of one access driveway from a property to a street shall
be permitted for every 200 feet of road frontage; provided, however,
that the maximum number of access driveways from a property to a street
shall be four.
(4) No access driveway design shall be approved which is likely to create
a traffic hazard with the potential to endanger public safety. The
Borough may require safety improvements in the interest of public
safety. Such improvements may include, but are not necessarily limited
to, traffic control devices, acceleration or deceleration lanes, turning
lanes, traffic and lane markings, and signs. The developer shall be
responsible for the design and construction of such traffic control
devices and shall also, where applicable, obtain PennDOT approval,
following review and recommendation to PennDOT by the Borough, for
such measures.
C. Within residential or nonresidential developments where new streets
are proposed, access to individual lots and uses shall be from streets
internal to the development. Access to such lots and uses from existing
public roads shall not be permitted.
A. Curbs shall be provided along all streets.
B. Along arterial and collector roads, curbs shall be the vertical type
and constructed in accordance with Borough specifications. Along residential
subcollector, local, and cul-de-sac streets, and alleys, curbs may
be the slant type, and shall be constructed in accordance with the
Littlestown Borough construction and materials specifications for
land development.
C. Curb construction requirements. Where required, vertical curbs shall
be poured in place Class A cement concrete, 18 inches in depth and
in accordance with those requirements set forth in the latest edition
of the Pennsylvania Department of Transportation Specifications, Form
408, Section 630, as may be amended. The exposed face of the curb
shall be six inches high, and shall be constructed in accordance with
the Littlestown Borough construction and materials specifications
for land development.
A. Sidewalks and pedestrian paths shall minimize pedestrian-vehicular
conflict and shall be provided along both sides of all streets. A
network of pedestrian and bicycle paths shall be installed to provide
pedestrian and bicycle access between uses that are not directly connected
by the sidewalk system.
B. The minimum width of all sidewalks and pedestrian paths shall be
four feet. There shall be a minimum three-foot-wide planting strip
between the back of the curb and the sidewalk.
C. Sidewalks and public paths shall be installed for convenience and
access to all dwelling units from streets, driveways, parking areas
or garages and located within a public right-of-way, a public easement
or a common open space area.
D. At corners and other pedestrian street-crossing points, sidewalks shall be extended to the curbline with ramps for adequate and reasonable access of physically handicapped person, including those in wheelchairs, across curbs. Ramps shall be located to promote crosswalks located in accordance with §
415-27C.
E. Sidewalks and pedestrian paths away from streets shall be adequately
lighted during peak usage periods. However, lighting near residential
properties shall be connected to a timer to dim the lighting during
overnight hours.
F. The grades and paving of sidewalks and pedestrian paths shall be
continuous across driveways. Where heavy traffic volume is expected,
or where special consideration for visually impaired pedestrians is
warranted, a special paving treatment may be required by the Borough
Council. Small jogs in the alignment shall be avoided.
G. Sidewalks and pedestrian paths shall be laterally pitched at a slope
of not less than 1/4 inch per foot to provide for adequate surface
drainage. The concentration of surface waters shall be prevented from
passing on or across sidewalks. The design of sidewalks shall not
cause surface waters to puddle.
H. Sidewalks and pedestrian paths shall not exceed a grade of 7%. Steps
or a combination of steps and ramps shall be utilized to maintain
the maximum grades, where necessary. Where sidewalk grades exceed
5%, a nonslip surface texture shall be used.
I. Sidewalks and pedestrian paths shall be of a hard surface composition
if heavy pedestrian or bicycle traffic will be served and shall be
constructed according to Borough specifications. Such sidewalks and
paths shall be constructed with a subbase of four-inch crushed stone
and two-inch wear course. An occasionally utilized footpath may use
gravel, pine bark chips, or other material approved by the Borough
Council.
J. Sidewalks adjacent to angle parking areas shall be set back a minimum
of five feet to prevent car overhang from restricting pedestrian movement
along the sidewalk.
K. Sidewalk construction. All sidewalks shall be constructed in accordance
with applicable standards in the most recent version of the Littlestown
Borough construction and materials specifications for land development.
A. Within any major land development or major subdivision, street trees
shall be planted along all streets where suitable street trees do
not exist.
B. Large street trees shall be planted at intervals of not more than
45 feet, or small street trees at intervals of not more than 30 feet,
along both sides of all streets within a development and along the
side of any existing street adjoining a development. An equivalent
number of trees may be planted in a less formal arrangement, subject
to the approval of the Borough Council.
C. Street trees shall not be planted directly opposite a street from
each other. Street trees shall be planted in a staggered arrangement
to provide maximum tree canopy coverage over the street.
D. At intersections, trees shall not be located within the clear sight
triangle.
E. Street trees shall be planted in the right-of-way, within two feet
of the street line, between the curb and the sidewalk.
F. Street trees shall be of nursery stock. They shall be of symmetrical
growth, free of insects, pests and disease, suitable for street use,
and in conformity with the standards of the American Association of
Nurserymen.
G. The minimum tree caliper shall be 2 1/2 inches, measured three
feet above the ground surface.
A. Interior crosswalks may be required wherever necessary to facilitate
pedestrian circulation and to give access to community facilities
in blocks of over 400 feet in length. At a minimum, crosswalks shall
be required at all street intersections.
B. Such crosswalks shall have an easement width of not less than 20
feet and a paved walk of not less than four feet. They shall be clearly
marked by bollards, paving material, signing, lights or similar provisions
to ensure their visibility to motorists.
C. Crosswalks at intersections shall be located to minimize the length
of the crosswalk across streets, thus enhancing pedestrian safety.
The use of bulb-outs or other traffic-calming techniques to further
enhance pedestrian safety by reducing crosswalk length are strongly
encouraged.
A. The developer shall erect, at the developer's expense, at every street
intersection a street sign or signs meeting Borough Council approval,
having thereon the names of the intersecting streets. At intersections
where streets cross, there shall be a maximum of two such street signs,
and at the intersections where one street ends or joins with another
street, there shall be at least one such street sign. Street signs
shall be placed at stops signs, and pairs of street signs shall be
placed on diagonally opposite corners.
B. Street signs are to be erected when the first dwelling on the street
is occupied. Temporary street signs may be erected on the approval
of the Borough Council but shall be made permanent before final offer
for the dedication of roads is made.
C. The developer shall provide regulatory signs and traffic signalization
as may be recommended: in a traffic impact study; or by the Borough
Engineer.
A. Where required by the Borough Council, the developer shall install
or cause to be installed at the developer's expense metal or fiberglass
pole streetlights serviced by underground conduit in accordance with
a plan to be prepared by the developer's engineer and approved by
the Borough Council and by the local electricity provider. The use
of decorative streetlights reflective of Borough character is strongly
encouraged.
B. The requirement of metal or fiberglass poles may be waived in such
instances as approved by the Borough Council due to the existence
of poles already in place. Provision shall be made for energizing
said lighting after 50% or more of the dwellings in a given subdivision
or land development, or section of a subdivision or land development,
have been occupied.
C. The developer shall be responsible for all costs involved in lighting
the streets until such time that the streets are accepted or condemned
as public streets by the Borough.
D. All streetlight fixtures, light reflection, and measurements from any streetlight must conform to §
500-22F, Lighting.
A. Where specific landscape plans or treatments are required by Chapter
500, Zoning, the requirements established by said Zoning Ordinance shall apply.
B. Where Chapter
500, Zoning, does not establish specific landscaping requirements, the following requirements shall apply:
(1) All portions of a property not proposed for buildings, structures,
driveways, parking lots, or other impervious surfaces shall be landscaped
and planted with vegetative cover. In no event will a proposal involving
the retention of bare, unvegetated ground be permitted.
(2) Where development is proposed on a property that is dissimilar to
established uses on surrounding properties, landscaping shall be planted
which provides visual buffering between the uses. At a minimum, evergreen
plantings placed at a minimum of twenty-five-foot intervals shall
be required. Applicants are encouraged to offer more creatively designed
landscaping alternatives to achieve the same level of required visual
buffering.
C. All landscaping shall be maintained at all times by the developer.
Should required landscaping die, the developer shall replace such
landscaping.
All subdivision and land developments shall comply with Chapter
390, Stormwater Management, as enacted and amended.
A. General provisions and compliance.
(1) No changes shall be made in the contour of the land and no grading
excavation, removal nor destruction of the topsoil, trees or other
vegetative cover of the land shall be commenced, until such time that
a plan for minimizing erosion and sedimentation has been:
(a)
Processed and reviewed by the Borough Engineer and the Adams
County Soil Conservation District; and
(b)
Approved by the Borough Council.
(2) The Borough Council, in its consideration of all preliminary subdivision
and land development plans, shall condition its approval upon the
execution of erosion and sediment control measures as contained in
the standards and specifications of the Adams County Soil Conservation
District and the Pennsylvania Department of Environmental Protection,
Bureau of Soil and Water Conservation, as may be applicable.
(3) Final approval of plans and specifications for the control of erosion
and sedimentation shall be concurrent with the approval of the final
subdivision or land development plans, and become a part thereof.
(4) Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required in accordance with §
415-17 of this chapter.
(5) No subdivision or land development plan shall be approved unless:
(a)
There has been an erosion and sedimentation plan approved by
the Adams County Conservation District that provides for minimizing
erosion and sedimentation and an improvement bond or other acceptable
security is deposited with the Borough in the form of an escrow guaranty
which will ensure installation and completion of the required improvements;
or
(b)
There has been a determination by the Borough Council that a
plan for minimizing erosion and sedimentation is not necessary. The
Borough Council may waive the above requirement for minor subdivisions.
(6) The Borough Engineer inspect the development site during the construction
of site improvements to insure compliance with the approved plan.
(7) The Borough Engineer shall review stream channel construction on
watersheds with a drainage area in excess of 320 acres, or in those
cases where downstream hazards exist, and shall submit a review of
said construction to the Pennsylvania Department of Environmental
Protection. Said construction shall be approved by the Department
of Environmental Protection prior to final plan approval.
B. General erosion control standards.
(1) Measures used to control erosion and reduce sedimentation shall,
as a minimum, meet the standards and specifications of the Adams County
Soil Conservation District and the Pennsylvania Department of Environmental
Protection, Bureau of Soil and Water Conservation, as may be applicable.
(2) In cases where the Adams County Soil Conservation District does not
have standards and specifications for erosion and sedimentation control,
other known and commonly accepted standards and specifications approved
by the Borough Engineer may be used.
(3) The following standards to minimize erosion and sedimentation shall
be followed:
(a)
Stripping vegetation, regrading, or other development shall
be undertaken in a manner that will minimize erosion.
(b)
Development plans shall preserve salient natural features, keep
fill operations to a minimum, and ensure conformity with topography
so as to create the least erosion potential and adequately handle
the volume and velocity of surface water runoff.
(c)
Whenever feasible, natural vegetation shall be retained, protected,
and supplemented. Wooded areas specifically shall be retained to the
maximum extent feasible. Clearing and grubbing of wooded areas in
excess of one acre shall be prohibited unless the applicant can demonstrate
that no other alternative is available to facilitate the development.
(d)
The disturbed area and the duration of exposure shall be kept
to a practical minimum. Disturbed soils shall be stabilized within
20 days.
(e)
Temporary vegetation and/or mulching shall be used to protect
exposed critical areas during development.
(f)
The permanent (final) vegetation and mechanical erosion control
and drainage facilities shall be installed as soon as practical.
(g)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development, where necessary, the rate of surface water runoff shall
be mechanically retarded.
(h)
Sediment in the water runoff shall be trapped until the disturbed
area is stabilized by the used of debris basins, sediment basins,
silt traps, or similar measures.
(i)
Swales shall be sodded, or jute matting or other similar measures
should be utilized to insure proper growth of ground cover.
(j)
Tire-cleaning areas shall be provided and properly maintained
at each point of egress from the development site.
C. General grading standards.
(1) All lots, tracts or parcels shall be graded to provide proper drainage
away from buildings and dispose of it without ponding.
(2) All land within a development shall be graded to drain and dispose
of surface water without ponding, except where ponding in detention
basins is part of the stormwater management plan for the site.
(3) Concentration of surface water runoff shall be permitted only in swales, watercourses, or detention basins, or other stormwater features that may be permitted in accordance with §
415-31.
(4) Edges of slopes shall be a minimum of five feet from property lines
or right-of-way lines in order to permit the normal rounding of edge
without encroaching on the abutting property.
(5) During grading operations, necessary measures for dust control shall
be exercised.
D. Excavations and fills.
(1) No excavation or fill shall be made with a face or surface slope
steeper than three horizontal to one vertical for cut slopes and four
horizontal to one vertical for fill slopes.
(2) Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavations and the sloping surfaces of fills.
(3) Cut and fill shall not endanger adjoining property.
(4) Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
(5) Fills shall not encroach in floodplain areas or wetlands.
(6) Fills placed adjacent to floodways shall have suitable protection
against erosion during flooding.
E. Responsibility.
(1) Each person which makes any surface changes shall be required to:
(a)
Collect on-site surface runoff and control it to a point of
discharge into the natural watercourse of the drainage area.
(b)
Adequately handle existing off-site runoff through his development.
(c)
Provide and install all temporary and permanent drainage and
erosion control improvements as required by the approved sedimentation
and erosion control plan.
(2) Whenever sedimentation is caused by stripping of vegetation, regrading
or other development, it shall be the responsibility of the person
causing such sedimentation to remove it from all affected surfaces,
drainage systems and watercourses on- and off-site, and to repair
any damage at his expense as quickly as possible following a storm
event.
(3) Persons doing any work on or across a watercourse, swale, floodplain
or right-of-way shall return such areas to their original or equal
condition after such activity is completed.
(4) No person shall block, impede the flow of, alter, construct any structure,
deposit any material or thing, or perform any work which will affect
normal or flood flow in any communal watercourse without having obtained
prior approval from the Adams County Conservation District and/or
Pennsylvania Department of Environmental Protection, whichever is
applicable.
F. Additional erosion and sedimentation control design standards and
criteria that must be or are recommended to be applied where infiltration
BMPs are proposed and include the following:
(1) Areas proposed for infiltration BMPs shall be protected from sedimentation
and compaction during the construction phase, so as to maintain their
maximum infiltration capacity.
(2) Infiltration BMPs shall not be constructed nor receive runoff until
the entire contributory drainage area to the infiltration BMP has
received final stabilization.
Unless otherwise required by this chapter or Chapter
500, Zoning, the following standards shall apply to two-family and multifamily development projects:
A. Approval of the preliminary plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be resubmitted and processed pursuant to §
415-11.
B. Design standards.
(1) The land development shall be designed to be harmonious and efficient
in relation to topography, the size and shape of the site, the character
of adjoining properties and the type and size of proposed buildings.
(2) Buildings shall be well related to the natural topography, existing
desirable vegetation, bodies of water, views within and beyond the
site, and exposure to the sun and other existing and proposed buildings.
(3) Attached dwelling types should incorporate varied designs, architectural
modes and setbacks.
C. Access and circulation.
(1) Access to the dwellings and circulation between buildings and other
important project facilities for vehicular and pedestrian traffic
shall be comfortable and convenient for the occupants.
(2) Access and circulation for firefighting and other emergency equipment,
moving vans, fuel trucks, garbage collection, deliveries and snow
removal shall be planned for efficient operation and convenience.
(3) Walking distances from the main entrance of a building or a single-family
dwelling unit to a parking area shall be less than 100 feet. Exceptions
to this standard shall be reasonably justified by compensating advantages,
such as desirable views and site preservation through adaptation to
topography. In no case shall the distance exceed 250 feet.
(4) Access easements having a minimum width of five feet shall be provided
on each attached dwelling lot along both sides of all rear lot lines.
In instances where the side lot line does not pass through a common
wall, an easement having a minimum width of five feet shall also be
provided on both sides of each side lot line. Said easements shall
remain unobstructed for the use of residents and emergency personnel.
D. Grading.
(1) Grading shall be designed for buildings, lawns, paved areas and other
facilities to assure adequate surface drainage, safe and convenient
access to and around the buildings, screening of parking and other
service areas and conservation of desirable existing vegetation and
natural ground forms.
(2) Grading around buildings shall be designed to be in harmony with
the natural topography.
E. Streets and driveways.
(1) Streets and/or driveways shall be provided on the site where necessary
for convenient access to dwelling units, garage compounds, parking
areas, service entrances of buildings, collection of refuse and all
other necessary services. Internal streets and driveways shall enter
public streets at safe locations.
(2) Streets and/or driveways shall be planned for convenient circulation
suitable for traffic needs and safety.
(3) All streets and/or driveways shall be laid out to conform to the
design, service, and access standards contained herein for public
streets based upon projected average daily traffic.
(4) Streets and/or driveways shall be paved and constructed in accordance
with Borough standards.
F. Refuse collection stations.
(1) Outdoor collection stations shall be provided for garbage and trash
removal when individual collection is not made and indoor storage
is not provided.
(2) Collection stations shall be located so as to be adequately separated
from habitable buildings to avoid being offensive, but at the same
time be convenient for both collectors and residents and shall be
adequately screened and landscaped.
G. Planting.
(1) The appeal and character of the site shall be preserved and enhanced
by retaining and protecting existing trees and desirable topographic
features.
(2) Additional plant material shall be added for privacy, shade, beauty
of buildings and grounds, and to screen out objectionable features.
Unless otherwise required by this chapter or Chapter
500, Zoning, the following requirements shall apply to nonresidential development:
A. The platting of individual lots for nonresidential uses shall be
avoided in favor of a comprehensive design of the land to be used
for such purposes.
B. Additional width of streets adjacent to areas proposed for nonresidential
use may be required as deemed necessary by the Borough Council to
assure the free flow of through traffic from vehicles entering or
leaving parking loading areas.
C. When two adjacent lots proposed for nonresidential uses front on
an arterial or collector street, the applicant may be required, at
the discretion of the Borough Council, to provide common ingress and
egress as well as common parking facilities. Internal parking lot
connections may also be required, at the discretion of the Borough
Council, to help minimize the use of arterial or collector streets
when moving from one nonresidential use to another. When three or
more adjacent lots are proposed for nonresidential uses, the Borough
Council may require the applicant to provide a service road for common
ingress and egress.
D. Alleys or service streets shall be required in commercial and industrial
land developments, except where adequate provisions are made for off-street
loading.
E. Dead-end alleys shall be avoided. Where compliance with this standard
proves impossible, dead-end alleys shall be terminated with a paved
turnaround of adequate dimensions as approved by the Borough Council.
F. Parking areas shall be located and designed in such a manner that
they are visibly secluded from eye level in the surrounding area.
Grading to depress the parking area, raised berms, landscaping or
fencing are satisfactory methods to create such seclusion.
G. Outdoor collection stations shall be provided for garbage and trash
removal when indoor collection is not provided. Collection stations
shall be screened from view and landscaped.
A. Easements with a minimum width of 20 feet shall be provided as necessary
for utilities.
B. To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
C. No structure requiring a building permit or plantings, except for
lawn, shall be set or put within the area of a utility easement.
D. Where a subdivision or land development is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse and of such width
as will be adequate to preserve natural drainage but not less than
50 feet in width, or as may be required or directed by the Borough
Council and/or the Pennsylvania Department of Environmental Protection.
The owner shall properly grade and seed slopes and fence any open
ditches when it is deemed necessary by the Borough Council.
E. Where stormwater or surface water will be gathered within the subdivision
or land development and discharged or drained in volume over lands
within or beyond the boundaries of the subdivision or land development,
the applicant or owner shall reserve or obtain easements over all
lands affected thereby; which easements shall be adequate for discharge
or drainage and for the carrying off of such water, and for the maintenance,
repair and reconstruction of the same vehicles, machinery and other
equipment for such purposes, and which shall be sufficient width for
such passage and work. The owner shall convey, free of charge or cost,
such easements to the Borough upon demand.
F. No right-of-way or easement for any purpose whatsoever shall be recited
or described in any deed unless the same has been shown on the approved
plan.
[Added 6-25-2013 by Ord. No. 660]
A. Sewer system capacity. Where new connections to the sewer system are proposed, sewer system capacity shall be reserved in accordance with applicable provisions of Chapter
365, Sewers, Part 2, Reservation of Sanitary Sewer Capacity, as may be amended.
B. Water system capacity. Water system capacity shall be reserved at
a rate of 525 gallons per day per equivalent domestic unit. Where
additional water system capacity is necessary to meet the water demand
of the development, the applicant shall develop such additional capacity
and dedicate the improvements to the Borough.
C. System design. All infrastructure to be installed to facilitate connection
of the proposed development to the sewer and water systems shall be
designed and constructed in accordance with applicable standards of
the Littlestown Borough Construction and Material Specifications Manual,
as may be amended.