All subdivision and/or land development plans to be approved by the Borough Council must comply with the standards contained within this section. Such standards shall be considered minimum requirements for the promotion of the public health, safety, and general welfare. In general, the following shall apply:
A. 
Land shall be developed in conformance with the Borough Comprehensive Plan, Chapter 455, Zoning, and other ordinances, codes, and regulations in effect in the Borough and other Borough plans and maps.
B. 
Land shall be developed in conformance with all pertinent statutes, regulations, rules, and codes of federal, state, and county agencies concerned with subdivision, land development, construction, and improvements or any activity arising out of or related thereto in any way whatsoever.
C. 
The design of subdivision and land developments shall preserve, insofar as possible, the natural terrain, natural drainage, existing topsoil, and existing trees.
D. 
Land subject to hazards to life, health, or property, such as may arise from fire, floods, disease, or other causes, shall not be developed for building purposes unless such hazards have been eliminated or unless the plan shall show adequate safeguards against them.
E. 
All portions of a tract being developed shall be encompassed in lots, streets, public lands, or other proposed uses so that landlocked areas shall not be created.
F. 
Whenever other Borough regulations impose more restrictive standards, specifications and requirements than those contained herein, such other regulations shall prevail.
G. 
The transportation system of a proposed subdivision or land development shall be planned and designed with consideration to nearby developments or neighborhoods in order to minimize traffic hazards and congestion.
H. 
All proposed subdivision and land development plans shall be reviewed to assure that all such applications are consistent with the need to minimize flood damage. Adequate drainage facilities shall be provided to minimize or reduce exposure to flood hazards.
I. 
Approval of plans and the specifications provided within this chapter shall be of equal force and effect. In the case of any discrepancy between the plans and these specifications, the decision of the Borough or its authorized representative shall be final and conclusive as to which is preferred.
J. 
All improvements shall be installed by the developers in accordance with Article VI of this chapter and with Article V of the Pennsylvania Municipalities Planning Code (Act 247, as amended).[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
A. 
Monument locations must be shown on the final plan to define the exact location of all streets and to enable the reestablishment of all street lines. Monuments shall be placed at the following locations:
(1) 
At each intersection.
(2) 
At changes in direction of street lines, excluding curb arcs at intersections.
(3) 
At each end of every cartway, excluding curb arcs at intersections.
(4) 
At locations where topographical conditions obstruct sighting between two otherwise required monuments.
(5) 
At other locations along the lines of streets as may be determined to be necessary by the Borough Engineer.
B. 
Monument locations defining the perimeter of the tract shall be determined by the Borough Engineer.
C. 
Markers shall be set at locations shown on the final plan as follows:
(1) 
At all points where lot lines intersect curves, either front or rear.
(2) 
At all angles in property lines of lots.
(3) 
At all other lot corners.
D. 
Markers required under Subsection C(3) above shall be placed by an engineer or surveyor when final grading has been completed. Such markers shall be placed before any lot is conveyed.
E. 
Monuments and markers shall be placed so that the scored and marked point shall coincide exactly with the intersection of lines to be marked, and shall be set so that the top of the monument or marker is level with the surface of the surrounding ground. Monuments and markers shall consist of the following:
(1) 
Monuments shall be of concrete or stone which are a minimum of six inches by six inches by 30 inches. Concrete monuments shall be permanently marked on top with an indented cross or drill hole 1/4 inch in diameter, which shall coincide exactly with the point of intersection of the lines being monumented.
(2) 
Markers shall consist of iron pipes or steel bars 30 inches in length and 3/4 inch in diameter.
F. 
Monuments shall be placed for all areas of land, improvements, or public easement to be offered for dedication prior to acceptance thereof by the Borough or other entity to which same are offered. Monuments shall be placed by an engineer or surveyor and shall be inspected by the Borough Engineer before they are covered.
G. 
All elevations shown on plans must be based on datum from the United States Geological Survey quadrangles for the Borough of West Reading, Pennsylvania.
A. 
General principles. Streets shall be designed in accordance with the following general principles and criteria:
(1) 
The proposed street pattern and layout shall be properly and logically related to existing streets and their functional characteristics.
(2) 
The proposed street pattern and layout shall conform to the Borough Comprehensive Plan or Borough Official Map and shall be properly and logically related to the topography of the land with regard to grades and conditions of drainage. Grades of streets shall conform as closely as possible to existing grade.
(3) 
The proposed street pattern and layout shall provide suitable access to each lot and permit safe and convenient circulation of vehicular and pedestrian traffic.
(4) 
Every lot shall abut on a public street.
(5) 
Provisions shall be made for the extension and continuation of major and minor collector streets and local streets into and from adjoining areas, except when topographical or hydrological conditions shall make the same impracticable.
(6) 
All streets shall be platted to the boundary lines of the subdivision or land development if the subdivision or land development adjoins land which may be developed in the future, and the same shall be provided with easements for turnarounds.
(7) 
If lots resulting from subdivision are large enough to permit resubdivision, or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary.
(8) 
Reserve strips controlling access to public ways will not be permitted excepting where the control and disposal of the land comprising such strips are placed within the jurisdiction of the Borough.
(9) 
Streets that are extensions of or in alignment with existing named streets shall bear the names of such existing streets where applicable; new street names shall not duplicate or be phonetically similar to existing street names; and, all street names shall be subject to the prior approval of the Borough Council.
(10) 
Where streets continue into adjoining municipalities, compatibility of design, particularly with regard to cartway widths, shall be employed to avoid abrupt changes in the cartway width or to other improvements within the right-of-way.
(11) 
Streets shall be designed so as to avoid edge erosion through the use of swales and curbs as required in § 400-29 herein.
(12) 
Street signs subject to the approval of the Borough shall be provided and erected by the landowner or developer for all intersections.
B. 
Street design standards. In addition to the general principles set forth in Subsection A above, the following shall apply to all proposed streets:
(1) 
Street widths.
(a) 
The required right-of-way and cartway widths shall be as follows:
Street Type
Right-of-Way
(feet)
Cartway
(feet)
Minor street
40
24*
Cul-de-sac street
40
24*
Collector street
60
36*
Major street
**
**
Marginal access street
33
24*
Service street/alley
24
22*
NOTES:
*
Off-street parking required. If on-street parking is desired, the minimum right-of-way and cartway widths shall be increased to 50 feet and 36 feet, respectively.
**
As required by the PennDOT.
(b) 
Additional right-of-way and cartway widths may be required by the Borough for the purpose of promoting public safety and convenience, or to provide on-street parking in commercial and industrial areas and in areas of high-density residential development.
(c) 
Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width and/or cartway width, additional right-of-way width and/or cartway width shall be dedicated and/or constructed to conform with the standards of this chapter.
(d) 
Where a subdivision or land development abuts or contains an existing street of inadequate horizontal and/or vertical alignment, the Borough may require additional right-of-way width or cartway width in order to improve public safety.
(2) 
Street grades.
(a) 
There shall be a minimum center line grade of 1%.
(b) 
Center-line grades shall not exceed the following:
Street Type
Maximum Grade
Minor street*
10% (up to 15%**)
Cul-de-sac street
10%
Collector street
6%
Major street
5%
Marginal access/service street
10%
NOTES:
*
Includes marginal access and service streets.
**
Grades up to 15% may be permitted on a through minor street where access to the street is possible over streets with 10% or less grade.
(c) 
All approaches to an intersection shall have a leveling area not exceeding 5% in grade for a distance of 50 feet, as measured from the edge of the right-of-way line of the intersecting street.
(d) 
The entire width of the street right-of-way shall be cleared and the finished road grade on all streets shall be carried the entire width of the right-of-way whenever practical. Modification of grading beyond the curbs or beyond the edge of the cartway/drainage swale, may be permitted by the Borough Engineer, provided that the minimum sight distances are maintained along the vertical and horizontal curvatures of the street, provided no obstructions exist in intersections within the clear sight triangle and provided that no sidewalks are required.
(3) 
Horizontal curves.
(a) 
Whenever street lines are deflected, a connection shall be made by horizontal curves.
(b) 
To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:
Street Type
Minimum Center Line Radii
(feet)
Minor street*
150
Cul-de-sac street
150
Collector street
300
Major street
500
NOTE:
*
Includes marginal access and service streets.
(c) 
A tangent of not less than 100 feet, as measured along the street center line, shall be provided between reverse curves for all streets.
(d) 
To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.
(e) 
For townhouse and/or multifamily developments proposing the use of private internal streets/accessways, deviation from minimum minor street horizontal curve requirements shall be subject to review and approval by waiver from the Borough upon documentation by the applicant that fire and emergency vehicle movements can be safely accommodated.
(4) 
Vertical curve.
(a) 
At all changes in street grades where the algebraic difference in grade exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:
Street Type
Minimum Sight Distance
(feet)
Minor street*
100
Cul-de-sac street
100
Collector street
200
Major street
350
NOTE:
*
Includes marginal access and service streets.
(b) 
Additional sight distances may be required by the Borough Engineer in order to overcome obstacles such as, but not limited to, street grades, horizontal street alignment, functional speed limit, existing land uses and proposed land development.
(5) 
Intersections.
(a) 
The center lines of streets shall intersect at right angles unless existing conditions dictate otherwise. No street shall intersect another street at an angle of less than 60°.
(b) 
No more than two streets shall intersect on the same side at the same point.
(c) 
Minor streets intersecting one another shall either intersect directly opposite to each other or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected.
(d) 
Intersections with collector or arterial streets shall be located not less than 1,000 feet apart, measured from center line, along the center line of the collector or arterial street (same as current at 1,000 feet).
(e) 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of:
Street Type
Curb Radii
(feet)
Minor streets*
20
Cul-de-sac street
20
Collector street
30
Major street
40
NOTE:
*
Includes marginal access and service streets.
(f) 
Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.
(g) 
Clear sight triangles shall be provided at all proposed street intersections. The minimum distance of such triangles shall be 75 feet measured in each direction from the point of intersection of the center lines of the intersecting street. For intersections with major streets, a one-hundred-twenty-five-foot clear sight triangle shall be required. Within such triangles, no vision-obstructing object shall be permitted which exceeds a height of 30 inches above the elevation of the intersecting streets. Wherever a portion of the clear sight triangle occurs behind the building setback line, such portion shall be shown of the plan of the subdivision and shall be considered as a reduction to the building setback line.
(h) 
All proposed intersections shall have sufficient horizontal sight distance in order to provide a safe and convenient point of ingress and egress. Horizontal sight distances shall be measured in each direction from a point 3 1/2 feet above the center line of the road surface to a point four feet above the center line of the road surface. The minimum horizontal sight distances shall be based on the functional classification, speed limit and grade of the intersecting street, utilizing the latest standards of the Pennsylvania Department of Transportation (PennDOT).
(6) 
Cul-de-sac street. The use of cul-de-sac streets in new developments is not encouraged unless interconnection to surrounding streets is not practical. For those cases where the use of a cul-de-sac is the only option available to provide access, the following standards shall apply:
(a) 
No cul-de-sac street shall exceed 500 feet in length.
(b) 
Cul-de-sac length shall be a minimum of 250 feet.
(c) 
No cul-de-sac street shall have more than 20 total dwelling units having access.
(d) 
Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future extension to adjoining property.
(e) 
Any dead-ended street for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather turnaround within the subdivision, and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.
(f) 
The center-line grade of the cul-de-sac shall not exceed 10%, and the grade of the diameter of the turnaround shall not exceed 5%.
(g) 
All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turnaround, having a minimum radius of 40 feet. The right-of-way shall have a minimum radius of 50 feet, without on-street parking. If the cul-de-sac street is designed as a "T," it shall measure 100 feet across the bar; the right-of-way shall be 50 feet. The "T" cul-de-sac, upon Borough approval, may be paved in comparable street cartways where it is in the interest of preserving the natural setting of the land and in the interest of improving the subdivision design.
(h) 
The Borough Council, upon recommendation of the Planning Commission and Borough Engineer, may permit alternative turnaround designs with a landscaped island in the center.
(i) 
Drainage of cul-de-sac streets shall preferably be towards the open end. If drainage is toward the closed end, water shall be conducted away in an underground storm sewer or other means acceptable to the Borough Engineer with appropriate stormwater easements provided.
(j) 
All cul-de-sac streets shall be provided with an easement for snow removal at the turnaround end of the street (bulb area).
(7) 
Acceleration/deceleration lanes.
(a) 
Acceleration and deceleration lanes shall be provided to aid in ingress and egress relative to major streets, with the following considerations:
[1] 
Where a subdivision or land development borders a state road, the need for said improvements would be established by PennDOT as part of their approval of a required street or driveway highway occupancy permit (HOP).
[2] 
Where a subdivision or land development borders a Borough road, the landowner or developer shall confer with the Borough Engineer regarding specific design standards for such lanes.
(8) 
Service streets/alleys.
(a) 
Service streets are permitted in residential subdivisions for single-family detached, semidetached and attached residences as a secondary access to avoid direct driveway access to public streets.
(b) 
Service streets in residential developments shall have a minimum paved width of 22 feet, except that where service streets serve dwellings on only one side, the Borough Planning Commission may permit a paved surface of not less than 18 feet.
(c) 
All dwellings, garages and other structures shall be placed to comply with Chapter 455, Zoning, as amended.
(d) 
Except where other adequate provision is made for off-street loading and parking consistent with the use proposed, service streets shall be required in commercial and industrial districts and shall have a minimum paved width of 22 feet.
(e) 
Dead-end service streets shall be avoided, but where this proves impossible, dead-end service streets shall be terminated with a paved circular turnaround. The minimum radius to the outer pavement edge (curbline) is to be 40 feet with no on-street parking and 50 feet if on-street parking is permitted.
(f) 
Service street intersections and sharp changes in alignment shall be avoided but, where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.
A. 
All proposed streets shall be graded, improved and surfaced to the grades and dimensions on the approved plans, profiles and cross sections as shown on the recorded subdivision or land development plans.
B. 
All proposed streets shall be constructed in accordance with all applicable standards that are specified in this chapter. A summary of the minimum street construction standards has been included as part of Appendix E[1] of this chapter. If required by the Borough Engineer, the minimum standards specified under Appendix E shall be upgraded for the purposes of improving vehicular circulation and the structural stability of the transportation system.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
C. 
The ultimate right-of-way of an existing or a proposed street shall be properly graded. Such grading shall be done to a maximum side slope of one foot vertical to three feet horizontal. All trees, stumps and other material (construction fill, rocks, etc.) deemed unsuitable by the Borough Engineer shall be removed. All disturbed areas shall be suitably stabilized for sedimentation control. In no case shall the required grading extend onto an adjoining property, unless the adjoining property owner grants the applicant permission to do so via the establishment of a construction easement to be shown on the subdivision or land development plans.
D. 
All storm drainage facilities located within the ultimate right-of-way shall be designed and constructed in accordance with the requirements of this chapter with respect to stormwater management and sedimentation and erosion control.
E. 
Where required by the Planning Commission per Borough Engineer recommendation or the Pennsylvania Department of Transportation (PennDOT), guide rails shall be installed by the developer. All materials used shall be in strict conformance with the latest specifications of PennDOT.
F. 
Section 400-44 of this chapter includes additional requirements pertinent to traffic impact studies and improvements. The cost of all required traffic studies and/or improvements shall be incurred by the developer.
A. 
Vertical curbs shall be installed along both sides of all proposed streets.
B. 
In the interest of controlling drainage or traffic patterns, the Planning Commission may require the developer to install vertical curbs along an existing or exterior street on which a residential subdivision or land development abuts.
C. 
Vertical curbs shall be installed in common parking areas for multifamily developments and nonresidential developments.
D. 
Vertical curbs, where required or proposed, shall be constructed and installed by the developer in accordance with the standards specified under this chapter.
A. 
Off-street parking in a subdivision or land development shall not be less than that specified by the provisions of Chapter 455, Zoning, for the use(s) proposed.
B. 
Driveways shall be provided for all new lots.
C. 
Driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines.
D. 
No driveway shall be located, designed and constructed so as to create a drainage or sedimentation problem on an adjacent street or property.
E. 
All driveways shall be so constructed and maintained that the materials of which the driveways are made will not wash into nor be deposited upon public roads.
F. 
Driveways serving single-family lots shall not exceed 14% in grade.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
G. 
Driveways serving multifamily residential dwelling units and nonresidential developments shall not exceed 10% in grade and shall be paved.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
H. 
Driveway width shall be as follows:
(1) 
For single-family residential lots, the minimum width shall be 10 feet and a maximum width of 20 feet.[3]
[3]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(2) 
Driveways serving multifamily residential dwelling units and nonresidential developments shall have a minimum driveway width of 12 feet for one-way traffic and a minimum of 24 feet for two-way traffic.
(3) 
Driveways for commercial and industrial uses shall have a minimum width of 25 feet and a maximum width of 35 feet.
I. 
A minimum grade of 1% shall be provided on all driveways. The maximum grade of any driveway within the right-of-way of any street shall be 4%.
J. 
The surface of the driveway sloping toward the street shall be graded so that no stormwater runoff from the property shall discharge upon the street. Further, discharge of roof drains or downspouts onto a driveway which slopes toward the street shall not be permitted and no drain pipe from any basement sump pump, foundation drain, or any type of facility shall be discharged onto the street.
K. 
A clear sight triangle of 50 feet shall be provided and maintained at driveway intersections with streets. The minimum distance of such triangle shall be measured in each direction from the point of the intersection of the center lines and from a point 20 feet behind the edge of the cartway of the intersecting street. Within such triangles, no vision-obstructing object shall be permitted which exceeds a height of 30 inches above the elevation of the intersecting streets, and below 10 feet.
L. 
Driveway entrances shall intersect streets at right angles unless the existing conditions of the site dictate otherwise. No driveway entrance shall intersect a street at angles of less than 75° nor more than 105°.
M. 
No residential property shall have more than one vehicular access point to a public road. In order to reduce the number of curb cuts/driveway intersections along a given road, the Planning Commission may permit adjoining or common driveways. Adjoining driveways shall be separated by a five-foot landscaped area. Common driveways, when permitted, will require that both lots demonstrate that they are capable of constructing their own separate driveway meeting Borough standards and that appropriate access easements and maintenance agreements have been established subject to Borough approval.
N. 
In order to provide a safe and convenient point of ingress and egress, driveway entrances should be rounded with a minimum radius of five feet.
O. 
When a proposed driveway is to have access from a state road or an encroachment is proposed within a state right-of-way, applicable permits from PennDOT shall be secured by the applicant prior to final plan approval by the Borough. The highway occupancy permit number(s) shall be noted on the final plan.
P. 
A Borough driveway permit is required when access is proposed onto a Borough road or when encroachment is proposed within a Borough right-of-way. This permit would need to be secured prior to construction of the driveway.
Q. 
All driveways shall be maintained by the property owner in such a manner so as not to interfere with the functional design and location of the driveway.
A. 
Sidewalks, at least five feet in width, shall be required along both sides of new streets in any residential subdivision, any multifamily, age-restricted, continuing care facility, or planned residential development. Sidewalks along both sides of the cartway in proposed residential developments may be required by the Borough when deemed necessary by the Planning Commission in order to match existing development patterns or in the interest of public safety.
B. 
Upon recommendation of the Planning Commission, the Borough may also require sidewalks which would continue from those in existing neighborhoods, or to provide access to community facilities, or to insure safety of pedestrians in certain conditions with respect to existing or prospective traffic.
C. 
In the interest of public safety, the Planning Commission may require sidewalks or a pedestrian pathway along an existing or exterior street on which a residential subdivision or land development abuts.
D. 
Sidewalks shall be constructed and installed by the developer in accordance with the standards specified in Chapter 396, Streets and Sidewalks, of the Borough Code.
E. 
Crosswalks of at least six feet in width may be required by the Borough whenever necessary to facilitate pedestrian circulation and to give access to community facilities.
F. 
For multifamily residential, age-restricted residential, continuing care facilities, and planned residential developments, the developer should give due consideration to the provision of internal pedestrian pathways to facilitate internal circulation.
G. 
In designing sidewalks or pedestrian pathways, the developer is encouraged to consider undulating the sidewalk or pathway on both a horizontal and vertical level to improve aesthetics.
H. 
Sidewalks must meet all ADA requirements.
A. 
Blocks.
(1) 
Blocks shall not exceed 1,600 feet in length or be less than 500 feet in length. In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.
(2) 
The side property lines of lots shall be at right angles or radial to the right-of-way lines.
(3) 
Blocks shall be two lot depths in width and, except for lots located at street intersections, minor streets, or collector streets, no lot shall front on more than one street.
B. 
Lots and parcels.
(1) 
The size, shape and orientation of proposed lots shall be appropriate for the type of development and use contemplated.
(2) 
Lots shall conform to the applicable minimum lot sizes, lot widths and setback requirements as set forth in Chapter 455, Zoning.
(3) 
Side lot lines shall be at right angles to street line tangents or radial to street line curves.
(4) 
The depth-to-width ratio of a residential lot shall be not less than 1:1 or greater than 3:1.
(5) 
Where feasible, lot lines shall follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems.
(6) 
Double or reverse frontage lots shall be avoided except as needed to avoid direct vehicular access onto an arterial or collector street by individual driveways or to overcome physical site conditions. All permitted residential reverse frontage lots shall have frontage onto a minor street. The rear yard setback shall be established 75 feet from the ultimate right-of-way line, and a ten-foot planting easement shall be included within the setback in order to prohibit vehicular access onto the arterial or collector street. The planting easement shall contain evergreen plantings meeting the standards of this chapter.
A. 
General standards.
(1) 
This section, along with all other pertinent plans, ordinances and/or resolutions adopted by the Borough Council shall be construed as implementing the provisions and requirements of the Pennsylvania Sewage Facilities Act, 35 P.S. § 705.1 et seq., and the Clean Streams Law, 35 P.S. § 691.1 et seq., or both, as hereafter amended, supplemented, modified or reenacted by the General Assembly of Pennsylvania.
(2) 
All sewage disposal systems within the Borough shall conform to the standards and requirements of the Pennsylvania Department of Environmental Protection (PADEP). The installation of all sanitary sewage disposal systems shall be the responsibility of the developer.
(3) 
It is the intent of this chapter that all new development within the Borough shall be served by public sewer service.
B. 
Public sanitary sewage systems.
(1) 
Areas designated for public sewer service within the Borough's Official Sewage Facilities Plan (Act 537 Plan, as amended) and where a sewer line exists serving the property shall utilize the Borough's public sewer system as the method for sanitary sewage disposal.
(2) 
The developer shall construct a sanitary sewer collection and conveyance system in order to provide adequate sanitary sewer service to each lot, dwelling unit or nonresidential use within the subdivision or land development.
(3) 
The entire system shall be designed and constructed in accordance with the standards and specifications established by the Borough and the Joint Municipal Authority of Wyomissing Valley.
(4) 
The applicant shall comply with all procedural permit requirements established by PADEP. The applicant shall complete and submit to the Borough the necessary components of the PADEP's sewer planning module(s) for land development.
A. 
General standards.
(1) 
All subdivisions or land developments proposed within the Borough shall provide public water supply and shall be required to provide fire protection in accordance with Subsection C. All distribution systems for public water systems shall be equipped with adequately sized mains and the appurtenances required to provide fire protection.
B. 
Public water supply.
(1) 
Subdivisions and land developments to be served by existing public water supplies shall be provided with water distribution facilities designed in accordance with the regulations of the Pennsylvania Department of Environmental Protection (PADEP) and the standards and specifications of the public water supplier, the Western Berks Water Authority.
(2) 
The distribution facilities for residential developments shall be designed to provide fire protection as a minimum flow rate of 1,000 gpm with a minimum residential pressure at 20 psi. Flow and pressure rates for commercial and industrial users shall be in compliance with the requirements of the public water supplier and/or applicable state codes and statutes.
(3) 
The developer shall provide the Borough with a copy of a letter of intent from the public water supplier prior to preliminary plan approval and with a copy of an approved water services agreement prior to final plan approval.
C. 
Fire hydrants.
(1) 
All subdivisions and land developments are to be served by a public water supply system and shall provide fire protection.
(2) 
Fire hydrants shall be located no further than 600 feet apart, as measured along the center line of each road. All residential dwelling units and nonresidential principal buildings shall be located no farther than 400 feet from an active fire hydrant.
(3) 
Fire hydrants shall be located in a manner to provide complete accessibility and so that the possibility of damage from vehicles or injury to pedestrians will be minimized. When placed behind the curb, the barrel of the fire hydrant shall be set so that no portions of the pumper or house nozzle cap will be less than 24 inches from the curbline.
(4) 
The type and location of all required fire hydrants are subject to review and approval of the Borough and the Western Berks Water Authority, and the local fire company.
(5) 
The water pressure for each fire hydrant shall be consistent with the standards and specifications established within this chapter.
A. 
The management of stormwater on a tract, both during and upon completion of the disturbances associated with any proposed subdivision, land development or any construction, shall be accomplished in accordance with the minimum standards and specifications set forth under Chapter 390, Stormwater Management, as amended.
B. 
In designing the stormwater management facilities for a subdivision or land development, the Borough encourages the incorporation of green infrastructure as appropriate. Green infrastructure includes items such as downspout disconnections, rainwater harvesting, rain gardens, planter boxes, bioswales, permeable pavements, green alleys and streets, green parking, green roofs, urban tree canopies, and land conservation.
A. 
General provisions and compliance.
(1) 
No grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced, where such activities involve disturbance of more than 5,000 square feet of land, until such time as a plan for minimizing soil erosion and sedimentation has been processed and reviewed by the Berks County Conservation District (BCCD).
(2) 
Approval of the Borough Council of a final subdivision or land development plan does not relieve the developer's obligation to execute the soil erosion and sediment control plan, and to permit inspection throughout the development process when earth disturbance occurs.
(3) 
When required per Subsection A(1) above, final approval of the plans and specifications by the BCCD for the control of soil erosion and sedimentation shall be concurrent with the approval of the subdivision or land development, and shall become part thereof. The approved E&SC plans will be incorporated in the agreement and development escrow requirements, as required by the Borough.
(4) 
Throughout the development process, when earth disturbance occurs, a review shall be conducted by the Borough Engineer to insure conformance with the E&SC plan as approved. During construction, further consultative technical assistance will be furnished, if necessary, by the BCCD. During the development phase, the Borough Engineer, Borough Code Enforcement Officer and/or Natural Resources Conservation Service representative may inspect the development site and enforce compliance with the approved E&SC plans.
(5) 
Topsoil shall not be stripped from any site within the Borough unless it is directly affiliated with the subdivision and/or land development. Unless permitted by the Borough Council, topsoil shall not be removed from any site within the Borough.
B. 
General performance standards.
(1) 
Best management practices to minimize erosion and sedimentation shall be as described in the latest editions of PADEP's Erosion and Sediment Pollution Control Program Manual and the Pennsylvania Stormwater Best Management Practices Manual, and any subsequent publications promulgated thereunder.
(2) 
Erosion and sediment pollution control regulations are enforced hereunder by reference to 25 Pa. Code Chapter 102.
C. 
Site grading for erosion control. In order to provide more suitable sites for building and other uses, and to improve surface drainage and control erosion, the following requirements identified below shall be met:
(1) 
All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding (detention basins, etc.), except where ponding is part of the stormwater management plan for the site.
(2) 
Concentration of surface water runoff shall be permitted only in swales, watercourses or detention basins. Subject to the approval of the Borough, swales shall be sodded, utilize erosion control blankets, or other similar best management practices to insure establishment of ground cover.
(3) 
Grading shall in no case be done in such a way as to increase stormwater runoff onto the property of another landowner, unless appropriate easements and/or agreements are executed, and all work complies with this section and any other relevant Borough Code provisions, as well as regulations of the other local, state and federal agencies.
(4) 
During grading operations, necessary measures for dust control must be exercised.
(5) 
Tire-cleaning areas constructed of stone at least 150 feet in length, shall be provided and maintained at each point of access to the development site. The tires of all vehicles leaving the site shall be properly cleaned before entering onto any road within the Borough.
(6) 
All grading shall be conducted in accordance with the approved subdivision and land development plan. Any deviation to the plan shall be approved by the Borough, BCCD and/or PADEP, as applicable.
(7) 
All grading shall be conducted in accordance with the requirements and procedures of the BCCD.
D. 
Excavation and fills.
(1) 
Excavation cut faces or side slopes are recommended to be at slopes of four horizontal to one vertical or better. No excavations shall be made with a cut face or side slope steeper than three horizontal to one vertical without specific approval from the Borough. Any such approval would be subject to the following conditions:
(a) 
Documentation by the applicant of unique site conditions which preclude grading at slopes of 3:1 or less.
(b) 
The material in which excavation is made is sufficiently stable to sustain a slope steeper than 3:1. A written statement to that effect from an engineer licensed by the Commonwealth of Pennsylvania and experienced in erosion control shall be submitted to the Borough Engineer for review. The statement shall affirm that the site has been inspected and the deviation from the required slope will not result in injury to persons or damage to property.
(c) 
A concrete, masonry or other approved retaining wall constructed in accordance with appropriate standards is provided to support the face of the excavation. Retaining wall construction specifications are subject to Borough review.
(2) 
Top or bottom edges of slopes shall be a minimum of 15 feet from property lines or right-of-way lines of streets in order to permit the normal rounding of the edge without encroaching on the abutting property. The exception to this would be for stormwater diversion swales, landscape berms and building foundation grading/backfill where the change in elevation due to slope is three feet or less, which could have top or bottom edges of slopes within five feet of a property line.
(3) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fills.
(4) 
Cut-and-fill slopes shall not endanger adjoining property.
(5) 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
(6) 
Cut-and-fill slopes steeper than 3:1 shall be lined with an appropriate erosion control blanket or reinforcement mat.
(7) 
The maximum height of cuts/fills shall be limited to 10 feet, with leveling areas of 10 feet provided between areas of maximum cuts/fills.
E. 
Maintenance responsibility.
(1) 
Whenever sedimentation is caused by stripping of vegetation, regrading or other development, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all affected surfaces, drainage systems and watercourses on-site and off-site, and to repair any damage at their expense as quickly as possible.
(2) 
Maintenance of all drainage facilities and all watercourses, both existing and proposed, within any proposed subdivision or land development shall be the responsibility of the developer until such time as one of the following is accomplished:
(a) 
An easement for these facilities is offered for dedication by the developer and is accepted by the Borough; it shall then be the responsibility of the Borough.
(b) 
If an easement acceptable to the Borough is established, but not dedicated to the Borough, the maintenance shall then be the responsibility of the individual lot owners over whose property the easement passes. For land developments, the maintenance shall be the responsibility of the property owner.
(c) 
A homeowners' association or other approved legal entity, approved by the Borough, assumes the responsibility for the maintenance of the development, including the maintenance of the watercourses and/or drainage facilities.
(3) 
It is the responsibility of any person(s), corporation or other entity doing any work on or across a stream, watercourse or swale, or upon the floodplain or right-of-way during the period of work, to obtain all pertinent local, state and federal permits, authorizations and/or approvals and to provide documentation of the same to the Borough.
A. 
Developments requiring landscaping plans. All developments other than minor subdivisions shall submit a landscaping plan to the Borough for review and approval as part of the subdivision and land development plan approval process. Such plans shall be in compliance with the following requirements:
(1) 
The landscaping plan shall show the type, size, and arrangement of all species selected.
(2) 
The plant materials utilized shall be selected from the approved list identified under Subsection D of this section.
(3) 
Residential developments shall provide street trees and site buffering (when required by zoning). Additional site landscaping to soften the development and blend into the surrounding neighborhood is recommended, but not required.
(4) 
Nonresidential developments shall provide street trees and site buffering (when required by zoning). Additionally, a minimum of two selected canopy, flowering, or evergreen trees per gross acre for site landscaping.
(5) 
All selected plant materials shall be planted a minimum of 10 feet outside of the legal right-of-way of all existing and proposed streets.
(6) 
All selected plant materials shall be located so as not to interfere with the installation and maintenance of sidewalks, drainage facilities, and utilities.
(7) 
The strategic placement of trees throughout a development to serve as a buffer against the wind and sun is encouraged for energy conservation purposes.
(8) 
All plant materials shall be located outside of clear sight triangles so as not to create a potential traffic hazard.
(9) 
All plant materials shall be permanently maintained, and any plant material that does not live shall be replaced in accordance with Article VI of this chapter.
(10) 
Landscaping of retention/detention basins is required for the purposes of softening the view of the basin from adjoining land uses (perimeter) and improving the aesthetics of the stormwater basin (nonperimeter screening). All storm drainage channels, retention basins and detention basins shall be graded and planted to effectively naturalize the area. It is the Borough's preference that stormwater management provisions blend into the natural landscape. This shall be achieved by contour of the land and type of plant material employed.
(11) 
In addition to the landscape requirements referenced above, additional landscape buffering/screening may be required by the Planning Commission during their review of the subdivision or land development plan in order to: buffer the backs of residential units to public streets; buffer a higher-density residential development from adjoining existing residential development of a lower density; buffer between commercial/industrial uses and adjoining residential uses; screen views of off-street parking areas; screen views of loading areas; screen headlight glare from parking areas; and to provide for other buffering and screening.
B. 
Buffer yards. Where required by zoning district regulations established by Chapter 455, Zoning, buffer yards shall be provided as part of the subdivision and land development review and approval process.
C. 
Street trees.
(1) 
Street trees shall be provided on both sides of all proposed roads and along existing road frontage in all subdivisions and land developments. The street trees shall be provided every 30 feet to 50 feet spacing depending on the genus and species as indicated in the street tree plant material list identified under Subsection D of this section.
(2) 
Street trees shall be located on the outside of the sidewalks, yet within the street right-of-way. Placement of street trees between the sidewalk and curb may only occur with the concurrence of the Borough. In those designs employing meandering sidewalks, street trees may alternate between the sidewalk and the curb, and the sidewalk and the right-of-way line, or in clusters/groupings with no defined pattern subject to approval of the Borough Shade Tree Commission.
(3) 
All street trees shall have a minimum of a 2 1/2 inch caliper as measured 12 inches from the ground.
(4) 
Street trees shall be symmetrical, free of insects, pests and disease. Trees shall be nursery stock quality, grown under the same climatic conditions as at the location of the development.
(5) 
Street trees shall be located so as not to interfere with sidewalks, drainage facilities, utilities and traffic circulation/sight distances.
D. 
Plant material list. The following is a list of selected trees, hedges, and shrubs that are suitable for use in the Borough. Species selection shall be based upon the existing physical and natural conditions of the site. If an applicant should propose a type of tree not on this list, the applicant should be prepared to demonstrate the suitability of such type for the particular use and the local climate and soil conditions. Approval of any plant material substitutions is vested with the Borough Council upon recommendation from the Planning Commission.
(1) 
Canopy trees are permitted, provided that they are a minimum of 2 1/2 inches in caliper as measured 12 inches from the ground. The following is a list of approved canopy trees:
Botanical Name
Common Name
Acer rubrum
Red maple
Acer saccharum
Sugar maple
Fagus grandifolia
American beech
Fagus sylvatica
European beech
Fraxinus americana
White ash
Fraxinus pennsylvanica lanceolata
Green ash
Gleditsia triacanthos inermis
Honey locust
Platanus acerifolia
London planetree
Quercus alba
White oak
Quercus rubra
Red oak
Quercus coccinea
Scarlet oak
Quercus palustris
Pin oak
Quercus phellos
Willow oak
Robinia pseudoacacia inermis
Black Locust
Styphnolobium japonicum
Sophora japonica
Zelkova serrata
Japanese Zelkova
(2) 
Flowering trees are permitted, provided that they are a minimum of six feet in height. The following is a list of approved flowering trees:
Botanical Name
Common Name
Amelanchier canadensis
Shadblow serviceberry
Cornus florida
Flowering dogwood
Cornus kousa
Kousa dogwood
Cornus mas
Cornelian-cherry dogwood
Koelreuteria paniculata
Golden rain tree
Laburnum vossi
Golden chain
Magnolia x soulangeana
Saucer magnolia
Malus baccata
Siberian crabapple
Malus floribunda
Japanese flowering crabapple
Malus hopa - Hopa Red
Hopa flowering crabapple
Oxydendrum arboreum
Sourwood
Prunus serrulata
Kwanzan cherry
Prunus x yedoensis
Yoshino cherry
(3) 
Evergreen trees are permitted, provided that they are a minimum of four feet in height. The following is a list of approved evergreen trees:
Botanical Name
Common Name
Ilex opaca
American holly
Picea abies
Norway spruce
Picea omorika
Serbian spruce
Picea pungens
Colorado spruce
Pinus nigra
Austrian pine
Pinus strobus
Eastern white pine
Pinus thunbergii
Japanese black pine
Pseudotsuga menziesii
Douglas fir
Tsuga caroliniana
Carolina hemlock
Tsuga canadensis
Canada hemlock
(4) 
Hedges or hedgerows are permitted for buffer and screening purposes, provided that they are a minimum of four feet in height. The following is a list of approved hedge plants:
Botanical Name
Common Name
Forsythia x intermedia
Border forsythia
Rhamnus frangula columnaris
Tallhedge buckthorn
Syringa x chinensis
Chinese lilac
Syringa vulgaris
Common lilac
Viburnum alatus
Vibumum
(5) 
Shrubs are permitted for buffer and screening purposes, provided that they are a minimum of three feet in height. The following is a list of approved shrubs:
Botanical Name
Common Name
Hamamelis vernalis
Vernal witchhazel
Hamamelis virginiana
Common witchhazel
Ilex verticillata
Winterberry
Juniper virginiana
Upright juniper
Rhamnus frangula
Glossy buckthorn
Taxus capitata
Japanese yew
Taxus x media 'hicksii'
Hicks yew
Viburnum dentatum
Arrowwood viburnum
Viburnum lantana
Wayfaring tree viburnum
(6) 
Street trees listed below are permitted, provided that they are a minimum of 2 1/2 inches in caliper as measured 12 inches from the ground. Spacing in feet for the various species approved for street trees is listed after the common name below. The following is a list of approved street trees:
Botanical Name
Common Name
Acer campestre
Hedge maple (50)
Acer rubrum
Red maple (50)
Acer saccharum
Sugar maple (50)
Fraxinus pennsylvanica
Green ash/red ash (nonfruiting) (50)
Gleditsia triancanthos inermis
Thornless Honeylocust (40)
Koelreutaria paniculata
Panicled goldenrain tree (40)
Prunus sargentii*
Sargent cherry (40)
Pyrus calleryana cv. Chanticleer*
Chanticleer pear (30)
Pyrus calleryana cv. Cleveland Select*
Cleveland pear (30)
Pyrus calleryanna cv. Red Spire*
Red spire pear (30)
Quercus rubra
Red oak (40)
Quercus palustris
Pin oak (40)
Quercus phellos
Willow oak (40)
Quercus robur*
English oak (40)
Tilia cordata
Littleleaf linden (50)
Tilia tomentosa
Silver linden (50)
Zelkova serrata cv. Village Green*
Japanese zelkova (50)
NOTES:
*
Indicates that these specific species are particularly well-suited for use as street trees since their root systems are characterized by a single taproot and minimal spread.
(7) 
Shrub materials for use in general landscaping and foundation planting shall include the following:
Botanical Name
Common Name
Abelia x grandiflora
Glossy abelia
Amelanchier alnifolia
Serviceberry
Azalea carolinianum
Carolina azalea
Azalea 'Exbury Hybrids'
Exbury azalea
Azalea mucronulatum 'Cornell Pink'
Cornell Pink azalea
Azalea 'Northern Lights'
Northern Lights azalea
Buxus microphylla
Littleleaf boxwood
Buxus microphylla 'Green Beauty'
Green Beauty boxwood
Buxus microphylla japonica
Japanese boxwood
Buxus microphylla koreana
Korean boxwood
Buxus sempervirens 'Suffruticosa'
Edging boxwood
Callicarpa dichotoma
Chinese beautyberry
Carex morrowii 'Variegate'
Variegated Japanese sedge
Chaenomeles japonica
Japanese flowering quince
Chamaecyparis obtusa 'Nana Gracilis'
Dwarf Hinoki false cypress
Cletra alnifolia
Summersweet
Cornus sericea
Red twig dogwood
Cornus mas
Cornelian cherry
Cornus racemosa
Gray dogwood
Cornus sericea 'Flaviramea'
Yellow twig dogwood
Cotoneaster apiculatusi
Cranberry cotoneaster
Cotoneaster horizontalis
Rockspray cotoneaster
Daphne x burkwoodii 'Carol Mackie'
Carol Mackie daphne
Deutzia gracilis
Slender deutzia
Euonymus kiautschovicus 'Manhattan'
Manhattan spreading euonymus
Forsythia x intermedia
Border forsythia
Fothergilla major
Large fothergilla
Gardenia jasminoides
Gardenia
Hamamelis virginiana
Common witchhazel
Hibiscus syriacus
Rose of Sharon
Hydrangea arborescens 'Annabelle'
Annabelle hydrangea
Hydrangea macrophylla 'Nikko Blue'
Nikko Blue hydrangea
Hydrangea arborescens grandiflora
Hills of Snow hydrangea
Hydrangea quercifolia
Oakleaf hydrangea
Ilex glabra 'Compacta'
Inkberry
Ilex cornuta 'Bufordii Nana'
Dwarf burford holly
Ilex cornuta 'Carissa'
Chinese holly
Ilex crenata 'Compacta'
Compact Japanese holly
Ilex crenata 'Green Lustre'
Green Lustre Japanese holly
Ilex crenata 'Helleri'
Heller Japanese holly
Juniperus chinensis 'Sea Green'
Sea Green juniper
Juniperus chinensis 'Parsonii'
Parson's juniper
Juniperus horizontalis plumose
Andorra juniper
Juniperus procumbens
Japanese garden juniper
Juniperus Sabina 'Tamariscifolia'
Tam juniper
Juniperus squamata 'Blue Star'
Blue Star juniper
Kalmia latifolia
Mountain laurel
Leucothoe fontanesiana
Drooping leucothoe
Ligustrum x vicaryi
Golden vicary privet
Mahonia aquifolium
Oregon grape mahonia
Myrica pensylvanicai
Northern bayberry
Pennisetum alopecuroides
Fountain grass
Picea abies 'Nidiformis'
Bird's Nest spruce
Picea glauca 'Conica'
Dwarf Alberta spruce
Pieris floribunda
Mountain pieris
Pinus mugo
Mugo pine
Photinia x fraseri
Redtip photinia
Potentilla fruticosa
Shrubby cinquefoil
Potentilla fruticosa
Potentilla (cinquefoil)
Prunus glandulosa
Flowering almond
Prunus glandulosa 'Roses'
Dwarf flowering almond
Prunus laurocerasus 'Otto Luyken'
Otto Luyken laurel
Pyracantha angustifolia 'Yukon Belle'
Yukon Belle firethorn
Rhododendron calendulaceum
Torch azalea
Rhododendron catawbiense
Catawba rhododendron
Rhododendron x kosteranum
Mollis azalea
Rhododendron obtusum 'Kurume'
Kurume azalea
Rhododendron poukhanense hybrid
Gable azalea
Rosa 'Betty Prior'
Betty Prior rose
Rosa Carefree Beauty
Carefree Beauty rose
Rosa 'Fru Dagmar Hastrup'
Fru Dagmar Hastrup rose
Rosa 'Graham Thomas'
Graham Thomas rose
Rosa 'Iceberg'
Iceberg rose
Rosa 'Margo Koster'
Margo Koster rose
Rosa 'Peace'
Peace rose
Rosa 'Pink Meidiland'
Pink Meidiland rose
Rosa 'The Fairy'
The Fairy rose
Rosa rubrifolia
Rosa rubrifolia
Skimmia japonica
Japanese skimmia
Spiraea bumalda 'Anthony Waterer'
Anthony Waterer spirea
Spiraea bumalda 'Froebelii'
Frobel spirea
Spiraea prunifolia
Bridalwreath spirea
Spiraea thunbergii
Baby's Breath spirea
Spiraea x vanhouttei
Vanhoutte spirea
Symphoricarpos albus
Snowberry
Symphoricarpos orbiculatus
Coralberry
Syringa x laciniata
Cutleaf lilac
Syringa patula 'Miss Kim'
Miss Kim lilac
Syringa x persica
Persian lilac
Syringa vulgaris
Common lilac
Taxus canadensis
Canada yew
Taxus x media 'Hicksii'
Hicks upright yew
Thuja occidentalis 'Little Giant'
Little Giant arborvitae
Viburnum carlesii
Korean Spice viburnum
(8) 
Survival of plants. Any tree or shrub which dies within 18 months of planting shall be replaced.
E. 
Tree preservation and protection.
(1) 
The landowner or developer shall protect remaining trees from damage during construction. The following procedures shall be followed in order to so protect remaining trees:
(a) 
Orange construction fencing or flagging should be placed to delineate the protection area.
(b) 
Where existing ground levels are changed, drainage tile shall be placed at the original soil level and open into a well built around the base of the tree. Such well may be left open or can be filled with coarse stones or gravel. Tiles may be installed in a radiating pattern or laid in parallel lines.
(c) 
Trees within 25 feet of a building site or bordering entrances or exits to building sites shall be protected by wiring wooden slats around such trees.
(d) 
No boards or other material shall be nailed to trees during construction, and no trees shall be sprayed with bright colored paint.
(e) 
Heavy equipment operators shall avoid damaging existing tree trunks and roots. Feeder roots shall not be cut closer than 25 feet from tree trunks or to the limit of the tree canopy, whichever is greater.
(f) 
The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.
(g) 
Deciduous trees shall be given a heavy application of fertilizer to aid in their recovery from possible damage caused by construction operations.
(h) 
Construction debris shall not be disposed of near or around the bases of such trees.
A. 
Community facilities.
(1) 
During the review phase of a subdivision or land development plan, the Borough will consider the adequacy of existing or proposed community facilities to serve the proposed development.
(2) 
The developer shall give earnest consideration to the desirability of providing or reserving areas for community facilities normally required in residential neighborhoods, including educational facilities, community gardens, utility services, emergency management facilities and recreation facilities.
(3) 
Areas provided or reserved for community facilities should be adequate to provide adequate land area for any proposed building and off-street parking. Such areas should be located in an area of the development which is accessible to the general public.
(4) 
The provisions which are specified for land dedication under Subsection B of this section are for general design considerations. All applications for subdivision and land development shall be subject to the minimum requirements specified by the Borough of West Reading's Comprehensive Plan.
B. 
Recreation and open space.
(1) 
All subdivision and land development plans should provide land area dedicated for recreational purposes.
(2) 
Open space standards.
(a) 
The minimum standards to be used by the Borough Planning Commission in establishing the reservation of open space shall be as follows:
Density
(dwelling units per acre)
Percent of Tract
1 to 3
5%
3.1 to 6
10%
6.1 to 10
15%
10.1 to 15
20%
Over 15
25%
(b) 
The above figures shall apply in subdivisions or land developments which intend to provide housing for the following number of families by unit type:
Unit Type
Open Space Required
Single-family
50 units or more
Townhouse and multifamily
Densities in excess of four dwelling units per acre involving 20 or more units
(c) 
When mixed unit types are proposed within a development (e.g., single-family and townhouses), open space shall be required where there are 50 or more total units and/or a density in excess of four dwelling units per acre.
(3) 
If land is to be devoted for recreational and open space, the applicant shall make arrangements (suitable to the Borough) for the perpetual ownership and maintenance of such land. The Borough may, at its discretion, accept or deny the required land area which is offered for dedication.
(4) 
If land is not to be dedicated for recreation and open space, and in accordance with the Borough adoption of a Recreation Fee-in-lieu of Dedication Program compliant with the Pennsylvania Municipalities Planning Code,[1] a fee-in-lieu of land dedication shall be required from the applicant. The fee-in-lieu payment shall be calculated by the Borough. All fee payments would be required prior to municipal approval of the subdivision or land development plan. The fees would be utilized by the Borough to expand, improve and/or upgrade the existing recreation facilities and land areas within the Borough based on the schedule of fees in effect.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(5) 
During the review of subdivision and land development plans, the Borough shall refer to the Borough Comprehensive Plan, the Berks County Comprehensive Plan and the Berks County Greenway, Park and Recreation Plan. The Borough shall utilize these plans to determine if open space should be dedicated as a result of the subdivision or land development plan.
A. 
Where easements or rights-of-way are required to accommodate utility installations for poles, wires, conduits, storm or sanitary sewer, gas, water, heat mains and/or other utility lines, such easements shall have a minimum width of 20 feet.
B. 
Where feasible, easements and rights-of-way shall be centered or adjacent to the rear or side lot lines. It should be noted on the plan and in any deed that no structures, materials and/or trees shall be placed within such easements and rights-of-way.
C. 
Where a proposed subdivision or land development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse and of such width as will be adequate to preserve the natural drainage channel and provide sufficient width for maintenance. Stormwater management and drainageway easements shall be no less than 20 feet in width, or as directed by the Borough, BCCD or PADEP. Stream and watercourse easements shall be no less than 30 feet in width, or as required under the riparian buffer zone requirement of Chapter 390, Stormwater Management.
D. 
Rights-of-way standards and installation procedures for natural gas and petroleum product transmission lines shall conform to all applicable federal and state regulations, including regulations governing the width of the right-of-way, location of pipeline within the right-of-way, the proposed depth of the pipeline and the pipe wall thickness. There shall be a minimum distance of 25 feet, measured at the shortest distance, between any proposed or existing dwelling and any petroleum products or natural gas transmission right-of-way lines.
E. 
Where feasible, sanitary sewer collection lines and water supply lines shall be located and installed within the right-of-way of a public street.
F. 
All easements or rights-of-way shall be properly described by bearings and distances.
G. 
No easement or right-of-way shall be created, recited and/or described in any deed unless the same has been shown on the approved plan of record.
H. 
Any deed conveying a lot on a plan of record shall make reference to the plan and all easements and encumbrances referenced on the plan. A representative description expressing the references by which easements and encumbrances will appear on all affected deeds shall be presented to the Borough Engineer and Borough Solicitor for their review and approval prior to action on the final plan by the Borough.
Provisions for streetlighting and subdivision/land development lighting are detailed in this section.
A. 
Criteria.
(1) 
All lighting shall be subject to compliance with Chapter 455, Zoning, § 455-122, Lighting control, and additional requirements as set forth in this section.
(2) 
Illumination levels. Lighting, where required by this chapter, shall have illuminances, uniformities and glare control in accordance with the latest edition of the IES Lighting Handbook or current recommended practices of the Illuminating Engineering Society of North America (IESNA).
(3) 
Luminaire design.
(a) 
Luminaires shall be of a type and design appropriate to the lighting application and shall be aesthetically acceptable to the Borough.
(b) 
For the lighting of predominantly horizontal surfaces such as, but not limited to, parking areas, roadways, vehicular and pedestrian passage areas, merchandising and storage areas, automotive-fuel dispensing facilities, automotive sales areas, loading docks, culs-de-sac, active and passive recreation areas, building entrances, sidewalks, bicycle and pedestrian paths and site entrances, luminaires shall be aimed straight down, have no uplight and shall meet IESNA full-cutoff/fully shielded criteria. Except as may be specified elsewhere in this chapter, luminaires shall have a rating of B1-U0-G1. Luminaires with an aggregate rated lamp output not exceeding 500 lumens (e.g., the rated output of a standard nondirectional forty-watt incandescent or ten-watt compact fluorescent lamp) are exempt from the requirements of this section.
(c) 
For the lighting of predominantly nonhorizontal surfaces such as, but not limited to, facades, landscaping, signs, billboards, fountains, displays and statuary, when such lighting is specifically approved by the Borough, it shall be shielded and shall be installed and aimed so as to not project light output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward or onto a public roadway. Fixtures, except those containing directional lamps, with an aggregate rated lamp output not exceeding 500 lumens (e.g., the rated output of a standard nondirectional forty-watt incandescent or ten-watt compact fluorescent lamp) are exempt from the requirements of this section.
(4) 
Lamps. Light sources shall have a color temperature that does not exceed 3,700° Kelvin.
(5) 
Control of glare.
(a) 
All lighting shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.
(b) 
Directional fixtures (e.g., floodlights and spotlights) shall be so shielded, installed and aimed that they do not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward or onto a public roadway or pedestrianway.
(c) 
Vegetative screens shall not be employed to serve as the primary means for controlling glare. Rather, glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and placement.
(d) 
The illumination projected from any property onto a residential use shall not exceed 0.5 initial footcandle, measured line-of-sight from any point on the receiving property. Illumination projected from any property onto a nonresidential use shall not exceed 1.0 initial footcandle, measured line-of-sight from any point on the receiving property.
(e) 
Under-canopy lighting, for such applications as gas/service stations, hotel/theater marquees, fast-food/bank/drugstore drive-ups, shall be accomplished using flat-lens full-cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be below the light source at all lateral angles. The illumination in the area directly below the canopy shall not exceed 20 average footcandles and the maximum shall not exceed 30 footcandles.
(6) 
Installation.
(a) 
Electrical feeds for lighting poles shall be run underground.
(b) 
Poles supporting luminaires for the illumination of parking areas and located within the parking area or directly behind the parking spaces, or where they could be hit by snow plows or wide-swinging vehicles, shall be suitably protected by being placed a minimum of five feet outside the paved area or tire stops, or placed on concrete pedestals at least 30 inches high above the pavement, shielded by steel bollards or protected by other Borough-approved means.
(c) 
Pole heights. Except for certain recreational lighting covered elsewhere in this section, fixtures not meeting IESNA full-cutoff criteria shall not be mounted in excess of 16 feet above the finished grade and fixtures meeting IESNA full-cutoff criteria shall not be mounted in excess of 20 feet above the finished grade. For the illumination of greater than 100 contiguous parking spaces, the Borough may permit the use of a mounting height not to exceed 25 feet for fixtures meeting IESNA full-cutoff criteria when it can be demonstrated to the satisfaction of the Borough that light trespass and glare control requirements in this section have been met.
(d) 
Pole-mounted fixtures for the illumination of horizontal tasks shall be aimed straight down and poles shall be plumb.
(e) 
Pole foundations shall be designed consistent with manufacturer's wind load requirements and local soil conditions involved and shall be approved by a qualified civil/structural engineer.
(f) 
Any employed shielding elements shall be permanently affixed to the luminaire.
(7) 
Streetlights. The requirement for and placement of streetlights shall be as deemed necessary by the Borough. Some guidelines for placement are as follows:
(a) 
At the intersection of public roads with entrance roads to a proposed development.
(b) 
Intersections involving proposed public or nonpublic major roads within the proposed development.
(c) 
At the bulb of a proposed cul-de-sac street.
(d) 
Defined pedestrian crossings with public or private roads within a proposed development.
(e) 
At other locations along a proposed street as deemed necessary by the Borough for the purpose of public safety.
(f) 
When streetlighting is provided along a proposed public street to be dedicated to the Borough, the subdivider or land developer will be responsible for all costs involved in the lighting of said streets and intersections until the street is accepted for dedication. Prior to dedication, and in the event of the formation of a homeowner's association and/or property management declaration, the Borough shall require said entity to enter into an agreement guaranteeing the Borough payment of all costs associated with the dedicated streetlighting.
(8) 
Recreational uses. When recreational uses are proposed as part of a subdivision or land development, the following requirements shall apply:
(a) 
The nighttime illumination of proposed outdoor recreational facilities for such aerial sports as baseball, basketball, soccer, tennis, track and field and football typically necessitate higher than normally allowed fixture mounting heights and aiming angles, utilize very high-wattage lamps and potentially produce unacceptable levels of light trespass and glare when located near residential properties. Permission to illuminate such facilities shall be granted only when the Borough is satisfied that the health, safety and welfare rights of nearby property owners and the Borough as a whole have been properly protected.
(b) 
Recreational facilities for baseball, football, soccer, track shall not be illuminated if located within 1,000 feet of a property containing a residential use.
(c) 
Maximum mounting heights for recreational lighting shall be in accordance with the following:
[1] 
Basketball: 20 feet.
[2] 
Tennis: 20 feet.
[3] 
Miniature golf: 20 feet.
[4] 
Swimming pool aprons: 20 feet.
(9) 
Plan submission. To assist the Borough in the review of proposed lighting for a subdivision or land development, the preliminary and final plan submissions shall include a lighting plan. The lighting plan shall identify a layout of the proposed existing and proposed fixtures by location, orientation, aiming direction, mounting height, and type. A ten-foot by ten-foot illuminance grid plot of maintained horizontal footcandles overlaid on the site plan, plotted out to 0.0 footcandles which demonstrates compliance with the light trespass, illuminance and uniformity requirements of this chapter. Catalog cut sheets of the proposed fixtures should also be provided as part of the detail sheets. If requested by the Borough, the applicant may be required to submit a visual-impact plan that demonstrates appropriate steps have been taken to mitigate the potential consequences of on-site and off-site glare and to retain the intended character of the Borough. This plan may require the inclusion of initial vertical footcandle values at specific off-site venues, e.g., bedroom windows of adjacent residential uses.
A. 
All utility lines, including, but not limited to, electric, natural gas, streetlight supply, cable television and telephone, shall be placed underground.
B. 
Installation of all utilities shall be in strict accordance with the engineering standards and specifications of the municipal authority or public utility company providing the service.
C. 
Where such underground utilities lie under a proposed cartway, they shall be put in place, connected and approved before the streets are constructed and before any person is permitted to occupy any building to be served by such utilities.
D. 
The applicant shall be responsible for contacting all applicable utilities and accurately determining the locations and depths of all underground utilities within the tract proposed for subdivision or land development, prior to excavation. A complete list of the applicable utility companies and their phone numbers shall appear on the preliminary and final plans.
A. 
Street names and signs.
(1) 
All proposed street names shall be subject to the approval of the Borough, the Berks County Emergency Management Agency and the postmaster having jurisdiction.
(2) 
Proposed streets which are obvious extensions of existing streets shall bear the same name as the existing street.
(3) 
In no case shall the name of a proposed street duplicate an existing street name in the Borough and/or in the same postal district(s), irrespective of the use of the suffix street, road, avenue, boulevard, drive, way, place, court or lane.
(4) 
All street signs, including, but not limited to, traffic control signs, street name signs, and directional signs, shall be acquired and installed by the applicant in accordance with the locations shown on the approved subdivision or land development plan. Where traffic control signs are required, the applicant shall furnish to the Borough all studies, engineering reports, and documentation for procuring approval by the Pennsylvania Department of Transportation.
B. 
Streetlighting.
(1) 
The streetlighting provisions are detailed in § 400-40 of this chapter.
A satisfactory refuse collection and disposal plan shall be provided for all apartment, condominium, commercial and industrial type developments. The subdivider or developer shall provide for satisfactory disposal of all construction debris.
A. 
Traffic impact study.
(1) 
When a proposed subdivision or land development has 100 or more dwelling units and/or generates 300 or more vehicle trips per day, the applicant shall submit a traffic impact study (TIS) to the Borough for review and comment. The applicant shall utilize the transportation data and criteria that is specified within the "Trip Generation Manual" (current edition or as amended), published by the Institute of Transportation Engineers (ITE).
(2) 
The traffic impact study (TIS) will enable the Borough to assess the impact of a proposed development on the transportation system. The purpose of the TIS is to ensure that the proposed development does not adversely affect the transportation network and to identify any traffic problems associated with access from the site onto the existing roads. The TIS shall also identify solutions to potential traffic problems and shall present improvements that are to be incorporated into the proposed development.
(3) 
The TIS shall contain a complete description of the proposed internal and existing transportation system. The TIS shall describe the external roadway system within 1/2 mile along the adjacent roadway in both directions from all access points or to a major intersection along these roadways. Major intersections in the study area shall be identified and delineated. All future transportation improvements which are part of proposed roadway improvements, which are part of the proposed surrounding developments, shall be identified and included in the calculations.
(4) 
Existing traffic conditions shall be measured and documented for all roadways and intersections within the 1/2 mile study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development-generated hour(s) traffic shall be recorded. Manual traffic counts at major intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s) and the peak development-generated hour(s) for all roadways and major intersections within the study area. Levels of service shall be determined for each location.
(5) 
The analysis will determine the adequacy of the existing roadway system to serve the current and projected traffic demand. Roadways and/or intersections experiencing levels of service D, E or F, as described in the Highway Capacity Manual, Special Report 209, as amended, shall be noted as congested locations.
(6) 
Calculation of vehicular trips to result from the proposed development shall be completed for the average daily peak highway hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the Trip Generation Report (current edition, as amended). These development-generated traffic volumes shall be distributed to the study area and assigned to the existing roadways and intersections through the study area.
(7) 
All anticipated turning movements shall be calculated. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Any characteristics of the site that will cause particular trip generation problems shall be noted.
(8) 
The total future traffic demand shall be calculated and included within the TIS. The total traffic demand shall consist of the combination of existing traffic expanded to the completion year, which is estimated to be 5% per year, the proposed use or development-generated traffic, and the traffic generated by other proposed developments in the study area. A second volume/capacity and delay analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculation for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections within the study area. Volume/capacity and delay calculations shall be completed for all major intersections. The procedures described in the Highway Capacity Manual, Special Report 209, as amended, and outlined in the PennDOT Design Manual, Volume 2, or as amended, shall be followed.
(9) 
The levels of service for all roadways and intersections within the study area shall be listed. All roadways and/or intersections showing a level of service D, E or F and volume/capacity ratios equal to or greater than one shall be considered deficient. The study shall conclude with a list of specific recommendations for the elimination of these traffic problems. The listing of recommended improvements shall include, but is not limited to, internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation (including timing), and transit design improvements. All physical roadway improvements shall be depicted within the study. Signal timing should be evaluated for any intersection with a level of service D, E or F, but a volume/capacity ratio of less than one. Warrants for signalization shall be examined for any unsignalized intersections with levels of service E or F.
B. 
Required on-site improvements.
(1) 
On-site traffic improvements may be required by the Borough in order to control traffic patterns, to lessen traffic congestion, to facilitate the adequate provisions for future community or transportation improvements, and/or when clearly in the interest of the public health, safety or general welfare.
(2) 
On-site traffic improvements may include, but are not limited to, cartway widening, right-of-way dedication, shoulder stabilization, vertical or horizontal curve realignment, grading and/or traffic control devices.
(3) 
The applicant shall consult the Borough regarding on-site traffic improvements which may be required as a result of the proposed subdivision or land development.
(4) 
The cost of all required traffic studies and/or improvements shall be incurred by the applicant.
A. 
In order to more effectively evaluate subdivision and/or land development proposals, the applicant shall be required to disclose the environmental consequences or effects of such proposals through the submission of an environmental impact statement (EIS).
(1) 
An EIS shall be submitted with the preliminary plan for any proposed land development and/or subdivision other than a minor subdivision, which is excluded.
(2) 
An updated EIS shall accompany and form a part of the final plan for any of the above.
B. 
The EIS shall contain text, tables, maps, and analyses which document the probable impact resulting from the proposed subdivision and/or land development in accordance with the format and content outline specified below.
C. 
The EIS shall be submitted in accordance with the format and content specified below. Within the EIS, specific emphasis shall be directed toward the proposed project's effects on and relationship to applicable site, neighborhood (including areas in adjacent municipalities where applicable) and Borough-wide resources, conditions, or characteristics. The EIS shall include text, tables, maps, and analyses for the purpose of describing the project site, proposed use(s), environmental characteristics and the environmental effects of the proposal as follows:
(1) 
An identification of the site location and area through the use of a location map drawn at a scale of not more than one inch equals 800 feet.
(2) 
An identification of the site character and appearance through the presentation of color photographs or copies thereof. Such photographs shall provide a representation of what the site looks like from the ground. Photographs should be properly identified or captioned and shall be keyed to a map of the site.
(3) 
Graphic presentation of information topics addressed in the following subsections shall be mapped at a scale of not more than 100 feet to an inch.
(4) 
An identification of the nature of the proposals through the presentation of the following:
(a) 
A site development plan, including notes pertaining to the number and type of lots or units, the square footage and/or acreage of the tract and a depiction of the features which are proposed such as streets, driveways, parking areas, buildings and other structures, and all impervious surfaces. The plan may be submitted as an attachment to the report. The plan shall reflect all the information required under § 400-22 herein.
(b) 
Plans and elevations depicting the proposed size, square footage, height, number of rooms (where applicable) of buildings and/or other structures.
(c) 
A discussion indicating the existing and proposed ownership of the tract and, where applicable, the type of ownership, operation, and maintenance proposed for areas devoted to open space or otherwise not under the control of a single lot owner.
(d) 
A discussion indicating the proposed staging or phasing of the project and a map depicting the boundaries of each stage or phase of the project by site area, building and timing. Such boundaries shall be superimposed on a version of the subdivision/land development plan.
(5) 
An identification of physical resources associated with the natural environment of the tract, including such features as geology, topography, soils, hydrology, and the like. The identification of physical resources shall include a narrative description of the qualitative and quantitative aspects of each of the resources mentioned above. In addition, these resources shall be mapped as specified below and shall be incorporated into the EIS.
(a) 
A map depicting the geological characteristics of the tract. Such map shall define the location and boundaries of the rock formations at or influencing the tract and features such as faults and/or fractures.
(b) 
A map depicting the topographical characteristics of the tract. Such map shall contain contours with at least two-foot intervals and shall depict slopes 0% to 15%, 15% to 25%, and greater than 25%.
(c) 
A map depicting the soil characteristics of the tract. Such map shall depict all soil types and shall include a table identifying soil characteristics pertinent to the proposed subdivision and/or land development such as depth of bedrock, depth of water table and flood hazard potential.
(d) 
A map depicting the hydrological characteristics of the tract. Such map shall depict surface water resources, their drainage characteristics, watersheds and floodplains, and groundwater resources. Surface water resources include features such as creeks, runs and other streams, ponds, other natural bodies of water, springs, wetlands, and any man-made impoundments. Groundwater resources include features such as aquifers and aquifer recharge areas.
(6) 
An identification of biological resources associated with the natural environment of the tract including such features as vegetation and wildlife. The identification of biological resources shall include a narrative description of each of the resources mentioned above. In addition, these resources shall be mapped as specified below and shall be incorporated into the EIS.
(a) 
A map depicting the vegetation characteristics of the tract. Such map shall define the locations and boundaries of the wooded areas of the tract and shall note the types of vegetation associations which exist in terms of their species types and sizes. In addition, all trees 12 inches in caliper or greater, shall be accurately located on the map either as freestanding trees or as tree masses.
(b) 
A map depicting characteristics associated with wildlife habitats. Such map may draw upon the vegetation, hydrology, and soil maps in order to express habitat characteristics associated with terrestrial and aquatic wildlife on the tract and the relationship of the overall habitat(s). The property in question should also be researched with respect to the Pennsylvania Natural Heritage Program's inventory and any site as defined by PADEP shall be included on this map.
(7) 
An identification of the land use conditions and characteristics associated with the tract such as current and past use, land cover, and encumbrances, and the relationship of these items to adjacent tracts. The identification of land use conditions and characteristics shall include a narrative description of the above. In addition, the following maps shall be incorporated into the EIS:
(a) 
A map depicting the land cover characteristics of the tract. Such map shall define existing features including paved or other impervious surfaces, wooded areas, cultivated areas, pasture, old fields, lawns, and landscaped areas and the like.
(b) 
A map depicting any encumbrances to the tract. Such map shall define easements and other areas where certain use privileges exist.
(c) 
A map depicting the land uses adjacent to the proposed tract. Such map may be at the same scale as the location map.
(8) 
An identification of the historic resources associated with the tract such as areas, structures, and/or routes and trails which are significant. Areas, structures, and/or routes and trails included on the National Register of Historic Places, the Pennsylvania Inventory of Historic Places, and the Historic American Building survey, and those identified in the Comprehensive Plan shall be identified. The identification of historic resources shall include a narrative description of the above. In addition, a map depicting historic resources shall be incorporated into the EIS.
(9) 
An identification of the visual resources associated with the tract such as areas which have a particular amenity value and areas which offer interest in viewing the tract. The identification of visual resources shall include a narrative description of the above. In addition, a map depicting visual resources shall be incorporated into the EIS.
(10) 
An identification of the community facility needs associated with the user and/or resident of the proposed subdivision and/or land development. The community facility needs assessment shall indicate in narrative form the type of services which will be in demand. Where applicable, community facilities (such as schools, park and recreation areas, libraries, hospitals, and other health care facilities, fire protection, police protection, ambulance and rescue service and postal services shall be discussed in terms of the ability of existing facilities and services to accommodate the demands of future users and/or residents of the lots and/or tract and the need for additional or expanded community facilities.
(11) 
An identification of the utility needs associated with the user and/or resident of the proposed subdivision and/or land development. The utility needs assessment shall indicate in narrative form the type of installations which will be in demand. Utilities (such as those used for water supply, sewage disposal, refuse disposal, storm drainage, communications, and electrical transmission) shall be discussed in terms of the ability of existing utility installations to accommodate the demands of the future users and/or residents of the lots and/or tract; the need for additional or expanded utility installations, and the ability to achieve an adequate system for storm drainage and stormwater management.
(12) 
An identification of the relationship of the transportation and circulation system needs of the proposed subdivision and/or land development to the existing street or highway network. A discussion of this relationship shall be in narrative form and shall indicate factors such as methods to be used for traffic control within the tract and at points of ingress to and egress from it, and expected traffic volumes generated from the subdivision and/or land development including their relationship to existing traffic volumes on existing streets for both peak-hour and non-peak-hour traffic conditions. In addition, there shall be a discussion of the physical condition of existing streets which will service the proposed subdivision and/or land development and what improvements are proposed to remedy any physical deficiencies.
(13) 
An identification of the social and demographic characteristics related to the proposed subdivision and/or land development. The characteristics which shall be presented in narrative form shall include a profile of the future users and/or residents of the lot and/or tract including information such as the number of people expected. Such information shall be related to initial and completed subdivision and/or land development conditions.
(14) 
An identification of the economic and fiscal characteristics related to the proposed subdivision and/or land development. The characteristics which shall be presented in narrative form shall include a profile of the Borough, county, and school district revenues which the proposal may generate and the Borough, county, and school district costs it may create. Such information shall be related to initial and completed subdivision and land development conditions.
(15) 
An identification of characteristics and conditions associated with existing, construction-related, and future air and water quality and noise levels, vibration, toxic materials, electrical interference, odor, glare and heat, fire and explosion, smoke, dust, fumes, vapors and gases, and/or radioactive materials.
(16) 
The implications of the proposed subdivision and/or land development in terms of the type of beneficial or adverse effects which may result from it and the duration of these effects in terms of their short-term or long-term nature. To indicate such effects, there shall be a discussion of the implications of the proposed subdivision and/or land development to the resources, conditions and characteristics described in Subsection C(5) through (15) above. In addition to a narrative presentation of implications, the applicant shall display where the subdivision and/or land development adversely affects the tract's resources, conditions or characteristics through the use of a map wherein the areas adversely affected from proposed development are highlighted. Such map may be either incorporated into the EIS or submitted as an attachment to the EIS. Further, the applicant must demonstrate and specify in the EIS how and where the findings in the EIS and its attachments are reflected in the subdivision and/or land development plan.
(17) 
Alternatives to the proposed subdivision and/or land development. To indicate such alternatives, the applicant shall submit exhibits or diagrams which will depict the type of alternatives described in narrative form. The applicant shall comment on how alternatives such as revised location, redesign, layout, or siting of buildings, roads, and other structures, alternate methods for sewage disposal and water supply, reduction in size of proposed structures, or number of structures, and the like would preclude, reduce or lessen potential adverse impact or produce beneficial effects.
(18) 
Probable adverse effects which cannot be precluded. In indicating such effects, a discussion shall be presented regarding whether they will have primary or secondary implications; that is, whether the adverse effects will have direct or indirect influence on a particular resource, condition or characteristic.
(19) 
Measures to mitigate adverse effects. To indicate such measures, the applicant shall submit exhibits or diagrams which will depict the type of remedial, protective and mitigative measures described in narrative form. These resources shall include those required through existing procedures and standards and those unique to a specific project, as follows:
(a) 
Mitigation measures which pertain to existing procedures and standards are those related to current requirements of the state, county, and/or Borough for remedial or protective action such as sedimentation and erosion control, stormwater runoff control, water quality control, air quality control, and the like.
(b) 
Mitigation measures related to impacts which may be unique to a specific subdivision and/or land development are those related to efforts such as revegetation, screening, fencing, emission control, traffic control, noise control, relocation of people and/or businesses, land acquisition, and the like.
(20) 
Any irreversible environmental changes which would occur due to the proposed subdivision and/or land development should it be implemented. To indicate such changes, the use of nonrenewable resources during the initial and continued phases of the subdivision and/or land development shall be discussed. Further, the loss of environmental resources shall be indicated through a presentation of the quantity of loss and related qualitative effects.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
D. 
In making its evaluation, the Borough Council and/or the Planning Commission may request any additional information it deems necessary to adequately assess potential environmental impacts.
E. 
The EIS shall be prepared by an engineer, architect, or landscape architect.