Article VII Design and Improvement Standards

Classifications; widths.

Street classifications; width (in feet) for new and reconstructed streets:

[Amended 11-10-2020 by Ord. No. 12-2020]

Street Type	Cartway	Travel and Turn Lanes	Parking Stall	Bike Lane(s)	Sidewalk	Planting Strip and Curb	Total ROW
Alley	16	-	-	Shared lane markings	0	-	16
Local -two-way	36	Two - 10	7.5/side	Shared lane markings	5/side	4.5/side	52
Local -one-way	26	One - 10	8/side	Shared lane markings	5/side	4.5/side	43
Collector	46	Two - 10	8/side	1 - 5 per direction of travel	5/side	4.5/side	63
Arterial - minor	46-50	Two - 11	8/side	1 - 6 per direction of travel or 1 - 5 with 1 - 3 buffer for one-way streets	5/side	5/side	68
	56-60	Two - 11 Center turn lane - 10					80
Arterial	Determined by state and federal government

Right-of-way widths, determined by the combination of the components shown above, may be modified by the Commission in consideration of the following: anticipated average daily vehicle trips generated by and through the project area, truck traffic, municipal maintenance and public safety needs, on-street parking demand, pedestrian safety, accessibility for persons with disabilities, mass transit needs, bicycle lanes, landscape areas, snow removal impacts, required utility easements or continuation of adjacent development patterns.

Sidewalks on collector and minor arterial streets may be widened to a maximum of eight feet to accommodate high pedestrian traffic in the vicinity of shopping and service facilities, schools, recreation areas, community facilities, and other high-volume generators of pedestrian traffic. In the event sidewalks are widened to accommodate increased pedestrian traffic, the total ROW width shall be increased accordingly.

Streets shall be logically related to the topography so as to produce reasonable grades, satisfactory drainage and suitable building sites and shall have horizontal and vertical alignments in accordance with § 265-33C and D below.

The arrangement of streets shall provide for the continuation of existing or planned streets and street patterns and proper access to adjoining undeveloped tracts suitable for future subdivision.

Cul-de-sac streets shall be avoided in order to maintain street connectivity and shall be permitted only when topography or the presence of natural and historic resources prevent a connecting street pattern.

All required improvements, including but not limited to existing and new streets, sanitary sewer and water line interceptor systems, stormwater management and green infrastructure systems, and all other improvements shall be installed in the rights-of-way of existing and/or new streets, and shall be extended to the boundary line of the development, as required, to provide access to adjacent lands. All such existing and/or new streets and all required improvements to be located within the rights-of-way of such existing and/or new streets shall be so designed as to accommodate the future needs of the City with respect to street circulation patterns and utility alignment.

Whenever design standards for required street improvements are not specified by the City of Lancaster, the applicable standard requirements of the Pennsylvania Department of Transportation, in accordance with Publication 408, latest revision, shall govern.

To the maximum extent possible, all new and reconstructed streets shall be designed to accommodate bicycles and green infrastructure.

(8)

Parking lanes shall incorporate green infrastructure where underground utilities do not create insurmountable conflicts.

(9)

Bicycle lanes, cycle tracks or visible lane markings and signage shall be incorporated into all reconstructed streets in accordance with the City of Lancaster Specifications and Guidelines Manual then in effect or any other stricter regulations promulgated by ordinance or resolution of City Council.

(10)

All new and reconstructed streets, sidewalks, curbs and planting strips shall be designed and constructed in accordance with the City's Specifications and Guidelines Manual and shall be consistent with any proposed City street improvement project. Where the subdivision or land development is located within the Streetscape District, as defined and regulated by Chapter 262, Article VII, Streetscape District, the design standards of the Streetscape District shall be applicable.

Cul-de-sac and dead-end streets.

The centerline distance of cul-de-sac streets shall be greater than 250 feet in length and shall not exceed 600 feet in length. The length of the cul-de-sac street shall be measured from the centerline intersection of the intersecting street that is itself not a cul-de-sac to the center of the cul-de-sac turnaround. Cul-de-sac streets must be provided with a paved turnaround area with a minimum diameter of 80 feet to the face of the curb and of 100 feet to the street right-of-way line. The Commission may modify the above design standards provided that an alternative design has been approved by the City Engineer and City Fire Marshal. The Commission may require that cul-de-sacs be connected via pedestrian and bicycle paths to nearby streets, recreational facilities, neighborhoods or commercial areas.

Temporary turnaround streets shall be prohibited except when designed for the future street extension into adjoining tracts or approved for staged development. Evidence of the feasibility of extending the street shall be noted on the plan. Any street temporarily dead ended in order to provide for future continuation of the street into adjoining property or for authorized staged development shall be fully constructed and all utilities installed. When possible, improvements should be extended beyond the phase line. A barrier to prevent vehicular access to adjoining property, such as bollards or guide rails, shall be constructed at the termination point of the street, and a temporary turn-around, 50 feet in diameter, as approved by the City Engineer, shall be provided. When extension of the street occurs, the temporary turnaround shall be removed and the street reconstructed according to City specifications.

Where any adjacent stub street is not proposed for extension as a through street, a cul-de-sac shall be constructed within the limits of the development in compliance with City standards.

Cul-de-sacs shall have a fully paved cartway; however, a center landscape or parking island may be permitted if stormwater management and green infrastructure are incorporated into the design.

Horizontal alignment.

Horizontal curves, with a minimum radius of 150 feet, shall be used at all horizontal alignment deflections in excess of 2°.

There shall be a tangent of at least 100 feet between reverse curves for all residential and collector streets.

Right-of-way lines shall be equidistant from the street centerline at all points.

Vertical alignment.

A vertical curve is used to provide a smooth transition between vertical tangents of different slope rates and is usually centered on the intersection point of the vertical tangents. One of the basic principles of vertical curves is that the rate of change of grade at successive points on the curve is a constant amount for equal increments of horizontal distance. The total length (L) of a vertical curve divided by the algebraic difference in its tangent grades (A) reflects the distance along the curve at any point to effect a one-percent change in gradient and is, therefore, a measure of curvature. The rate L/A, termed "K," is useful in determining minimum lengths of vertical curves for the various required sight distances. "K" values for vertical curve design should be consistent with design speed. Maximum centerline grades should also be consistent with design standards. The minimum design speed shall be 30 mph with a vertical curve minimum "K" value of 19.

The minimum centerline grade shall be 1% with designed low points to collect and discharge stormwater.

The maximum grades shall be as follows:

Arterial: determined by state and federal government;

Collector: 8%;

Residential: 10%.

Intersections.

No more than two streets shall intersect at the same point.

Right-angle intersections shall be used whenever possible. No street shall intersect at an angle of less than 75°.

Two streets intersecting at opposite sides of a through street shall intersect at their centerlines, or their centerlines shall be offset by a minimum of 200 feet.

A clear sight triangle shall be provided and maintained at all intersections in accordance with the requirements contained within the Chapter 300, Zoning.

Street name signs shall be installed by the applicant at all intersections and shall be in accordance with City specifications. Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names of existing streets. At least two street name signs shall be placed at each four-way street intersection and one at each "T" intersection. All signs shall identify both intersecting streets. Signs shall be installed in a manner to be free of visual obstruction, including trees, utility poles, and other signs. Street name signs for private streets shall be installed by the applicant in accordance with this section.

Traffic control signs and any accompanying pavement markings shall be installed by the applicant and their installation shall meet the requirements of the City Engineer and the Pennsylvania Department of Transportation (PennDOT), where applicable.

Street widths.

Street widths for all streets shall be in accordance with § 265-33A.

The extension of existing streets which are presently constructed with a cartway different from the standards of these regulations shall be provided with a transition area, the design of which shall be subject to approval of the City Engineer.

Where curb extensions (or bulb-outs) are proposed, they shall be designed to accommodate bicycle travel and the turning movements of trucks and buses, and may be installed to facilitate the following:

Improve visibility of and by pedestrians at corner or mid-block crossings;

Reduce the length of pedestrian crossings;

Provide bioretention facilities for stormwater management;

(d)

Provide protection of fire hydrants.

Street construction.

Streets shall be constructed in accordance with City standards.

Streets shall be finish graded to the full width of the right-of-way, surfaced and improved to the grades and dimensions shown on the plans, profiles and cross-sections submitted by the developer, and approved by the City Engineer.

Maximum slopes of banks measured perpendicular to the centerline of the street shall be three-to-one in fill areas and two-to-one in cut areas beyond the right-of-way line to the existing ground line elevation.

The Commission may require that guide rails be installed as part of the project improvements where one or more of the following conditions exist:

Steep slopes;

Curves;

Endangered structures.

Rails and posts, location and installation methods shall be approved by the City Engineer. Materials shall include PennDOT approved steel guide rail or post, eight-inch-by-eight-inch post and three-inch-by-twelve-inch rail of exterior-grade, treated lumber, or other methods/materials which serve to protect the safety of the public.

Alleys.

The cartway width of an alley shall not be less than 16 feet except when special circumstances justify an alley of lesser width; however, the City will not accept the dedication for placement on the official map of any alley of less than 16 feet.

The intersection of two alleys and sharp changes in the alignment of an alley shall be avoided; however, where necessary, a minimum five-foot sight triangle to permit safe pedestrian and vehicular movement shall be provided, unless greater sight distance is required by the Commission. To achieve a five-foot sight triangle, corner lot lines shall have a minimum radius of eight feet.

Alleys shall be connected to streets so as to provide circulation for pedestrians, bicycles and vehicles. Circulation shall include connection between two streets, a street and alley or between two alleys. Where connection to another street or alley is not possible, an alley turnaround shall be provided.

Alley turnarounds shall be designed with sufficient paved turning radius to safely accommodate the planned vehicular users of the alley, which shall include but not be limited to trash haulers, service trucks, ambulances, fire and police vehicles.

Alleys shall be provided in new subdivisions or land developments, except that the Commission may waive this requirement where other definitive and assured provisions are made for service areas, such as off-street loading and unloading areas and parking areas consistent with and adequate for the uses proposed. The City shall have no obligation to accept an alley as public.

To the greatest extent possible, all new alleys and all reconstructed alleys shall be designed and constructed to incorporate green infrastructure for stormwater management including but not limited to porous paving, permeable pavers, bioretention, and tree trenches.

Curbs.

Curbs shall be required on both sides of all proposed streets in subdivisions, and on the side of the development along all existing streets in and abutting both subdivisions and land developments.

Standard straight curbs shall be installed along all City streets to the dimensions and construction standards of the City. Where deemed appropriate, the City Engineer may permit mountable slant curbs meeting City design standards.

Curb cuts for vehicular or pedestrian access shall be designed in accordance with City standards, or, in the case of state highways, in accordance with PennDOT standards, and a plan note shall indicate that a City permit or PennDOT highway occupancy permit will be obtained prior to installation.

Pipes, grates and other materials shall not be placed in the curb gutters to form a driveway ramp.

Intersection curb radii shall be in accordance with City standards and approved by the City Engineer.

Handicapped ramps shall be installed at each intersection within the development in accordance with current City, state and federal standards.

Sidewalks.

Sidewalks shall be required along both sides of all public streets in all subdivisions and land developments.

Sidewalks shall be installed in accordance with the current specifications published in the City of Lancaster Specifications and Guidelines Manual. Sidewalks shall be constructed of concrete, brick pavers, or other materials as approved by the City Engineer.

Sidewalks along public streets shall be a minimum of five feet wide, not including space taken by poles, trees, steps or other appurtenances, and shall be in compliance with the minimum requirements of the City. Sidewalks adjacent to shopping and service facilities, schools, recreation areas, community facilities, and other high-volume generators of pedestrian traffic may be of a greater width if required by the City Engineer or Commission.

[Amended 11-10-2020 by Ord. No. 12-2020]

Sidewalks shall be located within the street right-of-way, except where existing conditions dictate otherwise. A minimum four-foot-wide grass planting strip shall be provided between the curb and sidewalk unless otherwise approved by the Commission.

A sidewalk of not less than five feet in width, constructed in accordance with City standards, shall be provided along private streets and access drives wherever pedestrian travel may occur. Sidewalks of greater width may be required by the Commission based upon housing density, proximity to schools, parks, bus stops, and persons with disabilities.

[Amended 11-10-2020 by Ord. No. 12-2020]

Where possible, sidewalks should be sloped towards adjacent pervious surfaces, not adjacent impervious surfaces.

Ramp cuts shall be located at all sidewalks intersecting with vehicular travel ways.

Crosswalks.

Marked crosswalks shall be provided within the vehicular travel ways intersecting with sidewalks, including all public streets and access drives.

Crosswalks shall be installed in accordance with applicable PennDOT regulations.

Crosswalks shall be delineated using stamped asphalt, painted or thermoplastic stripes and borders, pavers, or other materials approved by the City Engineer.

Pedestrian and bicycle paths.

Pedestrian/bicycle paths shall be provided where the existing circulation system does not include such, where abandoned railroads or other open spaces provide corridors free of obstacles, and/or in accordance with any adopted pedestrian/bicycle plan.

Pedestrian/bicycle paths shall be connected to new and existing public rights-of-way. If an adopted pedestrian/bicycle plan addresses the connection, then the connection shall be made in accordance with any adopted pedestrian/bicycle plan.

[Amended 11-10-2020 by Ord. No. 12-2020]

Such multi-use paths should not be a substitute for an adequate sidewalk system for connecting open space, residential areas, schools, playgrounds and other community facilities.

The following guidelines should be considered for the installation of pedestrian and bike paths:

Connect all paths to the street and sidewalk system in a safe and convenient manner;

[Amended 11-10-2020 by Ord. No. 12-2020]

Provide well defined right-of-way (easement) that is a minimum 10 feet wide and also meets current ADA design standards.

[Amended 11-10-2020 by Ord. No. 12-2020]

Install benches, lighting and trash receptacles along pathways;

(d)

Clearly mark all path connections with destination and directional signing;

(e)

Locate all paths in corridors that serve origin and destination points such as residential areas, schools, shopping centers, parks, etc. Paths should provide access to community facilities such as schools, shopping areas, recreation areas and cultural and community facilities.

[Amended 11-10-2020 by Ord. No. 12-2020]

(f)

Design paths in accordance with applicable specifications contained within the City of Lancaster Specifications and Guidelines Manual.

Street trees.

Street trees, approved by the Shade Tree Commission and City Arborist, shall be planted in accordance with Chapter 273, Trees, and the Tree Manual for all subdivisions and land developments and newly created public streets therein.

[Amended 11-10-2020 by Ord. No. 12-2020]

Construction, reconstruction or widening of a street;

Installation or replacement of sidewalk in conjunction with the project; or

Removal of existing street trees as a result of project activities.

Street trees shall be located in the public right-of-way between the back of the curb line and the sidewalk within planting strips or tree wells in accordance with Chapter 273, Trees, of the Code of the City of Lancaster, or as otherwise required by the City Arborist. Planting of street trees to the rear of the sidewalk right-of-way or on private property in proximity to the sidewalk may be permitted by the Commission in consideration of the following:

Overhead wires or underground utilities prevent the planting of street trees between the curb and sidewalk; or

The width of the sidewalk is too narrow to accommodate street trees; or

The Shade Tree Commission recommends the planting of street trees in another location; and

(d)

If planted on private property, the applicant agrees to enter into a street tree easement agreement with the City of Lancaster, which agreement shall be recorded at the time of final plan recording so that the easement runs with the lot or lots shown on the final plan.

The City Arborist shall approve and/or determine the spacing between trees based upon species proposed, existing trees, driveway and street intersection locations, fire hydrants, utility poles or other factors relevant to the placement.

One tree shall be planted for every 25 linear feet, or major fraction thereof, of street frontage. Spacing between trees shall not be less than 20 feet nor more than 50 feet.

[Amended 11-10-2020 by Ord. No. 12-2020]

Street trees shall have a minimum caliper of 2 1/2 inches, measured at six to 12 inches above ground level.

All trees shall be nursery-grown and free of disease and structural defects which, over time, could cause the tree to become weakened or hazardous.

Any street tree which is damaged by project activities shall be treated for wounds, properly trimmed or replaced in accordance with the recommendations of the City Arborist.

(8)

Any street tree that dies shall be replaced by the developer or property owner within 12 months and in accordance with Chapter 273.

(9)

To the maximum extent practicable, streets trees shall be retained and protected during construction in accordance with the tree protection standards in Chapter 273.

If there is no alternative but to locate a utility line through a tree protection zone, noninvasive excavation methods such as an air spade or hand digging should be used.

Trenches shall be filled as soon as possible and tamped lightly to avoid air space.

(10)

If a street tree is designated to be preserved but is removed or substantially damaged during the clearing, grading, or construction, the damaged or removed tree shall be replaced with new trees of a total caliper no less than the total DBH of the removed tree. Each replacement tree shall not be less than 2 1/2 inches caliper at planting.

[Added 11-10-2020 by Ord. No. 12-2020]

(11)

In order to avoid damage to newly planted trees, trees shall be planted only after all major construction activities have been completed. Planting may occur only when approved by the Arborist, and only in planting seasons otherwise permitted and as appropriate to the species.

[Added 11-10-2020 by Ord. No. 12-2020]

(12)

Invasive species shall not be permitted.

[Added 11-10-2020 by Ord. No. 12-2020]

Landmark trees.

[Added 11-10-2020 by Ord. No. 12-2020]

Landmark trees shall be preserved to the maximum extent practicable and incorporated into site plans and site design as major amenities.

If a landmark tree is designated to be preserved but is removed or substantially damaged during the clearing, grading, or construction, the damaged or removed tree shall be replaced with new trees whose cumulative caliper equal the DBH of the tree removed. If the trees cannot be accommodated on site, the developer shall work with the City to find locations for the additional trees.

All removed landmark trees shall be replaced with new trees of a total caliper no less than the total DBH of the removed tree. Each replacement tree shall not be less than 2.5 inches caliper at planting.

To the maximum extent practicable, landmark trees shall be retained and protected during construction in accordance with the tree protection standards in Chapter 273.

Any newly planted tree serving as a replacement for a landmark tree that dies shall be replaced within 12 months and in accordance with Chapter 273.

If there is no alternative but to locate a utility line through a tree protection zone, noninvasive excavation methods such as an air spade or hand digging should be used to the maximum extent practicable, except where the survival of the tree would not be affected by either method.

Trenches shall be filled as soon as possible and tamped lightly to avoid air space.

Credits for preserving landmark trees.

[Added 11-10-2020 by Ord. No. 12-2020]

Applicants who preserve mature, healthy trees as part of a development project may obtain credits toward trees required by this ordinance. Trees intended to be preserved shall be indicated on a tree protection plan according to § 265-26D(10)(b). To obtain credit, the preserved trees must be on the same lot, at least six inches diameter breast height and must be in healthy condition as determined by the City Arborist. The credit for trees may be applied toward the number of trees required on the lot. Any preserved trees for which credit is given, and that are lost to damage or disease after the credit is awarded shall be replaced with trees otherwise required. Credits are allocated as follows:

If the DBH of the preserved tree is over 12 inches, then the credit shall be 12 inches caliper.

If the DBH is between nine inches to 12 inches, then the credit shall be nine inches caliper.

If the DBH is between six inches to nine inches, then the credit shall be six inches caliper.

Landscaping.

[Added 11-10-2020 by Ord. No. 12-2020]

Native plants shall be incorporated in all designs and make up a minimum of the following: 25% of street trees, 100% of trees within riparian buffers as defined in Chapter 300, 50% of all other trees, 50% of shrubs, 50% of all herbaceous species and ground covers.

A variety of plant species are encouraged to avoid monocultures, to encourage long- lived species and to promote wildlife habitat. Of the required shrub plantings, no more than 33% shall be of one species, and tree plantings must meet the diversity provisions of Chapter 273's Tree Manual.

Any landscaping should create or be part of the process to create larger landscape patches and corridor ecosystems with larger interior areas and less edge areas. Connectivity to existing landscaping shall be encouraged.

All required landscape plants shall be maintained and guaranteed for a length of two full growing seasons after the date of planting. Replacement plants shall conform to all requirements of this section and shall be maintained after replanting for an additional two full growing seasons.

Trash disposal areas, such as dumpster or compactor sites, shall be effectively screened so as not to be visible from off-site adjacent parking areas, roadways, or adjacent residential properties. Such areas shall be screened with a combination of architectural masonry (or fencing) and/or landscaping with a height of at least six feet.

The Commission may require additional vegetative screening of three to six feet in height when doing so would help limit the possibility of nuisances caused by vehicular or non-vehicular light glare.

If landscaping is included in a plan, then provisions for regular watering throughout the first two growing seasons shall be included on the plan, including method, quantity of water, time intervals, and a named responsible party.

Monuments and markers.

[Amended 11-10-2020 by Ord. No. 12-2020]

Permanent monuments shall be accurately placed along the right-of-way line on at least one side of each street at the beginning and end of all curves and at all angle changes or at four-foot offsets at intersections, where appropriate.

[Amended 11-10-2020 by Ord. No. 12-2020]

Markers shall be set at locations shown on the final plans as follows:

At all points where lot lines intersect curves, alleys or streets, front and rear;

At all angles in property lines of lots;

At all other lot corners.

Monuments of stone or concrete shall have a flat top, with or without a beveled edge, having a minimum width or diameter of four inches and a minimum buried length of 30 inches. They also shall be marked on the top with a copper dowel or "X" cut. Markers shall whenever possible be composed of or include ferrous material so as to be detectable by an electromagnetic locator device. Markers shall be pipes or steel bars at least 30 inches long and not less than 5/8 inch in diameter, or other marking methods approved by the City Engineer.

Monuments and markers shall be placed so that the score, "X" punch mark, or 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 surrounding surface, except that in areas that are wooded and are intended to remain wooded they may be set up to three inches above the ground surface.

Where monuments or markers fall within a paved (or sidewalk) area, they shall be set below grade and have a lidded monument pot or box set over them. The pot or box shall be set flush with the paving and the monument inside shall be free from contact with the surrounding paving to prevent disturbance by future digging or demolition activities. If the paved area is likely to bear vehicular traffic, the monument pot/box shall comply with AASHTO H-20 loading requirements.

Where a standard monument or marker cannot be set due to field conditions, common methods of setting corners should be used.

All markers are to be in compliance with the Manual of Practice for Professional Land Surveyors in the Commonwealth of Pennsylvania as amended from time to time and as published by the Pennsylvania Society of Land Surveyors.

§ 265-34 Access drives and driveways.

Permits for access to state and local streets.

In the case of plans which require access to a highway under the jurisdiction of the Pennsylvania Department of Transportation, the following plan note shall be included: "A Highway Occupancy Permit is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), as amended, known as the "State Highway Law,"[1] before driveway access to a state highway is permitted. Access to the state highway shall only be as authorized by a highway occupancy permit, and the Planning Commission's approval of this plan in no way implies that such permit can be acquired."

[1]

Editor's Note: See 36 P.S. § 670-101 et seq.

Access drives shall require approval of the Traffic Commission and the City Engineer. Driveways shall require approval of the City Engineer. The City Engineer shall consider safe stopping distance, intersection separation distances and pedestrian safety issues when reviewing permit applications.

Dimensions.

Nonresidential depressed curb shall be a minimum of 20 feet in length and shall not exceed 40 feet without a safety island of at least 15 feet in length. Residential depressed curb shall be a minimum of eight feet in length and shall not exceed 20 feet.

Access drives shall not be located less than 100 feet and driveways not less than 50 feet from the edge of the cartway of any street intersection; however, a greater separation may be required in order to assure adequate sight distance.

Access drives for multifamily dwellings or nonresidential uses shall be located a minimum 10 feet from adjacent property lines, unless a shared access drive is proposed. Driveways for parking access for single-family or two-family dwellings shall be located a minimum of three feet from adjacent property lines, except that joint driveways or parking pads may be permitted without any separation, provided that they are centered on the property line.

Access drives shall maintain a minimum centerline separation distance of 50 feet from all other access drives, unless a greater separation is required by the Commission or City Engineer for public safety. Access drive intersections with other access drives within the site shall not be subject to such restriction.

Minimum ten-foot clear sight triangles shall be provided where access drives intersect streets, and minimum five-foot clear sight triangles shall be provided at the intersection of aisles and other access drives unless otherwise directed by the City Engineer.

Access drives and driveways intended for two-way travel shall intersect streets at a horizontal angle as near to 90° as site conditions permit. Access drives and driveways intended for one-way travel shall have a minimum angle of 45° and a maximum angle of 90°. The length of the vertical approach of access drives shall be a minimum of 20 feet and shall not exceed a grade of 3%.

Other safety considerations.

The Commission may require side-by-side or common, shared driveways when such design would increase traffic safety, decrease vehicle conflicts and reduce the loss of available on-street parking.

Parallel parking shall only be permitted along access drives when sufficient cartway width is proposed to accommodate both the travel lanes and parking stalls. Angle and perpendicular parking which would require vehicles to back into the travel lanes of an access drive shall not be permitted.

The Commission reserves the authority to disapprove the location of any access drive intersection with an existing or proposed street upon finding that the proposed design raises serious traffic and/or pedestrian safety issues and that alternative site and access designs are available which would minimize the identified safety concerns.

The Commission may require installation of a depressed curb with a driveway apron and sidewalk or a marked crosswalk across a high-volume access drive.

§ 265-35 Easements.

When easements are required for utilities, the minimum width shall be 20 feet for a single utility and 30 feet or more for two or more utilities; shall, in most cases, be centered on or adjacent to the rear or side lot lines; and shall be situated on the tract after consultation with an authorized representative of the appropriate local utility company or authority.

A stormwater easement or drainage right-of-way shall be provided within a subdivision or land development containing a watercourse, drainageway, channel or stream. Such easement shall conform substantially to the existing or relocated watercourse, drainageway, channel or stream and shall be of such a width as to be adequate to preserve the natural drainage and to assure that the surface stormwater runoff is adequately handled. The minimum width of the easement or right-of-way shall correspond to the one-hundred-year storm event boundary or established floodplain.

Easements may be required by the Commission in cases where the Commission deems it essential for the proper circulation of pedestrian, bicycle, and/or vehicular traffic flow within a subdivision or land development. Such easements shall not be less than six feet in width for pedestrian use and 12 feet in width for bicycle or vehicular use, unless the Commission requires narrower easements because of anticipated pedestrian use or vehicular volume.

[Amended 11-10-2020 by Ord. No. 12-2020]

Easements for the purpose of maintenance of structures may be required by the Commission where the Commission deems it essential. Such easements shall be a minimum of three feet in width for structures not exceeding 10 feet in height and shall be no less than five feet in width for structures greater than 10 feet in height.

A general plan note and a deed restriction, which shall be recorded at the time of plan recordation, shall indicate that nothing shall be placed, planted or set upon or within the area of the easement which would adversely affect the function of the easement or conflict with the easement agreement.

The purpose of the easement and the responsible party for maintenance of the easement and any facilities located therein shall be clearly identified on the plan and in any documents or agreements prepared as a result of the easement.

§ 265-36 Blocks.

In general, block lengths in all subdivisions and land developments shall be consistent with the City Official Plan, shall follow established patterns in the neighborhood, or shall have a minimum length of 200 feet and a maximum length of 600 feet. Block lengths shall be measured along the street centerlines from intersection to intersection.

[Amended 11-10-2020 by Ord. No. 12-2020]

Where blocks exceed 400 feet in length, a mid-block pedestrian right-of-way of not less than 10 feet in width shall be provided for pedestrian circulation. Paved walks of not less than five feet shall be placed within the right-of-way and constructed in compliance with City of Lancaster sidewalk standards.

[Amended 11-10-2020 by Ord. No. 12-2020]

In all developments, the block layout shall consider the topography and character of the site, protect environmentally sensitive areas, minimize clearing, grading and the removal of trees, and provide for sufficient traffic circulation and access for emergency vehicles.

§ 265-37 Lots.

Lots and lot lines shall be established based upon the following criteria:

Lots shall conform to the requirements of the City Zoning Ordinance.[1]

[1]

Editor's Note: See Ch. 300, Zoning.

All lots shall abut a public street, and shall have satisfactory vehicular and pedestrian access from a public street.

Lot lines shall be at right angles or radial to streets unless it can be demonstrated to the Commission that an alternative lot angle provides at least the same or better development patterns or is necessary for solar heating systems.

Flag lots or other irregular lot configurations shall be avoided whenever possible; however, no portion of the lot shall be less than 14 feet in width.

Buildings shall be oriented to the primary front lot line, except that variations in building orientation may occur in developments utilizing solar heating systems or where the applicant proves to the satisfaction of the Commission that orientation to a secondary front lot line or side or rear lot line improves site design and does not adversely affect the streetscape.

Lot lines shall, where possible, follow City boundary lines.

Corner lots shall have adequate width to permit appropriate building setback from and orientation to both streets as per Chapter 300, Zoning.

§ 265-38 Stormwater management.

The developer shall submit a stormwater management plan in accordance with the City of Lancaster Stormwater Management Ordinance,[1] as amended. The review of the stormwater plan under the Stormwater Management Ordinance shall proceed concurrently with review of the subdivision and or land development plan under this chapter.

[1]

Editor's Note: See Ch. 260, Stormwater Management.

In MS4 areas of the City, all storm sewers and conveyance systems shall be connected to existing separated storm sewers or other stormwater conveyance system.

In areas of the City served by the combined sewer system, separate stormwater conveyance shall be provided.

Roof downspouts, exterior foundation drains, exterior stormwater drains or other sources of surface runoff or groundwater shall not be connected to a building sewer or building drain which in turn is connected directly or indirectly to a public sanitary sewer.

§ 265-39 Floodplain/flood-prone areas.

All subdivision and land development plans adjacent to a watercourse or within flood-prone areas shall delineate the one-hundred-year floodplain.

A five-hundred-year floodplain shall be delineated for developments where production or storage of dangerous materials or substances is proposed.

The one-hundred- and five-hundred-year floodplains shall be delineated using one of the following documents, whichever is more restrictive. In case of any dispute concerning when, where and how the floodplain is to be established, the City will determine the ultimate design criteria and/or flood boundary limits.

The most recent revision of the Flood Insurance Study (FIS) for the City of Lancaster, Lancaster County, and the accompanying maps as prepared by the Federal Emergency Management Agency (FEMA);

A hydrologic report prepared by an individual registered in the Commonwealth of Pennsylvania to perform such duties, provided that such report shall be approved by an agency of the City, county, commonwealth or United States government.