[Ord. No. 342, 1/14/1990, § 400]
1.
The following shall apply to all subdivision and land development
proposals:
A.
All portions of a tract shall be designated as to their use, such
as lots, roads, open space, parking areas, etc.
B.
Whenever possible, applicants shall preserve scenic areas, historic
sites, other community assets and landmarks, and natural amenities
such as trees and waterways.
C.
Plans shall be designed to avoid excessive cut or fill.
E.
The applicant shall construct, install, and guarantee, at no expense
to the Borough, all improvements required as part of plan approval,
including, but not limited to, streets, curbs, sidewalks, water and
sewage facilities, stormwater management facilities, street lights,
fire hydrants, road signs, monuments, lot pins, utilities and shade
trees.
F.
The Borough Council may request that development features exceed
these standards if conditions so warrant.
[Ord. No. 342, 1/17/1990, § 401; as amended by
Ord. No. 357, 10/16/1991, § 22-402]
1.
The standards in this Part are the minimum requirements used to judge
the adequacy of subdivision and land development proposals.
A.
If strict application of these requirements would be unreasonable,
the applicant may request a modification be granted by the Borough
Council.
B.
The Borough Planning Commission may, in such cases, recommend reasonable
modifications to the Borough Council.
C.
The Borough Council may, upon written request from the applicant,
modify or adjust the standards of this chapter to permit reasonable
utilization of property in substantial conformance with the objectives
of the regulations and the public interest.
[Ord. No. 342, 1/17/1990, § 402]
1.
All new streets and extensions and widenings of existing streets:
A.
Shall be offered for dedication to the authority having jurisdiction
over the street at the time of plan approval. The Borough may accept
dedication of lands which are not accepted by other jurisdictions.
B.
Shall conform with the circulation element of the Borough Comprehensive
Plan, as amended, Borough ultimate right-of-way map, and county or
state highway plans, and be coordinated with existing streets.
C.
Shall provide appropriate access between abutting tracts of land
for immediate or future use.
D.
Shall create a road hierarchy among interior subdivision and development
streets and exterior streets to insure proper through flow, local
access, and internal traffic distribution and flow.
E.
Shall be related closely to existing topography to assure reasonable
grades, alignment and drainage, appropriate access to lots, and to
minimize regrading and removal of vegetation.
F.
Shall be designed to continue existing streets at equal or greater
right-of-way and cartway width, as recommended by the Borough Engineer
and Planning Commission.
[Ord. No. 342, 1/17/1990, § 403]
1.
Every street within the Borough shall be classified by its function
as one of the following, and shall comply with the requirements for
its classification as contained herein:
|
Street Class
|
Primary
|
Collector
|
Local Access
|
|---|---|---|---|
|
Streets in class:
|
Broad Street
Market Street
Main Street
Penn Avenue
|
West and East Vine
Towamencin Avenue
Maple Avenue
Lincoln Avenue
Wayne Avenue (west of Broad Street)
Edgewood Road
Koffel Road
|
All other streets
|
|
Ultimate right-of-way
|
50 feet
|
50 feet
|
40 feet
|
|
Travel lanes
|
12 feet (2 lanes)
|
10 feet (2 lanes)
|
10 feet (1 lane)
|
|
Parking lanes
|
8 feet
|
8 feet
|
8 feet
|
|
Cartway width:
| |||
|
Parking both sides
|
40 feet
|
36 feet
|
26 feet (1 travel lane)
|
|
Parking one side
|
32 feet
|
28 feet
|
28 feet (2 travel lanes)
|
|
No parking
|
32 feet (4 foot shoulders)
|
28 feet (4 foot shoulders)
|
20 feet (2 travel lanes)
|
2.
When a new street or an extension of an existing street is proposed, the Borough Council shall review the cartway width and parking configuration proposed by the applicant, and may require an alternative design, as listed in Subsection 1, based on the following considerations, and on the recommendations of the Planning Commission and Borough Engineer:
A.
The effect of the street design upon traffic flow, traffic safety
and emergency vehicle access.
B.
The relationship of the proposed street to adjacent streets, and
its function within the Borough's street hierarchy.
C.
The suitability of the proposed street design for the dwelling types
and lot widths proposed by the applicant.
[Ord. No. 342, 1/17/1990, § 404]
1.
Sight distance, horizontal and vertical curvature, superelevation,
and maximum and minimum street grades shall be determined by the Borough
Engineer in compliance with the standards contained in "A Policy on
Geometric Design of Highways and Streets," published by the American
Association of State Highway Transportation Officials, most recent
edition, or PennDOT standards and guidelines shall be complied with.
A.
Horizontal curvature for all local access streets shall be not less
than a one-hundred-fifty-foot radius, measured along the street center
line.
B.
Long radius, gentle curves are encouraged rather than shorter radius
curves connected by tangents.
C.
Curve-tangent relationships shall follow accepted engineering guidelines
for safety and efficiency. For example, minimum radius curves shall
not be used at the ends of long tangents.
D.
Street grades shall be measured along the center line in accordance
with the following:
(1)
Minimum for all streets shall be 1%.
(2)
Maximum grades for local access streets shall be 10% for distances
less than 1,500 feet.
(3)
Street grades in excess of 5% should be avoided wherever possible.
(4)
Curve-grade combinations shall follow accepted engineering guidelines
for safety and efficiency. For example, minimum radius horizontal
curves will not be permitted in combination with maximum grades.
(5)
At all approaches to intersections, street grades shall not
exceed 4% for a minimum distance of 50 feet.
[Ord. No. 342, 1/17/1990, § 405; as amended by
Ord. No. 357, 10/16/1991, § 22-406]
1.
All street intersections shall be governed by the standards of this
section.
A.
Number of Streets. Not more than two streets shall intersect at the
same point.
B.
Three-Way/Four-Way Intersections. Three-way or "T" intersections
should be used instead of four-way intersections unless the four-way
intersection can be justified in terms of necessary and desirable
traffic movements.
C.
Angle of Intersections.
(1)
All intersection approaches shall be designed at right angles
unless sufficient reason exists to justify a lesser angle. However,
no angle shall be less than 75° for intersections with primary
or collector streets or 60° for intersections between local access
streets, measured at the center-line intersections.
(2)
Where angled intersections are used it is preferable to design
them so that the heavier traffic flow will make the obliquely angled
turn rather than the acutely angled turn.
D.
Corrective Changes to Existing Intersections. When existing streets
intersect at odd angles or have more than four approaches, the applicant
shall contribute to corrective changes to bring the intersection into
compliance with this chapter, as required by the Borough Council,
who shall first seek the advice of the Borough Engineer and Planning
Commission and other technical advisors or agencies, as appropriate.
For state and county highways, corrective changes shall comply with
the requirements of the appropriate agency. The extent of contribution
shall depend on the proposal's use of the intersection.
E.
Modification of Corrective Changes. The Borough Council may modify
the above requirements for corrective changes under one or more of
the following conditions:
F.
Cul-de-Sac Intersections.
(1)
Intersections with permanent cul-de-sac streets shall be designed
with the cul-de-sac street extending as a side street from the through
street, rather than have a through street extend through an intersection
to terminate as a cul-de-sac.
(2)
Four-way intersections may be created using two permanent cul-de-sac
streets intersecting directly opposite one another along a through
street, when the through street is a local access street or a collector.
G.
Approaches to Intersections. Approaches to intersections shall follow
a straight course for a minimum of 50 feet for local access streets.
All other streets shall follow a straight course in accordance with
accepted engineering standards, but in no case less than 50 feet.
[Ord. No. 342, 1/17/1990, § 406]
1.
Street intersection spacing shall be done in compliance with the regulations contained in this § 22-407, measured from center line to center line.
A.
The spacings listed in this section shall be considered minimum spacings.
Where greater spacing is required in compliance with AASHTO or PennDOT
standards, the greater spacing distances shall be applied, as determined
by the Borough Engineer.
B.
C.
Offset Intersections. In any case where center lines of street intersections
are or would be within 150 feet of each other, they shall be made
to coincide by relocating the street within the applicant's land,
unless additional problems of sight distance or other safety-related
problems would be created. As an alternative, relocation further away
from the offset intersection may be done in compliance with the intersection
spacing requirements contained herein, when approved by the Borough
Council.
[Ord. No. 342, 1/17/1990, § 408]
1.
Any street which is served by only one intersection with a through-street
shall be considered a single-access street, regardless of the street's
configuration within the proposed subdivision or land development.
Included in this classification of streets are:
2.
Single-access streets shall be subject to the requirements for their
classification of street, notwithstanding their single-access status.
3.
Permanent Cul-de-Sac Streets.
A.
Shall be permanently closed at one end.
B.
Shall be provided with a vehicular turnaround at the closed end with
a right-of-way radius of at least 60 feet, and a paving radius of
at least 48 feet.
C.
Shall not exceed 500 feet in length unless approved by the Borough
Council when warranted by special conditions.
(1)
Measurement of the length shall be made from the edge of pavement
of the through street to the most distant point on the edge of pavement
of the turnaround, measured along the cul-de-sac street's center line.
4.
Temporary Cul-de-Sac Streets.
A.
May be temporarily closed at one end, with the intent to extend the
street onto the abutting tract upon its development.
B.
Shall be built to the tract boundary line at a location and grade
that are logical for extension onto the abutting tract, but shall
not exceed 750 feet in length, unless approved by the Borough Council
when warranted by special conditions, as in Subsection 3C.
C.
Shall not be extended as a cul-de-sac street, but shall be connected
to another through street, unless approved by the Borough Council
when warranted by special conditions, as in Subsection 3.C.
D.
Shall form a logical step in the circulation pattern of the superblock
or area in which it is located.
E.
Shall be provided with a vehicular turnaround at the closed end,
abutting the tract boundary, with a paving radius of at least 48 feet.
(1)
Construction shall meet the same requirements as for a permanent
cul-de-sac turnaround.
(2)
Those portions of the turnaround extending beyond the street
right-of-way shall be located on temporary access easements, valid
only until the road is extended.
(3)
Upon extension of the street, the full rights and responsibilities
for the area of the temporary easements shall revert to the owners
of the lots on which they were located.
F.
Shall be required to be served by an emergency accessway when required by Borough Council, in compliance with Subsection 8 herein.
G.
The developer responsible for extension of the street shall also
be responsible for the following:
(1)
Removal of all curbing and paving of the temporary turnaround
beyond the width of the street's cartway.
(2)
Installation of new sidewalk, curbing, and cartway paving to
complete the street connection.
(3)
Extension of utilities as necessary.
(4)
Repair of any improvements damaged in this process.
(5)
Grading, installation, and/or restoration of lawn areas where
affected by this removal and construction process.
H.
Temporary cul-de-sac streets shall be built to the standards for
the classification of streets they will have when extended.
5.
Multiple Cul-de-Sac Streets.
6.
Single-Access Loop Streets.
A.
Are single-access streets which do not terminate in a vehicular turn-around,
but instead loop back to intersect with themselves.
B.
Shall be discouraged but may be permitted when no alternatives are
determined to be feasible and preferable by the Borough Council upon
advice of the Borough Planning Commission and Engineer.
C.
When permitted, shall meet the following requirements:
7.
Stub Streets.
A.
Shall be provided in appropriate locations for vehicular access to
abutting undeveloped lands when required by the Borough Council, upon
advice of the Borough Planning Commission and Engineer.
C.
Shall not be provided with a vehicular turnaround.
D.
Shall be constructed to the property line in accordance with the
standards of this chapter applicable to the classification of street
it will be upon extension.
[Ord. No. 342, 1/17/1990, § 408]
1.
The Borough's existing alleys are private streets over which the
Borough has no authority or responsibility. The following standards
apply to new alleys or extensions of existing alleys, and to the use
of existing alleys for proposed subdivisions and land developments.
B.
Use of alleys as the primary access to parking areas is encouraged
in cases where lot widths are less than 40 feet, as a means of avoiding
multiple curb cuts on public streets.
C.
Multifamily dwellings may use alleys for secondary access to parking
areas, but must provide a driveway onto a public street as primary
access.
D.
New alleys or extensions of existing alleys shall comply with the
following requirements:
E.
The above requirements do not imply Borough jurisdiction over an
alley, or any responsibility or obligation on the part of the Borough
to maintain the alley.
[Ord. No. 342, 1/17/1990, § 409]
1.
Clear sight triangles shall be required to be maintained along all
approaches to all street intersections, and all intersections of driveways
with streets, in compliance with the standards of this chapter.
A.
Clear sight triangles shall be measured along street and driveway
center lines, from their point of intersection.
B.
Where differing classifications of streets intersect, the higher
classification of street shall determine the dimensions used.
C.
For driveways, the dimensions used shall be determined by the classification
of street being intersected.
E.
Within the area of clear sight triangles, obstructions to viability
shall not be permitted within the following ranges of height:
(1)
For all streets, between 2 1/2 feet and 12 feet above the
edge of paving.
(2)
Any plant materials placed within clear sight triangles shall
be properly maintained to continually comply with the height restrictions
of this chapter. If not properly maintained, the Borough reserves
the right to trim or remove the plant materials, upon due notice to
the property owner.
(3)
Exceptions may be made by the Borough Council to permit the
following items in a clear sight triangle:
(a)
One private sign or lamp post, provided that the post does not
exceed one foot square or diameter, and that the sign or lamp itself
is above the top height limitation.
(b)
One shade tree, provided that, as the tree matures, its lower
branches will be removed within the restricted height ranges.
(c)
Existing shade trees, provided that the lower branches are removed
within the restricted height ranges, and that the size, number, and
arrangement does not impede adequate visibility. The Borough Council
may require removal of one or more trees as necessary to provide adequate
visibility.
(4)
Grading within a clear sight triangle shall not exceed a 6%
increase measured from the elevation of the edge of paving. Existing
grades in excess of 6% shall be regraded into compliance.
(5)
Where street or driveway grades drop off from an intersection,
the Borough Council may modify these requirements as necessary to
improve visibility at the intersection.
[Ord. No. 342, 1/17/1990, § 410]
1.
Applicants shall submit tentative sketch plans to the Borough Planning
Commission, for their evaluation and advice, in the following circumstances:
A.
When five or more residential lots are proposed to be subdivided
along an existing primary or collector street.
B.
For all nonresidential proposals which require a new driveway or
upgrading of an existing driveway to handle larger volumes of traffic
than that which exists at the time of plan submission.
C.
For all proposals whose driveways would generate 25 or more vehicular
trips per day, based on ITE trip generation standards.
D.
The Borough Planning Commission shall review the proposal in accordance with Part 3 of this chapter.
E.
Following evaluation by the Borough Planning Commission, the applicant
may submit plans to the state or Borough for formal review and, as
appropriate, approval and issuance of permits.
F.
No driveway location, classification, or design shall be considered
finally approved by the Borough unless permits have been granted by
the state and/or Borough and preliminary plan approval has been granted
by the Borough Council for the subdivision and/or land development
which the driveway(s) will serve.
[Ord. No. 342, 1/17/1990, § 411]
1.
Driveway intersections with streets shall be subject to the PennDOT
permit process for state roads, the Borough's permit process for Borough
roads, and the additional requirements of this chapter.
A.
B.
In order to facilitate safe and efficient access between streets
and driveways, the number of driveways permitted to serve individual
parcels of land shall be kept to the minimum needed to adequately
serve the parcel in question.
(1)
Nonresidential properties with frontage of 100 feet or less
may be permitted not more than one driveway intersection with a primary
or collector street.
(2)
Not more than two driveway intersections with the same street
may be permitted for any parcel of land unless anticipated traffic
volumes warrant more than two, and then only when supported by a traffic
study prepared by a qualified engineer.
C.
Driveway intersections serving individual parcels of land may be
prohibited by the Borough Council where such intersections would create
congestion, interference, and/or hazards to traffic flow and safety
by reason of street grades, land forms, vegetation, frequency of driveway
intersections, limited sight distances, and/or high speed traffic
flow. In such cases, the Borough Council may permit reasonable alternative
forms of vehicular access to the parcel of land by means of:
D.
Where driveway intersections are prohibited by the Borough Council
and alternative forms of vehicular access would cause an undue burden
upon an applicant, the Borough Council may permit an alternative interim
access solution in compliance with the following:
F.
Choice of Streets. When streets of different classes are involved,
the driveway shall provide access to the street of lesser classification
unless this requirement is waived by the Borough Council for reasons
of sight distance, incompatibility of traffic, grading, drainage or
other major reasons.
G.
Stopping Areas. Regardless of the driveway classification, all driveways
shall be provided with a stopping area within which the grade shall
not exceed 6%. The stopping areas shall be measured as follows:
(1)
The length of stopping area shall be a minimum of 20 feet, or
the length of the longest vehicles anticipated to use the driveway,
whichever is greater.
(2)
Stopping areas shall be measured from the ultimate right-of-way
line for primary and collector streets, and from the edge of paving
or curbline of local access streets.
[Ord. No. 342, 1/17/1990, § 412; as amended by
Ord. No. 357, 10/16/1991, § 22-413]
1.
Sidewalks, curbs, and storm sewers shall be installed along all proposed
streets, common driveways, and common parking areas except when this
requirement is waived at the discretion of the Borough Council upon
recommendation of the Borough Planning Commission and Engineer. Engineering
design and construction standards shall be those contained in the
Borough's engineering standards.[1]
A.
The Borough Council may modify the sidewalk requirement under one
or more of the following conditions:
(1)
Where proposed residential lot widths will be 125 feet or greater.
(2)
There is clearly no destination to be reached by pedestrians
(e.g., shopping center, bus stop, employment, schools), or none anticipated
in the foreseeable future.
(3)
The sidewalks would not be an extension of an existing network
which provides neighborhood or village circulation.
(4)
An alternative pedestrian circulation concept can be shown to
be more desirable, especially when using open space areas, provided
that appropriate walks are provided between the open space walkways
and the pedestrian origins and destinations.
(5)
The character, density of the area and/or small size of the
proposal preclude the purposeful use of sidewalks.
B.
The Borough Council may modify the curb and/or storm sewer requirement
under one or more of the following conditions:
(1)
The curbs and storm sewer would not be an extension of existing
curbs and storm sewers.
(2)
When an alternative system of protecting the pavement edge,
and collecting and handling stormwater can be shown to be equal or
superior to the use of curbs and storm sewers.
(3)
When topographic conditions and/or low intensity of development
do not require their use.
C.
Regardless of the small size of a land development or subdivision
proposal, sidewalks, curbs and storm sewers shall be required wherever
they fill a gap in an existing network.
D.
If for any reason an interim modification of these requirements is made, a sufficient guarantee shall be posted for the eventual installation of these items, subject to approval by the Borough Council upon recommendation of the Borough Engineer and Solicitor, in accordance with § 22-503 of Part 5 of this chapter.
E.
Sidewalks shall be not less than four feet in width, although the
Borough Council may require additional width in commercial, industrial,
office, or higher density residential areas where higher volumes of
pedestrian traffic are anticipated.
F.
The edge of sidewalks shall be located six inches from the right-of-way
line, toward the street, with the sidewalk extending toward the street.
Where feasible, a grassed strip shall be provided between the streetward
edge of the sidewalk and the curb or edge of pavement.
G.
Sidewalks shall be provided in appropriate locations to provide safe
and efficient pedestrian access between parking areas and buildings.
H.
Additional sidewalks shall be required where deemed necessary by
the Borough Council to provide access to schools, churches, parks,
community facilities, and commercial or employment, centers, and to
provide necessary pedestrian circulation within land development and/or
subdivision where otherwise required sidewalks would not be sufficient
for public safety and convenience. Such additional sidewalks may be
constructed of alternative materials, in compliance with the Borough's
engineering standards.[2]
[2]
Editor's Note: Said standards are included as an attachment
to this chapter.
I.
Sidewalks shall be designed to facilitate access and use by the handicapped,
in compliance with the Borough's engineering standards.
J.
Driveway crossings shall be designed in compliance with the Borough's
engineering standards.
[1]
Editor's Note: Said standards are included as an attachment
to this chapter.
[Ord. No. 342, 1/17/1990; § 413]
1.
Parking and related internal driveways shall be governed by the following
regulations:
A.
General.
(1)
Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 27, Zoning, and the regulations contained herein.
(2)
Angled or perpendicular parking shall not be permitted along
public or private streets, except, where specifically permitted by
this chapter or other ordinances.
(3)
The terms "parking lot," "parking area" and "parking" are interchangeable.
"Parking" includes the driveway which provides direct access to the
parking spaces.
B.
All Parking Lots.
(1)
Parking shall not be permitted along driveways which serve as
the entrance(s) or exit(s) to parking areas with a capacity of 50
cars or more.
(2)
Parking areas shall not be located closer than 20 feet from any tract boundary line, nor less than 15 feet from any ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 22-420, General Planting Requirements.
[Amended at time of adoption of Code (see Ch. AO)]
(3)
Parking areas shall not be located closer than 10 feet from any driveway or any other parking area on the same lot. This spacing shall consist of a raised landscaped area, preferably curbed, with planting in conformance with § 22-420, Subsection 1.C, of this Part.
[Amended at time of adoption of Code (see Ch. AO)]
(4)
No more than 18 parking spaces may be located in an uninterrupted
row. If more than 18 spaces are located in a row, raised or curbed
planting islands, no smaller in size than the area of one parking
space, shall be located at appropriate intervals to provide shade
and visual relief. Islands shall be landscaped in conformance with
Subsection 1.F of this section.
[Amended at time of adoption of Code (see Ch. AO)]
(5)
Dead-ended parking areas shall be discouraged when the required
parking capacity can be accommodated in a layout that permits more
convenient vehicular movements. However, extraneous through-traffic
flow should be avoided.
(a)
Up to 30 parking spaces may also be located in a dead-ended
parking area if there is no feasible alternative, and if sufficient
back-up areas are provided for the end stalls.
(b)
More than 30 parking spaces may be located in a dead-ended parking
area only if a turnaround area is provided at the closed end, suitable
for passenger car turning. The turnaround area may be circular, "T"
or "Y" shaped, or other configuration acceptable to the Borough Council.
C.
Residential Parking Lots.
(1)
Parallel rows of parking spaces, which are not separated by
a driveway, shall be separated by a raised and/or curbed planting
strip, a minimum of 10 feet wide, landscaped in accordance with Subsection
1F.
(2)
A single row of parking spaces located parallel to and between
two driveways, shall be separated from one of the driveways by a raised
and/or curbed planting strip, a minimum of five feet wide, landscaped
in accordance with this Subsection 1.F.
(3)
Parking lots shall be divided into sections of not more than
20 cars each, with the sections separated by raised and/or curbed
planting strips, a minimum of 10 feet wide, landscaped in accordance
with Subsection 1.F.
(4)
The entire parking lot perimeter shall be landscaped in compliance
with Subsection 1.F.
D.
Nonresidential Parking Lots.
(1)
Parking lots with a capacity of from 10 to 30 cars shall require
a raised and/or curbed planting strip, a minimum of 10 feet wide,
landscaped in accordance with Subsection 1.F, around the entire perimeter.
(2)
Parking lots with a capacity of from 31 to 100 cars shall require
a perimeter planting strip as in Subsection 1.D(1) above, and within
the perimeter of the lot, an additional planted area equal to 10%
of the parking lot area, in the form of islands or strips, landscaped
in accordance with Subsection 1.F. Minimum dimensions of any area
used as part of the 10% shall equal the dimensions of one parking
space, however, larger areas are encouraged.
(3)
Parking lots for more than 100 cars shall require a perimeter
planting strip as in Subsection 1.D(1) above, and shall be divided
into sections by raised and/or curbed planting strips, a minimum of
10 feet wide, landscaped in accordance with Subsection 1.F.
(a)
These planting strips shall be located parallel to the rows
of parking, to serve the following purposes:
1)
To separate main access (entrance-exit) driveways from rows
of parking spaces.
2)
To separate other major driveways from rows of parking spaces
(service drives, general internal circulation).
3)
To separate large parking areas into smaller units at intervals
of not more than four rows of parking stalls with each unit capacity
not greater than 100 cars.
4)
To provide shade for parked cars and improve the appearance
of large parking areas.
5)
To reduce random vehicular flow across parking areas.
6)
To permit a high level of visibility for those uses (stores,
offices) for which visibility is an important factor.
7)
Refer to Figure 22-1 for an illustration of appropriate locations
and use of those planting strips.
(b)
Planting islands shall be placed at the ends of rows of parking.
Islands shall be raised and/or curbed and shall be landscaped in accordance
with Subsection 1.F.
1)
End islands shall be equal in size to one parking space for
each row of spaces.
2)
The first parking space abutting the end of each island shall
be reserved and marked for handicapped parking, at the end of the
row closest to the building. Ramps shall be provided at convenient
intervals for access between parking surface and sidewalks.
E.
Parking Space and Lot Dimensions. Parking spaces shall be a minimum
of nine feet by 18 feet, except that where, vehicles may overhang
a planting strip, a two-foot widening of the planting strip shall
permit a two-foot reduction of parking space length to 16 feet. Parking
lot dimensions shall be as shown Figure 22-2 of this Part.
F.
Parking Lot Planting. All proposals with parking lots containing
10 or more parking spaces shall provide planting in compliance with
the following standards, wherever required by this chapter.
(1)
The primary plant materials used shall be shade trees selected from the lists in § 22-421, Subsection 1.A and B, of this Part, planted at a ratio of one tree for every 10 parking spaces or fractions thereof. Each parking lot island shall contain at least one shade tree.
(2)
Additional planting is encouraged, to include a variety of ornamental trees, shrubs, and ground covers selected from the lists in § 22-421, Subsection 1.C, of this Part.
(3)
Limited planting shall be used in the following areas, in order
to maintain clear sight triangles:
(a)
On islands at the ends of rows of parking spaces, limited planting
shall be employed.
(b)
At the ends of planting strips at driveway intersections, limited
planting shall be used for the end 35 feet.
(c)
At the ends of planting strips between rows of parking spaces,
limited planting shall be used for the end 20 feet.
(e)
Refer to Figure 22-1 for a graphic illustration of these limitations.
[Ord. No. 342, 1/17/1990, § 414]
1.
The following requirements apply to driveways within sites proposed for nonresidential land development as well as other sites proposed for development which will provide parking capacity for 50 or more cars. Driveways within residential subdivisions and land developments shall be governed by the provisions of Chapter 27, Zoning.
A.
A smooth transition shall be provided between the driveway section
required for access to a public street and the driveway(s), required
for internal site circulation.
B.
Main access driveways (entrance-exit), and service driveways handling
large trucks shall be a minimum paved width of 30 feet, with one lane
in each direction.
C.
Access driveways for cars and other small vehicles which are clearly
secondary in importance shall be a minimum paved width of 26 feet
at intersections with public streets, and may be reduced to 22 feet
at a distance of no less than 50 feet from the intersection.
D.
Storefront driveways in shopping centers shall be a minimum paved
width of 35 feet, to allow one lane in each direction and a drop-off/pick-up
lane along the sidewalks.
E.
Driveways along other nonresidential buildings shall be a minimum
paved width of 26 feet; except where a drop-off/pick-up lane is proposed,
the width shall be 35 feet.
F.
All other parking lot aisles and internal driveways shall be a minimum
paved width of 22 feet with two-way traffic flow for convenience and
efficiency.
H.
Wherever feasible, internal circulation driveways shall extend from
access drives in locations which permit and encourage entering traffic
to turn and enter the parking aisles without first traveling along
a building-front driveway. This feature is intended to reduce the
volume of vehicular traffic along building-front driveways to make
it safer for pedestrian traffic. Refer to Figure 22-1 for an illustration
of this concept.
[Ord. No. 342, 1/17/1990, § 415; as amended by
Ord. No. 357, 10/16/1991, § 22-416; and by Ord. No. 501,
8/15/2012]
1.
The regulations contained herein shall apply in those areas identified as flood-prone in Chapter 27, Zoning. The Flood Boundary and Floodway Map, shall be available in the Borough office for inspection. In regard to the adopted Floodplain Conservation District, the regulations contained herein shall apply to those areas defined and established as floodplain and not in conflict with the information provided in the Flood Insurance Study.
A.
The regulations contained herein are intended to conform to the requirements
of the National Flood Insurance Program, P.L. 93-234 and the Pennsylvania
Floodplain Management Act, 32 P.S. § 679.101 et seq., and
as either is amended. Furthermore, it is the purpose of these regulations
to:
(1)
Regulate the subdivision and development of floodplain areas
in order to promote the general health, welfare, and safety of the
community.
(2)
Require that each subdivision lot or development site in floodplain
areas be provided with a safe building site with adequate access,
and that public facilities which serve such sites be designed and
installed to preclude flood damage at the time of initial construction.
(3)
Protect individuals from buying lands which are unsuitable for
use because of flood hazards by prohibiting the subdivision and development
of unprotected floodplain areas.
(4)
Maintain the certification of the Borough and the eligibility
of the property owners in the Borough for the benefits of the National
Flood Insurance Program, P.L. 93-234.
B.
Prospective developers shall consult with the Zoning Officer to make
a determination as to whether or not the proposed subdivision or land
development is located within an identified floodplain.
C.
Where not prohibited by this chapter or any other code or ordinance,
land located in floodplain areas, may be subdivided or developed in
accordance with this chapter and any other code or ordinance regulating
such development.
D.
The finished elevation of proposed streets within floodplain areas
shall be a minimum of two feet above the base flood elevation. Drainage
openings shall be sufficient to discharge flood flows without increasing
flood heights onto lands of other property owners.
E.
Storm drainage facilities shall be designed to convey the one-hundred-year
flow without risk to persons or property. The drainage system shall
ensure drainage at all points along streets, and ensure conveyance
of drainage away from buildings.
F.
The Borough Council may require in a floodplain an underground system
to accommodate a one-hundred-year flood and a secondary surface system
to accommodate larger, less frequent floods. Drainage plans shall
be consistent with local and regional drainage plans. The facilities
shall be designed to prevent the discharge of increased runoff onto
adjacent properties.
G.
All new or replacement sanitary sewer systems, whether public or
private, located in floodplain areas shall be floodproofed, and all
appurtenances thereto (including, but not limited to, pumping stations)
shall be floodproofed up to a point 1 1/2 feet above the base
flood elevation.
H.
All new or replacement water systems, whether public or private,
in floodplain areas, shall be floodproofed up to a point 1 1/2
feet above the base flood elevation.
I.
All other new or replacement public or private utilities and facilities
in floodplain areas shall be elevated or floodproofed to a point 1 1/2
feet above the base flood elevation.
J.
Modifications. Guidelines for relaxation from the requirements set
forth in this section are as follows:
(1)
A modification shall not be issued within any designated regulatory
floodway if any increase in flood level during the floodway discharge
would result.
(2)
A modification shall only be issued if there is:
(a)
A determination that failure to relax the requirements would
result in exceptional hardship to the applicant.
(b)
A determination that the relaxing of a requirement will not
result in increased flood heights, additional threats to public safety,
extraordinary public expense, create nuisances, cause fraud on or
victimization of the public, or conflict with existing local laws
or ordinances.
(c)
A determination that relaxing of a requirement will not result
in any adverse impact on adjacent landowners either upstream or downstream.
(3)
A modification shall only be issued upon a determination that
the modification is the minimum necessary, considering the flood hazard,
to afford relief.
K.
Where the subdivision or land development lies partially or completely
in a floodplain, or where the subdivision or land development borders
on a floodplain, the plan shall include detailed information identifying
the following:
(1)
Location and elevation of existing and proposed streets, water
supply and sanitary facilities, and any other permitted improvements,
soil types, and proposed floodproofing measures.
[Ord. No. 342, 1/17/1990, § 416]
1.
The length, width, and shape of blocks shall be guided by the following:
[Ord. No. 342, 1/17/1990, § 417]
2.
Deep, narrow lots are to be avoided, except that lots for attached
dwelling units may receive special consideration.
3.
Wide, shallow lots are to be avoided.
4.
Every lot shall contain a building envelope suitable for the type(s)
of development proposed.
5.
Every lot shall have frontage along the right-of-way of a public
street.
6.
Lot lines shall be drawn parallel, concentric, at right angles, or
radial to the right-of-way line whenever possible and not otherwise
justifiable by existing, permanent, natural or man-made features.
[Ord. No. 342, 1/17/1990, § 418; as amended by
Ord. No. 501, 8/15/2012]
1.
No proposal will be approved with a property line extending through any portion of an existing building, except where that property line follows a party wall separating semidetached or, attached units, in accordance with Chapter 27, Zoning.
2.
When Existing Buildings Are Retained.
A.
Minimum building setbacks shall be, met or exceeded, in respect to
all new lot lines created, for the district in which the buildings
are located, even if this results in a lot area or dimensions in excess
of the otherwise applicable minimums.
B.
Building setbacks in excess of the applicable minimums are encouraged,
in respect to all new lot lines created, when the height and/or bulk
of the existing building significantly exceeds that of proposed, abutting
development. For tall buildings, a setback equal to the height of
the building is suggested as a minimum. For proportionally wide or
deep buildings, a setback equal to 1/2 of the width or depth of the
building is suggested as a minimum.
C.
Run-down buildings shall be rehabilitated on the exterior to conform
in quality with surrounding new development.
E.
Additions to retained buildings shall conform in all respects to the requirements of Chapter 27, Zoning, applicable to the district in which the building is located, and shall be in harmony with the character, design, building materials, and other architectural features of the building.
F.
Historical or culturally significant buildings shall retain their
respective characters, to the greatest extent practical.
G.
New buildings abutting the retained building should reflect the character
and architectural features of the retained building to the greatest
extent practical.
H.
In nonresidential districts retained buildings shall be provided with adequate parking, service, and landscaped areas in accordance with Chapter 27, Zoning, for the intended use. If the applicant cannot specify the intended use, then the most land consumptive provisions shall be applied to ensure sufficient land area for uses permitted in that district.
I.
The building setback lines, existing and proposed buildings, driveways,
parking areas, walks and other similar information shall be shown
on the plan, with a note added describing the buildings, and their
intended purposes.
J.
No plan approval will be granted to a subdivision or a land development
unless and until the above requirements are complied with to the satisfaction
of the Borough Council upon recommendation of the Borough Planning
Commission and Engineer.
3.
When Existing Buildings Will Be Removed.
A.
The plan must show the location and include a brief description of
the building(s) to be removed.
B.
Plan approval will be granted upon written agreement to the expeditious removal of buildings intended for removal, in conformance with applicable Borough requirements and procedures regarding demolition of buildings and disposition of the reusable parts and/or disposal of the rubble. If the building will not be removed immediately, a financial guarantee must be posted for its removal, in compliance with § 22-503 of this chapter.
[Ord. No. 342, 1/17/1990, § 419; as amended by
Ord. No. 357, 10/16/1991, § 22-420]
1.
All subdivisions and land developments shall be required to install,
maintain, and guarantee plant materials as required herein for the
visual and other environmental benefits these plants will provide,
as well as for the specific benefits of buffering or screening, or
otherwise dividing spaces.
A.
Preservation of existing desirable woodland, trees and/or shrubs
may be counted in lieu of the requirements herein. Upon review of
sufficient evidence provided by the applicant, in compliance with
the following. Borough Council may modify a part or all of these planting
requirements:
(1)
Vegetation to be retained shall be identified in the field and
shown on the preliminary plan for the development.
(2)
The applicant must guarantee that vegetation to be retained
will be physically protected throughout the construction process.
A temporary physical barrier such as a snow fence shall be erected
a minimum of one foot from the dripline on all sides of stands of
vegetation or individual trees prior to major clearing or construction,
and shall remain until construction is complete. No topsoil or construction
materials may be stockpiled within the protected area. Methods of
protecting vegetation shall be noted on the preliminary plan.
B.
Street Trees. All proposals shall provide street trees selected from the lists of shade trees in § 22-421, Subsection 1.A and B, of this Part, in compliance with the following:
(1)
Where street trees exist along the street on abutting properties,
new street trees shall be planted in line with the existing ones;
compatible species are encouraged.
(2)
Where few or no street trees exist along the street, new street
trees shall be located a minimum of five feet from the sidewalk, toward
the proposed development. Applicants are encouraged to use a variety
of trees to protect against insects, disease or physical damage in
any one species, as well as for visual interest.
C.
Buffer and Screen Planting. Along property lines separating the applicant's
proposal from lands owned by others, buffer planting shall be provided
in compliance with the following:
(1)
Where development on both sides of the property line is or will
be of essentially the same type and intensity, no additional buffer
planting is required.
(2)
Where development on both sides of the property line is or will be of essentially the same type, but of significantly different intensities, the buffer area shall be planted with shade trees selected from the lists in Subsection 1.A and B of this section, planted at a ratio of at least two trees for each 100 feet of property line or fraction thereof. Minimum spacings listed in § 22-421, Subsection 1.A and B, need not be adhered to; naturalistic clusters of trees are encouraged. Additional planting from the lists in § 22-421, Subsection 1.C, of this Part is encouraged.
(3)
Where the applicant's proposal is nonresidential, and the abutting
properties are residential, buffer planting shall be as follows:
(a)
Shade trees from the lists in § 22-421, Subsection 1.A and B, of this Part, at a ratio of at least two trees for each 100 feet of property line or fraction thereof.
(b)
Screen planting sufficient to substantially obscure the least desirable views from the residential property onto the applicant's property. Screening plants shall be chosen from the list in § 22-421, Subsection 1.C(1), of this Part.
1)
Suggested minimum screen planting in a double row of evergreen
trees, six feet in height, planted 10 feet on center, with each row
offset five feet to achieve a more complete screening effect.
2)
Additional planting and the use of earthen mounding is encouraged
to provide a more varied and complete screening effect wherever possible.
3)
Where sufficient width for a buffer strip as described in subclause
1) or 2) above is not available, a row of evergreen or deciduous hedging
shrubs may be substituted at a ratio of one shrub per four feet.
D.
Landscaping Installation and Maintenance Criteria.
(1)
Street trees when planted shall be a minimum of 2 1/2 inches
in caliper and shall have a minimum clearance under the lowest branch
of seven feet, where branches overhang sidewalks, driveways, or parking
areas. Evergreen trees when planted shall be a minimum of four feet
in height.
(2)
A 100% performance bond shall be posted to ensure replacement
of landscape material that is removed, destroyed, damaged, or in ill-health
within 15 months of installation.
(3)
All landscape materials shall be installed to ensure the availability
of sufficient soil, water, and drainage to sustain healthy growth.
No impervious material which impedes the passage of air, water or
other nutrients shall be permitted within the dripline of trees or
shrubs at maturity.
(4)
Plant material shall not at maturity obstruct the necessary
visibility of traffic control signs or signals, or obstruct visibility
at street intersections or driveway entrances or within parking lots.
[Ord. No. 342, 1/17/1990, § 420]
1.
The lists in this section shall be used for all planting required
by this chapter. Alternative plant materials may be used only with
the approval of Borough Council, after sufficient evidence is submitted
regarding their suitability for their purposes and locations.
A.
Large Shade Trees.
|
Genus, Species, Cultivar
|
Common Name
|
Minimum* Spacing
| |
|---|---|---|---|
|
(1)
|
Acer rubrum, cv Armstrong
|
Armstrong Red Maple
|
30 feet
|
|
(2)
|
Carpinus betulus
|
European Hornbeam
|
25 feet
|
|
(3)
|
Celtis occidentalis
|
Hackberry
|
20 feet
|
|
(4)
|
Fraxinus americana cv Autumn Purple or Rosewood
|
White Ash
|
30 feet
|
|
(5)
|
Fraxinus pennsylvanica cv Marshall's Seedless or Summit
|
Green Ash
|
30 feet
|
|
(6)
|
Ginkgo bilboa cv Autumn Gold or Sentry (male only)
|
Ginkgo
|
25 feet
|
|
(7)
|
Gleditsia triacanthos var, ubernus
|
Thornless Honeylocust
|
25 feet
|
|
(8)
|
Platanus acerifolia cv Bloodgood
|
Bloodgood London Planetree
|
30 feet
|
|
(9)
|
Ulmus parvifolia
|
Chinese Elm
|
30 feet
|
|
(10)
|
Zelkova serrata
|
Japanese Zelkova
|
30 feet
|
|
(11)
|
Quercus species scarlet, Shingle; Burr; Red; Crownright Pin
|
Various Oaks
|
30 feet
|
|
*
|
Minimum spacings apply only to street tree plantings, not to
trees within buffers or parking lots.
|
B.
Smaller Shade Trees.
|
Genus, Species, Cultivar
|
Common Name
|
Minimum* Spacing
| |
|---|---|---|---|
|
(1)
|
Acer buergerianum
|
Trident Maple
|
25 feet
|
|
(2)
|
Acer campestre
|
Hedge Maple
|
20 feet
|
|
(3)
|
Amelanchier canadensis
|
Shadblow Serviceberry**
|
15 feet
|
|
(4)
|
Crataegus phaenopyrum
|
Washington Hawthorn**
|
15 feet
|
|
(5)
|
Crataegus cv Toba
|
Toba Hawthorn**
|
15 feet
|
|
(6)
|
Pyrus calleryana
|
Callery Pear**
|
25 feet
|
|
*
|
Minimum spacings apply only to street tree plantings, not to
trees within buffers or parking lots.
|
|
**
|
Flowering trees
|
C.
Plants for Additional Planting in and Around Parking Areas. These plants are intended for use as specified in § 22-419, Subsection 1.C(3), of this Part.
(1)
Flowering Trees.
|
Genus, Species
|
Common Name
| |
|---|---|---|
|
(a)
|
Cornus Mas
|
Corneliancherry Dogwood
|
|
(b)
|
Koelreuteria Paniculata
|
Goldernraintree
|
|
(c)
|
Magnoilia Virgininan
|
Sweetbay Magnolia
|
|
(d)
|
Sorbus Aalnifolia
|
Korean Mountainash
|
|
(e)
|
Syringa Reticulata
|
Japanese Tree Lilac
|
|
(f)
|
Malus Species
|
Flowering Crab Apples
|
(3)
Screening Plants.
(a)
Large Trees.
|
Genus, Species
|
Common Name
| |
|---|---|---|
|
1)
|
Juniperus virginiana
|
Eastern Red Cedar
|
|
2)
|
Quercus robur cv Fasigiata
|
English Oak
|
(b)
Flowering Small Trees.
|
Genus, Species
|
Common Name
| |
|---|---|---|
|
1)
|
Crataegus phaenopyrum
|
Washington Hawthorn
|
|
2)
|
Crataegus cv Toba
|
Toba Hawthorn
|
|
3)
|
Pyrus calleryana cv Chanticleer
|
Callery Pear
|
(c)
Evergreen Trees.
|
Genus, Species
|
Common Name
| |
|---|---|---|
|
1)
|
Pinus thunbergii
|
Japanese Black Pine
|
|
2)
|
Pinus strobus
|
Eastern White Pine
|
|
3)
|
Pinus sylvestris
|
Scotch Pine
|
|
4)
|
Thuja occidentalis
|
American Arborvitae
|
|
5)
|
Tsuga canadensis
|
Canada Hemlock
|
|
6)
|
Tsuga caroliniana
|
Carolina Hemlock
|
(d)
Hedge Plants.
|
Genus, Species
|
Common Name
| |
|---|---|---|
|
1)
|
Ligustrum japonicum
|
Japanese Privet
|
|
2)
|
Ligustrum vulgare
|
Common Privet
|
|
3)
|
Berberis thunbergii
|
Japanese Barberry
|
|
4)
|
Taxus cuspidata
|
Japanese Yew
|
|
5)
|
Cornus racemosa
|
Gray Dogwood
|
D.
Purposes. The plant materials in this section were selected for the
following purposes:
(1)
Subsection 1.A, B, C(1) and (2), for their abilities to tolerate
poor soils, salt runoff, air pollution and other adverse environmental
factors, especially within and around parking lots, streets and buildings,
as well as for their shade providing qualities, low maintenance characteristics
and/or other desirable ornamental characteristics.
(2)
Subsection 1.C(3) and (4), for their low growing or screening
characteristics as well as hardiness under adverse urbanized environmental
conditions.
(3)
Where more favorable planting environments can be obtained,
alternative plant materials should be considered, which may be more
suitable and attractive in those areas.
[Ord. No. 342, 1/17/1990, § 421; as amended by
Ord. No. 374, 11/17/1993, § 5; and by Ord. No. 501, 8/15/2012]
1.
The design of subdivisions and land developments should be done in
a manner which would preserve desirable natural and/or historic features
of a site wherever reasonably possible. Included in such features
would be the following:
A.
Scenic areas or views.
B.
Historic structures or sites.
C.
Trees six inches or more in caliper at chest height.
D.
Woodlands, tree masses, hedgerows or other significant plant materials.
E.
Wetlands, as defined and regulated by the U.S. Army Corps of Engineers
and the Pennsylvania Department of Environmental Protection.
F.
Retention of Existing Watercourses and Natural Drainage Features.
(1)
Whenever a watercourse, stream or intermittent stream is located
within a development site, it shall remain open in its natural state
and location and shall not be piped.
(2)
The existing points of natural drainage discharge onto adjacent
property shall not be altered.
(3)
No stormwater runoff of natural drainage shall be so diverted
as to overload existing drainage systems (including existing stormwater
management facilities) or create flooding.
(4)
The Borough Council may require a developer to provide a permanent
easement along any watercourse located within or along the boundary
of any property being subdivided or developed. The purpose of any
such easement shall be for the maintenance of the channel of any watercourse.
The required width of any such easement shall be determined by the
Borough Engineer, U.S. Army Corps of Engineers, Pennsylvania Department
of Environmental Protection or other public agency having jurisdiction
but, in no case, shall such easement be less than 20 feet in width.
The developer will retain the easement until such time as one of the
following is accomplished:
(a)
The easement is offered for dedication by the developer and
accepted by the Borough.
(b)
If an easement acceptable to the Borough is established, the
maintenance shall then be the responsibility of the individual lot
owners over whose property the easement passes. For land developments,
the maintenance shall then be the responsibility of the owner.
(c)
A homeowners association or other approved legal entity, approved
by the Borough, assumes responsibility for the maintenance of the
development, including the retention of the watercourse easement.
[Ord. No. 342, 1/17/1990, § 422]
1.
No topsoil shall be permanently removed from the site, except as
follows. Topsoil must be removed from the areas of construction and
stored separately:
A.
During actual construction, the topsoil which covers an area to be
occupied by permanent structures, impervious materials or water bodies
may be considered excess, and may be removed by the owner.
B.
During regrading operations, excess topsoil which remains after restricting
proper topsoil cover to regrading areas of the site may be removed
by the owner.
C.
All areas of the site shall be stabilized by seeding or planting
on slopes of less than 10% and shall be stabilized by sodding on slopes
10% or more and planted in ground cover on slopes 20% or more.
[Ord. No. 342, 1/17/1990, § 423]
[Ord. No. 342, 1/17/1990, § 424]
Applicants are encouraged to provide open space for parks, playgrounds,
recreational facilities and other community spaces. In commercial
areas, space for walkways, malls, sitting areas or other community
spaces are encouraged. Preservation of existing natural amenities
as part of these spaces should be considered by the applicant.
[Ord. No. 342, 1/17/1990, § 425]
Except where individual, private on-site wells are used, the
applicant shall present evidence that water will be supplied by a
certified public utility or municipal corporation, authority or utility.
[Ord. No. 342, 1/17/1990, § 426]
The applicant shall present evidence that sewer service will
be supplied by a certified public utility or municipal corporation,
authority or utility.
[Ord. No. 342, 1/17/1990, § 427; as amended by
Ord. No. 501, 8/15/2012]
1.
The items listed below shall be designed, constructed, developed,
installed, inspected and/or maintained in compliance with the Borough's
Engineering and Construction Standards, which standards are incorporated
by reference as part of this chapter. The Borough's Engineering and
Construction Standards shall be as established, amended or repealed,
from time to time, by resolution of Borough Council.
A.
Street, driveway and parking area paving.
B.
Radii of pavement and right-of-way at intersections.
C.
Driveways and parking areas on a lot serving a single dwelling unit.
D.
Construction inspection.
E.
Sidewalks and curbs.
F.
Stormwater runoff and other drainage facilities.
G.
Utility locations, easements and rights-of-way.
H.
Sanitary sewers.
I.
Water supply.
J.
Erosion and sediment control.
K.
Bridges and culverts.
L.
Survey monuments.
M.
All other items related to subdivision and/or land development which
it is reasonable and prudent to include.
[Ord. No. 342, 1/17/1990; as added by Ord. No. 374, 11/17/1993,
§ 6]
1.
Developers shall construct and/or install stormwater management facilities,
on- and/or off-site, as necessary to:
A.
Prevent erosion damage and to satisfactorily carry off, detain, or
retain and control the rate of release of stormwater.
B.
Manage the anticipated peak discharge from the property being subdivided
or developed including existing runoff being contributed from all
land at a higher elevation in the same watershed.
C.
Convey stormwater along or through the property to a natural outfall.
If a developer concentrates dispersed stormwater flow or redirects
stormwater flow to exist at another location on the property, the
developer is responsible for constructing an adequate channel on the
adjacent property and on all downstream properties until a natural
outfall is reached. A natural outfall shall have sufficient capacity
to receive stormwater without deterioration of the facility and without
adversely affecting property in the watershed. This natural outfall
may be a river, creek or other drainage facility so designated by
the Borough for the proposed system.
[Ord. No. 342, 1/17/1990; as added by Ord. No. 374, 11/17/1993,
§ 7]
Increased stormwater runoff shall be controlled by permanent stormwater runoff control measures that will provide the required standards and criteria of § 22-429. The methods of stormwater control or best management practices (BMPs) which may be used to meet the required standards and criteria are described in Section III, Volume II, of the Neshaminy Creek Watershed Stormwater Management Plan, as from time to time amended.
[Ord. No. 342, 1/17/1990; as added by Ord. No. 374, 11/17/1993,
§ 8]
Post-development runoff volume generated from the one-year,
twenty-four-hour design storm must be controlled so that it is released
over a minimum of 24 hours.
[Ord. No. 342, 1/17/1990; as added by Ord. No. 374, 11/17/1993,
§ 9; and by Ord. No. 501, 8/15/2012]
1.
Whenever the vegetation and topography are to be disturbed, such
activity must be in conformance with Chapter 102, Title 25, Rules
and Regulations, Part I, Commonwealth of Pennsylvania, Department
of Environmental Protection, Subpart C, Protection of Natural Resources,
Article II, Water Resources, Chapter 102, Conservation, and Montgomery
County Conservation District policies and the standards and specifications
of the Borough.
2.
Additional erosion and sedimentation control design standards and
criteria that must be applied where infiltration BMPs are proposed
include the following:
A.
Areas proposed for infiltration BMPs shall be protected from sedimentation
and compaction during the construction phase, so as to maintain their
maximum infiltration capacity.
B.
Infiltration BMPs shall not be constructed nor receive runoff until
the entire contributory drainage area to the infiltration BMP has
received final stabilization. Exceptions to this requirement are infiltration
basin designed to accept construction phase sediment. Design criteria
for such basins are found in Section III, Volume II of the Neshaminy
Creek Watershed Stormwater Management Plan, as from time to time amended.
C.
Sediment traps per design criteria presented in the Pennsylvania
Bureau of Soil and Water Conservation's Erosion and Sediment Pollution
Control Program Manual are required to be used in lieu of sediment
basins.
D.
Detailed construction schedules shall be included in all erosion
and sedimentation plans and stormwater management plans reviewed by
the Montgomery County Conservation District.
[Ord. No. 342, 1/17/1990; as added by Ord. No. 477, 10/21/2009,
§ II]
1.
Purpose and Application. In areas within the Riparian Corridor Conservation District as defined in Part 23 of the Hatfield Borough Zoning Ordinance (Chapter 27), the edge of water features and stream corridors should be in forest cover to further the ecological and environmental benefits, as stated in the Riparian Corridor Conservation Overlay District (RCC). To promote reestablishment of forest cover and woodland habitat, new tree plantings shall be implemented in Zone 1 wherever existing trees do not meet the minimum tree planting requirements.
2.
Planting Requirements.
A.
New trees shall be planted at a minimum rate of 15 feet on center
or one tree per 225 feet in staggered rows or an equivalent informal
arrangement within the area defined as Zone 1 by the RCC.
B.
New trees shall be a variety of sizes ranging from a minimum four-foot
to five-foot branched whip to an approximate 1 1/2 inches balled
and burlapped planting stock.
C.
New tree plantings shall be composed of native tree species.
D.
Tree plantings shall be located along the stream bank to provide
shade for the stream, soil erosion control, and stormwater benefits,
according to accepted stream bank restoration practices.
E.
Existing trees within Zone 1 shall be preserved and retained. Existing
tree cover should be surveyed and inventoried to assess the need for
any new plantings. Existing tree species that are generally noxious
or invasive may be removed where conditions warrant.
