The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments as prescribed in § 110-102 of this chapter.
B.
Municipal approvals required prior to plan submission. Whenever the
East Petersburg Borough Zoning Ordinance provides that the use proposed
by the applicant for subdivision or land development approval shall
constitute a use by special exception or conditional use, the applicant
shall obtain such special exception or conditional use approval from
the East Petersburg Borough governing body or Zoning Hearing Board,
as applicable, prior to the submission of the preliminary plan. The
plan shall be designed and developed in accordance with any conditions
which have been imposed upon the granting of such special exception
or conditional use by the municipal governing body or Zoning Hearing
Board, as applicable.
C.
Variances required prior to plan submission. Whenever the plan indicates
that a variance from the applicable zoning ordinance shall be required,
the applicant shall obtain such variance from the East Petersburg
Borough Zoning Hearing Board prior to the submission of the preliminary
plan. The plan shall be designed and developed in accordance with
any conditions which have been imposed upon the granting of such variance
by the Zoning Hearing Board.
A.
General arrangement. The following criteria shall be considered in
the design of streets in all subdivision and land development plans:
(1)
The arrangement of streets shall conform to the circulation
plan of the county and municipal comprehensive plans, to official
maps, and to such county, municipal and state road and highway plans
as have been duly adopted.
(2)
For streets not shown on the circulation plan or official map,
the arrangement shall provide for the appropriate extension of existing
streets and shall conform as closely as possible to the original topography.
(3)
Residential local streets shall be arranged so as to minimize
through traffic and discourage excessive speeds.
(4)
Streets shall be designed with drainage grates that are safe
for crossing by bicycles or horse-drawn vehicles.
(5)
Adequate vehicular and pedestrian access shall be provided to
all lots.
(6)
Curvilinear streets and culs-de-sac should be utilized only
where their use will be consistent with adjoining development patterns,
topography, and natural features of the site. Culs-de-sac shall not
be used where it is possible to provide loop streets that provide
better access for emergency vehicles, fewer restrictions for snow
removal, and improved pedestrian access. Curvilinear streets shall
not be used immediately adjacent to an existing grid street system
without providing a transition that continues and protects the historic
grid. New project street systems, platted adjacent to an existing
borough or village, shall not be merely looped back on local access
streets within the borough or village but shall connect with or be
designed to connect with, in the future, streets of a higher class
(see Appendix 2). Consideration shall be given to the dispersal of
traffic from commercial and employment centers and to the ultimate
functioning of the street system.
(7)
Streets shall be laid out to provide convenient and safe access
to the property. Where appropriate, the Council may require additional
cartway improvements and/or right-of-way width along existing street
frontages to accommodate the anticipated traffic increases and to
facilitate vehicular turning movements to and from individual lots.
(8)
Where a development abuts an existing or proposed arterial street,
East Petersburg Borough may require the use of marginal access streets,
reverse frontage lots, or other such treatment that will provide protection
for abutting properties, reduce the number of intersections with the
arterial street, and separate the local and through traffic.
B.
Street hierarchy.
(1)
Streets shall be classified in a street hierarchy system with
design tailored to function and average daily traffic (ADT).
(2)
The street hierarchy system shall be defined by road function
and ADT, calculated by trip generation rates prepared by the Institute
of Transportation Engineers (ITE) as indicated in Appendix 1 or as
listed in the latest edition of the ITE Trip Generation Manual. Trip
generation rates from other sources may be used if the applicant demonstrates
that these sources better reflect local conditions.
(3)
Each street shall be classified and designed for its entire
length to meet the standards for one of the street types defined in
Appendix 2.
(4)
The applicant shall demonstrate to East Petersburg Borough's
satisfaction that the distribution of traffic to the proposed street
system will not exceed the ADT thresholds indicated in Appendix 2
for any proposed street type for a design period of 10 years from
the proposed date of completion of the road.
(5)
Private streets. Private streets shall meet the design standards
of these regulations for local access streets. All subdivision streets
may be dedicated to the public unless design objectives of the development
warrant private ownership. Approval of a subdivision involving a private
street shall be solely at the discretion of East Petersburg Borough.
Applications which propose a private street shall be accompanied by
an agreement which shall be recorded with the Lancaster County Recorder
of Deeds as part of the final plan. This agreement shall establish
the conditions under which the street will be constructed and maintained,
as well as conditions controlling an offer of dedication, and shall
stipulate:
(a)
That the street shall be constructed and maintained to conform
to the specifications of this chapter.
(b)
That the owners of the abutting lots will include, with any
future offer for dedication, sufficient monies, as estimated by the
municipality, to restore the street to conformance with municipal
standards.
(c)
That an offer for dedication of the street shall be made only
for the street as a whole.
(d)
The method of assessing maintenance and repair cost.
(e)
That an agreement by the owners of 51% of the front footage
thereon shall be binding on the owners of the remaining lots.
(6)
Arterial street design. The design standards for arterial streets
shall be as specified by the Pennsylvania Department of Transportation
for state roads and by East Petersburg Borough road ordinances for
municipal roads classified as arterial streets under the Federal Aid
System. An arterial street is a street which provides for intercommunity
travel. Applications which propose developments or subdivisions along
arterial streets must include citations to appropriate current road
specifications and standards or include notice of improvement and
access approval from the appropriate agency.
C.
Determination of required right-of-way and cartway width for local
and collector streets.
(1)
Right-of-way and cartway width for each local and collector
street classification shall be determined by the proposed use, projected
ADT and the intensity of development of each street.
(2)
Parking and shoulder requirements shall also be based on intensity
of development. Intensity of development shall be determined by lot
frontage and ADT as follows:
|
Table I
Intensity of Development
| ||||
|---|---|---|---|---|
|
Average Daily Traffic
| ||||
|
Lot Frontage
(feet)
|
Less than 400
|
400 to 1,000
|
Greater than 1,000
| |
|
Less than 149
|
Low
|
Medium
|
High
| |
|
150 or more
|
Low
|
Low
|
Medium
| |
(3)
Right-of-way and cartway widths for each street classification
are as shown in Appendix 3. Each street shall be designed for its
entire length, to meet the design requirements of the most intense
use, with all nonresidential uses designed to commercial/industrial
street standards. All plans shall be designed to provide for the entire
required right-of-way and cartway.
(4)
The right-of-way shall be measured from lot line to lot line
and shall be sufficiently wide to contain the cartway, curbs, shoulders,
sidewalks, graded areas, utilities and shade trees.
(5)
The right-of-way width of a new street that is a continuation
of an existing street shall in no case be continued at a width less
than the existing street. Where the right-of-way width of the new
street is greater than the existing street, a transition area shall
be provided, the design of which is subject to East Petersburg Borough
approval.
(6)
The right-of-way shall reflect future development as indicated
by the duly adopted East Petersburg Borough Comprehensive Plan or
Official Map.
D.
Shoulders.
(1)
East Petersburg Borough shall require construction of shoulders
and drainage swales where curbs are not required.
(2)
Shoulder requirements shall vary according to street hierarchy
and intensity of development in accordance with the requirements set
forth in Appendix 3 or where nonmotorized vehicle use is prevalent.
E.
Curbs and gutters.
(2)
Curb requirements shall vary according to street hierarchy and
intensity of development in accordance with the requirements of Appendix
4. Curbing shall be required on streets with on-street parking.
(3)
Waiver of curb requirements.
(a)
Where curbing is required, this requirement may be waived and
shoulders and/or drainage swales used when it can be shown that:
(b)
In cases of medium development intensity, the curbing requirement
may be waived where front setbacks exceed 40 feet and it can be demonstrated
that sufficient on-site parking exists.
(4)
Flexibility regarding curb type shall be permitted as long as
the curb type accommodates the system of drainage proposed.
(5)
Curbs shall be constructed according to the specifications set
forth in Appendix 8; except where East Petersburg Borough has adopted
curbing standards.
(6)
Curbing shall be designed to provide a ramp for bicycles and/or
wheelchairs at each intersection, at the principal entrances to buildings
which front on parking lots, and at all crosswalks.
F.
Sidewalks.
(1)
Sidewalks shall be required for all new subdivision and land
development classification and intensity of development in accordance
with the requirements set forth in Appendix 4.
(2)
In conventional developments, sidewalks shall be placed parallel
to the street within the right-of-way unless a waiver has been granted
to preserve topographical or natural features or to provide visual
interest or unless the applicant shows that an alternative pedestrian
system provides safe and convenient circulation. In commercial and
in high-density residential areas, sidewalks may abut the curb.
(3)
In planned developments, sidewalks may be located away from
the road system to link dwelling units with other dwelling units,
the street, and on-site activity centers such as parking areas and
recreational areas. They may also be required parallel to the street
for safety and other reasons.
(4)
Pedestrianway easements 10 feet wide may be required by East
Petersburg Borough through the center of blocks more than 600 feet
long to provide circulation or access to schools, playgrounds, shopping,
or other community facilities.
(5)
Sidewalk width shall be four feet; wider widths may be necessary
near pedestrian generators and employment centers. Where sidewalks
abut the curb and cars overhang the sidewalk, widths shall be five
feet.
(6)
Sidewalks and graded areas shall be constructed according to
the specifications set forth in Appendixes 4 and 9, except where East
Petersburg Borough has adopted standards for sidewalks and pedestrianways.
G.
Vertical alignments. Vertical street alignments shall be measured
along the center line. The minimum grade and maximum grade of all
streets shall be as specified in Appendix 5 of this chapter.
(1)
Vertical curves shall be used in changes in grade exceeding
1%. The minimum lengths (in feet) of vertical curves shall be 15 times
the algebraic difference in grade. For example, if a three-percent
upgrade is followed by a four-percent downgrade, the algebraic difference
in grade is seven [3 - (-4) = 7]; the minimum length of the vertical
curve would then be 105 feet [15 by seven equals 105 (15 x 7 = 105)]
(2)
Where the approaching grade exceeds 7% on any or all streets
at a four-way street intersection or the terminating street at a three-way
intersection, a leveling area shall be provided on the street(s) with
such excessive grade. Such leveling area(s) shall have a maximum grade
or 4% for a minimum length of 75 feet measured from the intersection
of the center lines as specified in Appendix 5.
(3)
The grade within the diameter of a turnaround at the terminus
of a permanent cul-de-sac shall be as specified in Appendix 5.
H.
Horizontal alignments. Horizontal street alignments shall be measured
along the center line. Horizontal curves shall be used at all angle
changes in excess of 2°. Single, long radius curves shall be used
rather than a series of curves with varying radii and/or a series
of short curves separated by short, straight segments. The minimum
horizontal curve radius for streets shall be 150 feet.
(1)
Perimeter streets. Plans with street locations along the perimeter
of a property shall be required to show building setback lines and
clear sight triangles within the adjacent properties. Permission shall
be obtained from the adjacent landowner.
(2)
Cartway alignment. The center line of the street cartway shall
correspond with the center line of the street right-of-way.
I.
Street intersections.
(1)
Multiple intersections involving the junction of more than two
streets are prohibited.
(2)
The distance between the center line of streets intersecting
at grade with a local street shall be no less than 150 feet measured
along the center line of the street being intersected based on the
safe stopping distance of a road with a design speed of 25 miles per
hour at a moderate grade.
(3)
The distance between the center line of streets intersecting
at grade with a collector street shall be no less than 300 feet measured
along the center line of the street being intersected based on the
safe stopping distance of a road with a design speed of 40 miles per
hour at a moderate grade.
(4)
The distance between the center line of streets intersecting
at grade with an arterial street shall be no less than 600 feet measured
along the center line of the street being intersected based on the
safe stopping distance of a road with a design speed of 55 miles per
hour at a moderate grade.
(5)
Right angle intersections shall be used whenever possible. No
street shall intersect another at an angle of less than 75°.
(6)
The cartway edge at street intersections shall be rounded by
a tangential arc with a minimum radius as specified in Appendix 5.
The right-of-way radii at intersections shall be substantially concentric
with the edge of the cartway.
(7)
Where appropriate, East Petersburg Borough may require additional
traffic lanes to facilitate vehicular turning movements at existing
or proposed street intersections within or bordering subdivision or
land development plans.
(8)
Clearly marked crosswalks shall be provided at all intersections
when sidewalks or pedestrian easements are provided in a development.
Crosswalks may also be required by East Petersburg Borough at other
locations to promote the convenience and safety of pedestrian traffic.
The design of crosswalks and the materials used shall be consistent
with other crosswalks in the area.
J.
Sight distance at intersections.
(1)
Proper sight distance shall be provided at all new street and all new access drive intersections in accordance with the latest edition of the Pennsylvania Department of Transportation Design Manual - Part 2, Highway Design (Publication 13), Section 2.18.F. Sufficient design and plan information shall be submitted with the plan application proving that this minimum standard will be achieved. Such design information shall be sealed by a professional registered in Pennsylvania to perform such design work.
(2)
At all intersections where stop signs or other stop control
devices are not proposed, sight triangle easements or dedicated right-of-way
shall be required and shall include the area on each street corner
that is bounded by the line which connects the sight or "connecting"
points located on each of the right-of-way lines of the intersecting
street. The planting of trees or other plantings or the location of
structures exceeding 30 inches in height that would obstruct the clear
sight across the area of the easements or right-of-way shall be prohibited,
and a public right of entry shall be reserved for the purpose of removing
any object, material or otherwise, that obstructs the clear sight.
The distances shown in Appendix 6 between the connecting points and
the intersection of the right-of-way lines shall be required.
K.
Lot access.
(1)
All lots must front a street as herein defined. East Petersburg
Borough may disapprove any point of ingress or egress to any lot,
tract, parcel, or development from any street or highway when the
proposed ingress or egress would create unsafe conditions, reduce
the capacity of the adjoining street or highway, or result in substandard
circulation and impaired vehicle movement.
(2)
East Petersburg Borough may require the applicant to provide
ingress and egress to a particular lot or tract through the remainder
of his property or other properties over which he has control.
(3)
In approving ingress or egress from any state road or highway,
East Petersburg Borough can only approve those access points that
are not in conflict with safety standards of the Pennsylvania Department
of Transportation. A highway occupancy permit is required for each
access point onto a state road or highway.
(4)
The receipt of a highway occupancy permit does not assume direct
approval of East Petersburg Borough. East Petersburg Borough may require
the applicant to reapply for a permit if the location of the permit-approved
access is in conflict with any provision of this chapter or if East
Petersburg Borough feels the location of the access will hinder the
safe and efficient movement on any state road or highway or the proper
development of the site. In the event that, after such reapplication,
PennDOT refuses to modify the highway occupancy permit to conform
to the provisions of this chapter, the PennDOT decision shall prevail.
L.
Nonmotorized vehicle lanes. All nonmotorized vehicle lanes shall
be designed according to one of the following standards:
(1)
Separate bicycle paths shall be required if such paths have
been specified as part of an adopted municipal Comprehensive Plan.
(2)
Bicycle lanes, where required, shall be placed in the outside
lane of a roadway, adjacent to the curb or shoulder. When on-street
parking is permitted, the bicycle lane shall be between the parking
lane and the outer lane of moving vehicles. The lanes shall be delineated
with markings, preferably striping. Raised reflectors or curbs shall
not be used.
(3)
Separate carriage lanes shall be required if such lanes have
been specified as part of an adopted municipal plan or recommended
in an adopted transportation study.
(4)
Carriage lanes, when required, shall be located adjacent to
the outside travel lane of the cartway and may be contained within
the shoulder. When on-street parking is permitted, the carriage lane
shall be located between the outside travel lane and the parking lane.
(5)
Movement within the nonmotorized lanes shall flow in the same
direction as the adjacent travel lane.
(6)
Nonmotorized vehicle lanes shall be constructed according to
the specifications set forth in Appendix 10.
M.
Street provisions for future developments.
(1)
Where appropriate, areas shall be reserved for future street
usage in conjunction with the development of adjacent tracts. Areas
reserved for future street usage will not be required to be improved;
however, these areas shall be reserved for street improvements to
be provided by the developer of the adjacent tract.
(2)
Wherever there exists a dedicated or platted area reserved for
future street usage along the boundary of a tract being developed,
the adjacent street shall be extended into the proposed project, provided
that this use is not adverse to the man-made or natural features of
the site.
N.
Extension of existing streets. The extension of existing streets
which are presently constructed with a cartway different from the
standards of this chapter shall be provided with a transition area,
the design of which is subject to East Petersburg Borough approval.
O.
Street improvements. All street paving must conform to the following
specifications, except that for streets to be dedicated to East Petersburg
Borough, the requirements of this chapter may be superseded by adopted
municipal specifications when such specifications have been adopted
prior to the submission of an application for preliminary plan approval:
(1)
All new local streets serving predominately residential traffic
shall consist of hot-mixed, hot-laid materials in two courses, the
lower of which (base course) shall be a bituminous surface (25 mm,
0 - 0.3 ESALs) rolled down to four inches in thickness, and the upper
of which (wearing course) shall be a bituminous surface (9.5 mm, 0
- 0.3 ESALs) rolled down to 1 1/2 inches in thickness.
(2)
All collector streets and all streets predominately serving
commercial and industrial uses shall consist of hot-mixed, hot-laid
materials in three courses, the lower of which (base course) shall
be a bituminous concrete base course surface (25 mm, 0 - 0.3 ESALs)
rolled down to four inches in thickness, the middle of which (binder
course) shall be a bituminous concrete base course surface (19 mm,
0 - 0.3 ESALs) rolled down to two inches in thickness, and the upper
course of which (wearing course) shall be a bituminous surface (9.5
mm, 0 - 0.3 ESALs) rolled down to 1 1/2 inches in thickness.
(3)
All arterial streets shall consist of hot-mixed, hot-laid materials
in three courses, the lower of which (base course) shall be a bituminous
concrete base course surface (25 mm, 0.3 - 3 ESALs) rolled down to
four inches in thickness, the middle of which (binder course) shall
be a bituminous concrete base course surface (19 mm, 0.3 - 3 ESALs)
rolled down to two inches in thickness, and the upper course of which
(wearing course) shall be a bituminous surface (9.5 mm, 0.3 - 3 ESALs)
rolled down to two inches in thickness.
(4)
All finished streets must maintain 1/4 inch per foot crown except
on superelevations and shall conform to the horizontal and vertical
alignment of the plan as approved.
(5)
All paving shall be placed over a minimum eight-inch stone base.
P.
Cul-de-sac streets.
(1)
A cul-de-sac will not be permitted when a through street is
feasible. The feasibility of a through street will be based on the
physical features of the tract proposed for development, the potential
for extension of the street to adjoining lands, restrictions imposed
by other government regulations, and the ability of the design to
meet all other requirements of this chapter. When cul-de-sac streets
are proposed, the application shall be accompanied by a written analysis
of the merits of the design and the reasons that a through street
would not be feasible. Approval of cul-de-sac streets shall be at
the sole discretion of East Petersburg Borough.
(2)
Permanent cul-de-sac streets, when permitted, shall be designed
to serve a maximum of 250 AADT for residential development and a maximum
of 500 AADT for nonresidential development.
(3)
All cul-de-sac streets shall have a minimum length of 250 feet.
Permanent cul-de-sac streets shall have a maximum length of 600 feet.
Temporary cul-de-sac streets shall not exceed 800 feet in length.
(4)
The length of a cul-de-sac street shall be measured from the
center-line intersection with the through street to the center point
of the turnaround.
(5)
Permanent culs-de-sac shall have a paved, circular turnaround
with a minimum radius of 50 feet. The right-of-way for the turnaround
shall maintain the same distance between the cartway edge and the
right-of-way line as is maintained for the straight sections of the
street.
(6)
Temporary culs-de-sac may have circular, T-shaped or "hammerhead"
shaped turnarounds. Turnarounds shall be constructed completely within
the right-of-way. Restoration of paved areas within the right-of-way
shall be the responsibility of the developer connecting to the temporary
cul-de-sac.
(7)
Any temporary cul-de-sac street designed for access to an adjoining
property or for authorized phased development and which is greater
than one lot deep shall be provided with a temporary all-weather turnaround
within the subdivision or land development. The use of such turnaround
shall be guaranteed to the public until such time as the street is
extended.
Q.
Future access strips. Future access strips and street plugs are rights-of-way
reserved for future street improvements. They shall be designed in
conformance with the design requirements of a street, and the contiguous
parcels must contain proper setbacks and sight distance reservations.
R.
Special-purpose street. Off-street parking must be provided for all
parcels which abut a special-purpose street, and the prohibition of
on-street parking must be identified along the cartway.
S.
Access drives. Access drives shall be designed to meet the following
requirements:
(1)
Any property which utilizes an access drive shall have frontage
along a public or private street.
(2)
The plan shall note that the access drive does not qualify for
dedication to the municipality and that the landowner assumes all
responsibility for its maintenance.
(3)
Access drives shall be designed for their intended function.
All travel lanes shall be a minimum of 20 feet wide; however, sufficient
design information must be submitted to indicate that the number of
travel lanes and width proposed have been designed to accommodate
the anticipated traffic to and from the development. In addition,
vertical and horizontal alignments of such drives must be designed
to allow for the safe and convenient circulation of traffic within
the development site. East Petersburg Borough may require additional
cartway width or turning lanes if it is determined that the intended
use and function of the access drive warrants such design to ensure
safety and convenience.
(4)
Parallel parking shall only be permitted along access drives
when sufficient cartway width is proposed to accommodate both the
travel lanes and parking stalls. Perpendicular parking which would
require vehicles to back into the travel lanes of an access drive
is prohibited.
(5)
Access drives shall maintain a center-line separation distance
of 150 feet from all other access drives and streets along local streets;
300 feet along collector streets; and 600 feet along arterial streets.
Access drive intersections with other access drives within the site
shall not be subject to such restrictions.
(6)
Proper sight distance shall be provided at access drive intersections with existing streets according to the requirements of § 110-602J.
(7)
East Petersburg Borough reserves the authority to disapprove the location of any access drive intersection with an existing or proposed street as stipulated in § 110-602K.
(8)
Access drives shall be paved. The paving specification for access drives shall conform to the specification for parking compounds as set forth in § 110-603A(10).
T.
Driveways. Proposed driveways shall conform to any municipal standards
which may exist within the applicable zoning ordinance or separately
adopted driveway ordinance. Additionally, all driveways shall, at
a minimum, be designed in accordance with the following:
(1)
Driveway locations shall not interfere with the normal traffic
movement nor be inconsistent with the design, maintenance, and drainage
of the street.
(2)
East Petersburg Borough may limit the number of driveways providing
access to a single property or development from collector or arterial
streets. Any access from such streets must be designed in conformance
with the safe stopping distance and respective intersection separation
distance requirements specified in this chapter.
(3)
Driveway access to a local street shall not be located less
than 40 feet from the edge of the cartway of any street intersection
and shall provide adequate sight distance.
(4)
Driveway access to lots shall be provided to the street of lesser
classification.
(5)
East Petersburg Borough may require the joint or shared use
of driveways to provide ingress and egress when such design would
increase traffic safety by decreasing the potential for vehicular
conflicts.
(6)
Every lot must be provided with at least one driveway location
which meets the above criteria. Should a site contain more than one
location which conforms to these requirements, the plan may delineate
the range of available driveway locations. As an alternative, the
plan may show locations where driveways are not permitted due to noncompliance
with this or other applicable ordinance or regulation.
U.
Street names. 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. All new street names are subject
to the approval of Lancaster County-Wide Communications. Notice that
the proposed new street names are acceptable shall be submitted prior
to final plan approval. All street names shall conform, where applicable,
to the East Petersburg Borough plan for street names. Private streets
shall be named in conformance with this section. (See Appendix 21.)
V.
Signs.
(1)
Design and placement of traffic signs shall follow the requirements
specified in the Manual on Uniform Traffic Control Devices for Streets
and Highways, published by the U.S. Department of Transportation.
(2)
At least two street name signs shall be placed at each four-way
street intersection and one at each T-intersection. Signs shall be
installed under light standards and free of visual obstruction. The
design of street name signs should be consistent, of a style appropriate
to the municipality, of a uniform size and color, and erected in accordance
with municipal standards. Private streets shall be provided with street
name signs in conformance with this section. The plan shall note that
it is the responsibility of the developer to install the street name
signs for private streets.
(3)
Parking regulation signs shall be placed along roadways within
the right-of-way in areas that restrict parking.
(4)
Site information signs in planned residential developments shall
follow a design theme related and complementary to other elements
of the overall site design.
W.
Utility and shade tree areas.
(1)
Utilities and shade trees shall generally be located outside
the right-of-way on both sides of and parallel to the street. Utilities
may cross the right-of-way at approved locations.
(2)
Utility and shade areas shall be planted with grass or ground
cover or treated with other suitable cover material.
X.
Lighting.
(1)
Lighting for highway safety shall be provided at street intersections,
at entryways to commercial land developments, and in parking lots
adjacent to public streets.
(2)
Lighting shall be provided in accordance with an illumination
plan designed by Pennsylvania Power & Light or in conformance
with the IES lighting standards contained in Appendix 7.
(3)
Spacing of standards shall be equal to approximately four times
the height of the standard.
(4)
The maximum height of standards shall not exceed the maximum
building height permitted or 25 feet, whichever is less.
(5)
The height and shielding of lighting standards shall provide
proper lighting without hazard to drivers or nuisance to residents,
and the design of lighting standards shall be of a type appropriate
to the development and the municipality.
(6)
Spotlights, if used, shall be placed on standards pointing toward
the buildings and positioned so as not to blind the residents, rather
than on the buildings and directed outward, which creates dark shadows
adjacent to the buildings.
Y.
Underground wiring.
(1)
All electric, telephone, television, and other communication
facilities, both main and service lines servicing new developments,
shall be provided by underground wiring within easements or dedicated
public rights-of-way, installed in accordance with the prevailing
standards and practices of the utility or other companies providing
such services.
(2)
Lots which abut existing easements or public rights-of-way where
overhead electric or telephone distribution supply lines and service
connections have heretofore been installed may be supplied with electric
and telephone service from those overhead lines, but the service connections
from the utilities' overhead lines shall be installed underground.
In the case of existing overhead utilities, should a road widening,
or an extension of service, or other such condition occur as a result
of the subdivision and necessitate the replacement or relocation of
such utilities, such replacement or relocation shall be underground.
(3)
Where overhead lines are permitted as the exception, the placement
and alignment of poles shall be designed to lessen the visual impact
of overhead lines as follows: Alignments and pole locations shall
be carefully routed to avoid locations along horizons; clearing swaths
through treed areas shall be avoided by selective cutting and a staggered
alignment; trees shall be planted in open areas and at key locations
to minimize the view of the poles and the alignments; and alignments
shall follow rear lot lines and other alignments.
(4)
Year-round landscape screening of any utility apparatus appearing
above the surface of the ground, other than utility poles, shall be
required and approved by the municipality.
[1]
Editor's Note: All appendixes referred to in this section are included as attachments to this chapter.
All vehicular parking facilities and internal drives within
parking areas shall be designed to allow for the safe and efficient
movement of vehicles within a development and on the adjacent street.
A.
General standards. Off-street vehicular parking facilities shall
be provided in accordance with the following standards, unless such
standards are covered under the East Petersburg Borough zoning ordinances[1] and therefore supersede these standards:
(1)
The number of parking spaces required shall be determined by
the East Petersburg Borough Zoning Ordinance.
(2)
Off-street parking areas shall be oriented to and within a reasonable
walking distance of the buildings they are designed to serve according
to the following standards:
(a)
For commercial and industrial developments, the furthest space
in a lot shall be a maximum of 1,000 feet for employee parking; 500
feet to 800 feet for customers.
(b)
For single-family or two-family structures, off-street parking
shall be provided behind the street right-of-way line and may be attached
or separate garage(s), carport(s), or driveway(s).
(c)
For multifamily structures of more than two units, off-street
parking shall be located within 200 feet of the structure.
(d)
Handicapped parking shall be provided for all nonresidential
developments and multifamily structures of more than two units. These
spaces shall be located closest to the nearest accessible entrance.
The number of spaces shall be provided according to the following
chart:
|
Total Required Parking Spaces
|
Minimum Required Handicapped Spaces
| |
|---|---|---|
|
5 to 25
|
1
| |
|
26 to 50
|
2
| |
|
51 to 75
|
3
| |
|
76 to 100
|
4
| |
|
101 to 150
|
5
| |
|
151 to 200
|
6
| |
|
201 to 300
|
7
| |
|
301 to 400
|
8
| |
|
401 to 500
|
9
| |
|
501 to 1,000
|
2% of total
| |
|
1,001 and over
|
20 + 1 for each 100
|
(3)
Parking facilities shall not be permitted within 10 feet of
a side or rear property line unless formal arrangements, satisfactory
to East Petersburg Borough, have been made for the establishment of
a common parking facility unless otherwise specified under the East
Petersburg Borough Zoning Ordinance.
(4)
Each angled off-street parking space shall measure nine feet
in width by 19 feet in length. Parking spaces for the physically handicapped
shall be 12 feet wide. Parallel parking spaces shall measure eight
feet wide and a minimum of 23 feet long.
(5)
Where sidewalks occur in parking areas, parked vehicles shall
not overhang or extend over the sidewalk unless an additional two
feet are provided in order to accommodate such overhang.
(6)
Parking areas shall be suitably landscaped to minimize noise,
glare and other nuisance characteristics as well as to enhance the
environment and ecology of the site and surrounding area. Large parking
lots, containing more than 50 spaces, shall be broken down into sections,
not to exceed 50 spaces, separated from other sections by landscaped
dividing strips, berms, and similar elements.
(7)
Not less than a four-foot radius of curvature shall be permitted
for horizontal curves in parking areas.
(8)
All dead-end parking lots shall be designed to provide, when
necessary, sufficient back-up area for all end stalls.
(9)
Painted lines, arrows, and dividers shall be provided and maintained
to control parking and, when necessary, to direct vehicular circulation.
(10)
The typical section of any parking compound shall be prepared
to meet the following minimum standards:
(a)
Crushed aggregate base course with a minimum thickness of six
inches, as specified in the Pennsylvania Department of Transportation
Specifications, Form 408, and its latest revisions, or other PennDOT-approved
equivalent.
(b)
Pavement shall consist of a minimum of 2 1/2 inches of
binder courses and 1 1/2 inches wearing surface. Material shall
be equal or superior to Pennsylvania Department of Transportation
Specifications for Bituminous Surface Course Superpave and shall be
applied in accordance with the Pennsylvania Department of Transportation
Specifications, Form 408, and its latest revisions or other PennDOT-approved
equivalent.
B.
Parking facilities for mixed-use developments.
(1)
For mixed-use developments, a shared parking approach to the
provision of off-street parking shall be permitted.
(2)
Where the total number of off-street parking spaces required
may not be immediately required for a particular use, a staged development
plan may be permitted which requires that only a portion of the parking
area, but not less than 65% of the required spaces, be completed initially.
(3)
The site plan shall clearly indicate both the portion of the
parking area to be initially paved and the total parking needed to
provide the number of spaces required.
(4)
The site plan shall provide for adequate drainage of both the
partial and total parking areas.
(5)
The portion of the parking area not to be paved initially shall
be landscaped.
(6)
The applicant shall post separate performance guarantees, in
addition to the performance guarantees required for other improvements,
which shall reflect the cost of installing the additional parking
facilities necessary to provide the total number of parking spaces
required.
(7)
Prior to the expiration of a two-year period, the applicant
may either install the additional parking shown on the site plan or
apply to East Petersburg Borough after the use has been in operation
a minimum of 18 months for a determination as to whether or not the
initial parking area provided is adequate. If East Petersburg Borough
determines that the parking facility is adequate as originally constructed,
the performance guarantees shall be released. If, however, East Petersburg
Borough determines that the partial off-street parking area is not
adequate, the applicant shall be required to install the additional
parking facilities in accordance with the terms of the performance
guarantees.
C.
Bicycle parking facilities. Bicycle parking facilities for nonresidential
land uses shall be provided in accordance with the following regulations:
(1)
Five percent of the first 50 vehicular spaces shall be for bicycle
use. If more than 50 spaces are to be provided, at least 3% of the
number of spaces over 50 shall be for bicycle use.
(2)
Each bicycle space shall be equipped with a device to which
a bicycle frame and one wheel can be attached using a chain or cable.
There shall be adequate separation between adjacent devices to allow
bicycles to be attached or removed without moving other bicycles.
The devices shall also be suitable for use by bicycles not equipped
with kickstands, and the appearance of the device shall be generally
consistent with nearby urban design features.
(3)
Bicycle parking spaces shall be convenient to the structure
for which they are provided. They shall be visible from at least one
entrance to the structure and shall be provided with lighting.
(4)
Bicycle parking devices shall permit at least two feet of free
space between any bicycle attached to the device and the edge of the
curb or sidewalk. For areas where motor vehicles are permitted to
park overhanging the curb or sidewalk, the distance shall be increased
to four feet. For roads having no curb or sidewalk, the minimum clearance
shall be three feet between any bicycle attached to a parking device
and the outside edge of the roadway shoulder.
A.
Lot configuration. The configuration of blocks and lots shall be
based upon the minimum and maximum lot area requirements, the salient
natural features, the existing improvements, the proposed improvements,
and the adjacent development pattern. Lot configurations should provide
for flexibility in building locations, while providing safe vehicular
and pedestrian circulation. Lots with areas that are two or more times
the minimum requirements shall be designed with configurations which
allow for additional subdivision.
B.
Residential blocks.
(1)
All blocks in a residential subdivision shall have a minimum
length of 300 feet and a maximum length of 10 times the minimum required
lot width, not to exceed 2,000 feet.
(2)
Blocks along arterial streets shall not be less than 800 feet
in length.
(3)
The design of blocks longer than 800 feet shall give special
consideration to the requirements of fire protection, pedestrian access,
and utility service. East Petersburg Borough may require easements
as necessary for these purposes.
C.
Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of Subsection B when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas, and traffic circulation.
D.
Specific lot configuration requirements.
(1)
In order to avoid jurisdictional problems, lot lines shall,
wherever feasible, follow municipal boundaries rather than cross them.
Where a lot is divided by a municipal boundary, the minimum standards
of both municipalities shall apply.
(2)
Generally, side lot lines shall be radial to street right-of-way
lines. Exceptions may include cases where proposed lot lines follow
existing lot lines, improvements, or natural features.
(3)
All lots shall front on a public street, unless a private street is approved for access pursuant to § 110-602B(5). Principal vehicular access to lots shall be provided from the frontage along the approved street.
(4)
Lots resulting from a proposed subdivision that will be large
enough to be further subdivided shall be configured to facilitate
such future subdivision. Adequate street right-of-way shall be provided
as necessary. East Petersburg Borough may require a sketch plan of
such large lots that indicates the potential future subdivision generally
in conformance with the design standards of this chapter.
(5)
Subdivisions shall be designed to accommodate the current and
future development of the tract being subdivided, the development
potential of adjacent lands, the development goals and policies of
the applicable comprehensive plans, and applicable standards of the
Zoning Ordinance. Flag lots shall not be created when lots can be
designed that directly access an existing or proposed public or private
street. Whenever possible, lots shall be designed with adequate access
by providing the required lot width at the street right-of-way line.
Flag lots shall not be created when such design would limit or restrict
the development potential of lands or would prevent a landowner from
using the land at the maximum lawful densities. Notwithstanding the
above, flag lots may, in limited situations, represent a viable design
alternative. In such cases, East Petersburg Borough may, at its sole
discretion, approve the platting of flag lots when:
(a)
Flag lots are designed for infill situations in which a court
is to be created by the placement of not more than two flagpoles side
by side and where up to four lots are oriented to a common private
street easement. "Infill" shall mean the development of remnants of
land created by previous development of a site. Such areas shall be
served by public sewer and water, and the flag lot design shall maximize
the permitted density; or
(b)
Flag lots proposed to create lots for home sites which are to
be located to the rear of an existing tract of land where there is
no potential for the construction of a public or private street to
provide access to the proposed lot. In such cases, the applicant must
demonstrate that there is no potential to construct a street due to
1) severe topographic or other environmental constraints which limit
the design of a street or 2) other factors inherent in the site which
make the construction of a public or private street impractical. In
such cases, evidence shall be submitted to East Petersburg Borough
which documents the above circumstances and demonstrates that the
platting of flag lots shall not restrict the development potential
and pattern of development of the tract and adjacent lands, shall
not result in unsafe driveway locations on public streets, and shall
not restrict future development at the maximum lawful density; or
(c)
Flag lots proposed on agriculturally zoned land so as to create
building lots on the least agriculturally suitable portion of the
tract. Evidence shall be presented which demonstrates why the area
of the proposed flag lot is less productive or inappropriate for agricultural
uses. The proposal shall identify how the proposed flag lot will be
coordinated with any further development of the farming operation
permitted by the applicable zoning regulations.
(6)
No more than two contiguous flag lots shall be permitted.
(7)
The "flagpole" or access portion of the flag lot shall maintain
a minimum width of 25 feet and shall not change direction more than
once. The area of the flagpole shall not be included with the area
of the "flag" or the body of the lot in satisfying East Petersburg
Borough zoning standards for minimum lot size unless otherwise specified
under the East Petersburg Borough Zoning Ordinance.[1]
(8)
No portion of any "flagpole" shall be used for on-site sewage
disposal or other improvements other than access improvements.
(9)
East Petersburg Borough may attach any reasonable conditions
to the creation of flag lots as it finds necessary or desirable to
provide for the orderly development of land and street systems.
(10)
Double frontage lots are prohibited except where provided as
reverse frontage lots. Reverse frontage lots are only permitted when
a reduction of driveway intersections along a street with a high volume
of vehicular movements is desired. Additionally, reverse frontage
lots may be permitted when rear alleys are proposed to provide vehicular
access to lots. All reverse frontage lots shall include an identification
of the frontage for use as a road access.
(11)
All residential reverse frontage lots shall have within every
rear yard that is adjacent to any street right-of-way, other than
an alley, a planted buffer easement of at least 10 feet in depth,
running the entire width of the proposed lot, across which there shall
be no vehicular access.
Easements for sanitary sewer facilities, stormwater drainage
facilities, public or private utilities, or pedestrian access shall
meet the following standards:
A.
Location of easements. To the fullest extent possible, easements
shall be adjacent to property lines.
B.
Easement conflicts prohibited. Nothing shall be placed, planted,
set, or put within the area of an easement that would adversely affect
the function of the easement or conflict with the easement agreement.
C.
Width of pedestrian easements. Pedestrian easements shall have a minimum width of six feet. Pedestrian easements located in the middle of the block pursuant to § 110-602F(4) shall have a minimum width of 10 feet.
D.
Width of utility easements. Public utility easements shall have a
minimum width of 20 feet, and private utility easements shall have
a minimum width of 10 feet. All utility companies are encouraged to
use common easements.
E.
Stormwater drainage easements required. The applicant shall reserve
easements where stormwater or surface water drainage facilities are
existing or proposed, whether located within or beyond the boundaries
of the property. Easements shall have a minimum width of 20 feet and
shall be adequately designed to provide area for the collection and
discharge of water; the maintenance, repair, and reconstruction of
the drainage facilities; and the passage of machinery for such work.
The easements shall clearly identify who has the right of access and
responsibility of maintenance.
F.
Variable petroleum easement widths. Where any petroleum or petroleum
product transmission line traverses a subdivision or land development,
the applicant shall confer with the applicable transmission or distribution
company to determine the minimum distance which shall be required
between each structure and the center line of such petroleum or petroleum
product transmission line. Additionally, East Petersburg Borough will
require, with the final plan application, a letter from the owner
of the tract and the right-of-way, a copy of the recorded agreement
which shall contain the above data.
A.
Sufficient concrete monument locations must be shown on the final
plan to define the exact location of all streets and to enable the
reestablishment of all street lines. In general, they shall be set
on the street line on one side of the street at the beginning and
ending of all curves and at those points on the curve at the street
intersections necessary to establish the actual intersection.
B.
Permanent stone or concrete monuments shall be accurately placed
along at least one side of each street at the beginning and end of
all curves and at all angles. As an alternative to permanent stone
or concrete monuments for streets with concrete curbs, holes may be
drilled in the curb along at least one side of each street at the
beginning and end of all curves and at all angle points. In the event
that any of these points are inaccessible, drilled holes in the curb,
offset and referenced from lot corners, may be substituted, providing
there is no more than 300 feet between drilled hole locations.
C.
Markers shall be set at all points where lot lines intersect curves,
at all angles in property lines and at the intersection of all other
property lines.
D.
Monuments shall be of concrete or stone, with a flat top having a
minimum width or diameter of four inches and a minimum length of 30
inches. Concrete monuments shall be marked with a three-quarter-inch
copper or brass dowel; stone or precast monuments shall be marked
on the top with an identifiable inscription and a drill hole. Markers
shall consist of iron pipes or steel bars at least 30 inches long
and not less than 3/4 of an inch in diameter.
E.
Drill hole specifications. Holes shall be drilled in concrete curbs
(with or without PK nails or discs) having a minimum diameter of 1/4
inch. The depth of the holes shall be such that a PK nail or disc,
if used, can be set in as close to the surface of the curb as possible.
Minimum depth without the use of PK nail or disc shall be 1/2 inch.
In the absence of PK nails or discs, chisel or saw marks shall be
used to facilitate and identify the drill hole locations.
F.
All monuments, markers, and drilled holes shall be placed by a registered
professional land surveyor so that the scored marked point or center
of the drilled hole shall coincide with the point of intersection
of the lines being monumented or marked.
G.
All existing and proposed monuments, lot line markers, property corners,
and drill holes shall be shown on the final plan. Those that are proposed
shall be labeled as such. Drilled holes in curbing shall be referenced
mathematically to a point on the right-of-way line.
Refer to the adopted East Petersburg Borough Stormwater Management
Ordinance, as may be amended.[1]
A.
Wetlands. In addition to the above requirements, no subdivision or
land development shall involve uses, activities or improvements which
would entail encroachment into, the regrading of, or the placement
of fill in wetlands in violation of state or federal regulations.
Applicants must submit evidence to East Petersburg Borough that, if
wetlands are present on the site, the Pennsylvania Department of Environmental
Protection (Bureau of Waterways Engineering and Wetlands) and the
U.S. Army Corps of Engineers have been contacted to determine the
applicability of state and federal wetland regulations. Any approval
of East Petersburg Borough shall be contingent on full compliance
with any requirements of any regulatory agency, and no action by East
Petersburg Borough shall be relied on in lieu of a permit issued by
the appropriate agency.
Landscaping shall be provided, consistent with the standards
of this chapter, in all subdivisions and land developments, except
where East Petersburg Borough Zoning Ordinance has more restrictive
specifications, in which case those standards shall supersede this
chapter.
A.
Buffer planting.
(1)
Buffer planting shall be provided along the rear of reverse
frontage lots and along the side and rear lot lines of commercial
or industrial properties where such lots abut residentially zoned
property. Parking and buildings are prohibited within the buffer area.
The use of the buffer area for accessways shall be limited. Buffer
areas shall consist of one row, staggered, of mixed evergreen and
deciduous trees which shall be at least six feet in height when planted
and shall be spaced not more than 10 feet apart on center and two
rows, staggered, of mixed broadleaf and needle evergreen shrubs which
shall be at least three feet in height when planted and shall be spaced
not more than five feet apart on center. The trees shall be of such
species so as to attain a height at maturity of not less than 20 feet.
The shrubs shall be of such species as to provide continued screening
from the ground to a height of six feet at maturity. Deciduous plant
materials shall comprise no more than 30% of the number of plants
in the buffer. The required height of the buffer planting may be achieved
in part by mounding or installation of plants along a berm.
(2)
Service loading and trash disposal areas such as dumpster or
compactor sites shall be effectively screened so as not to be visible
from parking areas, roadways, or adjacent properties. Such areas shall
be screened with a combination of architectural masonry (or fencing)
and landscaping with a height of at least six feet.
(3)
Parking and storage of vehicles in front yards of properties,
other than lots in single-family subdivisions, shall be screened from
the public right-of-way by an earthen berm and/or plant matter which
provides a dense visual screen to six feet in height at maturity.
Plant matter shall consist of two rows of mixed broadleaf and needle
evergreen shrubs planted in staggered rows. Plants shall be spaced
not more than five feet apart on center and shall be at least three
feet in height when planted. Additional planting in the form of noncanopy
trees and deciduous shrubs is acceptable.
(4)
All planting shall be performed in conformance with good nursery
and landscape practice. Plant materials shall conform to the standards
recommended by the American Association of Nurseryman, Inc., in the
American Standard of Nursery Stock, ANSI Z60, current edition, as
amended.
B.
Existing wooded areas. Existing wooded areas shall be protected to
prevent unnecessary destruction. At least 25% of the number of trees
(minimum trunk caliper of five inches at six inches above the ground)
that exist at the time of plan submission shall be maintained or replaced
immediately following construction. Replacement trees shall be a minimum
trunk caliper of two inches at a height of six inches above finished
grade and located within unbuildable sections of the site (i.e., floodplain,
steep slope, and setback areas). Plans shall be submitted showing
existing trees and proposed construction and which indicate conformance
with this section.
C.
Street trees. Except where street trees are prohibited or restricted
by East Petersburg Borough ordinance, street trees shall be provided
in all residential subdivisions with densities greater than one dwelling
per acre and all commercial and residential land developments. Street
trees may be required by East Petersburg Borough in other developments.
All street trees shall be provided by the applicant in accordance
with the following standards:
(1)
The trees shall be nursery grown in a climate similar to that
of the locality of the project. Varieties of trees shall be subject
to the approval of East Petersburg Borough.
(2)
All trees shall have a normal habit of growth and shall be sound,
healthy, and vigorous; they shall be free from disease, insects, insect
eggs, and larvae.
(3)
The trunk diameter, measured at a height of six inches above
finish grade, shall be a minimum of two inches.
(4)
Trees shall be planted between the street right-of-way line
and the building setback line except where the municipality has authorized
placement of trees within the street right-of-way. The trees'
growth shall not interfere with the street cartway, sidewalk, or utility
line. Street tree branching shall not interfere with clear sight triangles.
Typical branching shall not be within 10 feet of ground level after
10 years of growth.
(5)
All planting shall be performed in conformance with good nursery
and landscape practice and to the standards established by the authority
which accepts ownership of the planting.
(6)
Requirements for the measurements, branching, grading, quality,
balling, and the burlapping of trees shall follow the code of standards
recommended by the American Association of Nurseryment, Inc., in the
American Standard for Nursery Stock, ANSI Z60, current edition, as
amended.
(7)
One tree shall be planted for every 50 linear feet, or major
fraction thereof, of street frontage. Spacing shall not be less than
20 feet and not more 50 along the right-of-way and shall be located
so as to maximize the growth potential of the plant material, minimize
the potential for root interference with public infrastructure, and
enhance the quality of the development.
(a)
Street trees shall be one of the following species:
|
Large Trees
| ||
|
Autumn blaze maple
|
Acer x freemani
| |
|
Armstrong maple
|
Acer x freemani
| |
|
Red maple*
|
Acer rubrum
| |
|
Bowhall maple*
|
Acer rubrum
| |
|
October glory red maple*
|
Acer rubrum
| |
|
Red sunset red maple*
|
Acer rubrum
| |
|
London plane tree
|
Platanus x acerifolia
| |
|
Shumard oak*
|
Quercus shumardii
| |
|
Red oak*
|
Quercus rubra
| |
|
Swamp white oak*
|
Quercus bicolor
| |
|
Sawtooth oak*
|
Quercus acutissima
| |
|
Bald cypress
|
Taxodium distichum
| |
|
Lacebark elm
|
Ulmus parviflora
| |
|
Morton elm
|
Ulmus japonica x Ulmus wilsoniana
| |
|
Green vase Zelkova
|
Zelkova serrata
| |
|
Medium Trees
| ||
|
Hedge maple
|
Acer campestre
| |
|
Belle tower sugar maple
|
Acer saccharum
| |
|
Fort McNair red horsechestnut*
|
Aesculus x carnea
| |
|
Fastigate European hornbeam
|
Carpinus betulus
| |
|
Katsura tree
|
Cercidiphyllum japonicum
| |
|
Shademaster honey locust
|
Gleditsia triacanthos var. inermis
| |
|
Skyline honey locust
|
Gleditsia triacanthos var. inermis
| |
|
Goldenrain tree
|
Koelreuteria paniculata
| |
|
Black gum
|
Nyssa sylvatica
| |
|
American hophornbeam
|
Ostrya virginiana
| |
|
Muhlenberg oak*
|
Quercus muehlenbergii
| |
|
Small Trees
| ||
|
Paperbark maple
|
Acer griseum
| |
|
Constellation dogwood
|
Cornus florida x Cornus kousa
| |
|
Thornless cockspur hawthorn
|
Cratageus crusgalli var. inermis
| |
|
Ohio pioneer hawthorn
|
Crategeus crusgalli var. inermis
| |
|
Centurion crabapple
|
Malus x zumi x Almey
| |
|
Persian parrotia
|
Parrotia persica
| |
|
Columnar sargent cherry
|
Prunus sargentii
| |
|
Alternatives: snow goose, pink flair
| ||
|
Okame flowering cherry
|
Prunus subhirtells
| |
|
Autumnalis flowering cherry
|
Syringa reticulata
| |
|
Notes:
| ||
|---|---|---|
|
*
|
Trees are noxious for agricultural livestock and should not
be planted in locations that may impact animal health.
| |
(b)
Other tree species may be used, provided that acceptable information
is submitted to indicate that the species are hardy street trees.
No one species shall comprise more than 25% of the entire number of
street trees in a particular development.
(8)
Street trees are to be maintained and guaranteed for a minimum
of two years. The planting of trees shall occur within the standard
planting season (March through November). No more than 1/3 of the
tree shall be damaged or dead without replacement. Replacement trees
shall conform to all requirements of this section and shall be maintained
and guaranteed for a minimum of two planting seasons.
D.
Ground cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas which are not covered by
paving, stone, or other solid material shall be protected with a suitable
ground cover, consisting of spreading plants, including sods and grasses
less than 18 inches in height.
A.
Sanitary wastewater disposal. The applicant shall provide the highest
type of sanitary wastewater disposal facility consistent with existing
physical, geographical, geological, and economic conditions. All new
subdivided lots and land development projects shall connect to the
public sewer.
(1)
If a public system is not in place or cannot be extended, the
developer may provide individual subsurface disposal systems subject
to applicable regulations of the Pennsylvania Department of Environmental
Protection, provided that if a public sanitary sewer system will be
provided to such areas within a six-year period as indicated in the
municipal sewage facilities plan, adopted pursuant to Act 537 of 1966,[1] East Petersburg Borough may require installation of a
capped system within the road right-of-way.
[1]
Editor's Note: The Pennsylvania Sewage Facilities Act,
35 P.S. § 750.1 et seq.
(2)
East Petersburg Borough shall require that approval from the
Pennsylvania Department of Environmental Protection be granted prior
to approval of the final plan:
(a)
When appropriate, East Petersburg Borough may condition approval
of the final plan on the receipt of the approval of the Plan Revision
Module prior to the sale of lots or commencement of construction.
(b)
When a Plan Revision Module for Land Development is not required
or such approval has been waived by the appropriate authority, written
notice of such action shall be submitted.
(3)
When connection to an existing sanitary sewer system is proposed:
(a)
The preliminary plan application shall include a statement from
the authority or organization providing such service that sufficient
capacity to service the proposed development is available. Such notice
shall:
(b)
The final plan application shall include a statement from the
authority or organization providing such service indicating approval
of the plans for design, installation and financial guarantees as
well as indicating the reservation of sufficient capacity to accommodate
the project.
B.
Water supply. All new subdivided lots or land development projects
shall connect to the public water system.
(1)
Applicants shall submit to East Petersburg Borough documentation
in the form of a copy of a certificate of public convenience from
the Pennsylvania Public Utility Commission that the project is located
in an area served by a public utility and a statement that the utility
has the capacity to serve the project at this time, or a cooperative
agreement or an agreement to serve the project from a bona fide cooperative
association of lot owners or from a municipal corporation, authority,
or utility. A water system shall be considered accessible to a project,
and shall be connected to the project, if public service is available
within the following distances: 200 feet for one unit; 400 feet for
two units; 500 feet for three to 10 units; and within 1,000 feet for
any development resulting in 10 or more units of occupancy.
(2)
Whenever the water supply system contains sufficient capability
or is planned to have such capability within two years from the date
of final plan approval, fire hydrants shall be provided; when provided,
the location and kind of fire hydrant shall meet the specifications
of the local fire company and the municipality when applicable. A
copy of the approval of such system by the appropriate agency or utility
company which provides the service shall be submitted with the final
plan. Suitable agreements shall be established for the ownership and
maintenance of such a distribution system.
(a)
Hydrants shall be spaced to provide necessary fire flow, and
the average area per hydrant typically should not exceed 120,000 square
feet. In addition, hydrants shall be spaced so that each residence
shall be within 600 feet of a hydrant.
(b)
A hydrant shall be located at all low points and at all high
points with adequate means of drainage provided.
(c)
If an approved water system will be extended to the subdivision
within six years, East Petersburg Borough may require installation
of a capped water distribution system.
(3)
When connection to an existing water supply system is proposed,
the final plan application shall include a statement from the authority
or organization providing such service indicating the approval of
the plans for design, installation, and financial guarantee.
C.
Hazards associated with carbonate rocks. All subdivisions and land
developments located in areas underlain by carbonate geologic formations
shall be designed and constructed to minimize any impacts which may
affect, increase, diminish, or change any natural drainage, natural
springs, or water table. No development that, in the opinion of East
Petersburg Borough, poses significant risks in stimulating the formation
of sinkholes or in causing hydrologic connection of contaminated surface
water with subsurface aquifers shall be approved.
(1)
Hydrogeologic report required. When, in the opinion of East
Petersburg Borough, there is a probable likelihood that a project
will affect or be affected by carbonate geologic hazards, East Petersburg
Borough shall require submission of a hydrogeologic report. In reaching
a determination of whether a project will affect or be affected by
carbonate geologic hazards, East Petersburg Borough shall consider
the presence or absence of carbonate features in the vicinity of the
project, the testimony of qualified expert witnesses, the recommendation
of the affected municipality, and such other reasonable information
as may be available. Any hydrogeologic report shall be prepared at
the applicant's expense by a hydrogeologist or professional engineer
qualified in such matters. Each hydrogeologic report shall contain:
(a)
A map showing all sinkholes, depressions, lineaments, faults,
outcrops, springs, drainage entering the ground, water table, soil
mottling and ghost lakes, and all features that may relate to the
quality and availability of groundwater within a mile distance.
(b)
A map outlining all wells or drinking water supplies within
a radius of three miles of the proposed site.
(c)
A listing of all referenced data, published and otherwise.
(d)
A topographic site map with the site clearly outlined.
(e)
A map indicating the location and design of all on-site wastewater
disposal systems.
(f)
A description of anticipated water quality impacts to areas
located downgradient and areas located along the geologic strike.
(g)
A description of any mitigation measures that could be applied
to minimize impacts of the project or to correct existing problems.
(2)
Specifications for stormwater management basins.
(b)
Stormwater management basins shall not be located closer than
100 feet from the rim of sinkholes or closed depressions nor within
100 feet from disappearing streams, nor shall these basins be located
closer than 50 feet from lineaments or fracture traces, nor shall
these basins be located closer than 25 feet from surface or identified
subsurface pinnacles.
A.
Dedication. All plans for residential subdivision of land or residential
land developments shall provide for the dedication of land for park
and open space uses and/or, upon agreement by the applicant, the construction
of recreation facilities, the payment of fees in lieu thereof, the
private reservation of land, or any combination thereof. All dedications
of land for park and open space purposes shall be consistent with
standards contained within an officially adopted East Petersburg Borough
Comprehensive Plan if such chapter meets the intent and criteria of
Section 503(11) of the Pennsylvania Municipalities Planning Code.[1] Any such offers shall be reviewed by the Borough and if
agreed upon may be dedicated to East Petersburg Borough.
[1]
Editor's Note: See 53 P.S. § 10503(11).
B.
General requirements. Applicants shall designate areas of residential subdivisions or residential land developments for parks, playgrounds, or other public open space and recreational uses in accordance with the provisions of East Petersburg Borough's adopted master park and recreation plan. If no municipal standards are provided, dedication shall be in accordance with the requirements of this chapter (§ 110-610). If the applicable park and open space plan specifically designates a future park site within the proposed development, all plans shall be designed in conformance with such provision and shall identify the location of the land to be dedicated such that it corresponds to the park and recreation plan designation. The applicant shall make an irrevocable offer of dedication of such land to East Petersburg Borough. Title to such land shall be good and marketable, free of liens or other defects, and acceptable to the solicitor of East Petersburg Borough or other entity which will accept dedication of the land. East Petersburg Borough may, upon agreement of the applicant, authorize the transfer of the land to a homeowners' association or to a nonprofit corporation whose purpose is the conservation or preservation of land.
C.
Amount of land to be dedicated. The amount of park and open space
land to be dedicated shall be equal to, and in conformance with, standards
adopted by East Petersburg Borough as expressed in its officially
adopted park and recreation plan or qualifying Comprehensive Plan.
Where no such standards are provided, the following criteria shall
be utilized:
(1)
Consistent with the National Recreation and Park Association,
the amount of park and open space land to be dedicated shall equal
0.25 acre per each 100 projected residents or fraction thereof. The
developer shall provide East Petersburg Borough with information concerning
the density based upon the number and type of dwelling units proposed.
In the event of a dispute as to the estimated population of the proposed
residential subdivision or land development, the determination of
East Petersburg Borough shall control.
(2)
Residential subdivisions of land involving fewer than two lots
individually or cumulatively, and residential land developments consisting
of fewer than five units of occupancy individually or cumulatively,
shall be exempt from this requirement.
(3)
Residential subdivisions of land where more than 20% of the
units are to be reserved for the housing of low-income households
or where the housing is financed by public monies may be exempted
from these requirements if adequate parks and open space is provided
by other means.
(a)
The applicant shall enter into an agreement with East Petersburg
Borough to provide low-income housing and shall demonstrate that such
housing is affordable to low-income households within East Petersburg
Borough. A "low-income household" is defined as a household earning
less than 50% of the median family income of East Petersburg Borough.
(b)
After development, it shall be the responsibility of the developer to present evidence to East Petersburg Borough, that the housing, as constructed, is affordable to low-income households. Failure to provide low-income housing when dedication of park and open space land has been exempted because of the pledge to provide such housing shall constitute a violation of this chapter and shall require that the applicant pay a fee in lieu of the dedication in accordance with Subsection D herein.
D.
Fees in lieu of dedication.
[Amended 5-2-2017 by Ord.
No. 288]
(1)
Notwithstanding anything contained in the above subsections,
the applicant may, with the consent and approval of East Petersburg
Borough, elect to pay a fee, to be used only for the purpose of providing,
acquiring, operating or maintaining park or recreational facilities
reasonably accessible to the development, to the municipality in lieu
of the park and open space dedication.
(a)
The amount of any fee to be paid in lieu of dedication of land
shall be in accordance with any existing East Petersburg Borough adopted
flat-fee-in-lieu-of-dedication schedule which establishes a fixed
price per lot or dwelling unit, whichever is greater. The fixed amount
to be set is $1,200 per lot or dwelling unit.
(2)
The fixed fee amount as set in Subsection D(1)(a) may be changed from time to time by resolution of the Council of East Petersburg Borough.
(3)
Such fee shall be payable to East Petersburg Borough prior to
the recording of each final phase of the plan and shall be in an amount
equal to the actual number of lots in that final phase.
E.
Parkland Acquisition Fund. All fees paid by the developer in lieu
of dedication of park and open space land shall be paid to East Petersburg
Borough and upon its receipt shall be deposited in a separate interest-bearing
account. Fees deposited to this account shall be administered as required
by the Pennsylvania Municipalities Planning Code (Act 247 of 1968,
as amended by Act 170 of 1988, and as subsequently revised).
F.
General design criteria. Except as provided in Subsections H and I below, the type of areas to be dedicated for park and open space land within a subdivision or land development plan shall principally involve neighborhood parks which are defined as "those parks providing primarily active outdoor recreational opportunities located within 1/2 mile radius from a majority of the residences to be served thereby." Exceptions to this will be when dedications are made to a community park which serves the subdivision and is located within a two-mile radius of the majority of the residences to be served or a county park which serves residences located within a ten-mile radius. The land set aside for park and open space uses shall meet the following design criteria:
(1)
The park and open space land shall be reasonably located so
as to serve all of the residents of the subdivision or land development.
(2)
The park and open space land shall be accessible from a public
street or shall adjoin and become a part of an already existing public
park or open space area which is accessible from a public street.
Where access to the park is by public road, the width of the frontage
shall be a minimum length deemed necessary by the municipality for
access, visibility of the site, and public safety.
(3)
No more than 25% of the park and open space land shall contain
detention basins or other stormwater management facilities or be located
within a floodplain or wetland unless such area is part of a linear
trail or greenway along an existing watercourse.
(4)
The park and open space land shall be compact and contiguous and shall meet lot configuration requirements for lots within a residential subdivision unless the land shall be used as a continuation of an existing trail as set forth in Subsection G, as a trail or linear park as set forth in Subsection H herein, or the land is located adjacent to and combined with existing park and open space land, or specific topographic features require a different configuration. An example of such topographic features would be the provision of public open space along a scenic creek.
(5)
When the park and open space land required to be dedicated is
less than five acres in size, the park and open space land shall be
located at a suitable place on the periphery of the subdivision or
land development so a more usable tract will result when additional
park and open space land is obtained upon development of the adjacent
land.
(6)
When public park and open space land exists adjacent to the
tract to be subdivided or developed, the park and open space land
shall be located to adjoin and enlarge the presently existing park
and open space land.
(7)
At least 50% of the finished grade of the site shall have a slope of 3% or less unless the land shall be used as a continuation of an existing trail as set forth in Subsection G, as a trail or linear park as set forth in Subsection H herein, or the preservation of specific, valuable topographic features results in a greater slope (e.g., provision of public space along a scenic watercourse).
(8)
The park and open space land shall be accessible to utilities
such as sewer, water, and power that are provided within the subdivision,
and if so requested by East Petersburg Borough, the developer shall
extend such utilities to the park and open space land.
(9)
If the developer is planning to construct facilities for recreation
on the dedicated property as an amenity for the development, such
facilities shall be constructed in accordance with current standards
established by the National Recreation and Park Association. Where
applicable, facilities constructed shall also comply with the accessibility
guidelines of the Americans With Disabilities Act of 1990. Playground
equipment constructed or placed on parkland shall be in compliance
with guidelines from the Consumer Products Safety Commission.
G.
Existing trails.
(1)
When a subdivision or land development is traversed by or abuts
an existing public trail customarily used by pedestrians and/or equestrians,
the applicant shall make provision for the continued recreational
use of the trail subject to alterations of the course of the trail
within the boundaries of the development under the following conditions:
(a)
The points at which the trail enters and exits the tract shall
remain unchanged.
(b)
The proposed alteration exhibits quality trail design according
to the generally accepted principles of landscape architecture.
(c)
The proposed alteration does not run coincidentally with the
paved road intended for use by motorized vehicles.
H.
Trails and linear parks. East Petersburg Borough may require, as a condition or final plan approval, the dedication and improvement of trails and linear parks, which may be credited toward the park and open space land requirement described in Subsection C. Trails and linear parks developed and dedicated for public use may be credited toward the park and open space land requirement, provided that such trails and linear parks meet the following standards:
(1)
Actual dedications of land shall be a minimum width of 75 feet
and, if to be dedicated to East Petersburg Borough, must be approved
by the governing body.
(2)
The trail or linear park shall conform to any applicable municipal
master park and open space plan, any county-wide trail and recreation
master plan, and appropriate East Petersburg Borough and county Comprehensive
Plans.
(3)
The minimum right-of-way width of an easement containing a trail
which crosses private land shall be 10 feet. Easements may be dedicated
to East Petersburg Borough, the county, or other organization which,
in the judgment of East Petersburg Borough, is appropriate. In all
cases, however, such easements must provide for public use at reasonable
times.
(4)
Trails shall have a vertical clearance of no less than 10 feet.
(5)
Width of the trail surface may vary depending upon type of use
to be accommodated, but in no case shall such width be less than five
feet.
I.
Municipal fund reimbursement. East Petersburg Borough may from time
to time decide to purchase land for parks in or near the area of actual
or potential development. If East Petersburg Borough does purchase
park and open space land within a distance of 1/2 mile, subsequent
park and open space land dedications within that area may, upon agreement
with the applicant, be in cash only and shall be calculated on a percentage
basis to reimburse East Petersburg Borough's actual cost of acquisition
and/or cost of development of such land for park and open space purposes.
The cash amount shall be equal to the sum of the average price per
acre of such land plus the actual costs of adjacent streets and on-site
utilities (or an estimate of such actual costs provided by the Municipal
Engineer) divided by the number of lots or dwelling units in the development.
Once East Petersburg Borough has been reimbursed entirely for all
such park and open space land, this subsection shall cease to apply,
and the other subsections of this section shall again be applicable.
J.
Additional recreation reservations. The provisions of this section
are minimum standards and shall not be construed as prohibiting a
developer, with the approval of East Petersburg Borough, from dedicating
or reserving other land for recreation purposes in addition to the
requirements of this chapter.
K.
Private reservation of land. Notwithstanding anything contained in
the above sections, the applicant may, with the consent and approval
of East Petersburg Borough, elect to fulfill the open space requirements
through the private reservation of a recreation area.
(1)
Any project which proposes the private reservation of land shall
be accompanied by an agreement, which is acceptable to the solicitor
of East Petersburg Borough and which shall be recorded prior to or
concurrent with the preliminary plan approval. Such agreement shall
stipulate:
(a)
That maintenance of the designated open space is the responsibility
of either the applicant, a homeowners' association, a condominium
unit owners' association, or other recognized conservation organization;
(b)
The availability of such private open space to nonresidents
of the development;
(c)
The method by which the private reservation may be offered for
public dedication;
(d)
That the land cannot be developed for other than open space
purposes; and
(e)
That the land cannot be sold or disposed of by the association
except to another organization formed to own and maintain said open
space and without first offering to dedicate the land and improvements
to East Petersburg Borough.
(2)
If such lands are to become common elements of a homeowners'
or unit owners' association of any type, then such association's
organizational bylaws must conform to the requirements of applicable
state law.
L.
Construction of recreation facilities. Notwithstanding anything contained
in the above sections, the applicant may, with the consent and approval
of East Petersburg Borough, elect to fulfill the open space requirements
through the construction of recreational facilities.
(1)
All approved recreation facilities constructed in lieu of land
dedication shall be completed and dedicated to East Petersburg Borough
before fifty-percent occupancy has been reached in any applicable
subdivision or land development.
(2)
East Petersburg Borough may avail itself of all remedies provided
by the Municipalities Planning Code, including, but not limited to,
the withholding of permits to ensure compliance with this provision.
A.
Archaeologic investigations. No project shall be developed on a site
identified by the Pennsylvania Historical and Museum Commission as
containing features of archaeological significance until:
B.
Method of survey. If a complete archaeological survey is required,
it shall be conducted under the supervision of a professional archaeologist
in compliance with standards prescribed by the Pennsylvania Historical
and Museum Commission. Even if a complete survey is not required,
East Petersburg Borough may, upon advice of the State Historic Preservation
Officer, require the developer to retain the services of, and have
present at the site during any excavations or trenching, an archaeologist
with authority to investigate and document any cultural material that
might be unearthed.
C.
Report required. A complete copy of the report of the archaeologist,
including a copy of the field notes, shall be submitted to East Petersburg
Borough and the State Historic Preservation Officer. Arrangements
shall be made by the developer for transfer of any significant artifacts
to a depository where such items can be conserved and made available
for future study.
D.
Preservation of historic features. Subdivisions and land developments
shall be designed to preserve, adaptively reuse, or otherwise provide
for the historic features of Lancaster County and East Petersburg
Borough. Modifications or exterior alterations to historic features
or sites or new construction adjacent to historic features shall be
consistent with the Secretary of the Interior's Standards for
Rehabilitation of Historic Properties as published by the National
Park Service. Subdivisions and land developments shall also be designed
so that new structures do not block historic views, or obstruct the
view of historic properties, and new construction should be visually
complementary to historic structures, consistent with the Secretary
of the Interior's guidelines. If, because of size, scale, construction
material, or type of use, a proposed land development or subdivision
would jeopardize the historic value of a site or structure, such new
construction shall be screened or otherwise visually buffered.
E.
Demolition restricted. No historic feature as defined in this chapter
shall be demolished or moved from its original foundations without
approval of East Petersburg Borough. The applicant shall submit to
East Petersburg Borough a letter from either the State Historic Preservation
Officer or from the Preservation Trust of Lancaster County identifying
the significance of the property, potential effects of the project
that would be adverse, and possible mitigation measures that could
be employed. In evaluating any request for demolition of an historic
feature, East Petersburg Borough shall take into account the significance
of the property; the condition of the feature; the potential for repair,
restoration, stabilization, and reuse; the impact of the feature in
relation to the total project; and the hardship, if any, on the applicant.
F.
Retention of local names. Applicants are encouraged to perpetuate
historic names or geographic references that are traditionally associated
with the area in which a project is located, rather than proposing
project names that are not consistent with Lancaster County and East
Petersburg Borough traditions or culture.
