[Ord. 190 (71-4), 10/14/1971, Article 600, § 601; as amended by Ord. 304 (89-1), 1/4/1989]
1. 
All subdivision plans must reflect a location which has given consideration to the following factors:
A. 
The location of the subdivision must conform to the Southern York County (SYC) Region Comprehensive Plan or any other municipal or regional Comprehensive Plan in effect with respect to streets, public sites and proposed utilities.
B. 
The proposed use of the land in any subdivision must conform to the Zoning Ordinance of Glen Rock Borough [Chapter 27].
C. 
Land subject to hazards of life, health, or property as may arise from fire, floods, disease, excessive noise, falling aircraft, or considered uninhabitable for other reasons may not be subdivided unless the hazards have been removed or the plans show adequate safeguards against them.
D. 
A subdivision must be coordinated with existing development in the neighborhood so the entire area may be developed harmoniously.
E. 
No land shall be subdivided unless the collector street providing access thereto intersects with adopted collector streets on both sides of the access to said subdivision unless:
(1) 
Council shall grant a variance pursuant to § 22-506 specifying as one of the conditions the maximum number of dwelling units.
(2) 
The access to the dwelling units shall not result in unreasonable difficulty or limitation of use by maintenance or emergency personnel or equipment.
[Ord. 190 (71-4), 10/14/1971, Article 600, § 602; as amended by Ord. 307, 10/4/1989]
1. 
In the layout of any subdivision attention must be focused on conditions which can affect development. These can include the following:
A. 
In all subdivisions, all natural and historic features shall be maintained on the basis of Borough determination. In subdivisions where woods or scattered trees exist, of such nature and quality that the Borough considers them deserving of preservation, a grading plan may be required. The grading plan shall show the following:
(1) 
Accurate location of significant individual trees.
(2) 
Accurate existing and proposed ground elevation in relation to these trees. Necessary in order to insure their continued healthy growth may be the following requirements: permanent tree guards, temporary tree guards during construction and grading and limitation as to cuts and fills near the trees.
B. 
In a subdivision where slopes on the site average more than 15%, the Planning Commission may recommend modifications in the Zoning Ordinance [Chapter 27] and/or this Chapter of the Borough.
C. 
In subdivisions subject to periodic or permanent high water table, a drainage plan prepared by an engineer is required. The drainage plan shall show the following:
(1) 
Present and future elevations.
(2) 
All present and proposed facilities for elimination of the high water table.
D. 
Except for a privately created water body, where the subdivision is adjacent to a lake, or other such large water body, the following general standards shall apply:
(1) 
No building may be located within 60 horizontal feet of the median ordinary high water level (maximum pool) or so located that the lowest floor is less than three feet above the ordinary high water level.
(2) 
No structure may be erected beyond the established wharf or dock line.
(3) 
Public access points shall be provided to the water body at an interval of not less than one point in every 1/2 mile along the shore.
(4) 
No building may be erected in any designated floodplain area.
[Ord. 190 (71-4), 10/14/1971, Article 600, § 603; as amended by Ord. 307 (89-4), 10/4/1989]
1. 
All streets proposed to be constructed within Glen Rock Borough shall conform to the following general design requirements:
A. 
Proposed streets shall be planned with regard to the existing street system, topographical conditions, public convenience in terms of fire protection and pedestrian traffic, probable volumes of traffic, existing and proposed use of land on abutting properties and future subdivision extensions of the street system.
B. 
The proposed street system shall be, whenever possible, coordinated with existing system. The proposals shall provide for continuation of the existing system.
C. 
Proposed streets, which are aligned with existing streets, shall bear the name of the existing street. In the event a proposed street is not aligned with an existing street, it shall not bear a name similar to any existing street located within the Borough and/or the same postal service area, irrespective of the suffix street, avenue, boulevard, drive, place, court, etc.
D. 
Where the lots in a subdivision are large enough for resubdivision, or where a portion of the tract is not subdivided, suitable access to these areas shall be provided.
E. 
No land shall be subdivided unless the collector street providing access thereto intersects with adopted collector streets on both sides of the access to said subdivision unless:
(1) 
Council shall grant a variance pursuant to § 22-506 specifying as one of the conditions the maximum number of dwelling units.
(2) 
The access to the dwelling units shall not result in unreasonable difficulty or limitation of use by maintenance or emergency personnel or equipment.
[Ord. 109 (71-4), 10/14/1971, Article 600, § 604]
1. 
Blocks-Length and Depth. The general shape, length and depth of blocks shall be determined on the following basis:
A. 
Provision of adequate building sites suitable to the special needs of the type of use contemplated.
B. 
The Zoning Ordinance [Chapter 27] of Glen Rock Borough that may be adopted by the Borough Council.
C. 
Needs for convenient access, circulation, control, safety of street traffic.
D. 
Limitations and opportunities of topography.
Normally block length shall not exceed 1,600 feet nor be less than 500 feet. Except where reverse frontage lots border a major highway, double lots shall be avoided.
2. 
Blocks in Commercial and Industrial Areas. In commercial and industrial areas the block layout shall be designed with reference to service of the public and in provisions for adequate off-street parking and loading facilities as well as for future expansion. If the nature of the use required special treatment, block length and width requirements in Commercial and Industrial Districts may vary from the elements of design contained in this Section.
3. 
Lot Layout in Subdivision.
A. 
Insofar as is possible, all lots shall be:
(1) 
Perpendicular to the right-of-way lines.
(2) 
Those fronting on curves shall be radial to the right-of-way lines.
(3) 
Every lot shall abut by their full frontage on a dedicated public street.
The shape of lots must be appropriate for the location of the subdivision and for the type of development and use contemplated. Lot sizes, widths, depths, and setbacks shall apply as specified in the Glen Rock Borough Zoning Ordinance [Chapter 27] or as detailed in Appendix 22-10-1 of this Chapter until such time that a Zoning Ordinance is adopted by the Borough.
4. 
Planting Screens. Where lots face an interior street and back on a major thoroughfare or abut properties in other uses with an adverse effect upon them, a planting strip as least 15 feet wide for a screen shall be provided along the back or abutting side of the lot as the case may be. No right-of-access may open onto or through the strip. Where lots back on a creek or other natural barrier there may also be required a fifteen-foot planting strip.
5. 
Grading. Blocks and lots shall be graded to sufficient elevation to secure drainage away from buildings and to prevent the collection of stormwater in pools. Roof drainage shall be provided for according to recommendations of the engineer or such other official as may be designated by the Borough Council. Topsoil shall be preserved and redistributed as cover and shall be suitably planted with perennial grasses or ground cover.
6. 
Residential Parking. At least one off-street parking space with access to a public street shall be provided for each proposed dwelling unit. Where such access is to other than a residential service street, adequate turnaround space shall be provided on the lot.
7. 
House Numbers. House numbers shall be assigned to each lot by the Borough.
[Ord. 190 (71-4), 10/14/1971, Article 600, § 605]
1. 
The design layout and required improvements for mobile home parks are specified in Appendix 22-10-2 of this Chapter. Except as provided otherwise in Appendix 22-10-2, a mobile home park must comply with all provisions of this Chapter.
2. 
The Glen Rock Borough Planning Commission may vary the terms as it applies to mobile home parks when, in the opinion of the Glen Rock Borough Planning Commission, equal performances can be obtained by means other than those specified herein.