[Ord. 190 (71-4), 10/14/1971, Article 700, § 701; as amended by Ord. 357 (94-5), 12/7/1994, § 1]
1. 
Width. The street right-of-way and cartway widths (in feet) must not be less as shown on the following table:
Street Right-of-Way and Cartway Widths
Average Lot Frontage
(Measured at the Building Line)
Street Type
Under 60 feet
60-90 feet
100 feet and over
Major Streets
Arterial or Limited Access Street
Right-of-way
As determined after consultation with the York County Planning Commission and the Pennsylvania Department of Transportation.
Cartway
Collector Streets
Right-of-way
60
60
60
Cartway
36
36
36
Minor Streets
Local Streets
Right-of-way
60
50
50
Cartway
36
34
30
Permanent Cul-de-sac Street
Right-of-way
50
50
50
Cartway
34
30
30
Marginal Access Street
Right-of-way
50
Variable depending on width of adjacent right-of-way, but not less than 33 feet.
Cartway
30
30
30
Service Drive or Alley
Right-of-way
22
22
22
Cartway
22
22
22
2. 
Exceptions to Width Requirements. Provisions for additional street width and right-of-way must be required when determined to be necessary as a part of the Southern York County (SYC) Region Comprehensive Plan or any other municipal or regional Comprehensive Plan in effect. Also, modifications in width requirements can be made in areas of steep slopes.
3. 
Existing Streets. Where an existing street traverses or abuts the subdivision, the entire right-of-way required by these regulations, or as much as is possible within the subdivision, must be provided. The right-of-way must be measured from the center line of the existing roadway.
4. 
Dead-End Streets. Dead-end streets shall be prohibited, except when designed as temporary cul-de-sac streets by the developer on his own land in order to permit future street extensions into adjoining tracts. These temporary dead-end streets must be on approved plans. Also, they must be constructed with a stabilized all weather turnaround of the same radius as that which would be required for a permanent street; the turnaround to be removed when the street is continued.
5. 
Cul-de-sac Streets. Permanent cul-de-sac streets should in general not exceed 500 feet in length unless topographic conditions warrant an increase that is approved by the Borough. They must be provided with a paved turnaround with a minimum diameter of 80 feet to the outside curb and 100 feet to the legal right-of-way. The length of a cul-de-sac street shall be measured from the center of the turnaround to the point of intersection of the center line of the cul-de-sac street and the right-of-way line of the intersecting street.
6. 
Half Streets. New half or partial streets are permitted only:
A. 
When the subdivider obtains agreement in writing from the adjoining property owner to dedicate and improve as required the other half of the street when the adjoining property is subdivided.
B. 
When they are essential to the reasonable subdivision of tracts in conformance with the other requirements and standards of these regulations.
C. 
Where they are needed to complete existing half streets.
7. 
Curves. Where connecting street lines deflect from each other at any one point, by more than 10°, the lines must be connected with a true, circular curve. The minimum radius of the center line for the curve must be as follows:
Type of Street
Minimum Radius
Arterial
500 feet
Collector
300 feet
Minor
200 feet
Straight portions of the street must be tangent to the beginning or end of curves. Except for minor streets there must be a tangent of at least 100 feet between reverse curves. For curves on arterial streets, proper superelevation must be provided as required by the Borough and the Pennsylvania Department of Transportation.
8. 
Vertical Curves. Changes in grade shall be joined by vertical curves; a smooth grade line with gradual changes, as consistent with the type of street and the character of terrain, should be strived for in preference to a line with numerous breaks on short lengths of grades. Vertical curves which do not satisfy the minimum stopping sight distance requirements, specified elsewhere in this Chapter, shall not be approved.
9. 
Grades. The grades of streets must meet the requirements below:
Minimum Grade
Maximum Grade
All Streets
0.5%
Arterial
6%
Collector
7%
Local Streets
12%
Cul-de-Sacs
12%
Marginal Access Streets
12%
Alleys or Service Drives
14%
In all grades exceeding 1%, vertical curves must be used and must be designed for proper sight distance.
10. 
Crown. The slopes of the crown on residential service and neighborhood collector streets shall be at least 1/8 inch per foot but not more than 1/3 inch per foot as directed by the Engineer.
11. 
Sight Distances. Proper sight distance must he provided with respect to both horizontal and vertical alignment. Measured along the center line, five feet above grade, the minimum sight distance must be as follows:
Type of Street
Sight Distance
Arterial
400 feet
Collector
200 feet
Local Street
200 feet
Cul-de-sac
100 feet
12. 
Slope of Banks. The slope of banks measured perpendicular to the street center line may not exceed:
A. 
3 to 1 for fills.
B. 
2 to 1 for cuts.
Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent erosion.
[Ord. 190 (71-4), 10/14/1971, Article 700, § 702]
1. 
Types of Intersections. Intersections involving the junction of more than two streets are prohibited. Intersections must be as nearly at right angles as possible. However, in no case should they deviate from the standards below:
Type of Intersection
Arterial with Arterial
Arterial with Collector
Collector with Collector
Collector with Minor
Minor with Minor
Angle of Intersection of Street Center lines
90°
75° to 105°
75° to 105°
75° to 105°
75° to 105°
2. 
Intersection Grades. Intersections must be approached on all sides by level areas. Where the grade exceeds 7%, these level areas must have a minimum length of 50 feet (measured from the intersection of the center line) within which no grade may exceed a maximum of 4%.
3. 
Intersection Curve Radii. Design of curb or edge of pavement must take into account such conditions as types of turning vehicles, likely speeds of traffic, angle of turn, number of lanes, and whether parking is permitted; but curb or edge of pavement radii must not be less than the following:
Type of Intersection
Minimum Simple Curve Radii of Curb or Edge of Pavement
Arterial with Arterial
40 feet or more, as determined after consultation with Pennsylvania Department of Transportation
Arterial with Collector and Minor
35 feet
Collector with Collector
30 feet
Collector with Minor Street
25 feet
Minor Street with Minor Street
20 feet
Three-centered compound curves equivalent to the above minimum simple curves are permitted and encouraged where applicable.
Radius corners or diagonal cutoffs must be provided on the property lines substantially concentric with, or parallel to the chord of, the curb radius corners.
4. 
Intersection Sight Distances. Proper sight lines must be maintained at all street intersections. Measured along the center line, there must be a clear-sight triangle with sides as follows:
Type of Intersection
Clear-Sight Triangle Side
Arterial with Arterial
150 feet
Arterial with Collector and Minor
150 feet
Collector with Collector
75 feet
Collector with Minor
75 feet
Minor with Minor
75 feet
No building or obstruction is permitted in this area. At intersections involving state highways, sight distances must conform to standards of the Pennsylvania Department of Transportation.
5. 
Distance Between Intersections. The distance between intersections below must be observed.
Type of Intersection
Arterial with Arterial
Arterial with Collector and Minor
Collector with Collector
Collector with Minor
Minor with Minor
Minimum distance between center lines of intersections
800 feet
800 feet
600 feet
500 feet
500 feet
Minimum separation of center lines for streets not in alignment
—
—
—
125 feet
125 feet
A. 
Intersections on Arterials. Minor and collector streets may not intersect arterials at intervals of less than 800 feet and shall be in alignment with existing and planned streets entering the arterial from the opposite side.
B. 
Intersections of Collector Streets with Other Collector Streets. Collector streets may not intersect another collector street at intervals of less than 600 feet and shall be in alignment with the existing and planned collector streets intersecting the collector street from the opposite side.
C. 
Intersections of Minor Streets with Other Minor Streets or with Collector Streets. If streets are not in alignment, the distance between streets opening up on opposite sides of any existing or proposed streets must be no less than 125 feet measured from their center lines.
[Ord. 190 (71-4), 10/14/1971, Article 700, § 703; as amended by Ord. 490 (2017-05), 10/18/2017]
1. 
Pavements. Streets must be surfaced to the grades and dimensions drawn on plans, profiles, and cross-sections submitted by the subdivider and approved by the Borough. Before paving the street surface, the subdivider must install required utilities and provide, where necessary, adequate subsurface drainage for the streets, as acceptable to the Borough. The pavement base and wearing surface must be constructed according to the Pennsylvania Department of Transportation's specifications following:
A. 
For minor, collector, and arterial streets the construction of surface course and base course must be in accordance with Pennsylvania Department of Transportation Specifications, Publication 408/2011, as amended or supplemented. Base course must be at least eight inches in depth after compaction.
B. 
The Borough shall decide if a collector or arterial street is required as a direct result of the construction of his subdivision in which case the subdivider is responsible for paving the additional width required.
2. 
Curbs. In subdivisions which have a typical lot width of 80 feet or less at the building setback line, curbs must be installed. On minor streets, curbs may be either the vertical or rolled curb and gutter type. On collector or arterial streets, only the vertical type may be used. The transition from one type of curb to another may be affected only at a street intersection. All vertical curbs must be constructed of Portland cement concrete. The construction of vertical curbs shall conform to the requirements for plain cement concrete curb contained in the Pennsylvania Department of Transportation's specifications. Rolled curb and gutter type curbs must be constructed of bituminous material placed by curbing machine.
3. 
Gutters. In areas where curbing is not used, suitable gutters must be installed to avoid erosion. The Borough may require installation of curbs and/or gutters in any subdivision where the evidence indicates that such improvements are necessary for proper drainage.
[Ord. 190 (71-4), 10/14/1971, Article 700, § 704; as amended by Ord. 490 (2017-05), 10/18/2017]
1. 
Where Sidewalks Required. In subdivisions where semidetached and attached structures are planned and in subdivisions which have a typical lot width at the building setback line of 80 feet or less, sidewalks must be installed on both sides of the street, except on streets which bound the subdivision. Sidewalks may also be required by the Planning Commission:
A. 
In subdivisions where lots are greater than 80 feet and the character of the neighborhood is such that they are considered necessary.
B. 
If it would be desirable to continue sidewalks that are existing in adjoining subdivision.
C. 
To provide access to community facilities such as schools, shopping areas, and recreation areas.
2. 
Location of Sidewalks. The sidewalk must commence one foot inside the right-of-way line and extend toward the curbline.
3. 
Width of Sidewalks. Sidewalks must be at least four feet wide. In the vicinity of shopping centers, schools, recreation areas, and other such facilities, they must be at least six feet wide and located within the street right-of-way.
4. 
Construction of Sidewalks. The sidewalk must be constructed of 3,000 pound Portland cement concrete, be at least five inches thick, and be underlain by crushed stone of at least four inches thickness.
5. 
Grass Planting Strip. A grass planting strip must be provided between the curb or edge of the cartway and sidewalk.
6. 
Crosswalks. When considered necessary to provide circulation or access to schools, playgrounds, shopping centers, transportation, and other facilities, pedestrian crosswalks must be provided. They must be no less than 12 feet wide.
7. 
Street Trees. For the safety, convenience, and attractiveness of the subdivision street trees must be provided. They should be:
A. 
Of a minimum diameter of 1 1/2 inches.
B. 
Planted between the sidewalk and building line at least five feet from the sidewalk, or where the planting strip is six or more feet wide, between the curb and sidewalk, or on the center line of median dividers.
C. 
Uniformly spaced not less than 50 feet nor more than 70 feet apart.
D. 
Native varieties acceptable to the Borough of Glen Rock.
8. 
Street Lights. For the safety, convenience, and attractiveness of the subdivision, on-site or public streetlights shall be installed unless conditions require otherwise.
9. 
Street Signs. Street name signs must be placed at all intersections. Their type, height, and design must be approved by the Borough.
10. 
Street Names. Names of new streets shall not duplicate existing or platted street names, or approximate such names by the use of suffixes such as "lane," "way," "drive," "court," "avenue." In approving names of streets, cognizance may be given to existing or platted street names within the postal delivery district served by the Post Office. New streets shall bear the same name of the existing or platted street of which they are a continuation or with which they are in alignment. Street names must be approved by the Planning Commission and Borough Council.
[Ord. 190 (71-4), 10/14/1971, Article 700, § 705]
1. 
Required Location and Size of Service Drives or Alleys.
A. 
In subdivisions with detached and semidetached dwellings, alleys are prohibited except:
(1) 
In the rear of lots that front on a major thoroughfare.
(2) 
Where necessary to furnish access to rear yard garages on very steep lots.
B. 
In other types of residential subdivisions they may be permitted. In Commercial or Industrial Districts without off-street loading areas, alleys are required except as following. Where other definite and assured provision is made for service access, such as off-street loading, unloading, and parking consistent with and adequate for the uses proposed, the Borough Council may waive this alley requirement. No part of any dwelling, garage, or other structure may be located within 16 feet of the center line of an alley.
C. 
All service drives or alleys must be paved to a width of at least 22 feet.
2. 
Dead-End Service Drives or Alleys. Where service drives or alleys dead end, they must be provided with a paved turnaround with a minimum diameter of 80 feet or a paved "Y" turnaround of sufficient size.
3. 
Access. Streets shall be laid out to make provision for access to all lots and to adjacent undeveloped areas, and the subdivider shall improve these access streets to the limits of the subdivision.
4. 
Access Drives.
A. 
Within 10 feet of a street right-of-way line, an access drive may not exceed 35 feet or be less than 12 feet in width.
B. 
On street frontage, the number of access drives may not exceed two per lot.
C. 
An access drive may not cross a street right-of-way line:
(1) 
Within 60 feet of the right-of-way line of an intersecting street.
(2) 
Within five feet of a fire hydrant.
(3) 
Within 50 feet of another access drive on the same property.
(4) 
Within three feet of a property line other than at a street intersection. Unless the distance is greater than 25 feet no island or curb is permitted.
D. 
The minimum angle between the center line of the access drive and the street shall be not less than 65°.
E. 
An access drive must be located in safe relationship to sight distance and barriers to vision. The drive may not exceed a slope of 5% within 25 feet of the street right-of-way line.
F. 
Where a drive enters a bank through a cut, the shoulders of the cut may not exceed 50% in slope within 25 feet of the point the drive intersects the street right-of-way.
5. 
Reserve Strips. Reserve strips controlling access to the subdivision or to adjacent areas are prohibited except when their control is definitely placed in the Borough under conditions approved by the Borough.
6. 
Where No Street Standards. Where standards for required street or any other improvements are not set forth in these regulations or specified by the Borough under these regulations, the applicable standards or requirements of the Pennsylvania Department of Transportation govern. All work must be performed in the manner prescribed in the standard specifications for road construction of the Pennsylvania Department of Transportation.
[Ord. 190(71-4), 10/14/1971, Article 700, § 706; as amended by Ord. 337 (92-4), 5/6/1992, § 19; and by Ord. 490 (2017-05), 10/18/2017]
1. 
Requirements. Based upon the results of the feasibility report, the subdivision must be provided with water supply facilities as follows:
A. 
Where there is an existing public water supply system on or near the subdivision, a complete water main system connected to the existing public water supply system.
B. 
Where there is no existing public water supply system on or near the subdivision, a community water supply system with satisfactory provisions for its maintenance approved by the Borough Engineer and the Pennsylvania Department of Environmental Protection.
C. 
Where there is no existing public water supply and the feasibility report indicates that a community water supply system is not feasible, each lot in the subdivision must be provided with an individual water supply system in accordance with minimum standards approved by the Pennsylvania Department of Environmental Protection.
2. 
System Plan. The plan for the installation of the mains of a water supply system must be prepared for the subdivision with cooperation of the appropriate water utility company and approved by the Borough Engineer. Upon the completion of the water supply system, one copy of the plan for the system as built must be filed with the Borough.
3. 
Utility Certification. If water is to be provided by any means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, the developer shall present evidence to the Planning Commission and the Borough Council that the subdivision or land development is to be supplied by a certified public utility, by a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.
4. 
Fire Hydrants. Fire hydrants must be installed as an integral part of any public water supply system, and placed no more than 600 feet apart.
[Ord. 190 (71-4), 10/14/1971, Article 700, § 707; as amended by Ord. 490 (2017-05), 10/18/2017]
1. 
Requirements.
A. 
Based upon the results of the feasibility report required in § 22-205, the subdivision must be provided with sanitary sewage disposal facilities as follows:
(1) 
Where there is an existing public sanitary sewer system on or near the subdivision, a complete sanitary sewage collection system must be installed and connected to the existing public sanitary sewer system.
(2) 
Where there is no existing public sanitary sewer system, but a public sanitary sewer system is to be installed on or near the subdivision within two to four years, a complete sanitary sewage collection system must be installed.
(a) 
Connected to a community treatment plant until connection to a public sanitary sewer system is made.
(b) 
Capped, and on-site subsurface sewage disposal systems provided until such time that connection to a public sanitary sewer system can be made.
(3) 
Where there is no existing public sanitary sewer system, a community sanitary sewer system and treatment plant approved by the Pennsylvania Department of Environmental Protection must be installed in accordance with the requirements of the Pennsylvania Department of Environmental Protection and satisfactory provision made for its maintenance.
(4) 
Where there is no existing public sanitary sewer system and the feasibility report indicates that a community sanitary sewer system and treatment plant is not feasible, on-site subsurface sewage disposal systems must be installed.
B. 
If on-site subsurface sewage disposal systems are feasible, they must be laid out in accordance with minimum standards of the Sewage Facilities Act (Act 537), 35 P.S. § 750.1 et seq., of the Pennsylvania Department of Environmental Protection. The Borough and/or the Pennsylvania Department of Environmental Protection must inspect and approve each on-site sewage disposal system.
C. 
If on-site subsurface sewage disposal systems are not feasible, connection to a public sanitary sewer system or installation of a community sanitary sewer system must be made prior to development of the subdivision.
2. 
System Plan. The plan for the installation of a sanitary sewer system must be prepared for the subdivision and approved by the Borough Engineer and the Pennsylvania Department of Environmental Protection. The Borough Engineer must inspect the sewer line before it is covered over. Upon completion of the sanitary sewer installation, the plan for the system as built must be filed with the Borough.
3. 
Sewer Pipe. Any sewer pipe main must be at least eight inches in diameter and any sewer lateral must be at least four inches. Storm sewers may not be connected with sanitary sewers.
4. 
Manholes. Manholes shall be located generally at intervals of 250 feet and in no case more than 400 feet. Manholes are also required at all points of change of course or grade and at all points of intersection of sewer lines.
[Ord. 190 (71-4), 10/14/1971, Article 700, § 708; as amended by Ord. 490 (2017-05), 10/18/2017]
1. 
General Requirements. Adequate storm sewers, culverts, and related facilities must be provided, as necessary, to:
A. 
Permit the unimpeded flow of natural watercourses.
B. 
Ensure the drainage of all low points along the line of streets.
C. 
Intercept stormwater runoff along streets at intervals, reasonably related to the extent and grade of the area drained.
D. 
Provide adequate drainage away from on-site sewage disposal facilities.
Storm drainage facilities must be designed not only to handle the anticipated peak discharge from the property being subdivided, but also the anticipated increase in runoff that will occur when all the property at a higher elevation in the same drainage basin is fully developed.
2. 
Lot Drainage. Lots shall be laid out and graded to provide positive drainage away from new and existing buildings.
3. 
Nearby Existing Facilities. Where adequate existing storm sewers are readily accessible, the subdivider must connect his stormwater facilities to these existing sewers.
4. 
Open Drainageways.
A. 
When open drainageways are used for the disposal of stormwater, the Borough shall review the design of such open drainageways in relation to the following:
(1) 
Safety. Steep banks and deep pools shall be avoided.
(2) 
Erosion. Adequate measures shall be taken, such as seeding, sodding, paving, or other measures as necessary to prevent the erosion of banks and the scouring of the channel bottom.
(3) 
Stagnation. Design of open drainageways shall not create stagnant pools or swampy areas.
B. 
Whenever the evidence available to the Borough indicates that natural surface drainage is inadequate, the subdivider shall install a stormwater sewer system in accordance with approved plans and profiles. The system shall be designed by a registered engineer and be approved by the Borough.
C. 
Approval. Drainage structures for areas of more than 1/2 mile square shall be subject to approval by the Pennsylvania Department of Environmental Protection.
5. 
Abutting Properties.
A. 
In the design of storm drainage facilities, special consideration must be given to preventing excess runoff onto adjacent developed or undeveloped properties. In no case may a change be made in the existing topography which would:
(1) 
Within a distance of 20 feet from a property line to the beginning of the slope result in increasing any portion of the slope to more than 70%.
(2) 
Result in a slope which exceeds the normal angle of slippage of the material involved.
B. 
All slopes must be protected against erosion.
6. 
Drainage upon and on Streets.
A. 
Part I — Upon Streets. In order to give proper surface water drainage upon streets, a structure on a lot must be at a grade in satisfactory relationship:
(1) 
With the established street grade.
(2) 
With the existing street grade where none is established.
B. 
Part II — On Streets. A street must be designed so as to provide for the discharge of surface water from its right-of-way. The slope of the crown on a street may not be less than 1/8 of an inch per foot and not more than 1/3 of an inch per foot. Adequate facilities must be provided at low points along a street and at other points at which it is necessary to intercept runoff.
[Ord. 190 (71-4), 10/14/1971, Article 700, § 709]
1. 
Easements, Width and Location. When easements for utilities are required, they must be a minimum of 15 feet wide. The location of easements for overhead utilities shall be determined after consultation with the appropriate utility companies.
2. 
Underground Installations. Electric, telephone and all other utility facilities shall be installed underground unless, in the opinion of the Borough, special conditions require otherwise.
3. 
Natural Gas Lines. All natural gas lines must be installed in compliance with the ASA Code B31, 80 1958, as amended. The minimum distance from a natural gas line to a dwelling unit must be as required by the applicable transmission or distributing company.
4. 
Petroleum Lines. Between a proposed dwelling unit and the center line of a petroleum products transmission line which may traverse the subdivision, there must be a minimum distance of 100 feet measured in the shortest distance. In instances such that topographic conditions decrease the hazards involved or in which it would cause undue hardship in the efficient layout of the subdivision, the Planning Commission may reduce this requirement.
5. 
Street Lighting Installation. The subdivider must provide an easement for any streetlights installed or for future streetlighting installations. Before installation, he must consult with the public service utility involved.
[Ord. 190 (71-4), 10/14/1971, Article 700, § 710]
1. 
Specifications. Monuments and markers must be constructed as follows:
Material
Minimum Size
Monument
Concrete or stone
6 inches x 6 inches x 30 inches
Marker
Iron pipes or iron or steel bars
15 inches x 3/4 inch diameter
2. 
Placement and Marking. Monuments and markers must be placed by a registered engineer or surveyor so that the scored or marked point coincides exactly with the point of intersection of the lines being monumented. They must be set so that the top of the monument or marker is level with the surface of the surrounding ground. Monuments must be marked on top with a copper or brass dowel.
3. 
Location of Monuments. Monuments must be set:
A. 
At the intersection of lines forming angles in the boundaries of the subdivision.
B. 
At the intersection of street lines.
4. 
Location of Markers. Markers must be set:
A. 
At the beginning and ending of curves along street property lines.
B. 
At points where lot lines intersect curves either front or rear. At angles in property lines of lots.
C. 
At all other lot corners.
5. 
Removal. Any monuments or markers that are removed must be replaced by a registered engineer or surveyor at the expense of the person removing them.
6. 
Landmarks. Wherever possible, subdividers shall preserve trees more than six inches in diameter at the base of the trunk, groves, waterways, scenic and historic places, and other community assets and landmarks.
[Ord. 190 (71-4), 10/14/1971; as added by Ord. 337 (92-4), 5/6/1992, § 20; and amended by Ord. 490 (2017-05), 10/18/2017]
The applicant shall submit an erosion and sedimentation control plan to the York County Conservation District, as required, and shall submit an approval letter from the agency indicating that the plan meets the requirements of 25 Pa. Code, Chapter 102, Rules and Regulations of the Pennsylvania Department of Environmental Protection.