The following principles, standards and requirements will be
applied by the Borough Council and Planning Commission to evaluating
plans for proposed subdivisions or land developments. The standards
and requirements outlined herein shall be considered minimum standards
and requirements for the promotion of the public health, safety, morale
and general welfare. Where literal compliance with the standards herein
specified is clearly impractical, the Borough Council may modify or
adjust the standards to permit reasonable utilization of property
while securing substantial conformance with the objectives of this
chapter.
1.
Land shall be suited to the purposes for which it is to be subdivided
or developed.
2.
Land which is unsuitable for development because of hazards to life,
safety, health or property shall not be subdivided or developed until
such hazards have been eliminated or unless adequate safeguards against
such hazards are provided for in the subdivision or land development
plan. Land included as having unsuitable characteristics would be
the following:
A.
Land subject to flooding or which has a high groundwater table.
B.
Land which, if developed, will create or aggravate a flooding condition
upon other land.
C.
Land subject to subsidence.
D.
Land subject to underground fires.
E.
Land containing significant areas of slope greater than 10%.
F.
Land which, because of topography or means of access, is considered
hazardous by the Borough Council.
G.
Land which is subject to ground pollution or contamination. An appropriate statement as to, and proof of, the suitability for development, addressing the concerns of this section as required by §§ 22-402 and 22-403 of this chapter, shall be presented to the Commission. Approval to eliminate or develop safeguards on land containing slopes greater than 10% must be obtained before any action on the part of the developer is taken.
3.
Proposed subdivision or land development shall be coordinated with
existing nearby neighborhoods so that the community as a whole may
develop harmoniously.
1.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by the
Borough of Sharpsburg and shall be coordinated with existing or proposed
streets in adjoining subdivisions or land developments.
2.
Proposed streets shall further conform to such county and state road
and highway plans as have been prepared, adopted or filed as prescribed
by law.
3.
Streets shall be related to the topography so as to produce usable
lots and acceptable grades.
4.
Access shall be given to all lots and portions of the tract in the
subdivision or land development and to adjacent unsubdivided territory
unless the topography clearly indicates that such connection is not
feasible. Streets giving such access shall be improved to the limits
of the subdivision or land development and shall be improved to Borough
specifications. Reserve strips and landlocked areas shall not be created.
5.
Streets shall be laid out to preserve the integrity of their design.
Local access streets shall be laid out to discourage their use by
through traffic and, where possible, arterial streets shall be designed
for use by through traffic.
6.
Where the proposed subdivision or land development contains or is
adjacent to an existing or proposed arterial street or a highway designated
as a limited access highway by the appropriate highway authorities,
provision shall be made for marginal access streets at a distance
acceptable for the appropriate use of the land between the arterial
street or limited access highway and the marginal access streets.
The Borough Council may also require rear service areas, double frontage
lots or such other treatment as will provide protection for abutting
properties, reduction in the number of intersections with primary
streets, and separation of local and through traffic.
7.
Half or partial streets will not be permitted in new subdivisions
or land developments except where essential to reasonable subdivision
or development of a tract in conformance with the other requirements
and standards of this chapter and where, in addition, satisfactory
assurance for dedication of the remaining part of the street can be
secured.
8.
Wherever a tract to be subdivided or developed borders an existing
half or partial street, the entire street shall be shown on the plan.
9.
Dead-end streets shall be prohibited, except as stubs (with adequate
turning capability) to permit future street extension into adjoining
tracts, or when designed as culs-de-sac.
10.
New reserve strips, including those controlling access to streets,
shall be forbidden.
11.
Where adjoining areas are not subdivided, the arrangement of streets
in a proposed subdivision or land development shall be made to provide
for the proper projection of streets into the unsubdivided land.
12.
Street names shall be coordinated with existing or platted street
names, and if a new street is a continuation of or is aligned with
an existing or platted street, it shall bear the same name as the
existing or platted street.
13.
No street shall be laid out or opened which extends to or crosses
any boundary between the Borough of Sharpsburg and any other municipality
except with the specific approval of the Borough Council and upon
such conditions as the Borough Council may impose. If the street is
proposed to serve a commercial area, an industrial area or a residential
area of 50 dwelling units or more located in another municipality,
the street shall not be approved unless the area is also served by
a street in the other municipality and unless the relevant traffic
facilities of the Borough of Sharpsburg are adequate to handle the
anticipated volume.
14.
All streets shall have a uniform width throughout their respective
lengths except where otherwise required by the Borough Council pursuant
to § 22-504.2C.
1.
Street classification. Three functional classifications are hereby
established for the streets and roads in the Borough of Sharpsburg.
A.
Arterial. This classification includes highways which provide intra-county
or intermunicipal traffic of substantial volumes, where the average
trip lengths are usually five miles or greater. Generally, these highways
should accommodate operating speeds of 35 to 55 miles per hour.
B.
Collector. This classification is intended to include those highways
which connect local access highways to arterial highways. They may
serve intracounty and intra-township traffic. They may serve as traffic
corridors connecting residential areas with industrial, shopping and
other service. They may penetrate residential areas. Generally, these
highways will accommodate operating speeds of 35 miles per hour.
C.
Local access. This classification is intended to include streets
and roads that provide direct access to abutting land and connections
to higher classes of roadways. Traffic volumes will be low and travel
distances generally short. These streets and roads should be designed
for operating speeds of 25 miles per hour or under.
2.
Right-of-way widths.
A.
Minimum widths for each type of public street shall be as follows:
|
Type of Street
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
|
|---|---|---|
|
Arterial
|
80 to 120
|
46
|
|
Collector
|
60
|
34
|
|
Local access
|
50
|
30
|
B.
Where a proposed subdivision abuts or contains an existing public
street or road having a right-of-way width less than would be required
if said street or road were created under this chapter, sufficient
additional width for right-of-way shall be provided and dedicated
to meet the foregoing standards.
C.
Additional right-of-way and cartway widths may be required by the
Borough Council to promote public safety when special conditions require
it and to provide parking space in areas of intensive use.
3.
Cul-de-sac streets.
A.
Cul-de-sac streets, whether permanent or temporary, shall be provided
at the closed end with a turnaround having a minimum radium to the
edge of the finished street or curbline of not less than 50 feet.
B.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to a property line
and a right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into the adjoining tract. At such time as such a street
is extended, the overage created by the turnaround outside the boundaries
of the extended street shall revert in ownership to the property owners
fronting on the cul-de-sac turnaround.
C.
Commercial and industrial culs-de-sac shall be reviewed for adequacy
by the Borough Engineer. His recommendations will be given to the
Borough Council, who shall have final authority in this matter.
D.
Permanent cul-de-sac streets shall be kept to a minimum and shall
not exceed 600 feet in length.
4.
Street alignment.
A.
Whenever street lines are deflected by more than 5°, connection
shall be made by horizontal curves.
B.
The minimum radius at the center line for horizontal curves on collector
and arterial streets shall be 300 feet, and for local streets the
minimum tangent shall be at least 250 feet.
C.
On local access streets, the minimum tangent between reverse curves
shall be at least 100 feet; on collector and arterial streets, the
minimum tangent shall be at least 250 feet.
D.
Minimum vertical sight distance measured four feet above grade shall
be 300 feet for collector and arterial streets and 100 feet for local
access streets.
6.
Street intersections.
A.
Local streets shall not intersect with collector or arterial streets
on the same side at intervals of less than 800 feet as measured from
center line to center line.
B.
The distance between center lines of streets opening onto the opposite
side of a proposed or existing street shall not be less than 150 feet
unless the streets are directly opposite each other.
C.
Multiple intersections involving the junction of more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety.
D.
Streets shall be all laid out to intersect as nearly as possible
at right angles. Local streets shall not intersect collector or arterial
streets at an angle of less than 75°. The intersection of two
local streets shall not be an angle of less than 60°.
E.
Minimum curb radius at the intersection of two local streets shall
be at least 20 feet; minimum curve radius at an intersection of a
local street and a collector or arterial street shall be at least
25 feet.
F.
There shall be provided and maintained at all intersections clear
sight triangles of 75 feet in all directions measured along the center
line from the point of intersection. Nothing which obstructs the vision
of a motorist shall be permitted in this area.
G.
Intersections shall be designed with a flat grade wherever practical.
Where the grade of any street at the approach to an intersection exceeds
7%, a leveling area shall be provided having a grade of not greater
than 4% for a distance of 25 feet measured from the nearest right-of-way
line of the intersecting street.
7.
Pavement design.
A.
All components of the pavement structure shall be designed and constructed
in accordance with Pennsylvania Department of Transportation Specification
Form 408.
B.
Minimum requirements. The following shall be considered to be minimum
standards for street construction in Borough of Sharpsburg:
|
Alternates
|
Type
|
Local Access Streets
(inches)
|
Collector and Arterial Streets
(inches)
| |
|---|---|---|---|---|
|
Rigid pavement
| ||||
|
Plain cement
Concrete subbase
|
6
6
|
6
6
| ||
|
Flexible pavements
| ||||
|
Surface
Base
Subbase
|
ID-2
Bituminous
|
1 1/2
4
6 (if req.)
|
1 1/2
6
6 (if req.)
| |
|
Surface
Base
Subbase
|
ID-2
Crushed aggregate (regular or dense grade)
|
3
6
6 (if req.)
|
3
10
9 (if req.)
| |
|
Surface
Base
Subbase
|
ID-2
Modified stone aggregate
|
3
8
6 (if req.)
|
3
10
9 (if req.)
| |
1.
Curbs.
A.
Curbs shall be provided on all streets and parking compounds located
within multifamily and apartment building developments. Curbs shall
also be required on new streets in subdivisions or land developments
in which the average lot width of interior lots at the required building
setback line is 100 feet or less. Curbs may also be required in any
subdivision in which the lot areas or lot widths exceed the above
minimum, when the center-line street grade of any street exceeds 3%.
In such cases, curbs or other drainage controls shall be installed
to properly control surface drainage and protect the streets from
erosion. The requirement of the curbs may be waived at the discretion
of the Borough Council.
B.
All curbs shall be depressed at intersections to sufficient width
to accommodate wheelchairs. Depression shall be in line with sidewalks
where provided.
C.
Curbs may be either the vertical type or rolled curb and gutter type.
Rolled curb and gutter shall not be used for collector streets. The
transition from one type of curb to another shall occur only at street
intersections.
D.
All curbs shall be constructed of portland cement concrete, with
expansion joints every 20 feet, and shall follow PennDOT standards
where applicable.
2.
Sidewalks.
A.
Sidewalks shall be provided on all streets and parking compounds
located within multifamily and apartment building developments. Sidewalks
shall also be required on new streets in subdivisions or land developments
in which average lot width of interior lots at the required building
setback line is 100 feet or less. The requirement of sidewalks may
be waived at the discretion of the Borough Council.
B.
Minimum widths for sidewalks along each type of public street shall
be four feet and shall follow PennDOT specifications where applicable.
C.
Sidewalks shall be installed along the entire length of any portion
of the site which abuts municipal, county or state rights-of-way unless
expressly waived by the Planning Commission.
D.
Sidewalks shall be installed along at least one side of all parking
areas, entrance drives and streets, providing for safe, pleasant and
efficient pedestrian circulation from all parking stalls to all entrances
to structures.
E.
At least one means of access to all public and commercial buildings
must be provided to accommodate handicapped individuals. Ramp gradient,
the requirement of railings and the treatment of pavement surfacing
shall comply with applicable requirements of the Pennsylvania Department
of Labor and Industry.
F.
Internal sidewalks shall be of concrete, precast blocks, terrazzo
(textured surface only), brick, flagstone, rubblestone or blackstone.
[Amended 2-21-2013 by Ord. No. 13-05]
1.
Prior to the preliminary and final approval of subdivision and/or
land development plans or the issuance of any permit or the commencement
of any land disturbance activity, the owner, subdivider, developer
or his agent shall submit a stormwater management plan to the Borough
for approval. The following activities are specifically exempt from
the plan preparation provisions of this chapter:
A.
Land disturbances affecting less than 3,000 square feet of impervious
surfaces.
B.
Land disturbances associated with existing one- and two-family dwellings.
C.
Use of land for gardening for home consumption.
D.
Agriculture when operated in accordance with a conservation plan
or erosion and sedimentation control plan prepared by the Conservation
District.
E.
Forest management operations which are following the Department of
Environmental Protection's management practices contained in
its publication "Soil Erosion and Sedimentation Control Guidelines
for Forestry" and are operating under an erosion and sedimentation
control plan.
2.
The following items, when appropriate, shall be included in the plan:
A.
General.
(1)
General description of project.
(2)
General description of erosion and sedimentation controls.
(3)
General description of stormwater controls both during and after
development.
(4)
Expected project time schedule, including anticipated start
and completion dates.
(5)
Training and experience of person(s) preparing the plan.
B.
Map(s) of the project area, showing:
(1)
The location of the project relative to highways, municipalities
or other identifiable landmarks.
(2)
Existing contours at intervals of two feet. In areas of steep
slopes (greater than 15%) five-foot contour intervals may be used.
(3)
Streams, lakes, ponds or other bodies of water within the project
area or which will be affected by runoff from the project.
(4)
Other physical features, including existing drainage swales
and areas of natural vegetation to be preserved.
(5)
Locations of proposed underground utilities, sewers and waterlines.
(6)
An overlay showing soil types and boundaries.
(7)
Proposed changes to land surface and vegetative cover.
(8)
Areas to be cut or filled.
(9)
Proposed structures, roads, paved areas and buildings.
(10)
Final contours at intervals of two feet. In areas of steep slopes
(greater than 15%) five-foot contour intervals may be used.
C.
Erosion and sedimentation controls.
(1)
The staging of all earthmoving activities must be described,
including cuts and fills, streets, underground utilities, sewer and
water lines, buildings, driveways, parking areas, recreational areas,
other structures, etc.
(2)
The type, location and extent of all erosion and sedimentation
control measures must be shown on a map and described, including all
calculations, assumptions and criteria used in designing the controls
and a schedule for their implementation.
D.
Stormwater management controls.
(1)
All stormwater management controls must be shown on a map and
described, including:
(a)
Groundwater recharge methods such as seepage pits, beds or trenches.
When these structures are used, the locations of septic tank infiltration
areas and wells must be shown.
(b)
Other control devices or methods such as rooftop storage, semipervious
paving materials, grass swales, parking lot ponding, vegetated strips,
detention or retention ponds, storm sewers, etc.
(c)
Schedule for installation of the control measures and devices.
(2)
All calculations, assumptions and criteria used in the design
of the control device or method must be shown.
E.
Maintenance program. A maintenance program for all stormwater management
control facilities must be included. This program must include the
proposed ownership of the control facilities and detail the financial
responsibility for any required maintenance.
3.
Maintenance of natural drainageways. All natural streams, channels,
swales, drainage systems and/or areas of surface water concentration
shall be maintained in their existing condition unless an alteration
is approved by the Borough. All encroachment activities shall comply
with the requirements of Chapter 105 (Water Obstructions and Encroachments)
of Pennsylvania Code Title 25, Rules and Regulations of the Pennsylvania
Department of Environmental Protection.
4.
Lots shall be laid out and graded to provide positive drainage away
from buildings. The Borough Council may require a grading and drainage
plan for individual lots indicating a buildable area within each lot,
complying with the setback requirements, for which positive drainage
is assured.
5.
No person, corporation or other entity shall block, impede the flow
of, alter, construct any structure or deposit any material or thing
or commit any act which will affect normal or flood flow in any communal
stream or watercourse without having obtained prior approval from
the Borough of Sharpsburg or the Department of Environmental Protection,
whichever is applicable.
6.
Where a subdivision or land development is traversed by a natural
watercourse there shall be provided a drainage easement or right-of-way
conforming substantially with the line of such watercourse and of
such width as will be adequate to preserve natural drainage.
7.
The subdivider or developer and each person, corporation or other
entity which makes any surface changes shall be required to:
A.
Collect on-site surface runoff and dispose of it to the point of
discharge into the common natural watercourse of the drainage area.
B.
Design drainage facilities to handle runoff from upstream areas,
assuming full development of those areas based upon the Comprehensive
Plan for Borough of Sharpsburg.
C.
Design, construct and/or install such drainage structures and facilities
as are necessary to prevent erosion damage to the subdivision or land
development, adjacent property and downstream property. Such structures
and facilities shall satisfactorily convey such surface waters to
the nearest practical street, storm drain, detention pond or natural
watercourse.
8.
Storm sewers, culverts and related installations shall be provided
to permit unimpeded flow of a natural watercourse to drain all low
points along streets and to intercept stormwater runoff along streets
at intervals reasonably related to the extent and grade of the area
drained.
9.
Storm sewers, as required, shall be placed in front of the curb or
curbline when located in a street right-of-way. When located in undedicated
land, they shall be placed within an easement not less than 15 feet
wide, as approved by the Borough Engineer, who may require additional
width of easement as circumstances warrant.
10.
Street drainage will not be permitted to cross intersections or the
crown of the road.
A.
Maximum spacing of street inlets shall not exceed 600 feet.
B.
All street inlets shall be PennDOT Type C or M.
C.
All culvert ends shall be provided with either reinforced concrete
headwalls or pipe end sections.
D.
Minimum pipe size shall be 15 inches in diameter.
E.
When material for storm drain systems is not specified, PennDOT specifications
will govern.
11.
All springs and sump pump discharges shall be collected so as not
to flow in the streets.
12.
Stormwater roof drains shall not discharge water directly over a
sidewalk.
13.
Stabilized outlets shall be provided for footer drains, floor drains
and downspouts.
14.
The Soil-Cover-Complex Method of the Natural Resources Conservation
Service (formerly SCS) of the United States Department of Agriculture
shall be used as the primary means of estimating stormwater runoff.
15.
The Rational Method may be used for analysis of storm sewer systems
and for stormwater management facilities in minor subdivisions.
16.
Where the estimated runoff based upon the above methods is doubtful,
several recognized methods should be studied and compared.
17.
The minimum design criteria shall be a one-hundred-year storm. Higher
frequency conditions shall be used in sensitive areas and where an
overflow would endanger public or private property.
18.
Runoff calculations must include complete hydrologic and hydraulic
design and analysis of all control facilities.
19.
Control facilities.
A.
Permanent control measures/facilities shall be designed to assure
that the maximum rate of stormwater runoff is not greater after development
than prior to development for a one-hundred-year storm frequency.
More stringent criteria may be required in sensitive areas where stormwater
problems presently exist.
B.
Control facilities shall be designed to meet, as a maximum, the design
standards and specifications of the "Erosion and Sedimentation Control
Handbook for Cumberland, Dauphin and Perry Counties."
(1)
Detention ponds may be waived by the Borough Council on the
recommendation of the Borough Engineer at sites in close proximity
to the major streams. This is to facilitate drainage prior to the
stream flooding.
(2)
In areas underlain with limestone geology, ponds shall be limited
to the detention (dry) type unless the developer can show a special
need for a retention pond; in which case, it shall have a lining.
Detention ponds shall be prohibited in areas of known sinkholes unless
the pond is lined. If a sinkhole develops in a pond or channel before
acceptance by the Borough, a lining shall be required.
(3)
Any ponds with slopes steeper than three to one shall be fenced
with a six-foot fence of a type subject to the approval of the Borough.
C.
A maintenance program for control facilities must be included as
part of the grading and drainage plan.
(1)
Maintenance during development activities of a project shall
be the responsibility of the contractor, developer and owner.
(2)
Arrangement for maintenance of permanent control facilities
after completion of development activities shall be made before approval
of final plans is given by the Borough Council.
(a)
In cases where permanent control facilities are owned by an
entity it shall be the responsibility of that entity to maintain control
facilities (e.g., homeowners' association). In such cases, a
legally binding agreement between the owner and the Borough of Sharpsburg
shall be made, providing for maintenance of all permanent erosion
control facilities including the inspection by the Borough of Sharpsburg.
1.
No changes shall be made in the contour of the land. No grading,
excavation, removal or destruction of the topsoil, trees or other
vegetative cover shall be commenced until such time that a plan for
minimizing erosion and sedimentation has been processed and reviewed
by the Borough or there has been a determination by the Borough that
such plans are not necessary. Measures used to control erosion and
reduce sedimentation shall, as a minimum, meet the standards and specification
of the Allegheny County Conservation District. The Engineer or other
designated officials shall ensure compliance with the appropriate
specifications, copies of which are available from the Conservation
District or the Borough of Sharpsburg.
2.
Blocks and lots shall be graded to provide proper drainage away from
buildings and to prevent the collection of stormwater in pools. Minimum
two-percent slopes away from structures shall be required.
3.
Lot grading shall be of such design as to carry surface waters to
the nearest practical street, storm drain or natural watercourse.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be sodded, planted or lined as required. A grading
and drainage plan shall be required for all subdivisions and land
developments, except minor subdivisions.
4.
No final grading shall be permitted with a cut face steeper in slope
than two horizontal to one vertical except under one or more of the
following conditions:
A.
The material in which the excavation is made is sufficiently stable
to sustain a slope of steeper than two horizontal to one vertical,
and a written statement of a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Borough of Sharpsburg Engineer and approved by
him. The statement shall state that the site has been inspected and
that the deviation from the slope specified hereinabove will not result
in injury to persons or damage to property.
B.
A concrete or stone masonry wall constructed according to sound engineering
standards, for which plans are submitted to the Borough of Sharpsburg
Engineer for review and approval, is provided.
5.
No final grading shall be permitted which creates any exposed surface
steeper in slope than two horizontal to one vertical except under
one or more of the following conditions:
A.
The fill is located so that settlement, sliding or erosion will not
result in property damage or be hazardous to adjoining property, streets,
alleys or buildings.
B.
A written statement from a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, certifying that
he has inspected the site and that the proposed deviation from the
slope specified above will not endanger any property or result in
property damage, is submitted to and approved by the Borough of Sharpsburg
Engineer.
6.
The top or bottom edge of slopes shall be a minimum of three feet
from property or right-of-way lines of street or alleys in order to
permit the normal rounding of the edge without encroaching on the
abutting property. All property lines, where walls or slopes are steeper
than one horizontal to one vertical and five feet or more in height,
shall be protected by a protective fence no less than three feet in
height approved by the Borough of Sharpsburg Engineer.
7.
All lots must be kept free of any debris or nuisances whatsoever.
1.
The length, width, shape and design of blocks shall be determined
with due regard to the provision of adequate sites for buildings of
the type proposed, to the land use and/or zoning requirements of the
Borough of Sharpsburg, the topography of the land being subdivided,
and the requirements for safe and convenient vehicular and pedestrian
circulation.
2.
Unless the topography of the land being subdivided or the existing
pattern of development in the immediately adjacent area shall be otherwise
than herein required, the following minimum standards for the design
and size of blocks and lots shall prevail:
A.
Blocks shall not exceed 1,600 feet in length, nor be less than 500
feet in length.
B.
Residential blocks shall generally be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots bordering an
arterial or collector street are used or where, due to the contour
of the land or the necessary layout of the subdivision, there is insufficient
depth between intersecting streets for such two-tier design.
C.
Crosswalks or interior pedestrian walks shall be required in blocks
exceeding 1,000 feet in length to provide for pedestrian circulation
or access to community facilities. Such walks shall be paved for width
of not less than four feet, shall be located in easements not less
than 10 feet in width, and shall, insofar as possible, be located
in the center of any such block.
D.
Blocks for commercial and industrial areas may vary from the elements
of design contained in this section if the nature of the use requires
other treatment. In such cases, off-street parking for employees and
customers shall be provided along with safe and convenient limited
access to the street system. Space for off-street loading shall also
be provided with limited access to the street system. Extension of
streets, railroad access rights-of-way and utilities shall be provided
as necessary.
E.
Lot lines intersecting street lines shall be substantially at right
angles or radial to street lines.
F.
Lots shall, in general, front on a street which has already been
dedicated to the Borough of Sharpsburg or which the subdivider or
developer proposes to dedicate to the Borough of Sharpsburg in connection
with approval of the final plan. In commercial or industrial subdivisions
or land developments where access is proposed to be provided by private
streets within the subdivision or land development, this requirement
may be waived by the Borough Council.
G.
The Borough of Sharpsburg shall assign house numbers to each lot
within a subdivision.
H.
Minimum lot sizes shall be in accordance with the Borough of Sharpsburg Zoning Ordinance (Chapter 27).
I.
Remnants of land, smaller than required for a lot, shall not be permitted
within any subdivision. Such remnants shall be incorporated in existing
or proposed lots or dedicated to public use, if acceptable to the
Borough Council.
J.
Double frontage lots are prohibited except in accordance with § 22-508.2B
above.
K.
No residential lots shall be created which front upon an arterial
or collector street, as defined in § 22-504.1 herein.
1.
It is the policy of this Borough that all subdivided lands shall
have immediate access to a public street. Because of unique property
configuration and location, this Borough recognizes the need for limited
exceptions to the foregoing general policy.
2.
No subdivision will be approved on a private street or road if more
than two lots already front on such street or road or if, after subdivision,
more than two lots will front on such private street or road.
1.
In order to promote the highest environmental quality possible, the
degree to which the applicant of the subdivision or land development
plan will preserve existing salient natural features and land forms
intrinsic to the site shall be assessed. Terms of approval of a plat
shall be subject to the manner in which the layout or design of the
plan will preserve existing natural features, such as, but not limited
to, trees, wooded areas, slopes and watercourses.
2.
Open space. Where the applicant is offering for dedication or is
required by ordinance to establish a reservation of open space or
preserve an area of scenic or historic importance, a "limit of work,"
which will confine excavation, earthmoving procedures and other changes
to the landscape, may be required to ensure preservation and prevent
despoliation of the character of the area in open space.
3.
Tree preservation.
A.
Whenever possible, trees shall not be removed unless they are located
within the proposed street right-of-way, within the proposed building
area, or within utility locations and equipment access areas.
4.
Topsoil preservation. All of the topsoil from areas where cuts and fills have been made should be stockpiled and redistributed uniformly after grading. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% and shall be stabilized by sodding on slopes of 10% or more and planted in ground cover on slopes of 20% or greater. A statement as to whether seeding, sodding or planting will be done should be included in the preliminary and final plans required by §§ 22-402 and 22-403.
5.
Landscaping. For all multifamily, apartment, office, commercial and
industrial subdivisions or land developments, a landscaping plan shall
be provided and shall include sufficient plantings for the required
open space, planting strips, screenings, formal gardens, shade trees
and natural barriers.
6.
Buffer planting requirements. Buffer yard requirements should be as specified in the Borough of Sharpsburg Zoning Ordinance (Chapter 27).
7.
Preserved landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation effectuates areas of woodland and trees comparable to
required planting improvements, i.e., landscaping and buffer screening,
the plan may be received in lieu of additional landscaping requirements.
8.
Trees. The planting of trees within the street right-of-way line
shall not be permitted. The planting of additional trees above and
beyond the sufficient planting requirements within the private property
of each residential lot shall be at the discretion of the property
owner or developer.
9.
Watercourse protection. Where a subdivision or land development is
traversed by a natural watercourse, there shall be provided a drainage
easement or right-of-way conforming substantially with the line of
such watercourse and of such width as will be adequate to preserve
natural drainage. Such easement shall be in addition to the open space
required in § 22-510A.2 above.
1.
Planting shall complement and accentuate the best features of the
buildings(s) and site.
2.
Planting shall provide essential shade, effective cooling, sound
and light control.
3.
Planting shall be organized to minimize maintenance by:
A.
Selecting hedge and screen plants which tolerate clipping or shaping.
B.
Installing fences and screens located at the edge of paving, placed
at least six inches inside outer edge of paving.
C.
Treating major slopes and removed areas to crown vetch for a permanent,
low-maintenance, attractive cover.
4.
It shall be the responsibility of the owner/applicant to assure the
continued growth of all required landscaping and/or to replace the
same in the event of frost, vandalism or other reasons for discontinued
growth.
5.
All front and side yard areas shall be seeded.
6.
All required deciduous trees shall be a minimum of two inches in
caliper at a point one foot above the ground.
7.
During the site plan review process the Planning Commission may impose
additional landscaping requirements not normally required under the
following sections to provide for additional erosion control, buffer
areas or additional screening.
1.
In addition to general requirements, at least one deciduous tree
for each dwelling unit shall be required.
2.
Evergreen trees shall be required to be planted in all side and rear
yard areas which abut any single-family residential zone. One evergreen
tree shall be required for each ten-foot length of side yard and/or
rear yard abutting a single-family residential zone. Evergreen trees
shall be a minimum of three feet in height at the time of planting.
3.
Parking areas shall be divided every 15 stalls or 135 feet with planting
strips of three feet minimum width unless alternative plans are approved
by the Planning Commission.
4.
When abutting public rights-of-way, the exterior perimeters (property
lines) of all parking areas shall be landscaped with a buffer strip
of not less than three feet in width. These buffer strips shall include
one tree for each 50 linear feet or fraction thereof of perimeter.
Also, within these buffer strips a hedge, decorative masonry wall
or other durable landscape barrier shall be installed in such a manner
as to screen the parking area from the public right-of-way. If such
barrier is of nonliving material, its height, design and location
must be approved, and for each 10 linear feet of said barrier, the
equivalent of two shrubs shall be planted between the barrier and
the right-of-way, said barrier to be placed a minimum of three feet
inside the property line. The remainder of the landscape strip shall
be improved with grass, ground cover, shrubs or other landscape treatment,
excluding paving or sand.
5.
An area or combination of areas equal to 10% of the total paved area, exclusive of perimeter landscape buffers required by Subsection 4, shall be devoted to interior landscaping. Any perimeter landscaping provided in excess of that required by Subsection 4 may be counted as part of the interior landscaping requirement.
1.
It is the policy of this Borough to provide recreational facilities
for all the residents of the Borough of Sharpsburg. Centralized facilities
are preferred over local neighborhood facilities. The amount and location
of land to be dedicated or the fees to be paid shall bear a reasonable
relationship to the use of the park and recreational facilities by
future inhabitants of the development or subdivision. Developers causing
increases in population by new residences must share in the cost of
additional recreational facilities.
2.
The land or fees, or combination thereof, are to be used only for
the purpose of providing park or recreational facilities accessible
to the development.
3.
The provisions of this section shall not apply to any plan application,
whether preliminary or final, pending at the time of enactment of
this chapter.
4.
A fee authorized under this section shall, upon its receipt by the
Borough, be deposited in an interest-bearing account clearly identifying
the specific recreation facilities for which the fee was received.
Interest earned on such accounts shall become funds of that account.
Funds from such accounts shall be expended only in properly allocable
portions of the cost incurred to construct the specific recreation
facilities for which the funds were collected.
5.
Recreation and open space requirement. For the following types of
development, certain open spaces and recreational amenities must be
provided above and beyond the front/side/rear yard and bulk and area
requirements specified by this chapter, as amended:
A.
All multifamily residential developments in excess of 20 dwelling
units.
B.
All senior citizen housing.
C.
All public and institutional development.
D.
Commercial development in excess of 50,000 square feet of floor area.
E.
Industrial parks.
F.
All subdivision plans (except two-lot residential.)
6.
Land dedication is mandatory in the above-mentioned circumstances,
except when agreement is reached between the Borough and the developer
to provide other options, which include:
7.
Recreation and open space development schedule.
A.
A plan and development schedule meeting the following requirements
must be submitted with facilities suitable to serve the users of the
planned structures:
(1)
Ten percent of gross site area shall be dedicated for recreational
purposes.
B.
Said facilities shall be located so as not to be detrimental to adjacent
property owners by virtue of noise, light, glare or any other objectionable
features emanating therefrom.
C.
In lieu of dedication of land for open space or recreational purposes,
the developer may agree to pay a fee calculated as follows:
|
Market land value (gross site) of total square feet
|
x
|
Required square feet to be dedicated
|
=
|
Fee in lieu of dedication
|
D.
The Borough shall, in the event of the collection of an in-lieu fee,
use such funds in accordance with the provisions of the Pennsylvania
Municipalities Planning Code.
[Amended 2-21-2013 by Ord. No. 13-05]
1.
General purpose.
A.
The Borough Council finds that the minimization of erosion and control
of sedimentation in connection with land development and subdivision
are in the public interest, affecting public health, safety and welfare,
and therefore those regulations governing erosion control and sedimentation
control are necessary for the Borough.
B.
No changes shall be made in the contour of the land, no grading,
excavating, removal or destruction to the topsoil, trees or other
vegetative cover of the land shall be commenced until such time that
a plan for minimizing erosion and sedimentation has been processed
with and reviewed by the Borough of Sharpsburg Engineer and/or Allegheny
County Soil and Water Conservation District, or there has been a determination
by the above entities that such plans are not necessary.
C.
No subdivision or land development plan shall be approved unless:
(1) there has been an erosion and sedimentation control plan approved
by the Borough Council that provides for minimizing erosion and sedimentation
consistent with this section, and an improvement bond or other acceptable
securities are deposited with the Borough in the form of an escrow
guarantee which will ensure installation and completion of the required
improvements; or (2) there has been a determination by the Borough
Council that a plan for minimizing erosion and sedimentation is not
necessary.
D.
Where not specified in this chapter, measures used to control erosion
and reduce sedimentation shall as a minimum meet the standards and
specifications of the Allegheny County Soil and Water Conservation
District. The Borough of Sharpsburg Engineer or other officials as
designated shall ensure compliance with the appropriate specifications,
copies of which are available from the Soil and Water Conservation
District.
2.
Performance principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included, where applicable,
in the control plan:
A.
Stripping of vegetation, regrading or other development shall be
done in such a way that will prevent all but minor erosion.
B.
Development plans shall preserve salient natural features, keep cut-fill
operations to a minimum, and ensure conformity with topography so
as to create the least erosion potential and adequately handle the
volume and velocity of surface water runoff.
C.
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
D.
The distributed area and the duration of exposure shall be kept to
a practical minimum.
E.
Disturbed soils shall be stabilized as quickly as practicable.
F.
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
G.
The permanent final vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
H.
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the rate of surface water runoff will
be structurally retarded.
I.
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps or similar measures.
3.
Grading for erosion and other environmental controls. In order to
provide suitable sites for building and other uses, improve surface
drainage and control erosion, the following requirements shall be
met:
A.
Streets shall be improved to be a mud-free or otherwise permanently
passable condition as one of the first items of work done on a subdivision
or development. The wearing surface shall be installed in accordance
with § 22-504.7 and as approved in the final plan.
B.
Provisions shall be made to prevent surface water from damaging the
cut face of excavations or the sloping surfaces of fills by installation
of temporary or permanent drainage across or above these areas.
C.
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
D.
Fills placed adjacent to watercourses shall have suitable protection
against erosion during the periods of flooding.
E.
During grading operations, necessary measures for dust control will
be exercised.
F.
Grading equipment will not be allowed to enter into flowing streams.
Provisions will be made for the installation of temporary or permanent
culverts or bridges.
4.
Responsibility.
A.
Whenever sedimentation damage is caused by stripping vegetation,
grading or other development, it shall be the collective responsibility
of the land developer and subdivider and of the contractor, person,
corporation and other entity causing such sedimentation to remove
it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his or their expense as quickly as possible.
B.
Maintenance of all erosion and sedimentation control facilities during
the construction and development period is the responsibility of the
land developer or subdivider.
C.
It is the responsibility of any developer or subdivider, and any
person, corporation, or other entity doing any act on or across a
communal stream, watercourse or swale, or upon the floodplain or right-of-way,
to maintain as nearly as possible in its present state the stream,
watercourse, swale, floodplain or right-of-way during the pendency
of the activity and to return it to its original or equal condition
after such activity is completed.
D.
The subdivider or land developer shall provide and install, at his
expense, in accordance with Borough requirements, all drainage and
erosion control improvements (temporary and permanent) shown on the
erosion and sediment control plan.
5.
6.
Stream channel construction. Stream channel on watersheds with drainage
areas in excess of 1/2 square mile or in those cases where downstream
hazards exist will conform to criteria established by the Pennsylvania
Department of Environmental Protection.
[Amended 2-21-2013 by Ord. No. 13-05]
1.
Purpose. The specific purposes of these special provisions are:
A.
To regulate the subdivision or development of land within any designated
floodplain area in order to promote the general health, welfare and
safety of the community.
B.
To require that each subdivision lot in flood-prone areas be provided
with a safe building site with adequate access, and that public facilities
which serve such uses be designated and installed to preclude flood
damage at the time of initial construction.
C.
To prevent individuals from buying lands which are unsuitable for
use because of flooding by prohibiting the improper subdivision or
development of unprotected lands within the designated floodplain
districts.
2.
Abrogation and greater restrictions. To the extent that this section
imposes greater requirements or more complete disclosure than any
other provisions of this chapter, in any respect, or to the extent
that the provisions of this section are more restrictive than such
other provisions, it shall control such other provisions of this chapter.
3.
Disclaimer of municipality liability. The grant of a permit or approval
of a plan for any proposed subdivision or land development to be located
within any designated floodplain area shall not constitute a representation,
guarantee or warranty of any kind by the Borough of Sharpsburg or
by any official or employee thereof of the practicability or safety
of the proposed use and shall create no liability upon the Borough
of Sharpsburg, its officials, employees or agents.
4.
Application procedures and requirements.
A.
Preapplication procedures.
(1)
Prior to the preparation of any plans, it is suggested that
prospective developers consult with the Pennsylvania Department of
Environmental Protection concerning soil suitability when on-site
sewage disposal facilities are proposed.
(2)
Prospective developers shall consult the County Conservation
District representative concerning erosion and sediment control and
the effect of geologic conditions on the proposed development. At
the same time, a determination should be made as to whether or not
any flood hazards either exist or will be created as a result of the
subdivision or development.
B.
Preliminary plan requirements. The following information shall be
required as part of the preliminary plan and shall be prepared by
a registered engineer or surveyor:
(1)
Name of engineer, surveyor or other qualified person responsible
for providing the information required in this section.
(2)
A map showing the location of the proposed subdivision or land
development with respect to any designated floodplain area, including
information on, but not limited to, the one-hundred-year flood elevations,
boundaries of the floodplain area or areas, proposed lots and sites,
fills, flood or special deed restrictions.
(3)
Where the subdivision or land development lies partially or
completely within any designated floodplain area, or where the subdivision
or land development borders on a floodplain area, the preliminary
plan map shall include detailed information giving the location and
elevation of proposed roads, public utilities and building sites.
All such maps shall also show contours at intervals of five feet and
shall identify accurately the boundaries of the floodplain areas.
(4)
Such other information as is required by this chapter.
C.
Final plan requirements. The following information shall be required
as part of the final plan and shall be prepared by a registered engineer
or surveyor:
(1)
All information required for the submission of the preliminary
plan incorporating any changes requested by the Borough Council.
(2)
A map showing the exact location and elevation of all proposed
buildings, structures, roads and public utilities to be constructed
within any designated floodplain area. All such maps shall show contours
at intervals of five feet within the floodplain area and shall identify
accurately the boundaries of the flood-prone areas.
(3)
Submission of the final plan shall also be accompanied by all
required permits and related documentation from the Department of
Environmental Protection and any other commonwealth agency or local
municipality where any alteration or relocation of a stream or watercourse
is proposed. In addition, documentation shall be submitted indicating
that all affected adjacent municipalities have been notified in advance
of the proposed alteration or relocation. The Department of Community
and Economic Development and the Federal Insurance Administration
shall also be notified in advance of any such proposed activity, and
proof of such notification shall be submitted in advance of the Planning
Commission meeting at which such plan it to be considered.
5.
Design standards and improvements in designated floodplain areas.
A.
General.
(1)
Where not prohibited by this or any other laws or ordinances,
land located by any designated floodplain area may be platted for
development with the provision that the developer construct all buildings
and structures to preclude flood damage in accordance with this and
any other laws and ordinances regulating such development.
(2)
No subdivision or land development or part thereof shall be
approved if the proposed development or improvements will, individually
or collectively, increase the one-hundred-year flood elevation more
than one foot at a point.
(3)
Building sites for residences or any other type of dwelling
or accommodation shall not be permitted in any floodway area. Sites
for these uses may be permitted outside the floodway area in a floodplain
area if the lowest floor (including basement) is elevated to the regulatory
flood elevation. If fill is used to raise the elevation of a site,
the fill area shall extend laterally for a distance of at least 15
feet beyond the limits of the proposed structures and access shall
meet the requirements of § 22-513.5C herein below.
(4)
Building sites for structures or buildings other than for residential
uses shall not be permitted in any floodway area. Sites for such structures
or buildings outside the floodway in a floodplain area shall be protected
as provided for in § 22-513.5A(3) above. However, the Borough
Council may allow the subdivision or development of areas or sites
for commercial and industrial uses at an elevation below the regulatory
flood elevation if the developer otherwise protects the area to that
height or assures that the buildings or structures will be floodproofed
to the regulatory flood elevation.
(5)
If the Borough Council determines that only a part of a proposed
plat can be safely developed, it shall limit development to that part
and shall require that development proceed consistent with this determination.
(6)
When a developer does not intend to develop the plat himself
and the Borough Council determines that additional controls are required
to ensure safe development, it may require the developer to impose
appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
B.
Drainage facilities.
(1)
Storm drainage facilities shall be designated to convey the
flow of surface waters without damage to persons or property. The
system shall ensure drainage at all points along streets and provide
positive drainage away from buildings and on-site waste disposal sites.
(2)
Plans shall be subject to the approval of the Borough Council.
The Borough Council may require a primary underground system to accommodate
frequent floods and a secondary surface system to accommodate larger,
less frequent floods. Drainage plans shall be consistent with local,
county and regional drainage plans. The facilities shall be designed
to prevent the discharge of excess runoff onto adjacent properties.
C.
Streets and driveways. The finished elevation of proposed streets
and driveways shall not be more than one foot below the regulatory
flood elevation. Profiles and elevations of streets and driveways
to determine compliance with this requirement and as required by other
provisions of this chapter shall be submitted with the final plan.
Drainage openings shall be sufficient to discharge flood flows without
unduly increasing flood heights.
D.
Sewer facilities. All sanitary sewer systems located in any designated
floodplain area, whether public or private, shall be floodproofed
up to the regulatory flood elevation.
E.
Water facilities. All water systems located in any designated floodplain
area, whether public or private, shall be floodproofed up to the regulatory
flood elevation.
F.
Other utilities and facilities. All other public or private utilities
and facilities, including gas and electric, shall be elevated or floodproofed
up to the regulatory flood elevation.
