Borough of Sharpsburg, PA
Allegheny County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
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.
4. 
Proposed land uses shall conform to the Borough Zoning Ordinance (Chapter 27).
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.
5. 
Street grades.
A. 
The minimum grade on all streets shall be 0.5%.
B. 
The maximum grade on collector or arterial streets shall be 7% and on local access streets 10%.
C. 
Vertical curves shall be used in changes of grade exceeding 1% and shall provide proper sight distance as specified hereinabove.
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.)
8. 
Alleys and driveways.
A. 
Alleys are prohibited in residential developments.
B. 
Driveways serving properties located adjacent to an intersection shall be offset from the intersection of the curbline a distance not less than the required setback dimension.
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.
B. 
In areas where trees are retained, the original grade level shall be maintained, if possible, so as not to disturb the trees. In areas where trees are to be removed, such should be indicated in the preliminary and final plan required by §§ 22-402 and 22-403 of this chapter.
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.
10. 
An appropriate statement indicating compliance with and promotion of the concerns and requirements of this section shall be included in the preliminary and final plans required by §§ 22-402 and 22-403 of this chapter.
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:
A. 
In-lieu of fees (for schedule, see Subsection 7 below).
B. 
Construction of recreational facilities.
C. 
Private reservation of land.
D. 
Combination of the above.
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.
8. 
The requirements of Subsections 5, 6 and 7 shall be noted upon the final subdivision plan, which notation shall be deemed not to constitute a lien or encumbrance on the title of the land.
[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. 
Compliance with regulations and procedures.
A. 
The Borough Council, in its consideration of all preliminary plans of subdivision and land development, shall condition its approval upon the execution of erosion and sediment control measures as contained in Subsections 2 and 3 in this section.
B. 
The installation and design of the required erosion and sediment control measures shall be in accordance with standards and specifications of the Allegheny County Soil and Conservation District.
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.