The following principles, standards and design requirements shall be used in the evaluation of all subdivision and land development proposals. Other design requirements as established in the Zoning Ordinance[1] or other municipal ordinance shall be used in addition to the following:
A. 
All portions of a tract shall be designated as to their use, such as lots, roads, open space, parking areas, etc.
B. 
Applicants shall preserve scenic areas, historic sites, other community assets and landmarks, and natural amenities such as trees and waterways.
C. 
Plans shall be designed to avoid excessive disturbance of vegetation and movement of earth.
D. 
Floodplain land areas shall be governed by additional standards contained in this chapter, the Borough Zoning Ordinance, and the Borough's Building Code.[2]
[2]
Editor's Note: See Ch. 680, Zoning, and Ch. 270, Uniform Construction Codes, respectively.
E. 
The applicant shall construct, install, and guarantee, at no expense to the Borough or its authorities, all improvements required as part of plan approval, including, but not limited to, streets, curbs, sidewalks, water and sewage facilities, stormwater management facilities, streetlights, fire hydrants, road signs, monuments, lot pins, utilities, and shade trees.
F. 
The standards contained within this article are the minimum standards and requirements for the protection of the health, safety, and welfare of the residents of the Borough and are to be used in all subdivisions and land developments. Applicants are always encouraged to exceed minimum standards. In addition, Borough Council reserves the right to require standards in excess of the minimum requirements if warranted due to the unique characteristics of a particular property.
[1]
Editor's Note: See Ch. 680, Zoning.
A. 
Comprehensive Plan. Proposals for land development or subdivision shall be generally consistent with the Comprehensive Plan, especially as to the use of land, intensity of development, transportation, community facilities and resource protection. Residential development should also be consistent with the housing element of the plan. All proposals should be located in areas designated for development in the future land use plan element and be serviced by currently available infrastructure or infrastructure that will be developed concurrent with the development.
B. 
State, regional, and county plans. Proposals shall be generally consistent with appropriate state, regional, and county adopted Comprehensive Plans. Where regional facilities are proposed in the plan, such as highways, effort shall be made to preserve needed rights-of-way in the proposed land development or subdivision for future infrastructure projects.
C. 
Public service improvements. Proposals shall be consistent with the location and timing of public service improvements, such as water and sewage facilities in accordance with the appropriate infrastructure plans governing those facilities. In addition, the location of public service facilities as outlined in a capital improvement program or Official Map should be considered in locating and planning development.
Proposed land developments and subdivisions should address the opportunities and limitations present on a site and its adjacent surroundings. Site opportunities should be maximized to enhance the overall quality of the development and sincere steps should be taken to lessen potential negative impacts upon a site and the surrounding community. The physical, social, and psychological needs of the users of the site should be evaluated and appropriately incorporated into the final subdivision layout or site design. The impacts of the proposed development on the natural environment and surrounding land uses should be given a high priority and made an integral part of the overall design for the land development and subdivision. The following site organization guidelines should be used:
A. 
Site improvement layout. Building placement should provide a functional relationship with a site's topography, existing vegetation, surrounding land uses, taking into account energy conservation, polar exposure, and pertinent natural features.
B. 
Existing natural features. Existing natural features should be recognized and integrated into the site layout. Natural features such as streams, hillsides, wetlands, unique habitat, woods, and similar natural resources should be considered strong design determinants and be incorporated into the overall site plan to strengthen the unique quality of the land.
C. 
Open space and scenic views. The placement of open space and preservation of scenic views should be a fundamental design decision. Open space offers more than an opportunity to provide recreation. It can protect important natural systems, reduce the perceived density of development and effectively buffer different land uses.
D. 
Circulation. Movement within a site and access to the site should consider the safety and convenience of various types of users. Cross access between properties and joint access are encouraged to improve circulation.
E. 
Relationship to surrounding uses. The proposed design should compliment positive surrounding uses through building set backs, buffers, and separation of uses. Various potential negative impacts upon surrounding land uses, including noise, light, and loss of privacy should be mitigated.
F. 
Sustainable development. The development of a site should use methods that reduce energy and water consumption needs of the land development. Opportunities to utilize renewable energy sources and conserve and reuse water resources should be considered.
A. 
Lot size and width. Each lot shall meet or exceed the minimum area and width requirements of the Zoning Ordinance[1] and be generally sufficient in size and shape to adequately accommodate the development or use proposed for it. Lots that contain natural restrictions such as wetlands, water bodies, steep slopes or other features shall be made large enough to provide suitable area for the intended use of the lot without requiring encroachment upon natural amenities. Lots with existing or planned public improvements such as fuel pipe lines, underground utility easements, stormwater detention basins, high voltage power lines or other facilities should be sized to allow suitable room for the intended use of the lot without requiring encroachment on the public facilities or easements.
[1]
Editor's Note: See Ch. 680, Zoning.
B. 
Lot shape. Deep, narrow lots and wide, shallow lots are to be avoided except that lots containing uniquely designed structures, such as certain types of attached dwelling units, may receive special consideration. Every lot shall contain a building envelope suitable for the type(s) of development proposed.
C. 
Lot frontage. Every lot shall have frontage along the right-of-way of a public, private or common street, in accordance with the Zoning Ordinance.[2] Sufficient frontage is the minimum width required to site a driveway into the property in accordance with the design requirements in this section and other appropriate state, federal, and local regulations. Corner lots will have to meet lot frontage requirements on two streets.
[2]
Editor's Note: See Ch. 680, Zoning.
D. 
Lot lines. Lot lines shall be drawn parallel, concentric, at right angles, or radial to the street right-of-way line unless not feasible or undesirable due to existing, permanent, natural or man-made features. Where possible lot lines shall coincide with abutting lot lines and lot lines across streets. Generally, lot corners of several lots should coincide.
E. 
Reverse frontage lots. Reverse frontage lots may be used as an alternative to marginal access streets, or normal lotting when the lots abut a major collector street or street of a higher classification, or steep grades (over 15%) at the street right-of-way line. When reverse frontage lots are used and the total lot depth is less than 200 feet, 25 feet adjacent to the major collector street or street of a higher classification, shall be planted as a screening buffer in accordance with § 600-53.
F. 
Flag lots.
(1) 
In unique situations, flag lots may be permitted by special exception by the Zoning Hearing Board in accordance with the Zoning Ordinance.[3] In reviewing flag lots proposals, the following factors will be considered by Borough Council, the Planning Commission, and Engineer.
(a) 
The amount of road frontage and configuration of the property being subdivided.
(b) 
The sizes and number of lots proposed, including both the total number of lots and the number of flag lots.
(c) 
The type and character of road that the tract abuts.
(d) 
The type and character of the neighborhood and abutting parcels.
(e) 
The topography of the parcel being subdivided, with an emphasis on saving trees, avoiding steep slopes, and preserving floodplain, wetlands and other environmental features if present.
(f) 
The location and safety of access points and street intersections.
(g) 
The economic impact on the municipality of maintaining a road as compared to using flag lots.
(h) 
The visual and physical impacts of road construction from excessive regrading, for example, as compared to the use of access strips.
[3]
Editor's Note: See Ch. 680, Zoning.
(2) 
Parts of a flag lot. Flag lots shall be comprised of two parts, the access strip and the body of the lot. The body of the lot shall begin at the point at which the lot width meets the minimum lot width requirement specified in the Zoning Ordinance.[4]
[4]
Editor's Note: See Ch. 680, Zoning.
(3) 
Design standards for flag lots.
(a) 
The length of the access strip shall be kept to a minimum. As a guide, the preferred length is approximately equal to the depth of one lot which complies with the minimum lot width and area requirements of the district in which it is located.
(b) 
The location of the access strip should be logical relative to the body of the flag lot, surrounding lot configurations, and natural features of the land, and it shall intersect the public street at a safe, visible location.
(c) 
Turns greater than 45° or with a radius less than 150 feet and vertical grades in excess of 10% are prohibited in access strips. It may be necessary to widen the access strip at such sharp turns and steep slopes to accommodate grading, drainage, tree preservation, or emergency vehicles.
(d) 
Beginning at the edge of road pavement, the first 15 feet of driveways within an access strip shall be paved.
(e) 
No more than one tier of flag lots shall be permitted on a tract. In other words, a flag lot may not be located behind another flag lot.
(f) 
In a subdivision of five or more lots, flag lots may comprise no more than 15% of the total number of lots, rounded to the nearest whole number.
(g) 
Flag lots are not permitted to gain access from a single access street.
(h) 
The access strip must serve as the primary access point for the lot.
A. 
The minimum block length shall be 300 feet unless the Zoning Ordinance[1] specifies a different minimum length.
[1]
Editor's Note: See Ch. 680, Zoning.
B. 
The block width shall be two lots deep when the lots are laid out back to back according to the requirements of the Zoning Ordinance.[2] When reverse lotting is designed, the block width shall be in accordance with the reverse frontage lot standards in § 600-23.
[2]
Editor's Note: See Ch. 680, Zoning.
C. 
Blocks shall be designed to continue the Borough's grid pattern and provide efficient, convenient, and safe pedestrian and vehicular circulation, including the reduction of intersections with arterial streets.
D. 
Blocks shall be designed to reflect natural features that may constrain subdivision and land development.
A. 
Borough Council shall determine the need for additional community facilities to serve the proposed subdivision or land development.
B. 
Where deemed essential by Borough Council upon consideration of the particular type of development proposed, and especially in large-scale residential developments, Borough Council may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other purposes in accordance with the park and recreation plan, community facilities plan, or Official Map.
C. 
Areas provided or reserved for such community facilities shall be adequate to provide for building sites, related activity areas, landscaping, and off-street parking as appropriate to the use proposed.
D. 
Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision or land development, Borough Council may require the dedication or reservation of land within the subdivision or land development.
A. 
Subdividers and developers shall provide recreation facilities and open space land in the amount and character prescribed in the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 680, Zoning.
B. 
Location and criteria for dedicated open space. Lands to be dedicated shall:
(1) 
Comply with the open space criteria set out in the Borough Zoning Ordinance.[2]
[2]
Editor's Note: See Ch. 680, Zoning.
(2) 
At the discretion of Borough Council, provide for either active or passive recreational or open space uses or a combination thereof in accordance with furthering the objectives of Borough's adopted open space or recreation plans.
(3) 
Be properly delineated before occupancy permits are granted.
C. 
Acceptance and use of dedicated land.
(1) 
Any land dedicated to the Borough shall be used only for the purpose of providing park and recreational facilities and for the preservation of open space and shall be available for use by all residents of the Borough.
(2) 
When land is dedicated, acceptance by the Borough shall be by means of a signed resolution to which a property description of the dedicated area shall be attached. A fee simple warranty deed conveying the property shall be delivered to the Borough with title free and clear of all liens, encumbrances and conditions excepting public utility easements.
(3) 
Open space designation. All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in Subsections C(3)(a), (b), (c) or (d), below: "Open space land may not be separately sold, nor shall such land be further developed or subdivided." All plans shall further designate the use of open space, the type of maintenance to be provided and a planting plan or schedule. In designating use and maintenance, the following classes may be used.
(a) 
Lawn. A grass area with or without trees which may be used by the residents for a variety of informal purposes and which shall be mowed regularly to insure a neat and orderly appearance.
(b) 
Natural area. An area of natural vegetation undisturbed during construction, or replanted. Such areas may contain pathways. Meadows shall be maintained as such and not left to become weed-infested. Maintenance may be minimal, but shall prevent the proliferation of weeds and other undesirable plants. Litter shall be removed and streams shall be kept in free flowing condition.
(c) 
Recreation area. An area designated for a specific recreational use, including, but not limited to, tennis, swimming, shuffle board, play field and tot lot. Such areas shall be maintained so as to avoid creating a hazard or nuisance, and shall perpetuate the proposed use.
(d) 
Garden area. An area designated for family vegetable plots.
(e) 
Stormwater management. None of the required open space may be used for stormwater detention or retention basins.
D. 
Open space ownership and perpetuation. Any of the methods cited under this section may be used either individually or in combination, to own and perpetually preserve open space that is provided in fulfillment of this article. The final subdivision and or land development plan shall clearly indicate the manner in which open space will be owned and administered. Following final plan approval, the open space required shall not be transferred to another entity except for the transfer to another method of ownership as outlined below. Written notice of any proposed transfer of open space shall be given to the Borough for approval no less than 30 days prior to such event.
(1) 
The Borough may, but is not required to, accept fee simple dedication of open space in accordance with Subsection C.
(a) 
There shall be no cost of acquisition (other than costs indicated to the transfer of ownership or the conveyance of easements, and title insurance).
(b) 
The Borough shall agree to maintain the open space.
(c) 
The open space shall be in an acceptable condition to the Borough at the time of dedication with regard to size, shape, location, and that any improvements are certified as satisfactory by the Borough.
(d) 
The subdivider or developer shall have, at no expense to the Borough, prepared the legal description, with metes and bounds, of the land being offered for dedication.
(e) 
The Borough shall accept the dedication by means of a signed municipal resolution to which a property description, deed, and plan of dedication area or areas shall be attached.
(f) 
An agreement citing all subdivider or developer obligations serving as a condition to plan approval shall be approved by the Borough and recorded with the plan at the same time as the plan is approved.
(2) 
A public agency acceptable to the Borough may, but shall not be required to, accept the fee simple dedication of open space, provided that the Borough approves a maintenance plan whereby the grantee agrees to and has access to maintain the open space.
(3) 
The Borough or another public agency acceptable to the Borough may, but shall not be required to, accept the dedication of less than fee simple interests in any portion of the open space, title of which shall remain in private ownership, provided that a maintenance agreement satisfactory to the Borough is reached between the owner and the grantee.
(4) 
Open space may remain or be placed in the ownership of the individual property owners and shall be restricted from further subdivision and/or land development by deed restriction, provided that:
(a) 
The Borough shall agree to the boundaries of the open space that shall be held in private ownership.
(b) 
Restrictions providing for the protection and continuance of the open space which meet Borough specifications shall be placed in the deed for each property that has the open space area within its boundaries.
(c) 
A maintenance agreement suitable to the Borough shall be established, and the deeds to the properties that are located within the deed restricted open space areas shall clearly state that the maintenance responsibility for the open space lies with the individual property owner.
(5) 
A private, nonprofit conservation organization, among whose purposes is to conserve open space land and/or natural features, may, but shall not be required to accept the conveyance of fee simple or less-than-fee simple interests in any portion of the open space, provided that:
(a) 
Any private, nonprofit conservation organization intended to be the grantee of a conveyance shall be acceptable to the Borough as a bona fide conservation organization with perpetual existence.
(b) 
Any conveyance shall contain appropriate provisions for proper reverter or retransfer in the event that the grantee becomes unwilling or unable to continue carrying our its function.
(c) 
A maintenance agreement acceptable to the Borough shall be established between the owner and the grantee.
(6) 
Open space may be controlled with condominium agreements that shall be approved by the Borough and be in conformance with the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. All land and facilities shall be held as a common element.
(7) 
Open space may be held in common ownership by a homeowners' association. In addition, the homeowners' association shall be governed according to the following:
(a) 
The owner or applicant shall provide to the Borough a description of the organization, including its bylaws, and all documents governing maintenance requirements and use restrictions for open space, and the homeowners' association agreement shall be recorded.
(b) 
The organization shall be established (with financial subsidization by the subdivider or developer if necessary) before any lot in the subdivision or building in the development is sold.
(c) 
Membership in the organization and fees shall be mandatory for all purchasers of property therein and their successors.
(d) 
The organization shall be responsible for the maintenance of an insurance on the open space.
(e) 
The members of the organization shall share equitably the costs of maintaining, insuring, and operating the open space.
(f) 
The subdivider to developer for any tract proposed to contain open space shall arrange with the County Board of Assessment a method of assessment of the common facilities which will allocate to each tax parcel in the development a share of the total assessment for such open space. Where this alternative is not utilized, the organization shall be responsible for applicable real estate taxes on common facilities.
(g) 
The organization shall have or hire adequate staff, as necessary, to administer, maintain, and operate the open space.
(h) 
The organization shall have the power to compel contributions from property owners therein to cover their proportionate shares of the initial cost and costs associated with the maintenance and upkeep of the open space.
E. 
Guarantees and agreements. Every applicant for subdivision and land development, whether preliminary or final, shall be accompanied by a form of agreement or agreements to be approved by the Borough. The agreements shall be properly recorded simultaneously with the recording of the final plan, and shall specify the following:
(1) 
The subdivider or developer shall agree to layout and construct all open space areas in accordance with the final plan as approved, where any or all of these improvements are required as conditions of approval, and that the improvements shall be completed within the time or times specified by the Borough.
(2) 
The subdivider or developer, at the Borough's discretion, shall be required to place in an escrow account for a period of three years, an amount of financial security to cover the costs of providing all open space requirements established as conditions for final approval of the plan.
(3) 
The Borough is authorized to make random inspections of nondedicated Borough open space as deemed necessary and appropriate to ensure that the subdivider or developer and any successors duly perform, abide by, and complete any duties, obligations, or requirements as set forth in the final plan and/or formal agreements.
(4) 
The Borough shall be granted the right to enforce the deed restrictions regarding the use and maintenance of the open space if the organization fails in its responsibilities. The amount of financial security necessary to reimburse the Borough for its expense of performing remedial measures shall be forfeited by the subdivider or developer.
(a) 
In the event that the entity charged with maintenance responsibilities, or any successor thereto, fails to maintain all or any portion of the open space in reasonable order and condition in accordance with the development plan and all applicable laws, rules, and regulations, the Borough may serve written notice upon such entity, upon the residents and owners of the uses relating thereto, setting forth the manner in which the entity has failed to maintain the open space in reasonable condition.
(b) 
Such notice shall set forth the nature of corrections required and the time within which the corrections shall be made. Upon failure to comply within the time specified, the organization, or any successor organization, shall be considered in violation of their responsibilities, in which case the Borough may enter the premises and take corrective action.
(c) 
The financial security funds in the applicant's escrow account, if any, may be forfeited, and any permits may be revoked or suspended. If the funds of the escrow account are insufficient to pay the costs of remedial maintenance, the costs of corrective action by the Borough shall be assessed ratably, in accordance with tax assessments, against the properties that have the right of enjoyment of the common facilities and shall become a lien on said properties. The Borough, at the time of entering upon such common facilities for the purpose of maintenance, shall file a notice of such lien in the Office of the Prothonotary of Montgomery County, upon the properties affected by such lien.
(5) 
All plans finally approved, whether or not recorded, shall be binding upon the subdivider or developer, his heirs, executors, administrators, successors and assigns; shall limit and control the use and operation of all open space designated in such plans, to the conditions appearing in such plans and cited in any associated formal agreement for the approval thereof.
Applicants shall provide common open space for all subdivisions land developments in conformance with the standards of this section.
A. 
Open space criteria. Open space set aside in fulfillment of the requirements of this article shall be in accordance with the following standards and principles.
(1) 
Open space shall be consistent with the plans and proposals outlined in the Borough's adopted park and open space plans. Borough Council shall review the consistency of the proposed open space with the recommendation of the Borough Planning Commission and Park and Recreation Board.
(2) 
Open space shall be interconnected with permanently preserved land on abutting property, if possible, including provisions for public accessways for general public use to permit residents safe and easy access to areas of the said open space.
(3) 
Open space shall be a cohesive whole if possible, except that two or more parcels connected by legal public access provisions may be determined to be in public interest.
(4) 
Open space shall have frontage on a public or private road or easement capable of providing suitable grade for access to the open space from the frontage for maintenance vehicles and equipment traffic.
(5) 
Open space may include land within utility corridors only if the utility companies having legal rights to these corridors do not prohibit their use for such purposes.
(6) 
Open space shall be sited in the land that has physical characteristics capable of serving the purposes intended for such areas and with a design for recreational use and development that is sensitive to the site physical characteristics.
(7) 
Open space shall have a close visual and physical relationship to as many dwelling units as reasonably possible, yet sited with sensitivity to surrounding land use.
(8) 
Open space shall protect environmentally sensitive and/or aesthetic features and be landscaped to provide sufficient man-made screening or buffer areas to minimize any negative impacts upon adjacent development.
B. 
Recreation facility requirements.
(1) 
Figure 600-4.1 lists the recreation facilities required by all residential subdivisions and land developments.
(2) 
At the discretion of Borough Council upon recommendation of the Borough Planning Commission, land developments with greater than 175 dwelling units proposed may have increased recreation facility requirements.
(3) 
Borough Council, upon recommendation of the Borough Planning Commission, may accept alternative recreation facility design if it can be shown to be more desirable and provide an equal level of service to residents.
Figure 600-4.1
Recreation Facility Requirements
Total Number of Lots or Dwelling Units
No. of Tot Lots
No. of Playfields
No. of Basketball or Tennis Courts
15 to 49
1
1
0
50 to 99
2
1
0
100 to 149
3
2
1
More than 150
4
2
2
C. 
Tot lot requirements.
(1) 
Tot lot. A confined, developed, neighborhood play area primarily for use by preschool-age children under the supervision of parents or guardians.
(2) 
Use of tot lots shall be limited to daylight hours only; no lighting shall be installed.
(3) 
Low maintenance play equipment and structures shall be included and confined by a gated fence, a minimum of three feet high. The gate shall be self-closing and self-latching.
(4) 
Sitting areas, including benches, shall be provided for the convenience of persons supervising the children.
(5) 
Shade trees shall be provided for sitting and play areas; gazebo or picnic-type shelters may be used in addition to shade trees.
(6) 
When a tot lot is placed adjacent to the playfield, practical measures, such as fencing and orientation of facilities, shall be used to reduce hazards, especially from balls or other flying objects.
(7) 
Minimum dimensional standards shall be as follows:
(a) 
Minimum area: 1,500 square feet within the fenced areas. Applicants shall provide a landscaped, but not screened, buffer area a minimum of 10 feet in depth around the fenced area.
(b) 
Minimum horizontal dimension: 25 feet.
(c) 
Minimum setbacks for the fenced-in area:
[1] 
From lot lines: 20 feet.
[2] 
From the ultimate right-of-way of streets:
[a] 
Residential streets: 20 feet.
[b] 
Collector streets: 40 feet.
[c] 
Arterial streets: 60 feet.
(8) 
Locations. At convenient, centralized intervals, requiring not longer than a one-thousand-foot walk from any dwelling unit.
D. 
Playfield requirements.
(1) 
Playfield. A common area within a subdivision or land development for neighborhood residents and possibly the general public to use for informal, active recreation purposes such as ball games and other activities requiring a large lawn area, away from homes or other buildings.
(2) 
Playfields shall be used only during daylight hours; no lighting shall be installed.
(3) 
Playfields are intended for informal, neighborhood use. Playfields shall not be used for formalized programs such as youth or adult athletic leagues which should be conducted on larger, more appropriate fields, located, designed, and intended for use by the extended community.
(4) 
Playfields shall consist of a lawn area, unobstructed by trees, shrubs, benches, playground equipment and other obstacles. Applicants are encouraged to locate trees and shrubs along the perimeter of a playfield in order to define its limits, enhance its appearance, and filter noise generated by activities.
(5) 
Playfields shall be sloped for proper drainage, not less than 1% nor more than 3% grade, and shall be well-drained so that they are suitable for use in most weather.
(6) 
Playfields shall be fenced at the discretion of Borough Council.
(7) 
Minimum dimensional standards shall be as follows:
(a) 
Minimum area: 12,000 square feet.
(b) 
Minimum horizontal dimension: 80 feet.
(c) 
Minimum setbacks to the edge of a playfield:
[1] 
From any dwelling unit: 60 feet.
[2] 
From the ultimate right-of-way of streets:
[a] 
Residential streets: 30 feet.
[b] 
Other classifications: 60 feet.
(8) 
Playfields shall have at least one backstop, facing south.
(9) 
Locations: at convenient, centralized intervals.
E. 
Basketball and tennis court requirements.
(1) 
Basketball court. A basketball facility, including paved, striped court area of at least high school standard size, with posts, backboards, and baskets at both ends of the court.
(2) 
Tennis court. A tennis facility, including paved, standard sized and striped court area, posts, net, and fencing around its perimeter.
(3) 
These courts shall be constructed in accordance with specifications approved by the Borough Engineer, and shall be oriented in a north/northeast-south/southwest direction.
(4) 
Minimum dimensional standards shall be as follows:
(a) 
Tennis court areas shall be of standard size, basketball court areas shall be at least high school standard size.
(b) 
Minimum setbacks to the edge of paving:
[1] 
From any dwelling unit: 60 feet.
[2] 
From the ultimate right-of-way of streets:
[a] 
Residential and feeder streets: 30 feet.
[b] 
Other classifications: 60 feet.
[3] 
From any lot line: 15 feet.
(5) 
Tennis courts shall be fenced around the entire perimeter with minimum ten-foot high fencing.
(6) 
Basketball courts shall be fenced with minimum six-foot high fencing under the following conditions:
(a) 
When the edge of pavement is less than 30 feet from a lot line, that edge shall be fenced.
(b) 
When the edge of pavement is less than 30 feet from an area sloping 10% or greater downward from the court, the edge shall be fenced.
(7) 
Lighting may be provided for nighttime use of courts, so arranged that no glare affects abutting residences or streets, on a demand-activated basis, until not later than 10:00 p.m.
(8) 
Locations: at convenient, centralized intervals.
F. 
Consolidation of facilities. Applicants are required to provide the numbers and types of facilities as required in this section, spaced for convenient access by the residents. However, applicants are encouraged to consolidate several facilities in fewer locations to better serve the residents' needs in the following possible ways:
(1) 
By locating all required tennis or basketball courts in one area, thereby restricting noise and light to one area, and precluding the need to search the neighborhood for a free court.
(2) 
By combining two twelve-thousand-square-foot playfields into one twenty-thousand-square-foot area to permit larger fields for softball, football, soccer, or other field sports, while maintaining the neighborhood use character.
(3) 
By creating one or more park-like facilities rather than several sets of scattered facilities.
(4) 
Tot lots may be adjacent to other types of recreation facilities but not to other tot lots so that they may be dispersed throughout the development and only require short walking distances from all homes.
Preservation of existing woodlands, mature trees, and unique vegetation is required to maintain habitat, protect soil from erosion, reduce energy costs, and enhance local aesthetics.
A. 
Preservation of existing vegetation.
(1) 
All subdivisions and land developments shall be laid out in such a manner as to minimize the removal or disturbance of healthy trees and shrubs. Existing woodlands should be incorporated into common open space, buffer areas, and on large lots. Special consideration shall be given to mature specimen trees and ecologically significant woodlands.
(2) 
It shall be incumbent on the applicant to prove that tree removal is minimized. If challenged by the Borough, the applicant shall produce evidence, such as written documents or plans certified by a registered landscape architect or other professional showing that no alternative layouts are possible and that no alternative clearing or grading plan would reduce the loss of mature trees, tree masses, or woodlands.
(3) 
Mature trees, tree masses, or woodlands proposed for removal by the applicant during construction shall be labeled. "TO BE REMOVED." All other trees, tree masses, or woodlands shall be designated "TO REMAIN."
(4) 
Trees over six inches in caliper within a tract proposed for subdivision or land development shall not be removed unless any of the following conditions exist:
(a) 
Immediate danger to life or property.
(b) 
Affliction by a disease which threatens to injure or destroy other trees.
(c) 
There exists an approved land development plan showing landscape material to be retained or removed. Tree removal pursuant to such a plan shall be limited to those trees within 15 feet of a proposed structure, six feet of a proposed impervious surface or an area to be graded pursuant to an approved grading plan.
(5) 
All specimen trees which are not to be removed shall be preserved in their natural condition.
(6) 
In the event that a tree over six inches in caliper must be removed for reasons stated in Subsection A(4) above, said trees shall be replaced with approved trees of 2 1/2 inches caliper at a rate of two new trees to each one tree removed. Acceptable species for replacement trees are listed in Appendix 600-A.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
B. 
Protection of existing vegetation.
(1) 
Existing vegetation to remain shall be identified "TO REMAIN" in the field and on the erosion and sediment control plan prior to any clearing and physically protected during construction. A temporary physical barrier such as a snow fence shall be erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses, and woodlands prior to clearing and construction. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier, and shall remain until construction is complete.
(2) 
It is recommended that trees to be preserved near developed portions of a site are pruned and fertilized prior to beginning of construction in order to ensure their health.
A. 
The presence of hydric soils may indicate the presence of wetlands. When hydric soils are indicated on the site, a wetlands study should be conducted in accordance with the Federal Manual for Identifying and Delineating Wetlands. In the event no wetland study is undertaken, the location of hydric soils on site will be assumed to be wetlands for the purpose of this chapter and so noted on the plan.
B. 
Wetlands, as defined by the United States Army Corps of Engineers and the Commonwealth of Pennsylvania in accordance with Section 404 of the Federal Clean Water Act of 1977 and (25 Pa. Code) Chapter 105 of the Pennsylvania Clean Streams Act Amendments of 1978 shall be preserved in subdivisions and land developments. Required permits shall be obtained at an early stage to determine the extent and location in proposed subdivision and/or land development.
C. 
A twenty-five-foot setback shall be maintained around the perimeter of all wetlands. This area will be known as the "wetland buffer." No removal of vegetation, except the optional removal of dead trees or periodic mowing of existing lawns or fields, shall take place within this buffer area without the specific permission of the Borough.
D. 
Required building setbacks as described in the Zoning Ordinance[1] shall be measured from the edge of the wetland buffer.
[1]
Editor's Note: See Ch. 680, Zoning.
[Amended 9-7-2022 by Ord. No. 613]
A. 
In order to protect and improve water quality, a riparian buffer easement shall be created and recorded as part of any subdivision or land development that encompasses a riparian buffer.
B. 
Whenever a pond, watercourse, stream, or intermittent stream as identified in the Soil Survey of Montgomery County is located within a development site, it shall remain open in its natural state and location and shall not be piped.
C. 
Unless otherwise described in the Zoning Ordinance,[1] or required by Pa-DEP Chapter 102, a riparian buffer easement shall be provided for the greater of either 35 feet from each bank of the water body or the limit of the 100-year floodplain, as well as along all intermittent or perennial watercourses and ponds. This buffer area will be known as the "riparian corridor." No removal of vegetation, except for removal of dead trees and shrubs or periodic mowing of existing lawns or fields, shall take place within this buffer area without the specific permission of the Borough.
[1]
Editor's Note: See Ch. 680, Zoning.
D. 
The existing points of natural drainage discharge onto adjacent property shall not be altered without the written approval of the affected landowners.
E. 
No stormwater runoff or natural drainage shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on the other private properties or public lands. In cases where additional stormwater flows will overload adjacent structures, the applicant shall be responsible for enlarging the facilities.
F. 
Within any riparian corridor, no construction, development, use, activity, or encroachment shall be permitted unless a corridor management plan is submitted and approved by Borough Council and the effects of such development are mitigated by the implementation of the corridor management plan. The corridor management plan shall meet the following requirements:
(1) 
Plan contents. The corridor management plan shall contain the following information:
(a) 
Existing conditions, including the corridor boundaries, steep slopes, swales, wetlands, streams, ponds, floodplains, woodlands, other vegetation, and existing structures. A written description of unusual or significant conditions should also be included.
(b) 
Management goals for the entire tract and long-range goals for the riparian corridor.
(c) 
Proposed activities, including a plan drawn to scale that shows all proposed activities within and adjacent to the corridor. The plan shall differentiate areas that will be disturbed from those that will be protected and preserved.
(d) 
Proposed management, including an explanation of how the goals will be met given the proposed activities. The plan shall specify when the construction, planting, or other activities are to begin and end and shall address long- and short-term maintenance, mitigation, and improvement activities necessary for preservation of the corridor, including application of herbicides, removal of invasive plants, spacing and types of newly planted trees and shrubs, mowing schedules, farming practices, and other related functions.
(2) 
Management, mitigation, and restoration measures. The proposed management plan shall comply with the following management, mitigation, and restoration measures:
(a) 
Management practices. The following management practices shall be integrated into the management plan:
[1] 
Existing woody and other vegetation should be preserved to the greatest extent possible.
[2] 
Whenever practicable invasive vegetation shall be actively removed and the riparian buffer easement shall be planted with native trees, shrubs and other vegetation to create a diverse native plant community appropriate to the intended ecological context of the site.
[3] 
Fallen branches and other organic material should be allowed to remain where they have fallen, provided that they do not create a hazard.
[4] 
Stream crossings should be done at a 90° angle to the stream.
[5] 
Stream banks should be stabilized in accordance with "A Streambank Stabilization and Management Guide for Pennsylvania Landowners," by PADEP.
[6] 
Degraded landscapes should be restored or converted to a more effective landscape for maintaining water resources.
(3) 
Mitigation measures. Disturbance of vegetation within the riparian corridor shall be mitigated by at least one of the following measures, with a total amount of mitigated area, measured horizontally, that is equal to or greater than the total amount of disturbed area, measured horizontally:
(a) 
Increasing the width of the corridor. The width of the riparian corridor, measured from the defined edge of a watercourse, is increased to at least 75 feet.
(b) 
Converting to a more effective landscape. The existing landscape is converted to a more effective landscape. The following landscapes are listed in order of effectiveness, from most effective to least effective: woodland, meadow, shrub, old-field, lawn.
(c) 
Increasing the effectiveness of the corridor. In existing degraded wooded areas or proposed new wooded areas, the riparian corridor is planted with three distinct layers of vegetation:
[1] 
Canopy trees, such as oak, hickory, maple, gum, beech, sycamore, spruce, pine, and fir.
[2] 
Shrubs that provide an understory, such as elderberry, viburnum, azalea, rhododendron, holly, laurel, and alders.
[3] 
Herbaceous plants that serve as ground cover, including ferns, sorrel, trillium, violet, Virginia creeper, nettle, phlox, aster, and worts. All three layers shall be planted at a density sufficient to create a fully functioning, naturalized riparian corridor.
(4) 
Restoration and conversion of landscapes.
(a) 
Landscapes shall be restored by removing invasive vines, removing invasive trees, cleaning out trash, correcting soil erosion problems, planting appropriate plants, and properly maintaining all new plantings.
(b) 
Landscapes shall be converted to a more effective landscape by removing existing, incompatible vegetation, planting plants that are appropriate for the proposed landscape type and the site, and maintaining and protecting the plantings from invasive plants, deer, and other long-term problems.
G. 
Vegetation selection. To function properly, vegetation in the corridor management plan shall be selected from the Recommended Plant Materials List in Appendix 600-A.[2] Plants not included on the list may be permitted by Borough Council when satisfactory evidence is provided from qualified sources certifying their suitability. The Borough may require species suitability to be verified by qualified experts in the Montgomery County Conservation District, Natural Resources Conservation Service, Pennsylvania Fish and Boat Commission, the United States Fish and Wildlife Service, or state and federal forest agencies.
(1) 
Existing tree cover should be surveyed and inventoried to assess the need for any new plantings. Existing species included on the Pennsylvania Noxious Weed Control List should be removed where conditions warrant.
(2) 
Adjacent to the watercourse, dominant vegetation shall be composed of a variety of native riparian tree and shrub species and appropriate plantings necessary for stream bank stabilization.
(3) 
Away from the watercourse, dominant vegetation shall be composed of riparian trees and shrubs, with an emphasis on native species and appropriate plantings necessary to stabilize the soil.
(4) 
Disturbed areas shall be revegetated with riparian corridor plants, in compliance with an approved corridor management plan.
(a) 
Canopy tree and shrub plantings shall be located along the streambank to provide shade for the stream, soil erosion control and stormwater benefits, according to accepted streambank restoration practices.
(b) 
New canopy trees shall be planted at a minimum rate of 15 feet on center or one tree per 225 square feet in staggered naturalized rows or an equivalent informal arrangement within the area within 25 feet of the top of each bank of the stream. One new shrub or understory tree shall be planted for every four new trees required for riparian corridor revegetation.
(c) 
New trees shall be a variety of sizes ranging from a minimum four- to five-foot branched whip to an approximate 11/2 inch caliper balled and burlapped planting stock.
(5) 
Areas that cannot be revegetated shall be restored using management practices accepted by experts qualified in riparian corridor management.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
H. 
The Riparian Buffer Easement shall be enforceable by the municipality and shall be recorded in the appropriate County Recorder of Deeds office, so that it shall run with the land and shall limit the use of the property located therein. The easement shall allow for the continued private ownership and shall count toward the minimum lot area as required by zoning, unless otherwise specified in the Municipal Zoning Ordinance.[3]
[3]
Editor's Note: See Ch. 680, Zoning.
I. 
Any permitted use within the riparian buffer easement shall be conducted in a manner that will maintain the extent of the existing 100-year floodplain, improve or maintain the stream stability, and preserve and protect the ecological function of the floodplain.
J. 
The following conditions shall apply when public and/or private recreation trails are permitted within riparian buffers:
(1) 
Trails shall be for nonmotorized use only.
(2) 
Trails shall be designed to have the least impact on native plant species and other sensitive environmental features.
K. 
Septic drainfields and sewage disposal systems shall not be permitted within the riparian buffer easement and shall comply with setback requirements established under 25 Pa. Code Chapter 73.
A. 
The top six inches of soil that existed naturally on the site prior to subdivision or land development shall be stockpiled on the site.
B. 
Following construction, the stockpiled soil shall be redistributed uniformly on the site to a minimum depth of six inches.
C. 
All disturbed areas excluding the stockpile soil of the site shall be stabilized and protected against erosion in compliance with the Pennsylvania Erosion and Sediment Pollution Control Program Manual.
D. 
Any topsoil in excess of the six inches depth that existed prior to subdivision or land development may be stockpiled separately for other uses by the applicant. Topsoil may be removed from the site only upon issuance of a permit by Borough Council to ensure that sufficient topsoil will remain on the site and in the municipality.
E. 
Grading. All permanent and temporary cutting, filling, grading, regrading, and/or other forms of earthmoving activities shall be known as "grading" and shall be conducted only in compliance with the standards as described below:
(1) 
All grading shall be set back from property lines at least three feet, or a sufficient distance, to prevent any adverse effects on adjacent properties.
(2) 
No permanent excavation shall be made with a cut face steeper in slope than three horizontal to one vertical.
(3) 
Wherever grading will increase the volume or velocity of stormwater flow toward a property line, the applicant shall install and maintain drainage facilities sufficient to prevent adverse effects on the adjoining property. The construction and operation of these drainage facilities shall not cause any adverse effects on abutting properties.
(4) 
Along property lines, where grading creates an abrupt drop off from the abutting property, in contrast to a previously existing gradual change, the applicant shall be required to install a fence or other suitable protective barrier.
(5) 
A permit shall be required for grading operations. Permits shall be issued by the Zoning Officer upon recommendation of the Borough Engineer for each tract, lot, parcel, or site which comprises a separate operation, unrelated to or not contiguous with nearby grading proposed or performed by the applicant. A permit shall not be required in the following situations, however:
(a) 
For an excavation that does not exceed 20 cubic yards total material removed.
(b) 
For a fill that does not exceed 20 cubic yards of material deposited.
(c) 
For an excavation below finished grade for basements and footings for a single-family detached or two-family dwelling, swimming pool, or underground structure authorized by building permits, excavation for a driveway for a single-family detached or two-family dwelling, or the regrading of such excavated materials into the site from which they were excavated.
The requirements of this section shall apply when they are more stringent than those of PADEP or when PADEP has no jurisdiction.
A. 
General.
(1) 
For qualifying tracts, no change shall be made in the contour of the land; no grading, excavating, removal or destruction of 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 approved by the Montgomery County Conservation District.
(2) 
No subdivision or land development plan shall be approved unless:
(a) 
There has been a plan approved by 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 the form of an escrow guarantee which will insure installation and completion of the required improvements; or
(b) 
There has been a determination by Borough Council that a plan for minimizing erosion and sedimentation is not necessary.
(3) 
Borough Council, in its consideration of any preliminary plan of subdivision and land development shall condition its approval upon the execution of measures designed to prevent accelerated soil erosion and resulting sedimentation, as required by PADEP. All applicable regulations and permit requirements of said department as stipulated in its Soil Erosion and Sedimentation Pollution Control Manual shall be followed by all parties engaged in earthmoving activities. The manual is available at the office of the Montgomery County Conservation District.
B. 
Performance principles.
(1) 
Any effective methods of minimizing erosion and sedimentation can be included in the plan. Any questionable method should be discussed with the Borough Engineer prior to submission.
(2) 
No unfiltered stormwater coming from an area which has been disturbed shall be permitted onto an adjacent tract or discharge into any water body.
C. 
Responsibility.
(1) 
Whenever sedimentation is caused by stripping vegetation, regrading or other development activity, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.
(2) 
It is the responsibility of any person, corporation, or other entity doing any act on or across a stream, watercourse or swale or upon the floodplain or right-of-way thereof, to maintain, as nearly as possible, in its present state the stream, watercourse, swale, floodplain or right-of-way during the activity and to return it to its original or equal condition after such activity is completed.
(3) 
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 stream or watercourse without having obtained prior approval from the Borough or PADEP, whichever is applicable.
D. 
Compliance with regulations and procedures.
(1) 
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required under this chapter.
(2) 
The approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the approval of the final plans of subdivision or land development, and become a part thereof.
(3) 
At the time that a building permit is applied for, a review shall be conducted by the Borough Engineer to insure conformance with the plan as approved. During the construction further consultative technical assistance will be furnished, if necessary, by the Borough Engineer and the Montgomery County Conservation District. During this development phase, the Borough Engineer shall inspect the development site and enforce compliance with the approved plans.
A. 
The design of subdivisions and land developments should be done in a manner which would preserve desirable cultural and historic features of a site wherever reasonably possible.
B. 
No proposal will be approved with a property line extending through any portion of an existing building, except where that property line follows a party wall separating semidetached or attached units, in accordance with the Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 680, Zoning.
C. 
When existing buildings are retained:
(1) 
Unless otherwise specified in the Zoning Ordinance,[2] when the height and/or bulk of the existing building significantly exceeds that of abutting development, building setbacks in excess of the applicable minimums are encouraged, in respect to all new lot lines created. For tall buildings, a setback equal to the height of the building is suggested as a minimum. For proportionally wide or deep buildings, a setback equal to 1/2 the width or depth of the building is suggested as a minimum.
[2]
Editor's Note: See Ch. 680, Zoning.
(2) 
Run down buildings shall be rehabilitated on the exterior to conform in quality with surrounding new development.
(3) 
Structurally deficient buildings shall be rehabilitated in conformance with the Borough's Building Code[3] and the Uniform Construction Code.
[3]
Editor's Note: See Ch. 270, Uniform Construction Codes.
(4) 
Additions to retained buildings shall be in harmony with the character, design, building materials, and other architectural features of the building.
(5) 
Historical or culturally significant buildings shall retain their respective characters, to the greatest extent practical.
(6) 
New buildings abutting the retained building should reflect the respective characters of the surrounding buildings to the greatest extent practical.
D. 
When existing buildings will be removed as permitted by the Zoning Ordinance:[4]
(1) 
The plan must show the location and include a brief description of the building(s) to be removed.
(2) 
Plan approval will be granted upon written agreement to the expeditious removal of buildings intended for removal, in conformance with applicable Borough requirements and procedures regarding demolition of buildings and disposition of the reusable parts and/or disposal of the rubble.
(3) 
All applicable Borough requirements and procedures regarding demolition of buildings and disposition of the reusable parts and/or disposal of the rubble shall be complied with.
(4) 
If the building will not be removed immediately, a financial guarantee must be posted for its removal, in compliance with § 600-62, herein.
[4]
Editor's Note: See Ch. 680, Zoning.
Sidewalks shall be installed along all existing and proposed public and private streets, common driveways, and common parking areas.
A. 
General.
(1) 
Sidewalks and border areas shall be required on both sides of the street within the ultimate right-of-way.
(2) 
Borough Council may waive the sidewalk requirements if an alternative pedestrian circulation concept can be shown to be more desirable, especially when using open space areas, provided that appropriate connections are provided between the open space walkways and the surrounding pedestrian origins and destinations.
(3) 
If for any reason an interim waiver of these requirements is made, a sufficient guaranty shall be posted for the eventual installation of sidewalks, subject to approval by Borough Council upon recommendation of the Borough Engineer and Solicitor, in accordance with § 600-62 of this chapter.
B. 
Design and layout.
(1) 
Sidewalks and border areas shall be provided in appropriate locations to provide safe and efficient pedestrian access between parking areas, buildings, and other pedestrian destinations.
(2) 
Sidewalk and border areas widths are to follow the guidelines set forth in Figure 600-4.2. Figure 600-4.3[1] illustrates levels of service offered by varying widths of sidewalks.
[1]
Editor's Note: Said figure is included as an attachment to this chapter.
(3) 
The border area shall exist between the curbline or edge of cartway and the sidewalk.
(a) 
Border areas between sidewalks and the curb may contain streetlights, trees, benches, trash cans, mailboxes, or newspaper boxes. No obstacle in the border area may reduce the required sidewalk width for use by pedestrian traffic as described in the guidelines in Figure 600-4.2.
(b) 
Border areas shall be maintained as a grass strip between the sidewalk and the curb. If grass is impractical at the site, brick pavers or similar surface may be used at the discretion of Borough Council upon recommendation of the Borough Planning Commission and Engineer. In this case, a wider sidewalk may be necessary in place of a border area to create a safer pedestrian environment.
(c) 
Where a border area is proposed as a grass strip, in no case shall its width be less than three feet.
(4) 
Borough Council may require additional width in areas where higher volumes of pedestrian traffic are anticipated. In no case shall sidewalk width be less than four feet.
Figure 600-4.2
Sidewalk and Border Area Guidelines
Functional Classification
Street Name
Border Area
(feet)
Sidewalk
(feet)
Principal arterial
Ridge Pike/ Main Street
4
8 to 12
Gravel Pike/ Route 29
4
6 to 8
2nd Avenue/ Route 29
5
6 to 8
Minor arterial
5
5 to 8
Park Avenue
Major collector
4
5 to 8
Clahor Avenue
East 9th Avenue
Minor collector
8th Avenue
3
5 to 8
3rd Avenue
Residential
Local road
Cul-de-sac
3
4 to 6
Nonresidential
(5) 
All sidewalk widths are exclusive of any obstacle. Sidewalk areas containing streetlights, trees, benches, doors, trash cans, mailboxes, newspaper boxes, or similar feature are required to have additional width.
(6) 
Additional sidewalks or paved trails shall be required where deemed necessary by Borough Council to provide access to schools, religious institutions, parks, community facilities, trails, and commercial or employment centers, and to provide necessary pedestrian circulation within land development and/or subdivisions where otherwise required sidewalks would not be sufficient for public safety and convenience.
(7) 
Sidewalks shall be designed to facilitate access and use by persons that are physically disabled, in compliance with the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq., and to the satisfaction of the Borough Engineer.
(8) 
The grade and paving of the sidewalk shall be continuous across driveways except in certain cases where heavy traffic volume dictates special treatment. The grade and alignment of all sidewalks shall be approved by the Borough Engineer.
(9) 
If the provision of sidewalks requires the destruction or removal of valuable trees, consideration shall be given to the retention of such valuable trees.
(10) 
Conflicts arising from the placement of street trees, utilities, and border areas should be discussed with the Borough Planning Commission and Borough Engineer to determine appropriate placement and alignment.
(11) 
Proposed sidewalks shall maintain the width, pattern, and style of the Borough's sidewalk network. Where proposed sidewalks meet existing sidewalks which have a different width, a tapered transition shall be constructed.
C. 
Sidewalk construction and driveway crossing engineering standards. Sidewalks shall be four inches thick 4,000 psi compression strength concrete, placed upon a minimum four-inch layer of AASHTO No. 57 stone bedding. The sidewalk shall be built as to discharge drainage to the street, the grade of which shall be 1/4 inch per foot. The finished grade between the outside of the sidewalk to the curbline (edge of the cartway) shall never exceed a total vertical elevation change of one foot. Expansion joints shall be placed every 30 feet, with contraction joints every five feet a minimum of one inch in depth. Additional expansion materials shall be placed between any curb and driveway apron and in the side walk at driveway limits. A contraction joint shall be cut between the side walk and apron. All sidewalks shall receive a broom finish unless otherwise approved by the Borough. An access ramp for physically disabled persons shall be placed at all sidewalk intersections with roads.
A. 
Crosswalks shall be clearly delineated at all intersections and maintain the width of the largest contributing sidewalk or trail. In no case shall crosswalk width be less than five feet.
B. 
Crosswalks and their transition to adjacent sidewalks or trails shall be designed to facilitate access and use by persons that are physically disabled, in compliance with the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq.
C. 
Where a crosswalk is located at an arterial or collector street, Borough Council may require one of the following measures as described in the Pennsylvania Traffic Calming Handbook upon recommendation of the Borough Planning Commission and Engineer.
(1) 
Textured crosswalks. Crosswalk patterns, materials, and colors shall be consistent with surrounding crosswalks based on the theme established in the Borough and recommended to Borough Council by the Borough Planning Commission and Engineer.
(2) 
Pedestrian signalization shall be provided at intersections where traffic signals exist.
(3) 
Curb extensions, bulb-outs, raised medians, raised crosswalks, and other pedestrian safety methods shall be considered and, where determined to be appropriate by Borough Council, constructed.
A. 
When a subdivision or land development is traversed by or abuts an existing trail with public access customarily used by pedestrians, bicyclists, and/or equestrians and delineated in the Borough's adopted open space or recreation plans, the applicant shall make provision for the continued recreational use of the trail subject to alterations of the course of the trail within the boundaries of the development under the following conditions:
(1) 
The points at which the trail enters and exits the tract shall remain unchanged.
(2) 
The proposed alteration exhibits quality trail design according to the generally accepted principles of landscape architecture.
(3) 
Where an existing trail runs coincidentally with the paved road intended for use by motorized vehicles, efforts shall be made to alter the trail alignment to increase separation between the trail and the road.
B. 
Borough Council may require, as a condition of final plan approval, the guarantee of public access and improvement of trails when the site is traversed by or abuts an existing trail or a trail proposed in an adopted open space or trail plan of the county, Borough, or adjacent municipality.
C. 
When existing developed parcels adjacent to a proposed subdivision or land development allow for dedicated public access through a defined area for the purpose of connecting to a county or municipal trail, all attempts shall be made to continue this connection through a dedicated public accessway to serve the proposed development.
D. 
When a subdivision or land development lies adjacent to a park, school, or other pedestrian destination, all attempts shall be made to create pedestrian connections to that destination.
E. 
All trails and pathways shall be constructed before occupancy of residences and other buildings on the site occurs.
F. 
When trails are intended for public or private use, they shall be protected by a permanent access easement on the properties on which they are located. The width of the protected area in which the trail is located shall be a minimum of 20 feet. The language of the easement shall be to the satisfaction of Borough Council upon recommendation of the Borough Solicitor.
G. 
Any of the methods cited under § 600-26 concerning open space ownership may be used either individually or in combination, to own and perpetually preserve trail easements that is provided in fulfillment of this article.
H. 
Trails and pathways shall have adequate access for use by all residents of the development or, preferably, the general public.
I. 
Trails shall be landscaped with the specifications described in § 600-53D. Landscaping shall help delineate the route of the trail and screen surrounding properties from trail users.
J. 
The land area permanently designated for trails for public use may be credited toward any open space requirement as described in the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 680, Zoning.
K. 
No trail shall be designed with the intent to accommodate motorized vehicles except for emergency or maintenance access.
L. 
Construction standards.
(1) 
Pathways shall be six feet wide and consist of two inches of M-2 wearing course over a six-inch layer of AASHTO No. 57 stone. Minimum shoulder width shall be two feet.
(2) 
Multi-use trails shall be 12 feet wide and consist of two inches of ID-2 wearing course over a six-inch layer of AASHTO No. 57 stone. Minimum shoulder width shall be two feet.
(3) 
Where the edge of the trail is above the surrounding grade, bituminous pavement shall be feathered.
(4) 
The vertical clearance above the trail shall be maintained at a minimum ten-foot height.
(5) 
Trail grade shall not exceed 5%.
(6) 
All proposed trails shall meet the guidelines as generally presented in Figures 600-4.4 and 600-4.5.
A. 
When a subdivision or land development is located on a street classified as a principal arterial or a major collector it shall provide for public access, where feasible, within the ultimate right-of-way for bicycle lanes.
B. 
Bicycle lanes shall be marked with appropriate striping, marking, reflectors, and signage in accordance with Federal Highway Administration guidelines.
C. 
Bicycle lanes shall be a minimum five feet in width.
D. 
Where the roadway narrows, signage and pavement markings shall be added to warn drivers and bicyclists to help them avoid bicycle-automobile conflicts.
E. 
Drainage improvements shall be made where necessary to eliminate puddles and sediment deposit from the section of the road used by bicyclists.
F. 
Proposed bicycle lanes shall meet the general guidelines as shown in Figure 600-4.6.[1]
[1]
Editor's Note: Said figure is included as an attachment to this chapter.
A. 
Streetlighting shall adhere to the requirements described in the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 680, Zoning.
B. 
Streetlighting shall be required for all nonresidential land developments, for all multifamily residential areas and, at the discretion of Borough Council, for all or portions of certain single-family residential subdivisions. As a minimum in single-family subdivisions, appropriate conduit with pull wires shall be installed underground even though standards and lighting fixtures may not be constructed immediately. Proposed intersections with any major collector street or arterial shall have streetlights.
C. 
Lighting shall be designed in accordance with a plan developed by a utility company of in accordance with the standards recommended in the IES Lighting Handbook. Construction of highway lighting shall be in conformance with PennDOT Specifications, Publication 408.
D. 
Where required above, the owner shall install or cause to be installed, at the owner's expense, metal pole streetlights serviced by underground conduit in accordance with a plan to be prepared by the owner's engineer and approved by the Borough Engineer and by Borough Council.
E. 
Lighting for all existing public streets and new streets proposed for dedication shall be a style, design, height, and source-type in fixture and pole to be consistent throughout the Borough and as approved by Borough Council.
Widths and locations of easements and rights-of-way shall be determined by the Borough Engineer or the appropriate authority or utility company for all utilities, including stormwater facilities, and shall be governed by the requirements herein.
A. 
General standards.
(1) 
Easements and required front, side, or rear yards may co-occupy the same land.
(2) 
Nothing shall be permitted to be placed, set, or put within the areas of an easement unless it is a portable or removable object. The area shall be landscaped in accordance with § 600-53 of this chapter.
(3) 
The owner of any lot, upon written request by the Borough and at the owner's sole expense, shall remove anything placed, planted, set or put, (with or without knowledge of these regulations) within the area of any easement.
(4) 
To the fullest extent possible, easements shall be adjacent to rear or side lot lines, and occupy only a portion of one lot (not centered on two lots).
B. 
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan. Any error found in a deed shall be immediately corrected and rerecorded in the Office of the Recorder of Deeds for Montgomery County at the sole expense of the subdivider or developer.
C. 
Utility easements. A minimum width of 20 feet shall be provided for common utilities and drainage when provided in undedicated land for one use. Multiple utility uses within one easement require additional easement width.
D. 
Public utilities. All water, sewer, and gas mains and other underground facilities shall be installed prior to street paving at locations approved by the Borough Engineer.
E. 
Underground utilities. All water, sewer and gas mains shall be installed underground. All electric, telephone and communication services, both main and service lines, shall be provided by underground cables, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services, except where it is demonstrated to the satisfaction of Borough Council that underground installations herein required are not feasible because of physical conditions of the lands involved. All main underground cables which are within the right-of-way of a street shall be located as specified by the utility company, subject to approval by Borough Council, upon recommendation of the Borough Engineer.
(1) 
In order to promote and facilitate the underground installation of utility distribution lines, a letter of endorsement shall be required from the suppliers of utility service (not limited to electrical, telephone, or cable television) of the developer's choice wherein the applicant acknowledges that underground utilities are feasible and shall be consummated as part of the improvement plan.
(2) 
A statement relative to the intent of the developer to provide underground utility service shall be placed on the final plan requisite to final approval of the plan.
(3) 
The provisions in this chapter shall not be construed as to limit or interfere with the construction, installation, operation and maintenance of public utility structures or facilities which may hereafter be located within public easements or rights-of-way designated for such purposes.
(4) 
Light Standards are to be placed as required by the Zoning Ordinance.[1] Power source for such standards shall be placed underground as required.
[1]
Editor's Note: See Ch. 680, Zoning.
(5) 
Along arterial and collector roads, all new electrical service should be placed underground.
A. 
All new streets and extensions and widenings of existing streets:
(1) 
Shall be offered for dedication to the authority having jurisdiction over the street at the time of plan approval. The Borough may accept or refuse dedication of lands which are not accepted by other jurisdictions.
(2) 
Shall conform with the circulation element of the Comprehensive Plan and county or state highway plans, and be coordinated with existing streets.
(3) 
Shall provide appropriate access between abutting tracts of land for immediate or future use.
(4) 
Shall create a road hierarchy among interior subdivision and land development streets and exterior streets to insure proper through-traffic flow, local access, and internal traffic distribution and flow.
(5) 
Shall be related closely to existing topography to assure reasonable grades, alignment and drainage, appropriate access to lots, and to minimize regrading and removal of vegetation.
(6) 
Shall be designed to continue existing streets at equal or greater right-of-way and cartway width, as recommended by the Borough Engineer and Planning Commission.
(7) 
Curbs and storm sewers shall be installed along all existing and proposed public and private streets and common parking areas except when this requirement is waived at the discretion of Borough Council, upon recommendation of the Borough Planning Commission and Engineer.
(8) 
Developer shall assign street names subject to approval of Borough Council and use street numbers as assigned by the Public Works Department.
(9) 
Median strips or other traffic calming devices may be required by Borough Council to provide for public safety and traffic efficiency.
B. 
Private streets. Whenever a subdivider or developer proposes to establish a street which is not offered for dedication of public use, Borough Council shall require the applicant to submit, and also to record with the plan, a copy of the agreement made with the Borough on behalf of his heirs and assigns. Such streets shall be constructed in conformance with the Borough Engineer standards for public streets. Maintenance reliability shall be outlined and defined by the applicant and reviewed by the Borough prior to final approval. When, in the determination of Borough Council, it becomes necessary for the Borough to assume responsibility for a private street in order to maintain the health, safety, and welfare of the residents of the Borough, the Borough may do so and assess the property owner(s) or abutting owners who use the street for any improvements necessary to restore the street to conformance with Borough specifications.
In its design manual, PennDOT classifies streets according to standards established by AASHTO. The Borough is using the same classification system in order to coordinate highway improvements with neighboring municipalities, the region, and the state. Every street, road, or highway within the Borough shall be classified by its function as one of the following, and shall be subject to the guidelines for its classification as contained in this article and presented in Figures 600-4.7 and 600-4.8:
A. 
Arterials (Figure 600-4.9).[1]
[1]
Editor's Note: Said figure is included as an attachment to this chapter.
B. 
Collectors (Figure 600-4.10).[2]
[2]
Editor's Note: Said figure is included as an attachment to this chapter.
C. 
Local Roads (Figure 600-4.11).[3]
[3]
Editor's Note: Said figure is included as an attachment to this chapter.
D. 
Marginal Access Streets.
Sight distance, horizontal and vertical curvature, superelevation, and maximum and minimum street grades shall be determined by the Borough Engineer in compliance with the standards contained in A Policy on Geometric Design of Highways and Streets, published by the American Association of State Highway Transportation Officials, most recent edition, or PennDOT standards, whichever is more restrictive. In addition, the following standards and guidelines shall be complied with:
A. 
Horizontal curvature for all local access streets shall be not less than one-hundred-fifty-foot radius, measured along the street center line.
B. 
Long radius, gentle curves shall be used rather than shorter radius curves connected by tangents.
C. 
Curve-tangent relationships shall follow accepted engineering guidelines for safety and efficiency. For example, minimum radius curves shall not be used at the ends of long tangents.
D. 
Street grades shall be measured along the center line in accordance with the following:
(1) 
Minimum grade for all streets shall be 1%.
(2) 
Maximum grades for arterials and collectors shall be 5% and for residential streets shall be 10%.
(3) 
Curve-grade combinations shall follow accepted engineering guidelines for safety and efficiency. For example, minimum radius horizontal curves will not be permitted in combination with maximum grades.
(4) 
At all approaches to intersections, street grades shall not exceed 4% for a minimum distance of 50 feet from the intersection of curblines or edges of cartways.
(5) 
Street shall be designed to provide a minimum K value of 25 pci.
All street intersections shall be governed by the standards of this section and the Borough's engineering standards.
A. 
Number of streets. Not more than two streets shall intersect at the same point.
B. 
Angle of intersections.
(1) 
All intersection approaches shall be designed at 90° angles for a minimum of 50 feet from the edge of the cartway of the road intersection road unless sufficient reason exists to justify a lesser angle.
(2) 
Where angled intersections are used it is preferable to design them so that the heavier traffic flow will make the obliquely angled turn rather than the acutely angled turn.
C. 
Improvements to existing intersections. When existing streets intersect at odd angles or have more than four approaches, the applicant shall improve the intersection, to bring it into compliance with this chapter, as required by Borough Council, who shall first seek the advice of the Borough Engineer and Planning Commission and other technical advisors or agencies, as appropriate. For state and county highways, improvements shall comply with the requirements of the appropriate agency.
D. 
Waiver of improvements. Borough Council may waive the above requirements for improvements under one or more of the following conditions:
(1) 
When changes made on the applicant's land will not improve the intersections deficiencies.
(2) 
When other road improvements are already planned which would correct the problem without changes required of the applicant.
(3) 
When not required by PennDOT where the intersections are under their jurisdiction.
E. 
Single-access street intersections.
(1) 
Intersections with single access shall be designed with the single access street extending as a side street from the through street.
(2) 
Four-way intersections may be created using two permanent single access streets intersecting directly opposite one another along a through street, when the through street is a local access street.
F. 
All intersections shall provide clear sight distance in compliance with PennDOT standards.
G. 
Intersection spacing shall be measured from center line to center line.
(1) 
Street intersections with major collectors shall be spaced a minimum of 500 feet apart.
(2) 
Street intersections with minor collectors shall be spaced a minimum of 350 feet apart.
(3) 
Street intersections with local roads shall be spaced a minimum of 300 feet apart.
Any street which is served by only one intersection with a through street shall be considered a single-access street, regardless of the street's configuration within the proposed subdivision or land development.
A. 
Single-access streets shall be classified as one of the following:
(1) 
Cul-de-sac streets.
(2) 
Single-access loop streets.
(3) 
Stub streets.
B. 
Single-access streets shall be subject to the requirements for their classification of street, notwithstanding their single-access status.
(1) 
Shall not serve more than twenty dwelling units.
(2) 
Shall be identified by a standard warning sign stating "No Outlet" when deemed appropriate by Borough Council to help avoid mistaken turning movements.
(3) 
In addition to required sidewalks, shall be served by an appropriately located pedestrian accessway when required by Borough Council to connect surrounding neighborhoods and pedestrian destinations.
(4) 
Shall be served by an appropriately located and constructed emergency accessway when required by Borough Council using the following standards:
(a) 
Minimum cartway width shall be 10 feet.
(b) 
Pavement shall satisfy the standards of the Borough Engineer.
(c) 
When not paved, the cartway shall be constructed of crushed stone of appropriate size, depth, and compaction to support the largest Borough fire trucks under all weather conditions. Placed on top of the six inches of crushed stone shall be an interlinked porous pavement constructed of fiber reinforced polyethylene or concrete grass pavers. All void areas shall be filled with topsoil and seeded with an appropriate grass mix.
(d) 
Markings or appropriate form of identification shall be placed at the entrance to the emergency accessway. If necessary, breakaway bollards shall be installed at each end of the emergency accessway.
(e) 
Emergency accessways shall be maintained through properly recorded easements or deed restrictions which at a minimum prohibit the planting of any vegetation except grass within the access way.
(f) 
May be made available for pedestrian access.
C. 
The Borough may request the applicant to provide a permanent easement for snow removal. The easement shall have a minimum length along the right-of-way line of 40 feet and a depth of 15 feet. When curbing is required, a curb depression shall also be placed in this easement area. No shrubbery, fence, mailbox, or any other obstruction shall be placed within the easement to hinder the placement of the snow.
D. 
Single-access loop streets shall not under any circumstances exceed 1,200 feet in length, measured from the intersection with the through street, along the entire center line around to its intersection with itself.
E. 
Cul-de-sac streets.
(1) 
Shall be permanently closed to vehicular traffic at one end.
(2) 
Shall be a minimum of 250 feet but not exceed 500 feet in length. Measurement of the length shall be made from the center line of the abutting through road or point of intersection with another cul-de-sac to the center line of the turnaround, measured along the cul-de-sac street's center line.
(3) 
Shall be provided with a vehicular turnaround at the closed end with a right-of-way radius of at least 50 feet, and a paving radius of at least 40 feet. Alternative vehicular turnaround designs are encouraged to improve traffic flow and overall design of the subdivision. If an offset bulb turnaround is used, the left side bulb configuration is preferable. In addition, parking is prohibited on the cul-de-sac by order of the Fire Marshal.
(4) 
No more than four lots shall have frontage on the circular turnaround portion of a cul-de-sac street, and no more than four driveways shall have access to the circular turnaround portion.
(5) 
Shall not extend from a single-access loop street.
(6) 
Landscaped cul-de-sac islands are encouraged and shall conform to the following standards.
(a) 
Shall be located within the bulb of a cul-de-sac and be concave for use as part of the stormwater management infrastructure. Efforts should be made to retain the existing vegetation on the site within these islands.
(b) 
Shall have a maximum radius of 24 feet and be surrounded by paving on all sides.
(c) 
Shall be designed to allow for emergency vehicle access into the cul-de-sac.
(d) 
In the event that right-of-way grading will not permit the retention of existing vegetation in a cul-de-sac, the landscaping proposed for the island shall be of low maintenance varieties as approved by Borough Council. The landscaping plan shall specifically describe the maintenance required for any landscaping proposed on the landscape island.
F. 
Stub streets.
(1) 
Shall be provided in appropriate locations for vehicular access to abutting undeveloped lands when required by Borough Council, upon advice of the Borough Planning Commission and Engineer.
(2) 
Shall not be longer than:
(a) 
The depth of one building lot abutting the collector street; or
(b) 
The width of two building lots abutting the stub street.
(3) 
Shall be provided with a vehicular turnaround.
(4) 
Shall be constructed to the property line in accordance with the standards of this chapter applicable to the classification of streets it will be upon extension.
A. 
All adjacent structures and areas disturbed or damaged during construction shall be properly repaired, restored, or replaced to the satisfaction of the Borough by the party causing the damage.
B. 
All trees, roots, stumps, brush, down timber, wood, rubbish and any objectionable material shall be removed from the full legal right-of-way, or as approved by the Borough Engineer. Efforts shall be made during construction of roadways to preserve any vegetation specifically for preservation identified in the landscaping plan.
C. 
Paving. The pavement of all streets and all commercial, industrial, and multifamily parking areas and driveways into and out of parking areas shall be installed as shown on the final plan and in accordance with the following standards:
(1) 
General. All paving shall be constructed both as to materials and methods, generally in conformance with applicable portions of PennDOT Specifications Publication 408-1990 or more current edition.
(2) 
Pavement design. Pavement construction shall conform to the minimum standards for different types of streets and parking areas as indicated in Figure 600-4.12.[1]
[1]
Editor's Note: Said figure is included as an attachment to this chapter.
(3) 
Paving cross section. All pavements, except where superelevated for curves, shall conform with typical roadway cross sections on Figure 600-4.13.[2]
[2]
Editor's Note: Said figure is included as an attachment to this chapter.
(4) 
Alternative paving. Alternative paving specifications may be approved for roads, driveways, and parking lots not intended for dedication to the Borough, in commercial, industrial, rural, and multifamily areas. Porous paving systems are encouraged for use on parking lots.
(5) 
Aggregates, coarse and fine, for binder coarse shall be made from stone, gravel, or other recycled aggregate or glass, and shall meet the quality requirements for Type A stone and Type A gravel. Fine aggregate shall be natural sand, manufactured sand or fine recycled glass cullet composed of free hard, durable, uncoated particles and free of from lumps of clay and organic material. Fine sand shall meet the gradation requirements in Table A, Section 703, PennDOT Publication 408, latest revision. The coarse aggregates shall meet the grading requirements indicated above.
D. 
Radii of pavement and right-of-way at intersections. Street intersections shall be rounded with tangential arcs at pavement edge (curbline) and right-of-way lines as listed below. Where two streets of different right-of-way width intersect, the radii of curvature for the widest street shall apply as shown in Figure 600-4.14.[3]
[3]
Editor's Note: Said figure is included as an attachment to this chapter.
E. 
All radii specified herein must be increased if large trucks, fire trucks, or other emergency vehicles would have difficulty with ingress or egress as determined by the Borough Fire Marshal.
F. 
Pavement cross slopes. The typical pavement cross slope on proposed streets shall not be less than 1/4 inch per foot and not more than 1/2 inch per foot. The typical slope of the shoulder areas shall not be less than 3/4 inch per foot and not more than one-inch per foot.
G. 
Driveway apron. The concrete apron in the driveway area shall be six inches thick concrete 4,000 psi compression strength reinforced with wire six inches by six inches, 10 gauge wire (minimum). The wire shall be installed so that it is not closer than two inches from the top or bottom surfaces of the driveway. Six inches crushed stone shall be used as a bedding under the driveway apron.
H. 
Driveways normally used by not more than 25 vehicles per day shall comply with the standards contained in the 67 Pa. Code Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads, § 441.8(i)(5), Grade requirements where curbs and sidewalks are present. Driveways normally used by more than 25 vehicles per day shall comply with standards appropriate for their anticipated traffic volumes in conformance with accepted engineering standards and practices.
I. 
Maximum grade requirements shall not be waived unless extremely difficult circumstances exist and cannot be mitigated by alternative locations, designs, or lotting, in which case a safe, practical alternative may be permitted by Borough Council, upon recommendation of the Borough Engineer.
A. 
The term "driveway" as used here refers to every entrance or exit used by vehicular traffic to or from properties abutting a Borough road. The term includes proposed streets, lanes, alleys, courts, and ways.
B. 
Applicants shall submit sketch plans to the Borough Planning Commission, for their evaluation and advice, in the following circumstances:
(1) 
When any residential dwelling units are proposed along an existing arterial or collector street.
(2) 
For all nonresidential proposals which require a new driveway or upgrading of an existing driveway.
(3) 
For all proposals whose driveways would generate 25 or more vehicular trips per day, based on ITE trip generation standards.
C. 
The Borough Planning Commission shall review the proposal in accordance with the procedures of Article III of this chapter.
D. 
Following evaluation by the Borough Planning Commission, the applicant may submit plans to the state or Borough for formal review and, as appropriate, approval and issuance of permits.
E. 
No driveway location, classification, or design shall be considered finally approved by the Borough unless permits have been granted by the state and/or Borough and preliminary plan approval has been granted by Borough Council for the subdivision and/or land development which the driveway(s) will serve.
A. 
The term "driveway" as used here refers to every entrance or exit used by vehicular traffic to or from properties abutting a Borough road. The term includes proposed streets, lanes, alleys, courts, and ways.
B. 
Driveway intersections with streets:
(1) 
Shall provide adequate sight distance in compliance with the standards contained in the PennDOT standards.
(2) 
Shall not cause or contribute to:
(a) 
Hazards to the free movement of normal street traffic.
(b) 
Traffic congestion on the street.
(c) 
Interference with the design, maintenance, and/or drainage of the street.
(3) 
Shall be designed and constructed in compliance with 67 Pa. Code Chapter 441, unless Borough standards are more restrictive.
C. 
In order to facilitate safe and efficient access between streets and driveways, the number of driveways permitted to serve individual parcels of land shall be kept to the minimum needed to adequately serve the parcel in question.
(1) 
Properties with frontages of 100 feet or less may be permitted not more than one driveway intersection with a street. Exceptions may be made when adjacent property owners share parking, or when the need is determined in a traffic study prepared by a qualified traffic engineer.
(2) 
Not more than two driveway intersections with the same street may be permitted for any parcel of land unless anticipated traffic volumes warrant more than two, and then only when supported by a traffic study prepared by a qualified engineer warrants more than two driveway intersections.
D. 
Driveway intersections serving individual parcels of land may be prohibited by Borough Council where such intersections would create congestion, interference, and/or hazards to traffic flow and safety by reason of street grades, land forms, vegetation, frequency of driveway intersections, limited sight distances, and/or high speed traffic flow. In such cases, Borough Council may permit reasonable alternative forms of vehicular access to the parcel of land by means of:
(1) 
Marginal access streets or driveways.
(2) 
Reverse frontage lotting.
(3) 
Other means which are legally and technically suitable in the opinions of the Borough Solicitor and Engineer.
E. 
Where driveway intersections are prohibited by Borough Council and alternative forms of vehicular access would cause an undue burden upon an applicant, Borough Council may permit an alternative interim access solution in compliance with the following:
(1) 
It is the safest feasible alternative, acceptable to the Borough Engineer and/or PennDOT.
(2) 
Suitable provisions are made for a preferable permanent access solution, consistent with Subsection D, above, including legal agreements to enable implementation of the permanent solution.
F. 
Distance from street intersections. Driveways shall be located as far from street intersections as is reasonably possible.
G. 
Choice of streets. When streets of different classes are involved, the driveway shall provide access to the street of lesser classification unless this requirement is waived by Borough Council for reasons of sight distance, incompatibility of traffic, grading, drainage, or other major reasons.
H. 
Stopping areas. Regardless of the driveway classification, all driveways shall be provided with a stopping area within which the grade shall not exceed 6%. The stopping area shall be measured as follows:
(1) 
The length of stopping area shall be a minimum of 20 feet, or the length of the longest vehicles anticipated to use the driveway, whichever is greater.
(2) 
Stopping areas shall be measured from the cartway line for all streets.
I. 
Maximum grades for driveways.
(1) 
Residential driveways shall not exceed 15% grade.
(2) 
All other driveways shall not exceed 7% grade.
(3) 
All driveways shall be provided with a stopping area within which the grade shall not exceed 4%.
J. 
Sight distance determinations. Determination of sight distances at intersections of new driveways and streets with existing Borough roads shall be in accordance with the following provisions.
(1) 
Access driveways shall be located at a point within the property frontage limits which provides at least the minimum safe stopping sight distance (SSSD), as determined by the standards within 67 Pa. Code Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads.
(2) 
The calculated minimum SSSD shall be obtainable and measured from a point 10 feet back of the pavement edge and 42 inches above the road surface to a point six feet above the road surface.
(3) 
If the minimum required SSSDs cannot be achieved, the Borough may exercise one or more of the following options:
(a) 
Prohibit left turns by exiting vehicles.
(b) 
Restrict turning movements to right turns in and out of a driveway.
(c) 
Require installation of a right turn acceleration lane or deceleration lane.
(d) 
Require installation of a separate left turn standby lane.
(e) 
Alter the horizontal or vertical geometry of the roadway.
(f) 
Deny access to the road.
A. 
Bridges and culverts shall be designed to meet current PennDOT Standards to support expected loads and to pass design stormwater flows. They shall be constructed to the full width of the planned cartway. Allowance for sidewalk must also be made.
B. 
Where county-owned roads or bridges are involved, the County Engineer must review and approve all proposals.
C. 
It is unlawful to construct any dam or other water obstruction, or to make any change in or addition to, any existing water obstruction, or in any manner change or diminish the course, current, or cross section of any stream or body of water, without first having made written application to and obtained a permit or consent in writing from PADEP.
D. 
The following information is required: Drawings to include location plan; cross section of present bridge if one exists; profile of stream for a reasonable distance above and below bridge site, showing slopes of bed, normal water surface and flood water surface. If the bridge is on a skew, give the angle of the center line of the bridge with the direction of the line of flow. In addition, the following information is required for new bridge construction: the total drainage area above the bridge site; description of watershed; length of stream from source to bridge site and to the mouth; character of stream bed and banks; extent and depth of overflow during floods; effect of previous floods upon bridges, their span and clearance; whether bridge will be within backwater influence of parent stream.
E. 
A complete set of structural computations and drawings shall be submitted with plans involving construction of bridges and culverts.
A. 
Street names. Street names shall be determined in consultation with the Borough. Street names should bear a reasonable relationship to significant natural features or history of the community. Efforts should be made to reduce the occurrence of similar names or similar sounding names within the Borough or postal delivery area.
B. 
Street signs. The developer shall erect at every intersection a street sign or street signs having thereon the names of the intersecting streets. At intersections where streets cross, there shall be at least two such street signs and at the intersections where one street ends of joins another street, there shall be at least one sign. Street signs shall be erected when the first dwelling on the street is occupied. Temporary street signs may be erected with the permission of Borough Council. Any temporary signs will be replaced prior to roadway dedication.
Parking and related internal driveways shall be governed by the following regulations.
A. 
General.
(1) 
The specific purposes to be served by these requirements are:
(a) 
To add visual character and improve the appearance of parking areas by reducing their massiveness into smaller units.
(b) 
To integrate parking areas into the pedestrian circulation system.
(c) 
To provide shade for parked cars and reduce heat islands, stormwater runoff, and air pollution.
(d) 
To reduce random vehicular flow across parking areas.
(e) 
To permit a high level of visibility for those uses for which visibility is an important factor.
(f) 
To facilitate snow removal and storm drainage, and to conserve energy in construction and resurfacing operations, by laying out the paving surface with minimal obstructions.
(2) 
The terms "parking lot," "parking area," and "parking" are interchangeable. "Parking" includes the driveway which provides direct access to the parking spaces.
(3) 
Off-street parking facilities shall be provided in compliance with the parking requirements of the Zoning Ordinance[1] and the regulations contained herein.
[1]
Editor's Note: See Ch. 680, Zoning.
(4) 
Angled parking shall not be permitted along public or private streets or within parking lots, except where specifically permitted by this or other ordinances. Perpendicular parking shall not be permitted along public or private streets.
(5) 
The installation of stormwater storage/infiltration facilities, such as vegetated swales, infiltration galleries, or beds beneath parking areas, are strongly encouraged. These facilities avoid the generally negative visual impacts of surface detention or retention facilities, and enhance groundwater recharge, with the attendant positive effects on stream flows and quality.
B. 
All parking lots.
(1) 
Parking shall not be permitted along driveways which serve as the entrance(s) or exit(s) to parking areas with a capacity of 50 cars or more. A minimum driveway length of 50 feet shall be provided between the road ultimate right-of-way line and the first parking space or internal driveway intersection.
(2) 
In any case not regulated by the Zoning Ordinance,[2] parking areas shall not be located closer than 15 feet from any tract boundary line and 10 feet from any legal right-of-way line.
[2]
Editor's Note: See Ch. 680, Zoning.
(3) 
Where the edge of an existing parking area is located close to a street, driveway, or other parking area and the property is proposed for subdivision and/or land development, a minimum separation of 10 feet shall be provided between these features unless a shared parking or cross access arrangement is proposed.
(4) 
Dead-ended parking areas shall be discouraged when the required parking capacity can be accommodated in a layout that permits more convenient vehicular movements. However, extraneous through traffic flow should be avoided.
(a) 
Up to 30 parking spaces may also be located in a dead-ended parking area if there is no more desirable alternative feasible, and sufficient back-up areas provided for the end stalls.
(b) 
More than 30 parking spaces may be located in a dead-ended parking area only if a turnaround area is provided at the closed end, suitable for passenger car turning. The turnaround area may be circular, "T-" or "Y-" shaped, or other configuration acceptable to Borough Council.
(5) 
Parking spaces designed for the exclusive use by disabled persons shall be installed in all parking lots as close and convenient to building entrances as is reasonable. The specific number and locations of handicapped stalls shall be in conformance with the Americans with Disabilities Act (ADA), 42 U.S.C. § 12101 et seq.
(6) 
Provisions for pedestrian safety within a parking lot shall be required by providing sidewalks and delineated crosswalks.
(7) 
Planting islands shall be constructed within all parking lots with more than 12 spaces based on the following standards:
(a) 
One planting island shall be provided for every 12 parking stalls. There shall be no more than 12 continuous parking stalls in a row without a planting island.
(b) 
Alternative planting islands (without planting islands located every 12 parking stalls) must provide 1 canopy tree for every 10 parking stalls in planting island areas and perimeter parking planting areas at the discretion of Borough Council.
(c) 
The ends of all parking rows shall be divided for driving lanes by planting islands.
(d) 
Planting islands shall be a minimum of nine feet by 18 feet in area. Unless designed to function as part of the stormwater management system, planting islands shall be underlain by soil mounded up to six inches minimum above the paved parking or drive area and shall be protected by curbs or wheel stops.
(8) 
Parking lots with more than 12 stalls shall require planting strips around the entire perimeter of the parking lot except where buildings, driveways, and walkways are located.
(9) 
Unless otherwise described in this chapter, where required, all planting strips shall be a minimum of 10 feet wide and run the length of the parking row. Unless designed to function as part of the stormwater management system, planting strips shall be underlain by soil mounded up to six inches above the paved parking or drive area and shall be protected by curbs, wheel stops, or bollards.
C. 
Parking area dimensions.
(1) 
Parallel parking stalls shall have minimum dimensions of nine feet by 22 feet.
(2) 
Perpendicular parking stalls shall have minimum dimensions of nine feet by 18 feet with a twenty-two-foot aisle.
(3) 
At the discretion of Borough Council the minimum length of parking stalls may be reduced by one foot if stalls are designed to allow vehicles to overhang an area of grass or other pervious surface. Bumper stops shall be provided which allow the parked vehicle to extend at least one foot over the edge of the pavement.
(4) 
Where parking stalls abut sidewalks, parked vehicles shall not overhang the sidewalks unless the sidewalk is widened by two feet. Wheel stops are encouraged in order to allow for full pedestrian use of the sidewalks.
(5) 
Parking spaces for physically disabled persons shall be 13 feet wide and equal in depth to the spaces abutting them in accordance with standards developed under the Americans with Disabilities Act (ADA), 42 U.S.C. § 12101 et seq.
D. 
Residential parking lots.
(1) 
Parallel rows of parking spaces, which are not separated by a driveway, shall be separated by a planting strip.
(2) 
A single row of parking spaces located parallel to and between two driveways, shall be separated from one of the driveways by a planting strip, a minimum of eight feet wide.
(3) 
Large parking lots shall be divided into smaller parking areas of no more than 40 stalls by planting strips.
(4) 
No less than 20 feet of open area shall be provided between the curbline of any parking area and the outside wall of the dwelling unit.
E. 
Nonresidential parking lots.
(1) 
Parking lots with a capacity of from 41 to 100 cars shall require a planting strip around the perimeter and an additional 10% planting area(s) within the perimeter of the lot. Refer to Figure 600-4.15[3] for an illustration of generalized locations and use of planting strips and planting islands.
[3]
Editor's Note: Said figure is included as an attachment to this chapter.
(2) 
Parking lots for more than 80 cars shall be divided into sections no greater than 80 stalls each by planting strips.
(a) 
These planting strips shall be located parallel to the rows of parking, to serve the following purposes:
[1] 
To separate main access (entrance-exit) driveways from rows of parking spaces.
[2] 
To separate other major driveways (service drives, general internal circulation) from rows of parking spaces.
[3] 
To separate large parking areas into smaller units at intervals of not more than four rows of parking stalls.
(b) 
The ends of rows of parking shall be marked by planting islands.
(c) 
For parking areas with an ultimate capacity greater than 400 cars, the requirements may be modified by Borough Council to provide separation into units at intervals of six rows of parking stalls, with each unit capacity no greater than 100 cars.
(d) 
The applicant may request the Borough to permit an alternative design which achieves the purposes of these parking area requirements as well or better than the requirements herein. The final decision to permit an alternative design shall be made by Borough Council, with the advice of the Borough Planning Commission and Engineer.
(3) 
Shared access. When required by Borough Council upon recommendation of the Borough Planning Commission, applicants should create agreements for shared vehicular access as the preferred means of reducing the total number of curb cuts, for traffic safety and congestion reasons. Figure 600-4.16[4] illustrates one generalized example of this concept.
(a) 
Nonresidential lots shall provide cross-access easements for parking areas and access driveways guaranteeing access to adjacent lots. Interconnections shall be logically placed and easily identifiable to ensure convenient traffic flow.
(b) 
When two or more abutting lots share an access driveway, the driveway should be designed as the main access to those lots, and one or more existing access driveway should then be closed.
(c) 
Where development of three or more adjoining parcels consolidates vehicular access into one shared driveway, that driveway may be upgraded into a medium volume driveway according to PennDOT standards.
(d) 
Shared access may be located entirely on one lot or be split among a common lot line.
(e) 
Access easement and maintenance agreements or other suitable legal mechanisms shall be provided, acceptable to Borough Council in consultation with the Borough Solicitor.
(f) 
Liability safeguards for all property owners and lessees served by the shared access shall be guaranteed to the satisfaction of Borough Council in consultation with the Borough Solicitor.
[4]
Editor's Note: Said figure is included as an attachment to this chapter.
F. 
Driveways within sites proposed for nonresidential development.
(1) 
The following requirements apply to all driveways within all sites proposed for land development.
(a) 
A smooth transition shall be provided between the driveway section required for access to a public street and the driveway(s) required for internal site circulation.
(b) 
Main access driveways (entrance-exit), and service driveways handling large trucks shall be a minimum paved width of 30 feet, with one lane in each direction, unless otherwise required by PennDOT standards governing the volume of traffic anticipated.
(c) 
Access driveways for cars and other small vehicles which are clearly secondary in importance may be reduced to 20 feet in paved width, unless otherwise required by PennDOT standards governing the volume of traffic anticipated.
(d) 
Interior storefront driveways in shopping centers shall be a minimum paved width of 28 feet, to allow one lane in each direction and a dropoff/pickup lane along the sidewalks.
(e) 
Driveways along other nonresidential buildings shall be a minimum paved width of 22 feet, except where a dropoff/pickup lane is proposed.
(f) 
Parking aisles shall be a minimum 22 feet wide with two-way traffic flow for convenience and efficiency.
(2) 
Wherever feasible, internal circulation driveways shall extend from access drives in locations which permit and encourage entering traffic to turn and enter the parking aisles without first traveling along a building-front driveway. This feature is intended to reduce the volume of vehicular traffic along building-front driveway to make it safer for pedestrian traffic.
Curbing shall be installed along all existing and proposed public and private streets, common driveways, and common parking areas.
A. 
General.
(1) 
Regardless of small size of a land development or subdivision proposal, curbs shall be required along all existing and proposed public streets within the right-of-way, private streets, common driveways, and common parking areas.
(2) 
When utilizing an approved stormwater management technique, Borough Council may waive curbing requirements in full or partially. Grass swales and infiltration trenches along streets are encouraged in appropriate locations in the Borough provided that pedestrian safety and traffic circulation is addressed.
(3) 
If for any reason an interim waiver of these requirements is made, a sufficient guaranty shall be posted for the eventual installation of sidewalks, subject to approval by Borough Council upon recommendation of the Borough Engineer and Solicitor, in accordance with § 600-62 of this chapter.
(4) 
Curb construction. All curbing shall be constructed both as to materials and methods, generally in conformance with applicable portions of PennDOT Specifications Publication 408, current edition. Curbs shall be vertical profile with a minimum of eighteen-inch structure height. Expansion joints shall be placed every 30 feet, at structures and at the end of the day's work. Concrete curb shall have contraction joints shall be saw cut every 10 feet at a minimum of two inches. Concrete shall be a minimum 3,000 psi in compression strength.
(5) 
Intersections where sidewalks are provided shall be provided with depressions for wheel chair use at each corner, and opposite each corner on "T" intersections.
A. 
Permanent monuments shall be indicated on the record plan. All monuments shall be constructed of precast concrete or durable stone with metal insert(s), and be four inches square with at least 36 inches extending below ground level, or an alternate design approved by Borough Council. Street right-of-way reference monuments shall be located on the right-of-way lines at corners, angle points, beginning and end of curves, and as otherwise required by the Borough Engineer for all new and existing streets. They shall be placed after a new street and/or lot grading has been completed. Certified copies of this reference information shall be given to both the Borough Engineer and the Borough Office. When final lot grading has been completed and before the issuance of occupancy permits, permanent monuments shall be set by the subdivider, developer, or builder, at all lot corners and angle points, and at all street intersections and intermediate points as may be required. Security in may be required by the Borough at the time of plan approval if the monuments have not already been set.
B. 
Lot pin requirements. All lots upon which construction is planned shall be temporarily staked or pinned, or permanently monumented and certified to such by a registered surveyor for the owner, subdivider, builder, or developer, before issuance of a building permit. A signed certificate of compliance must be submitted with a building permit application. Temporary stakes or pins with a surveyor's ribbon attached may be acceptable on existing lots where construction of an accessory building or an addition to the primary structure is proposed, only if construction is begun within 30 days of the certificate of compliance date. Temporary stakes or pins shall remain in place until witnessed and accepted by the Borough Building Inspector. Prior to final approval of a new subdivision plan, all new lot corner markers shall be marked with a minimum 5/8 inch diameter metal pin extending at least 24 inches into the ground and at least one inch revealed above the ground surface, or an equivalent metal marker, approved by the Borough Engineer. Upon completion of construction and final grading, pins shall be replaced with permanent monuments as described in § 600-52A.
C. 
Original monuments. In situations where they may be of legal or historical importance, the original monuments and marks must not be destroyed, defaced, hidden, or possibly confused by creating new monuments and marks unless absolutely necessary, e.g., the originals are decayed, destroyed, or unsafe. In some cases, to be determined by the Borough Engineer, new monuments should be set as a reference or witness to the original monument to avoid disturbing the original. When in the opinion of the Borough Engineer, the angle point falls in a location that is not appropriate to set a concrete monument, a written request for a waiver shall be submitted for consideration by Borough Council.
D. 
Bench marks. The Borough elevations are based on the USGS Datum. Location and elevation is available to all engineers and surveyors upon request to the Borough Engineer's office. All contours and elevations shown on the plan must be based on this system.
A. 
Required landscaping plan.
(1) 
Applicants shall submit a landscaping plan as part of the preliminary plan submission for all subdivisions and land developments, except for residential subdivisions of three lots or less. The landscaping plan shall be prepared by a certified planting professional (landscape architect, nurseryman, arborist, horticulturist, or urban forester). Borough Council may seek the advice of a certified planting professional regarding compliance with the ordinance standards.
(2) 
For residential subdivisions of no more than three lots, a formal landscaping plan is not required, but the applicant's plans shall be required to show compliance with the applicable planting requirements herein.
B. 
Buffers and screens. Buffer plantings shall be installed in subdivisions and land developments to integrate new developments with surroundings, to separate incompatible land uses by providing screening, and to minimize or eliminate views to certain site elements.
(1) 
Buffer plantings shall be required for the following types of development and as otherwise specified in the Zoning Ordinance:[1]
(a) 
All nonresidential development.
(b) 
All single-family detached development over five units.
(c) 
All residential infill development.
(d) 
All multifamily and single-family attached development.
(e) 
Construction of any of the following items which exceeds 2,500 square feet in ground coverage:
[1] 
Public utility facilities or structures.
[2] 
Waste collection, storage and/or treatment facilities.
[3] 
Any other structure of similar character or impact.
[1]
Editor's Note: See Ch. 680, Zoning.
(2) 
An on-site investigation by the applicant shall determine the adjacent land uses along each property boundary. In the case of vacant land, the permitted zoning uses shall be used. The existing or zoned uses shall be noted on the plan. In the case of several permitted uses on a site, the most restrictive landscaping requirements shall apply. The Borough shall have final approval of interpretation of land uses or Zoning Map.
(3) 
Buffer area location and dimensions.
(a) 
A buffer planting area of not less than 10 feet in width shall be established along all property lines and external street boundaries of the site proposed for subdivision or land development, unless otherwise specified in the Zoning Ordinance.[2]
[2]
Editor's Note: See Ch. 680, Zoning.
(b) 
Unless otherwise specified in the Zoning Ordinance,[3] the buffer area may be included within the front, side, or rear yard setback.
[3]
Editor's Note: See Ch. 680, Zoning.
(c) 
The buffer area shall be a continuous pervious planting area consisting of tall canopy trees, small understory trees, and shrubs, with grass or ground cover. No paving shall be permitted within the buffer areas except for driveway crossings and/or walkways.
(d) 
Parking is not permitted in the buffer area unless a shared parking and/or access arrangement exists.
(e) 
Stormwater management facilities are permitted in the buffer area provided that the visual screening requirement of the buffer is still met.
(f) 
Reverse frontage lots shall follow the requirements described in § 600-23.
(4) 
The minimum planting requirements shall be determined by the intensity of the proposed land use and the adjacent land use, vacant land, or zoning district, according to Figure 600-4.17.[4]
(a) 
Screening buffers must be adequate to visually screen the proposed land use or development from off-site view. Several different planting options could be used to create an effective buffer. Grading treatments and architectural features, such as walls, fences, and/or naturally undulating berms may be necessary in addition to the minimum planting quantities in order to effectively provide visual screen. The sufficiency of the buffer shall be determined by Borough Council upon recommendation of the Borough Planning Commission.
(b) 
The limited area buffer can be used in older developed areas where space for planting is severely restricted. The planting screen would be equivalent to an evergreen hedge planting. Alternative planting arrangements, such as shade or flowering trees with deciduous shrubs, could be considered in conjunction with a fence or wall, at the discretion of Borough Council.
[4]
Editor's Note: Said figure is included as an attachment to this chapter.
(5) 
Minimum plant material requirements. In accordance with Figure 600-4.17,[5] for every 100 linear feet of property line and external street boundaries of the site proposed for subdivision or land development to be buffered, the minimum quantities, types, and sizes of plant material shown in Figure 600-4.18[6] shall be required. These are minimum standards; additional plant material, grading treatments, or architectural elements may be included in the plan, at the applicant's discretion. Generalized illustrations of buffer types are presented in Figures 4.19 through 4.21.[7] Species shall be selected from Appendix 600-A, Recommend Plant Materials List.[8]
[5]
Editor's Note: Said figure is included as an attachment to this chapter.
[6]
Editor's Note: Said figure is included as an attachment to this chapter.
[7]
Editor's Note: Said figure is included as an attachment to this chapter.
[8]
Editor's Note: Said appendix is included as an attachment to this chapter.
(6) 
Mitigation of visual impacts. The use of a screening buffer shall be required to mitigate the adverse visual impacts which proposed land uses or site elements will have on the subject tract, adjoining properties and the community in general. In addition to the requirements for buffer plantings as listed in Figure 600-4.19,[9] the following proposed land uses and site elements shall be screened from off-site with a screening buffer:
(a) 
Dumpsters, trash disposal, recycling areas, and mechanical equipment.
(b) 
Service and loading docks.
(c) 
Outdoor storage areas.
(d) 
Sewage treatment plants and pump stations.
[9]
Editor's Note: Said figure is included as an attachment to this chapter.
(7) 
Plant material that has been classified as invasive, destructive or is no longer recommended for use is prohibited. The plant material listed in Appendix 600-B[10] is not permitted in the Borough.
[10]
Editor's Note: Said appendix is included as an attachment to this chapter.
C. 
Street trees.
(1) 
Street trees shall be required:
(a) 
Along all existing streets when they abut or lie within the proposed subdivision or land development except where existing trees serve to meet the planting requirement.
(b) 
Along all proposed streets.
(c) 
Along access driveways which serve two or more residential dwelling units.
(d) 
Along access driveways that serve nonresidential properties.
(e) 
Along major walkways through parking lots and between nonresidential buildings.
(2) 
Street trees shall be located between the ultimate right-of-way line and the building setback line, and shall meet these standards.
(a) 
Trees shall be planted at a rate of at least one tree per 40 linear feet of frontage or fraction thereof. Trees shall be distributed along the entire frontage of the property.
(b) 
Trees shall be planted a minimum distance of five feet and a maximum distance of 10 feet from the ultimate right-of-way line. However, in certain cases, as follows, Borough Council may permit trees to be planted within the legal right-of-way:
[1] 
In areas where existing planting areas may already be located within the legal right-of-way.
[2] 
In cases where closely spaced rows of street trees may be desirable and future street widening is considered unlikely.
(c) 
In nonresidential developments, trees shall be located within a planting area within the front yard setback, at least 10 feet in width, planted in grass or ground cover. In areas where wider sidewalks are desirable, or space is limited, tree planting pits may be used.
(d) 
Trees shall be located so as not to interfere with the installation and maintenance of sidewalks and utilities. Trees shall be planted a minimum of three feet from curbs and sidewalks, 12 feet from overhead lines, and six feet from underground utilities.
(e) 
Tree species shall be selected from the list in Appendix 600-A[11] based on appropriate growth rates and mature heights for use beneath and adjacent to overhead utility lines.
[11]
Editor's Note: Said appendix is included as an attachment to this chapter.
D. 
Trail and pathway landscaping.
(1) 
A filtering buffer as described in Figure 600-4.18[12] shall buffer the trail from adjacent land uses. Upon recommendation of the Borough Planning Commission, Borough Council may permit breaks in the filtering buffer where adjacent land uses do not require a full buffer.
[12]
Editor's Note: Said figure is included as an attachment to this chapter.
(2) 
Trees and shrubs shall be setback six feet from the trail surface. Figure 600-4.22[13] illustrates a generalized concept of trail landscaping.
[13]
Editor's Note: Said figure is included as an attachment to this chapter.
(3) 
If not required as a visual buffer, evergreen trees shall not be planted on the southern side of the trail to allow for winter sun exposure. To fulfill buffering requirements, evergreen trees shall be replaced by an equal mix of canopy trees, understory trees, and shrubs of the size described in Figure 600-4.18.[14]
[14]
Editor's Note: Said figure is included as an attachment to this chapter.
(4) 
Entrances to trails and intersections between trails shall be delineated with post and rail fencing or other suitable material.
E. 
Parking lot landscaping. All parking lots shall be designed according to § 600-50 and landscaped according to the following regulations.
(1) 
Parking lots shall be effectively landscaped with trees and shrubs to reduce the visual impact of glare, headlights, and parking lot lights, to delineate driving lanes, and to define rows of parking. Furthermore, parking lots should be adequately landscaped to provide shade in order to reduce the amount of reflected heat and to improve the aesthetics of parking lots.
(2) 
Planting strips shall be planted with one canopy tree every 25 feet plus shrubs and/or ground cover to cover the entire area at maturity. Species shall be selected from Appendix 600-A.[15]
[15]
Editor's Note: Said appendix is included as an attachment to this chapter.
(3) 
Each planting island shall contain at least one shade tree plus shrubs and/or ground cover to cover the entire area.
(4) 
The placement of light standard shall be coordinated with the landscape design to avoid a conflict with the operation of light fixtures.
(5) 
Additional planting is encouraged and may include a variety of ornamental trees, shrubs, and ground covers, chosen from the list of plant materials in Appendix 600-A,[16] provided that:
(a) 
At the ends of planting strips at driveway intersections, driver's visibility shall be maintained by limited plantings within 35 feet of the intersection.
(b) 
At the ends of planting strips between rows of parking spaces, visibility shall be maintained by limited plantings within 20 feet of the intersection.
(c) 
Limited planting shall mean:
[1] 
Not more than one shade or canopy tree within the area.
[2] 
No shrubs or ground cover plants exceeding two feet in height.
[3] 
No evergreen trees.
[16]
Editor's Note: Said appendix is included as an attachment to this chapter.
(6) 
Where perimeter landscaping is required, planting strips shall be planted with a filtering buffer as per Figure 600-4.18.[17]
[17]
Editor's Note: Said figure is included as an attachment to this chapter.
(7) 
Whenever a parking lot abuts a primary arterial street, it shall be screened by a four-foot-tall fence constructed of wood, vinyl designed to look like wood, brick, stone, stucco over concrete block (capped with brick, slate, or stone), or ornamental iron (or ornamental aluminum, steel, or vinyl designed to look like iron) as consistent with local character. This will be in addition to filtering buffer requirements. The design shall require the approval of Borough Council upon recommendation of the Borough Planning Commission.
F. 
Stormwater basins and associated facilities. Landscaping shall be required in and around all stormwater management basins according to the following and as generally presented in Figure 600-4.23.[18]
(1) 
All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures, or other earth structures, shall be planted with suitable vegetation such as naturalized meadow plantings specifically suited for stormwater basins and as recommended in Appendix 600-A.[19] Landscape designs for the basin should require minimal overall maintenance.
(a) 
Trees and shrubs shall be planted in and around stormwater basins. A minimum planting of two trees and 10 shrubs per 100 linear feet of basin perimeter shall be planted in and around the basin. No canopy trees shall be planted within 30 feet of an outlet/drain structure, emergency spillway, or berm.
(b) 
Naturalized ground cover plant species, such as native wildflowers, meadows, and nonaggressive grasses specifically designed for the permanently wet, intermittently wet, and usually dry areas of stormwater basins, shall be seeded in the floors and slopes of the basin and meet the following requirements:
[1] 
The plantings provide a satisfactory continuous cover that acts to prevent erosion to all areas of the basin.
[2] 
The plantings do not interfere in the safe and efficient function of the basin as determined by the Borough Engineer.
(c) 
Mown turf grass is permitted only in the emergency spillway, on top of berms, on outside face of berms, specified walking paths within the basin, and access paths to allow maintenance of inflow and outflow structures. Any other areas proposed for turf grass requiring regular mowing should be approved by the Borough Engineer.
[1] 
Areas of the naturalized basin containing lawn grass (including top and outside berm) shall be sodded or hydroseeded to minimize erosion during the establishment period, and once established, these areas shall be maintained at a height of not more than six inches.
[19]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2) 
Once established a singular annual mowing of the meadow/naturalized grass areas should be sufficient to maintain a wet meadow and/or basin floor. A full description of basin maintenance responsibilities should be included on the recorded subdivision plan and a notation outlining the basin maintenance responsibilities of the basin owner should be placed on the property deed.
(3) 
Signage at basins to educate the public and/or designate the limits of mowing is encouraged.
(4) 
Low flow channels are not permitted with stormwater management facilities.
(5) 
Stormwater basins shall be screened from adjacent properties using the buffer plantings standards for a filtering buffer as described in Figure 600-4.18.[20]
[20]
Editor's Note: Said figure is included as an attachment to this chapter.
[18]
Editor's Note: Said figure is included as an attachment to this chapter.
A. 
General requirements.
(1) 
The location, dimensions, and spacing of required plantings should be adequate for their proper growth and maintenance taking into account the sizes of such plantings at maturity and their present and future environmental requirements and tolerances, including wind, moisture, and sunlight.
(2) 
Plantings should be selected and located where they will not contribute to conditions hazardous to public safety. Such conditions include, but are not limited to, public street rights-of-way, underground and above ground utilities, and sight triangle areas required for unobstructed views at street intersections.
B. 
Plant specifications.
(1) 
All plants shall meet the minimum standards for health, form and root condition as outlined in the American Association of Nurserymen (AAN) Standards.
(2) 
All plant material shall be hardy and within the USDA hardiness zone 6 applicable to Montgomery County, Pennsylvania.
(3) 
Canopy trees, sometimes called shade trees, shall reach a minimum height and spread of 30 feet at maturity as determined by the AAN Standards and shall be deciduous. New trees shall have a minimum caliper of 2 1/2 inches at planting.
(4) 
Ornamental trees or large shrubs shall reach a typical minimum height of 15 feet at maturity, based upon AAN Standards. Trees and shrubs may be deciduous or evergreen and shall have a distinctive ornamental characteristic such as prominent flowers, fruit, habitat, foliage or bark. New ornamental trees shall have a minimum height of six feet or 1 1/2 inch caliper at the time of planting. New shrubs shall have a minimum height of three feet at the time of planting.
(5) 
Evergreen trees shall reach a typical minimum height of 20 feet at maturity based upon AAN Standards for that species and shall remain evergreen throughout the year. New evergreens shall have a minimum height of eight feet at the time of planting.
C. 
Maintenance.
(1) 
Required plant material shall be maintained for the life of the project to achieve the required visual effect of the buffer or screen. It shall be the ultimate responsibility of successive landowners to insure that the required plantings are properly maintained. Dead or diseased plant materials shall be removed or treated properly by the landowner and replaced during the next growing season.
(2) 
All sight distances shall remain clear, and any plant materials that could endanger safety such as unstable limbs shall be removed and the plant materials shall be replaced if necessary. It shall be the responsibility of all property owners to maintain all plantings and architectural elements to insure a safe environment.
(3) 
Maintenance guidelines for the plantings should be developed by the planting plan designer, to be used by grounds maintenance personnel.
(4) 
The current landowner or developer shall replace any tree or shrub that dies within 18 months of planting. Any tree or shrub that with 18 months of planting is deemed, in the opinion of Borough, not to have survived or not to have grown in a manner characteristic of its species, shall be replaced. Substitutions for certain species of plants may be made with the approval of the Borough.
A. 
General provisions.
(1) 
Various forms of on-site stormwater control structures shall be incorporated into the land development or subdivision in order to retain or detain excess stormwater in accordance with the standards below.
(2) 
Selected stormwater control devices should be compatible with the site characteristics. Preference should be given to control systems that provide water quality and ground water recharge benefits.
(3) 
When detention basins are provided, they shall be designed to utilize the natural contours of the land whenever possible. When such design is impracticable, the construction of the basin shall utilize slopes as flat as possible to blend the structure into the terrain.
(4) 
Prior to the granting of final approval of any subdivision or land development plan, the Borough must be satisfied through contractual arrangements that all stormwater facilities will be properly maintained. If all, or a portion, of the facilities will be on property which will be conveyed to an individual homeowners' association or any other eventual owner, the guarantees must be in such a form that they will carry through to the new owners.
(5) 
If the land of the proposed subdivision or land development will be conveyed to two or more separate owners, the developer shall provide written assurance and deed restrictions to the Borough that the stormwater management structures will be properly maintained, by the owners or if acceptable to the Borough, be dedicated to the Borough, which shall then be responsible for maintaining the stormwater management structures.
(6) 
Rainfall frequency data. The intensity of rainfall shall be determined using the latest approved revision of the Rainfall Duration Frequency Tables for Pennsylvania published by PADEP.
(7) 
Design storm. Peak discharge and runoff shall be computed based on the twenty-four-hour Type II rainfall distribution for the two-, five-, ten-, twenty-five-, fifty- and one-hundred-year frequency storm events. Overflow should have capacity for the one-hundred-year storm.
(8) 
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 or an official representative thereof. All encroachment activities shall comply with the requirements of 25 Pa. Code Chapter 105, Water Obstructions and Encroachments, rules and regulations of PADEP. Staged discharge or water surface profile studies for the design storm may be required to establish high water elevations.
(9) 
Easements and dedication. Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the subdivider, developer, or builder, shall reserve or obtain easements over all lands affected. The easements shall be adequate for such discharge or drainage and for carrying off of such water and for the maintenance, repair, and reconstruction of the same, including the right of passage over, including vehicles, machinery, and other equipment for such purposes, and which shall be of sufficient width for such passage and work. The subdivider, developer, or builder, shall convey, at no cost to the Borough easements to the Borough on demand, at the completion and stabilization of all improvements.
(10) 
Storm drainage directed into an adjacent municipality. When storm drainage will be directed into an adjacent municipality, all provisions for accommodating such storm drainage shall be submitted to the governing body of that municipality for review.
(11) 
Concentration of stormwater runoff. Stormwater runoff shall not be concentrated nor shall natural drainage water be diverted as to overload or further overload as the case may be, existing drainage systems, create flooding, or create the need for additional drainage structures on other private or public lands, unless adequate provisions approved by the Borough and the owners of the other affected private or public lands are made for taking care of these conditions.
(12) 
Discharge of roof runoff. Stormwater runoff from roofs shall not be discharged into the street right-of-way without approval by the Borough upon review by the Borough Engineer, nor concentrated onto adjacent properties. It shall be returned to sheet flow or discharge into an infiltration structure adequately designed and approved by the Borough. However, for commercial or industrial land developments alternate methods may be used when approved by the Borough.
(13) 
Blocks and lots. Blocks and lots shall be graded to secure proper drainage away from buildings and to allow the collection of stormwater in catch basins. Minimum 2% slopes away from structures shall be required.
(14) 
Uphill lands. Consideration shall be given to the present use of lands uphill from the proposed development. The storm drainage system and storage system shall be sized to provide for the tributary watershed within the subdivision or land development and the tributary watershed outside the subdivision, land development, or land disturbance. The Borough shall require the developer of the uphill lands to maintain a zero increase in runoff.
(15) 
Drainage area. In large drainage areas the designer shall break up the area into small areas to calculate the runoff.
(16) 
Methods of stormwater runoff detention and control. The following is a listing of detention and control methods which may be utilized in stormwater management systems, if appropriate. The choice of control techniques is not limited to those appearing on the list.
(a) 
Detention Basins.
(b) 
Porous pavement and concrete lattice block surfaces.
(c) 
Grassed channels and vegetated strips.
(d) 
Routed flow over grass.
(e) 
Decreased impervious area coverage.
(f) 
Recharge beds.
(g) 
Rooftop gardens or green roofs.
(h) 
Cisterns.
(i) 
The use of other control methods which meet the criteria in this section will be permitted when approved by Borough Council upon review by the Borough Engineer. Various combinations of methods should be tailored to suit the particular requirements of the type of development and topographic features of the project area.
(17) 
Correction of existing stormwater problems. The design and philosophy of any stormwater management shall consider corrective measures to existing stormwater problems that are created in whole or in part by the developer's land, or that would impact the end users of the development.
(18) 
Unnatural drainage. Wherever construction stops or concentrates the natural flow of storm drainage in such a way to affect adjoining properties, approval of the owners shall be obtained in writing and a copy filed with the Borough. Approval of plans by the Borough does not authorize or sanction drainage affecting adjoining properties.
(19) 
Drainage from nonnatural sources. Water originating from other than natural sources, such as air conditioning units, sump pumps, or other dry weather flow, wherever practicable, shall be discharged into natural watercourses on the property. The discharge of water under the sidewalk through the curb into the gutter, is prohibited.
B. 
Stormwater runoff computations.
(1) 
Method of stormwater runoff computations. The stormwater analysis shall be accomplished using the latest edition of the Soil Cover Complex Method, Urban Hydrology for Small Watersheds: Technical Release No. 55 as published by the United States Natural Resources Conservation Service) as a basis unless other methods are reviewed by the Borough Engineer and approved by the Borough prior to submittal. Use of the Rational Method will only be permitted for drainage areas less than 2.5 acres in size.
(a) 
In some instances for small drainage areas, the Borough Engineer may recommend and the Borough approve use of the Rational Method as outlined in the Erosion and Sediment Pollution Control Program Manual published by PADEP.
(b) 
All computations performed using an approved alternate method shall comply with the intent of this chapter.
(2) 
Runoff curve numbers (CN values). All predevelopment, land disturbance, and postdevelopment runoff computations shall be performed using the runoff curve numbers (CN) for the ground covers as specified below. The use of other (CN) values must be fully justified to the Borough Engineer prior to plan approval. The following subsections use the terms "cultivated agricultural," "other agricultural," and "urban." These terms pertain to the phraseology used in TR-55.
(3) 
Predevelopment computations.
(a) 
Lands within the subdivision or land development and part of the same watershed:
[1] 
Cultivated agricultural ground covers shall be considered contoured and terraced with crop residue and in good condition C & T + CR).
[2] 
Urban and other agricultural ground covers (woods, meadow, brush, etc.) shall be considered as their existing condition.
(b) 
Ground covers for lands uphill of the subdivision of land development and part of the same watershed shall be considered as their existing condition (urban, cultivated agricultural, and other agricultural).
(4) 
Postdevelopment computations.
(a) 
Lands within the subdivision or land development and part of the same watershed:
[1] 
Ground covers shall be evaluated as the proposed conditions for all areas within the boundaries of the subdivision or land development.
[2] 
Ground covers shall be considered as existing condition or at best as contoured row crops with crop residue present for areas which will continue to be considered cultivated agricultural.
[3] 
Ground covers shall be evaluated as existing condition for all areas considered other agricultural (woods, meadows, brush, etc.).
(b) 
Lands uphill from the subdivision or land development and part of the same watershed:
[1] 
Ground covers shall be considered as existing condition or at best as contoured row crops with crop residue present for areas considered cultivated agricultural.
[2] 
Ground covers shall be considered as existing for all other conditions (urban and other agricultural).
(5) 
Land disturbance (During Construction) computations.
(a) 
Lands within the subdivision or land development and part of the same watershed:
[1] 
Ground covers shall be evaluated in the disturbed condition for all areas within the boundaries of the regulated activity.
[2] 
Ground covers shall be evaluated as existing condition or at best contoured row crops with crop residue present for areas considered cultivated agricultural outside of the boundaries of the subdivision or land development.
[3] 
Ground covers shall be evaluated in the existing condition for all urban and other agricultural areas outside the subdivision or land development boundary.
(b) 
Lands uphill of the subdivision or land development and part of the same watershed shall be considered the same as shown Subsection B(4)(b) of these standards.
(6) 
Comparison of discharges. Predevelopment discharges shall be compared to land disturbance (during construction) and postdevelopment discharges for individual drainage basins rather than to the combined discharges for the overall tract. If the land disturbance discharge and/or postdevelopment discharge is greater than the respective predevelopment discharge for a given drainage basin, a detention facility will be required and shall be designed to detain the greater discharge.
C. 
Design.
(1) 
Runoff calculations. Stormwater runoff calculations shall be computed for the following conditions as specified in Subsection B of these standards and submitted for the Borough to review.
(a) 
Predevelopment.
(b) 
Postdevelopment.
(c) 
Land disturbance activities.
(2) 
Design of storm drainage systems.
(a) 
Existing storm sewer accessibility. Where existing storm sewers are reasonably accessible and of adequate capacity, subdivisions and land developments shall connect to the existing storm sewers.
(b) 
Existing water bodies or watercourses. Where a subdivision or land development is traversed by or contains a pond, lake, watercourse, drainageway, channel, storm drainage system, or stream, there shall be provided a drainage easement that conforms substantially with the line of such pond, lake, watercourse, drainage way, channel, storm drainage system, or stream of such width as will be adequate to preserve the unimpeded flow of drainage (one-hundred-year flow) and to provide for widening, deepening, relocating, improving, or protecting such features or drainage facilities. Minimum easement width shall be 10 feet from each side of the watercourse, water body, stream, pond, or lake, but the Borough may require wider easements when necessary. When required by the Borough, bearings and distances shall be provided for the boundaries of easements. Any changes in an existing drainageway shall be subject to the approval of PADEP, the Army Corps of Engineers, or the Federal Emergency Management Agency when each or all have jurisdiction.
(c) 
The subdivider/developer shall properly grade and seed slopes, and fence open ditches when a safety hazard can result. Areas within easements shall be kept so as to allow maintenance and entrance.
(d) 
Drainage easements. Drainage easements shall be provided to accommodate all storm drainage requirements and shall be a minimum of 30 feet in width. Storm sewers, as required, shall be placed in the road right-of-way, parallel to the roadway and shall be designed as a combination storm sewer and underdrain. When located in undedicated land, they shall be placed within an easement not less than 20 feet wide, as approved by the Borough Engineer.
(e) 
Drainage facilities design requirements. All drainage facilities shall be designed to adequately handle surface runoff and carry it to suitable outlets and shall be designed in accordance with the following minimum design standards:
[1] 
All storm drains and drainage facilities such as gutters, catch basins, bridges, inlets, and culverts shall be installed and the land graded for adequate drainage as shown on the grading plan submitted and approved with the final plan. Construction of these facilities shall generally conform with PennDOT Specifications Publication 408, latest version. Storm drains and appurtenances shall be required to be constructed by the subdivider to take surface water from the bottom of vertical grades to lead water away from springs, and to avoid excessive use of cross gutters at street intersections and elsewhere.
[2] 
Manholes. Manholes shall be constructed at all changes in horizontal or vertical alignment; shall be spaced not more than 300 feet apart on pipe of 24 inches internal diameter or less, and not more than 450 feet apart where larger sizes are installed. Inlets may be substituted for manholes where they will serve a useful purpose. Manhole frames and covers shall be good quality cast iron; covers shall be marked "STORM" and have a minimum weight of 220 pounds.
[3] 
Location within Borough right-of-way. Storm sewer lines within street rights-of-way shall be placed at locations acceptable to the Borough. They shall be protected by a cover of at least 18 inches.
[4] 
Location within state right-of-way. Drainage structures that are to be located within state rights-of-way shall be approved by PennDOT, and a letter from the Department indicating such approval shall be submitted to the Borough.
[5] 
Inlet requirements.
[a] 
Subsurface storm drainage systems shall have PennDOT approved inlets located as may be required by the Borough to intercept runoff. Inlets shall be designed and located to prevent hazards to vehicles, bicycles, and pedestrians.
[b] 
Inlet (Catch Basin) design. Inlet spacing and flow capacity shall be in accordance with Chapter 10, Drainage Design, PennDOT Design Manual Part 2, Highway Design, latest revision.
[6] 
Endwall requirements. PennDOT approved endwalls shall be required at ends of all stormwater conveyance structures. Generally, these structures will be built of 3,000 psi concrete, except in special cases where 3,500 psi may be required by the Borough upon review by the Borough Engineer. Special care shall be used by the design engineer to select the proper endwall to fit the condition.
[7] 
Drainage collected by a headwall or catch basin. In all cases where drainage is collected by a headwall or catch basin, where inlet or outlet control may govern, the pipe shall be designed as a culvert. The allowable headwater should be determined by the specific entrance conditions and sound engineering judgement. The design of culverts shall not create excessive headwater depths.
[8] 
Coefficient of roughness (n).
[a] 
A roughness (n) value of 0.012 shall be used for all concrete pipe.
[b] 
Roughness (n) values for other materials should be fully documented with manufacturer's other reliable data.
[9] 
Erosion controls. Provisions shall be made to minimize erosion within watercourses and at points of discharge from storm drainage facilities through the use of proper ground cover or riprap.
(f) 
Storm sewer pipe requirements. Storm sewers shall be adequate for the anticipated runoff when the area is fully developed as permitted by zoning, and capable of carrying the design storm as specified in this section.
[1] 
Storm drainage pipe materials. All storm drainage pipes shall be constructed in accordance with PennDOT Section 408 road construction standards.
[2] 
They shall have a minimum internal diameter of 15 inches and a minimum grade of 0.5% (2 of 1%) unless otherwise recommended by the Borough Engineer.
[3] 
Maximum internal pipe diameter shall be 60 inches. Special box culverts or open channels shall be used when a sixty-inch pipe is not capable of carrying the design storm.
[4] 
Open channels will not be permitted where a conduit equal to or less than 60 inches in diameter can be constructed.
[5] 
When polyethylene pipe is to be used, all pipe ends that would be exposed to the environment (i.e., at-grade inlets or outlets) shall be protected from damage by use of a concrete headwall or endwall.
[6] 
At-grade inlets or outlets of concrete pipe may use concrete end sections.
[7] 
At-grade pipe outlet and inlets shall be provided with a flared end section or a headwall.
[8] 
Permissible flow velocities.
[a] 
Minimum. The minimum flow velocity shall be 22 feet per second for the design storm.
[b] 
Maximum. There is no fixed limitation for the maximum permitted velocity in storm sewer pipes. However, the design shall consider minor losses due to bends, restrictions, manholes, etc. and erosion potential at pipe outlets. The pipe manufacturer's suggested maximum velocity, if any, shall also be considered in the pipe design.
(g) 
Open channels (swales).
[1] 
Drainage swales. Drainage swales should be incorporated into the land development or subdivision to convey concentrated stormwater flows away from streets and structures and toward stormwater control devices, storm sewers, or water bodies. Because of their critical nature, the design of all vegetated channels shall, at a minimum, conform to the design procedures outlined in the Pennsylvania Erosion and Sediment Pollution Control Handbook.
[2] 
Drainage swale crossings. When drainage swales are transversed by driveways or other crossings, design and construction details of the crossing shall be provided and consideration shall be given to the effects the crossing has on the flow of stormwater through the swale.
[3] 
Open channels shall be designed in accordance with good engineering practices, using published design procedures.
[4] 
Open channels within street right-of-way shall be of the parabolic type not exceeding six feet in width and one foot in depth.
[5] 
The velocity in open channels shall be limited to four feet per second.
[6] 
Open channels within street rights-of-way shall be designed to carry the design storm to a maximum of 10 cfs with three inches of free board.
[7] 
In situations where the requirements of this section cannot be met, storm sewer rather than open channels shall be used to convey the stormwater.
[8] 
Open channels shall not be used in street rights-of-way where curbing is to be installed. Stormwater conveyance shall be via storm sewer in these cases.
[9] 
Open channels shall not be used to convey stormwater within street rights-of-way on slopes exceeding 8%. In these cases, storm sewer shall be used. Open channels shall have a minimum slope of 1%, and shall be designed to avoid ponding and standing water.
(h) 
Standards for drainage of streets.
[1] 
Discharge of surface water. All streets shall be designed as to provide for the discharge of surface water from their rights-of-way.
[2] 
Surface cross drainage. Surface cross drainage in intersections or in tangent sections of roadway will not be permitted.
(3) 
Design of detention facilities.
(a) 
General requirements.
[1] 
Adequate assurances. Where detention basins are permitted by the Borough, adequate assurances of maintenance, indemnification, liability insurance, and security shall be provided and approved by the Borough.
[2] 
Design and location. Detention facilities shall be designed and located so as to not present a hazard to the public health or safety. Their design shall be approved by the Borough.
[3] 
Backwater flooding. Such facilities shall be designed so that no adverse effects will result from backwater flooding.
[4] 
PADEP permit. Such facilities shall be acceptable to PADEP when PADEP requires a permit for said facilities. The designer shall submit proof of PADEP approval.
(b) 
General design considerations.
[1] 
Storage volume requirements. The storage volume for all detention basins shall be computed in accordance with the methods found in the United States Department of Agriculture, Natural Resources Conservation Service Technical Release No. 55, Urban Hydrology for Small Watersheds, latest approved revision. Other methods may be used only when reviewed by the Borough Engineer and approved by the Borough prior to plan submittal. The maximum storage volume shall be the largest volume required to detain the postdevelopment or land disturbance peak runoff while releasing the predevelopment peak runoff of the storm frequency as found in the following table. The Borough may require the control of more severe storm events if the need to protect property, public health, safety, or welfare warrants it.
Detaining While Releasing
Postdevelopment of Land Disturbance Peak Runoff for a Storm Frequency of:
Predevelopment Peak Runoff for a Storm Frequency of:
2-year
2-year
5-year
2-year
10-year
5-year
25-year
25-year
50-year
50-year
100-year
100-year
[2] 
Detention pond number and location. The number and location of detention facilities are subject to the approval of the Borough.
[3] 
Low flow drainage. The detention basins shall be provided with a positive gravity outlet to a natural channel or storm sewer of adequate capacity.
[4] 
Storage duration. The storage duration shall not exceed 24 hours. The Borough may require the fencing of water storage areas when deemed necessary for public safety.
(c) 
Emergency spillway discharge requirements. The emergency spillway for all ponds shall be designed to pass the postdevelopment peak discharge from the one-hundred-year frequency storm. The principal spillway shall be considered completely blocked when designing the emergency spillway.
[1] 
Any discharge through an emergency spillway shall occur in a manner that will not damage the integrity of the basin or the downstream drainage area.
[2] 
Emergency spillways constructed in fill material shall be lined with erosion control protection.
[3] 
Construction details shall be provided for the emergency spillway.
(d) 
Outlet structure requirements. Outlet structures shall be designed and specified in accordance with the following criteria:
[1] 
The outlet structure shall be the riser type, and shall be constructed of concrete and placed on a concrete footing that is a minimum of two feet below grade.
[2] 
The lowest stage outlet shall be provided with a trash rack.
[3] 
Details for construction shall be provided for the outlet structure.
(e) 
Pond requirements. Detention ponds shall be designed and specified in accordance with the following criteria:
[1] 
Detention pond grading requirements. Minimum/Maximum side slopes of detention basins shall be 50% (two units horizontally to one unit vertically) on one side and 33% on the other (aggregate of five units horizontally to one unit vertically). Depending upon the location and intended use of the detention facilities during nonfunctioning times, a side slope of 33% or less for both slopes may be required by the Borough. Side slopes shall be kept as close to the natural contours as practical and a 33% slope or less shall be used wherever feasible.
[2] 
The minimum bottom slope to the outlet shall be 2%. Lesser slopes may be approved if an adequate low-flow channel is provided. Low flow channels shall be concrete or other permanent material that will eliminate ponding on the flat grade.
[3] 
An antiseep collar around the outlet pipe shall be provided.
[4] 
A profile of the outlet pipe shall be provided on the plans.
[5] 
Pipe outlets shall be provided with an energy dissipator, designed in accordance with good engineering practice.
[6] 
Specifications for pond constructions shall be provided and should include at a minimum: topsoil stripping, berm material, berm compaction methods, key trench, and dimensions of berm.
[7] 
The pond depth shall include a one foot freeboard above the highest water elevation for the twenty-five-year storm.
(4) 
Specific design considerations for stormwater detention basins.
(a) 
Detention basins shall be designed to facilitate regular maintenance and periodic desilting and reseeding. Each stormwater wetland should be designed with a separate cell near the inlet to act as a sediment forebay. This forebay should have a direct and convenient access for cleanout.
(b) 
Basins shall not be located within floodplains or floodplain soils.
(c) 
In residential subdivisions and residential developments, shallow broad basins are preferred to steep sided basins.
(d) 
Method of design. The design of stormwater detention basins shall be according to the methods in the United States Department of Agriculture, Natural Resources Conservation Service Technical Release No. 55, Urban Hydrology for Small Watersheds, latest approved revision. Other methods may be used with approval from the Borough.
(e) 
Minimum standards for earth fill dams. Detention basins which are designed as earth fill dams shall incorporate the following minimum standards:
[1] 
Height. The height of the dam shall not exceed 15 feet, unless approved by the Borough.
[2] 
Minimum top width. The minimum top width of dams up to 15 feet in height shall be equal to 3/4 of the dam height, but in no case shall the top width be less than eight feet.
[3] 
The area of basins which have more than 50% of the perimeter of its sides in slopes of greater than 10% or basins that retain stormwater for more than 24 hours shall not be included in the open space required.
[4] 
The maximum slope of the earthen detention basin embankments shall be four to one. The top or toe of any slope shall be located a minimum of five feet from any property line. The minimum top width of the detention basin berm shall be 10 feet.
[5] 
Side slopes. The side slopes of the settled earth fill shall not be steeper than two horizontal to one vertical.
[6] 
Cutoff trench and core requirements. A cutoff trench at least four feet deep of compacted relatively impervious material (Unified Soil Classification CL or ML) is required. If the side slopes are three horizontal to one vertical or flatter, only a key trench is required. The key trench shall be at least two feet deep, or extend down to stable subgrade, whichever is deeper. Minimum bottom widths for the cutoff and key trench shall be four feet. Maximum side slopes for the cutoff and key trenches shall be one horizontal to one vertical.
[7] 
A compacted impervious core at least three feet wide at the top, having a maximum side slope of one horizontal to one vertical, shall extend for the full length of the embankment, and the top elevation shall be set at the ten-year design water surface elevation.
[8] 
Cutoff collars. All pipes and culverts through dams shall have properly spaced concrete cutoff collars.
[9] 
Allowance for settlement. The emergency spillway and top of berm shall be constructed at least six inches above the design elevations to allow for settlement of the embankment.
D. 
Plan requirements. Prior to the preliminary approval of subdivision and/or land development plans, the owner, subdivider, developer or his agent shall submit a stormwater management plan to the Borough and receive approval of said plan. No agency who prepares the plan shall be the agency who approves the plan.
(1) 
Plan contents. The following items, where appropriate, shall be included in the plan:
(a) 
General.
[1] 
General description of the project.
[2] 
General description of erosion and sedimentation controls.
[3] 
General description of stormwater controls both during and after development.
[4] 
Expanded project time schedule, including anticipated start and completion dates.
(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, wetlands, or other water bodies 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] 
Delineation of any existing wetlands as classified by a qualified environmental scientist experienced in wetland determination is recommended.
[6] 
Location of existing or proposed overhead and underground utilities, sewers and water lines.
[7] 
Soils types and boundaries.
[8] 
Proposed changes to land surface and vegetative cover.
[9] 
Areas to be cut or filled.
[10] 
Proposed structures, roads, paved areas, and buildings.
[11] 
Final contours at intervals of two feet. In areas of steep slopes (greater than 15%), five-foot contour intervals may be used.
(c) 
Stormwater management controls.
[1] 
Calculations. All calculations, assumptions, and criteria used in the design of stormwater management facilities and in the establishment of the calculated predevelopment, postdevelopment, and land disturbance peak discharge.
[2] 
Delineation of drainage areas. A map(s) clearly delineating and labeling all drainage areas used in the design of storm sewer facilities, swales, and detention basins.
[3] 
Plans and profiles. All plans and profiles of proposed stormwater management facilities (storm sewers, swales, etc.), including horizontal and vertical location, size, and type of material. This information shall provide sufficient information required for the construction of all facilities.
[4] 
Detention basin staging. For all detention basins, a plotting or tabulation of storage volumes with corresponding water surface elevations and outflow rates for those water surfaces.
[5] 
Detention basin inflow and outflow. For all detention basins, the design inflow and outflow and routing calculations to determine the function of the basin.
[6] 
Schedule for installation. A narrative describing the schedule for installation of the control measures and devices shall be provided.
[7] 
Drainage right-of-way. A twenty-five-foot wide drainage right-of-way around all stormwater management structures and from such structures to a public right-of-way shall be provided.
(d) 
Maintenance program. Proposals for the ownership and maintenance responsibilities for all proposed storm drainage facilities shall be submitted to the Borough for review and approval. The Borough shall be satisfied that sufficient provision has been made for adequate and perpetual maintenance of all such facilities. All drainage facilities to be owned by the developer or his assigns shall be maintained to retain their design capacity.
(2) 
Plan approval.
(a) 
Conditions of approval. The Borough shall grant plan approval only after it has been determined that the proposed work to be undertaken will be in conformance with the requirements of this and all other applicable codes and ordinances.
(b) 
Solicitation of comments. A copy of all plans and calculations for any proposed construction or development to be considered for approval may be submitted by the Borough to any other appropriate agencies and/or individuals (e.g., Planning Commission, Conservation District, Borough Engineer, etc.) for review and comment.
(c) 
Government permits. Prior to the approval of the plan, all other necessary government permits required by state and federal laws shall have been obtained, including, but not limited to, those required by Act 537, the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 et seq., the Dam Safety and Encroachments Act, 32 P.S. § 693.1 et seq., the United States Clean Water Act, § 404, 33 U.S.C. § 1334, and the Pennsylvania Clean Streams Act, 35 P.S. § 691.1 et seq.
(d) 
Plan review. The Borough or their designee shall review the plan and comments from any other appropriate agencies and/or individuals (e.g., Planning Commission, Conservation District, Borough Engineer, etc.).
(e) 
Applicant notification. The Borough shall notify the applicant within 90 days from receipt of a complete plan submission of its decision.
(f) 
Plan disapproval. A disapproval shall contain the reasons for disapproval and a listing of the plan deficiencies.
(3) 
Modification of plans. A modification to an approved stormwater management plan which involves a change in control methods or techniques, or which involves the relocation or redesign of control measures, or which is necessary because soil or other conditions are not as stated on the approved application (as determined by the Borough or its designee), shall be approved under the procedures contained in § 600-15 of these standards. The Borough or its designee shall notify the applicant when such plan modification is required.
E. 
Inspections.
(1) 
Schedule of inspections.
(a) 
The Borough or its designee shall inspect all phases of the site, including, but not limited to:
[1] 
Completion of preliminary site preparation, including stripping of vegetation, stockpiling of topsoil, and construction of temporary stormwater management and erosion control facilities.
[2] 
Completion of rough grading, but prior to placing topsoil, permanent drainage or other site development improvements and ground covers.
[3] 
During construction of the permanent stormwater facilities at such time as specified by the Borough Engineer.
[4] 
Upon completion of permanent stormwater management facilities, including established ground covers and plantings.
[5] 
Upon completion of any final grading, vegetative control measures or other site restoration work done in accordance with the approved plan.
(b) 
It is the responsibility of the owner, subdivider, developer, or his agent to notify the Borough Engineer 24 hours in advance of the completion of each identified phase of development.
(c) 
Any portion of the work which does not comply with the approved plan must be corrected by the developer. No work may proceed on any subdivision or land development or building construction until the required corrections have been made.
(d) 
If at any stage of the work, the Borough or its designee determines that the soil or other conditions are not as stated or shown on the plan, it may refuse to approve further work and the Borough or its designee may revoke existing approvals until a revised plan is submitted and approved, as required by § 600-15 of these standards.
F. 
Maintenance.
(1) 
Maintenance by private entity. In cases where permanent control facilities are owned by a private entity (such as a homeowners' association), such entity shall be responsible for maintenance. In this case a legally binding agreement between the entity and the Borough shall be made providing for maintenance of all permanent control facilities, and allowing inspection by the Borough of all such facilities deemed critical to the public welfare at any reasonable time.
(2) 
Maintenance by individual lot owners. When any stormwater management facility is located on an individual lot, and when maintenance thereof is the responsibility of that landowner, a description of the facility or systems and the terms of the required maintenance shall be incorporated on a plat of the property. The plat shall be recorded with the Montgomery County Recorder of Deeds within 90 days following Borough approval. In addition, the Borough may require as a condition of approval that any deed conveying any interest in such lot contain language indicating that the conveyance is subject to an express covenant by the grantee that the grantee will maintain the stormwater management facility.
(3) 
Maintenance note. The following maintenance note shall be lettered on the record plan for any stormwater management facility maintained under Subsection F of these standards: "The Borough shall have the right, but not the duty, to repair, replace or maintain any drainage facilities shown within the easements provided on the following lot(s): (List the lot numbers)."
(4) 
Failure to maintain. If the Borough determines at any time that any permanent stormwater management control facility has been eliminated, altered, or improperly maintained, the owner or private entity which owns the property shall be advised of corrective measures required and given a reasonable period of time to take necessary action. If such action is not taken by the property owner, the Borough may cause the work to be done and lien all costs against the property in accordance with applicable law.
A. 
Applicants shall provide a safe, reliable, and adequate water supply from public water service to support the intended uses approved as part of a development plan. When water is to be provided by means other than private wells owned and maintained by the individual owners of lots within a subdivision or land development, applicants shall present evidence to Borough Council that the subdivision or land development is to be supplied the Collegeville-Trappe Municipal Authority. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement, or a commitment or agreement to serve to area in question, whichever is appropriate, shall be acceptable evidence.
B. 
Fire hydrants shall be located at accessible points throughout the subdivision and shall be located according to the Borough Engineer. As a general rule, hydrants should be located at each street intersection and at intermediate points as recommended by the state Insurance Services Office. Generally hydrant spacing may range from 350 to 600 feet depending upon the area being serviced. The type and methods of construction to be employed in the installation of fire hydrants shall be in accordance with current state and local regulations.
C. 
Public water supply facilities design. The design for public water supply facilities shall be in accordance with PADEP Water Supply Manual.
A. 
Wastewater from a subdivision or land development must be disposed of in an environmentally safe manner. All sanitary sewers shall be installed and connected to the Municipal or Authority sanitary sewer system following review of plans and approval by PADEP and the Municipal Authority. In areas not presently served by central sanitary sewers, appropriate sewage disposal must be provided in accordance with the regulations of PADEP and in addition, the installation and capping of sanitary sewer mains and house connections may be required if studies by Borough Council indicate that extension of sanitary sewers to serve the property subdivided appears probable or necessary to protect public health. PADEP and the Montgomery County Department of Health as may be appropriate shall approve the wastewater disposal systems.
B. 
Wastewater facilities design standards.
(1) 
Sewage facilities. The type of sewage facilities developed for a particular site shall be based upon the recommendations of the Borough Sewage Facilities Plan developed in accordance with Act 537.
(2) 
Sewage facilities design. The design and installation of domestic sewage facilities shall be done in accordance with the Pennsylvania Domestic Wastewater Facilities Manual prepared by PADEP.
(3) 
On-site sewage facilities design. The design and installation of on-lot subsurface disposal systems shall be done in accordance with 25 Pa. Code Chapter 73, regulations and the Technical Manual for Sewage Enforcement Officers and under direction and approval of the Montgomery County Health Department.
(4) 
Community sewage facilities. Sewage disposal for more than one lot on a shared basis, by means of community sewage facilities may be permitted in compliance with PADEP regulations and Borough Sewage Facilities Plan.
Central trash storage and recyclable storage areas shall be developed as follows:
A. 
Design.
(1) 
All trash collection equipment should be placed within enclosures. Enclosures should be at least large enough to adequately contain all trash and recyclable material containers. Generally the sizing and type of storage containers will depend upon the amount of trash and recyclables expected to be generated in the buildings they service.
(2) 
Enclosures should be six feet high or at least one foot higher than the proposed collection container.
(3) 
Enclosures should be made of durable material, including masonry blocks or steel reinforced wood fencing. In most cases, garden type fencing or landscaping is not durable enough.
(4) 
The entrance to the enclosure should be at least 10 feet wide to accommodate front loading trucks. Gates placed on the entrance should be durable and equipped with piston type bolts to secure gates in both a closed and open position.
(5) 
The trash storage area should be placed on a concrete pad. The dimensions of the pad are dependent on the number and size of proposed containers. Ideally, the pad should extend six feet to 10 feet in front of where the proposed container is to be placed to support the front wheels of the trash truck servicing the site. The area above the container should be free of obstructions. Generally, a fifteen-foot clearance above the storage area is sufficient.
B. 
Locations. In locating a trash storage area several objectives should be balanced, including spatial demands, distance from source of trash generation, setback from adjoining property, and access for disposal trucks. Trash storage may be placed near building service entrances or loading docks. In apartment or condominium complexes with centralized waste storage, containers are may be located in an area which is convenient to each grouping of 10 to 15 units. Spatial consideration (i.e., loss of parking area or loading space) is important. During the servicing of these containers (up to five minutes) it is important that internal circulation at the site is not impeded. Trash containers ideally should be within a building setback in a given zoning district. At a minimum, they should be setback in accordance with accessory structures.
C. 
Operations. Trash storage containers should be serviced at least once a week. Recycling containers can be serviced at a less frequent interval. If a dumpster contains food it should be serviced every three days. A storage container should have tight fitting lids, secured at all times, and be leak free. It should also be cleaned out at least two times a year.
A. 
Purpose. The traffic impact study will enable Collegeville Borough to assess the impact of the proposed development on the transportation system, both highways and public transportation, in the Borough. Purpose of the impact study is to insure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access between the site and the existing transportation network. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, conservation of energy and encouragement of public transportation use.
B. 
A traffic impact study shall be prepared by a qualified traffic engineer and/or transportation planner with previous traffic study experience. Procedures and standards for a traffic impact study are as set forth herein. Applicant may provide funds to the Borough to enable the Borough to hire a traffic engineer of its choice to conduct the study, if this procedure is deemed appropriate and approved by the Borough.
C. 
Applicability. A traffic impact study shall be submitted as part of all subdivision, land development and conditional use applications for all residential subdivisions of 20 lots or more and all commercial, office, industrial, institutional or other uses requiring land development approval. Borough Council, at its discretion, may require any other subdivision or land development application to be accompanied by a traffic impact study; provided, however, that Borough Council notify the applicant within 60 days following Borough Council's first meeting to consider the proposal. Such a notification shall specify the reason for the requirement, citing the proposal's particular location or existing problems or type of use. The Collegeville Borough Council, at its discretion, may waive the requirement for a traffic impact study. If required by Borough Council, the developer of a land development shall provide emergency signal preemption for any traffic signals located within or immediately adjacent to the development. An application which requires a traffic impact study shall not be considered complete until the traffic impact study is submitted to the Borough in accordance with the provisions of this section.
D. 
Definitions.
ENGINEERING AND TRAFFIC STUDIES
Shall be prepared in accordance with 67 Pa. Code Chapter 201, Engineering and Traffic Studies.
LEVEL OF SERVICE
As described in the 2000 Highway Capacity Manual, indicates how well traffic moves on a particular highway facility or through a specific intersection. There are six levels of servicing ranging from "A" through "F." Level of Service "A" indicates generally free movement. Level of Service "F" represents maximum capacity of the facility. Level "F" indicates congestion. Level of Service "C" is considered the design level of service, representing a stable traffic flow and a relatively satisfactory travel speed.
MAJOR INTERSECTION
Any intersection where traffic generated by the proposal will have significant impact on the operation of the intersection and/or any other intersection involving an arterial road. Where doubt exists, the traffic engineer shall seek guidance from Borough Engineer prior to the submission of the traffic impact study.
PUBLIC TRANSPORTATION
Transportation service for the general public provided by a common carrier of passengers generally on a regular route basis, or a private operator offering service to the public.
QUEUE ANALYSIS
This procedure includes the average queue and maximum queue of vehicles which will be observed in each traffic stream and intersection approach, measured in both feet and vehicles. Various statistical and/or computer models may be applied.
STUDY AREA
This area will extend approximately 1/2 mile along the adjacent roadways in all directions from all access points or the first major intersection along these roadways. Where doubt exists, the traffic engineer shall seek guidance from the Borough Engineer prior to the submission of the traffic impact study.
TRIP GENERATION RATES
The total count of trips to and from a study site per unit of land use as measured by parameters such as dwelling units, acres, etc.
VOLUME/CAPACITY ANALYSIS
This procedure compares the volume of a roadway or intersection approach to its capacity (maximum number of vehicles that can pass a given point during a given time period). The procedures described in the 2000 Highway Capacity Manual or latest Highway Research Board Special Report 209 shall be followed.
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
This is a series of warrants which detail the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These warrants are contained in the Manual on Uniform Traffic Control Devices for Streets and Highways, United States Department of Transportation, Federal Highway Administration, 2003, as amended, or the most recent version, whichever is later.
E. 
General requirements and standards. A traffic impact study shall contain the following information:
(1) 
General site description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed subdivision or land development. If the development is residential, types of dwelling units shall also be included. A brief description of other major existing and proposed developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they may affect the transportation needs of the site (i.e., number of senior citizens).
(2) 
Transportation facilities description. The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include proposed internal vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelization and any traffic signals or other intersection control devices at all intersections within the site. The report shall describe the entire external roadway system within the study area and include discussion of existing design deficiencies and potential safety hazards. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. Report shall include review and discussion of all available accident reports within the study area during the prior three years. All future highway improvements, including proposed construction and traffic signalization, shall be noted. The four-year regional transportation improvement program maintained by the Delaware Valley Regional Planning Commission and the PennDOT twelve-year plan shall be used as a source of information when determining if any future roadway improvements are scheduled for the adjacent road network. Any proposed roadway improvements due to proposed surrounding developments shall be recorded.
(3) 
Existing traffic conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development generated hour(s), and documentation shall be included in the report. Traffic counts are to be performed from 6:00 a.m. to 10:00 a.m. and from 3:00 p.m. to 7:00 p.m. Traffic count data shall not be more than one year old. Traffic counts shall be taken on a Tuesday, Wednesday, or Thursday of a nonholiday week. Traffic counts shall be taken during the school year. Traffic counts shall be collected during average volume conditions, during fair weather, and in consideration of any construction activities or special events which may be taking place in the area. Additional counts (conducted on a Saturday for a commercial development or residential development in close proximity to the commercial district or tourist attractions) may also be required in some cases. The Borough Engineer shall make such determinations. Traffic counts shall be submitted in electronic format to the Borough. Roadway characteristics shall be described and illustrated. Features to be addressed shall include lane configurations, geometry, signal timing, traffic control devices, posted speed limits, and sight distance limitations. Existing levels of service shall be calculated for all intersections and turning movements within the study area. This analysis will determine the adequacy of the existing roadway system to adequately serve the existing traffic demand. Roadways, intersections, or individual movements experiencing levels of service below C, and/or volume/capacity ratios greater than or equal to 1.0 shall be noted as deficient. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location using the current edition of the Highway Capacity Manual methodology. All analysis must utilize Highway Capacity Software, version 4.1e, or latest.
(4) 
Transportation impact of the development. Estimation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the manual, Trip Generation, Seventh Edition, Institute of Transportation Engineers, 2003 (as amended). These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.
(5) 
Analysis of transportation impact. The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using a background growth rate for the area from PennDOT, Pennsylvania Traffic Data, latest edition), the development-generated traffic, and the traffic generated by other proposed developments in the study area. A separate trip distribution figure shall be provided. A second/volume capacity analysis shall be conducted using the future conditions volumes without development. This analysis shall be performed during the peak highway hour(s) and peak generated hour(s) for all roadways and major intersections in the study area. Level of service calculations shall be completed for all major intersections. A third/volume capacity analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Level of service calculations shall be completed for all major intersections. It is usually at these locations that capacity is most restricted. All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation.
(6) 
Sight distance analysis. Sight distance measurements shall be performed at any proposed driveway and/or existing driveway to determine sufficient sight distance to the left and right of the driveway. Sight distances shall be compared to the desirable sight distance standards as specified in 67 Pa. Code Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads, January, 1992. Sight distance shall also be compared to PennDOT's safe stopping sight distance (SSSD) requirements as specified in A Policy on Geometric Design of Highways and Streets, of the American Association of State Highway and Transportation Officials (AASHTO), Chapter III, Elements of Design, 1994.
(7) 
Auxiliary lane analysis. An auxiliary lane analysis shall be completed utilizing Highway Research Record (HRR) 211. HRR 211 provides graphs based upon the speed of the roadway and the percentage of left turns. Utilizing the future build with development traffic volumes, points shall be plotted on the graphs. Based on the plotted points it should be determined that the study area intersections associated with the proposed developments do or do not satisfy the left turn lane warrant. Right turn lane analysis should be based upon the Access Management, Location and Design Participant Notebook, Publication Number FHWA-HI-92-033, United States Department of Transportation, Federal Highway Administration NHI Course Number 15255, October 1991. Deceleration lanes should be provided for all high volume driveways. For low and medium volume driveways, the designer should refer to the Colorado and Virginia DOT deceleration lane warrants.
(8) 
Conclusions and recommended improvements. Levels of service for all roadways and intersections shall be listed. All individual turning movement of roadways and/or intersections showing a level of service below "C" shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to the following elements: internal circulation design, site access location and design, external roadway and intersection design/safety improvements, traffic signal installation and operation, including signal timing, and transit design improvements. All physical roadway improvements shall be shown in sketches. Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable shall be included. The listing of recommended improvements for both roadways and transit shall include, for each improvement, the party responsible for the improvement, the cost and funding of the improvement and the completion date for the improvement. The study shall outline mitigation measures and demonstrate any changes to the level of service achieved by these measures. Any alternatives or suggested phasing of improvements shall be described. The mitigation measures may include recommendations such as roadway widening, turning lanes, deceleration lanes/tapers, changes to signalization, use of access management techniques, or a reduction in the proposed intensity of the use. The responsibility and timing of all recommended roadway improvements shall be described within the traffic impact study.
F. 
Time of submission. The traffic impact study shall be submitted to the Planning Commission with the preliminary plan submission. Revisions to preliminary plans may constitute the need for resubmission of the traffic impact study for the revised conditions. Improvement plans shall not be submitted to PennDOT until after review by the Montgomery County Planning Commission and Borough Council.
G. 
Implementation. Borough Council shall review the traffic impact study to analyze its adequacy in solving any traffic problems that will occur due to the land development or subdivision. Borough Council may determine that certain improvements on and/or adjacent to the site and within the study area are necessary requirements for land development or subdivision plan approval and may attach these as conditions to the approval. If Borough Council determines that such additional improvements are necessary, the developer shall have the opportunity to submit alternative improvement designs to obtain plan approval.
H. 
Emergency response organizations. The Borough shall submit all land development plans proposing the construction of nonresidential buildings or multifamily residential dwellings to the Fire Department, Police Department and any other emergency response organization having jurisdiction within the area of the proposed development for review and comment.