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.
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.
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.
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.
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)
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.
B.
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.
B.
Location and criteria for dedicated open space. Lands to be dedicated
shall:
(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)
(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:
(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.
(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:
(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.
[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.
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]
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.
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.
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)
Run down buildings shall be rehabilitated on the exterior to conform
in quality with surrounding new development.
(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.
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.
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.
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.
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.
(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.
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.
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.
(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.
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:
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:
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:
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.
(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.
(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]
(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.
(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.
(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:
(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.
[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:
(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.
(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:
(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.
(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.
(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.
[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.
[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.
(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:
(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.
ENGINEERING AND TRAFFIC STUDIES
LEVEL OF SERVICE
MAJOR INTERSECTION
PUBLIC TRANSPORTATION
QUEUE ANALYSIS
STUDY AREA
TRIP GENERATION RATES
VOLUME/CAPACITY ANALYSIS
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Definitions.
Shall be prepared in accordance with 67 Pa. Code Chapter
201, Engineering and Traffic Studies.
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.
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.
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.
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.
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.
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.
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.
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.
