The purpose of this article is to provide reasonable design
and improvement standards for public improvements related to subdivision
and land development. This article combines design and improvement
specification which complies with sound engineering and design with
suitable improvement standards.
A.
The standards of design and construction in this article shall be
used to judge the adequacy of subdivision and land development proposals
and shall be considered to be the minimum criteria in achieving the
purpose and objectives of this chapter.
B.
In addition to the standards included herein, development proposals
shall also comply with such construction specifications adopted by
the Borough.
C.
Variations or modifications to these criteria may be granted by the Lemoyne Borough Council in accordance with the provisions set forth in § 480-66 of this chapter. Where questions should arise regarding the interpretation of these design standards, the determination of the Borough Council shall prevail.
D.
Whenever the Zoning Ordinance[1] provides that the use proposed by the applicant for subdivision
and/or land development approval shall constitute a use by special
exception or conditional use or require a variance from any provisions
of the Zoning Ordinance, the applicant shall obtain such special exception,
conditional use, or variance from the Zoning Hearing Board or Borough
Council, as applicable, prior to submission of the final plan. The
plan shall be designed and developed in accordance with any conditions
that have been imposed upon the granting of such special exception,
conditional use, or variance by the Zoning Hearing Board or Borough
Council, as applicable.
E.
Inspection fees shall be required for all phases of public improvement
construction; the developer shall be responsible for all inspection
fees.
All land development plans must reflect a location that has
given consideration to the following factors:
A.
The location of the land development must conform to the Borough
Comprehensive Plan with respect to the streets, public sites, and
proposed utilities.
C.
No land shall be subdivided or developed for any purposes unless
adequate safeguards against flood, fire and disease have been taken
to minimize hazards to life, health, or property.
D.
Proposed projects shall be integrated with existing and proposed
neighborhoods so that the community as a whole may develop harmoniously.
E.
Reasonable measures shall be taken to ensure the preservation of
natural, historic, and archaeological features; areas and structures
as determined by the Lemoyne Borough Zoning Ordinance[2] to be worthy of such preservation; and to ensure public
access to such features, areas and structures, where appropriate.
F.
Land subject to flooding or other hazards to life, health, or property
and land deemed to be topographically unsuitable shall not be platted
for residential occupancy or for such other uses as may increase danger
to health, life or property or aggravate erosion or flood hazard until
all such hazards have been eliminated or unless adequate safeguards
against such hazards are provided by the land development plans.
A.
To the greatest extent practicable, side lot lines shall be perpendicular
to street right-of-way lines along straight sections of street, and
radial street right-of-way lines on curved sections of street.
B.
In order to avoid jurisdictional problems, lot lines shall follow
municipal boundaries rather than cross them. Where a lot is divided
by a municipal boundary, the minimum standards of both municipalities
shall apply.
C.
Lots with areas that are two or more times the minimum area requirements
shall be designed with configurations that allow for additional subdivision.
The Borough may require a sketch plan of such large lots that indicates
the potential future subdivision is generally in conformance with
the design standards.
D.
All lots shall front on a public street. No residential lots shall
be created which front upon a limited access highway. Furthermore,
no lots in a subdivision and/or land development shall be created
which front upon a collector or arterial street. The only exception
is reverse frontage lots.
E.
Reverse frontage lots (through lots) front upon two parallel streets
or upon two streets which do not intersect, and vehicular access is
provided to only one of the streets. All residential reverse frontage
lots shall designate one frontage as the rear yard with a minimum
depth in accordance with the applicable requirements of the Lemoyne
Borough Zoning Ordinance. Vehicular access shall be prohibited from
the rear of reverse frontage lots. All reverse frontage lots shall
include an identification of the frontage for use as a road access.
The street designated for frontage must be consistent with contiguous
lots. Reverse frontage lots must meet the required lot width along
the street of lesser classification.
F.
Proposed lot lines shall be configured such that when one area of
a lot is connected to another area of the lot via a strip of land,
the width of said strip of land shall have a minimum width of 50 feet.
The width of the connecting strip of land shall be measured along
the shortest path between lot lines.
G.
Flag lots. Flag lots shall only be permitted where specifically provided
for within the Lemoyne Borough Zoning Ordinance,[1] and then only in compliance with the following:
(1)
A maximum of one new flag lot shall be allowed to be subdivided from
any parcel existing at the time of adoption of this chapter. This
number shall be calculated in a cumulative manner and shall not vary
if the existing parcel is subdivided by more than one subdivision
plan.
(2)
For the purposes of this section, a flag lot shall be described as
containing two parts:
(3)
Requirements for the flag:
(a)
The flag shall meet the minimum width, area, and lot coverage
requirements of the Borough Zoning Ordinance, without including area
contained in the pole.
(b)
The flag lot shall contain adequate driveway dimension for vehicular
backup so that ingress to and egress from the lot is in the forward
direction.
(c)
For purposes of determining required yards and setbacks, the
following shall apply:
[1]
Front yard. The area between the principal structure and that
lot line of the flag which is most parallel to the street providing
vehicular access to the site. Additionally, all areas of the pole
shall be considered to be within the front yard setback;
[2]
Rear yard. The area between the principal structure and that
lot line of the flag that is directly opposite the front yard, as
described above; and
[3]
Side yards. The area between the principal structure and that
one outermost lot line which forms the flag and pole, plus the area
on the opposite side of the principal structure.
(4)
Requirements for the pole.
(a)
The pole shall maintain a width of 50 feet.
(b)
The pole shall not exceed 500 feet in length.
(c)
No part of the pole shall be used for any portion of an on-lot
sewage disposal system or on-lot water supply system, nor any other
improvement except a driveway and other permitted improvements such
as landscaping, fencing, stormwater management facilities, utility
connections to off-site facilities, mailboxes and signs.
(d)
The cartway contained on the pole shall be located at least
six feet from any adjoining property line.
H.
Level area requirements. No new lot shall be created for a residential
use unless the following level areas are provided:
(1)
All lots shall be graded to provide a twenty-foot area from the dwelling
unit into the front and back yards that maintains a maximum slope
of 10%.
(2)
All lots shall be graded to provide a five-foot area from the dwelling
unit into the side yards that maintains a maximum slope of 10%. Dwelling
units proposing walkout access to different levels of the building
in the front and rear shall not be subject to this requirement.
(3)
The minimum slope in all yards shall be 3% and shall ensure positive
drainage away from the dwelling unit.
A.
Monuments must be so placed that the scored or marked point coincides
exactly with the point of intersection of the lines being monumented.
They must be set so that the top of the monument or marker is level
with the surface of the surrounding ground. Monuments must be marked
on top with a copper or brass dowel.
B.
Location of monuments: Monuments are required to be set in the following
locations:
(1)
At a minimum of two points of intersection of lines forming angles
in the boundaries of the subdivision parent tract. Unless demonstrated
to be unfeasible, the monumented points shall be the locations where
the parent tract boundary lines intersect the adjacent roadway right-of-way
line.
(2)
At the intersection of street right-of-way lines for intersecting
streets.
(3)
At such intermediate points as may be required by the Borough Engineer.
C.
Markers shall be set at the beginning and ending of all curves along
street property lines; at all points where lot lines intersect curves,
either front or rear; at all angles in property lines of lots; and
at all other lot corners.
D.
Monuments and markers shall be made of the following size and material:
(1)
Monuments shall be six inches square or four inches in diameter and
shall be 30 inches long. Monuments shall be made of concrete, stone
or by setting four-inch cast iron or steel pipe filled with concrete.
Monuments must be marked on top with a copper or brass dowel.
(2)
Markers shall be 3/4 of an inch square or 3/4 of an inch in diameter
and 15 inches long.
(3)
Markers shall be made of iron pipes or iron or steel bars.
E.
All monuments shall be placed by a registered engineer or surveyor
so that the center of the monument shall coincide exactly with the
point of intersection of the lines being monumented.
F.
Removal. Any monuments that are removed must be replaced by a registered
engineer or surveyor at the expense of the person removing them.
A.
General design guidelines. The general arrangement, character, extent
and location of all streets proposed shall conform to the Borough's
Comprehensive Plan and Zoning Ordinance, and shall be considered in
their relation to existing or proposed streets, topographical conditions,
the public convenience and safety, and in the appropriate relation
to the proposed uses of land to be served by such streets. The arrangement,
width, grade and other design standards of streets shall conform to
the provisions found herein.
(1)
Streets shall be designed in accordance with Guidelines for Design
of Local Streets and Roads (Publication 70) as amended, of the Pennsylvania
Department of Transportation; specifications adopted by the Borough;
and the following criteria, whichever is more stringent.
(2)
Street design and driveway location shall provide adequate consideration
for public safety and future maintenance of all facilities (including,
but not limited to: drainage facilities, curb, snow removal, etc.).
Additional easements shall be provided to facilitate such maintenance
at the discretion of the Borough Council.
(3)
Proposed street arrangements shall make provisions for the continuation
of existing streets in adjoining areas; the proper projection of streets
into adjoining undeveloped or unplanned areas; and the continuation
of proposed streets to the boundaries of the tract being subdivided.
(4)
When a new subdivision adjoins unsubdivided land appropriate for
subdivision, the new streets shall be carried to the boundaries of
the tract to be subdivided.
(5)
Streets shall be laid out to facilitate the use for which they are
intended. Local access streets shall be laid out to discourage their
use by through traffic and, where possible, collector and arterial
streets shall be designed for use by through traffic.
(6)
Streets shall be related to the topography so as to establish usable
lots and satisfactory street grades.
(7)
Proposed private service access for purposes of providing a secondary
means of access to a lot are permitted as deemed appropriate by the
Borough Council and Borough Engineer.
(8)
The design and construction standards stipulated herein are intended
primarily for residential development and use. Where industrial, commercial
or other uses would generate significant truck traffic or high traffic
volumes stricter standards may be required.
(9)
Direct access to an arterial or collector road shall be permitted
only when the subject property has no other reasonable access to the
street system and only if the Borough Engineer determines that the
proposed access point onto the street can be accommodated safely by
meeting safe sight distances and sufficient traffic gaps to safely
enter and exit the access point, as determined in accordance with
Pennsylvania Code, Title 67, Chapter 441, as amended.
(a)
Issuance of a PennDOT Highway Occupancy Permit (HOP) does not
guarantee site plan approval by the Borough, nor does it deem the
plan in conformance with this chapter. The HOP submission to PennDOT
should not occur without consent to do so by the Borough. In the case
of a preexisting driveway, a change in the use on the property may
require a revised HOP if the proposed use will generate daily trips
in excess of the PennDOT trip thresholds.
(b)
For properties that have frontage along an arterial, the Borough
may prohibit access to the arterial if all movements can be efficiently
and safely accommodated on the other street or streets, based on design
standards contained within this chapter. Access may be restricted
to the Borough street despite the ability to receive a Highway Occupancy
Permit (HOP) from PennDOT.
(10)
At least two points of access shall be provided for subdivisions
consisting of 1) more than 10 dwelling units or units of occupancy,
2) nonresidential developments consisting of more than 100 average
daily vehicle trips based upon the latest edition of the Institute
of Transportation Engineers Manual. This access is to be from a through
street or, where the Borough finds it appropriate, the continuation
of an existing or proposed street to the boundary of the subdivision.
(11)
The closed end of all proposed culs-de-sac must be provided
with a snow storage area. A minimum 100 square feet of snow storage
area shall be provided for every 1,000 square feet of plowed area,
along with any stormwater management area. The area shall be provided
as an easement outside of the right-of-way, located at the discretion
of the Borough, to be used to stockpile snow for winter road maintenance.
The easement shall be extended into the right-of-way to the edge of
the cartway to provide proper restrictions.
B.
Road/street classification. Four functional classifications of streets
and roads, as classified by the Planning Commission in consultation
with the Lemoyne Borough Council and the Pennsylvania Department of
Transportation, or as determined in the Lemoyne Borough Comprehensive
Plan are established as follows:
(1)
Arterial (interstates, principal arterial). This classification includes
highways which provide intracounty or intermunicipal traffic of substantial
volumes. Generally, these highways should accommodate operating speeds
of 55 miles per hour.
(2)
Collector. This classification is intended to include those highways
which connect minor streets to arterial highways and generally serve
intracounty and intramunicipal traffic. They may serve as traffic
corridors connecting residential areas with industrial, shopping and
other services. They may penetrate residential areas. Generally, these
highways should accommodate operating speeds of 35 to 55 miles per
hour or less.
(3)
Local roads. This classification is intended to include streets and
roads that provide direct access to abutting land and connections
to higher classes of roadways. Traffic volumes will be low and travel
distances generally short. These streets and roads should be designed
for operating speeds of 25 to 35 miles per hour or less.
(4)
Minor access street. The use of alleys is permitted only in the Urban
Residential Zone and Suburban Residential Zone and shall be limited
to providing a secondary means of access to the side and/or rear of
those lots with street frontage and designed to discourage through
traffic.
(a)
Alleys shall consist of a twenty-foot wide dedicated easement
and a sixteen-foot wide cartway constructed in accordance with the
standards for local streets.
(b)
The plan submission for the development shall contain an operation
and maintenance plan prepared by the developer and approved by the
Borough Engineer. The operation and maintenance plan shall outline
the required maintenance and the party responsible for such maintenance.
If the alley is dedicated to the Borough, an operation and maintenance
plan is not required for the alley.
C.
Cul-de-sac and loop streets:
(1)
Approval of culs-de-sac and loop streets shall be at the sole discretion
of the Borough Council. The approval of cul-de-sac streets and/or
loop streets should only be made when a through street is determined
not to be feasible. The feasibility of a through street will be based
on the following:
(2)
Where any adjacent stub (dead end) street is not currently proposed
for extension as a through street, the developer shall construct a
temporary cul-de-sac in compliance with Borough standards.
(3)
Permanent cul-de-sac streets and/or loop streets, when permitted
shall be designed in accordance with the following:
(a)
Shall be a minimum of 250 feet in length, measured from the
right-of-way line of the intersecting street to the center of the
cul-de-sac or intersecting right-of-way line.
(b)
Should be a maximum 500 feet.
(c)
Culs-de-sac must be provided with a paved turnaround with a
minimum diameter of 80 feet to the outside curb and 100 feet to the
legal right-of-way. Alternate turnarounds may be provided in accordance
with the International Fire Code at the sole discretion of the Borough
Council.
(d)
Alternative designs to the circular cul-de-sac, for roadways
to be dedicated to the Borough, will be considered only if they meet
the requirements for obtaining liquid fuel tax allocations.
D.
Private streets. Private streets are discouraged in Lemoyne Borough,
except where the subdivision of three or more lots occur and only
when such private streets conform to the specifications and requirements
of minor or collector streets as specified in this section.
(1)
All subdivision plans approved by the Borough under the provision
of this section shall include provisions for ownership and maintenance
of such facilities.
(2)
All subdivision plans approved by the Borough under the provision
of this section shall include the following note, and shall be subject
to the provisions specified therein:
|
RESTRICTIONS AND/OR CONDITIONS RELATING TO PRIVATE STREETS SERVING
RESIDENTIAL LOTS
|
(3)
Each deed for the transfer or conveyance of any lot shown on the
above subdivision plan shall contain restrictions and/or conditions
that the private streets shown hereon shall remain private streets
and that the purchasers or owners of said lots, their heirs, successors,
and assigns, shall be responsible for the construction, maintenance,
repair and snow removal of said private streets, which restrictions
and/or conditions shall be deemed to be covenants running with the
land. So long as said streets remain private streets, Lemoyne Borough
shall have no responsibility or obligation for construction, maintenance,
repairs and snow removal. No further subdivision of any of said lots
or the tract from which the lots have been made shall be permitted
unless and until said private streets have been constructed or improved
to current Borough standards and offered for dedication by the owners
or purchasers of the lots as public streets of the Borough.
(4)
There must be full compliance with all other applicable subdivision
and zoning requirements as set forth in the Lemoyne Borough Zoning
and Subdivision Ordinances, including all slope requirements. The
Borough Council may waive the requirement for curb and sidewalk if
it is determined to be inconsistent with the intent of the comprehensive
plan, and adequate drainage facilities are provided as determined
by the Borough Engineer.
E.
Private drives. For subdivisions of two lots or less of tracts of
land existing as of the date of this chapter, private drives may be
permitted at the discretion of the Borough for access to said lots
provided that only one such two-lot subdivision is permitted for any
parcel of land existing as of the date of this chapter and provided
that the following requirements are met:
(1)
All subdivision plans approved by the Borough under the provision
of this section shall include the following note, and shall be subject
to the provisions specified therein:
|
RESTRICTIONS AND/OR CONDITIONS RELATING TO PRIVATE DRIVES SERVING
RESIDENTIAL LOTS
|
(2)
Each Deed for the transfer or conveyance of any lot shown on the
above subdivision plan shall contain restrictions and/or conditions
that the private drives shown hereon shall remain private drives and
that the purchasers or owners of said lots, their heirs, successors,
and assigns, shall be responsible for the construction, maintenance,
repair and snow removal of said private drives, which restrictions
and/or conditions shall be deemed to be covenants running with the
land. So long as said drives remain private drives.
(3)
Lemoyne Borough shall have no responsibility or obligation for construction,
maintenance, repairs and snow removal. No further subdivision of any
of said lots or the tract from which the lots have been made shall
be permitted unless and until said private drives have been constructed
or improved to current Borough standards and offered for dedication
by the owners or purchasers of the lots as public streets of the Borough.
(4)
There must be full compliance with all other applicable subdivision
and zoning requirements as set forth in the Lemoyne Borough Zoning
and Subdivision Ordinances, including all slope requirements.
(5)
Said private right-of-way shall not exceed 750 feet in length.
(6)
The private drive is to have a minimum right-of-way of 50 feet. In
addition, the following specifications must be met:
F.
Future streets. Where appropriate, areas shall be reserved for future
street usage in conjunction with the development of adjoining properties.
Areas reserved solely for street usage at a future date will not be
required to be improved; however, the right-of-way for those areas
shall be reserved for street improvements to be provided by the developer
of the adjacent tract. When connecting a proposed street to an existing
temporary cul-de-sac, such connection and all restoration work required
to restore the adjacent lots in the area of the existing turnaround
shall be the responsibility of the developer proposing the connection.
G.
Existing streets. Where subdivisions or land developments abut existing
streets which do not conform to the minimum right-of-way and cartway
widths of this chapter, such existing streets shall be improved to
the specifications of this section from the center line of the streets
abutting the property being subdivided or developed. The ultimate
right-of-way is requested to be dedicated from the center line of
the streets abutting the property being subdivided or developed.
H.
Street/intersection design.
(1)
Street widths. Minimum street right-of-way and cartway widths shall
be in accordance with the following table:
|
Type of Street
|
Minimum Right-of-way Width
(feet)
|
Minimum Travel Lane Width
(feet)
|
Minimum Shoulder Width
(feet)
|
Minimum Cartway Width
(feet)
|
|---|---|---|---|---|
|
Arterial
|
60
|
12
|
6
|
36
|
|
Collector
|
50
|
11
|
4
|
30
|
|
Local
|
50
|
10
|
4
|
28
|
|
Minor Access
|
20
|
8
|
0
|
16
|
|
Cul-de-sac Turnaround
|
55 radius1
|
45 radius
|
N/A
|
N/A
|
|
1
|
Required right-of-way for alternate turn-around shall be in
accordance with the recommendations of the International Fire Code,
as approved by the Borough.
|
(2)
Street grades.
(a)
The minimum grade on all streets shall be 1%. The maximum grade
on arterial and collector streets shall be 7%. The maximum grade on
local and minor access streets shall be 10%.
(b)
The through street at intersections shall be approached by intersecting
streets in accordance with the following standards: Where the grade
of the intersecting street exceeds 5%, there shall be a leveling area
on the intersecting street with a minimum length of 50 feet (measured
from the intersection of the center lines), within which no grade
shall exceed a maximum of 4%.
(3)
Horizontal curves.
(a)
Horizontal street alignments shall be measured along the center
line and horizontal curves shall be used at all angle changes.
(b)
Where practical, single, long radius curves shall be used rather
than a series of curves with varying radii or a series of short curves
separated by short, straight segments. Additionally, decreasing radius
curves are specifically prohibited.
(c)
The minimum horizontal curve radius shall be 300 feet for major
and minor collector streets, 150 feet for local roads and minor access
streets, and subject to PA DOT review and concurrence for arterial
roads.
(d)
A minimum tangent of 100 feet between reverse curves shall be
provided on all streets.
(4)
Vertical curves.
(a)
Vertical curves shall be used at all changes of grade and shall
be designed for maximum visibility.
(b)
Vertical alignment shall be designed to provide adequate sight
distance in accordance with a Policy on Geometric Design of Highways
and Streets, AASHTO, current edition.
(c)
Notwithstanding the length of vertical curve calculated, the
minimum length of a vertical curve shall be 100 feet.
(5)
Street intersections.
(a)
All intersections with state routes shall be subject to the
approval of PennDOT and copies of highway occupancy permits shall
be submitted to the Borough prior to final plan approval.
(b)
All intersections involving the junction of more than two streets
are prohibited.
(c)
The minimum separation between the center line intersections
of streets shall be measured along the center line of the street being
intersected and shall meet the following requirements:
|
Street Classification
|
Minimum Offset
(feet)
|
|---|---|
|
Arterial
|
600
|
|
Collector
|
250
|
|
Local
|
150
|
|
Minor Access
|
150
|
(d)
All streets shall intersect with each other at a right angle,
whenever possible. In no case, shall the angle of intersection deviate
more than 15° from the perpendicular. All intersections proposing
an intersection not equal to 90° shall be subject to review and
approval by the Borough Engineer.
(e)
The minimum radii of the cartway edge at intersections shall
be 50 feet for arterial streets, 35 feet for collector streets and
25 feet for local streets. Supplemental design radius information,
based upon the turning movements of the largest design vehicle anticipated
to utilize the roadway, may be required at the discretion of the Borough
Engineer. The right-of-way radii at intersections shall be concentric
with the cartway edge, where possible.
(f)
Clear sight triangles shall be maintained at all street intersections
and shall be so indicated on all plans. Plans shall contain the following
restriction: "No proposed vision obstructing object shall be permitted
which obscures vision above the height of 30 inches and below the
height of 10 feet within the clear sight triangle." All areas within
the clear sight triangle shall become an easement or be incorporated
into the public right-of-way, and shall be so designated on the plan,
to allow the removal of any object that may be an obstruction to clear
sight. Clear sight triangles shall be sized as follows:
(g)
Safe Sight Stopping Distance, Decision Stopping Distance, and
Intersection Sight Distance at all controlled intersections shall
be designed to meet the requirements of the Pennsylvania Code, Title
67, Chapter 441, as amended. The actual and required sight distance
for all intersections shall be clearly labeled on the plan. The speed
limit of the roadway and the slope of the roadway in each direction
shall also be listed on the plans. Controlled intersections shall
include those with stop signs and/or traffic signals.
I.
Street construction. All street materials, construction procedures
and testing requirements shall conform to the current editions of
PennDOT Publication 408/2011; Publication 213; Publication 72M, Standards
for Roadway Construction, Series RC-1M to 100M Publication 111M, Standards
for Traffic Control Signing, Series 7700 and 7800, current edition,
including all supplemental specifications, circular letters and amendments.
All streets and related features shall be constructed to the line,
grade and dimension shown on the plans, profiles and cross sections
and typical sections as approved on the final land development plan.
(1)
Embankments and slopes adjacent to streets.
(a)
Material for the construction of embankment shall consist of
all excavation on the project except such materials as may be determined
to be unsuitable under PennDOT Publication 408/2011, current edition,
and when required will include borrowed excavation.
(b)
Placement of embankment shall be in layers not to exceed eight
inches prior to compaction.
(c)
Slope of embankment(s) along streets measured perpendicular
to the street center line shall be no steeper than the following:
(2)
Street cartway/pavement construction standard.
(a)
Arterial streets. The developer shall consult with the Borough
in the matter of a Borough-owned arterial street, and shall consult
with the Pennsylvania Department of Transportation in the matter of
Pennsylvania-owned arterial streets. The street specification shall
be governed by whichever entity owns or will own the street. Unless
special conditions exist, it shall be the Borough policy to follow
the construction standards of the Pennsylvania Department of Transportation.
(b)
Collector/local streets/minor access. The subgrade, subbase,
base course, binder course, and wearing course of new, reconstructed,
or resurfaced streets shall be designed using the DARWin Pavement
Design and Analysis System or an acceptable alternate procedure that
meets the requirements of the 1993 American Association of State Highway
and Transportation Officials (AASHTO) Pavement Design procedures or
the minimum depths indicated for each classification of street, whichever
is greater, according to the following specifications:
|
Minimum Material Depths
(in)
| |||
|---|---|---|---|
|
Street Composition
|
Collector Streets
|
Local Streets
|
Minor Access
|
|
Subbase - PA 2A Crushed Aggregate3
|
8
|
8
|
8
|
|
Base Course - Superpave HMA/WMA Base Course, 25mm1
|
5
|
3
|
4
|
|
Binder Course - Superpave HMA/WMA Binder Course, 19mm1
|
2.5
|
2.5
|
0
|
|
Wearing Course1, 2
|
1.5
|
1.5
|
1.5
|
|
1 Alternate materials will be accepted
on an "or-equal" basis as determined by the Borough Engineer.
| |||
|
NOTES:
| |
|
1.
|
ESALs shall be based upon anticipated traffic.
|
|
2.
|
SRL designation shall be based upon anticipated traffic.
|
|
3.
|
Subgrade shall be prepared in accordance with PennDOT Publication
408.
|
(3)
Crown. All proposed Borough roads shall be crowned with a minimum
cross slope of 2% across the cartway. Curves on collector and arterial
streets, or any streets having a design speed greater than 35 miles
per hour shall be designed with super elevated cross slopes, in accordance
with PennDOT Design Manual 2, as amended.
(4)
Shoulders. Shoulders shall be provided where curbing is not required
and shall conform to PennDOT Type 6 Shoulders as shown on PennDOT
RC-25M.
(5)
Calendar and weather limitations. Road construction work, such as
filling, berming, subgrade, fine-grade construction, base construction,
surface construction or paving, shall be completed in accordance with
the limitations established in PennDOT Publication 408.
(6)
Inspections. All street construction shall be subject to inspection
at any time by the Borough or its agent.
(7)
As-built drawings. Within 30 calendar days of the completion of the
street, roadway and/or drainage system, the Borough Engineer shall
be supplied one detailed drawing of said streets, roadways and/or
drainage systems as the same have been completed. Said drawings must
include a certification by a Pennsylvania-registered professional
engineer that all elements of the approved plan have been constructed
as designed and approved.
A.
Where signs are required in conjunction with a subdivision and or
land development plan, it shall be the responsibility of the applicant/developer
to provide street name signs and traffic control signs for the development
in accordance with the approved signage plan and the Municipal specifications
if provided or meet the following standards.
(1)
The design and placement of traffic control and other street signs
placed in a public right-of-way shall follow the requirements specified
in the most current edition of the FHWA Manual of Uniform Traffic
Control Devices for Streets and Highways.
(2)
On nonpublic streets, all traffic control signs must be designed
in accordance with the most recent version of the Manual of Uniform
Traffic Control Devices for Streets and Highways. Non-traffic control
signs on nonpublic streets do not have to meet these standards.
B.
At least one street-name sign pole shall be placed at each intersection
identifying all crossing street names. Signs shall be placed so that
they do not obstruct sight distances, and shall be under light standards
if present. The design of street-name signs shall be consistent, of
a style appropriate to the community, of a uniform size and color,
and erected in accordance with any municipal standards.
C.
At signalized intersections, street signs shall be located on the
overhead arm supporting the traffic signal, otherwise suitably suspended
over the intersection. Street clearance shall be a minimum of 16 feet
and six inches from the bottom of any sign or supporting equipment
and the top of the paved surface.
D.
Names of new streets shall not duplicate or display similarities
in sound or spelling with respect to existing or planned street names,
or approximate such names by the use of suffixes such as "lane," "way,"
"drive," "court," "avenue." In approving the names of streets, cognizance
should be given to existing or planned street names within the postal
delivery district served by the local post office and emergency service
providers. New streets shall bear the same name or number of any continuation
of alignment with an existing or planned street. A list of proposed
street names shall be submitted to the Borough, United States Postal
Service and County Department of Public Safety for approval.
E.
In order to ensure efficient identification and location of homes and residences by emergency response units, a systematic approach to residence numbering is desired. Building numbers for residential and commercial subdivisions on existing and future Municipal streets shall be coordinated with existing residence address ranges where possible. (Refer to Chapter 177, Numbering of Buildings, of the Borough's Codified Ordinances.)
A.
Sidewalks shall be required on both sides of all streets.
B.
All public areas shall be designed "barrier free" in accordance with
applicable federal and state standards, including, but not limited
to, the Rehabilitation Act and Americans with Disabilities Act. Appropriate
details shall be provided on the plans.
A.
Curbs shall be required on both sides of all streets.
B.
All public areas shall be designed "barrier free" in accordance with
applicable federal and state standards, including but not limited
to the Rehabilitation Act and Americans with Disabilities Act. Appropriate
details shall be provided on the plans.
C.
Curbs shall be constructed in accordance with Chapter 472, Streets and Sidewalks, of the Borough's Codified Ordinance and PennDOT Publication 408.
D.
Underdrains shall be required in low points on the street at a distance
equal to the length of the vertical curve, and as necessary to address
springs, spring like conditions or spongy areas under the road. Underdrains
required shall be constructed in accordance with the specifications
as set forth in the Pennsylvania Department of Transportation, Publication
408/2011, as amended, and as detailed on the Roadway Construction
Standard Drawings (RC-30).
A.
All site grading activities shall conform to the requirements of
this chapter, PennDOT Publication 408, or other specifications as
may be recommended by the Borough Engineer and approved by the Borough
Council.
B.
In order to provide more suitable sites for building and other uses,
improve surface drainage, and control erosion, the following requirements
shall be met:
(1)
All lots, tracts, or parcels shall be graded to provide proper drainage
away from buildings and dispose of the runoff without ponding, and
all land within a development shall be graded to drain and dispose
of surface water without ponding, except where other arrangements
are approved by the Borough Council.
(2)
All drainage provisions shall be designed to adequately handle the
surface runoff and carry it to the nearest suitable outlet such as
a curbed street, storm drain, or natural watercourse. Where drainage
swales are used to divert surface waters away from buildings, they
shall be paved, sodded or planted and shall be of such slope, shape
and size as to conform to the requirements of the Borough.
(3)
Concentration of surface water runoff shall only be permitted in
swales or watercourses that lead to a natural watercourse or drainage
structure.
(4)
Grading shall be done in such a way so as to not divert water onto
the property of another landowner without the expressed consent of
the Borough and the affected landowner.
(5)
During grading operations, necessary measures shall be taken to prevent
erosion or siltation of natural drainage ways. An erosion and sedimentation
control plan shall be on site for all earth disturbance activities.
(6)
During grading operations, necessary measures for dust control will
be exercised.
(7)
Topsoil shall be preserved and redistributed as cover. Stabilization
of all disturbed areas shall be in accordance with the erosion and
sedimentation control plan.
(8)
Tree guards during construction and grading, and limitations as to
cuts and fills, both temporary and permanent near trees shall be provided
as necessary to give reasonable assurance of their protection for
continued healthy growth.
(9)
Grading equipment will not be allowed to cross live streams unless
the crossing is specifically addressed in an approved erosion and
sediment pollution control plan and coverage under PA DEP General
Permit is afforded the crossing. The installation of culverts or bridges
must be approved by the Cumberland County Conservation District and/or
PA DEP as required. Emergency crossings may be permitted through permission
of PA DEP.
C.
Excavations and fills.
(1)
Cut slopes shall not be steeper than 3:1; fill slopes shall not exceed
3:1.
(2)
Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavations or the sloping surfaces of fills.
(3)
Cut and fills shall not endanger adjoining property. Cut and fills
over one foot shall not be located within 10 feet of an existing adjoining
property line.
(4)
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
(5)
Fills shall not encroach on natural watercourses or construction
channels.
(6)
Fills placed adjacent to natural watercourses or constructed channels
shall have suitable protection against erosion during periods of flooding.
D.
Slope controls.
(2)
Prior to any alteration of the existing grade, a grading plan shall
be reviewed by the Borough Engineer and approved by the Borough Council.
(3)
The applicant shall indicate the methods whereby structural and foundation
problems caused by slope conditions will be overcome and the natural
watershed will be maintained.
E.
Grading plans. Grading plans required as supporting documentation
to preliminary and final plans will act as a guide to individual
lot owners for lot plans to be submitted with individual building
permit applications.
A.
Driveways. Driveways shall only be used to provide vehicular access between a parking area for a single residential unit of occupancy or agricultural use and a street, service or access drive. Driveways shall conform to Chapter 550, Zoning, as amended, and to the following standards:
(1)
Driveways shall be laid out to intersect the street as nearly as
possible at right angles; in any event no driveway shall intersect
the street at less than 75°.
(2)
Driveways shall be located and constructed so clear sight triangles are provided in accordance with Chapter 550, Zoning, as amended.
(3)
Driveway grades shall be in accordance with Chapter 550, Zoning, as amended. Driveway intersections with streets shall be constructed to allow the flow of stormwater parallel to the street and shall comply with the requirements of Chapter 460, Stormwater Management, as amended. Driveways shall be designed to intercept runoff, preventing it from entering the road or street. Detailed grading must be provided where driveways cross existing or proposed drainage swales.
(a)
Driveway entrances along streets, where curbs are not required,
shall be constructed so that the driveway meets the edge of the cartway
as a continuation of at least the slope from the crown of the street
for not less than five feet.
(4)
Driveway access shall be provided to the street of lesser classification
when there is more than one street classification involved.
(5)
Driveways which intersect collector or arterial streets shall provide
adequate turnaround within the lot so egress to the street is in a
forward direction.
(6)
All intersections with a state route shall be subject to the approval
of the Pennsylvania Department of Transportation. Any driveway intersecting
with a state route shall obtain a highway occupancy permit from PennDOT
prior to receipt of a building permit.
(7)
Driveways shall be paved with bituminous concrete or an equivalent
stabilized material from the edge of the cartway a minimum distance
of 15 feet toward the interior of the lot and shall be provided in
a manner consistent with the design, construction, and stormwater
drainage of the street to prohibit runoff onto Borough roadways.
(8)
All driveways shall also comply with the site distance requirements
outlined in this chapter.
B.
Access drives. Access drives shall conform to the following:
(1)
The vertical alignments of access drives shall conform to the specifications
for local streets, as stated in this chapter.
(2)
Horizontal alignments of access drives shall conform to the specifications
for local streets, as stated in this chapter.
(3)
All access drive intersections shall be:
(a)
Subject to approval of the Pennsylvania Department of Transportation
when intersecting a state route. Copies of highway occupancy permits
from the Pennsylvania Department of Transportation shall be submitted
for all proposed intersections with a state route prior to final plan
approval.
(b)
Setback 300 feet from the center line of a signalized intersection, and setback from the right-of-way lines of intersecting streets in accordance with the requirements contained in Chapter 550, Zoning, as amended.
(c)
Setback from any side and/or rear property lines per requirements contained in Chapter 550, Zoning, as amended.
(d)
Located in relationship to access drive intersections on adjacent
properties to provide safe and efficient movement of vehicles. Access
drives shall have a minimum separation distance of 60 feet from other
access drives on the same or opposite sides of the street, as measured
from center line to center line of the access drives. To the greatest
extent possible, interconnectivity between access drives on adjacent
parcels is encouraged to limit the number of access drives to public
streets.
(e)
Located directly across from any intersecting street, driveway
or access drive on the opposite side of the street, where applicable.
(f)
Designed with right-angle intersections whenever possible. No
access drive intersection shall utilize an angle less than 75°,
unless turning movement restrictions are imposed.
(g)
Rounded by a tangential arc with a minimum radius of 25 feet.
The Borough may require a larger radius where large vehicle turning
movements are anticipated.
(h)
Provided with a clear sight triangle, in accordance with this
chapter.
(i)
Compliant with the site distance requirements outlined in this
chapter.
(4)
Access drives which form a cul-de-sac shall not exceed 500 feet in
length, measured from the center line of the intersecting street or
access drive. Access drive culs-de-sac which do not terminate in a
parking compound shall be provided at the terminus with a fully paved
turnaround with a minimum diameter of 100 feet.
(5)
Where access drives intersect public streets, their maximum grades
within the vicinity of the intersection shall not exceed those specified
for street intersections in this chapter.
(6)
The paving section of all access drives shall be, at a minimum, equal
to the paving section required for local roads. Heavier paving sections
may be required by the Borough Council if, in their sole opinion,
the access drive may be subject to an unusually high loading of truck
or heavy vehicle traffic.
(7)
The maximum slopes of banks located within 20 feet of the cartway
shall not exceed 3:1.
(8)
The following table specifies width requirements for access drives:
|
Access Drive Width Requirements
| |
|---|---|
|
Function
|
Required Cartway Width
(feet)
|
|
Two lanes of traffic*
|
28
|
|
One lane of traffic**
|
14
|
|
NOTES:
| |
|
*
|
Off-street parking lots must be provided in accordance with the Chapter 550, Zoning, and the prohibition of on-street parking must be identified along the cartway.
|
|
**
|
The one-way direction of traffic must be identified along the
cartway through a combination of signs and pavement markings.
|
B.
Vehicular parking facilities for land uses other than single-family
residences shall be designed according to the following provisions:
(1)
Horizontal curves in a parking area shall have a minimum curb radius
of two feet. Turning templates may be required by the Borough to ensure
proper access by emergency vehicles.
(2)
All dead end parking areas shall be designed to provide a sufficient
back-up area for end stalls.
(3)
Painted lines, arrows, and dividers shall be provided and maintained
to control parking and, when necessary, to control vehicular circulation.
The lines of all parking stalls and interior traffic controls shall
be solid and four inches in width.
(4)
Parking areas shall be provided with drainage facilities in accordance with the provisions of this chapter and Chapter 460, Stormwater Management.
(5)
Parking areas shall be designed to allow for snow removal.
(7)
Parking areas shall be paved with concrete or bituminous materials
based upon site specific pavement design.
(10)
A maintenance and operation schedule shall be provided for all
parking areas.
B.
If the proposed method of public water supply service is found to
be feasible, a letter or formal agreement from a water service provider
regulated by the Pennsylvania Public Utilities Commission and approved
and permitted by the Department of Environmental Protection, must
be submitted to the Borough.
C.
The Borough Council will approve individual on-lot groundwater or
community water systems only when the hydrogeologic and groundwater
assessment report indicates and the Borough Hydrogeologist and/or
Borough Engineer concur that:
(1)
Justification detailed in the this chapter cannot be met and the
project necessitates consideration of this method;
(2)
The water supply yield is adequate for the type of development proposed;
and
(3)
The installation of such systems will not endanger or decrease the
groundwater supplies of properties adjacent to the land development.
(4)
A hydrogeologic/water facilities study is required to be submitted at the time of the submission of the application in accordance with § 480-12.
(a)
Test requirements:
[1]
Residential development consisting of five lots or less shall
sink and test the wells for all lots.
[2]
Residential development over five lots shall sink and test the
wells for the first five lots and 50% of the remaining lots.
[3]
Principal nonresidential development shall sink and test the
wells.
(b)
Minimum supply yield:
[1]
Minimum residential requirement. The proposed well(s) is (are)
capable of supplying potable water at the minimum rate of 600 gallons
per day per unit of residential occupancy at a demand rate of not
less than two gallons per minute for two hours, either with or without
the use of a storage system.
[2]
Minimum principal nonresidential requirement. The well(s) is
(are) capable of supplying potable water at the minimum rate of 800
gallons per day per unit of nonresidential occupancy at a demand rate
of not less than four gallons per minute for one hour, either with
or without the use of a storage system.
A.
Where public or central community water systems are provided for
subdivision and land development, fire hydrants suitable for coupling
with fire equipment serving the Borough shall be installed at the
sole expense of the developer. The fire protection system shall be
designed by a registered professional engineer and approved by the
Borough Engineer.
B.
Fire hydrants shall meet the following standards and shall be approved
by the Borough Council upon review and recommendation by the Borough
Engineer and the Borough Fire and Rescue Association.
(1)
All fire hydrants will be located on an eight-inch line or a looped
six-inch line. Where a dead-end line is required to contain a fire
hydrant, the portion of the line between the main loop and the hydrant
shall have a minimum diameter of eight inches.
(2)
Fire hydrants shall be spaced in a subdivision or land development
so that all proposed buildings will be no more than 600 feet from
the hydrant, measured along traveled cartways. Where existing fire
hydrants are inadequate to meet this requirement, additional hydrants
shall be provided at the developer's expense.
(3)
All central community water systems must provide a minimum of 500
gallons per minute (GPM) at a residual pressure of 20 pounds per square
inch (psi) for a two-hour period.
(4)
All fire hydrants shall be equipped with a flexible whip marker device.
The device shall extend a minimum of 36 inches above the highest part
of the fire hydrant and shall be provided with a high visibility and/or
reflective surface that is visible from all directions. The device
shall be equipped with a hinge device that permits deflection of the
marker in any direction without breaking, and returns the device to
an upright position when the deflecting force is relieved.
B.
A hydrogeologic/sewer facilities study is required to be submitted at the time of the submission of the application in accordance with § 480-12.
C.
As required by this chapter, all plan submissions must be accompanied
by the appropriate sewage facilities planning module for land development
required by the Pennsylvania Department of Environmental Protection.
All planning module reviews shall conform to the Pennsylvania Sewage
Facilities Act of 1965, P.L. 1935, No. 537, as amended[1]; DEP Chapter 71 Regulations, Administration of Sewage
Facilities; the Lemoyne Borough Act 537 Plan; and this and any other
Borough ordinances.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
D.
If the proposed method of public sanitary sewer service is found
to be feasible, formal application shall be made to the Commonwealth
of Pennsylvania Department of Environmental Protection and a permit
obtained from the Bureau of Water Quality Management prior to construction
of sewers and treatment facilities.
E.
The Borough Council will approve the use of on-site sewage disposal
systems only when the Department of Environmental Protection certifies
the suitability of the land for on-site sewage disposal. The following
documentation is required for on-lot systems:
(1)
Soils tests shall be performed in accordance with the regulations
of the Sewage Enforcement Officer and/or Department of Environmental
Protection.
(2)
A nitrate study shall be required for all lots to determine the minimum
lot size required in accordance with Pennsylvania Code, Title 25,
Chapter 71, as amended.
A.
Facilities to be held in common, such as central community water
supply, stormwater management facilities or community sewage service
systems shall be held using one of the following methods of ownership,
subject to the approval of the Borough Council.
(1)
Homeowners' association. The facilities may be held in common ownership
by a homeowners' association which is formed and operated in accordance
with the provisions of this section.
B.
The common facility (i.e., sanitary and storm sewage system, detention
pond, community water systems, swimming pools, ponds, common ground,
playgrounds, etc.) shall be operated and maintained by a professional
organization specializing in the required services and approved by
the Borough Council. The agreement between the association or Condominium
and the professional organization shall be subject to review by the
Borough Solicitor and approved by the Borough Council.
C.
The municipality shall, upon request, be given access to all records
of the association or condominium and all records of the professional
organization relating to the common facility or facilities.
In developments of four or more lots, electric, telephone and
all other utility facilities shall be installed underground. The developer
shall be required, prior to final plan approval, to obtain a letter
from the appropriate utility company confirming that the developer
has entered into an agreement to provide for an underground electric
and telephone system.
A.
Width and location. When easements are required for any utility serving
a subdivision or land development, they must be a minimum of 30 feet
wide per utility, centered over the proposed utility.
B.
Natural gas lines. All natural gas lines must be installed in compliance
with the ASA Code B31, 80, 1958, as amended. The minimum distance
from a natural gas line to a dwelling unit or other structure must
be as required by the applicable transmission or distributing company.
C.
Petroleum lines. Between a proposed dwelling unit or other structure
and the center line of a petroleum or petroleum products transmission
line which may traverse the subdivision or land development, there
must be a minimum distance of 100 feet measured in the shortest distance.
D.
All subdivisions and/or land development plans containing utility
easements or rights-of-way shall include a note stating that:
|
"The owner shall not construct, plant, or maintain any structures,
fences, trees, shrubbery, etc., within the sanitary sewer, stormwater
or utility right-of-way easement in order to ensure a free and clear
access to all facilities. Bituminous paving, commingling of sanitary
sewer, stormwater or utilities, or a change in ground contours within
the right-of-way easement will be permitted only with written consent
of the Borough and utility owner."
|
The design and development of all subdivision and land development plans shall preserve, whenever possible, natural features which will aid in providing open space for recreation and conditions generally favorable to the health, safety and welfare of the residents of the Municipality. These natural features include the natural terrain of the site, woodland areas, large trees, natural watercourses and bodies of water, wetlands, rock outcrops and scenic views. All development shall be in accordance with Chapter 550, Zoning, §§ 550-30 and 550-44.
A.
It is the purpose of this section to establish minimum standards
for the provision, installation and maintenance of landscape plantings
in order to achieve a healthy, beautiful and safe community. Furthermore,
it is the intent of this section to:
(1)
Improve the appearance of all areas through the incorporation of
open space into development in ways that harmonize and enhance the
natural and built environment.
(2)
Improve environmental quality by recognizing the numerous beneficial
effects of landscaping upon the environment, including, but not limited
to, the improvement of air quality, the maintenance of areas essential
for stormwater management and aquifer recharge and reducing air, noise,
heat and chemical pollution.
(3)
Maintain and increase the value of land by requiring landscaping
to be incorporated into development, thus becoming by itself a valuable
capital asset.
(4)
Provide direct and important physical and psychological benefits
to human beings through the use of landscaping to reduce noise and
glare and to soften the harsher aspects of development.
(5)
Preserve existing natural vegetation and incorporate native plants
and plant communities into landscape design.
(6)
Establish procedures and standards for the administration and enforcement
of the landscaping requirements of this chapter.
B.
Landscape plan. All landscaping shall be drawn to scale on a site
development plan and submitted to the Zoning Officer prior to the
issuance of a zoning permit or with the preliminary or final subdivision
and land development application. The landscape plan shall contain
the following data as a minimum:
(1)
All on-site inventory identifying type, size and height of existing
plant materials.
(2)
A plant schedule describing plant materials, including names (common
and botanical), location, qualities, caliper sizes, heights, spread,
and spacing at installation.
(4)
The manner in which trees and shrubs are to be planted shall be indicated
on a tree and shrub planting detail.
(5)
The manner in which lawn areas and ground cover are to be planted
shall be indicated on a ground cover detail.
(6)
A description of how existing healthy trees are proposed to be retained
and protected from damage during construction shall be described in
the construction detail.
(7)
Size, height, location and material of proposed seating, lighting,
planters, sculptures and water features.
(9)
Plants defined as invasive or noxious weeds, as defined by the United
States Department of Agriculture (USDA) Plant database specifically
for Pennsylvania and the Pennsylvania Departments of Conservation
and Natural Resources (PA DCNR) Plant Database, shall be prohibited
in the Borough.
C.
Minimum planting specifications.
(1)
Deciduous trees shall have a minimum caliper measurement of 2 1/2
inches, measured a minimum of six inches above the soil line.
(2)
Coniferous trees shall have a minimum height of six feet.
(3)
Evergreen shrubs, except for those used as low ground covers, shall
have an average height of 20 inches.
(4)
Deciduous shrubs shall have an average height of 30 inches.
(5)
Trees with less than three inches in caliper shall be properly staked
or trees with more than three inches in caliper shall be guyed and
be properly protected for a period of one year from the date of planting.
(6)
Any nylon rope used in balling the tree must be cut and removed from
the root ball.
(7)
Trees and shrubs shall be hardy, not prone to disease or pests and
suitable for use as a screening hedge, including dense foliage.
(8)
Shrubs and ground cover to be used on slopes steeper than three to
one shall be chosen from vegetation determined to be acceptable for
erosion control. No more than 50% of berm area may be composed of
ornamental grass or legume mixture.
(9)
Mulch for grass seed mix must be straw mulch as specified in PennDOT
Publication 408 ("Pub. 408"), except that slopes steeper than three
to one shall receive erosion control blankets/mats as specified in
Pub. 408. Mulch shall be placed around trees, shrubs and ground cover.
Mulch shall be shredded bark or other organic mulch, if approved by
Borough officials, in continuous beds surrounding vegetation. Mulch
shall not be the sole cover but shall be used in conjunction with
vegetative ground cover which shall cover 95% of the area within two
years of planting. A system of staking, matting and/or netting shall
be installed on slope/mound areas steeper than three to one to be
mulched, but that will not inhibit vegetative growth and that will
not be visible two years after planting.
(10)
Stabilization measures shall include erosion control blankets
or mats as specified in PennDOT Pub. 408 for slopes steeper than three
to one.
D.
Native plant requirement. The use of native species benefits land
developers by reducing landscape maintenance costs and will benefit
the community and the environment by reestablishing a native plant
community.
(1)
Native plants shall be selected from the United States Department
of Agriculture (USDA) Plant database specifically for Pennsylvania
and the Pennsylvania Departments of Conservation and Natural Resources
(PA DCNR) Plant Database.
(2)
At least 75% of all required landscape plantings shall be native
plants, except that a minimum of 30% of the vegetation chosen for
erosion control shall be native plants.
(3)
Suggested street trees are native tree species, cultivars of native
species and, infrequently, hybrids of native species. Street trees
shall be selected based upon information available from Street Tree
Fact Sheets by H. D. Gerhold, W. N. Wandell and N. L. Lacasse, a publication
of the Municipal Tree Restoration Program.
E.
Landscaping requirements for specific projects.
(1)
Attached residential development. For single-family attached (townhouse)
or multifamily residential development projects, or for residential
projects, including a mixture of dwelling unit types, the following
landscaping standards shall be applied.
(a)
A minimum of two planting units (PUs) shall be required for
every proposed dwelling unit.
(b)
One of the required planting units must be a major deciduous
tree.
(c)
For multifamily residential development projects, or those projects
which include a mixture of dwelling unit types, credit for up to 50%
of the minimum landscaping quantity requirements may be given for
retaining existing major deciduous trees on the site with approval
by the Borough, provided that the following conditions apply:
[1]
The major deciduous trees are in good health.
[2]
The major deciduous trees are located within 25 feet of at least
one dwelling unit.
[3]
The applicant agrees to replace any major deciduous tree which
contributes to the minimum quantity of landscaping with another major
deciduous tree if it should die within two years of the completion
of the development.
(d)
Common residential parking lots shall be designed and landscaped in accordance with Chapter 550, Zoning, Article IX. Interior and perimeter landscaping elements required by Article IX may contribute to no greater than 50% of the minimum landscaping quantity requirements for a residential development project.
(2)
Detached residential development. For single-family detached or single-family
semidetached residential development projects, the following landscaping
standards shall be applied:
(a)
A minimum of three planting (PU) units shall be required for
every proposed dwelling unit. One of the required planting units must
be a major deciduous tree.
(b)
For detached residential development projects, credit for up
to 50% of the minimum landscaping quantity requirements may be given
for retaining existing major deciduous trees on the site with approval
by the Borough, provided that the following conditions apply:
[1]
The major deciduous trees are in good health.
[2]
The major deciduous trees are located within 25 feet of the
dwelling unit.
[3]
The applicant agrees to replace any major deciduous tree which
contributes to the minimum quantity of landscaping with another major
deciduous tree if it should die within two years of the completion
of the development.
(c)
At least one major deciduous tree shall be planted at intervals
of between 50 feet and 70 feet along both sides of all streets of
the residential development; this requirement is in addition to the
required planting units above. Such major deciduous trees shall be
located between the sidewalk and the building setback line.
(d)
The required shade trees shall be planted at least five feet
from the sidewalk. No shade trees shall be planted between the sidewalk
and the curb.
(e)
Where a residential project is proposed which required 25 or
more planting units of landscaping, the landscaping plan required
by this chapter shall be prepared and certified by a licensed landscape
architect in the Commonwealth of Pennsylvania.
(3)
Nonresidential development. For all nonresidential development, the
following landscaping standards shall be applied:
(a)
Quantity of landscaping. The following quantities of landscaping
shall be provided:
(b)
Credit for existing vegetation. Credit for up to 50% of the
minimum landscaping quantity requirements may be given for retaining
major deciduous trees on the site with approval by the Borough, provided
that the following conditions apply:
[1]
The major deciduous trees are in good health.
[2]
The major deciduous trees are located within 25 feet of the
nonresidential use.
[3]
The applicant agrees to replace any major deciduous tree which
contributes to the minimum quantity of landscaping with another major
deciduous tree if it should die within two years of the completion
of the development.
(c)
Additional requirements. The following additional landscaping
requirements shall be applied to nonresidential development projects:
[1]
A minimum ten-foot wide planting area shall be provided along
all property lines which abut residential zoning districts or properties.
A dense screen of deciduous trees, evergreen trees and/or shrubs,
planted in such a pattern to form a six-foot-high screen within three
years, is required.
[2]
Where a nonresidential project is proposed which requires five
or more planting units of landscaping, the landscape plan required
by this chapter shall be prepared and certified by a licensed landscape
architect in the Commonwealth of Pennsylvania.
H.
Installation standards.
(1)
The landscape contractor shall furnish and install and/or dig, ball,
burlap or transplant all plant materials listed on the landscape plan.
Bare root is not permitted for any tree.
(2)
All plants shall be nursery grown. Plants taken from cold storage
shall not be acceptable.
(3)
A professional horticulturist/nurseryman shall be consulted to determine
proper time to move and install plant material so that stress to the
plant is minimized. Planting of deciduous material may occur during
winter months; provided that there is no frost in the ground and frost-free
topsoil planting mixtures are used.
(4)
The landscape contractor shall excavate all plant pits, hedge trenches
and/or shrub beds as follows:
(a)
All pits shall be generally circular in outline, with vertical
sides. Tree pits shall be deep enough to allow 1/8 of the ball to
be above the existing grade. The pits must be a minimum of 10 inches
larger on every side than the ball of the tree.
(b)
If areas are designated as shrub beds or hedge trenches, they
shall be cultivated to at least 18 inches in depth. Areas designated
for ground cover shall be cultivated to at least 12 inches in depth.
(5)
After cultivation, all plantings shall be mulched with a minimum
three-inch layer of organic mulch or another similar material, approved
by the Borough Council, over the area of the planting.
I.
Maintenance requirements.
(1)
The owner or assigns of land subject to this chapter shall be responsible
for the maintenance of landscaping in good condition so as to present
a healthy, neat and orderly landscape area.
(2)
All pruning should be accomplished according to good horticultural
standards. Plants shall be pruned only as necessary to promote healthy
plant growth. Unless approval is provided by the Borough Council,
plants shall be allowed to attain their normal size and shall not
be severely pruned in order to permanently maintain growth at a reduced
height.
(3)
Grass shall be mown as required to encourage deep root growth.
(4)
All roadway, curb and sidewalk components included in such landscape
plans shall be edged in order to prevent encroachment from adjacent
landscaped areas.
(5)
Watering. All watering of planted areas shall be managed so as to:
(6)
The applicant agrees to replace any new planting which contributes
to the minimum quantity of landscaping with another planting of the
same specification if it should die within 18 months of the completion
of the development.
J.
All sight triangles shall remain clear, and any plant which could
endanger safety such as unstable limbs shall be removed and the plant
material replaced. It shall be the responsibility of the property
owner to ensure all plantings and architectural elements are maintained
to provide a safe environment.
A.
Purpose. To require and set minimum standards for outdoor lighting
to:
(1)
Provide for and control lighting in outdoor public places where public
health, safety and welfare are potential concerns.
(2)
Protect drivers and pedestrians from the glare of nonvehicular light
sources.
(3)
Protect neighbors and the night sky from nuisance glare and light
trespass from improperly selected or poorly placed, aimed, applied,
maintained or shielded light sources.
(4)
Promote energy-efficient lighting design and operation.
(5)
Protect and retain the intended visual character of the various venues
of the Borough.
B.
Applicability.
(2)
The Borough Council may require lighting be incorporated for other
uses, applications and locations or may restrict lighting in any of
the above uses or applications when health, safety and welfare are
issues.
C.
Lighting requirements. The lighting requirements for all land development
occurring within the Borough shall be in accordance with the following:
(1)
A community lighting system shall be installed in proposed land developments.
Light posts shall be located along one side of the street and at all
intersections in the development, and shall be utilized to upgrade
any existing intersections.
(2)
All lighting fixtures shall be in accordance with the specifications
adopted by the Borough.
D.
Plan submission. For subdivision and land development applications
where site lighting is required by this chapter, is otherwise required
by the Borough or is proposed by Applicant, lighting plans shall be
submitted to the Borough for review and approval with preliminary
and final subdivision/land development plan applications and shall
contain the following:
(1)
A plan or plans of the site, complete with all structures, parking
spaces, building entrances, traffic areas (both vehicular and pedestrian),
vegetation that might interfere with lighting, and adjacent uses that
might be adversely impacted by the lighting. The lighting plan shall
contain a layout of all proposed fixtures by location, orientation,
aiming direction, mounting height and type. The submission shall include,
in addition to existing and proposed area lighting, all other exterior
lighting, e.g., architectural, building entrance, landscape, flag,
sign, etc.
(2)
A ten-foot-by-ten-foot illuminance grid (point-by-point) plot of
maintained horizontal footcandles overlaid on the site plan, plotted
out to zero footcandles, which demonstrates compliance with the light
trespass, intensity and uniformity requirements as set forth in this
chapter or as otherwise required by the Borough. When the scale of
the plan, as judged by the Borough, makes a ten-foot by ten-foot grid
plot illegible, larger grid spacing may be permitted.
(3)
The maintenance (light-loss) factors, IES candela file nomenclature,
lamp-lumen ratings and specific lamp manufacturer's lamp ordering
nomenclature, used in calculating the presented illuminance levels.
(4)
Description of the proposed equipment, including fixture catalog
cuts, photometrics, glare reduction devices, lamps, on/off control
devices, mounting heights, pole foundation details and mounting methods.
(5)
When landscaping plans are involved, they shall contain the lighting
fixture locations and shall demonstrate that the site lighting and
landscaping have been coordinated to minimize conflict between vegetation
and intended light distribution, both initially and at vegetation
maturity.
(6)
When requested by the Borough, Applicant shall also submit a visual-impact
plan that demonstrates appropriate steps have been taken to mitigate
the potential consequences of on-site and off-site glare and to retain
the intended character of the Borough. This plan may require the inclusion
of initial vertical footcandle values at specific off-site venues,
e.g., bedroom windows of adjacent residential uses.
E.
Plan notes. The following notes shall appear on the lighting plan:
(1)
Post-approval alterations to lighting plans or intended substitutions
for approved lighting equipment shall be submitted to the Borough
for review and approval.
(2)
The Borough reserves the right to conduct post-installation inspections
to verify compliance with the chapter requirements and approved lighting
plan commitments, and if deemed appropriate by the Borough, to require
remedial action at no expense to the Borough.
(3)
All exterior lighting shall meet IESNA full-cutoff criteria unless
otherwise approved by the Borough.
(4)
Installer shall notify the Borough to arrange for inspection and
approval of all exterior lighting, including building-mounted lighting,
prior to its installation.
F.
Streetlighting dedication.
(1)
When streetlighting is to be dedicated to the Borough, the applicant
shall be responsible for all costs involved in the lighting of streets
and street intersections until the street is accepted for dedication.
(2)
Prior to dedication and in the event of the formation of a homeowners'
association and/or property management declaration, Borough shall
require said agency to enter into an agreement guaranteeing the Borough
payment of all costs associated with dedicated streetlighting.
G.
Assumption of costs of dedicated streetlighting. Upon dedication
of public streets, the Borough shall assess the homeowners' association,
individual property owners, or corporations, as may be necessary to
collect all revenues required that are directly or indirectly associated
with all costs of each specific streetlighting fixture. These costs
shall include:
Where the Borough considers that a local recreation site is
necessary to carry out the purpose of the comprehensive plan, the
Borough may require the applicant or developer to dedicate a portion
of such site in accordance with the following standards:
A.
The land to be dedicated must be of suitable size, dimensions, topography,
access, and general character for the proposed use.
B.
The minimum amount of land required for this purpose shall be 0.057
acres of land for each lot or dwelling unit shown on the final plan.
C.
Where the application of these area standards would result in an
open space or recreation site too small to be usable, or if a suitable
local recreation site cannot be properly located in the land development,
as determined by the Borough, a payment of a fee in lieu of dedication
of such land is required. The following procedures must be followed:
(1)
A Park and Recreation Report for residential development of 25 or
more unit shall be prepared.
(a)
The report shall include the following minimum requirements.
[1]
Description of the total projected number of residents and their
respective age group.
[2]
Description of existing public recreation facilities located
within a one-half-mile radius of the site.
[3]
Description of the adequacy of existing recreation facilities
to serve the residents, taking into consideration current usage.
[4]
Discussion of potential for any recreation facilities to be
provided by the developer to accommodate new residents and/or compensate
for any anticipated deficiencies of the municipal recreation facilities.
[5]
Description of any recreation facilities to be provided by the
developer.
[6]
Discussion on the relationship of the proposal to the prevailing
Municipal Park and Recreation Study.
[7]
Description of responsibility for maintenance of any recreational
facilities to be provided by the developer.
[8]
Description of accessibility of the proposed facilities to the
general Borough residents.
[9]
Description of any contributions in accordance with this chapter
that the developer plans to make for Municipal recreation to compensate
for expected impact.
[10]
Source of standards used in the data presented.
(b)
The Park and Recreation Report shall be provided to the Planning
Commission and Municipal Recreation Advisory Board/Parks and Recreation
Board if any.
(2)
A contribution for recreational purposes shall be made at the rate
set or amended by resolution of the Borough Council from time to time.
The following procedures must be followed:
A.
Measures to mitigate the impact of the proposed development upon
archeological and historic resources, agreed to with the Pennsylvania
Historic and Museum Commission, shall be reviewed by the Municipality
during the planning process, shall meet the requirements of any municipal
ordinance and shall be subject to review and approval by the Lemoyne
Borough Council. All applications involving structures or land that:
(1)
Are listed on the National Register of Historic Places.
(2)
Receive a determination of eligibility from the national Register
from the National Park Service.
(3)
Are listed on the Cumberland County Register of Historic Places.
(4)
Are identified in the comprehensive plan as having historical significance.
(5)
Identified by resolution of the Borough Council as having historical
significance.
B.
Shall be designed to preserve, adapt reuse, or otherwise provide
for the historic features. Modifications and exterior alterations
to historic features or sites, or new construction adjacent to historic
features, shall be consistent with the Secretary of the Interior's
Standards for Rehabilitation of Historic Properties, as published
by the National Park Services.
C.
Subdivisions and land developments shall also be designed so that
the new structures do not block historic views, or obstruct the view
of the historic properties, and new construction shall be consistent
with the Secretary of Interior's Guidelines. If, because of size,
construction material, or type of use a purposed subdivision or land
development would jeopardize the historic value of a site or structure,
such new construction shall be screened or otherwise visually buffered.
All applications for lands that possess an important natural
habitat, as defined herein, shall plot the location of the natural
resources. Important natural habitat is defined as follows;
All applications involving lands identified on the Municipal
Comprehensive Plan's Natural and Cultural Features Map or by the Pennsylvania
Historical and Museum Commission (PHMC) as containing a potential
or known site of archaeological significance shall plot the location
of the archaeological resource.
All subdivision and land development plans shall identify the
location of existing wetland as determined by the standards of either
the United States Army Corps of Engineers, United States Environmental
Protection Agency, Pennsylvania Department of Environmental Protection,
or the United States Natural Resources Conservation Service. Wetland
areas are not limited to those areas delineated on wetland maps prepared
by the United States Fish and Wildlife Service. Any proposed encroachment
into the wetland shall include a copy of the permit or approval from
the applicable State and Federal agencies. No action by the municipality
shall be relied upon in lieu of a permit issued by the appropriate
agency.
Moderately sloping lands (15% to 24.99%) and steeply sloping
lands (25% or greater) are prone to severe erosion if disturbed. Erosion
and the resulting overland flow of soil sediments into streams, ponds
and public roads, are detrimental to water quality and aquatic life,
and a potential hazard to public safety.
A.
Areas of steep slope shall be preserved in accordance with § 550-30 of the Zoning Ordinance and as required below.
B.
All grading and earthmoving on slopes exceeding 15% shall be minimized.
C.
No site disturbance shall be allowed on slopes exceeding 25% except
grading for a portion of a driveway accessing a single-family dwelling
when it can be demonstrated that no other routing which avoids slopes
exceeding 25% is feasible.
D.
On slopes of 15% to 25%, the only permitted grading beyond the terms
described above shall be in conjunction with the placement of a single-family
dwelling, its access driveway and the septic system (which should
typically be designed with a long, narrow drainage field following
the land contours).
E.
Grading or earthmoving on all sloping lands of 15% or greater shall
not result in earth cuts or fills whose highest vertical dimension
exceeds six feet, except where in the judgment of the Board no reasonable
alternatives exist for construction of roads, drainage structures
and other public improvements, in which case such vertical dimensions
shall not exceed 12 feet. Roads and driveways shall follow the line
of existing topography to minimize the required cut and fill. Finished
slopes of all cuts and fills shall be as required to minimize disturbance
of natural grades.
When 25 or more dwelling units are proposed, written evidence
that the school district in which the project is located has been
informed of the proposal.
