Applications for subdivision and/or land development shall be
guided by the standards set forth hereinafter. It is intended that
these standards be considered minimum requirements and may be modified
as necessary to protect the health, safety, and welfare of the public.
All subdivision and/or land development plans submitted for approval
under this chapter shall incorporate these standards.
The following requirements and guiding principles for subdivisions
and land developments shall be observed with respect to the factors
affecting the suitability of the site for such development:
A. Any subdivision and/or land development plan shall be coordinated
with existing development patterns in the surrounding area such that
the entire area may be developed harmoniously.
B. Land proposed for subdivision or land development shall not be developed
or changed by grading, excavating, or by the removal or destruction
of the natural topsoil, trees, or other vegetative cover unless provisions
for minimizing erosion and sedimentation are provided as required
by the erosion control regulations of the Pennsylvania Department
of Environmental Protection and the Adams County Conservation District.
C. In a subdivision and/or land development where the average slope
exceeds 15%, the Borough may require modifications of the requirements
of this article, as may be recommended by the Borough Engineer or
the Adams County Conservation District, to the requirements contained
herein.
D. In all subdivision and/or land developments, every precaution shall
be taken to preserve natural and historic features deemed worthy of
preservation by the Borough. Examples of such features include, but
are not necessarily limited to, large trees, significant wooded areas,
and historic areas and structures. To ensure the preservation and
protection of such features, the Borough Council may require the following
additional information to be submitted.
(1) A grading plan showing the existing and proposed ground elevations
relative to the features.
(2) The accurate location of the features to be protected.
(3) A written explanation of the precautions to be taken by the developer
to protect such features.
E. Any plans for the alteration of a watercourse shall be incorporated
into the subdivision and/or land development plan and shall be subject
to approval by the Borough and/or, where necessary, the United States
Army Corps of Engineers and/or the Pennsylvania Department of Environmental
Protection, as may be appropriate.
F. Land subject to hazards of life, health, or property as may arise
from fire, floods, disease, excessive noise, odor, or considered uninhabitable
for other reasons may not be developed unless the hazards have been
removed or the plans provide adequate safeguards against said hazards.
All streets proposed to be constructed within the Borough shall
conform to the following design requirements:
A. General standards.
(1) Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
Finished elevation of proposed streets shall not be below the regulatory
flood elevation.
(2) Residential streets shall be so laid out as to discourage through
traffic and to encourage attractive and functional development. Proposed
streets shall be planned with regard to the existing street system,
topographical conditions, public convenience in terms of fire protection
and pedestrian traffic, probable volumes of traffic, existing and
proposed use of land on abutting properties and future extension of
the street system. Proposed streets shall be designed in a manner
that promotes street connectivity between development sites.
(3) When a development abuts or contains an existing or proposed arterial
or collector street, as herein defined, the Borough may require an
alley/service street, reverse frontage, or other treatment which will
provide protection for abutting properties, reduction of the number
of intersections, and separation of local from through traffic.
(4) No street shall terminate into a dead end. Any dead end street providing
access to adjoining property, or created because of authorized staged
construction, shall be provided with an all-weather turnaround in
accordance with applicable requirements of this chapter. The use of
such turnaround shall be guaranteed to the public until such time
as the street is continued.
(5) The construction of new cul-de-sac streets shall be prohibited within
the Borough.
(6) New private streets for residential subdivisions and land developments
are prohibited within the Borough. Private streets may be considered
for nonresidential developments solely at the discretion of the Borough
Council or its designee. In approving private streets or rights-of-way,
the Borough may attach additional standards and/or conditions relating
to design and/or construction. The use of private streets will not
be permitted as a means to circumvent the specifications required
for public streets. If permitted, new private streets shall comply
with the following requirements:
(a)
Private streets, in the event that they are permitted, shall
strictly comply with all Borough design and construction standards.
(b)
The developer shall be required to submit for approval, and
record with the approved final plan, an agreement outlining the responsibilities
for perpetual maintenance of such private streets. The agreement shall
release the Borough of any liability regarding maintenance and acceptance
of dedication. In addition, the Borough shall reserve the right to
require improvement bonding, surety, and inspection in accordance
with applicable procedures of this chapter.
(7) The proposed street system shall extend existing or recorded streets
at the same width. However, no street may be extended at less than
the required minimum width.
(8) The Borough shall reserve the right to require alternative design
standards relative to cartway, horizontal curves, sight distance,
and intersections design where it is deemed to be necessary to eliminate
a potential safety hazard or to implement design goals as may be envisioned
in this or other Abbottstown Borough ordinances. Such alternative
designs standards shall be approved by the Borough Engineer and be
consistent with PennDOT and AASHTO standards.
(9) The Borough shall reserve the right to limit access to developments
to a single access or multiple accesses, as may be required, in response
to safety considerations.
(10)
All streets shall be constructed in accordance with the most
recent version of the Abbottstown Borough Construction and Materials
Specifications for Land Development.
B. Street service and design criteria. The Abbottstown Borough roadway
network is deemed to include the following roadway classifications.
The following service and design criteria shall apply to the specific
roadway and street classifications:
(1) Arterial streets:
(a)
Arterial streets are designed to carry heavy volumes of traffic
at high velocities. Arterial streets are designed to contain a minimum
of intersections, thus allowing traffic to flow with considerable
continuity.
(b)
Arterial streets include those roadways intended to accommodate
through traffic within the Borough.
(2) Collector streets:
(a)
Collector streets are also designed to carry heavy volumes of
traffic at relatively high velocities, although not the volumes or
velocities attained on arterial streets.
(b)
Collector streets are designed to move traffic from local neighborhoods
to the higher volume arterial streets.
(3) Residential subcollector streets:
(a)
A residential subcollector street provides the primary circulation
route within either residential or nonresidential developments. Residential
subcollector streets provide the connection between the local components
of the development to the collector and arterial street system.
(b)
A residential subcollector street carries neighborhood traffic,
and provides limited lot frontage.
(c)
Residential subcollector streets should be designed to have
no residential lots directly fronting on them.
(d)
Residential subcollector streets shall be laid out to discourage
through traffic unless linkage between streets outside the subdivision
is determined by the Borough to be desirable.
(4) Local residential streets:
(a)
A local residential street is a frontage street which provides
access to abutting properties and which conducts traffic from residential
or nonresidential developments to residential subcollector streets
or directly to collector streets.
(b)
Each local residential street shall be designed so that no section
of it will convey a traffic volume greater than 250 ADT.
(c)
Local residential streets shall be designed to exclude all external
through traffic which has neither origin nor destination on the local
residential street or its tributary alleys/service streets.
(5) Alleys/service streets:
(a)
Alleys/service streets may be used in higher density residential,
commercial, or mixed-use area to provide direct access to the rear
of individual properties, specifically for purposes of providing off-street
parking. The Borough may require the use of alleys/service streets
to minimize the number of driveway and other intersections with the
overall street network.
(b)
The width of alleys/service streets shall be 18 feet.
(c)
Parking shall be prohibited on all alleys/service streets within
the Borough.
C. Street width.
(1) Minimum street right-of-way and cartway widths shall be as follows:
Street Type
|
Right-of-Way
|
Cartway With Parking on One Side of Street
|
Cartway With Parking on Both Sides of Street
|
---|
Arterial
|
As determined by the Borough after consultation with PennDOT
|
Collector
|
50
|
30
|
36
|
Residential subcollector
|
50
|
30
|
36
|
Local residential
|
50
|
30
|
36
|
Alley/service street
|
22
|
|
(2) Residential developments with a development density of less than
eight dwelling units per acre shall be designed in accordance with
the "Cartway with Parking on One Side of Street" standards. Residential
developments with a development density of eight dwelling units per
acre or greater shall be designed in accordance with the "Cartway
with Parking on Both Sides of Street" standards.
(3) Provision for additional street width (right-of-way, cartway, or
both) may be required when determined to be necessary by the Borough
Council in specific cases for:
(a)
Public safety and convenience.
(b)
Traffic in commercial and industrial areas and in areas of high-density
development, particularly where the proposed commercial or industrial
development is anticipated to involve higher volumes of large vehicle
traffic.
(c)
Widening of existing streets where the width or alignment does
not meet the requirements of the preceding paragraphs.
(d)
Where topographic conditions require excessive cuts and fills.
(4) Streets within residential developments shall be designed in accordance
with the residential subcollector, local residential, and residential
cul-de-sac standards. Streets within nonresidential developments shall
be designed in accordance with the collector street standards.
D. Street grade:
(1) The grades of streets shall not be less than the minimum or more
than the maximum requirements listed below:
Street Type
|
Minimum Grade
|
Maximum Grade
|
---|
Arterial
|
As determined by the Borough Council after consultation with
PennDOT
|
Collector
|
1.0%
|
10.0%
|
Residential, subcollector, local residential, residential culs-de-sac,
and alleys/service street
|
1.0%
|
10.0%
|
(2) Vertical curves shall be used in changes of grade exceeding 1%. The
minimum lengths (in feet) of vertical curves shall be according to
AASHTO A Policy on Geometric Design of Highways and Streets. Vertical
streets shall be consistent with the proposed posted speed limit.
The development plan must identify the designated design speed for
each street. The designated design speed is subject to Borough approval.
The posted speed limit shall not exceed the design speed limit.
(3) With permission of the Borough, maximum grades for subcollector streets,
local streets, culs-de-sac, and alleys may, under special topographic
conditions, exceed the maximum grades established above for distances
of less than 100 feet provided the grade does not in any case exceed
12%.
(4) All streets shall be designed to provide for the discharge of surface
water from the cartway. The slope of the crown on a street shall not
be less than 1/4 inch per foot and not more than 1/2 inch per foot.
Adequate facilities shall be provided at low points along streets
and other points necessary to intercept runoff.
E. Horizontal curves.
(1) Where connecting street lines deflect from each other at any point
by more than 10°, the line shall be connected with a true, circular
curve. The minimum radius of the centerline for the curve shall be
as follows:
Street Type
|
Minimum Radius
(feet)
|
---|
Arterial
|
500
|
Collector
|
300
|
Residential subcollector
|
100
|
Local residential, residential culs-de-sac, and alleys/service
street
|
50
|
(2) Straight portions of the street shall be tangent to the beginning
or end of the curve. Except for residential subcollector streets,
local residential streets, and alleys/service streets, there must
be a tangent of at least 100 feet between reverse curves.
F. Street sight distance.
(1) All intersections shall be designed to comply with the minimum sight
distance requirements, as described in Pennsylvania Department of
Transportation Design Manual Part 2, Highway Design, and AASHTO A
Policy on Geometric Design of Highways and Streets.
(2) At all intersections involving arterial and collector streets, there
shall be provided and maintained at all intersections a clear triangle
with a line of sight between points 100 feet from the intersection
of the street centerlines. At all other intersections, there shall
be provided and maintained a clear triangle with a line of sight between
point 75 feet from the intersection of the street centerlines, unless
a higher distance is deemed necessary by the Borough for public safety.
No building or other obstruction that would obscure the vision of
a motorist shall be permitted within these areas.
G. Intersections. All street intersections shall be design in accordance
with the following requirements:
(1) No intersection shall involve the junction of more than two streets.
(2) Within 100 feet of an intersection, streets shall intersect at right
angles. The Borough may, under special circumstances where an angle
of less than 90° will not create a traffic hazard, permit an intersection
of less than 90°. In no instance, however, shall streets intersect
at an angle of less than 75°.
(3) Intersections shall be approached on all sides by leveling areas.
Where the grades exceed 7%, such leveling areas shall have a minimum
length of 100 feet (measured from the intersection of the centerlines)
within which no grade shall exceed a maximum of 4%.
(4) All streets intersecting a state road (US, PA, or SR) shall be subject
to the approval of the Pennsylvania Department of Transportation.
The developer shall furnish evidence of such approval in the form
of a PennDOT highway occupancy permit or other written form. The Borough
shall be afforded the opportunity to provide comments and recommendations
regarding any highway occupancy permit application prior to its submission
to PennDOT.
(5) Design of curb or edge of pavements shall take into account such
factors as types of turning vehicles, likely speeds of traffic, angle
of turn, etc., but in no instance shall the radius of the curb or
edge of the pavement be less than the following:
Intersection
|
With
|
Curb Radius
(feet)
|
---|
Collector street
|
Collector street
|
25
|
Collector street
|
Residential subcollector street, local residential street, or
residential cul-de-sac
|
15
|
Residential subcollector street
|
Residential subcollector street
|
10
|
Residential subcollector street
|
Local residential street or cul-de-sac
|
5
|
Local residential street
|
Local residential street or residential cul-de-sac
|
5
|
Alley/service street
|
Collector street, residential subcollector street, local residential
street, or residential cul-de-sac
|
5
|
(6) Collector and residential subcollector streets shall not intersect
arterial streets on the same side at less than 400-foot intervals
and shall be in alignment with any existing or proposed streets intersecting
from the opposite side. If two roads or streets that intersect another
from opposite sides cannot be aligned, then a distance of at least
150 feet shall be provided between the two intersecting street centerlines.
Local residential streets and residential culs-de-sac shall not intersect
arterial streets.
H. Partial and half-streets. The dedication of half-streets at the perimeter
of new developments is prohibited, except to complete existing half-streets.
I. Names of streets. Names of new roads or streets shall not duplicate
or approximate existing street names by the use of suffixes such as
"lane," "court," or "avenue." In approving the names, consideration
shall be given to existing or platted road or street names within
the postal delivery district served by the local post office. New
streets shall bear the same name or number of any continuation or
alignment with an existing street.
J. Reserve strips. Controlling access to streets by reserve strips is
prohibited except where their control is definitely placed in Borough
control as approved by the Borough. A reserve strip is a parcel of
ground in separate ownership separating a street from other adjacent
properties or from another street.
K. Street construction requirements. Streets shall be surfaced to the
grades and dimensions shown on plans, street profiles, and street
cross sections as submitted by the developer and approved by the Borough.
Unless otherwise required by the Borough, all streets shall be constructed
in accordance with applicable specifications of the Abbottstown Borough
Construction and Materials Specifications Ordinance. Before paving
the street surface, the developer shall install the required utilities
and provide, where necessary, adequate stormwater drainage for such
streets, as acceptable to the Borough and in conformance with the
overall stormwater management plan for the site as required by this
chapter.
Unless otherwise required by this chapter or the Abbottstown
Borough Zoning Ordinance the following standards shall apply to two-family and
multifamily development projects:
A. Approval of the preliminary plan must be obtained for the entire proposed development. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be resubmitted and processed pursuant to §
186-15.
B. Design standards.
(1) The land development shall be designed to be harmonious and efficient
in relation to topography, the size and shape of the site, the character
of adjoining properties and the type and size of proposed buildings.
(2) Buildings shall be well related to the natural topography, existing
desirable vegetation, bodies of water, views within and beyond the
site, and exposure to the sun and other existing and proposed buildings.
(3) Attached dwelling types should incorporate varied designs, architectural
modes and setbacks.
C. Access and circulation.
(1) Access to the dwellings and circulation between buildings and other
important project facilities for vehicular and pedestrian traffic
shall be comfortable and convenient for the occupants.
(2) Access and circulation for fire-fighting and other emergency equipment,
moving vans, fuel trucks, garbage collection, deliveries and snow
removal shall be planned for efficient operation and convenience.
(3) Walking distances from the main entrance of a building or a single-family
dwelling unit to a parking area shall be less than 100 feet. Exceptions
to this standard shall be reasonably justified by compensating advantages,
such as desirable views and site preservation through adaptation to
topography. In no case shall the distance exceed 250 feet.
(4) Access easements having a minimum width of five feet shall be provided
on each attached dwelling lot along both sides of all rear lot lines.
In instances where the side lot line does not pass through a common
wall, an easement having a minimum width of five feet shall also be
provided on both sides of each side lot line. Said easements shall
remain unobstructed for the use of residents and emergency personnel.
D. Grading.
(1) Grading shall be designed for buildings, lawns, paved areas and other
facilities to assure adequate surface drainage, safe and convenient
access to and around the buildings, screening of parking and other
service areas and conservation of desirable existing vegetation and
natural ground forms.
(2) Grading around buildings shall be designed to be in harmony with
the natural topography.
E. Streets and driveways.
(1) Streets and/or driveways shall be provided on the site where necessary
for convenient access to dwelling units, garage compounds, parking
areas, service entrances of buildings, collection of refuse and all
other necessary services. Internal streets and driveways shall enter
public streets at safe locations.
(2) Streets and/or driveways shall be planned for convenient circulation
suitable for traffic needs and safety.
(3) All streets and/or driveways shall be laid out to conform to the
design, service, and access standards contained herein for public
streets based upon projected average daily traffic.
(4) Streets and/or driveways shall be paved and constructed in accordance
with Borough standards.
F. Refuse collection stations.
(1) Outdoor collection stations shall be provided for garbage and trash
removal when individual collection is not made and indoor storage
is not provided.
(2) Collection stations shall be located so as to be adequately separated
from habitable buildings to avoid being offensive, but at the same
time be convenient for both collectors and residents and shall be
adequately screened and landscaped.
G. Planting.
(1) The appeal and character of the site shall be preserved and enhanced
by retaining and protecting existing trees and desirable topographic
features.
(2) Additional plant material shall be added for privacy, shade, beauty
of buildings and grounds, and to screen out objectionable features.
Unless otherwise required by this chapter or the Abbottstown
Borough Zoning Ordinance, the following requirements shall apply to nonresidential
development:
A. The platting of individual lots for nonresidential uses shall be
avoided in favor of a comprehensive design of the land to be used
for such purposes.
B. Additional width of streets adjacent to areas proposed for nonresidential
use may be required as deemed necessary by the Borough Council to
ensure the free flow of through traffic from vehicles entering or
leaving parking loading areas.
C. When two adjacent lots proposed for nonresidential uses front on
an arterial or collector street, the applicant may be required, at
the discretion of the Borough Council, to provide common ingress and
egress as well as common parking facilities. Internal parking lot
connections may also be required, at the discretion of the Borough
Council, to help minimize the use of arterial or collector streets
when moving from one nonresidential use to another. When three or
more adjacent lots are proposed for nonresidential uses, the Borough
Council may require the applicant to provide a service road for common
ingress and egress.
D. Alleys or service streets shall be required in commercial and industrial
land developments, except where adequate provisions are made for off-street
loading.
E. Dead-end alleys shall be avoided. Where compliance with this standard
proves impossible, dead-end alleys shall be terminated with a paved
turnaround of adequate dimensions as approved by the Borough Council.
F. Parking areas shall be located and designed in such a manner that
they are visibly secluded from eye level in the surrounding area.
Grading to depress the parking area, raised berms, landscaping or
fencing are satisfactory methods to create such seclusion.
G. Outdoor collection stations shall be provided for garbage and trash
removal when indoor collection is not provided. Collection stations
shall be screened from view and landscaped.
Land and common facilities may be held in common ownership for
the use of all residents of a subdivision or land development and
shall thereby be controlled and maintained by a homeowners' association
(HOA). HOA documents shall be in compliance with the Pennsylvania
Uniform Planned Community Act (as to a homeowners' association document)
or the Pennsylvania Uniform Condominium Act (as to a condominium association
document) as the case may be. The homeowners' association document
shall include, but not be limited to, the following:
A. A description of the land to be owned by the HOA. This description
shall include a plan of the proposal highlighting the precise location
of all aspects of the common land.
B. Statements setting forth the powers, duties, and responsibilities
of the HOA, including services to be provided.
C. A declaration of covenants, conditions, restrictions (declaration)
giving perpetual easement to the lands and facilities owned by the
HOA. The declaration shall be a legal document providing for automatic
membership for all owners in the subdivision of land development and
shall describe the mechanism by which owners participate in the HOA,
including voting, elections, and meetings. The declaration shall give
power to the HOA to own and maintain the common land and to make and
enforce rules.
D. Statements prescribing the process by which HOA decisions are reached
and setting forth the authority to act.
E. Statements requiring each owner within the subdivision or land development
to become a member of the HOA.
F. Statements setting cross covenants or contractual terms binding each
owner to all other owners for mutual benefit and enforcement.
G. Requirements for all owners to provide a pro rate share of the cost
of the operations of the HOA.
H. Establish a process of collection and enforcement to obtain funds
from owners who fail to comply.
I. Establish a process for transition of control of the HOA from the
developer to the unit owners.
J. Statements describing how the common land of the HOA will be insured,
including limit of liability.
K. Provisions for the dissolution of the HOA.
L. Provisions for the maintenance of stormwater management facilities.
M. Provisions for the maintenance and operation of water supply and
wastewater treatment facilities.
N. Provisions for the maintenance of roads.
At the time of preliminary plan submittal, the applicant shall
provide a traffic impact study in accordance with the following requirements.
A. A traffic study shall be required in any instance where the estimated
average daily trip generation resulting from the proposed subdivision
or land development is 500 vehicles per day or more. The Borough Council
may require, at its discretion, a traffic impact study in other instances
where conflicts are anticipated involving significant truck traffic,
pedestrian traffic, documented safety concerns, inadequate existing
road systems, and planned Borough or state infrastructure improvements.
B. The traffic impact report shall be prepared in accordance with PennDOT Publications 201 and 282; Institute of Transportation Engineers (ITE) Recommended Practices "Traffic Access and Impact Studies for Site Development;" and shall conform to the following requirements in Subsections
C,
D,
E, and
F.
C. At the request of the applicant, the Borough may approve a waiver
of the traffic impact report and accept either a specific capacity
improvement or contribution to the Borough of a fee in lieu of a capacity
improvement to be made at a future date.
D. The traffic impact report area shall be based on the characteristics
of the surrounding area. The intersections to be included in the report
shall be adjacent to the site or have direct impact upon the access
to the site. The intersections shall be mutually agreed upon by the
Borough Council, with the advice of the Borough Engineer, and the
traffic engineer preparing the report. The Borough Council shall resolve
any disputes between the Borough Engineer and the traffic engineer.
E. Traffic impact reports shall be prepared by a professional engineer
registered in Pennsylvania with specific training in traffic and transportation
engineering, with at least four years of experience related to preparing
traffic reports for existing or proposed developments, and sufficient
prior traffic study experience to qualify the engineer to render any
opinions and recommendations in the study.
F. The scope of the study shall be coordinated by the applicant's consultant
and the Borough Engineer and approved by Borough Council. Said scope
shall include, at a minimum, existing and projected traffic conditions
including volumes and service levels for a.m. and p.m. peak hours;
accident history; trip generation estimates; warrants for signalization,
signage and other methods of traffic control; speed analysis and recommended
limitations; twenty-four-hour traffic counts and a subsequent determination
of actual peak hour usage; an analysis of structural road conditions;
sight distance considerations; and trip distribution analysis.
G. The study shall conclude with an executive summary of findings and
a list of recommended improvements. The applicant shall respond to
these findings and recommendations in writing with a proposal on programs,
improvements, rights-of-way, financing or other measures they are
willing to participate in to resolve any negative impacts expected
to result from the project.