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
See § 186-26B(1)
(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.
A. 
General standards.
(1) 
The size, shape, and orientation of lots shall be appropriate for the type of development contemplated. Insofar as practical, side lot lines shall intersect straight street lines at right angles and radial to curved street lines.
(2) 
Lot lines shall follow municipal boundaries.
(3) 
The depth of residential lots shall not be less than one nor more than 2 1/2 times their width.
(4) 
Where the lots in a subdivision are of such a size that resubdivision is possible, or where a portion of the tract is not intended to be developed, suitable access to these areas shall be provided.
(5) 
Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, and other improvements required by this and other Borough ordinances.
(6) 
If, after subdividing, remnants of land remain, they shall either be incorporated into existing or proposed lots, or legally dedicated to either the Borough or to another entity for public, community, or open space use, as deemed appropriate by the Borough.
(7) 
No lots shall be created in any manner whatsoever which does not meet the minimum requirements of this or other Borough ordinances.
B. 
Lot frontage.
(1) 
All lots shall front upon a dedicated public street (existing or proposed), or upon a private street designed and constructed in accordance with applicable requirements of this chapter. Under no circumstances, however, shall a lot be permitted to front on an alley.
(2) 
Double or reverse frontage lots shall be avoided except where required by the Borough to provide separation of residential development from major streets, to control access to major streets, or to overcome specific disadvantages of topography, orientation, or location. The Borough reserves the right to require double or reverse frontage lots in the interest of enhancing public safety, or in the interest of maintaining the grid street and alley network within the core of the Borough.
(3) 
All reverse frontage lots shall have a planting screen easement which runs parallel to the accepted rear lot line. The planting screen easement shall be 20 feet in width. There shall be no right of access across the planting screen easement. Plantings shall be provided within the planting screen easement in accordance with the landscaping requirements of this or other Borough ordinances.
C. 
Lot dimensions, area, and building setbacks. Lot dimensions, area, and building setback requirements shall not be less than specified by the Abbottstown Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 204, Zoning.
D. 
Unique lots.
(1) 
Panhandle lots. Panhandle lots, or lots having a narrow strip of property for the sole purpose of providing access to a public street from a lot which would not otherwise front on a public street, are prohibited.
(2) 
Corner lots. Corner lots shall be designed in manner that conforms to applicable Abbottstown Borough Zoning Ordinance requirements addressing corner lots.[2] Specifically, any corner lot shall be of sufficient size to meet front setback requirements along both streets, and rear yard requirements along all other property boundaries, while still maintaining a usable building envelope.
[2]
Editor's Note: See Ch. 204, Zoning.
(3) 
Wedge-shaped lots. Wedge-shaped lots along street curves or at the end of cul-de-sac streets are permitted in accordance with the following requirements:
(a) 
The width of the arc measured at the front right-of-way line shall be no less than 70% of the lot width measured at the minimum required front building setback line.
(b) 
The width of the arc measured at the front right-of-way line shall be no greater than 125% of the lot width measured at the minimum front building setback line.
E. 
Additions to existing lots.
(1) 
The parcel to be added must be contiguous to the existing lot and shall not be sold separately. The applicant shall also prepare a single deed with a single metes and bounds description that combines the existing lot and lot addition for the resulting parcel.
A. 
General requirements. The length, width, and shape of block shall be subject to the following minimum general requirements:
(1) 
Blocks shall provide adequate sites for the uses proposed by the subdivision and/or land development plan.
(2) 
Blocks shall be related to the topography of the site.
(3) 
Design or blocks shall be subject to any other applicable Abbottstown Borough code or ordinance.
(4) 
Design of blocks shall take into account accepted requirements and standards for safe and convenient vehicular and pedestrian circulation. This standard includes, but is not necessarily limited to, the minimization of street or driveway intersections with major streets.
B. 
Block length.
(1) 
Blocks shall have a maximum length of 500 feet and a minimum length of 200 feet.
(2) 
The Borough Council, at its discretion, may permit or require an increase in maximum block length or a decrease in minimum block length if such adjustments are warranted given unique topographic conditions, unique surface water drainage conditions, or the need to conform to existing lot and block patterns in unique settings including but not limited to the grid street network that currently exists within the center of the Borough.
(3) 
If block lengths exceed 500 feet, special consideration shall be given to fire and emergency vehicle access.
C. 
Residential block depth. Blocks shall be of sufficient depth to accommodate two tiers of lots, except under the following conditions:
(1) 
Where the Borough Council requires reverse frontage lots along a major street.
(2) 
Where the design of two tiers of lots is prevented by the size, topographical conditions, or other unique conditions of the property.
D. 
Nonresidential blocks. Blocks in nonresidential developments may vary from the elements of design detailed above if required by the nature of the use. In all cases, adequate provision shall be made for off-street parking for employees and/or customers, loading areas, and traffic circulation.
A. 
Individual residential lot. Access to any street from an individual residential lot shall be designed in accordance with the following requirements:
(1) 
Within 10 feet of a street right-of-way line, the access drive may not exceed 20 feet in width.
(2) 
Individual residential lots are limited to one access driveway unless circumstances demonstrate, at the discretion of the Borough Council, that a second access driveway is justified.
(3) 
Individual residential lot access driveways shall not cross a street right-of-way line within:
(a) 
Two feet of any side property line, except where a common access drive for two or more dwellings is permitted by the Borough.
(b) 
Fifty feet of the right-of-way line of an intersecting street when the intersecting street is an arterial street.
(c) 
Forty feet of the right-of-way line of an intersecting street when the intersecting street is a collector street.
(d) 
Thirty-five feet of the right-of-way line of an intersecting street when the intersecting street is a residential subcollector.
(e) 
Twenty-five feet of the right-of-way line of an intersecting street when the intersecting street is a local residential street or residential cul-de-sac.
(f) 
Fifteen feet of a fire hydrant.
(4) 
Where an individual residential lot has frontage on two streets, the access driveway shall connect to the street with the lower service level, as designated by the Borough.
(5) 
Where an individual residential lot includes rear or side access from an alley, the driveway shall only be permitted to access the lot from the alley.
B. 
Multifamily residential and nonresidential lots. Access to any public street from a multifamily residential lot or a nonresidential lot shall be designed in accordance with the following requirements:
(1) 
All access driveways to any street shall be located at least 200 feet from the intersection of any two street right-of-way lines, and shall be designed in a manner conducive to safe ingress and egress.
(2) 
Where a lot has frontage on two streets, the access driveway shall connect to the street with the lower service level, as designated by the Borough.
(3) 
A maximum of one access driveway from a property to a street shall be permitted for every 200 feet of road frontage; provided, however, that the maximum number of access driveways from a property to a street shall be four.
(4) 
No access driveway design shall be approved which is likely to create a traffic hazard with the potential to endanger public safety. The Borough may require safety improvements in the interest of public safety. Such improvements may include, but are not necessarily limited to, traffic control devices, acceleration or deceleration lanes, turning lanes, traffic and lane markings, and signs. The developer shall be responsible for the design and construction of such traffic control devices and shall also, where applicable, obtain PennDOT approval, following review and recommendation to PennDOT by the Borough, for such measures.
C. 
Within residential or nonresidential developments where new streets are proposed, access to individual lots and uses shall be from streets internal to the development. Access to such lots and uses from existing public roads shall not be permitted.
A. 
Curbs shall be provided along all streets.
B. 
Along arterial and collector roads, curbs shall be the vertical type and constructed in accordance with Borough specifications. Along residential subcollector, local, and cul-de-sac streets, and alleys, curbs may be the slant type, and shall be constructed in accordance with the Abbottstown Borough Construction and Materials Specifications for Land Development.
C. 
Curb construction requirements. Where required, curbs shall be constructed in accordance with the Abbottstown Borough Construction and Materials Specifications Ordinance.
D. 
Curbs shall be continuous past the face of driveway and shall be depressed for either slant or vertical curb.
A. 
Sidewalks and pedestrian paths shall minimize pedestrian-vehicular conflict and shall be provided along both sides of all streets. A network of pedestrian and bicycle paths shall be installed to provide pedestrian and bicycle access between uses that are not directly connected by the sidewalk system.
B. 
The minimum width of all sidewalks and pedestrian paths shall be four feet except where required to provide passing spaces in accordance with ADA regulations. There shall be a minimum three-foot-wide planting strip between the outside edge of the curb and the sidewalk.
C. 
Sidewalks and public paths shall be installed for convenience and access to all dwelling units from streets, driveways, parking areas or garages and located within a public right-of-way, a public easement or a common open space area.
D. 
At corners and other pedestrian street-crossing points, sidewalks shall be extended to the curbline with ramps for adequate and reasonable access of physically handicapped person, including those in wheelchairs, across curbs. Ramps shall be located to promote crosswalks located in accordance with § 186-33C.
E. 
Sidewalks and pedestrian paths away from streets shall be adequately lighted during peak usage periods. However, lighting near residential properties shall be connected to a timer to dim the lighting during overnight hours.
F. 
The grades and paving of sidewalks and pedestrian paths shall be continuous across driveways. Sidewalks at driveways shall be constructed in accordance with the Abbottstown Borough Construction and Materials Specifications Ordinance. Where heavy traffic volume is expected, or where special consideration for visually impaired pedestrians is warranted, a special paving treatment may be required by the Borough Council. Small jogs in the alignment shall be avoided.
G. 
Sidewalks and pedestrian paths shall have a maximum cross slope of 2% and minimum cross slope of 0.5% to provide for adequate surface drainage. The concentration of surface waters shall be prevented from passing on or across sidewalks. The design of sidewalks shall not cause surface waters to puddle.
H. 
Sidewalks and pedestrian paths shall not exceed the adjacent roadway grade.
I. 
Sidewalks adjacent to angle parking areas shall be set back a minimum of five feet to prevent car overhang from restricting pedestrian movement along the sidewalk.
J. 
Sidewalk construction. All sidewalks shall be constructed in accordance with applicable standards in the most recent version of the Abbottstown Borough Construction and Materials Specifications for Land Development.
A. 
Within any major land development or major subdivision, street trees shall be planted along all streets where suitable street trees do not exist.
B. 
Large street trees shall be planted at intervals of not more than 45 feet, or small street trees at intervals of not more than 30 feet, along both sides of all streets within a development and along the side of any existing street adjoining a development. An equivalent number of trees may be planted in a less formal arrangement, subject to the approval of the Borough Council.
C. 
Street trees shall not be planted directly opposite a street from each other. Street trees shall be planted in a staggered arrangement to provide maximum tree canopy coverage over the street.
D. 
At intersections, trees shall not be located within the clear sight triangle.
E. 
Street trees shall be planted on the outside edge of the street right-of-way line or five feet from the outside edge of the sidewalk, whichever is closest to the cartway.
F. 
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, suitable for street use, and in conformity with the standards of the American Association of Nurserymen.
G. 
The minimum tree caliper for major and minor deciduous trees shall be two inches, measured six inches above the ground surface immediately upon planting.
H. 
The minimum tree height for evergreen trees shall be six feet immediately upon planting.
A. 
Interior crosswalks may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities in blocks of over 400 feet in length. At a minimum, crosswalks shall be required at all street intersections.
B. 
Such crosswalks shall have an easement width of not less than 20 feet and a paved walk of not less than four feet. They shall be clearly marked by bollards, paving material, signing, lights or similar provisions to ensure their visibility to motorists.
C. 
Crosswalks at intersections shall be located to minimize the length of the crosswalk across streets, thus enhancing pedestrian safety. The use of bulb-outs or other traffic calming techniques to further enhance pedestrian safety by reducing crosswalk length are strongly encouraged.
A. 
The developer shall erect, at the developer's expense, at every street intersection a street sign or signs meeting Borough Council approval, having thereon the names of the intersecting streets. At intersections where streets cross, there shall be a maximum of two such street signs and at the intersections where one street ends or joins with another street, there shall be at least one such street sign. Street signs shall be placed at stops signs, and pairs of street signs shall be placed on diagonally opposite corners.
B. 
Street signs are to be erected when the first dwelling on the street is occupied. Temporary street signs may be erected on the approval of the Borough Council but shall be made permanent before final offer for the dedication of roads is made.
C. 
The developer shall provide regulatory signs and traffic signalization as may be recommended (1) in a traffic impact study or (2) by the Borough Engineer.
A. 
The developer shall install or cause to be installed at the developer's expense metal or fiberglass pole street lights serviced by underground conduit in accordance with a plan to be prepared by the developer's engineer and approved by the Borough Council and by the local electricity provider. Street lights shall be located, at a minimum, at all street intersections. The use of decorative street lights reflective of Borough character is strongly encouraged.
B. 
The requirement of metal or fiberglass poles may be waived in such instances as approved by the Borough Council due to the existence of poles already in place. Provision shall be made for energizing said lighting after 50% or more of the dwellings in a given subdivision or land development, or section of a subdivision or land development, have been occupied.
C. 
The developer shall be responsible for all costs involved in lighting the streets until such time that the streets are accepted or condemned as public streets by the Borough.
D. 
All street light fixtures, light reflection, and measurements from any street light must conform to the requirements of the Abbottstown Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 204, Zoning.
A. 
Where specific landscape plans or treatments are required by the Abbottstown Borough Zoning Ordinance, the requirements established by said Zoning Ordinance shall apply.[1]
[1]
Editor's Note: See Ch. 204, Zoning.
B. 
Where the Abbottstown Borough Zoning Ordinance does not establish specific landscaping requirements, the following requirements shall apply:
(1) 
All portions of a property not proposed for buildings, structures, driveways, parking lots, or other impervious surfaces shall be landscaped and planted with vegetative cover. In no event will a proposal involving the retention of bare, unvegetated ground be permitted.
(2) 
Where development is proposed on a property that is dissimilar to established uses on surrounding properties, landscaping shall be planted which provides visual buffering between the uses. At a minimum, evergreen plantings placed at a minimum of twenty-five-foot intervals shall be required. Applicants are encouraged to offer more creatively designed landscaping alternatives to achieve the same level of required visual buffering.
C. 
All landscaping shall be maintained at all times by the developer. Should the required landscaping die, the developer shall replace such landscaping with the same or similar species, within one month of the death of the original tree. The developer shall be responsible for performing this replacement, if applicable, for a period of 18 months from the date of zoning permit issuance for the improvements requiring a landscaped area.
A. 
All subdivision and land developments shall comply with the Abbottstown Borough Stormwater Management Ordinance, as enacted and amended.[1]
[1]
Editor's Note: See Ch. 180, Stormwater Management.
B. 
Where the Abbottstown Borough Stormwater Management Ordinance does not establish specific requirements, the following requirements shall apply:
(1) 
Storm sewer pipes, culverts, manholes, inlets, endwalls, and end-sections proposed for dedication, or located along streets, shall conform to the Abbottstown Borough Construction and Materials Specifications.
(2) 
Storm sewer management pipe collection and conveyance systems shall have a minimum diameter of 15 inches, and shall be installed on a minimum slope of 0.5%.
(3) 
All storm sewer pipes and culverts shall be laid to a minimum depth of one foot from the surface of streets, access drives, driveways, or parking areas to the crown of the pipe.
(4) 
Storm sewer manholes shall not be spaced more than 400 feet apart for pipes that are less than thirty-six-inch diameter and 600 feet apart for all pipes of greater than thirty-six-inch diameter. Additionally, manholes shall be placed at points of abrupt changes in the horizontal or vertical direction of storm sewers and all convergence of two or more storm sewer lines. Inlets may be substituted for manholes where they will serve a useful purpose.
A. 
General provisions and compliance.
(1) 
No changes shall be made in the contour of the land and no grading excavation, removal nor destruction of the topsoil, trees or other vegetative cover of the land shall be commenced, until such time that a plan for minimizing erosion and sedimentation has been:
(a) 
Processed and reviewed by the Borough Engineer and the Adams County Soil Conservation District; and
(b) 
Approved by the Borough Council.
(2) 
The Borough Council, in its consideration of all preliminary subdivision and land development plans, shall condition its approval upon the execution of erosion and sediment control measures as contained in the standards and specifications of the Adams County Soil Conservation District and the Pennsylvania Department of Environmental Protection, Bureau of Soil and Water Conservation, as may be applicable.
(3) 
Final approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the approval of the final subdivision or land development plans, and become a part thereof.
(4) 
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required in accordance with § 186-21 of this chapter.
(5) 
No subdivision or land development plan shall be approved unless:
(a) 
There has been an erosion and sedimentation plan approved by the Adams County Conservation District that provides for minimizing erosion and sedimentation and an improvement bond or other acceptable security is deposited with the Borough in the form of an escrow guaranty which will ensure installation and completion of the required improvements; or
(b) 
There has been a determination by the Borough Council that a plan for minimizing erosion and sedimentation is not necessary. The Borough Council may waive the above requirement for minor subdivisions.
(6) 
The Borough Engineer shall inspect the development site during the construction of site improvements to insure compliance with the approved plan.
(7) 
The Borough Engineer shall review stream channel construction on watersheds with a drainage area in excess of 320 acres or in those cases where downstream hazards exist, and shall submit a review of said construction to the Pennsylvania Department of Environmental Protection. Said construction shall be approved by the Department of Environmental Protection prior to final plan approval.
B. 
General erosion control standards.
(1) 
Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the Adams County Soil Conservation District and the Pennsylvania Department of Environmental Protection, Bureau of Soil and Water Conservation, as may be applicable.
(2) 
In cases where the Adams County Soil Conservation District does not have standards and specifications for erosion and sedimentation control, other known and commonly accepted standards and specifications approved by the Borough Engineer may be used.
(3) 
The following standards to minimize erosion and sedimentation shall be followed:
(a) 
Stripping vegetation, regrading, or other development shall be undertaken in a manner that will minimize erosion.
(b) 
Development plans shall preserve salient natural features, keep fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water run-off.
(c) 
Natural vegetation shall be retained, protected, and supplemented. Wooded areas specifically shall be retained. Clearing and grubbing of wooded areas in excess of one acre shall be prohibited unless the applicant can demonstrate that no other alternative is available to facilitate the development.
(d) 
The disturbed area and the duration of exposure shall be kept to a practical minimum. Disturbed soils shall be stabilized within 20 days.
(e) 
Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
(f) 
The permanent (final) vegetation and mechanical erosion control and drainage facilities shall be installed as soon as practical.
(g) 
Provisions shall be made to effectively accommodate the increased run-off caused by changed soil and surface conditions during and after development, where necessary, the rate of surface water run-off shall be mechanically retarded.
(h) 
Sediment in the water run-off shall be trapped until the disturbed area is stabilized by the used of debris basins, sediment basins, silt traps, or similar measures.
(i) 
Swales shall be sodded, or jute matting or other similar measures should be utilized to insure proper growth of ground cover.
(j) 
Tire cleaning areas shall be provided and properly maintained at each point of egress from the development site.
C. 
General grading standards.
(1) 
All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding.
(2) 
All land within a development shall be graded to drain and dispose of surface water without ponding, except where ponding in detention basins is part of the stormwater management plan for the site.
(3) 
Concentration of surface water run-off shall be permitted only in swales, watercourses, or detention basins, or other stormwater features that may be permitted in accordance with § 186-37.
(4) 
Edges of slopes shall be a minimum of five feet from property lines or right-of-way lines in order to permit the normal rounding of edge without encroaching on the abutting property.
(5) 
During grading operations, necessary measures for dust control shall be exercised.
D. 
Excavations and fills.
(1) 
No excavation or fill shall be made with a face or surface slope steeper than two horizontal to one vertical for cut slopes and three horizontal to one vertical for fill slopes.
(2) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fills.
(3) 
Cut and fill shall not endanger adjoining property.
(4) 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
(5) 
Fills shall not encroach in floodplain areas or wetlands.
(6) 
Fills placed adjacent to floodways shall have suitable protection against erosion during flooding.
E. 
Responsibility.
(1) 
Each person which makes any surface changes shall be required to:
(a) 
Collect on-site surface run-off and control it to a point of discharge into the natural watercourse of the drainage area.
(b) 
Adequately handle existing off-site run-off through his development.
(c) 
Provide and install all temporary and permanent drainage and erosion control improvements as required by the approved sedimentation and erosion control plan.
(2) 
Whenever sedimentation is caused by stripping of vegetation, regrading or other development, it shall be the responsibility of the person causing such sedimentation to remove it from all affected surfaces, drainage systems and watercourses on- and off-site, and to repair any damage at his expense as quickly as possible following a storm event.
(3) 
Persons doing any work on or across a watercourse, swale, floodplain or right-of-way shall return such areas to their original or equal condition after such activity is completed.
(4) 
No person shall block, impede the flow of, alter, construct any structure, deposit any material or thing, or perform any work which will affect normal or flood flow in any communal watercourse without having obtained prior approval from the Adams County Conservation District and/or Pennsylvania Department of Environmental Protection, whichever is applicable.
F. 
Additional erosion and sedimentation control design standards and criteria that must be or are recommended to be applied where infiltration BMPs are proposed and include the following:
(1) 
Areas proposed for infiltration BMPs shall be protected from sedimentation and compaction during the construction phase, so as to maintain their maximum infiltration capacity.
(2) 
Infiltration BMPs shall not be constructed nor receive runoff until the entire contributory drainage area to the infiltration BMP has received final stabilization.
Unless otherwise required by this chapter or the Abbottstown Borough Zoning Ordinance[1] 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.
[1]
Editor's Note: See Ch. 204, Zoning.
Unless otherwise required by this chapter or the Abbottstown Borough Zoning Ordinance,[1] 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.
[1]
Editor's Note: See Ch. 204, Zoning.
A. 
Easements with a minimum width of 20 feet shall be provided as necessary for utilities.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
No structure requiring a building permit or plantings, except for lawn, shall be set or put within the area of a utility easement.
D. 
Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 50 feet in width, or as may be required or directed by the Borough Council and/or the Pennsylvania Department of Environmental Protection. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Borough Council.
E. 
Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant or owner shall reserve or obtain easements over all lands affected thereby; which easements shall be adequate for discharge or drainage and for the carrying off of such water, and for the maintenance, repair and reconstruction of the same vehicles, machinery and other equipment for such purposes, and which shall be sufficient width for such passage and work. The owner shall convey, free of charge or cost, such easements to the Borough upon demand.
F. 
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan.
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.