All subdivisions and land developments approved by the Planning Commission and Board of Supervisors must comply with the following standards. The standards outlined herein shall be considered minimum requirements for the promotion of the public health, safety, morals and general welfare.
A.
In the design and development of subdivisions and land developments, every possible means to preserve the natural terrain, natural drainage, existing topsoil, trees, historic sites and appropriate community landmarks and assets shall be taken.
B.
Land shall be subdivided or developed only for uses in conformance with the Comprehensive Plan, Chapter 250, Zoning, and other ordinances and regulations in effect in the Township.
C.
Land subject to hazardous conditions such as open quarries, floods, precipices and a water supply which does not meet U.S. Public Health Service or Pennsylvania Department of Environmental Protection standards shall not be subdivided or developed until the hazards have been eliminated or unless adequate safeguards against such hazards are provided by the final plans.
D.
Where not prohibited by this chapter or any other ordinance, land located in flood-prone areas may be platted for development with the provision that the developer construct all buildings and structures to preclude flood damage, in accordance with this and any other laws and ordinances regulating such development.
E.
Building sites for residences or any other type of dwelling or accommodation shall not be permitted in any floodway area. Sites for these uses may be permitted outside the floodway area if the sites or dwelling units are elevated to a height at least 1 1/2 feet above the elevation of the 100-year flood. If fill is used to raise the elevation of a site, the fill area shall extend out laterally for a distance of at least 15 feet beyond the limits of the proposed structures. These sites must also comply with Chapter 107, Flood Damage Prevention, and all other relevant ordinances and regulations.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
F.
Building sites for structures or buildings other than for residential uses shall also not be permitted in any floodway area. Such sites for structures or buildings outside the floodway shall be protected as provided for in Subsection E above. However, the governing body may allow the subdivision or development of areas or sites for commercial and industrial uses at an elevation less than 1 1/2 feet above the 100-year flood if structures are designed and constructed to be watertight with walls substantially impermeable to the passage of water to the level of the 100-year flood and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. These sites must also comply with Chapter 107, Flood Damage Prevention, and all other relevant ordinances and regulations.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
G.
The plan shall show the boundary of the 100-year floodplain utilizing Eldred Township's Flood Insurance Study. The 100-year flood elevation shall be provided wherever feasible or where new developments of more than 50 lots or five acres, whichever is less, are involved. The plan must also comply with Chapter 107, Flood Damage Prevention, where applicable.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
H.
When a developer does not intend to develop the plat himself and Eldred Township determines that additional controls are required to insure safe development, it may require the developer to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on every recorded plat.
I.
All portions of a tract being subdivided or developed shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas are not created.
J.
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are prohibited.
K.
Subdivisions or land developments shall be designed to avoid the necessity for excessive cut or fill.
A.
General requirements.
(1)
Proposed streets shall conform in all respects to the Comprehensive Plan officially prepared and adopted by the Township.
(2)
Proposed streets shall further conform to such county or state street and highway plans as have been prepared, adopted and/or filed as prescribed by law.
(3)
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
(4)
Residential streets shall be laid out so as to discourage through traffic; however, the arrangement of streets shall provide for continuation of existing or platted streets and proper access to adjoining undeveloped tracts suitable for future development.
(5)
If lots resulting from an earlier subdivision are large enough to permit resubdivision or a portion of the tract is not subdivided, openings for future rights-of-way to permit further development shall be provided as necessary.
(6)
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac.
(7)
Stub streets greater than one lot depth in length and joining acreage available for future development shall be provided with a temporary turnaround to standards required by the Board of Supervisors.
(8)
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names should generally not be repeated within the Township, and all street names shall be subject to the approval of the Board of Supervisors.
B.
Street standards. Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, a future right-of-way width shall be indicated on the plan to conform to the standards herein. Provision for additional street width may be required by the Supervisors in specific cases for:
(1)
On-street parking in commercial, industrial or high-density residential area;
(2)
Additional widening where minimum widths will not meet the requirements of a specific street; and
(3)
Public safety and convenience.
Table of Street Standards [Amended 10-4-1989] | ||||
|---|---|---|---|---|
Street Classification | Right-of-Way (feet) | Cartway (feet) | Minimum Requirements Radius at Intersections (feet) | Curbs/Sidewalks |
Principal arterial | As required by the Pennsylvania Department of Transportation | |||
Minor arterial | As required by the Pennsylvania Department of Transportation | As required by the governing body | ||
Collector | 50 | 202 | 35 | No1 |
Local | 50 | 203 | 15 | No1 |
Cul-de-sac | 150 diameter | 203 | 15 | No1 |
Turnaround | 150 | 20 | N/A | No |
NOTES: | |
|---|---|
1 | But subject to the provisions of § 200-16D. |
2 | Plus six-foot graded shoulders each side. |
3 | Twenty-six feet if curbs are provided |
C.
Street alignment.
(1)
Horizontal curves. To insure adequate sight distance when street cartway lines deflect more than 5°, connection shall be made by horizontal curves. The minimum center-line radii for local streets shall be 150 feet; and of all other streets, 450 feet. A tangent shall be required between curves and between a curve and street intersection.
(2)
Vertical curves. Vertical curves shall be used as changes of grade exceeding 1% and designed to provide minimum sight distances of 150 feet for minor streets and 300 feet for all other streets. Vertical curve sight distance shall be measured along the street center line, four feet above grade.
(3)
Grades. Center-line grades shall not be less than 0.75%. Center-line grades shall not exceed 7% for collector and arterial streets and 10% for all other streets. Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having not greater than 4% grades. The maximum grade within any intersection shall not exceed 1%.
D.
Street intersections.
(1)
Intersections of local streets with collector streets shall be kept to the minimum which will permit sound development of the abutting land.
(2)
No more than two streets shall intersect at one point.
(3)
The right-of-way radius at intersections shall not be less than 25 feet.
(4)
Streets shall intersect as nearly as possible at right angles; except, if shown to be impractical, angles of less than 90° may be permitted, providing the angle of intersection is not less than 60°.
(5)
Two streets intersecting from opposite sides of another street shall intersect at their center lines; if offset, however, the offset shall be at least 150 feet.
(6)
In all districts, no structure, fence, planting or other structure shall be maintained between a plane two feet above curb level and a plane seven feet above curb level so as to interfere with traffic visibility across the corner within that part of the required front or side yard which is within a triangle bounded by the front and side lot lines and a straight line drawn between points on each such lot line 20 feet from the intersection of said lot lines or extension thereof.
(7)
Intersections within arterial or collector streets shall be located not less than 800 feet apart, measured from center line to center line.
E.
Street access. Where a subdivision or land development abuts or contains an existing or proposed public street, the Supervisors may require such measures considered appropriate to protect abutting properties, reduce the number of intersections with major streets and separate local and through traffic.
(1)
Arterial or collector streets: Marginal access streets, reverse frontage lots or in the case of corner lots, access to the street of lower classification may be required where a subdivision or land development abuts or contains an arterial or collector street.
(2)
Access driveways.
(a)
Driveways connecting public streets with parking lots or parking stalls shall meet the following requirements.
Type of Development | Driveway Minimum Width (feet) | Maximum Grade (percent) | Minimum Curb Radius (feet) | Minimum Intervals (feet) |
|---|---|---|---|---|
Single-family | ||||
Residential | 9 | 15% | 5 | 40 |
Multifamily | 10 each lane | 8% | 10 | 200 |
Residential and nonresidential | 12% desired and 15% maximum |
NOTES: | |
|---|---|
* | Between intersection and first driveway. |
** | Between any two points of access, including both driveways and public streets. |
(b)
All access driveways shall provide a stopping area measured 20 feet behind the right-of-way line, with a grade not exceeding 5%.
F.
Culs-de-sac. Culs-de-sac permanently designed as such shall be constructed in accordance with the following design standards:
(1)
No culs-de-sac shall be more than 1,000 feet in length.
(2)
No culs-de-sac shall serve more than eight lots or eight dwelling units, nor less than five lots or five dwelling units.
(3)
Culs-de-sac shall have at their closed end a turnaround with a right-of-way having a minimum outside radius of not less than 50 feet and shall be paved to the full fifty-foot radius width, in accordance with the paving specifications in effect in the Township at the time of approval.
(4)
Drainage of culs-de-sac shall be toward the open, or street end.
G.
Sidewalks. Sidewalks may be required when deemed necessary by the Board of Supervisors. (See also § 200-16D.) Sidewalks should be considered in residential subdivisions having a typical lot width of 100 feet or less, in all residential land developments or residential subdivisions having a lot width greater than 100 feet if the character of the general area is such that continuation of existing sidewalks, access to community facilities or intrasite access is important.
(1)
When required or otherwise provided, the minimum width of combination sidewalk and curb shall be six feet. Where the sidewalk and curb are separated by an unpaved planting section, the minimum width of the sidewalk alone shall be four feet along all streets. The sidewalk should be located within the street right-of-way, starting one foot inside the right-of-way line and extending toward the curb or cartway.
(2)
The grades and paving of the sidewalk shall be continuous across driveways except in nonresidential and high-density residential developments and in certain other cases where heavy traffic volume dictates special treatment.
A.
Parking requirements. Off-street automobile parking facilities shall be provided in accordance with the requirements of Chapter 250, Zoning. Parking along public streets shall not count toward meeting the zoning requirements.
B. PARKING BAY PARKING LOT PARKING SPACE
Definitions. As used in this section, the following terms shall have the meanings indicated:
A group of off-street parking spaces having direct access to the same driveway and not separated by curbing, planting strips or any other type of divider.
A group of three or more parking spaces arranged in one or more bays served by the same street access and driveway system.
An off-street space on a lot with an all-weather surface available for the parking of one motor vehicle and having an area of not less than 200 square feet, exclusive of passageways and driveways appurtenant thereto, and having a direct access to a street.
C.
Parking design.
(1)
The design and installation of individual parking spaces shall be not less than the following dimensions.
Angle Parking (degree) | Spaces | Driveway* | ||
|---|---|---|---|---|
Width (feet) | Depth (feet) | One-Way Use (feet) | Two-Way Use (feet) | |
90° | 10 | 20 | 20 | 24 |
60° | 10 | 21 | 18 | 21 |
45° | 10 | 20 | 15 | 18 |
30° | 10 | 18 | 12 | 15 |
Parallel | 8 | 22 | 12 | 18 |
NOTES: | |
|---|---|
* | Refers only to driveway serving lot or space in question; access driveways between lots and public streets are governed by § 200-22E. |
(3)
All parking lots shall be:
(a)
Not permitted in any required front yard, but off-street parking lots may project into any required side or rear yard a distance of not more than 1/2 its required dimension;
(b)
Separated from the outside wall of any dwelling unit by 20 feet;
(c)
Designed so that vehicles may proceed to and from any stall without requiring the moving of any other vehicle.
A.
Lot requirements. The size, shape and orientation of lots shall be appropriate for the location of the subdivision and the type of development and use contemplated.
(1)
Lot dimensions shall meet the requirements of Chapter 250, Zoning. In addition, lot size shall also be governed by the suitability of soil conditions, topography of land and underground geological formations with respect to private water supply and on-lot sewage disposal installations, and by the availability or absence of public water and public sewage disposal facilities or both. Lot sizes shall be based on the result of percolation tests, and in no case shall be less than the size necessary for proper disposal of septic tank effluent.
(2)
All lots shall abut a street. Such streets may be either public or private, but unless specified in this chapter to fit a particular circumstance or special circumstances exist warranting a variance under § 200-40, such streets shall be public.
(3)
Lots where front and rear property lines abut public streets are prohibited except where employed to prevent vehicular access to arterial or collector streets.
(4)
Lot depths shall be not less than one nor more than 2 1/2 times the average width.
(5)
Depth and width of parcels laid out or reserved for nonresidential use shall be adequate for the use proposed and sufficient to provide satisfactory space for off-street parking and unloading.
(6)
Side lot lines shall be substantially at right angles or radial to street lines.
B.
Block requirements. The length, width and shape of blocks shall be determined with due regard to the provision of adequate sites for the type of buildings proposed, applicable Township zoning requirements, topography and the requirements for safe and convenient vehicular and pedestrian circulation. When provided blocks shall have a maximum length of 1,200 feet and, insofar as practical, a minimum length of 500 feet. Special consideration shall be given to the requirements of satisfactory fire protection.
C.
Easements.
(1)
Easements shall be provided as necessary for utilities and drainage. To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines and be at least 20 feet wide.
(2)
Consistent with the functional requirements of the utility involved, accessory uses may be permitted within the area of easement. The area shall be kept as lawn if not utilized for other purposes.
(3)
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 15 feet. No alteration or relocation of a stream or watercourse can take place without obtaining the required permit from the Department of Environmental Protection. Prior to such alteration or relocation, adjacent communities, the Department of Community and Economic Development and FIA must be notified. Under no circumstance shall any alteration or relocation take place which will lower the flood-carrying capacity. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Board of Supervisors.
A.
Grading.
(1)
Where any excavation or grading is proposed or where any existing trees, shrubs or other vegetative cover will be removed, the developer shall consult the County Conservation District representative concerning plans for erosion and sediment control and to also obtain a report on the soil characteristics of the site so that a determination can be made as to the type and degree of development the site may accommodate.
(2)
Blocks and lots shall be graded to secure proper drainage away from buildings, prevent the collection of stormwater in pools, and prevent excessive water runoff onto adjacent properties.
(3)
All drainage provisions shall be of such design as to carry surface waters to the nearest practical street, storm drain or natural watercourse.
(4)
The owner shall construct and/or install such drainage structures and/or pipes necessary to prevent erosion damage and satisfactorily carry off such surface water.
(5)
No excavation shall be made with a cut face steeper in slope than two feet horizontal to one foot vertical, except under one or more of the following conditions:
(a)
The excavation is located so that a line having a slope of one foot horizontal to one foot vertical and passing through any portion of the cut face will be entirely inside of the property lines of the property on which the excavation was made.
(b)
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than one foot horizontal to one foot vertical and a written statement of a civil engineer (licensed by Commonwealth of Pennsylvania and experienced in erosion control) to that effect is submitted to the engineer and approved by him. The statement shall state that the site has been inspected and the deviation from the slope specified hereinbefore will not result in injury to persons or damage to property.
(c)
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.
(6)
No fill shall be made which creates any exposed surface steeper in slope than three feet horizontal to one foot vertical, except under one or more of the following conditions.:
(a)
The fill is located so that settlement, sliding or erosion will not result in property damage or be a hazard to adjoining property, streets, alleys or buildings.
(b)
A written statement from a civil engineer (licensed by the Commonwealth of Pennsylvania and experienced in erosion control) certifying that he has inspected the site and the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the engineer.
(c)
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.
(7)
The top or bottom edge of slopes shall be a minimum of five feet from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property.
B.
Stormwater control.
(1)
Storm sewers and culverts, detention basins, and other related facilities shall be required as necessary to permit the unimpeded flow of natural watercourses, to take surface water from the bottom of vertical grades, lead water away from springs, avoid excessive use of cross gutters at street intersections and elsewhere, and prevent excessive water runoff onto adjacent properties.
(2)
Where a subdivision 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 without damaging adjacent property. (See § 200-24C.)
(3)
All current standards and requirements of the U.S. Soil Conservation Service and the Pennsylvania Department of Environmental Protection shall be met in the design and subsequent construction of stormwater control systems.
C.
Bridges and culverts.
(1)
Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation standards to support expected loads and carry expected flows.
(2)
Approval of the Department of Environmental Protection is required when the area drained upstream of the site under consideration exceeds 1/2 square mile.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A.
Community facilities. The Board of Supervisors may require the dedication or reservation of land for parks, playgrounds, schools, open space or other public use when such use has been proposed in the Comprehensive Plan for location in a subdivision or land development or when otherwise deemed suitable because of the scale of a project or the character and location of a site. In consideration the needs for recreation space, the following standards shall apply.
(1)
Areas set aside for recreational purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision or land development and accessible from a public street.
(2)
Playgrounds for active sports shall be of adequate size to provide sufficient area for proposed uses.
(3)
For subdivisions containing 50 or more lots, the Board, if it determines that recreational areas are necessary, shall require the dedication or grant in easement of 5% of the total area of all lots or 10,000 square feet, whichever is greater. The Board shall not require dedication of land for recreational space if the subdivision contains less than 50 lots.
B.
Street tree plantings.
(1)
Trees should be planted along the development side of all streets where suitable street trees do not exist. They shall be planted 40 feet to 50 feet apart, or an equivalent number shall be planted in an informal arrangement acceptable to the Planning Commission. Trees shall be planted within the front yard at least six feet from the street line.
(2)
At intersections, trees shall be located at least 20 feet from the intersection of the street right-of-way lines. Where the planting strip between the street curb and the sidewalk is less than six feet, the trees shall be planted on the lots.
(3)
Trees shall be of nursery stock grown under climatic conditions comparable to those of the Township. They shall be of symmetrical growth, free of insects, pests and disease and suitable for street use and durable under the maintenance contemplated. The average trunk diameter measured at a height of six feet above the finished grade level shall be a minimum of 2 1/2 inches.
(4)
Types.
(a)
In particular, approved trees include the following:
[1]
Acer saccharum: sugar maple.
[2]
Celtis occidentalis: hackberry.
[3]
Fraxinus Pennsylvanica lancellata: green ash.
[4]
Fagus grandifolia: American beech.
[5]
Fagus sylvatica: European beech.
[6]
Gleditsia tricanthos inermis: honey locust (various hybrids).
[7]
Ginkgo biloba, male species only.
[8]
Liquidambar styraciflua: sweetgum.
[9]
Liriodendron tulipifera: tulip tree.
[10]
Magnolia acuminata: cucumber tree.
[11]
Nyssa sylvatica: black gum.
[12]
Phellodendrun amurense: Amur cork tree.
[13]
Platanus acerifolia: London plane tree.
[14]
Quercus, oak, the following species: Alba (white), Coccinea (scarlet), Montana (chestnut), Phellos (willow), Rubra (red), Velutina (black).
[15]
Tilia: linden, all major species.
[16]
Zelkova serrata: Japanese selkova.
(b)
However, approved trees shall not be interpreted to include the following:
[1]
Acer negundo: box elder.
[2]
Acer platanoides Schwedleri: Schwedler's maple.
[3]
Acer saccharinum: silver maple.
[4]
Ailanthus altissima: tree of heaven.
[5]
Betula: birch, all species.
[6]
Catalpa, all species.
[7]
Ginko biloba, female species only.
[8]
Paulownia: empress tree.
[9]
Plananus: plane or buttonwood, all species.
[10]
Populus: poplar and cottonwood, all species.
[11]
Quercus palustris: pin oak.
[12]
Salix: willow, all species.
[13]
Ulmus: elm, all species.
[14]
All fruit trees.
C.
Buffering. When required by Chapter 250, Zoning, or otherwise required by the Board of Supervisors, the developer shall provide lots with extra depth for an evergreen planting strip. The plant material used shall be of minimum height of four feet at the time of planting and shall be planted in a staggered arrangement in order to provide an immediate effect. The following are evergreens recommended for screening purposes:
A.
Multifamily development.
(1)
The density, parking and area and building requirements shall in all respects conform to Chapter 250, Zoning, for multifamily developments.
(2)
Arrangement of buildings and facilities.
(a)
All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the plot, the character of the adjoining property and the type and size of the buildings in order to produce a livable and economic land use pattern.
(b)
Arrangement of buildings shall be in favorable relation to the natural topography, existing desirable trees, views within and beyond the site and exposure to the sun and other buildings on the site. Grading around buildings shall be designed to be in harmony with natural topography, at the same time assuring adequate drainage and safe and convenient access.
(3)
Access and circulation.
(a)
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.
(b)
Access and circulation for firefighting equipment, furniture moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
(c)
Walking distance from the main entrance of a building to a street, driveway or parking area shall usually be less than 100 feet; exception 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)
Yards shall assure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings and other essential uses.
(5)
Streets, driveways and parking areas shall be as specified in other sections of this chapter.
(6)
Sidewalks.
(a)
Street sidewalks and on-site walks shall be provided for convenience and safe access to all living units from streets, driveways, parking area or garages and convenient circulation and access to all project facilities.
(b)
Width, alignment and gradient of walks shall provide safety, convenience and appearance for pedestrian traffic.
(c)
The alignment and gradient of walks shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the walk and to prevent the pocketing of surface water by walks.
(7)
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features; and additional new plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features.
B.
Mobile home park development. Mobile home parks shall generally be located in areas appropriate for general residential usage and not in commercial areas. Sites selected for mobile home parks should be shielded from public streets and nonresidential land uses by topography, buffering or compatible land uses.
(1)
Zoning requirements. Mobile home parks shall meet all appropriate Township zoning provisions.
(3)
Sidewalks. All parks shall be provided with safe, convenient, all season pedestrian accessways of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the park street and other community facilities provided for park residents.
(4)
Utility improvements. All mobile home parks shall provide to each lot line a continuing supply of safe and palatable water as approved by the Pennsylvania Department of Environmental Protection, as well as a sanitary sewerage disposal system in accordance with and as approved by the Pennsylvania Department of Environmental Protection, all such systems being provided to the lot lines of all lots in any such mobile home park.
(5)
Other site improvements. There shall be provided in each mobile home park such other improvements as the Board of Supervisors may require whereby such requirements shall at times be in the best interests of the public health, safety and general welfare. Standards for the provision of licensing of, and continuing maintenance of mobile home parks shall be as provided in separate Township ordinance.
C.
Nonresidential development.
(1)
Plotting of individual lots for commercial purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
(2)
All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the plot, the character of the adjoining property and the type and size of the buildings in order to produce a livable and economical land use pattern.
(3)
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by the Supervisors to assure the free flow of through traffic from vehicles entering or leaving parking areas.
(4)
When adjacent lots proposed for nonresidential uses front on a collector or arterial street, the owner may be required to provide a service road for ingress and egress; or, in lieu thereof, the owner may be required to provide an area adjacent to the proposed lots for off-street parking purposes.
(5)
Alleys shall be required in commercial and industrial districts, except where other adequate provision is made for off-street loading and parking consistent with the use proposed. Dead-end alleys shall be avoided; but where this proves impossible, they shall be terminated with a paved turnaround of adequate dimensions.
(6)
Every effort shall be made to protect adjacent residential areas from potential nuisance of the proposed nonresidential developments, including the provisions of extra depths in parcels backing up on existing or potential residential developments and provisions for a permanently landscaped evergreen buffer strip.
(7)
Streets carrying nonresidential traffic shall not normally be extended to the boundaries of the adjacent existing or potential residential areas or connected to streets intended for predominantly residential traffic.
(8)
When possible, parking areas shall be located or designed in such a manner that they are visibly secluded from eye level of the surrounding area. Grading to depress the parking area, raised berms, landscaping or fencing are satisfactory methods to create such seclusion.