[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
Evaluating Plans. The design standards and improvements required
in this chapter shall be the minimum requirements applied by the Planning
Commission and the Borough in evaluating plans for any proposed subdivision
or land development.
2.
Additional Improvements. Additional or more stringent improvements
may be required in specific cases where, in the determination of the
Borough Council, they are reasonably related to and necessitated by
the subdivision and land developed in order to protect the public
health and safety.
3.
Modifications and Waivers. See § 1202 of this chapter.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
This Part sets forth the design and construction standards for
required improvements. Such improvements shall be constructed in accordance
with both the requirements in this chapter and the standard construction
specifications and details of the Borough.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
Land shall be suited to the purpose for which it is intended to be
subdivided or developed.
2.
Hazardous Conditions. Land subject to hazardous conditions including,
but not limited to, open quarries, unstable slopes, unconsolidated
fill, floods, excessive erosion, sinkhole-prone areas or unsafe water
supply, shall not be subdivided until the hazards have been eliminated
or overcome by adequate safeguards provided by the developer and approved
by the Borough Council. The floodplain requirements of the Borough
Zoning Ordinance[1] shall also apply where applicable.
3.
Zoning. All aspects of a proposed subdivision or land development
shall conform to the Borough Zoning Ordinance and floodplain regulations
and all other Borough ordinances and specifications.
4.
Nearby Development. A subdivision or land development design, including
its street pattern, shall be coordinated with existing or approved
nearby developments or neighborhoods so that the area as a whole may
be developed harmoniously and serious conflicts between neighboring
developments may be prevented.
5.
Safety. A subdivision or land development shall not occur in such
a way that would significantly threaten the public health and safety,
including but not limited to, hazards of toxic substances, groundwater
pollution, traffic hazards and explosive and fire hazards.
6.
Erosion and Sedimentation Control. Earth disturbance of more than
5,000 square feet of land area, other than for agriculture, shall
not take place prior to approval of an erosion and sedimentation control
plan by the County Conservation District.
7.
Agency Approvals. No construction activities shall take place that
will affect any area of a subdivision or land development where state
or federal agencies have jurisdiction and require permits for those
activities until all necessary state and/or federal permits are received
or evidence is provided demonstrating that no permit(s) is required.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
General Standards.
A.
The location and width of all streets shall conform to the plans
approved by the Borough.
B.
The proposed street system shall extend existing or recorded streets
at the same width, but in no case less than the required minimum width,
unless modified by the Borough Council.
D.
New local streets shall be so designed as to discourage through traffic,
but the subdivider shall give adequate consideration to provision
for the extension and continuation of arterial, collector, and local
streets into and from adjoining properties.
E.
Where a subdivision or land development abuts or contains an existing
street of improper width or alignment, the Borough may require the
dedication of land sufficient to widen the street or correct the alignment.
F.
Where feasible and desirable from a safety or traffic flow standpoint,
at least two accesses to existing streets shall be provided for a
proposed subdivision or land development.
G.
Private streets, where permitted under the Zoning Ordinance,[1] may be approved only if they are designed to meet the
Borough specifications for an appropriately classified public street,
including reservation of the required right-of-way for any street
classification.
H.
New half or partial streets will not be permitted, except where essential
for the reasonable development of a tract in conformance with the
other requirements and standards of these regulations and where, in
addition, satisfactory assurance for dedication of the remaining part
of the street and the posting of acceptable financial security is
provided.
2.
Intersections.
A.
The center lines of streets shall intersect at right angles unless
existing conditions which cannot reasonably be corrected dictate otherwise.
In such case, the intersection shall be at right angles as nearly
as possible, but in no case less than 75°.
B.
Intersections of more than two streets at one point shall be prohibited.
Where streets intersect other streets, the intersecting street shall
be aligned directly across from any street intersecting on the other
side, or be offset by the minimum distance stated in this subsection.
This minimum offset shall also be the minimum distance between center
lines of streets intersecting a cross street on the same side, as
follows:
D.
Street right-of-way lines shall be concentric with curb arcs at intersections.
3.
Arterial Street Frontage.
A.
Where a subdivision or land development abuts or contains an existing
or proposed arterial street, the Borough Council shall require one
of the following methods of layout and site design to avoid increased
traffic congestion and promote public safety:
(1)
The use of marginal access or reverse frontage streets for access
only onto side or interior streets, to collect traffic from numerous
driveways and direct it to a select few number of entrances to the
arterial street.
(2)
The minimization of the number of driveway cuts or street intersections
onto an arterial street, which may include requiring the use of shared
driveways between adjacent uses or lots.
(3)
The restriction of ingress and egress involving left-hand turns
onto or off of the arterial street.
(4)
The prohibition of driveways from individual dwellings entering
directly onto an arterial street.
B.
If provided with no alternative, each driveway entering onto an arterial
street shall have adequate turn-around space provided within the lot
so that vehicles must not back onto the street.
4.
Street Design Standards.
A.
Minimum street right-of-way and cartway widths shall be as follows:
|
Table 10.1 Design Standards for Streets
| |
|---|---|
|
Street Type
|
Required Width
(in feet)
|
|
Arterial Street
| |
|
Right-of-way
|
60, unless a differing requirement is established by PennDOT
|
|
Cartway
|
40, unless a differing requirement is established by PennDOT
|
|
Collector Street
|
60, unless a differing requirement is established by PennDOT
|
|
Right-of-way
| |
|
Cartway
|
36, unless a differing requirement is established by PennDOT
|
|
Local Streets
| |
|
Right-of-way
|
50
|
|
Cartway
|
30*
|
|
Alley
| |
|
Right-of-way
|
20
|
|
Cartway
|
12 one-way, 16 two-way
|
|
NOTES:
| |
|
*
|
Except 34 feet for a street abutting apartments or townhouses
or other lots with an average lot width of less than 40 feet. The
Borough may also require the construction of four feet wide stone
shoulders on each side of the cartway where the Borough Council determines
it is necessary.
|
5.
Street Grades. Proposed streets shall be adjusted to the contour
of the land so as to produce usable lots and streets of reasonable
gradient.
A.
There shall be a minimum center-line grade of 1%.
C.
All street approaches to an intersection shall have a leveling area
wherein the center line vertical slope is not greater than 4% grade
for a distance of 25 feet measured from the extended right-of-way
line of the intersecting street.
D.
The maximum grade across the pavement surface of the cul-de-sac bulb
shall not exceed 5%.
E.
To provide for adequate drainage, the minimum grade of any projected
street gutter shall be not less than 2% across an intersection unless
storm sewer inlets are provided to collect stormwater prior to its
crossing the intersection.
6.
Horizontal Curves.
A.
Whenever street lines are deflected in excess of 5°, connection
shall be made by horizontal curves.
C.
A tangent of at least 100 feet shall be introduced between all reverse
horizontal curves.
D.
To the greatest extent possible, combinations of the minimum radius
and maximum grade shall be avoided.
E.
Compound curves are prohibited.
7.
Vertical Curves.
A.
Vertical curves shall be used at changes of center line vertical
grades exceeding 1%. The minimum length of the vertical curve shall
be determined by multiplying the absolute difference in change of
percent in grade by the following factors:
B.
Vertical curves should be designed to provide a minimum stopping
sight distance of 200 feet for local streets and 300 feet for all
other streets.
9.
Streets With Only One Outlet.
A.
Dead-end streets, other than stub and cul-de-sac streets, shall be
prohibited, except as hereinafter provided.
B.
Stub Streets.
(1)
The Borough Council may require any existing stub street(s)
in an abutting subdivision to be extended into the proposed street
system of a subdivision or land development. The Borough Council may
also require the provision of right-of-way for a new stub street to
access abutting undeveloped land in the future.
(2)
Where a stub street would provide access to buildings as part
of the subdivision or land development, the stub street(s) shall be
fully constructed by the developer. Where a stub street would not
serve buildings as part of the developer's project and does not connect
to an existing or approved street, the stub street does not need to
be actually constructed, but instead shall be the responsibility of
the future adjacent developer.
(3)
Stub streets greater than 200 feet in length that provide access
to buildings shall be provided with a temporary turnaround to the
standards required for culs-de-sac, unless otherwise approved by the
Borough Engineer. The turnaround area may be vacated in the future
if the street is extended. Guide rails with reflective features, which
meet Borough specifications, shall be placed as barricades at the
end of every stub street constructed as part of a subdivision.
C.
Cul-de-sac Streets.
(1)
A cul-de-sac street must have a fully paved turnaround and a
minimum cartway radius of 40 feet to the street face of the curb,
except that such radius may be reduced to 35 feet if qualified by
PennDOT for liquid fuels reimbursement and if adequate for emergency
vehicle maneuverability. The maximum radius of the right-of-way of
the cul-de-sac bulb shall be 60 feet. The width between the edge of
the cartway and the edge of the right-of-way along the stem of the
street leading to the cul-de-sac bulb shall be maintained around the
cul-de-sac bulb.
(2)
The paving of the cul-de-sac bulb shall join the approach road
paving by an arc having a radius of not less than 25 feet.
(a)
A cul-de-sac shall be designed with a snow storage easement
at one end that allows snow to be plowed straight into an area designed
for such purpose. The snow storage area shall not conflict with a
driveway and shall allow for proper drainage.
(3)
The Borough Council, with consideration of any recommendation
of the Borough Engineer, may permit acceptable alternative turnaround
designs, including turnarounds with acceptable radii having a parking
court or a landscaped island (with acceptable provisions for private
maintenance) within the cul-de-sac bulb. Any curbing around such an
island should be mountable to allow maneuverability by emergency vehicles.
(4)
The gutter line slope around the cul-de-sac bulb shall be a
minimum of 1%.
(5)
Cul-de-sac streets shall have a maximum length of 600 feet,
and shall not serve more than 25 dwelling units.
10.
Reserved for future use.
11.
Street Design and Construction Standards.
A.
General. Streets shall be graded, improved and surfaced to the grades
and dimensions shown on the plans, profiles and cross sections submitted
by the developer and approved by the Borough Council.
B.
Right-of-Way Grading.
(1)
The right-of-way width shall be graded to the approved cross-section.
All obstructions including, but not limited to, trees, stumps and
other material deemed unsuitable by the Borough Engineer shall be
removed. The excavation shall be backfilled and suitably compacted
to the satisfaction of the Borough Engineer.
(2)
The typical street section shall be crowned.
(3)
Properly super-elevated curves (banked curves) shall be provided
on arterial and collector streets and when required by the Borough
Engineer.
C.
Grading Beyond Right-of-Way.
(1)
The subdivider or developer may be required to grade beyond
the right-of-way line in order to provide safe, stable and continuous
slope from the proposed right-of-way line elevation to the existing
elevation of the abutting property.
(2)
Such grading beyond the right-of-way shall maintain the original
drainage patterns except where stormwater runoff designs dictate or
warrant improvement or alteration of the original slope and contours.
(3)
Approved plans, either preliminary or final, showing proposed
grading, shall contain a note on the plan, which note shall state
that the grading proposed on the plan shall be maintained, and that
the note constitutes a covenant running with the land enforceable
by the Borough and binding upon the developer, his heirs, executors,
administrators, successors-in-title, successors, and/or assigns, unless
altered by written permission from the Borough Council after recommendation
from the County Conservation District.
(4)
In areas of earth excavation or earth fill, such grading shall
be done to the maximum extent practical at a slope of four feet horizontal
to one foot vertical. If steeper slopes are required, permanent ground
stabilization shall be accomplished with a maintenance free planting.
D.
Drainage of Streets.
(1)
Parallel and cross drainage facilities shall be properly located,
designed and installed to maintain proper drainage of the completed
streets.
(2)
Proper design may require the use of curb and gutter or paved
drainage swales to prevent erosion. Drainage facilities shall be designed
in accordance with requirements of the Stormwater Chapter of the Fountain
Hill Code of Ordinances.
(3)
Open pipe ends must be fitted with concrete end walls or prefabricated
end sections and with protective safety gratings.
(4)
No open pipes shall be allowed to end within the Borough street
right-of-way, except in cases where new or existing driveways must
cross deep swales adjacent to new or existing Borough roads. In the
case of these exceptions to the standard, the pipe shall be located
as far off the edge of pavement as possible, and at least 20 feet
from the road center line.
(5)
Energy dissipaters shall be placed at the outlets of all pipes
where flow velocities exceed maximum permitted for the proposed channel
lining.
(6)
Consideration shall be given for subgrade drainage of those
soils subject to frost heave. Design of the road bed in such locations
may require parallel drainage facilities and/or underdrains to properly
stabilize the subgrade. The Borough Council may require that such
drainage facilities be provided. The requirement and design of such
subgrade drainage facilities shall be subject to the recommendation,
review and approval of the Borough Engineer.
12.
Required Traffic Improvements.
A.
Purpose. In recognition of the provisions of Article V-A and Sections
503(2)(ii) and 503(3) of the MPC,[3] this section is primarily intended to ensure that streets
bordering a subdivision or land development are coordinated and of
such widths and grades and in such locations as deemed necessary to
accommodate prospective traffic and to facilitate fire protection
and to ensure that the access into and out of subdivisions and land
developments is sufficiently safe.
[3]
Editor's Note: See 53 P.S. §§ 10501-A et seq.,
10503(2)(ii) and 10503(3).
B.
Process. Determinations under this Subsection 12 shall be made by the Borough Council, after considering any recommendations that may be provided by the Planning Commission, Borough Engineer, the applicant, the applicant's professional representatives, PennDOT and any professional traffic studies that may have been submitted.
C.
On-Site Traffic Improvements. An applicant for a subdivision or land
development shall be required to design, pay for and install, at his/her
own expense, all requested on-site improvements as defined in Article
V-A, Section 502-A, of the MPC.[4] On-site improvements may include, but are not limited
to, a new traffic signal or traffic control devices, the improvement
of an abutting roadway or intersection, realignment of a curve in
an abutting roadway or the widening of an abutting cartway or right-of-way.
[4]
Editor's Note: See 53 P.S. § 10502-A.
D.
Widening of Abutting Street. An applicant for any land development
or subdivision shall be required to widen the cartway and any shoulders
of abutting streets to Borough standards (or other specifications
recommended by the Planning Commission or PennDOT) and to a width
determined to be adequate by the Borough Council as reasonably related
to, and necessitated by, the land development or subdivision for the
public health, safety, and welfare. The applicant shall only be responsible
for improvements from the center line of the street right-of-way inward
toward the project's lot lines, unless the Borough Council determines
that improvements on the other side of the center line are reasonably
related to, and necessitated by the subdivision or land development
for ingress and egress and are essential for public safety.
13.
Maintenance of Private Streets. Where private streets are permitted
under the Zoning Ordinance,[5] the developer shall enter into a legally binding agreement
(which agreement shall be recorded at the County Recorder of Deeds)
specifying who shall be responsible for the improvement and perpetual
maintenance of any private street as a condition of final plan approval.
14.
Street Names and Street Signs.
A.
A proposed street which is close in alignment with an existing named
street shall bear the name of the existing street.
B.
In no case shall the name of a proposed street duplicate or be closely
similar to an existing street name in the Borough or in the same zip
code, unless it is a continuation of that street.
C.
All street names shall be subject to the approval of the Borough.
D.
The developer is responsible to ensure that proper street regulatory
signs and street name signs are installed, meeting Borough standards
and any applicable state and federal standards. If the Borough volunteers
to provide and/or install the signs, the developer shall be responsible
to reimburse the Borough for such costs.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
Crosswalks shall be required wherever necessary to facilitate
pedestrian circulation, and to give access to community facilities.
See requirements for ADA[1] access in § 1012.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
General Standards.
A.
Side lot lines shall be at right angles to straight street lines,
or radial to curved street lines.
B.
Lot lines should follow municipal boundaries rather than cross them
in order to avoid jurisdictional problems.
C.
The depth of residential lots should be not less than one nor more
than 2 1/2 times their width.
2.
Lot Frontage.
A.
All lots shall have frontage on a public street improved to Borough
standards, or for which such improvements have been insured by the
posting of an acceptable performance guarantee under this chapter.
Where permitted in the Zoning Ordinance[1] (such as for townhouses and condominium apartments development),
lots may have frontage on a private street improved as specified in
§ 1004 of this chapter, or for which such improvements have
been insured by the posting of an acceptable performance guarantee,
provided the developer complies, inter alia, with Section 801 of the
Zoning Ordinance[2] and all other applicable provisions of this chapter.
3.
Through Lots.
A.
Through lots shall ordinarily not be created except as needed to
avoid direct vehicular access onto an arterial street by individual
driveways.
B.
Buffer Along Through Lots.
(1)
On any through or reverse frontage lots, each lot shall include
a fifteen-foot-deep planting strip along one of the streets with access
across this strip clearly prohibited by notes on any approved plan
(see Figure C below).
(2)
In addition to the street trees required by § 1016
of this chapter, this planting strip shall also include evergreen
tree plantings. Any fencing in the rear of such lots shall be placed
on the inner perimeter of such plantings.
(3)
This planting strip shall be placed along the street that the
Borough Council determines will eventually serve the most through-traffic.
(For example, if a lot abuts a collector and a local street, the planting
strip shall be placed along the collector street and the lot shall
only have vehicular access onto the local street).
4.
If remnants of land (other than rights-of-way) exist after subdividing,
they shall be incorporated in existing or proposed lots. No lot shall
be created that would not be suitable for a use permitted in that
zoning district and meet all dimensional zoning requirements for that
zoning district.
5.
Bus Stops.
A.
The developer of residential land developments or subdivisions that
involve 15 or more dwelling units shall contact the school district
to establish one or more acceptable and safe locations for a school
bus stop within or abutting the proposed development.
B.
The developer of a major subdivision or land development may be required
by the Borough Council to contact the local public transportation
agency to seek an appropriate location for a public bus stop within
or abutting the proposed development.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
The developer shall provide the most effective type of sanitary sewage
disposal consistent with the natural features, location, and proposed
development of the site. The following types of sanitary sewage disposal
are accepted:
A.
Connection to existing centralized sanitary sewage collection and
treatment system.
B.
Provision for a centralized sanitary sewage collection and treatment
system by the developer to be in accordance with the requirements
of the PaDEP.
C.
Capped sewers with temporary, approved on-lot facilities.
D.
On-lot sewage disposal systems.
2.
Connection to an existing centralized sanitary sewerage system shall
be required where such a system can feasibly be provided to the proposed
subdivision or land development tract and where such a system can
adequately fulfill the sewage disposal needs of the project.
3.
Where connection to an existing centralized sanitary sewerage system
is not feasible, a centralized system with a treatment plant and suitable
means of final disposal shall be designed and constructed according
to current PaDEP regulations and reviewed by the Borough Engineer.
All treatment plants shall have a tertiary level of treatment.
4.
Where a centralized sanitary sewerage system is not yet accessible
to the site, but is planned for extension to the subdivision within
a ten-year period, the developer shall install sewer lines, including
lateral connections as may be necessary to provide adequate service
to each lot when connection with the sewerage system is made. The
sewer lines shall be suitably capped at the street right-of-way line.
When capped sewers are provided, on-lot disposal facilities shall
also be provided. Design of the capped system shall be in accordance
with the standards of the PaDEP and shall be subject to approval by
the Borough Council.
5.
Where neither connection to an existing centralized system nor the
construction of a centralized system with a treatment plant is feasible,
sewage disposal shall be provided on individual lots.
A.
The Borough Sewage Enforcement Officer's site and soils investigation
and favorable report are required prior to approval of the preliminary
plan.
B.
Any use with an on-lot sewage disposal system that does not have
capped sewers shall include a tested and suitable land area set aside
and kept undisturbed for a second system that could be used if the
first system failed.
6.
When required by PaDEP, a PaDEP sewage facilities planning module
and/or a sewage facilities construction permit application shall be
submitted pursuant to Act 537. Such planning module and/or permit
approval must be obtained prior to the initiation of any earthmoving
activities.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
Centralized Water System.
A.
Whenever an existing central water system is within 1/4 mile of the
proposed lot, subdivision, or land development, the central water
system shall be extended to serve new principal buildings. Where necessary
to provide adequate water supply, the Borough may require a loop in
the water system, extensions of two or more mains, water pressure
improvements or similar improvements.
B.
Where an existing system is not within 1/4 mile, and the average
lot size is less than 30,000 square feet or the development includes
12 dwellings or one or more nonresidential buildings, the applicant
shall provide a centralized water supply and distribution system.
C.
All centralized systems shall be designed to meet the requirements
of the Borough, PaDEP and other appropriate agencies. The minimum
size of mains shall be eight inches, although six inches may be acceptable
in a cul-de-sac when approved by the Borough Engineer. The Borough
may, where necessary and appropriate, require larger mains to service
the immediate subdivision or land development.
D.
Suitable agreements shall be executed for the design, specifications,
construction, ownership and maintenance of such systems.
E.
Where a centralized water system is provided, the system shall also
be designed with adequate capacity for fire fighting purposes. Sufficient
fire hydrants shall be installed so that all dwelling units and principal
nonresidential buildings are no more than 300 feet from a fire hydrant.
2.
On-lot Water System. Where individual on-site water supply system(s)
are to be utilized, each lot so served shall be of a size and shape
to allow the safe location of such a system.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
All electric power, telephone, cable television and natural gas distribution
lines shall be placed underground in accordance with the current standards
of the utility serving the subdivision or land development except
where the Borough Council determines such placement is not feasible.
2.
When notifying public utilities of the opportunity to serve any new
subdivision or land development, the developer shall also notify all
cable operators licensed to operate a cable system in the Borough
of the opportunity to install cable facilities to serve the subdivision
or land development.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
See the Borough Stormwater Management Ordinance, Chapter 26 of the Codified Ordinances of Fountain Hill, as amended.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
Access to all roads within the Borough shall conform to the requirements
set forth herein and any other applicable Borough regulations.
2.
The Borough Council shall have the authority to limit the number
of driveways entering onto a street from one lot. See also the access
management provisions in § 1004.
3.
Nonresidential driveways shall intersect streets at right angles
and shall provide adequate turnaround space so that cars will not
be required to back out onto a street in order to leave a nonresidential
lot. The Borough Council may also require a turnaround area on a residential
lot if they deem necessary to provide safe access onto a street.
5.
See § 405 of Chapter 21 of the Codified Ordinances of the Borough, which requires Borough approval of access of a driveway onto a street or alley. A PennDOT highway occupancy permit is required for each entrance of a driveway onto a state road, and for any work within a state right-of-way.
6.
See clear sight triangle requirements in § 803 of the Zoning
Ordinance.[1] In addition, a clear sight triangle shall be established
at every new vehicle driveway that enters onto a public street. Within
these clear sight triangles, no new sight obstruction shall be allowed
that obstructs the views of motorists of oncoming vehicle or pedestrian
traffic at a height of between two and 10 feet in elevation. To the
maximum extent feasible, this clear sight triangle shall be cleared
of existing obstructions, such as by trimming vegetation. Tree trunks,
mail boxes and sign posts with a maximum width of 18 inches shall
be allowed within a required sight triangle, unless otherwise required
by PennDOT. Off-street parking of motor vehicles shall not be allowed
within a required sight triangle.
A.
For a new vehicle driveway or a residential driveway that is being
converted to a principal nonresidential use, the clear sight triangle
shall be of sufficient dimensions to include PennDOT minimum sight
distances, within property under the control of the applicant. This
requirement shall apply regardless of whether a state street is involved.
If a Borough street is involved, the sight distance triangle shall
be based upon PennDOT sight distances that would have applied.
B.
This sight distance requirement does not apply to driveways that
1) only serve emergency vehicles or 2) do not allow vehicles to enter
onto the street.
C.
The clear sight triangles shall be shown on the subdivision or land
development plans, with a binding note stating that the triangles
shall regulate obstructions as described above.
8.
Drainage. Provision shall be made to maintain uninterrupted parallel
drainage along a street where it is intersected by a driveway. The
type and diameter of any pipe used under driveway crossings shall
be subject to approval by the Borough.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
Sidewalks shall be installed along any existing or proposed arterial
or collector street and abutting any principal commercial or institutional
use. Sidewalks may be required in residential areas and along streets
other than arterial or collector streets, if deemed necessary by the
Borough Council to provide for safe pedestrian travel.
2.
The Borough Council may, after receiving the recommendation of the
Planning Commission and Borough Engineer, defer, modify or waive a
requirement for sidewalks on one or both sides of a street if a) all
the lots in a residential subdivision would be both greater than 30,000
square feet and have greater than 150 feet of street frontage, or
b) where a modification or waiver is otherwise allowed by this chapter,
such as if a developer demonstrates a hardship unique to the development
which makes the installation of sidewalks impractical.
3.
Sidewalks shall be a minimum of five feet wide. The location of the
sidewalk shall be subject to approval by the Borough, and a grass
strip may be required between the sidewalk and a curb, where site
conditions permit it. Portions of the sidewalk may be allowed to have
a four feet minimum width where steep slopes, narrow rights-of-way
widths, preservation of existing trees or similar conditions exist
as determined by the Borough Council. In such case, other nearby adjacent
segments shall have a five feet minimum width to meet ADA[1] requirements.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
4.
All sidewalks and curbs at the intersection of two or more streets
shall include a sloped curb cut and ramp suitable for use by wheelchairs.
New curb cuts shall be designed and installed in accordance with ADA
requirements. Note: Along a state road, additional PennDOT requirements
apply for ADA ramps that are more extensive than federal ADA requirements.
5.
Curbs shall be installed along both sides of all streets, except
where the applicant proves to the satisfaction of the Borough Council
that curbs would not serve a public purpose or that stormwater management
would function better without curbs.
6.
The Borough Council may require the construction of a recreation
trail to provide access between a subdivision or land development
and an existing recreation trail, public recreation area or school.
A trail may also be required at the end of a cul-de-sac street. Such
trail shall be within a pedestrian easement unless it is within a
street right-of-way. The construction specifications of a recreation
trail shall be subject to approval by the Borough, but at a minimum
should include six feet of width of compacted crushed stone. Areas
on slopes and in flood-prone areas may be required to be paved.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
Permanent monuments shall be accurately placed at all points marking
changes in the direction of external boundary lines of a property
subdivided.
2.
Monuments shall be made of reinforced concrete with minimum dimensions
of four inches at the top, six inches at the bottom and be 30 inches
long. The monument should be tapered and have at least one-half-inch
diameter, thirty-inch-long steel reinforcing rod inserted vertically
in the monument and protruding 1/2 inch above the top of the monument,
unless an alternative design is pre-approved by the Borough Engineer.
3.
All monuments shall be placed by or under the direction of a professional
land surveyor so that the center of the top of the monument, shall
coincide exactly with the point of intersection of the property lines
being monumented.
4.
Monuments shall be set with their top level with the proposed finished
grade of the surrounding ground, except:
A.
Monuments which are placed within the lines of existing or proposed
sidewalks shall be so located (preferably beneath the sidewalks) that
their tops will not be affected by lateral movement of the sidewalks.
B.
Where monuments are located beneath a sidewalk, proper access shall
be provided for their use.
C.
Where sidewalks are existing, a stone point (a four-inch square chisel
cut in the sidewalk with a drill hole in center) may be substituted
for a monument.
5.
All streets shall be monumented on the street right-of-way lines
at the following locations:
A.
At least two monuments at each street intersection.
B.
At changes in direction of street right-of-way lines, including ends
of radii at street intersections.
C.
At intermediate points wherever topographical or other conditions
make it impossible to sight directly between two otherwise required
monuments.
D.
At such other places along the right-of-way lines of streets as may
be determined by the Borough Engineer to be necessary so that street
rights-of-way will be readily defined.
6.
Markers. All lot corner markers shall be permanently located and
shall be at least a three-fourths-inch metal pin or pipe with a minimum
length of 20 inches, located in the ground to existing grade, unless
an alternative is preapproved by the Borough Engineer. Such markers
shall be located prior to the lot being offered for sale.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
Streetlights are required to be installed in all subdivisions and
land developments in accordance with the conditions agreed upon by
the subdivider or land developer, the Borough and the electricity
supplier as a condition of final plan approval. At a minimum, at least
one streetlight shall be installed near each intersection of two or
more public streets.
2.
All off-street parking areas and driveways, except a driveway and
off-street parking area accessory to a single-family dwelling, a semidetached
dwelling (twin) or a single-family attached dwelling (townhouse) which
has individual rather than a shared or common parking area, shall
be illuminated adequately for security purposes during the hours between
sunset and sunrise when the use is in operation. A streetlighting
and site lighting plan must be submitted with each major subdivision
or land development plan.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
The Borough shall have the authority to require utility easements
of up to 20 feet in width (plus additional width as needed for additional
utilities). Such easements may also provide for drainage.
2.
To the fullest extent possible, easements shall be centered on or
be adjacent to front, side, and rear lot lines.
3.
The Borough may require the establishment of a drainage easement
along a perennial or intermittent creek. Any drainage easement shall
give the Borough the right but not the responsibility to maintain
drainage within the easement.
4.
There shall be a minimum distance of 50 feet between any proposed
dwelling unit and any petroleum products or natural gas transmission
line which traverses the subdivision or land development, unless a
greater distance is recommended by the transmission line company.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
3.
Street Trees. Street trees shall be planted in compliance with § 804
of the Zoning Ordinance[3] and this section.
A.
Street trees of approved deciduous hardwood varieties, as described
below.
B.
Trees shall be of a nursery stock quality, grown under the same climatic
conditions as at the location of the development.
C.
All planting shall be performed in conformance with good and accepted
nursery and landscape practices.
D.
All trees shall be balled and burlapped unless this requirement is
waived by the Borough for any specified variety.
E.
The requirement for street trees may, upon just cause shown, be waived
by the Borough Council. For example, the Borough may agree that existing
healthy trees along the street would serve the same purposes if they
will be properly protected during construction and will be preserved.
F.
Street trees shall be planted prior to the final inspection of public
improvements for the subdivision or land development.
G.
Trees permitted shall be of symmetrical growth, free of insects,
pests and disease.
H.
Trees shall have a minimum of a seven foot single straight stem to
the first lateral branches above ground level.
I.
The locations of street trees shall be subject to approval by the
Borough. The Borough may allow or require street trees to be planted
with the trunks inside or immediately outside of a street right-of-way.
J.
The following is a list of trees recommended for planting as street
trees between the curb and sidewalk.
(1)
Trees recommended for planting strips at minimum spacing of
30 feet between trees. All trees should be of single-stemmed treeform:
|
Hedge maple - Acer campestre
|
|
Upright European hornbeam - Carpinus betulus fastigiata
|
|
Pyramidal singleseed hawthorn - Crataegus monogyna stricta
|
|
Crimson Cloud hawthorn - Crataegus osyacantha Crimson Cloud
|
|
Tschonoskii crabapple - Malus tschonoskii
|
|
Rancho Columnar Sargent Cherry - Prunus sargentii Rancho
|
|
Kwanzan cherry - Prunus serrulata Kwanzan
|
(2)
Trees recommended for planting strips at a minimum spacing of
40 feet between trees:
|
European hornbeam - Carpinus betulus
|
|
Katsura tree - Cercidiphyllum japonicum
|
|
Hop hornbeam - Ostrya virginiana
|
|
Korean mountain-ash - Sorbus alnifolia. (canopy must be trimmed
for clearance)
|
|
Sugar maple - Acer saccharum
|
|
Green Mt. sugar maple - Acer saccharum Green Mt.
|
|
Ginkgo - Ginkgo biloba (male only)
|
|
Shademaster Thornless honeylocust - Gleditsia triacanthos inermis
Shademaster
|
|
Skyline locust - Gleditsia triacanthos inermus Skyline
|
|
Sawtooth oak - Quercus acutissima
|
|
Shingle oak - Quercus imbricaria
|
|
Littleleaf linden - Tilia cordata
|
|
Greenspire linden -Tilia cordata Greenspire
|
|
White ash - Fraxinus Americana
|
|
Pin Oak - Quercus palustris
|
|
Red Maple - Acer Rubrum
|
|
Chinese Elm - Ulmus parvifolia
|
|
Green Ash (Marshall's seedless type) - Fraxinus Pennsylvanic
|
|
Scarlet oak - Quercus Coccinea
|
|
Sour gum (Black tupelo, Black gum) - Nussa Sylvatica
|
|
Red oak - Quercus rubra
|
|
Zelkova - Zelkova serrata
|
(3)
Additional varieties not listed above may be utilized as street
trees if the applicant provides adequate reference material or a letter
from a registered landscape architect to prove to the satisfaction
of the Shade Tree Commission, Planning Commission or their designee
that a substitute would be appropriate.
K.
After expiration of the eighteen-month maintenance period, the land
owner, tenant, or his agent, if any, shall be jointly and severally
responsible for maintaining all street tree or other required landscaping
in good condition, free from refuse, debris, weeds, and undergrowth.
All trees, shrubs, ground covers, and other plant materials must be
replaced within 120 days if they die or become unhealthy because of
accidents, drainage problems, disease, or other causes.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
Fountain Hill Borough hereby adopts the community facilities portions
of the Comprehensive Plan of Fountain Hill Borough as the Recreation
Plan for Fountain Hill Borough.
A.
Purpose. To provide adequate open spaces, recreation lands and recreation
facilities to serve new residents of new developments, for both active
and passive recreation. This section shall apply to any major subdivision,
minor subdivision or residential land development reviewed and approved
by the Borough, but shall not apply to any resubdivision or lot consolidation
plan.
B.
Limitations on Use of Fees.
(1)
Any fees collected under this section shall be accounted for
separately from other Borough funds.
(2)
Such fees shall only be used for the following: acquisition
of public open space, development and/or redevelopment of existing
or proposed public recreational facilities, landscaping of public
open space and closely related engineering and design work.
C.
Land Dedication. Any subdivision or residential land development
regulated under this section shall be required to dedicate the specified
amount of common open space, unless the Borough Council determines
that such land in that location would not be desirable or efficient
based upon the standards of this section, in which case recreation
fees-in-lieu of land shall be required.
(1)
Generally, it is the intent of this section that development
of 10 or fewer dwelling units that do not include land that is adjacent
to existing publicly owned land should be required to pay recreation
fees in lieu of dedicating land.
(2)
The land and fee requirements of this section shall be based
upon the number of new dwelling units that would be permitted on the
lots of a subdivision or land development after the plan is approved.
(3)
Amount of Common Open Space. A subdivision or land development
shall be required to dedicate a minimum of 1,200 square feet of common
open space for each permitted new dwelling unit, unless the Borough
Council determines that recreation fees in lieu of the open space
would be more in the public interest: Lands that are wetlands shall
not count towards the minimum required common open space.
D.
Fees for Residential Development. If the Borough Council determines
that a land dedication within a proposed subdivision or land development
would not be in the public interest, the applicant shall be required
to pay fees in lieu of dedicating open space. A notation stating that
such fees are required shall be stated on the final record plan. This
fee shall be $1,000 for each new approved dwelling unit within a subdivision
or land development. This fee may be revised by ordinance of Borough
Council.
E.
Decision on Land vs. Fees. The Borough Council shall determine whether
a land dedication or the payment of fees shall, or a combination of
the two shall be required. This determination should, but is not required
to, be made at the time of sketch plan review. If land is proposed
to be dedicated to and/or maintained by the Borough, then prior approval
by the Borough Council shall also be required. The should, at a minimum,
consider the following in reaching its decision:
(1)
Whether the land in that location would serve a valid public
purpose and be suitable for active or passive recreation.
(2)
Whether there is potential to make a desirable addition to an
existing public recreation area.
(3)
Whether the area surrounding the proposed development has sufficient
existing recreation and open space land, and whether it is possible
for pedestrians and bicyclists to reach those lands.
(4)
Any recommendations that may be received from the Planning Commission,
Borough Engineer, the Borough Council, any Recreation Commission or
organizations and Borough staff.
(5)
Whether it could be possible to combine common open space on
this tract with the additional parkland or open spaces on an adjacent
tract, now or in the future.
F.
Common Open Space to be Dedicated.
(1)
Land required to be dedicated shall be suitable for its intended
purpose. The applicant shall state what improvements, if any, he/she
intends to make to the land to make it suitable for its intended purpose,
such as rough grading, landscaping or development of trails. Such
land shall be free of construction and other debris at the time of
dedication.
(2)
The method of ownership and maintenance of the open space shall
be approved by the Borough Council. The default method of ownership
and maintenance shall be a legally binding homeowner association.
Alternative methods of ownership and maintenance include by the Borough,
the School District, the County, a Water Authority, an environmental
conservancy or a similar entity acceptable to the Borough Council.
In the case of a rental development, the Borough may permit the common
open space to be retained by the owner of the rental development.
(3)
If required common open space is to be owned by a homeowner
association, the developer shall establish such association in a form
that requires all property owners within the development to annually
contribute to the maintenance of the common open space. Provisions
of any homeowner association agreements regarding required common
open space shall be subject to acceptance by the Borough Council,
based upon review by the Planning Commission Solicitor. The provisions
of Section 705(f) of the MPC[1] should serve as a model for such agreement.
[1]
Editors' Note: See 53 P.S. § 10705(f).
(4)
Any required common open space dedication shall include deed
restrictions to permanently prevent the development of buildings,
except buildings for noncommercial recreation or to support maintenance
of the land for recreation.
(5)
Areas intended for active recreation shall be well-drained,
of less than 6% average slope and not require filling in of a wetland
for use.
(6)
Land shall meet the standards for "open space, common" in § 202
of the Zoning Ordinance.[2] In addition, land shall not be allowed to be used to meet
the requirements of this section if it has any of the following conditions:
(7)
Residual Lands. If only a portion of a larger tract is currently
proposed to be subdivided, or the applicant owns one or more adjacent
tracts that are not currently proposed to be subdivided, the applicant
shall provide a sketch of a possible future land dedication on these
adjacent lands in case they would be developed in the future.
(8)
Coordination With Future Adjacent Dedication. The Borough Council
may require that a required land dedication within a property currently
being subdivided be placed along an edge of the property so that it
may, in the future, be combined with an open space dedication on the
edge of an adjoining property when that adjoining property is subdivided
or developed.
G.
Combination of Land and Fees. Upon approval of the Borough Council,
the Borough may accept a combination of common open space and fees
in lieu of land to meet the requirements of this section for a residential
subdivision or land development. This combination shall be based upon
the common open space requirement that applies to a certain number
of dwelling units and the fee in lieu of land requirement that applies
to the remaining number of dwelling units.
H.
Timing of Fees. Fees required under this section shall be paid prior
to the recording of the final plan, except as follows:
(1)
If the Borough agrees to provisions in a binding development
improvement agreement to require the payment of all applicable recreation
fees prior to the issuance of any building permits within each clearly
defined phase of the development, then the fees are not required to
be paid prior to recording of the final plan but may instead be paid
within the requirements of that development agreement.
(2)
If the applicant agrees to pay such fees in installments, then
all such fees shall not be considered to be paid, for the purposes
of any applicable time limitations for utilization under the MPC,
until all such fees are paid in full, including all installments and
phases.
I.
Facilities in Place of Land or Fees. An applicant may seek a modification
from the recreation fee or open space requirements of this section
under the procedures of § 1202 of this chapter by substituting
for such fee the construction of permanent recreation facilities within
the proposed subdivision or land development, on nearby public open
space, and/or within existing nearby parks or recreation areas. The
applicant must demonstrate to the satisfaction of the Borough Council
that the value of the proposed permanent recreation facilities will
be approximately equal or greater than the land or fees that would
otherwise be required. Permanent recreation facilities may include
any play equipment, courts, ball fields, picnic areas, pavilions,
bike paths, parking areas or other facilities related or accessory
to public recreation.
[Ord. No. 776, 7/2/2012; as amended by Ord. No. 832, 12/5/2016]
1.
Purposes. To allow the Borough to determine the safety and congestion
impacts, and related costs, of proposed major traffic generating uses.
To require that applicants respond with reasonable proposals to resolve
the negative traffic impacts that their proposed uses will cause on
the public. To recognize that sufficient federal, state, and Borough
funds are not available to resolve traffic problems caused by private
development. To assist in carrying out §§ 502(2)(ii)
and 503(3) of the MPC, as amended.[1] To ensure that streets bordering a subdivision or land
development are coordinated and of such widths and grades and in such
locations as deemed necessary to accommodate prospective traffic and
to facilitate fire protection. To ensure that the access into and
out of subdivisions and land developments is reasonably safe.
[1]
Editor's Note: See 53 P.S. §§ 10502(2)(ii)
and 10503, respectively.
2.
Administration.
A.
See the standards for when a traffic study is required at the end of Part 5 of this chapter. The full cost of the traffic study shall be borne by the applicant.
B.
The traffic study shall be reviewed by the Borough Engineer or alternate
Borough Engineer, with such reasonable costs borne by the applicant.
C.
The project manager for any traffic impact report shall be a registered
professional engineer with expertise in traffic studies.
D.
The Borough Council shall require such on-site traffic improvements
to be provided by the applicant, as the Borough Council deems appropriate,
in light of the traffic impact study as a specific condition of plan
approval for all land developments or subdivisions for which a study
has been required.
E.
Joint traffic studies between different applicants are acceptable
and are strongly encouraged.
3.
Contents of a Traffic Study.
A.
Project information containing the following data:
(1)
Applicant and project name.
(2)
Site size and location.
(3)
Identification of an appropriate transportation study area for
the proposal. (Prior to the start of a traffic study, the applicant's
traffic engineer shall meet with the Borough Engineer or alternate
Borough Engineer to establish the limits of the study area and the
streets and intersections to be studied).
(4)
Identification of existing and proposed site use(s) and intensity
of development (e.g., number and type of dwelling units, square footages,
etc.).
(5)
Identification of current and proposed land uses within the
identified study area.
(6)
Any staging of development and completion date.
B.
Traffic Facilities Description. Existing traffic conditions shall be measured and documented for all streets and intersections in the identified study area [see § 1018, Subsection 3A(3)]. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic and peak development-generated hour(s) traffic shall be recorded. Traffic counts at designated intersections in the study area shall be conducted, encompassing the peak highway and peak development generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) for all designated streets and intersections in the study area. Levels of service shall be determined for each roadway segment to be studied and including all turning movements.
(1)
Detailed traffic counts of existing local streets are not required,
unless recommended by the Borough Engineer or Alternate Borough Engineer.
A tabulation of specific accident data including locations and types
of accidents for the most recent four-year period shall be included
in the analysis. This analysis will determine the adequacy of the
existing roadway system to serve the current traffic demand.
(2)
Roadways and/or turning movements experiencing levels of Level
of Service (LOS) D, E, or F, as described in TRB Special Report 209:
Highway Capacity Manual, latest edition, shall be noted as congestion
locations.
C.
An analysis of future traffic conditions without proposed development.
The total future traffic demand shall be calculated and analyzed.
This demand shall consist of a combination of the existing traffic
expanded to the proposed project build-out year and the traffic generated
by other anticipated development within the study area. This analysis
shall be performed for the peak hour(s) for all roadways and designated
intersections in the study area. LOS calculations shall be provided
for all designated intersections within the study area. All access
points shall be examined as to the necessity of installing traffic
signals. This evaluation shall compare the projected traffic to PennDOT
warrant regulations for traffic signal installation.
D.
Traffic Impact of the Development. Estimation of vehicular trips
resulting from the proposed project shall be completed for the peak
highway and peak development-generated hour(s). Vehicular trip generation
rates to be used for this calculation shall be obtained from the most
recent Trip Generation Manual, published by the Institute of Transportation
Engineers. These development generated traffic volumes shall be provided
for the inbound and outbound traffic movements as estimated, and the
reference source(s) and methodology followed shall be documented.
All turning movements shall be calculated.
(1)
These generated volumes shall be distributed to the area and
assigned to the existing streets and intersections throughout the
study area. Documentation of all assumptions used in the distribution
shall be provided. Traffic volumes shall be assigned to individual
access points. Any characteristics of the site that will cause particular
trip generation problems shall be noted. The impact of any diversion
or rerouting of existing traffic by the proposal shall be analyzed.
For retail sales uses, the increased traffic during the Christmas
season and during weekends shall be forecast and analyzed.
E.
An analysis of future traffic conditions with proposed development.
The total future traffic demand shall be calculated and analyzed.
This demand shall consist of a combination of the existing traffic
expanded to the proposed project build-out year, the proposed development-generated
traffic, and the traffic generated by other proposed development within
the study area. This analysis shall be performed for the peak hour(s)
for all designated roadways and intersections within the study area.
All access points shall be examined as to the necessity of installing
traffic signals. This evaluation shall compare the projected traffic
to PennDOT warrant regulations for traffic signal installation.
F.
Recommendations and Conclusions. Levels of service for all designated
streets and intersections within the study area shall be listed. The
applicant shall describe any measures that will be funded, installed
and/or constructed to address deficiencies. This listing of recommended
improvements should include, but not be limited to, the following
elements: internal circulation design, site access location and design,
external roadway and intersection design and improvements, and traffic
signal installation and operation including signal timing. All physical
street improvements and existing traffic control devices shall be
shown on plan drawings.
G.
An estimate of the costs of the needed improvements shall be provided.
H.
The applicant shall respond to the traffic impact report by stating
what on-site improvements he/she proposes and to what degree he/she
is willing to assist in funding any off-site improvements that are
identified in the traffic study, along with a schedule for completion.
4.
Timing of Required Traffic Improvements. For developments not the
subject of an improvements agreement under this chapter, no occupancy
permit shall be granted for a use or uses until such traffic improvements
that have been required by PennDOT and the Borough to serve the use
are in place and operating, unless the Borough Council require or
allow funds for any required traffic improvement to be placed in a
dedicated escrow account to be used when such improvements are warranted.
