[Ord. 577, 10/2/1989]
1.
The design
standards and requirements outlined in this Part will be utilized
by the Planning Commission in determining the adequacy of all plans
for proposed subdivisions and land developments.
2.
Development
shall be planned, reviewed, and carried out in conformance with all
municipal, state, and other applicable laws and regulations.
[Ord. 577, 10/2/1989]
1.
Land shall
be suited to the purpose for which it is to be subdivided. Land with
unsafe or hazardous conditions such as open quarries, unconsolidated
fill, steep slopes, or flood prone areas shall not be subdivided unless
the subdivision plan provides for adequate safeguards, which are approved
by the Planning Commission.
2.
Consideration
shall be given to applicable provisions of the Nazareth Borough Comprehensive
Plan and the JPC’s Comprehensive Plan for Lehigh and Northampton
Counties, emphasizing future school sites, recreation sites, water
supply and sewage treatment systems, highway alignments, and other
public facilities. However, consideration must be given to the need
for the facilities and utilities mentioned above whether or not they
are proposed as part of a comprehensive plan.
3.
The development
of the proposed subdivision shall be coordinated with the adjacent
existing development so that the area, as a whole, may develop harmoniously.
4.
These
design standards and requirements may be altered by the Planning Commission
for the purpose of achieving economy and ingenuity in design in accordance
with modern and evolving principles of site planning and development
upon presentation of evidence that the intent of such standards and
requirements shall be substantially achieved.
[Ord. 577, 10/2/1989]
1.
Block
Layout. The length, width and shape of blocks shall be determined
with due regard to:
3.
Block
Depth. Single-family residential blocks shall be of sufficient depth
to accommodate two tiers of lots, except:
4.
Commercial
and Industrial Blocks. Blocks in commercial, industrial and multi-family
developments may vary from the elements of design detailed above if
required by the nature of the use. In all cases, however, adequate
provision shall be made for traffic and pedestrian circulation, off-street
parking, and loading areas.
5.
General
Lot Design Standards.
A.
Within the requirements of the Borough Zoning Ordinance [Chapter 27], the size, shape, and orientation of lots shall be appropriate for the type of development and use contemplated.
B.
Insofar
as practical, side lot lines shall be at right angles to straight
street lines or radial to curved street lines.
C.
Where
feasible, lot lines shall follow Borough boundaries rather than cross
them, in order to avoid jurisdictional problems.
D.
Generally,
the depth of residential lots shall be not less than one or more than
two times their width.
E.
Depth
and width of parcels intended for non-residential uses shall be adequate
for the use proposed and sufficient to provide satisfactory space
for on-site parking, loading and unloading, setbacks and landscaping.
6.
Lot Frontage.
A.
All lots
shall have direct access to an existing or proposed public street
or to a private street if it meets the street design requirements
of this Chapter.
B.
Double
or reverse frontage lots may be required to provide separation of
residential development from arterial streets or to overcome specific
disadvantages of topography or other natural features of the proposed
subdivision tract.
7.
Lot Access.
A.
Residential
lots having direct access to a collector street shall be avoided whenever
possible. Where direct access to a collector street cannot be avoided,
adequate turnaround space shall be provided behind the right-of-way
line.
B.
Where
access is permitted to a State road or highway, authorization from
the Pennsylvania Department of Transportation must be proven by the
display of a valid highway occupancy permit. Driveways to single family
residences shall intersect streets at angles of no less than 60º.
All other driveways or access roads shall intersect streets at right
angles, where practicable, and in no case less than 75º.
C.
Widths
of access roads or driveways shall be in accordance with the following
standards:
(1)
Access roads for multi-family residential and all non-residential
subdivisions shall be no less than 24 feet in width, shall not exceed
30 feet in width at the street line and shall be clearly defined by
use of curbing.
(2)
Driveways for single-family residential subdivisions shall be no
less than 10 feet in width but shall not exceed 20 feet in width at
the street line and shall be clearly defined by use of curbing.
D.
Access
road grades or driveway grades shall not exceed the following grades
within 50 feet of intersection with the street:
(1)
10% when access is to a collector or local street within 50 feet
of intersection with the street.
E.
The centerline
of an access road or driveway at the point of access to a street shall
not be located closer to a street intersection than the following
distances:
8.
Flag Lots.
A.
Flag
lots may be allowed in certain circumstances to minimize hardships
in the use of land that lacks adequate road frontage for an equitable
use of the lot. Normally, this situation will be deemed to exist when
the lot lacks double the required road frontage for lots in that Zoning
District. However, flag lots will not be permitted merely to increase
the density of development or to minimize the amount of road improvements.
The following requirements will apply:
(1)
No more than two flag lots will be permitted per original tract of
land, even if lots are subdivided from the tract at different times.
(2)
The access lane will have a minimum width of 25 feet, be contained
entirely within the lot and serve only one lot.
(3)
The access lane will have a maximum length of 500 feet measured from
the right-of-way of the public road to the perimeter of the rectangle
defining the lot area.
(4)
The area in the access lane shall be excluded from the area required for meeting the minimum lot size standards of the Zoning Ordinance [Chapter 27]
(5)
No sharp turns (greater than 45º) shall be allowed within the
access lane.
(6)
The location of the access lane shall be logically related to the
body of the flag lot, surrounding property configurations, woodlands,
topography, watercourses and floodplains.
[Ord. 577, 10/2/1989]
1.
General
Requirements.
A.
Proposed
streets shall be properly related to the road and highway plans of
the State, County and Borough. Streets shall be designed to provide
adequate vehicular access to all lots or parcels and with regard for
topographic conditions, projected volumes of traffic, and further
subdivision possibilities in the area.
B.
The street
system of a proposed subdivision or land development shall be designed
to create a hierarchy of street functions, which includes collector
and local streets.
C.
The street
system of a proposed subdivision or land development shall be designed
so as to minimize street intersections and pedestrian-vehicular conflict
points.
D.
Proposed
local streets shall be designed so as to discourage through traffic
and excessive speeds. However, the developer shall give adequate consideration
to provision for the extension and continuation of collector streets
into and from adjoining properties.
E.
Where, in the opinion of the Planning Commission, it is desirable to provide for street access to adjoining property, streets shall be extended by dedication to the boundary of such property. Distances between access points to adjoining property shall be based on block length standards set forth in § 22-403, Subsection 2.
F.
Where
a subdivision abuts an existing street of improper width or alignment,
the Planning Commission may require the dedication of land sufficient
to widen the street or correct the alignment.
G.
Private
streets (streets not to be offered for dedication) may be approved
by the Planning Commission only if they meet the street design and
improvement standards set forth in this Chapter.
H.
If the
lots in the development are large enough for re-subdivision, or if
a portion of the tract is not subdivided, suitable access and street
openings for such an eventuality shall be provided.
2.
Street
Right-of-Way and Cart Way Widths.
A.
Street
right-of-way and cart way widths in proposed subdivisions shall conform
to the general standards listed below:
|
Classification of Streets
|
Street Design Standards Local
|
|---|---|
|
Right-of-Way Width
|
50 feet - 60 feet
|
|
Cart Way Width
|
30 feet - 36 feet
|
|
Traffic Lane Width
|
10 feet
|
|
Parking Lane Width
|
8 feet (when required)
|
|
Sidewalk Width
|
5 feet (when required)
|
|
Curbing
|
Vertical curb
|
(1)
Required street right-of-way widths may vary depending upon what
is included within the street right-of-way. The main variables in
determining the required right-of-way width are the number of traffic
lanes required, whether or not parking lanes are required, and whether
curbs are required.
(2)
The main variables in determining the required cart way width are
the number of traffic lanes, the number of parking lanes, level of
service, curvature in the road, and projected traffic volume.
(3)
The main variables in determining whether parking lanes should be
required are the amount of traffic generated from the type of development
proposed, the density of development proposed, and the amount of off-street
parking provided.
(4)
The main variables in determining whether sidewalks should be required
are the density and type of proposed development, nature of adjacent
development, the presence of sidewalks in adjacent developments, and
whether the developer provides an interior pedestrian walkway system
as an alternative to sidewalks.
B.
The general standards set forth in § 22-404, Subsection 4A, may be modified by the Planning Commission upon the recommendation of the Borough Engineer or PENNDOT when an analysis of proposed development densities, provisions for off-street parking, and projected traffic volumes indicate a need for such modification. The burden of proof shall be upon the developer to justify the adequacy of rights-of-way or cart way widths, which are less than those, set forth in § 22-404, Subsection 2A.
3.
Horizontal
Curves.
A.
Whenever
street centerlines are deflected more than 5º within 500 feet,
connection shall be made by horizontal curves.
C.
A minimum
tangent of 100 feet shall be required between reverse curves on a
street and between a curve and a street intersection where one of
the intersecting streets is a collector street.
4.
Street
Grades.
A.
There
shall be a minimum centerline grade on all streets of 0.75%.
C.
Intersections
shall be approached on all sides by leveling areas. Such leveling
areas shall have a minimum length of 75 feet (measured from the edge
of the cart way of the intersecting road), within which no grade shall
exceed a maximum of 4%.
6.
Street
Intersections.
A.
Streets
shall intersect at right angles whenever practicable. When local streets
intersect collector streets, the angle of intersection at the street
centerlines shall in no case be less than 75º. No two streets
shall intersect with an angle of intersection at the centerlines of
less than 60º.
B.
Multiple
intersections involving the junction of more than two streets shall
be prohibited.
C.
Two streets
intersecting a third street from opposite sides shall either intersect
with a common centerline or their centerlines shall be offset according
to the following distances:
(1)
The two streets shall be separated by a distance of 150 feet between
centerlines measured along the centerline of the street being intersected
when all three streets involved are local streets.
(2)
The two streets shall be separated by a distance of 300 feet between
centerlines measured along the centerline of the street being intersected
when one or more of the streets involved is a collector street.
D.
Street
curb intersections shall be rounded by a tangential arc with a minimum
radius of:
(1)
Ten feet for intersections involving only local streets; 30 feet
for all intersections involving a collector street.
E.
Street
right-of-way lines shall be parallel to (or concentric with) curb
arcs at intersections.
F.
Clear
sight triangles shall be provided at all street intersections. Within
such triangles, no object greater than two feet in height and no other
object that would obscure the vision of the motorist shall be permitted.
Such triangles shall be established from a distance of:
G.
Wherever
a portion of the line of such triangles occurs within the proposed
building setback line, such portion shall be shown on the final plan
of the subdivision, and shall be considered a building setback line.
7.
Cul-de-Sacs.
A.
Dead-end
streets are prohibited unless designed as cul-de-sac streets or designed
for future access to adjoining properties.
B.
Any dead-end
street which is constructed for future access to an adjoining property
or because of authorized stage development, and which is open to traffic
and exceeds 200 feet in length, shall be provided a temporary, all-weather
turning circle. The turning circle shall be completely within the
boundaries of the subdivision and the use of the turnaround shall
be guaranteed to the public until such time as the street is extended.
C.
Cul-de-sac
streets, permanently designed as such, shall not exceed 1,000 feet
in length and shall not furnish access to more than 25 dwelling units.
In the case of industrial parks, a cul-de-sac shall not furnish access
to more than 100 employees. Exemptions from these requirements may
be granted where necessary due to unique characteristics of the site.
D.
All cul-de-sac
streets, whether permanently or temporarily designed as such, shall
be provided at the closed end with a fully paved turning circle. The
turning circle may be offset to the left and turnarounds offset to
the right shall be discouraged.
(1)
If parking will be prohibited on the turning circle, the minimum
radius of the right-of-way line shall be 50 feet.
(2)
If parking will be permitted on the turning circle, the minimum radius
to the pavement edge or curb line shall be 50 feet, and the minimum
radius of the right-of-way line shall be 60 feet.
E.
The centerline
grade on a cul-de-sac street shall not exceed 10% and the grade of
the diameter of the turnaround shall not exceed 5%.
9.
Street
Names and Street Signs.
A.
Proposed
streets, which are in alignment with others, already existing and
named shall bear the name of the existing street.
B.
In no
case shall the name of a proposed street duplicate an existing street
name in the Borough and in the postal district, irrespective of the
use of the suffix street, road, avenue, boulevard, driveway, place,
court, lane, etc…
C.
All street
names shall be subject to the approval of Borough Council.
D.
Street
signs shall be provided at the intersection of all streets. The type,
height, and design shall be according to PENNDOT standards and approved
by the Planning Commission.
[Ord. 577, 10/2/1989]
1.
The developer
shall provide the most effective type of sanitary sewage disposal
consistent with the Borough's official plan for sewage facilities
prepared in accordance with the Pennsylvania Sewage Facilities Act
(Act 537) and Chapter 71 of the Pennsylvania Department of Environmental
Resources regulations.
2.
Connection
to a public sanitary sewer system shall be required where such a system
is proposed by the Borough’s official plan for sewage facilities,
can feasibly be provided to the proposed subdivision tract, and where
such a system adequately fulfills the sewage disposal needs of the
subdivision of land development.
3.
Where
a public sanitary sewer system is not yet accessible to the site but
is planned for extension within a five-year period, the developer
shall install sanitary sewer lines within the subdivision boundary
to the point where the future connection to a public sewer system
will be made. Lateral connections shall be constructed for all lots.
Connections shall be available in the structures so as to allow the
switch from the use of the on-lot systems to the public system. Such
sewer systems shall be capped until ready for use. On-lot disposal
facilities shall be provided for interim use.
4.
In order
for a private centralized sanitary sewer system to be approved, the
Borough must revise the official plan for sewage facilities by resolution
indicating that the system concept is approved.
5.
In subdivision/land
developments where neither connection to a public sewage system nor
a private centralized sewage system is contemplated, on-lot sewage
disposal systems shall be provided in accordance with the Pennsylvania
Sewage Facilities Act, Chapter 73 of DER Regulations and the requirements
of the Borough Sewage Enforcement Officer.
6.
Sanitary
sewerage systems shall be located and/or designed to minimize flood
damage and minimize or eliminate infiltration of floodwaters into
the system or discharges from the system into floodwaters.
7.
On-lot
sewage disposal systems shall be located and/or designed to avoid
impairment to them or contamination from them during flooding.
[Ord. 577, 10/2/1989]
1.
The developer
shall provide a water supply and distribution system to service the
proposed subdivision through one of the following methods:
A.
Connection
shall be made to a public water supply system where such a system
can feasibly be provided to the proposed subdivision tract and where
the capacity of such a system can adequately fulfill the water supply
demands of the proposed subdivision. A distribution system shall be
designed to furnish an adequate supply of water to each lot. A copy
of the approval document for such a system by the appropriate public
authority or utility company shall be submitted with the final plan.
B.
Where
a public water supply system is planned to serve the proposed subdivision
area within 10 years, a centralized water system will be provided
by the developer where the subdivision involves 20 or more dwelling
units unless the average residential lot size is one acre or larger.
Whenever such a system is provided, the water distribution lines should
be dedicated to the appropriate public authority and the authority
will acquire other parts of the water supply system such as wells,
pumps and storage tanks that can be integrated into the public water
system. This will take place after the improvements are completed
so that the system can be operated by the public authority. A copy
of the approval of such a system by the appropriate public authority
shall be submitted with the final plan. Also, such a system shall
be designed and constructed in a manner that would permit adequate
connection to a public water supply system in the future. Design and
construction standards for centralized water systems are set forth
in Appendix A.[1]
[1]
Editor's Note: Appendix A is on file in the Borough offices.
C.
Where
a public water supply is not proposed within 10 years in the area
of the proposed subdivision and where the average residential lot
size is to be less than one acre, a centralized water system will
be provided by the developer unless the subdivision involves less
than 20 dwelling units and may be provided otherwise. Design and construction
standards for centralized water supply systems are set forth in Appendix
A.
D.
All centralized
water systems that remain privately owned shall be organized in a
manner as to fall within the jurisdiction of the Pennsylvania Public
Utility Commission.
E.
Water
supply systems shall be located and/or designed to minimize or eliminate
infiltration of floodwaters so as to meet Federal Insurance Administration
provisions.
F.
All on-lot
water supplies shall be installed in conformance with Appendix A.
[Ord. 577, 10/2/1989]
1.
Storm
drainage systems shall be provided in order to:
B.
Ensure
adequate drainage of all low points along the line of streets.
C.
Intercept
storm water runoff along streets at intervals related to the extent
and grade of the area drained.
D.
Provide
positive drainage away from on-site sewage disposal systems.
E.
Take
surface water from the bottom of vertical grades, lead water from
springs and avoid excessive use of cross-gutters at street intersections
and elsewhere.
F.
Prevent
overloading of downstream drainage systems and watercourses as a result
of increased rate of runoff caused by the proposed development.
2.
General
Requirements.
A.
A site
drainage plan for the proposed subdivision tract shall be prepared
which illustrates the following information:
(1)
Mapping of the watershed area or areas in which the proposed subdivision
is located.
(2)
Calculation of runoff for all points of runoff concentration within
the site.
(3)
Complete drainage systems for the subdivision. All existing drainage
features, which are to be incorporated in the design, shall be so
identified. If the subdivision is to be developed in stages, a general
drainage plan for the entire subdivision shall be presented with the
first stage and appropriate development stages for the drainage system
shall be indicated.
B.
The existing
points of natural drainage discharge onto adjacent property shall
not be altered.
C.
No storm
water runoff or natural drainage shall be so diverted as to overload
existing drainage systems, or create flooding or the need for additional
drainage structures on other private properties or public lands, without
approved provisions being made by the developer for properly handling
such conditions.
D.
Storm
drainage systems through the subdivision/land development shall be
designed to convey the peak run-off that will occur when all tributary
areas upstream are developed to the extent reasonably projected during
the next 40 years. The calculation of this runoff rate shall take
into account the land use and development regulations including runoff
controls in effect in the tributary areas.
E.
Where a subdivision is traversed by watercourses other than permanent streams, there shall be provided a drainage easement conforming substantially with the line of such watercourse. The width of the easement shall be adequate to provide for unimpeded flow of storm runoff based on calculations made in conformance with § 22-407, Subsection 4, and to provide a freeboard allowance of 1/2 foot above the design water surface level. The terms of the easement shall prohibit excavation, the placing of fill or structures, and any alterations, which may adversely affect the flow of storm water within any portion of the easement. Also, periodic cutting of vegetation in all portions of the easement shall be required.
F.
Drainage
facilities that are located on State highway rights-of-way shall be
approved by the Pennsylvania Department of Transportation and a letter
indicating such approval shall be directed to the Borough Planning
Commission.
G.
All streets
shall be designed so as to provide for the eventual discharge of surface
water away from their rights-of-way.
H.
When
it can be shown to the satisfaction of the Borough Engineer that,
due to topographic conditions, natural drainage swales on the site
cannot adequately provide for drainage, open channels may be constructed
conforming substantially to the line and grade of such natural drainage
swales. Capacities of open channels shall be calculated using the
Manning equation as explained in Appendix B.[1]
[1]
Editor's Note: Appendix A is on file in the Borough offices.
I.
Storm
drainage facilities and appurtenances shall be so designed and provided
as to minimize erosion in watercourse channels and at all points of
discharge.
3.
Storm
Water Detention.
A.
Storm
water detention facilities shall be used whenever increased runoff
from the land development would overload drainage systems or cause
significant increases in flood levels in any watercourses downstream.
This will be determined by comparing the increase in runoff caused
by the land development with the existing runoff rates and capacity
of downstream drainage systems and watercourses.
C.
Where
detention facilities are included as part of the storm drainage system,
the following provisions will apply:
(1)
Detention ponds shall be designed so that they return to normal conditions
within approximately 12 hours after the termination of the storm,
unless the Borough Engineer finds that downstream conditions may warrant
other design criteria for storm water release.
(2)
The developer shall demonstrate that such ponds are designed, protected
and located to assure that public safety is maximized and health problems
are prevented.
(3)
The developer shall verify that the operation of the detention facilities
will not aggravate potential downstream peaking conditions.
(4)
Emergency overflow facilities shall be provided for detention facilities
to handle runoff in excess of design flows.
(5)
If the lands of the proposed land development will remain in common
ownership, the developer shall provide written assurances to the Borough
that the detention ponds will be properly maintained.
(6)
If the lands of the proposed land development will be conveyed to
two or more separate owners, the developer shall provide written assurances
to the Borough that the detention ponds will be properly maintained,
or dedicate the land on which the detention ponds are located to the
Borough which shall then be responsible for maintaining the detention
ponds.
4.
Calculation
of Runoff and Design Storm Frequency.
A.
Storm
drainage systems required by this Chapter shall be designed to provide
protection from a 10 to 100-year storm as determined by the Planning
Commission. A ten-year design storm is appropriate where a storm in
excess of a design storm would have minor impact such as inconvenience
to traffic on local streets. A twenty-five-year design storm is appropriate
where a storm in excess of the design storm would cause major inconvenience
to people and traffic in high use areas such as business districts
and major highways. A 100-year design storm is appropriate where a
storm in excess of the design storm would cause damage to existing
or future structures or their contents.
B.
Storm
water runoff from watersheds of 200 or less acres shall be calculated
by the rational method as described in Manual Number 37 of the American
Society of Civil Engineers. The rational method of runoff calculation
is explained in Appendix B.[2]
[2]
Editor's Note: Appendix A is on file in the Borough offices.
C.
Storm
water runoff from watersheds of more than 200 acres shall be calculated
using the soil cover complex method developed by the Soil Conservation
Service or other appropriate method acceptable to the Borough Engineer.
D.
The design
of any detention facility shall be verified by routing the proposed
post-development hydrograph through the basin using a storage indication
technique.
E.
The Manning
equation explained in Appendix B shall be used in calculating capacities
of watercourses and storm sewers, except culverts, which shall be
designed using methods acceptable to the Borough Engineer.
F.
Complete
detailed drainage calculations and applicable charts and monographs
certified by the design engineer shall be submitted to the Borough
Engineer.
5.
Improvements
Specifications.
A.
Inlets
shall be designed and located to prevent hazardous conditions for
vehicles, bicycles or pedestrians.
B.
The Borough
Engineer should add additional specifications, which may be necessary
for spacing and type of inlets and manholes, minimum pipe sizes, and
materials and construction methods.
[Ord. 577, 10/2/1989]
1.
In accordance
with the Pennsylvania Public Utility Commission Investigation Docket
No. 99, as amended from time to time, all electric utility distribution
lines shall be installed underground in subdivisions or land developments
of five or more dwelling units. In addition, the following design
requirements shall be observed:
A.
Established
public utility and State and Federal governmental agency design standards
shall be observed in preparing the utility plan.
B.
Utility
lines to be installed within street rights-of-way shall be located
according to Borough or Municipal Authority requirements.
C.
Whenever
practicable, telephone and cable TV utilities shall be installed underground
in connection with the installation of electric distribution lines.
D.
Street
lighting, where required, shall be provided at each intersection of
the development and at intervals not to exceed 250 feet between intersections.
E.
Utility
lines shall be installed at the rough grade phase of construction.
Utility lines shall be installed according to their depth, with the
utility line installed at the greatest depth being installed first.
2.
Utility
Easements.
A.
Utility
easements shall be provided for all utility lines servicing the abutting
lots when such utility lines are installed outside street rights-of-way.
No structures or trees shall be placed within such easements. The
location of utility easements shall be acceptable to the appropriate
public utility or Municipal Authority.
B.
Utility
easements shall be located either:
(1)
Abutting the street right-of-way. In this case a minimum easement
width of 10 feet shall be required.
(2)
Along rear or side of lot lines. In this case a minimum easement
width of 20 feet, 10 feet on each side of the lot line, shall be provided.
Where the lot line coincides with the subdivision boundary a minimum
easement width of 15 feet may be required by the Commission.
3.
Petroleum
and Natural Gas Transmission Lines. No company intending to install
any petroleum, petroleum product or natural gas transmission line
shall be allowed to construct the line on less than a fifty-foot right-of-way,
between any proposed dwelling unit and any petroleum, petroleum products
or natural gas transmission line which traverses the subdivision.
4.
Flood
Proofing. Facilities for gas, electric and communication utilities
shall be elevated or flood proofed to a level at least one foot above
the 100-year flood elevation.
[Ord. 577, 10/2/1989; as amended by Ord. 663, 3/6/2000]
1.
Erosion
and Sedimentation Control.
A.
All earth-moving
activities shall be conducted in such a way as to prevent accelerated
erosion and the resulting sedimentation.
B.
No earth-moving
or soil disturbance may take place until an erosion and sedimentation
control plan has been developed in accordance with Chapter 102, Erosion
Control, P.L. 1987. Such a plan is to be maintained on the construction
site until all disturbed areas are finally stabilized.
C.
The erosion
and sedimentation control plan shall be developed in the form outlined
in the Soil Erosion and Sedimentation Control Manual, issued by the
Department of Environmental Resources.
E.
When
it has been determined that an earth-moving permit is required, the
application for such a permit must be filed with the County Conservation
District. The applicant shall submit an erosion and sedimentation
control plan to the County Conservation District for review and recommendations
whether a permit for earth-moving is required or not.
2.
Natural
Feature Preservation.
A.
The design
and development of all subdivisions and land developments shall preserve,
whenever possible, natural features which will aid in providing adequate
open space for recreation and conditions generally favorable to the
health, safety, and welfare of the residents. Some of these natural
features are the natural terrain of the site, woodland areas, large
trees, natural watercourses and bodies of water, wetlands, rock outcroppings,
and scenic views. More detailed standards concerning the preservation
of specific natural features are set forth in the following subsections.
B.
Floodplain
Regulation.
(1)
A map illustrating flood elevations for the tract for a 100-year flood, where applicable, shall be submitted as part of the sketch plan material as set forth in § 22-301. The flood elevation map shall be based on the Nazareth Borough Flood Insurance Rate Map (FlRM). When not available, the map shall be based on an estimated 100-year flood elevations or estimated areas subject to flooding based on best available data.
(2)
A developer shall adhere to the following standards within areas
designated as regulatory flood ways and flood fringe areas on the
flood elevation map.
(a)
No buildings are to be constructed in regulatory floodways. Other
encroachments may be permitted provided that the encroachment will
not cause any increase in the 100-year flood elevation at any point.
Consideration of the effects of a proposed use shall be based on a
reasonable assumption that there will be an equal degree of encroachment
extending for a significant reach on both sides of the stream.
(b)
Structures may be permitted in flood fringe areas provided that the
lowest floor (including basement) is elevated at least one foot above
the 100-year flood elevation and that the proposed improvements will
not increase the water surface elevation of the 100-year flood by
more than one foot at any point. The lowest floor of non-residential
structures may be constructed below the 100-year flood elevation provided
that below this elevation the structure is watertight with walls substantially
impermeable to the passage of water and is designed with structural
components having the capability of resisting forces caused by floodwaters.
C.
D.
Tree
Preservation and Planting.
(1)
Trees six inches or more in diameter (measured at a height 4 1/2
feet above grade) may be removed if they are located within the proposed
cart way or sidewalk portion of a proposed street right-of-way, or
within 15 feet of the foundation area of a new building with the approval
of the Planning Commission. Areas in which trees are retained shall
remain at original grade level and undisturbed wherever possible.
(2)
Where no existing trees are retained along proposed street rights-of-way,
trees shall be planted at intervals of between 50 and 100 feet but
in no instance shall there be less than one tree per lot. Trees shall
not be retained or planted within three feet of the street curb or
the sidewalk. Trees may be retained or planted between the street
curb and the sidewalk if there is a minimum distance of six feet.
(3)
A landscape plan shall be drawn for all commercial, industrial and
multi-family developments. The plan shall show existing and proposed
vegetative cover.
(4)
The landscape plan shall include trees in addition to those required
along the street rights-of-way. The following standards are to be
used as a guide to the number, not the spacing or location, of additional
trees required.
E.
Topsoil
Protection. Topsoil shall not be removed from the development site
or used as fill. Topsoil shall be removed from the areas of construction
and stored separately. The topsoil shall be stabilized to minimize
erosion during storage. Upon completion of the construction, topsoil
must be uniformly redistributed on the site.
3.
Open Space
and Recreation Areas. Subject to the provisions and requirements of
the Municipalities Planning Code, the open space and creation needs
of subdivisions and land developments shall be met as follows:
B.
For subdivisions
and land developments involving 60 or more lots or dwelling units,
the recreation needs shall be met as follows:
(1)
Land may be offered for dedication to the Borough, subject to approval
by Borough Council. A minimum of 750 square feet per lot or dwelling
unit shall be provided. The land offered for dedication shall not:
(1) be subject to flooding, (2) have slopes in excess of 15%, (3)
include storm water management facilities, (4) include wetlands, or
(5) include quarries and/or other dangerous features. The Borough
Council shall consider the offer relative to the following factors:
