This article sets forth the following land subdivision principles, standards, and requirements, which shall be applied by the Borough Planning Commission and Borough Council in evaluating the plans for proposed subdivisions and shall be the minimum requirements.
A. 
All plans shall be prepared in compliance with all applicable municipal ordinances, including Chapter 155, Zoning, in effect, and in compliance with any requirement imposed by any local, County, State, or Federal entity exercising valid regulatory authority.
B. 
In reviewing subdivision plans, the Planning Commission will consider the adequacy of existing or proposed community facilities to serve the additional dwelling units proposed by the subdivision. A reservation of land for community facilities may be requested when appropriate.
C. 
The subdivision of land shall be done in a manner that will not have the effect of debarring adjacent property owners from access to the streets and ways of the subdivision. The Borough may require dedicated, improved, or undedicated parcels to be provided for future access to adjacent land.
D. 
Land which is unsuitable for development because of hazards to life, safety, health, or property, shall not be subdivided or developed, until such hazards have been eliminated or unless adequate safeguards against such hazards are provided for in the Subdivision or Land Development Plan. Land included as having unsuitable characteristics would be the following:
(1) 
Land subject to flooding or which has a high water table.
(2) 
Land which, if developed, will create or aggravate a flooding condition upon other land.
(3) 
Land subject to subsidence.
(4) 
Land subject to underground fires.
(5) 
Land containing significant areas of slopes greater than 15%.
(6) 
Land which, because of means of access is considered hazardous by the Borough.
(7) 
Land which is subject to ground pollution or contamination.
E. 
Proposed subdivisions or land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
F. 
When other local regulations or state or federal statutes impose more restrictive standards and requirements than those contained herein, the more restrictive standards shall be observed.
G. 
The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments in the Borough. The Borough may require additional standards in unique situations to promote the purposes of this chapter as specified in § 121-102.
H. 
Any application fee for development shall conform to the standards set forth in this article, unless a modification or waiver is granted under the provisions of this chapter.
A. 
Land shall be subdivided only for the purposes for which the subdivision has been approved or proposed.
B. 
Preservation of natural features. A subdivider or developer shall make every effort to preserve shade trees, other salient natural features, keep cut-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff. Whenever possible, the applicant shall preserve trees, scenic points, historic spots and other community assets and landmarks. All subdivisions over five acres in size shall include a comprehensive environmental analysis prepared by a qualified environmental engineer. Such environmental analysis shall include:
(1) 
A description of the project.
(2) 
A map indicating:
(a) 
Limits of the following slope areas:
[1] 
Zero percent to 7%.
[2] 
Eighty percent to 15%.
[3] 
Fifteen percent to 25%.
[4] 
Twenty-five percent to 35%
[5] 
Over 35%.
(b) 
All natural watercourses and wetlands.
(c) 
Undermined areas with less than 100 feet overburden.
(d) 
Landslide-prone areas.
(3) 
An assessment of the impact of the proposed development on those items identified in Subsection A(2) above.
(4) 
A list of steps proposed to mitigate environmental damage to the site during construction.
(5) 
Evidence that the analysis was completed by a qualified environmental engineer and that the proposed subdivision or land development is consistent with the steep slope provisions in the Borough's zoning ordinance.[1]
[1]
Editor's Note: See Ch. 155, Zoning, of this Code.
C. 
Land subject to hazards of life, health and safety shall not be subdivided until such hazards have been reviewed or corrected.
D. 
All portions of a tract being subdivided or developed shall be taken up in lots, streets, public lands, or other proposed uses so that remnants and landlocked areas shall be served.
E. 
Grading.
(1) 
Blocks and lots shall be graded to provide proper drainage away from buildings and to prevent the collection of stormwater in pools. Minimum 2% slopes away from structures shall be required.
(2) 
Lot grading shall be of such design as to carry surface waters to the nearest practical street, storm drain, or natural watercourse. Where drainage swales are used to deliver surface waters away from buildings, their grade shall not be less than 1% nor more than 4%. The swales shall be sodded, planted, or lined as required. A Grading and Drainage Plan shall be required for all subdivisions and land developments, except minor subdivisions.
(3) 
All final grading shall require a certification from a registered professional engineer licensed in the Commonwealth of Pennsylvania experienced in soil, slope, and foundation engineering.
(4) 
No final grading shall be permitted with a cut face steeper in slope than two horizontal to one vertical except under the following conditions:
(a) 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than two horizontal to one vertical, and a written statement of a civil engineer licensed by the Commonwealth of Pennsylvania and experienced in soil, slope, foundation engineering, and erosion control to that effect is submitted to the Borough Engineer. The statement shall state that the site has been inspected and that the deviation from the slope specified hereinbefore will not result in injury to persons or damage to property.
(b) 
A concrete or stone masonry wall constructed according to sound engineering standards for which plans are submitted to the Borough Engineer for review and written approval is provided.
(5) 
No final grading shall be permitted in fill areas which creates any exposed surface steeper in slope than two horizontal to one vertical except under the following conditions:
(a) 
The fill is located so that settlement, sliding, or erosion will not result in property damage or be hazardous to adjoining property, streets, alleys, buildings, or watercourses.
(b) 
A written statement from a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in soil, slope, foundation engineering, and erosion control, certifying that he has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the Borough Engineer.
(c) 
A wall is constructed to support the face of the fill.
(6) 
The top or bottom edge of slopes shall be a minimum of three feet from adjoining property and rights-of-way lines of streets in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines where walls or slopes are steeper than one horizontal to one vertical and five feet or more in height shall be protected by a protective fence no less than five feet in height approved by the Borough Engineer.
(7) 
All lots must be kept free of any debris or nuisances whatsoever.
A. 
Blocks.
(1) 
The length, width, and shape of blocks shall be determined with regard to:
(2) 
Provision of adequate sites for type of building proposed.
(3) 
Topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation and access.
(5) 
Requirements for fire safety.
(6) 
Street intersection requirements as outlined in § 121-406.
(7) 
Bulk requirements as stipulated in the Borough zoning ordinance.[1]
[1]
Editor's Note: See Ch. 155, Zoning, of this Code.
(8) 
Blocks shall have a maximum length of 1,500 feet and, as far as practicable, a minimum length of 530 feet.
(9) 
Blocks subdivided into lots shall be approximately two lot depths in width, except lots along a major thoroughfare which front on an interior street.
(10) 
In commercial areas, the block layout shall conform, with due consideration to site conditions, to the best possible layout to serve the buying public, to permit good traffic circulation and the parking of automobiles, to make delivery and pickup efficient, and to reinforce the best design of the units in the commercial areas.
(11) 
Cul-de-sacs, in general, shall not exceed 400 feet in length, except where approved by the Borough, to provide future extension.
B. 
Lots and building lines.
(1) 
The depth-to-width ratio of usable lot length shall be a maximum of 2 to 1. Lots greater than one acre in size may increase their depth to width ratio to 3 to 1.
(2) 
Every lot shall abut on a public street with the exception of suitably designed residential courts or other planned developments having acceptable means of access provided by private streets.
(3) 
Lots fronting directly on existing or proposed arterial streets or collector streets shall be avoided. Access to such lots shall be limited to the provisions of § 121-408.
(4) 
Through lots shall be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation.
(5) 
Side lines of lots, so far as practical, shall be at right angles or radial to street lines.
(6) 
Corner lots shall be increased in size whenever necessary so as to conform to the Borough's zoning ordinance[2], so that any structure to be placed thereon shall conform to the minimum building setback requirements.
[2]
Editor's Note: See Ch. 155, Zoning, of this Code.
(7) 
Lots for nonresidential uses shall be of such size and shape as may be suitable for their prospective use and to provide sufficient space for off-street parking and loading, and water supply and sanitary sewage disposal (if either or both are to be provided by individual on-lot facilities).
(8) 
Building setback lines on lots and parcels. Building lines of lots or parcels from street rights-of-way (public or private) shall not be less than those required by the appropriate zoning classification under Chapter 155, Zoning, as amended, for the zoning district in which they are located.
(9) 
Lots shall be laid out and graded to provide positive drainage away from buildings and water wells.
(10) 
No lot remnant shall be permitted. Remnant areas are to be added to the proposed lots or dedicated for public use.
(11) 
No residual lots shall front an arterial street.
(12) 
Lot numbers or lettered parcels shall be assigned and approved prior to filing the final subdivision and/or land development plat.
A. 
General street standards.
(1) 
In general, all streets shall be aligned with existing streets and shall compose a convenient system to ensure circulation of vehicular and pedestrian traffic.
(2) 
New streets shall be logically related to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the sites to be served by such streets.
(3) 
All streets intended for public use shall be paved to full cartway width. In all cases, paving materials and workmanship shall conform to any and all applicable Borough standards, including all Pennsylvania Department of Transportation Standards adopted by the Borough. The proposed street system shall extend existing or recorded streets at the same width, but in no case at less than the required minimum width, and be so located as to allow proper development of surrounding properties.
(4) 
Where abutting land is undeveloped, new subdivisions shall make provision for the extension of streets into such abutting undeveloped land by continuing the rights-of-way of proposed streets to the boundaries of the site being subdivided.
(5) 
New half or partial streets will not be permitted. Wherever a parcel to be subdivided borders an existing half (or partial) street, the remaining portion of the street shall be secured and platted within the new subdivision.
(6) 
Dead-end streets shall be prohibited, unless provided with a permanent or temporary cul-de-sac turnaround as specified in § 121-405(G).
(7) 
Where streets continue into abutting municipalities, evidence of compatibility of design, particularly with regard to street widths and curbing size and type, shall be submitted. The applicant shall coordinate such design with both municipalities to avoid abrupt changes in cartway width or in public improvements provided.
(8) 
Where a land development abuts an arterial street or a collector street, the land development shall minimize the number of points of access.
(9) 
Areas shall be reserved for future street usage in conjunction with the development of adjacent tracts. A sketch plan and/or other information may be required to demonstrate the feasibility of future expansion of the street system. Streets within the reserved areas shall be constructed to the full standards of this chapter, including extensions of underground utilities, unless a waiver is granted. If a waiver to construct the cartway is granted, these areas shall be reserved for street improvements to be provided by the developer of the adjacent tract.
(10) 
No fences, hedges, shrubbery, walls, plantings, or similar obstructions that obscure visibility shall be located within the street right-of-way. Clear sight triangle requirements set forth in any applicable Borough ordinances and per PennDOT requirements shall be met. The Borough may require sight distance easements as determined by the Borough Engineer.
(11) 
The extension of existing streets which are presently constructed with a cartway different from current Borough standards shall be provided with a transition area, the design of which is subject to Borough approval.
(12) 
As a minimum, all new streets shall be graded to the right-of-way line. All cut and fill banks shall not exceed a maximum of 2:1 slope.
(13) 
Streets, collector driveways, and parking compounds shall be designed to preclude or minimize the need for a guide rail. The Borough may, however, require a guide rail to be placed for protection on embankments when a barrier is indicated, as warranted in Design Manual Part 2, Highway Design, by PennDOT, as amended, or where otherwise deemed necessary.
(14) 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Subdivision plans creating new streets shall provide proof of the following in a form acceptable to the Borough Engineer and Borough Zoning Officer, prior to final plan approval.
(15) 
On-street parking. Where on-street parking is permitted, a parking lane at least 10 feet wide shall be added to one or both sides of the required pavement. The parking lane or lanes shall be paved to the satisfaction of the Borough Engineer.
(16) 
When any land development project requires construction within an existing or proposed street right-of-way and requires a street opening to install any below grade utility and/or stormwater facility, the contractor shall repair the street consistent with the Borough's Construction Standards.
(17) 
The final wearing course of any proposed street shall not be installed until a commercial or industrial land development project is substantially complete. In the case of residential land development projects, the final wearing course shall not be installed until 90% of all residential units are complete, including any future phases of the development that would require access across the street surface.
(18) 
All catch basin inlets located in a proposed street shall be set flush with the initial wearing course elevation and shall be operational throughout all construction phases. The contractor shall install inlet grate risers at the time the final wearing course is installed.
B. 
Street and right-of-way width.
(1) 
Minimum street right-of-way and cartway (pavement from curb face to curb face) widths shall be as follows, unless otherwise indicated by another Borough map or within the Comprehensive Plan:
Table IV-1. Minimum Street Right-of-Way and Cartway Width
Street Type
Minimum Required Width
Feet
Collector
Right-of-way
50
Cartway
24
Minor or local
Right-of-way
50
Cartway
24
Permanent cul-de-sac
Right-of-way (radius)
50
Cartway (radius)
40
Private
Right-of-way
20
Cartway
12
Arterial
As defined by the Pennsylvania Department of Transportation
(2) 
Additional right-of-way and cartway widths may be required by the Planning Commission for various reasons, including, but not limited to:
(a) 
The type of land development;
(b) 
Public safety and convenience;
(c) 
Allowance for anticipated traffic volume;
(d) 
The size of vehicles frequenting the development;
(e) 
Parking lanes;
(f) 
The loading of school buses or other public transportation;
(g) 
Consistency with surrounding land development or existing subdivision street rights-of-way; and
(h) 
Widening existing streets (rights-of-way) where the width does not meet the requirements of this regulation.
C. 
Street grades.
(1) 
There shall be a minimum center-line grade of 2%.
(2) 
Center-line grades shall not exceed the following:
(a) 
Minor street: 12%.
(b) 
Connector street: 8%.
(c) 
Collector street: 8%.
(d) 
All street intersections: 4%.
(3) 
Grades shall be designed for maximum visibility.
D. 
Horizontal curves. Proper sight distance must be provided with respect to horizontal alignment. Measured along the center line five feet above grade, horizontal curves shall be provided to permit the following minimum sight distances:
(1) 
Minor streets: 100 feet.
(2) 
Collector and connector streets: 200 feet.
E. 
Vertical curves. Proper sight distance must be provided with respect to vertical alignment. Measured along the center line five feet above minimum sight distances:
(1) 
Minor streets: 100 feet.
(2) 
Collector and connector streets: 200 feet.
F. 
Alleys. Alleys shall be prohibited in all new land developments.
G. 
Cul-de-sacs. Permanent cul-de-sacs may be permitted when it is clear that through traffic is not essential to the street system in that district, and under existing conditions. A cul-de-sac must have adequate turning space for vehicles, which shall include a minimum right-of-way of 100 feet, and a minimum street edge or curb radius of 40 feet.
H. 
Street names. The developer may choose the street names subject to the review of the Borough Council, and the Post Office. No street, other than an extension, may be given a name identical or similar to another street within the Quaker Valley School District.
I. 
Curbs.
(1) 
Curbs shall be provided on all streets and parking compounds located within multi-family and apartment building developments. Curbs shall also be required on new streets in all subdivisions or land developments. Curbs or other drainage controls shall be installed to properly control surface drainage and protect the streets from erosion. The requirement for curbs may be waived at the discretion of the Borough Council.
(2) 
All curbs shall be depressed at intersections and driveways to sufficient width to accommodate wheelchairs. Depression shall be in line with sidewalks where provided.
(3) 
All curbs shall be plain cement concrete as detailed in PennDOT Publication 72M, Standards for Roadway Construction Series. Expansion joints shall be every 10 feet. Asphalt wedge curbing may be permitted on a case-by-case basis by Borough Council.
A. 
Where a proposed street intersects an existing Borough street, the proposed street shall be designed to prevent any runoff from entering the Borough right-of-way.
B. 
At street intersections, there shall be a level area on the proposed street within which no grade shall exceed a maximum of 8% for a minimum distance of 100 feet (measured from the intersection of the center lines of the streets).
C. 
Street name signs shall be installed at all intersections, and their design shall be approved by the Borough and meet PennDOT standards. All signing shall identify both intersecting streets. Regulatory signs shall be installed at all locations identified by a traffic circulation study prepared by the developer. Standard traffic signs shall be approved by the Borough, meet PennDOT standards, and shall be supplied and installed in accordance with Borough regulations.
D. 
Intersections involving the junction of more than two streets are prohibited.
E. 
The minimum distance between the center line of intersections shall be:
(1) 
One thousand feet for any intersection involving an arterial street;
(2) 
Six hundred feet for any intersection involving a collector street;
(3) 
Two hundred fifty feet for any intersection involving a local or private street; or
(4) 
As otherwise specified by PennDOT publication number 70M.
F. 
Right angle intersections shall be used whenever possible. Minimum street intersection angles shall be 60°.
G. 
All curbs at intersections shall be rounded by a minimum radius of:
(1) 
Local access streets: 20 feet.
(2) 
Marginal access streets: 20 feet.
(3) 
Collector and industrial streets: 25 feet.
(4) 
Thirty-foot radii may be used where minor streets intersect collector and/or arterial streets.
H. 
The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway. The Borough may require larger radii based on the largest design vehicle using the intersection.
I. 
All streets intersecting a state roadway shall be subject to the approval of PennDOT.
J. 
There shall be provided and maintained at all intersections a clear sight triangle. Clear sight triangles shall be indicated on all plans. No building or other obstruction that would obscure the vision of a motorist shall be permitted within these areas. The Borough may require sight distance easements as determined by the Borough Engineer.
K. 
Proper safe stopping sight distance shall be provided with respect to both horizontal and vertical street alignments at all intersections. Sight distance at street intersections shall be calculated based on PennDOT Pub. 70, as amended, and approved by the Borough Engineer.
A. 
A private street is limited to providing access to no more than two abutting lots that are utilized for single-family detached dwellings and/or agricultural operations.
B. 
Private streets shall provide a minimum cartway width of 12 feet and a minimum easement or right-of-way width of 20 feet.
C. 
Private streets shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance, and drainage of the accessing street.
D. 
Private streets shall include stormwater management facilities when required by the Borough's Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 117 of this Code.
E. 
The minimum street grade permitted for private streets shall be 1.5%.
F. 
The maximum street grade permitted for private streets shall be 15%.
G. 
A private street must be clearly labeled on the recording plat as a private street. The Borough shall have no express or potential liability to maintain the private street or accept dedication of the private street.
H. 
Applications which propose a private street shall include an access and maintenance agreement, in a form acceptable to the Borough, which shall be recorded with the Recorder of Deeds as part of the final plan. Reference to this recorded access and maintenance agreement shall be provided in the deeds of the lots having use of the private street. This access and maintenance agreement shall establish the conditions under which the private street will be constructed and maintained.
I. 
A note to this affect, similar to the following note, shall be affixed to the recording plan in a manner acceptable to the Borough: "Private Street restriction. The private street shown on this plan is strictly limited to providing access to no more than two abutting residential lots and/or agricultural operations."
A. 
Residential lots are prohibited from directly accessing onto aerial or collector streets. Access to all residential lots shall be provided by a road network that is internal to the proposed land development.
B. 
All points of access to a street shall be so located, designed, and constructed as to provide an acceptable sight distance, as determined by the Borough Engineer.
C. 
All lots shall be provided with direct access to a public or private right-of-way.
(1) 
Direct access to a public or private right-of-way shall not be provided through adjacent lots which otherwise would require an easement.
D. 
Driveways accessing state roadways shall be approved by PennDOT.
A. 
Sidewalks.
(1) 
Sidewalks shall be provided on all streets and parking compounds located within multi-family and apartment building developments. Sidewalks shall also be required on new streets in subdivisions or land developments. The requirement of sidewalks may be waived at the discretion of the Borough Council.
(2) 
Minimum widths for sidewalks along each type of public street shall be five feet and shall follow PennDOT Specifications Publication 408, as amended.
(3) 
Sidewalks shall be located with the inside edge on foot from the right of way line of the abutting property, unless otherwise directed by the Borough Council.
B. 
Crosswalks.
(1) 
Crosswalks may be required between streets whenever necessary to facilitate pedestrian circulation and to give access to community facilities, such as parks, playgrounds, or schools.
(2) 
Such crosswalks have a right-of-way width of not less than 10 feet and have a paved walk five feet in width.
C. 
Sidewalks and crosswalks shall have a minimum gradient of 1% and maximum gradient of 10%. Handicapped access, ramp gradients, railing requirements, and treatment of pavement surfacing shall comply with applicable requirements of the Pennsylvania Department of Labor and Industry and the Americans with Disabilities Act (ADA).
D. 
Trails. If a developer chooses to install trails within a proposed development, the trail shall be designed and constructed based on the following requirements:
(1) 
Trails shall be constructed in accordance with the Borough Construction Standard Details.
(2) 
Trails shall link internal common open space areas, nearby neighborhoods, parks, community facilities and elsewhere as recommended by the Planning Commission and approved by the Borough Council.
E. 
Maintenance. Maintenance of all proposed sidewalks and/or trails shall be the responsibility of the adjacent property owner or homeowners' association which represents the property owners in the development. Appropriate language shall be placed on the recorded plat indicating this maintenance responsibility.
A. 
Stakeout. In order to ensure the Borough and/or its Engineer that the street is being paved in the center of the right-of-way and in accordance with all grades that may have heretofore been approved, the contractor, developer and/or street builder must present an affidavit, signed by a professional land surveyor licensed in the State of Pennsylvania, that he has established the recorded and/or legal right-of-way on the ground by a survey on the ground and has set construction stakes to the desired construction offset distance at points along the street not exceeding fifty-foot intervals and has established reference elevation on said stakes to effect the construction of the street in accordance with all plans that have been previously approved.
B. 
Grading.
(1) 
All streets shall be graded to the full width of the right-of-way and the adjacent side slopes graded to blend with the natural lay of the land, or in accordance with the cross section presented, to the satisfaction of the Borough Engineer. If the topography of the ground does not permit the grading of the entire right-of-way, the finished graded area must slope from the right-of-way line toward the paving, to the satisfaction of the Borough Engineer or other designated Borough officials. When filling operations are required, all topsoil must be removed and the surface roughed up or scarified in order to ensure a good bond between the filled ground and virgin ground. (If the lateral slope upon which the fill is to be made is deemed too steep for scarifying to make bond, then the virgin ground must first be benched and the fill placed upon the benches.) Drainage for any springs, wet areas, existing streams, or wet weather gullies encountered while preparing for filling operations must be approved by the Borough before filling can be commenced. Fills must be built up with six-inch layers of suitable rock-free, nonfrozen material, each layer being well compacted with an approved sheep's foot 10-ton roller or equivalent approved by the Borough, and well crowned and drained to prevent soaking and spongy areas. Where fill materials are necessary to establish uniform grades, compacting shall be required to 95% density and shall be so certified by a qualified soils technician. No paving shall be placed in any fill area until at least two months have elapsed since the filling operation was completed. A slope of two horizontal to one vertical foot beyond the right-of-way line in cut or fill shall be required as the maximum slope, except for extraordinary situations approved by the Borough.
(2) 
Street cross sections for all streets shall be in accordance with the standards established by the Borough or elsewhere herein. All details of the cross section, crowns, curb, pavement, subgrade, and roadside ditches shall conform to the designated cross section. (State approval shall also be obtained where necessary.)
(3) 
The subgrade shall be well rolled with an approved three-wheel, 10-ton minimum roller, crowned in conformance with the finished surface crown, and must be perfectly smooth, free of spongy areas as well as drained with approved subgrade drains and/or bleeders, the bleeders draining into approved dry wells (constructed at a minimum distance of three feet from the edge of paving), lateral drains, storm sewers or drop inlets. In all cases, the flow lines of the aforementioned dry wells, lateral drains, storm sewers and drop inlets must be at least 18 inches to three feet below the lowest part of the subgrade. All drainage must be constructed and in operation before any fine grading, berm construction or filling is commenced. The width of the subgrade shall include the area to be paved, plus the area of any curbs, berms, or sidewalks.
C. 
Berms. Where required, built-up, rolled berms shall be constructed along each edge paving using suitable and approved material (which shall not include red dog or ashes) with a minimum width of three feet and sloping toward the paving at a minimum slope of two inches per foot, using the top of the curb for the start of the upward slope. The berm shall be constructed before the curb or base is constructed and simultaneously with the fine grading of the subgrade.
D. 
Subbase.
(1) 
The developer shall place a compacted subbase consisting of PennDOT No. 2A limestone material which shall meet the PennDOT Publication 408 specifications, as amended, placed, and spread evenly and extensively rolled in place with a three-wheel, 10-ton roller while maintaining the crown. Subbase depths shall be as required by the Borough Construction Details.
(2) 
Where conditions warrant, subsurface drainage systems shall be installed. Generally, this will mean that subsurface drainage must be installed in the high side of any cut, unless approved otherwise.
(3) 
An underlying geotextile fabric shall be required for the separation of subgrade and subbase aggregate. Geotextiles shall meet the PennDOT Publication 408 specifications, Section 212 - Geotextiles, as amended.
E. 
Binder course. The developer shall place Superpave 25mm binder course material and properly compact to a minimum thickness as required by the Borough Construction Details.
F. 
Asphalt wedge curbing.
(1) 
Plain cement curbing shall be required unless Borough Council allows the installation of asphalt wedge curbing.
(2) 
If allowed by Borough Council, all asphalt wedge curbing shall meet the following requirements:
(a) 
The asphalt wedge curbing shall be a compacted-wedge type, 12 inches wide and six inches high, unless otherwise specified and approved.
(b) 
The binder course portion under the wedge-type curb must be installed at the time of the binder course installation and must extend a minimum of six inches beyond the back of the curb.
(c) 
The curb shall be constructed before the wearing surface is placed using Superpave binder material, depending on the overall design of the street, and shall be machine spread and machine rolled, all materials to be prepared in a plant approved by the Pennsylvania Department of Transportation. All mixing, handling, and laying must conform with Pennsylvania Department of Transportation Specifications, Publication 408, as amended.
(d) 
The curb must be properly barricaded and protected from any traffic or vehicles of any kind until it has been thoroughly set up and all voids on the grass plot side have been completely backfilled, the backfill being placed with proper and approved tamping equipment in maximum four-inch layers. No traffic or vehicles of any kind will be permitted to pass over this curb except through driveway approaches.
G. 
Design standards.
(1) 
Wearing course.
(a) 
After placing the Superpave binder course layer, the developer shall install 9.5 mm wearing course material over the entire street surface and properly compact to a minimum depth of 1 1/2 inches.
(b) 
After home and other construction is 90% complete, the developer shall place Superpave wearing surface course material over the entire wearing surface (including curbs) and properly compact to a minimum thickness of one inch.
(c) 
All materials shall be placed and compacted using approved spreaders and rollers in compliance with Pennsylvania Department of Transportation Publication 408, as amended.
H. 
Concrete streets and concrete curb construction.
(1) 
If concrete street and/or concrete curb construction is desired or required because of heaving or industrial use of street, all plans, materials, specifications, construction, and inspection of this type of street must be approved by the Borough Council and the Borough Engineer.
(2) 
The specifications and construction must comply to Portland Cement Association Recommended Standards, latest edition, titled "Design of Concrete Pavement for City Streets" and the requirements of PennDOT Publication No. 72M "Standards for Roadway Construction" as they pertain to concrete pavement. The width of the streets shall be as set forth elsewhere in this chapter. A special street width for divided highways in an enlarged overall street right-of-way width shall be permitted, but each of said parallel cartways shall have a minimum width of 15 feet, including curbs. (This special street width must be approved as a special use only when unusual topography, natural conditions or traffic exist and warrant such exceptions. This use may be approved or required through special action by the Borough Council.)
A. 
Street construction such as filling, berming, subgrade, fine-grade construction, base construction, or surface construction cannot be commenced before May 15 and must be completed before October 15 of the same year, unless special permission is granted by the Borough Council otherwise. (It is assumed that the weather conditions between these dates will be ideal for street construction; however, if adverse weather conditions occur between these dates, the contractor or builder must abide by the judgment of the Borough Council, their agents, or assigns, in regard to permissible construction weather conditions.)
B. 
Testing and repair.
(1) 
Prior to acceptance by the Borough, all streets shall be core bored, at locations to be determined by the Borough Engineer, by a reputable firm certified to do such work. All cores shall be tested for compliance with all applicable paving regulations and shall include, as a minimum, standard test for thickness, material gradation and compaction, and the Borough shall be furnished with three copies of a written report setting forth the test results. All costs associated therewith are to be paid by the developer or subdivider.
(2) 
All paving must be in complete compliance with Pennsylvania Department of Transportation Publication 408, as amended, and the Borough may subject the finished street to any additional testing set forth therein.
(3) 
All streets shall have a smooth, uniform, finished surface, and the developer shall replace or resurface any areas which do not meet the testing requirements or do not have a smooth, uniform appearance due to patches, spalling, poorly butted joints, etc., regardless of the results of any tests. Any replacement or resurfacing shall be made in a neat, workmanlike manner, extending the entire width of the street at right angles to the center line, the extent of the replacement or resurfacing to be determined by the Borough Engineer.
C. 
Acceptance of streets.
(1) 
Prior to acceptance of any streets and after all street construction has been completed, the developer and/or contractor, under the direct guidance of a licensed Pennsylvania surveyor, must install concrete monuments with a minimum size of four inches in diameter, four inches square and three feet long, the center being marked with a one-half-inch minimum brass wire or bar plug, at all intersections and points of curvature in order to amply mark the right-of-way before the construction of the street can be considered as complete and fully prepared for the Borough to accept the maintenance responsibilities.
(2) 
The developer shall be required to furnish the Borough with a maintenance bond prior to the acceptance of any streets by the Borough. Such bonding, with a corporate surety company approved by the Borough Council, shall be in the amount of 15% of the construction value and shall be for a period of 18 months commencing with the date of acceptance of said streets by the Borough and shall specifically protect the Borough from defects of inferior materials and workmanship or damage caused by the developer, subdivider and those employed by or under contract to him. If it is necessary that the contractor must violate the weight limit of eight tons (which will be in effect simultaneously with the date of acceptance), he will be required to give the Borough a two-year maintenance bond in the amount of 100% of the construction cost, commencing on the date that the violation of the weight limit ceases. In no event can the contractor violate the weight limit without the express approval of the Borough and, if approved, not before the aforementioned two-year maintenance bond has been obtained and is in effect.
D. 
Monuments.
(1) 
All streets shall be monumented, and monument locations shall be shown on the recorded plat. All angle points in the boundary of any subdivision shall be monumented. All lot corners and angle points shall be located by iron pins. All monuments and iron pins shall be placed by a professional land surveyor licensed in the State of Pennsylvania so that the scored (by an indented cross in the top of the monument) point shall coincide exactly with the point of intersection of the lines being monumented.
(2) 
Monuments and iron pins shall be set so their top is level with the finished grade of the surrounding area.
A. 
Easements with a minimum width of 20 feet (or as otherwise required) shall be provided for all stormwater facilities, drainage structures, swales, sanitary sewers, clear sight triangles, and other utilities. In the case of multiple standards or overlapping easements, the wider standards shall apply from the outside edge of the proposed utilities.
(1) 
Shared utility easements shall be a minimum of 30 feet wide.
B. 
To the fullest extent possible, easements shall be located adjacent to rear lot lines or side lot lines.
C. 
Nothing shall be placed, planted, set, or put within the area of an easement that would adversely affect the function of the easement or conflict with the easement agreement. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain an easement.
D. 
Where a site is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural or man-made drainage, or as required by the Borough Stormwater Ordinance.
E. 
Pedestrian easements shall have a minimum width of 10 feet.
(1) 
The applicant shall provide a method of physically delineating pedestrian easements across private lots. Such method may include shrubbery, trees, markers, or other method acceptable to the Borough Council.
F. 
Design of all easements shall be approved by the Borough Engineer.
A. 
In order to promote the highest environmental quality possible, the degree to which the applicant of a subdivision or land development plan has prepared existing salient natural features and landforms intrinsic to the site shall be assessed. Terms of approval of a plat may be subject to the manner in which the layout or design of the plan has preserved existing natural features, such as, but not limited to, trees, wooded areas, and watercourses.
B. 
Open space. Where the applicant is offering for dedication, or is required by ordinance to establish a preservation of open space or preserve an area of scenic or historic importance, a "limit of work," which will confine excavation, earth moving procedures and other changes to the landscape, may be required to ensure preservation and prevent despoliation of character of the area in open space.
C. 
Tree preservation. Trees having ten-inch caliper or above shall not be removed except those located within the proposed street right-of-way, clear site triangle, well area, sewage facility area, or within utility locations and equipment access area.
D. 
Topsoil preservation. All of the topsoil from areas where cuts and fills have been made shall be stockpiled and redistributed uniformly after grading. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% and shall be stabilized by sodding on slopes 10% or more and planted in ground cover on slopes 20% or greater.
E. 
Landscaping. For all multi-family, apartment, office, commercial, and industrial subdivisions or land developments, a landscaping plan shall be provided and shall include sufficient plantings for the required open space, planting strips, screenings, formal gardens, shade trees, and natural barriers.
F. 
Preserved landscaping. When there is a conscientious effort to preserve the existing natural integrity and character of a site and where such preservation effectuates areas of woodland and tress comparable to required planting improvements, i.e., landscaping and buffer screening, the plan may be received in lieu of additional landscaping requirements.
G. 
Trees. The planning of tress within the street right-of-way line shall not be permitted. The planting of any trees within the private property of each residential lot shall be at the discretion of the property owner or developer, but must be consistent with Chapter 135, Trees, of the Borough Code.
A. 
The water supply system for the subdivision or land development shall meet the design standards and requirements of all public boards or bodies having jurisdiction.
B. 
If a private water supply is permitted, it must comply with the standards and requirements of the county and the Commonwealth of Pennsylvania.
C. 
If a private water supply is permitted, individual private wells shall be located at least 25 feet from the property lines and shall not be located within the floor plan of any building and also shall maintain the minimum horizontal isolation distances specified 25 Pa. Code § 73.13, Standards for Sewage Disposal Facilities.
A. 
No application for preliminary approval of a plan of subdivision or land development shall be approved unless a completed sewage facilities planning module, as required for the proposed development, has been submitted to the Borough.
B. 
No final plat shall be approved or recorded until the plans and specifications for sanitary sewage facilities have been approved and permits issued, as required by the Pennsylvania Department of Environmental Protection.
C. 
All sanitary sewage facilities for the subdivision or land development shall be constructed in accordance with the design standards and requirements of all public boards or bodies having jurisdiction.
D. 
When a community sanitary sewerage facility is proposed to serve a development, a point of connection to the sanitary sewer shall be provided for each lot. Sanitary sewers shall also be extended to the perimeter of the subdivision or land development to allow service to adjacent properties.
E. 
Sanitary sewage plans and connections shall be consistent with Chapters 102, Sanitary Sewers, and 105, Sewers, of the Borough Code.
A. 
All major subdivisions and land developments shall provide plans to the Borough Police Chief and Volunteer Fire Chief for recommendation and comment. The applicant shall demonstrate:
(1) 
Adequate access for emergency vehicles and emergency responders; and
(2) 
Adequate fire hydrant locations in subdivision and land developments where public water is being provided.
In all plans where public water is provided, fire hydrants shall be installed at accessible appropriate locations to give adequate fire protection as outlined by the National Board of Fire Underwriters and as approved by the local Fire Chief.
A. 
Monuments.
(1) 
Permanent reference monuments shall be located at the surrounding boundary corners of all subdivisions.
(2) 
Permanent reference monuments shall be accurately placed along at least one side of each street at the beginning and end of all curves and at all angles.
B. 
Markers.
(1) 
Markers shall be set at all lot corners and at the points where lot lines intersect curves and/or other property lines.
(2) 
All lot corners shall be located with solid metal pins of at least 5/8 inch diameter with a minimum length of 30 inches.
C. 
All monuments and markers shall be placed by a registered engineer or surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being monumented or marked.
D. 
The monuments and pins as required shall be shown on the final recorded plat and the "as-built" plans with the distance between them and with sufficient curve data plainly marked.
A. 
All stormwater management, collection, conveyance, erosion control and floodplain considerations shall be accomplished in accordance with the provisions of the Borough Stormwater Management Ordinance, as amended.[1]
[1]
Editor's Note: See Ch. 117 of this Code.
B. 
Floodplain areas shall be established and preserved as provided by the Borough Floodplain Management Ordinance, as amended.[2]
[2]
Editor's Note: See Ch. 155, Zoning, of this Code.
A. 
Purpose. The purpose of this section is:
(1) 
To regulate the subdivision or development of land within any designated floodplain area in order to promote the general health, welfare, and safety of the community.
(2) 
To require that each subdivision lot or land development in flood-prone areas be provided within a safe building site with adequate access; and that public facilities which serve such uses be designed and installed to preclude flood damage at the time of initial construction.
(3) 
To prevent individuals from buying lands which are unsuitable for use because of flooding by prohibiting the improper subdivision or development of unprotected land within the designated floodplain districts.
B. 
Abrogation and greater restrictions. To the extent that this section imposes greater requirements or more complete disclosure than any other provisions of this chapter, in any respect, or to the extent that the provisions of this section are more restrictive than such other provisions, it shall control such other provisions of this chapter.
C. 
Disclaimer of municipal liability. The grant of a permit or approval of a plan for any proposed subdivision or land development to be located within any designated floodplain area shall not constitute a representation, guarantee, or warranty of any kind by the Borough of Glen Osborne or by any official or employee thereof of the practicability or safety of the purposed use and shall create no liability upon the Borough of Glen Osborne, its officials, employees, or agents.
D. 
Application procedures and requirements.
(1) 
Pre-application procedures.
(a) 
Prior to the preparation of any plans. It is suggested that the prospective developers consult with the Pennsylvania Department of Environmental Protection and the Borough of Glen Osborne Sewage Enforcement Officer concerning soil suitability when on-site sewage disposal facilities are proposed.
(b) 
Prospective developers shall consult the Allegheny County Conservation District representative concerning erosion and sediment control and the effect of geologic conditions on the proposed development. At the same time, a determination should be made as to whether or not any flood hazards either exist or will be created as result of the subdivision or development.
(2) 
Preliminary plan requirements. The following information shall be required as part of the preliminary plan and shall be prepared by a registered engineer.
(a) 
Name of engineer or surveyor or other qualified person responsible for providing the information required.
(b) 
A map showing the location of the proposed subdivision or land development with respect to any designated floodplain area, including information on, but not limited to, the 100-year flood elevations, boundaries of the floodplain area or areas, proposed lot sites, fills, flood or erosion protective facilities, and areas subject to special deed restrictions.
(c) 
Where the subdivision or land development lies partially or completely within any designated floodplain area, or where the subdivision or land development borders on a floodplain area, the preliminary plan map shall include detailed information giving the location and elevation of proposed streets, public utilities, and building sites. All such maps shall also show contours at intervals of two feet or less (as required) and shall identify accurately the boundaries of the floodplain area.
(d) 
Such information as is required by this Subdivision Ordinance.
E. 
Prospective developers shall consult the Allegheny County Conservation District representative concerning erosion and sediment control and the effect of geologic conditions on the proposed development. At the same time, a determination should be made as to whether or not any flood hazards either exist or will be created as result of the subdivision or development.
F. 
Final plan requirements. The following information shall be required as part of the final plan and shall be prepared by a registered engineer or surveyor.
(1) 
All information required for the submission of the preliminary plan incorporating any changes requested by the Borough of Glen Osborne.
(2) 
A map showing the exact location and elevation of all proposed buildings, structures, streets, and public utilities to be constructed within any designated floodplain area. All such maps show contours at intervals of two feet or-less (as required) within the floodplain area and shall identify accurately the boundaries of the flood-prone areas.
(3) 
Submission of the final plan shall also be accompanied by all required permits and related documentation from the Department of Environmental Protection, and any other Commonwealth agency, where any alteration or relocation of a stream or watercourse is proposed. In additional documentation shall be submitted indicating that all affected adjacent municipalities have been notified in advance of the proposed alteration or relations.
(4) 
Submission of Soil Sedimentation and Erosion Control Plan as approved by the Allegheny County Conservation District and/or the Department of Environmental Protection.
A. 
The Borough Council may require that any new streets and/or intersections are provided with street lighting.
(1) 
Where required, the applicant shall install, at the applicant's expense, street lighting serviced by underground conduits in accordance with a plan approved by the Borough Engineer.
(2) 
When street lighting is required, the cost of maintenance shall be the responsibility of a homeowners' association or other approved entity.
B. 
Street lighting shall be installed as per the lighting plan approved by the Borough Council.
C. 
The spacing of streetlights shall be based on a photometric plan that demonstrates adequate lighting is provided at grade.
D. 
The maximum height of streetlights shall not exceed the maximum height permitted in the Zoning District or 25 feet, whichever is less.
E. 
The shielding of lighting shall provide proper lighting without hazard to drivers or nuisance to residents.
F. 
Style, type, shielding, and manufacturer of street lighting shall be subject to the approval of the Borough Council.