A. 
The following subdivision, land use and land development principles, standards and requirements will be applied in evaluating plans for proposed subdivisions, land uses and land developments.
B. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety and general welfare. The Borough, where special conditions or characteristics exist, may require the application of greater standards.
A. 
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 not be created.
B. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are not permitted.
C. 
In general, lot lines shall follow Borough boundary lines rather than cross them.
D. 
The applicant shall conform to all applicable performance standards.
E. 
Subdivisions, land uses and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.
F. 
Land subject to flooding or other hazards to life, health, or property, and land deemed to be topographically unsuitable, shall not be platted for residential occupancy or for such other uses as may increase danger to health, life, or property, or aggravate erosion or flood hazard until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plans. Such land within the subdivision, land use or land development shall be set aside on the plan for uses which shall not be endangered by periodic or occasional inundation and shall not produce unsatisfactory living conditions.
G. 
Where flooding is known to have occurred within the area shown on the plan, such area shall be clearly marked "subject to periodic flooding" and no building or streets shall be permitted in this area.
H. 
At a minimum, the environmental performance standards of Article VI of Chapter 450, Zoning, and the requirements of Chapter 295, Natural Resource Protection, shall be met. All design specifications shall be engineered to improve water quality and stormwater management. The standards requiring the greatest degree of environmental protection shall be applied where conflicts or inconsistencies exist.
I. 
By resolution of Borough Council, additional design requirements and specification may be adopted and shall become an appendix to this chapter. The requirements and specifications set forth in the appendix are incorporated by reference as though set forth at length in the body of this chapter.
A. 
Areas provided or reserved for community facilities shall be adequate to provide for building sites, landscaping and parking as appropriate to the use proposed.
B. 
Standards for community facilities. The following standards shall apply to the provisions of recreation space and open space:
(1) 
Areas set aside for recreational purposes, such as, playgrounds or playfields, shall be of adequate size and configuration to accommodate the intended use. They shall be located to serve all residents of the development, and in large developments more than one area may be required to serve the residents in close proximity to their dwellings. Access shall be provided from a street.
(2) 
Open space and open areas shall be provided as required by Chapter 450, Zoning, and Chapter 295, Natural Resource Protection.
(3) 
Recreation areas shall be usable open space; not residual land remaining after the lot, structure and street layout. Recreational spaces shall have a minimum dimension of 20 feet and a minimum area of 10,000 square feet.
(4) 
Open space and passive areas shall be accessible open space rather than residual land remaining after the lot, structure and street layout. Open and passive spaces shall have a minimum dimension of 20 feet and a minimum area of 1,000 square feet.
A. 
Private streets may be approved only if they are designed to meet Borough street standards and comply with the standards necessary to secure an allocation of the liquid fuels tax.
B. 
Streets shall be logically related to topography so as to produce reasonable grades, appropriate visibility, satisfactory drainage and suitable building sites.
C. 
Residential streets shall be so laid out as to discourage through traffic and to alleviate difficult traffic areas; however, the arrangement of streets shall provide for the reasonable continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future subdivision.
D. 
If lots resulting from original subdivision are large enough to permit resubdivision, or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary.
E. 
Dead-end, cul-de-sac and stub streets shall be prohibited.
F. 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets.
G. 
Street names shall not be repeated within the Borough and shall not be similar to other streets in the Borough or in the immediate vicinity so as to prevent or lessen confusion. All street names shall be reviewed by the Chief of Police, the Fire Marshal, and the local Post Master and shall be subject to the final approval of Borough Council.
A. 
Proposed streets shall conform to such county and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law and to the requirements of any general plans of the area as developed by the Planning Commission and adopted by Borough Council, including the Official Map.
B. 
ADT (average daily traffic) generated by a proposed subdivision or land development shall be determined using Trip Generation, 6th Edition, of the Institute of Transportation Engineers, or the latest edition thereof.
C. 
Existing streets are as classified in Chapter 450, Zoning, and as hereafter revised. In the absence of any said classifications, the following classifications shall apply:[1]
(1) 
Expressways: none.
(2) 
Arterial streets: none.
(3) 
Collector streets: Pine Street.
(4) 
Minor collector streets: Maple Avenue.
(5) 
Primary streets: Maple Avenue, Bellevue Avenue, Winchester Avenue, Richardson Avenue.
(6) 
Secondary streets: all other streets.
(7) 
Alleys: all alleys, whether named or not.
[1]
Editor's Note: See also Subsection B of the definition of "street" in § 390-201 and the definition of "street classification" in § 450-201 of Chapter 450, Zoning.
A. 
The following charts and sketches are a general guide to the dimensional standards for the various classifications of roads.
(1) 
Basic design elements.
Design Speed
(mph)
Wheel Load
(pounds)
Expressway
60-70
16,000 +
Arterial
50-60
12,000
Collector
40-50
9,000
Minor*
35-45
9,000
Primary*
25-40
7,000
Secondary*
20-30
5,000
*
The requirement to design for a specified speed shall not obligate the Borough to post said street at that specified speed. In order to protect historical structures and increase safety, the Borough may lower the rate of actual permitted speed of motor vehicles. (Ref: U.S. Army Corps of Engineers Manual, Part X, Chapter 1.)
(2) 
Streets, design standards.
Ultimate R.O.W.
(feet)
Cartway
feet)
Curb
Sidewalks
Expressways
*
*
*
none
Arterials
100-200
*
*
*
Collectors
80
44
*
*
Primary
60
26a
**
**
Secondary
40
24b
**
**
Alley
16
12
none
none
*
As recommended by the Pennsylvania Department of Transportation.
**
Curbs and Sidewalks shall be installed to the specifications stated in §§ 390-721 and 390-722.
a.
A thirty-six-foot width shall be required for parking purposes along the entire right-of-way where one or more lots of a subdivision front on a primary street.
b.
Parking limitations may be required by Borough Council.
B. 
Additional rights-of-way and cartway widths may be required by the Borough Council in order to lessen traffic congestion, to increase visibility, to provide on-street parking, to secure safety from fire, panic and other dangers, to facilitate the adequate provision for transportation and other public requirements, and to promote the general welfare.
C. 
Where a subdivision abuts or contains an existing street, the applicant shall be required to improve said street to Borough Standards, and the ultimate right-of- way width shall be dedicated to conform to the standards set by Borough Council. If the Borough Engineer determines that core borings are necessary to determine the condition of the existing street, these shall be completed by the applicant at the applicant's expense.
D. 
New half or partial streets shall not be permitted.
E. 
Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
F. 
Regrading of the entire right-of-way shall be mandatory unless stipulated by the Borough Council.
G. 
Private streets. Private residential streets will be approved only if they are designed to meet Borough street standards. Private streets shall be indicated as such on the record plan and shall be subject to contract. The contract shall indicate the corporation, association, condominium, or other legal entity responsible for the maintenance of the private streets and include provisions, satisfactory to the Borough Solicitor, to provide long-term funding for repairs, maintenance, snow removal, and street replacement and to ensure long-term preservation and maintenance of any private streets, curbs or cartways.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.
B. 
To ensure adequate sight distance, minimum center-line radii for horizontal curves shall be as follows:
(1) 
Secondary streets: 150 feet.
(2) 
Primary streets: 200 feet.
(3) 
Collectors streets: 300 feet.
C. 
Except on secondary streets, a minimum tangent of 100 feet shall be required between curves.
D. 
The approaches to an intersection shall follow a straight course for at least 50 feet.
E. 
Any applicant who encroaches within the legal right-of-way of a State highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation Permits Office prior to approval of preliminary plans.
A. 
Center-line grades shall not be less than 0.5%.
B. 
The maximum street grades shall be as follows:
(1) 
Secondary streets: 5%.
(2) 
Primary and collector streets: 3%.
C. 
Vertical curves shall be used at changes of grade exceeding 1% and shall be designed in relation to the extent of the grade change and to provide the following minimum sight distances:
(1) 
For over crests (summits), each 4% difference in gradients use 125-foot length of curve.
(2) 
For under crests (sags), each 4% difference in gradients use one 100-foot length of curve.
D. 
Where the grade of any street at the approach to an intersection exceeds 5%, a leveling area shall be provided having not greater than 3% grades. The leveling area length is to be 100 feet from the point of intersection of the edge of the cartways.
E. 
Maximum grade within any intersection shall not exceed 3%.
F. 
In no case shall any combination of vertical or horizontal curve provide sight distances less than those required by the minimum sight distances found in the latest edition of PA Chapter 441, PaDOT Access To and Occupancy of Highways By Driveways and Local Roads,[1] or any successor classifications.
[1]
Editor's Note: See 67 Pa. Code § 441.1 et seq.
A. 
Streets shall be laid out to intersect at right angles for a minimum of 75 feet beyond the intersection of the right-of-way lines.
B. 
Multiple intersections involving junction of more than two streets shall be prohibited.
C. 
In all districts, no structure, fence, planting or other structure shall be maintained between a plane two feet above curb level and a plane seven feet above curb level so as to interfere with traffic visibility across the corner within that part of the required front or side yard which is within a triangle bounded by the two street lines and a straight line drawn between points on each such lines 50 feet from the intersection of said lines or extension thereof.
D. 
Primary and secondary streets shall not intersect on the same side of a collector street or a minor collector street at an interval of less than 800 feet.
E. 
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.
F. 
Curb radii. Curblines shall be rounded by a tangential arc, the minimum radius of which shall be in accordance with the chart below. The curbline radius shall be concentric with that of the right-of-way line, excepting at the intersections of street having different widths between the curb and right-of-way lines.
Street Type
Required Curb Radius
(feet)
Arterial
Meet PennDOT requirements
Collector, Primary
30
Secondary, Alley
20
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
Driveway location.
(1) 
Where a subdivision abuts or contains an existing or proposed expressway, arterial, collector street, minor collector street, or alley, the following shall be used: marginal access streets, reverse frontage lots or such other treatment shall be required to provide protection for abutting properties, reduction in the number of intersections with the major street, and separation of local through traffic.
(2) 
In general, no driveway shall take access to an arterial or collector street.
(3) 
Driveways shall be so located and designed as to provide a reasonable sight distance at street intersections. The standards set forth in Chapter 441 of the Pennsylvania Code 67, and its latest revisions (setting forth standards for safe locations and providing sight lines for safe entry),[1] shall be used to determine what is a reasonable sight distance.
[1]
Editor's Note: See 67 Pa. Code § 441.1 et seq.
(4) 
Residential driveways shall be located not less than 40 feet from the intersection corner, measured from the face of the curb or the edge of the pavement of the intersecting street. Any other driveway shall be located not less than 60 feet from the intersection corner.
(5) 
Driveways shall be setback at least five feet from any structure, except at the garage entry.
(6) 
Driveways shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications.
(7) 
A Pennsylvania Dept. of Transportation highway occupancy permit is required for all access drives entering a state highway.
(8) 
Driveways shall meet the standards and requirements set forth in Chapter 441 of the Pennsylvania Code 67, and its latest revisions (setting forth standards for safe locations and providing sight lines for safe entry), but at a minimum shall be as follows:
Classification of Development
Minimum Width at Curb
(feet)
Minimum Radius at Curb
(feet)
Maximum Width Grade
(feet)
Maximum
(Percent)
A
Single-fam. det. res.
10
3 - 5
12
6%
B
Other residential not included in A.
12 (1-way)
10
12
4%
24 (2-way)
15
24
4%
C
Any other dev. not incl. in A or B
12 (1-way)
15
15
4%
24 (2-way)
*
24
4%
(9) 
By conditional use, double-wide driveways are permitted in the C and C-1 Districts. Double-wide driveways shall not be permitted in the Historic District.
(10) 
Access from alleys is encouraged in residential areas.
B. 
Construction.
(1) 
At a minimum, construction of driveways will be in accordance with 67 Pa. Code Chapter 441 and its latest revisions. All driveways shall be constructed of durable materials (i.e., asphalt, concrete, brick, etc.) for a minimum distance of 10 feet from the back edge of the sidewalk or if no sidewalk, from the right-of-way. At the discretion of Borough Council, driveways servicing single-family residences may be constructed using stone aggregate as follows:
(a) 
Top course: one inches thick layer 3/8 inches crushed stone or gravel and
(b) 
Base course: six inches thick layer of 1 1/2 inches aggregate rolled with a six- to ten-ton roller or compacted subgrade. (Refer to the Appendix.)[2]
[2]
Editor's Note: See Appendix D, included as an attachment to this chapter.
(2) 
Grading and drainage of driveways shall be in accordance with the criteria contained in § 390-717, Stormwater management and drainage.
(3) 
Driveways shall be set back at least six feet from any property line. Driveways of existing single-family residences may be placed up to within two feet of a property line only if there are no reasonable alternatives.
(4) 
The minimum cross slope for driveways shall be no less than 2%.
(5) 
The maximum center-line grade (slope) of driveways shall be 8% for residential properties, except when the driveway abuts a collector or minor collector street, where the slope of the first 20 feet from the edge of the cartway shall not exceed 5%.
(6) 
Parking areas shall be laid out using the criteria outlined in § 390-711, Parking facilities, and § 390-714, Landscaping for parking facilities.
(7) 
The angle of intersection of a driveway and a public street shall be no less than 60°.
(8) 
The applicant shall make adequate provisions to maintain uninterrupted parallel drainage along a public street, where intersected by a driveway.
A. 
The control of grades, curvature, and obstructions at intersections is required to insure adequate sight distance for safe and efficient vehicular operation. There are three types of sight distance:
(1) 
For stopping;
(2) 
For passing overtaken vehicles on two and three lane streets; and
(3) 
For intersections to insure safe crossing or entering of an intersecting street.
B. 
The table below shows the minimum sight distance required for the three forms of sight distance on the varying street types:
Expressway
Arterial
Collector
Minor
Primary
Secondary
Sight Distance (mph)
55
50
40
35
30
20
Stopping (feet)
350
350
275
250
200
150
Passing
To be determined by the Borough Engineer.
Intersections (feet)
800
750
600
550
500
400
The design standards specified below shall be required for all off-street parking facilities with a capacity of three or more vehicles built after the effective date of this chapter.
A. 
The minimum dimensions of stalls and aisles shall be as follows:
Angle of Parking
(degree)
Parking Stall Width
(feet)
Stall Depth
(feet)
Aisle: One-way
(feet)
Two Way
(feet)
90°
10
20
20
24
60°
10
22
18
21
45°
12
22
15
18
30°
12
22
12
18
Parallel
10
22
12
18
B. 
Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicles.
C. 
All parking spaces shall be marked so as to provide for orderly and safe parking.
D. 
At no time shall angle or perpendicular parking be permitted along public streets. All parking lots and bays permitting parking other than parallel shall be physically separated from the street and confined by curbing or other suitable separating device.
E. 
Except entrance and exit drives, all parking areas shall be set back from the future right-of-way line at least 15 feet. The distance between this required setback and the future cartway shall be maintained as a planting strip or planting strip and sidewalk.
F. 
No more than 10 parking spaces shall be permitted in a continuous row without being interrupted by landscaping.
G. 
No one area for off-street parking of motor vehicles shall exceed 36 cars in capacity. Separate areas on a parcel shall be physically separated from one another by ten-foot planting strips.
H. 
Parking lots with less than 24 spaces shall not have a grade exceeding 5%. Parking lots with more than 24 spaces shall not have a grade exceeding 3%. No grade, cut, fill or height difference shall exceed four feet and shall be subject to approval of the Borough Engineer.
I. 
In no case shall parking areas for three or more vehicles be designed to require or encourage cars to back into a public street in order to leave the lot.
J. 
Entrances and exits to and from off-street parking areas shall be located so as to avoid interference with street traffic.
K. 
For the purpose of servicing any property held under single and separate ownership, entrance and exit drives crossing the street line shall be limited to two along the frontage of any single street, and their center lines shall be spaced at least 80 feet apart. On all corner properties, there shall be a minimum spacing of 60 feet, measured at the curbline, between the center line of any entrance or exit drive and the street line of the street parallel to said access drive.
L. 
The width of entrance and exit drives shall be:
(1) 
A minimum of 12 feet for one-way use only;
(2) 
A minimum of 24 feet for two-way use,
(3) 
A maximum of 40 feet at the curbline.
M. 
Parking lots shall be designed to prevent vehicles from overhanging on any sidewalk area. Tire bumpers shall be compatible to the surroundings and made of a material other than concrete.
N. 
No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas, entrances, and exits.
O. 
All dead-end parking areas shall be designed to provide sufficient back-up area for the end stalls of the parking area.
P. 
Raised pedestrian crosswalks and refuge islands shall be provided at intervals not exceeding 200 feet along the length of each parking area.
Q. 
Pedestrian crosswalks in parking areas shall not be subject to passage or concentration of surface runoff.
R. 
Access drives and aisles within parking lots shall be graded and drained to keep the travel lanes free of stormwater.
A. 
Residential uses.
(1) 
All parking areas for B-1, B-2, B-3, B-4, and B-7 Uses, as defined in Chapter 450, Zoning, shall permit or make available adequately lighted areas for the parking of vehicles during after-dark hours.
(2) 
Lights may be placed on structures or on light standards located within landscaped areas and not within the parking area.
(3) 
The lighting plan shall provide for nonglare lights focused downward and shall provide illumination which shall not cause a spillover effect on adjacent properties.
B. 
All other residential uses, parking lots, and nonresidential uses.
(1) 
All parking areas shall be adequately lighted during after-dark operating hours.
(2) 
The lighting plan shall provide for nonglare lights focused downward. The incident light intensity provided at ground level shall be a minimum of 0.5 foot-candle anywhere in the area to be illuminated, except where such illumination will cause a spillover effect on adjacent properties. Lighting shall be provided by fixtures with a mounting height not more than 20 feet.
(3) 
All light standards shall be located within landscaped islands and be freestanding on secure bases and not on the parking surfaces.
(4) 
Any other outdoor lighting, such as building and sidewalk illumination, signs, canopies, windows, driveways with no adjacent parking and ornamental lighting, shall be shown on a lighting plan in sufficient detail to allow determination of the effects to adjacent properties, traffic safety and overhead sky glow.
C. 
The objective of these specifications is to reduce light pollution and to eliminate off-premises effects. No use shall produce glare off the premises by illumination originating on the premises. No bare or direct light source shall be visible beyond the lot lines. Only diffused or reflected lights shall be visible beyond the lot line. Illumination from light originating on the site shall not exceed 0.35 foot-candles at the lot line. No light shall shine directly into windows or onto streets and driveways in such manner as to interfere with or distract driver's vision.
D. 
All portions of buildings, facades, signs, windows, canopies or structures which shall be or are capable of being lit shall be clearly shown in the preliminary and final plans and applicant shall submit a lighting plan.
E. 
Historic district and historic structures. Lighting requirements for structures, developments, land uses, and subdivisions for properties within the Historic District or involving historic structures may be reduced or modified to maintain the appearance and character of the area, upon recommendation of the Historic Architectural Review Board and approval of Borough Council. All proposed lighting shall be consistent with the Borough Historic Lighting Policy.
In order to prevent the establishment of a greater number of parking spaces than is actually required to serve the needs of nonresidential uses, Borough Council, after consulting with the Planning Commission and Borough Engineer, may permit a conditional reduction of parking space if the following conditions are satisfied:
A. 
The design of the parking lot, as indicated on the plan, must designate sufficient space to meet the parking requirements of Chapter 450, Zoning. The plan shall also illustrate the layout for the total number of parking spaces.
B. 
The conditional reduction shall provide for the establishment of no less than 80% of the required number of parking spaces, as specified in Chapter 450, Zoning. This initial phase of the parking provision shall be clearly indicated on the plan.
C. 
The balance of the parking area conditionally reserved shall not include areas for required buffer yards, setbacks, or areas which would otherwise be unsuitable for parking spaces due to the physical characteristics of the land, or other requirements of this chapter. This parking area which is reserved shall be located and have characteristics so as to provide amenable open space should it be determined the additional parking spaces are not required. The applicant shall provide a landscaping plan for the reserved area with the plan.
D. 
The applicant shall enter into a written agreement with Borough Council that, after one year following the issuing of the last occupancy permit, the additional parking spaces shall be provided at the applicant's or owner's expense, should it be determined that the required number of parking spaces are necessary to satisfy the need of the particular land development.
E. 
At the time of the above stated agreement, the applicant or owner shall post a performance bond or other securities to cover the expense of a traffic study to be undertaken by a registered traffic engineer of Borough Council's choosing who shall determine the advisability of providing the full parking requirement. With recommendations of the traffic engineer, the Borough Engineer and the Planning Commission, Borough Council shall determine if the additional spaces shall be provided by the applicant or if the area shall remain as open space.
F. 
Land which has been determined and designated by Borough Council to remain as open space rather than as required parking shall not be used to provide parking spaces for any addition or expansion but shall remain as open space.
A. 
All parking areas shall have at least one tree of three inches caliper minimum for every five parking spaces in single bays and one tree of three inches caliper minimum for every 10 parking spaces in double bays. Trees shall be planted in such a manner to afford maximum protection from the sun for parked vehicles. A minimum of 10% of any parking lot facility over 2,000 square feet in gross area shall be devoted to landscaping, inclusive of required trees.
B. 
Plants shall be able to survive soot and gas fumes. Trees which have low growing branches, gum or moisture which may drop on vehicles; blossoms, thorns, seeds, or pods which may clog drainage facilities shall be avoided. The plantings chosen should be of sufficient size to be effective the first year they are planted.
C. 
The Landscaping Plan shall be submitted to the Borough Shade Tree Commission and to the Borough land use consultant for their review and recommendations.
Off-street loading shall be provided on any lot on which a building exceeding 6,000 square feet of gross floor area for nonresidential uses is erected. Borough Council may waive off-street loading requirements for nonresidential uses which do not have, and are not intended to have in the future, a need for off-street loading. Borough Council may reduce off-street loading requirements for nonresidential uses to reduce truck traffic or to increase safety, may require that loading or unloading occur at specified hours, or further modify the requirements to increase environmental protection, water quality or stormwater management.
A. 
Every retail store, private or public utility, department store, retail establishment, storage warehouse, or wholesale establishment, care facility, industrial plant or manufacturing establishment exceeding 6,000 square feet shall have at least one off street loading space. Where there is an aggregate gross floor area of 20,000 square feet or more arranged, intended or designed for such use, there shall be provided off-street truck loading or unloading berths in accordance with the following table:
Square Feet of Aggregate Gross Floor Area Devoted to Each Use
Required Number of Berths
6,000 up to 19,999
1
20,000 up to 79,999
2
80,000 up to 127,999
3
128,000 up to 191,999
4
192,000 up to 255,999
5
For each additional 72,000 square feet
1 Additional Berth
B. 
Every auditorium, convention hall, exhibition hall, funeral home, multifamily dwelling of 20 units or more, office buildings, restaurant, hotel, sports arena, or welfare institution exceeding 6,000 square feet shall have at least one off-street loading space. Where there is an aggregate gross floor area of 30,000 square feet or more, arranged, intended or designed for such use, there shall be provided off-street truck loading and unloading berths in accordance with the following table:
Square Feet of Aggregate Gross Floor Area Devoted to Each Use
Required Number of Berths
6,000 up to 44,999
1
45,000 up to 119,999
2
120,000 up to 197,999
3
For each additional 100,000 square feet
1 add'l berth
A. 
Off-street loading facilities shall be designed to conform to the following specifications:
(1) 
Each required space shall be no less than 14 feet wide, 50 feet long, and 17 feet high, exclusive of drives and maneuvering space, and located entirely on the lot being served.
(2) 
There shall be appropriate means of access to a street or alley as well as adequate maneuvering space.
(3) 
The maximum width of driveways and sidewalk openings measured at the street lot line shall be 35 feet; the minimum width shall be 20 feet.
(4) 
All accessory driveways and entrance ways shall be graded, surfaced and drained to the satisfaction of the Borough Engineer, to the extent necessary to prevent nuisances of dust, erosion, or excessive water flow across public ways.
(5) 
Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard, or an unreasonable impediment to traffic.
(6) 
The lighting requirements of § 390-712 shall be met when applicable.
B. 
All required loading facilities shall be provided and maintained in accordance with the following requirements:
(1) 
They shall be provided and maintained as long as the use exists which the facilities were designed to serve.
(2) 
They shall not be reduced in total extent after their provision, except when such reduction is in conformity with the requirements of this article.
(3) 
Reasonable precautions shall be taken by the owner or sponsor of particular uses to assure the availability of required facilities to the delivery and pickup vehicles they are designed to serve.
[Amended 6-8-2005 by Ord. No. 2005-05]
A. 
Applicability.
(1) 
The stormwater management regulations apply to all areas of The Borough of Langhorne. However, specific criteria and requirements are given for those areas of the Borough which are located within the Neshaminy Creek drainage basin and delineated in the map titled "Stormwater Runoff Peak Rate Districts - Langhorne Borough Bucks County, PA" dated November 11, 1992, attached to the Borough of Langhorne Neshaminy Creek Stormwater Management Ordinance,[2] and its latest revisions.
[2]
Editor's Note: See Appendix D of Ch. 366, Pt. 1, Resource Protection and Stormwater Management.
(2) 
The portion of the Borough which is not in the Neshaminy Creek drainage basin shall be regulated by the general stormwater provisions not specific to the Neshaminy Basin. A review of the applicability of and proof of compliance with the Pennsylvania Storm Water Management Act, as amended by Act 63 of May 24, 1984,[3] the Stormwater Management Guidelines adopted by the General Assembly, the Lower Neshaminy Creek Watershed Conservation Plan, and the Delaware River South Designated Watershed Stormwater Management Plan, approved on August 11, 2004, and to all subsequent changes to these documents, as amended from time to time.
[3]
Editor's Note: See 32 P.S. § 680.1 et seq.
(3) 
The cost and inspection provisions of Chapter 366, Stormwater Management, Part 1, shall apply to all areas requiring stormwater management plans, unless specifically waived by Borough Council.
B. 
The applicant shall construct and/or install such drainage structures, on-site and off-site as necessary to:
(1) 
Prevent erosion damage and to satisfactorily carry off or detain and control the rate of release of surface waters.
(2) 
Encourage all runoff control measures to percolate the stormwater into the ground to aid in the recharge of groundwaters.
(3) 
Carry surface water to the nearest adequate street, storm drain, detention basin, natural watercourse or drainage facility.
(4) 
Take surface water from the bottom of vertical grades, to lead water away from springs and to avoid excessive use of cross gutters at street intersections.
(5) 
Control the anticipated peak discharge from the property being subdivided or developed as well as the runoff entering the site from adjacent properties, in accordance with the design criteria set forth herein and the provisions of Chapter 366, Stormwater Management, Part 1.
(6) 
Maintain and improve the natural stream channels. Accelerated bank erosion shall be prevented by controlling the rate and velocity of runoff discharge to these watercourses, so as to avoid increasing the occurrence of stream bank overflow.
(7) 
Preserve the adequacy of existing culverts. Bridges and similar structures shall be preserved by suppressing the new flood peaks created by the plan.
(8) 
Improve water quality and stormwater management.
C. 
Retention of existing watercourses and natural drainage features.
(1) 
Whenever a watercourse, stream or intermittent stream is located within a site, it shall remain open in its natural state and location and shall not be piped.
(2) 
The existing points of natural drainage discharge into adjacent properties shall not be altered without written approval of the affected landowners.
(3) 
No stormwater 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.
(4) 
Borough Council may require the applicant to provide a permanent easement along any watercourse located within or along the boundary of any property being subdivided or developed. The required width of any such easement shall be determined by the Borough Engineer, United States Army Corps of Engineers, Pennsylvania Department of Environmental Protection or other public agency having jurisdiction. The purpose is to maintain and improve the free flow of the watercourse.
D. 
Design criteria, general.
(1) 
All plans and designs for stormwater management facilities shall determine the maximum expected discharge and runoff by use of the Soil Cover Complex Method as set forth in the latest edition of Urban Hydrology for Small Watersheds, Technical Release No. 55 and National Engineering Handbook, Section 4, Hydrology, as published by the United States Department of Agriculture, Natural Resource Conservation Service, and their latest editions. The following rainfall intensities for the frequencies shown shall be used for the twenty-four hour, Type II distribution storm with average antecedent moisture conditions:
Time Period
(years)
Rainfall
(inches)
1
2.70
2
3.30
5
4.20
10
5.00
25
5.80
50
6.40
100
7.20
(a) 
At the discretion of the Borough Engineer, the Rational Method may be used for watersheds or drainage areas of less than five acres. The Modified Rational Method will then be used to design the detention basin facility. Application of these methods shall be in accordance with procedures set forth in the PaDEP Publication "Recommended Hydrologic Procedures for Computing Urban Runoff From Small Watersheds in Pennsylvania," as last revised.
(2) 
All development shall limit the rate of stormwater runoff after development so that, at a minimum, no greater rate of runoff is permitted than that of the site in its natural condition for the same frequency storm. Wherever possible, stormwater management shall be improved. Stormwater management facilities shall be designed so that the one-year twenty-four hour post-development storm will be detained and discharged over a period of at least 24 hours for stormwater quality.
(3) 
The increased runoff which may result from subdivision or land development shall be controlled by permanent runoff measures. All runoff control measures shall be evaluated for their effectiveness to maintain the above standard for all storms with a return period of up to 100 years.
(4) 
Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation standards to support expected loads and carry expected flows. They shall be constructed to the full width of the right-of-way or as required by the Borough.
(5) 
Approval of the Division of Dams and Encroachments, Department of Environmental Protection and the Commonwealth of Pennsylvania is required when the area drained upstream of the point under consideration exceeds an area of 1/2 square miles.
E. 
Design criteria, detention and retention basins.
(1) 
A stormwater collection system with capacity for the 100-year storm shall be provided to carry runoff to a detention basin. When the capacity of the storm drain pipe is exceeded, an overflow system shall have sufficient capacity to carry the runoff difference between the 100-year storm peak flow rate and the capacity of the storm drain pipe system. The 100-year storm peak shall be calculated by the Soil Cover Complex Method.
(2) 
Unless permitted as a special exception by the Zoning Hearing Board, detention basins shall not be located within floodplain nor within areas of floodplain soils, with the exception that areas of alluvial soils may be utilized if proof is accepted by Borough Council that the area is not subject to flooding.
(3) 
Detention basins shall be designed to facilitate regular maintenance, mowing and periodic de-silting and reseeding.
(4) 
Whenever possible, the side slopes and basin shape shall conform to the natural topography. When such design is impracticable, the construction of the basin shall utilize slopes as flat as possible to blend the structure into the terrain.
(5) 
In residential developments, shallow broad basins shall be provided. The maximum water depth measured from the invert of the lowest outlet orifice to the peak 100-year water surface elevation shall not exceed five feet and zero inches.
(6) 
The maximum slope of the earthen detention basin embankments shall be four horizontal to one vertical.
(7) 
The top or toe of any slope shall be located a minimum of five feet from any property line.
(8) 
The minimum top width of the detention basin berm shall be 10 feet.
(9) 
In order to ensure proper drainage on the basin bottom, a minimum grade of 2% shall be maintained for areas of sheet flow. If low flow channels are provided, a minimum grade of 1% shall be maintained.
(10) 
A collecting swale shall be provided to drain basins.
(11) 
To the extent feasible, any in-lets or out-flows of the basin shall be designed to prevent entry by small children or medium sized animals.
(12) 
If permanent ponds are used, the applicant shall demonstrate that such ponds are designed to protect the public health and safety. The following minimum design criteria shall be maintained:
(a) 
An aquatic safety bench shall be provided around the perimeter of the permanent water surface. The depth of the bench shall be a maximum of one foot for a width of at least 10 feet.
(b) 
An area at least 15 feet wide with slopes of 3:1 shall be provided from the edge of the safety bench toward the deep water portion of the pond.
(c) 
Slopes in the remainder of the pond, below the permanent pool elevation, shall be a maximum of 2:1.
(d) 
Slopes above the permanent water surface shall be in accordance with the design criteria set forth for detention and retention basins within this chapter.
(e) 
Wet ponds shall have a deep water zone of at least eight feet deep measured from the bottom of the wet pond to the top of the aquatic safety bench in order to prevent stagnation.
(f) 
Wet ponds shall be equipped with a manually operated drain that can be secured against unauthorized operation to allow the pond to be drained by gravity flow.
(g) 
Wet ponds shall be provided with a water source so that the permanent water surface can be maintained, as necessary, between periods of rainfall.
(h) 
Wet ponds shall be lined with four inches (thickness) of clay material in order to prevent excessive infiltration and to protect against saturation of, and seepage through, the berm.
(13) 
Emergency spillways.
(a) 
Emergency overflow facilities shall be provided for detention facilities to handle runoff in excess of design flows.
(b) 
Whenever possible, the emergency spillway for detention basins shall be constructed on undisturbed ground.
(c) 
Emergency spillways shall be constructed of reinforced concrete or other material approved by the Borough Engineer.
(d) 
All emergency spillways shall be constructed so that the detention basin berm is protected against erosion.
(e) 
The minimum capacity of all emergency spillways shall be the peak flow rate from the 100-year design storm after development.
(f) 
The construction material of the emergency spillway shall extend along the upstream and downstream berm embankment slopes.
(g) 
The upstream edge of the emergency spillway shall be a minimum of three feet below the spillway crest elevation.
(h) 
The downstream slope of the spillway shall, as a minimum, extend to the toe of the berm embankment.
(i) 
The emergency spillway shall not discharge over earthen fill and/or easily eroded material.
(j) 
All detention basins shall have a minimum top of embankment one foot above the maximum water surface elevation for the emergency spillway storm.
(14) 
All detention/retention basin embankments shall be placed in a maximum of eight-inch lifts compacted to a minimum of 95% of proctor density, as established by the latest edition of ASTM D-1557. Prior to proceeding to the next lift the compaction shall be checked by the Borough Engineer or a certified soils engineer. Compaction tests will be run on the leading and trailing edge of the berm along with the top of berm.
(15) 
The length of the pond between the inflow and outflow points shall be maximized to prevent "short-circuiting" of runoff flowing through it.
(16) 
A cutoff trench (keyway) of impervious material shall be provided under all embankments that require fill material. The trench shall be a minimum of eight feet wide, two feet deep, and have side slopes of 1:1.
(17) 
Antiseep collars.
(a) 
Antiseep collars shall be installed around the pipe barrel within the normal saturation zone of the detention basin berms.
(b) 
The antiseep collars and their connections to the pipe barrel shall be watertight.
(c) 
The antiseep collars shall extend a minimum of two feet beyond the outside of the principal pipe barrel.
(d) 
The maximum spacing between collars shall be 14 times the minimum project of the collar measured perpendicular to the pipe.
(e) 
A minimum of two antiseep collars shall be installed on each outlet pipe.
(18) 
Outlet pipes.
(a) 
All outlet pipes through the basin berm shall be reinforced concrete pipe with watertight joints.
(b) 
Energy-dissipating devices (riprap, end sills, etc.) shall be placed at all basin outlets.
(c) 
Outlet pipes shall discharge to a defined watercourse having a capacity to carry proposed discharge flows.
(19) 
Perforated risers.
(a) 
A perforated riser shall be provided at each outlet of all detention basins during construction for sediment control.
(b) 
The riser shall extend to a maximum elevation of two feet below the crest elevation of the emergency spillway.
(c) 
The perforated riser shall be designed so that the rate of outflow is controlled by the pipe barrel through the basin berm when the depth of water within the basin exceeds the height of the riser.
(d) 
Circular perforations with a maximum diameter of one inch shall be spaced eight inches vertically and 12 inches horizontally.
(e) 
The perforations shall be cleanly cut and shall not be susceptible to enlargement.
(f) 
All metal risers shall be suitably coated to prevent corrosion and wrapped with geotextile fabric to filter sediment.
(g) 
A trash rack or similar appurtenances shall be provided to prevent debris from entering the riser.
(h) 
All risers shall have a concrete base attached with a watertight connection.
(i) 
The base shall be of sufficient weight to prevent flotation of the riser.
(j) 
An antivortex device, consisting of a thin vertical plate normal to the basin berm, shall be provided on the top of the riser.
F. 
Design criteria, drainage channels and swales
Allowable Water Velocities Table
(Permissible velocities for channels lined with vegetation (a))
(The values apply to average, uniform stands of each type of cover)
Cover
Permissible Velocity (feet per second)
Slope Range (b)
Erosion Resistant Soils
Easily Eroded Soils
Bermuda grass
0% to 5%
3
6
5% to 10%
7
5
Over 10%
6
4
Buffalo grass,
0% to 5%
7
5
Kentucky bluegrass,
5% to 10%
6
4
Smooth brome or Blue grama
Over 10%
5
3
Grass mixture(b)
0% to 5%
5
4
5% to 10%
4
3
Lespedeza sirecea(c)
0% to 5%
3.5
2.5
Weeping lovegrass(c)
Yellow bluestem(c)
0% to 5%
3.5
2.5
Kudzo, Alfalfa or crabgrass(c)
Common lespedeza or Sudangrass(d)
NOTES:
(a)
Use velocities exceeding five feet per second only where good covers and proper maintenance can be obtained.
(b)
Do not use on slopes steeper than 10% except for side slopes on a combination channel.
(c)
Do not use on slopes steeper than 5% except for side slopes in a combination channel.
(d)
Annuals: used on mild slopes or as temporary protection until permanent covers are established. Use on slopes steeper than 5% is not recommended.
(1) 
All drainage channels shall be designed to prevent erosion of the bed and banks.
(2) 
The maximum permissible flow velocity shall not exceed those outlined in the table.
(3) 
Suitable stabilization shall be provided where required to prevent erosion of the drainage channels.
(4) 
Any vegetated drainage channel requiring mowing shall have a maximum grade of four horizontal to one vertical on those areas to be mowed.
(5) 
Because of the critical nature of vegetated drainage channels, the design of vegetated channels shall, as a minimum, conform to the design procedures outlined in the latest edition of TP-61, Handbook of Channel Design for Soil and Water Conservation, prepared by the Natural Resource Conservation Service.
G. 
Design criteria, stormwater collection and pipe system.
(1) 
Storm sewer, culverts and related installations shall be provided to:
(a) 
Permit the unimpeded flow of natural watercourses in such a manner as to protect the natural character of said watercourses and to provide regulated discharge.
(b) 
Ensure adequate drainage of all low points along the line of streets.
(c) 
Intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drainage and to prevent substantial flow of water across intersections.
(2) 
The design discharge from drainage areas contributing to the system may be determined by use of the rational equation (Q=CIA) when the total drainage area does not exceed 10 acres.
(a) 
The following runoff factors shall be utilized for the rational equation:
Description of Area
Runoff Coefficient (C)
Residential
2-acre single-family detached lots
0.40
1-acre single-family detached lots
0.46
1/2-acre single-family detached lots
0.50
1/4-acre single-family detached lots
0.56
Two-family and multifamily
0.70
Commercial
0.75
Industrial
0.80
Parks and cemeteries
0.38
Unimproved
0.35
Where the Table is not applicable the following factors may be used:
Roofs and all impervious surfaces
0.90
All other surfaces except forest
0.40
Forest
0.30
(b) 
The coefficients in the above tabulations are applicable for storms of ten-year frequency and less. The coefficients are based on the assumption that the design storm does not occur when the ground is frozen. Less frequent, higher intensity storms will require the use of higher coefficients.
(c) 
For less frequent storms, the coefficients can be used if they are multiplied by the following factors for the return frequency required:
Storm Frequency
(years)
Factors
10 and less
1.0
25
1.1
50
1.2
(d) 
The rainfall intensity I curves presented in the latest edition of the PaDOT Design Manual Part 2, Pub. 13, shall be used in determining stormwater runoff.
(e) 
Storm frequency.
[1] 
A twenty-five-year storm for the design of all stormwater systems.
[2] 
In all cases where storm drainage is picked up by means of a headwall or inlet structure, a hydraulic inlet or outlet conditions control, the pipe shall be designed as a culvert for a twenty-five-year storm.
(f) 
Storm duration.
[1] 
A five-minute storm duration shall be used if this duration does not result in a maximum expected discharge that exceeds the capacity of a thirty-inch pipe.
[2] 
If a five-minute storm duration results in a pipe size exceeding 30 inches, the time of concentration approach shall be used in determining storm duration.
[3] 
If a five-minutes storm duration results in a pipe size exceeding 30 inches, within any run of pipe, the time of concentration approach may be used for sizing of pipes from that point on by adjusting the time of concentration.
(3) 
Pipes.
(a) 
Pipe shall be sized by use of Manning's Equation with the pipes flowing full. The design shall be based on gravity (nonpressure) flow.
(b) 
The roughness coefficient (n) shall be in compliance.
(c) 
The minimum diameter of all storm drainage pipe shall be 18 inches or an equivalent thereto. Where headroom is restricted, equivalent pipe arches may be used in lieu of circular pipe.
(d) 
Increment size changes to storm drainage pipes shall be six inches in diameter.
(e) 
Abrupt changes in direction or slope of storm drainage pipe shall be avoided. Where such abrupt changes are required, an inlet or manhole shall be placed at the point of change.
(f) 
The minimum grade of piping shall provide a minimum velocity of 2.5 feet per second and shall have a minimum slope of 0.5%.
(g) 
Storm sewers shall be placed within a street right-of-way, parallel to the cartway, and shall be designed as a combination storm sewer and underdrain. When located outside of a right-of-way, they shall be placed within an easement having a width of not less than 30 feet, if required by Borough Council.
(h) 
The top of storm drainage pipes beneath cartways shall be at least six inches below subgrade elevation. Cast iron pipe may be placed within three inches of subgrade elevation. Outside of cartways, all pipes shall have a minimum cover of two feet.
(4) 
Manholes.
(a) 
Manholes shall neither be more than 300 feet apart on sizes up to 24 inches nor more than 450 feet apart on greater sizes.
(b) 
Inlets may be substituted for manholes, on approval of the Borough Engineer, at the same spacing as required for manholes.
(c) 
Manhole covers and frames shall conform to Pennsylvania Department of Transportation specifications, as last revised.
(5) 
Inlets.
(a) 
At street intersections, inlets shall be placed in the tangent portion rather than the curved portion of the curbing.
(b) 
When there is a change in pipe size in an inlet, the elevation for the top of the pipes shall be the same or the small pipe shall be higher. A minimum drop of two inches shall be provided in the inlet between the lowest inlet pipe invert elevation and the outlet pipe invert elevation.
(c) 
If the capacity of the shoulder, swale, curb section or depressed median section exceeds the assumed inlet capacities, the inlet capacities shall govern the spacing of inlets.
(d) 
If the capacity of the shoulder, swale, curb section or depressed median section is less than the inlet capacities, then the shoulder, swale, curb section or depressed section capacity shall govern the spacing of inlets.
(e) 
Type C inlets.
[1] 
Type C inlets shall be installed in unmountable curbs.
[2] 
In order to achieve greater efficiency, Type C inlets shall be spaced so as to permit 5% of the gutter flow to bypass the inlet.
[3] 
The capacity of a Type C inlet at a low point of a street's vertical curve may be designed to accept four cubic feet per second (cfs) from each direction or a maximum of eight (cfs).
[4] 
Inlet capacities shall be in accordance with the latest edition of the PaDOT Design Manual, Part 2, Publication 13.
(f) 
Type M and Type S inlets.
[1] 
Type S inlets shall be installed in shoulder swale areas with back slopes of six horizontal to one vertical and steeper.
[2] 
Type M inlets shall be installed in swale areas where the back slope is flatter than six horizontal to one vertical.
[3] 
Inlet capacities shall be based on Type M and S Inlet Capacities (in Swale) Table:
Type M or S Inlet Capacities (in Swale) Table
Grade
2:1
4:1
6:1
12:1
Dike
1.0
3.2
3.6
3.9
4.1
9.1
2.0
3.5
3.5
3.5
3.7
8.3
3.0
2.5
2.8
3.5
3.5
7.4
4.0
1.6
2.0
3.4
3.2
6.4
5.0
1.6
2.0
3.5
3.0
6.3
6.0
1.6
2.0
3.3
2.8
6.1
7.0
1.5
2.0
3.0
2.6
6.0
8.0
1.5
2.0
2.8
2.4
5.8
[4] 
Where a drainage dike is used, the side slope of the dike shall be eight horizontal to one vertical or flatter.
[5] 
The capacity of an inlet at a low point in a swale (sump condition) shall be 16 cfs maximum.
(g) 
Inlets shall conform to Pennsylvania Department of Transportation specifications, as last revised, with the exception that the use of red brick for inlet construction is not permitted.
(h) 
Shoulders in cut areas (without swales).
[1] 
Water flowing in the shoulder shall not encroach more than 2/3 the shoulder width during a ten-year frequency storm of five-minute duration.
[2] 
The maximum velocity, as determined by Manning's Equation, shall not exceed the allowable velocities in the Table for the specific type of shoulder material.
[3] 
Inlets shall be provided to control the shoulder encroachment and water velocity.
(i) 
Swales adjacent to shoulders.
[1] 
Swales in cut areas shall be designed to prevent the passage of water onto the cartway during a ten-year frequency storm of five-minute duration.
[2] 
The maximum velocity, as determined by Manning's Equation, shall not exceed the allowable velocities in the table for the specific type of shoulder material.
(j) 
Curbed sections.
[1] 
The maximum encroachment of water on the cartway shall not exceed two inches in depth at the curb during a ten-year frequency storm of five-minute duration.
[2] 
Inlets shall be provided to control the encroachment of water on the cartway.
(k) 
Detention basin maintenance fund.
[1] 
After construction, Borough Council, the Borough Engineer, and their agents, consultants, inspectors or designates, may enter the property to perform periodic inspections and to require improvements or repairs. This right shall run with the land and shall be permanent.
[2] 
If Borough Council deems it to be in the public interest to accept dedicated land for drainage detention or retention purposes, such acceptance shall be by adoption of a resolution of Borough Council and acceptance of a deed of dedication from the applicant. In addition, the applicant shall contribute to the Borough the sum of $3,500 per acre $10,000 minimum of the land dedicated, or the amount set by resolution of Borough Council. These fees shall be used by the Borough to maintain land and basins dedicated. The fee shall be paid upon acceptance of the deed of dedication.
[3] 
Alternatively, the applicant shall establish a long-term maintenance annuity instrument in an amount sufficient to generate a yearly annuity payable to the Borough of Langhorne equal to the present worth of replacement of the facilities over a twenty-year period and the present worth of maintenance of the facilities.
[4] 
Where the stormwater management facility is to be owned and maintained by an individual lot owner, multi-entity owner, homeowners' association, etc., a long-term maintenance annuity instrument sufficient to generate a yearly annuity payable to the entity having responsibility for maintenance shall be established by the owner. That instrument and the funds generated shall be jointly controlled by the responsible entity and the Borough of Langhorne to insure that the funds are applied to maintain the stormwater management facility in a condition to perform its designed function and to replace the facilities every 20 years.
[5] 
It shall be the continuing obligation of the responsible entity or person to notify, prior to the sale of a residence subject to these requirements, each successive homeowner of the obligation to maintain the stormwater management facilities, equipment and landscaping and to fund or pay for stormwater management.
[1]
Editor's Note: See also Chapter 366, Stormwater Management, Part 1.
A. 
The length, width, and shape of blocks shall be determined with due regard to the following:
(1) 
Provision of adequate sites for type of buildings proposed.
(2) 
Zoning requirements as to lot sizes, dimensions, and minimum lot areas per dwelling unit.
(3) 
The limitations and opportunities of the topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation and access.
B. 
Blocks shall have a maximum length of 1,600 feet and so far as practical, a minimum length of 500 feet. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
A. 
Lot dimensions and areas exclusive of easements and/or rights-of-way shall be not less than specified by provisions of Chapter 450, Zoning.
B. 
Corner lots shall provide for equal setbacks on both streets.
C. 
Lots shall front on a street, existing or proposed.
D. 
Double-frontage lots are prohibited, except where employed to prevent vehicular access to major traffic streets.
E. 
Side lot lines shall be substantially at right angles or radial to street lines.
F. 
Building setback lines shall be not less than specified by the provisions of Chapter 450, Zoning.
G. 
If any remnants of land exist after subdividing, they shall be incorporated into existing or proposed lots, or dedicated to the public use for recreation or open space, if acceptable to Borough Council.
H. 
The subdivision of a tract which creates nonconforming side and rear yard requirements for existing buildings will not be approved, except by allowance of the Zoning Hearing Board. Nonconforming front yards may be approved if necessary to obtain proper street alignment.
I. 
All residential uses and residential lots shall have a driveway.
J. 
Lots shall be numerically identified at time of application.
A. 
Easements with a minimum width of 20 feet shall be provided as necessary for utilities and drainage. Easements shall be monumented.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
Unless specifically permitted by Borough Council in writing or a part of the recorded final plan, nothing shall be permitted to be placed, planted, set or put within the area of an easement. The area shall be kept as lawn.
D. 
Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 20 feet, or as may be required or directed by Borough Council and/or the Department of Environmental Protection. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by Borough Council.
E. 
Where stormwater or surface water will be gathered within the property or the subdivision and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant or owner shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for such discharge, or drainage and for the carrying off of such water, and for the maintenance, repair and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes, and which shall be of sufficient width for such passage and work. The owner shall convey, free of charge or cost, such easements to the Borough upon demand.
F. 
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan. Nothing other than grass shall be permitted to be placed, planted, set or put within the area of an easement, except within easements used exclusively for buffers where plantings are permitted. Deeds to all lots containing easements of any nature shall carry a clause stating any and all restrictions on buildings and plantings within any easement area. The clause shall state to whom the easement is granted, the rights of ingress and egress and the rights to construct, maintain and renew any and all structures and/or plantings within the easement limits. All easements and rights-of-way shown on record plans shall be recited and recorded in the deed.
[1]
Editor's Note: See also Chapter 372, Article VII, Rights-of-Way.
A. 
Curbs shall be provided along all streets. The owner, subdivider, developer or applicant shall construct concrete curbs along all existing and proposed streets. Borough Council may waive the requirement for curbs or may permit curbs of alternate materials if adequate safety and maintenance provisions are made a requirement of the plan.
B. 
Curbs shall be designed and constructed in accordance with the Borough standards shown on Figure 3, Typical Roadway Section, in the appendix.[1]
[1]
Editor's Note: The said figure can be found in Appendix 5, SALDO Figures 1 through 9, included as an attachment to this chapter.
C. 
Along the existing street on which the subdivision or the property abuts (hereinafter called "boundary streets"), curbs shall be constructed and the existing paved cartway shall be widened to the curb. The location of curbing along a boundary street shall be determined by the width of the required cartway of the road as established by this article.
D. 
All curbs shall be designed with consideration to pedestrian traffic and shall provide adequate and reasonable access for the safe and convenient movement of physically handicapped persons in accordance with all federal and state regulations.
A. 
Sidewalks shall avoid pedestrian-vehicular conflict.
B. 
The minimum width of all sidewalks shall be four feet.
C. 
Sidewalks shall be located at least six feet from the street curb.
D. 
Sidewalks shall be located within a public right-of-way or a public easement.
E. 
Curb cuts shall be provided at street crossings.
F. 
The grades and paving of sidewalks shall be continuous across driveways. Nonresidential and performance standards developments and in certain other cases where heavy traffic volume exists, a special paving treatment may be required by Borough Council, upon recommendation of the Borough Engineer.
G. 
Sidewalks shall be laterally pitched at a slope of not less than 1/4 inch per foot to provide for adequate surface drainage.
H. 
Sidewalks shall not exceed a 7% grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. Where sidewalk grades exceed 5%, a non-slip surface texture shall be used.
I. 
Sidewalks shall be constructed according to Borough specifications and in accordance with the recommendations of the Borough Engineer.
J. 
Sidewalks adjacent to angle parking areas shall be set back a minimum of five feet to prevent car overhang from restricting pedestrian movement along the sidewalk.
K. 
In nonresidential uses, multifamily uses and performance standard developments, sidewalks shall be of sufficient size and composition, when required by Borough Council, to allow infrequent access by emergency or maintenance vehicles to various portions of the open space land that may be used for recreation or other purposes. Borough Council may waive this requirement where its application would be infeasible or impractical.
L. 
In addition to the preceding requirements, all sidewalks shall provide ramps for adequate and reasonable access for the safe and convenient movement of the physically handicapped persons, including those in wheelchairs, across curbs at all pedestrian cross walks. These facilities shall be constructed in accordance with Chapter 8, "Pedestrian Facilities" of the PennDOT Design Manual Part 2, as last revised or amended.
M. 
On-lot walkways are required for convenience and access to all nonresidential uses and all dwelling units and other principal buildings designed for human occupancy from streets, driveways, parking areas or garages and for convenient circulation and access to all project facilities. The minimum width of on-lot walkways shall be four feet.
A. 
Within any land development or subdivision, street trees shall be planted along all streets where suitable street trees do not exist. Borough Council may waive or alter the requirements of this section when their application would be infeasible or impractical.
B. 
Street trees shall be in keeping with the area and in proportion to the scale and size of development. Tall trees shall be used in lower density residential areas. Upon recommendation of the Shade Tree Commission, smaller trees may be used in other developments.
C. 
Street trees shall be planted at intervals of not more than 40 feet. Smaller street trees, upon recommendation of the Shade Tree Commission, may be planted at intervals of not less than 30 feet. Upon recommendation of the Shade Tree Commission, an equivalent number may be planted in an informal arrangement.
D. 
Where the tree lawn (the area between the street curb and the sidewalk) exceeds six feet in width, street trees shall be planted in the tree lawn. Where the tree lawn is less than six feet in width, street trees shall be planted in the front yard.
E. 
At intersections, trees shall be located no closer than 30 feet from the intersection of the street right-of-way.
F. 
Street trees planted in the front yard of lots shall be dedicated to the Borough and shall become a public improvement.
G. 
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, and suitable for street use and durable under the maintenance contemplated.
H. 
The minimum trunk diameter, measured at a height of six inches above the finished grade level shall be three inches in caliper.
I. 
Adequate protection shall be provided to ensure the long-term preservation and survival of street trees. The criteria established by the Shade Tree Commission for tree plantings, protection and maintenance shall apply.
J. 
The Shade Tree Commission shall maintain a list setting forth the trees which are considered preferable. In the absence of such a list, the trees set forth below are considered generally acceptable. Changes in variety, susceptibility to disease, and current usage may prevent the use of species set forth below. The Shade Tree Commission shall recommend, subject to approval by Borough Council, the variety and placement of trees.
(1) 
Large Trees.
(a) 
Acer rubrum: Red Maple.
(b) 
Acer saccharum: Sugar Maple.
(c) 
Fraxinus Pennsylvania laceolata: Green Ash.
(d) 
Gleditsia tricanthos inermis: Thornless Honeylocust.
(e) 
Liquidamber styraciflua: Sweet Gum.
(f) 
Plantanus acerifolia: London Plane Tree.
(g) 
Quercus alba: White Oak.
(h) 
Quercus borealis: Red Oak.
(i) 
Quercus coccinea: Scarlet Oak.
(j) 
Quercus palustris: Pin Oak.
(k) 
Quercus phellos: Willow Oak.
(l) 
Tilia: Linden; all species hardy to the area.
(m) 
Zelkova serrata: Japanese zelkova.
(2) 
Smaller Trees.
(a) 
Crataegus phaenopyrum: Washington Hawthorn.
(b) 
Ginkgo biloba: Ginkgo (male only).
(c) 
Prunus kwanzan: Kwanzan Cherry.
(d) 
Pyrus calleryanna bradford: Callery Pear.
(e) 
Sophora japonica: Japanese Pagodatree.
K. 
After planting, Borough Council, the Shade Tree Commission, and their agents, consultants or designates, may enter the property to perform periodic inspections and to require maintenance or replacement of trees. This right shall run with the land and shall be permanent.
L. 
It shall be the continuing obligation of the responsible entity or person to notify, prior to the sale of a residence subject to these requirements, each successive homeowner of the obligation to maintain and replace street trees and to fund or pay for street tree maintenance or replacement.
A. 
Single-family cluster are residential uses where permitted. The development district was designed to permit all dwelling unit types in planned residential developments. From time to time new dwelling types develop which are appropriate to the area. These are intended to be incorporated with the listed types, subject to dimensional requirements developed by the Borough Planning Commission and adopted by Borough Council.
B. 
Preliminary approval of the site plan must be obtained for the entire proposed single-family cluster or PSD. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be refiled and reviewed and approved.
C. 
Platting of individual lots in single-family and PSD shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
D. 
Design standards.
(1) 
Attached dwelling types should incorporate varied designs, architectural modes and setbacks, and shall in no case exceed 140 feet in length.
(2) 
An overall structure of attached dwelling units shall not be permitted with one common roofline or with equal front and rear yard setbacks for all dwelling units. Similarly, the appearance of the front and rear of the buildings shall have a distinction between dwelling units by varying the unit width or height, providing different exterior materials on the facade or changing the roof lines. No more than two units shall have a common building frontage and minimum setbacks of two feet shall be provided for every two units.
E. 
Access and circulation.
(1) 
Access to the dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the occupants.
(2) 
Access and circulation for firefighting and other emergency equipment, moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
(3) 
Walking distance from the main entrance of a building to a street, driveway or parking area shall usually be less than 100 feet; exception to this standard should be reasonably justified by compensating advantages, such as desirable, views and site preservation through adaption to topography. In no case shall the distance exceed 250 feet.
F. 
Grading.
(1) 
Grading shall be designed for buildings, lawns, paved areas and other facilities, to assure adequate surface drainage, safe and convenient access to and around the buildings and for the screening of parking and other service areas and the conservation of desirable existing vegetation and natural ground forms.
(2) 
Grading around buildings shall be designed to be in harmony with natural topography.
G. 
Driveways.
(1) 
Driveways shall be provided on the site where necessary for convenient access to the living units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services. Driveways shall enter public streets at safe locations.
(2) 
Driveways shall be planned for convenient circulation suitable for traffic needs and safety.
(3) 
All driveways shall be surfaced with concrete or bituminous paving and constructed in accordance with Borough standards.
H. 
Refuse collection stations.
(1) 
Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided. Expense for this type of trash removal shall not be borne by the Borough.
(2) 
Collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents and shall be screened and landscaped adequately.
(3) 
Where a collection station is required, the cost of trash removal shall not be borne by the Borough.
I. 
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features. Additional new plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features.
J. 
Professional requirements. The applicant shall use the professional talents of qualified planners, registered landscape architects, registered architects and registered civil engineers in different stages of the preparation necessary to effect a single-family cluster or PRD.
K. 
Conflict. Where the provisions of Chapter 450, Zoning, require a more restrictive development plan, those requirements shall apply and shall supersede the requirements set forth in this chapter.
A. 
Lotting of individual lots for commercial purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
B. 
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by Borough Council to assure the free flow of through-traffic from vehicles entering or leaving parking areas.
C. 
When two adjacent lots proposed for nonresidential uses front on a collector or minor collector street, the applicant may be required to provide common ingress and egress, as well as common parking facilities.
D. 
Alleys or service streets shall be required in commercial and industrial districts, except where other adequate provision is made for off-street loading and required parking consistent with the use proposed.
E. 
Dead-end alleys shall be avoided; but where this proves impossible, they shall be terminated with a paved turn-around of adequate dimensions.
F. 
Adjacent residential areas and historic areas shall be protected from potential nuisance of the proposed nonresidential developments, including the provisions of extra depths in parcels backing up on existing or potential residential developments and provisions for a permanently landscaped evergreen buffer strip.
G. 
Streets carrying nonresidential traffic shall not normally be extended to the boundaries of the adjacent existing or potential residential areas, nor connected to streets intended for predominantly residential traffic.
H. 
Parking areas shall be designed and located in a manner to visibly screen them at eye level from the surrounding area. Grading to depress the parking area, raised berms, landscaping, or fencing are acceptable methods to create visible seclusion.
I. 
Outdoor collection stations shall be provided for refuse removal when indoor collection is not provided. Collection standards shall be located to avoid being offensive and shall be screened from view and landscaped. Where a collection station is required, the cost of trash removal shall not be borne by the Borough.
A. 
Buffer yards are required for all subdivisions, land use applications and land developments, as well as between zoning districts, zoning uses or along roads. General width and planting requirements for buffer yards are also set forth in Chapter 450, Zoning, Chapter 230, Historical Districts, Landmarks and Buildings, and Chapter 295, Natural Resource Protection.
B. 
Buffering serves to soften the outline of buildings, to screen glare and noise, and to create a visual and/or physical barrier. All circulation drives, parking, and structures shall be excluded from the buffer yard. Entrance and exit drives may pass through the buffer yard.
C. 
The Shade Tree Commission shall maintain a list setting forth planting materials which are considered preferable. In the absence of such a list, the planting materials set forth below are considered generally acceptable. Changes in variety, susceptibility to disease, and current usage may prevent the use of species set forth below. The Shade Tree Commission shall recommend, subject to approval by Borough Council, the variety and placement of planting.
(1) 
Nonflowering.
(a) 
Acer rubrum: Red Maple.
(b) 
Acer saccharum: Sugar Maple.
(c) 
Fraxinus Pennsylvania lanceolata: Green Ash.
(d) 
Ginkgo biloba: Ginkgo (male only).
(e) 
Gleditsia triacanthos inermis: Thornless Honeylocust.
(f) 
Liquidamber styraciflua: Sweet Gum.
(g) 
Phellondendron amurense: Amur Cork Tree.
(h) 
Plantanus acerifolia: London Plane Tree.
(i) 
Quercus alba: White Oak.
(j) 
Quercus borealis: Red Oak.
(k) 
Quercus coccinea: Scarlet Oak.
(l) 
Quercus palustris: Pin Oak.
(m) 
Quercus phellos: Willow Oak.
(n) 
Sophora Japonica: Japanese Pagodatree.
(o) 
Tilia: Linden; all species hardy to the area.
(2) 
Flowering.
(a) 
Amelanchier canadensis: Shadblow Serviceberry.
(b) 
Cornus florida: Flowering dogwood.
(c) 
Cornus kousa: Kousa Dogwood.
(d) 
Cornus mas: Cornelian Cherry.
(e) 
Crataegus phaenopyrum: Washington Hawthorn.
(f) 
Hamamelis vernalis: Vernal Witch Hazel.
(g) 
Hamamelis virginiana: Common Witch Hazel.
(h) 
Koelreuteria paniculata: Golden Rain Tree.
(i) 
Oxydendron arboreum: Sourwood.
(j) 
Prunus kwanzan: Kwanzan Cherry.
(k) 
Prunus yedoensis Yoshino Cherry.
(l) 
Viburnum dentatum Arrowwood Viburnum.
(m) 
Viburnum lantana Wayfaringtree Viburnum.
(3) 
Evergreen.
(a) 
Picea: Spruce; all species native to the area.
(b) 
Pinus nigra: Austrian Pine.
(c) 
Pinus strobus: White Pine.
(d) 
Pseudotsuga menzicsii: Douglas Fir.
(e) 
Tsuga canadensis: Canada Hemlock.
(f) 
Berm with evergreen or flowering planting as listed above.
(4) 
Hedge.
(a) 
Acer campestre: Hedge Maple.
(b) 
Crataegus intricata: Thicket Hawthorn.
(c) 
Euonymus alatus: Burning Bush or Winged Euonymus.
(d) 
Forsythia intermedia: Border Forsythia.
(e) 
Viburnum alatus: Viburnum.
All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in the categories in Subsection A, B, C or D below: "Open space land may not be separately sold, nor shall such land be further developed or subdivided." All plans shall further designate the use of open space, the type of maintenance to be provided, funding for maintenance and a detailed planting plan or schedule. In designating use and maintenance, the following classes may be used:
A. 
Lawn. A grass area with or without trees which may be used by the residents for a variety of purposes and which shall be mowed regularly to insure a neat and tidy appearance.
B. 
Natural area. An area of natural vegetation undisturbed during construction, or replanted. Such areas may contain pathways. Meadows shall be maintained as such and not left to become weed infested. Maintenance may be minimal, but shall prevent the proliferation of weeds and undesirable plants, such as, honeysuckle, brambles or poison ivy. Litter, dead trees and brush shall be removed, and streams shall be kept in free-flowing condition.
C. 
Open area. A small strip or area of land, in grass or natural vegetation, designed to remain free of pedestrian and vehicle traffic.
D. 
Recreation area. An area designated for recreation use, including but not limited to playgrounds, tennis courts, swimming pools, shuffle boards, playfield, or tot lot. Such areas shall be maintained so as to avoid creating a hazard or nuisance, and shall perpetuate the proposed use.
E. 
Agricultural area. An area designated for family vegetable plots or to be leased or sold for an agricultural use as specified in § 450-405 of Chapter 450, Zoning.
All open space, shown on the final development plan as approved by Borough Council and subsequently recorded in the Office of the Recorder of Deeds of Bucks County, must be conveyed in accordance with one or more of the following methods:
A. 
Dedication in fee-simple to the Borough of Langhorne:
(1) 
The Borough may, but shall not be required to, accept any portion or portions of the non-agricultural open space, provided:
(a) 
Such land is freely accessible to, and of benefit to the general public of the Borough of Langhorne.
(b) 
There is no cost involved.
(c) 
The Borough agrees to and has access to maintain such lands.
(d) 
It must be acceptable with regard to size, shape, location and improvement.
(e) 
If the Borough Council deems it to be in the public interest to accept land dedicated for open space, such acceptance shall be by adoption of a resolution of the Borough Council and acceptance of a deed of dedication from the Applicant. In addition, the applicant shall contribute to the Borough the sum of $3,500 per acre ($10,000 minimum) of the land dedicated, or the amount set by resolution of Borough Council. These fees shall be used by the Borough to maintain the land dedicated. The fee shall be paid upon acceptance of the deed of dedication.
(f) 
Alternatively, the applicant shall establish a long-term maintenance annuity instrument that shall be in an amount sufficient to generate a yearly annuity payable to the Borough of Langhorne equal to the present worth of replacement of planting materials and maintenance of the land for a twenty-year period.
B. 
By conveying title (including beneficial ownership) to a corporation, association, funded community trust, condominium, conservation trust or other legal entity.
(1) 
The terms of such instrument of conveyance must include provisions suitable to Borough Council for guaranteeing:
(a) 
The continued use of such land for the intended purpose.
(b) 
Continuity of proper maintenance for those portions of the open space requiring maintenance.
(c) 
The availability of funds required for such maintenance.
(d) 
Adequate insurance protection.
(e) 
Recovery for loss sustained by casualty, condemnation, or otherwise.
(f) 
Provisions for payment of applicable taxes.
(g) 
Such other covenants and/or easements that the Borough shall deem desirable to fulfill the purposes and intent of this chapter.
(2) 
The following are prerequisites for such a corporation or association:
(a) 
It must be set up before any homes or dwelling units are sold or leased or otherwise conveyed. Potential purchasers must be informed, in writing, prior to entry into an agreement of sale, that ownership is subject to a continuing requirement to maintain open space and that said obligation will create expenses owed by property owners in the development.
(b) 
Membership must be mandatory for each buyer and/or lessee and any successive buyer and/or lessee.
(c) 
It must be responsible for liability insurance, taxes, recovery for loss sustained by casualty condemnation or otherwise, and the maintenance of recreational and other facilities.
(d) 
Members or beneficiaries must pay their pro-rata share of the costs, and the assessment levied can become a lien on the property.
(e) 
It must be able to adjust the assessment to meet conditions.
(f) 
The corporation or association shall not be dissolved nor shall it dispose of open space without written approval of Borough Council.
(g) 
Borough Council may require that the applicant purchase and the corporation or association maintain a long-term maintenance annuity instrument sufficient to generate a yearly annuity payable to the entity having responsibility for maintenance and replacement of planting materials and maintenance of the open space. That instrument and the funds generated shall be jointly controlled by the responsible entity and the Borough to insure that the funds are applied to maintain the open space in an acceptable condition.
(3) 
The dedication of open space, streets, or other lands in common ownership of the corporation, association or other legal entity, or to the Borough, shall be absolute and not subject to reversion for possible future use for further development.
(4) 
All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Borough Solicitor as to legal form and effect and to Borough Council as to suitability for the proposed use of the open space.
C. 
By imposing the obligation to maintain natural areas or open areas upon the private landowner. Said obligation shall be clearly conveyed in writing, prior to the entry into an agreement of sale, to future prospective landowners. In the event the landowner fails to so inform the future landowner, said landowner shall remain liable for the maintenance and cost of said maintenance.
D. 
Easement or other device. The Commonwealth of Pennsylvania or the County of Bucks, under provisions of Act 442 of 1968, the "Conservation and Land Development Act,"[1] may acquire and resell any interest in the land for the purpose of agricultural or open space preservation. Subject to Borough approval, this may be considered a suitable means of preserving open space.
[1]
Editor's Note: See the Preserving Land for Open Air Spaces Act, 32 P.S. § 5001 et seq.
E. 
After construction, Borough Council, the Borough Engineer, the Shade Tree Commission, and their agents, consultants, inspectors or designates, may enter the property to perform periodic inspections and to require maintenance, repairs or replacement of vegetation and trees. This right shall run with the land and shall be permanent.
F. 
It shall be the continuing obligation of the responsible entity or person to notify, prior to the sale of a residence subject to these requirements, each successive homeowner of the obligation to maintain open space and to fund or pay for open space maintenance.
The applicant shall be responsible for furnishing and installing all traffic control signals, signs and markings that are deemed necessary by Borough Council. The applicant shall install such signals, signs and markings prior to the issuance of the first building permit or as otherwise the streets become open to traffic. All traffic control signals and markings signs shall comply with the specifications of the Pennsylvania Department of Transportation Regulations for Traffic Signs, Signals and Markings, as last revised or amended (Pennsylvania Department of Transportation, Publication 68).