In addition to the standards in this Article VI, all subdivisions and land developments shall be designed in accord and comply with the applicable requirements of Chapter 500, Zoning.
A.
General process and design.
(1)
Application. The standards and requirements contained in this Article VI shall apply to all subdivisions and land developments and are intended as the minimum for the preservation of the environment and promotion of the public health, safety, and general welfare, and then shall be applied as such by the Planning Commission and Borough Council in reviewing and evaluating plans for all proposed subdivisions and/or land developments. Compliance with all standards shall be documented by the applicant at the time of initial application.
(2)
Planning. The development shall conform to the proposals
and conditions shown in the Jim Thorpe Borough Comprehensive Plan
and any local or regional plans adopted by the Borough. In the case
of major subdivisions and land developments, the applicant shall submit
a narrative detailing how the development conforms to any applicable
plan.
(3)
Improvements, specifications. Additional improvements,
or improvements of more stringent specifications, may be required
in specific cases where, in the opinion of the Borough Council, such
specifications are necessary to create conditions essential to the
health, safety, and general welfare of the citizens of the Borough
and/or to protect the environment of the Borough.
(4)
Hazard areas. Those areas which may present such hazards
to life, health, or property as may arise from fire, flood, or noise,
or are considered uninhabitable for other reasons, shall not be subdivided
for building purposes unless the hazards have been eliminated or the
plans show adequate safeguards against the hazards. Sources for determining
and evaluating potential hazards may include historical records, soil
evaluations, engineering studies, expert opinions, standards used
by licensed insurance companies, and adopted regional, county, or
local municipal policies.
(5)
Development design; remnants; neighboring development.
All portions of a tract being subdivided shall be taken up in lots,
streets, open lands, or other proposed uses, so that remnants and
landlocked areas shall not be created. The layout of a subdivision
shall also be planned with consideration for existing nearby developments
or neighborhoods so that they are coordinated in terms of interconnection
of open space, traffic movement, drainage, and other reasonable considerations.
(6)
Natural features. Care shall be taken to preserve
natural features such as agricultural land, woodland and specimen
trees, wetlands, water courses, views, and historical features, such
as buildings and stone walls, which will maintain the attractiveness
and value of the land. Damming, filling, relocating or otherwise interfering
with the natural flow of surface water along any surface water drainage
channel or natural water course shall not be permitted except with
the approval of the Borough and, where appropriate, the PA DEP and
the US Army Corps of Engineers.
(a)
Groundwater resources. This section is intended
to ensure that the Borough's limited groundwater resources are
protected for purposes of providing water supplies for its residents
and businesses, and to protect the base flow of surface waters. These
regulations shall be applied in conjunction with those provided for
in other sections dealing with groundwater conservation and replenishment.
The proposed subdivision and land development of any tract shall be
designed to cause the least practicable disturbance to natural infiltration
and percolation of precipitation to the groundwater table This shall
be accomplished through careful planning of vegetation removal and
land disturbance activities, the use of bioretention areas and infiltration
trenches, and the placement of streets, buildings and other impervious
surfaces in locations other than those identified on the existing
resources and site analysis plan as having the greatest permeability
where precipitation is most likely to infiltrate and recharge the
groundwater.
(b)
Stream valleys, swales, springs, and other lowland
areas. Stream valleys (which include stream channels and flood plains),
swales, springs and other lowland areas are resources that warrant
restrictive land use controls because of flooding hazards to human
life and property, ground water recharge functions, importance to
water quality, and the health of aquatic communities and wildlife
habitats. Such areas are generally poorly suited for subsurface sewage
disposal systems. Stormwater management shall be provided in accord
with Borough stormwater regulations and the following activities shall
be minimized:
[1]
Disturbance to streams and drainage swales.
[2]
Disturbance to year-round wetlands, areas with
seasonally high water tables, and areas of surface water concentration.
[3]
Stream valleys, swales and other lowland areas
warrant designation as conservation open space because of extreme
limitations. They may also require adjoining buffer lands to be included
in the conservation open space, as determined by an analysis of the
protection requirements of such areas on a case-by-case basis. In
certain instances, hydric soils may be excluded from the conservation
open space where it can be demonstrated that they are suitable for
low density residential uses and on-lot sewage systems.
(c)
Steep slopes. The purpose of steep slope regulations
is to conserve and protect those areas having steep slopes from inappropriate
development and excessive grading; to prevent potential dangers caused
by erosion, stream siltation, and soil failure; and to promote uses
in steep slope areas that are compatible with the preservation of
existing natural features, including vegetative cover by restricting
grading. Steep slope area is defined and established as those areas
having an original, unaltered slope of 25% or greater. The establishment
of slopes shall be made by a topographic survey performed by a registered
surveyor, or other means acceptable to the Borough.
(d)
Significant natural areas and features. Natural
areas containing rare or endangered plants and animals, as well as
other features of natural significance exist throughout the Borough.
Some of these have been carefully documented (e.g., by the Statewide
Natural Diversity Inventory), whereas for others, only the general
locations are known. Subdivision applicants shall take all reasonable
measures to protect significant natural areas and features either
identified by the Borough Comprehensive Plan or by the applicant's
existing resources and site analysis plan by incorporating them into
proposed conservation open space areas or limiting their disturbance
in areas proposed for development.
(7)
Historic structures and sites. Plans requiring subdivision
and land development approval shall be designed to protect existing
historic resources. The protection of an existing historic resource
shall include the conservation of the landscape immediately associated
with, and significant to, that resource, to preserve its historic
context. Where, in the opinion of the Borough, a plan will have an
impact upon an historic resource, the developer shall mitigate that
impact to the satisfaction of the Borough by modifying the design,
relocating proposed lot lines, providing landscape buffers, or other
approved means. Borough participation, review, and approval of the
applicant's interaction with the State Historical and Museum
Commission (if required) about the preservation of historic resources,
as required for PA DEP approval of proposed sewage disposal systems,
shall be required prior to preliminary plan approval.
(8)
Boundary lines and reserve strips. Lot lines should
follow municipal and county boundary lines, rather than cross them.
Reserve strips controlling access to lots, public rights-of-way, public
lands, or adjacent private lands are prohibited.
(9)
Water frontage and surface drainage. The damming,
filling, relocating, or otherwise interfering with the natural flow
of surface water along any surface water drainage channel or natural
watercourse shall not be permitted except with approval of the Borough,
and, where required by state statute, the PA DEP, or other applicable
state agencies. Stormwater management shall be provided in accord
with Borough stormwater regulations.
(10)
Community facilities and adopted plan requirements.
Where a proposed park, playground, school, or other public use is
shown in an adopted plan of the Borough and is located in whole or
in part in a proposed development, the Borough Council may require
the reservation of such area provided that such reservation is acceptable
to the developer.
(11)
Walkways. Pedestrian interior walks or trails
may be required, where necessary, to assist circulation or provide
access to community facilities (e.g., a park or school).
(12)
Storm drainage. Lots and/or parcels shall be
laid out and graded to provide positive drainage away from buildings
and to prevent damage to neighboring lots, tracts, or parcels. Stormwater
management shall be provided in accord with Borough stormwater regulations.
B.
Planned improvements. Physical improvements to the
property being subdivided and/or developed shall be provided, constructed,
and installed as shown on the approved plan.
C.
Improvements specifications. All improvements installed
by the developer shall be constructed in accord with the design specifications
and construction standards of the Borough and advice of the Borough
Engineer.
(1)
Where there are no applicable Borough specifications,
improvements shall, if approved by the Borough Council, be constructed
in accord with specifications furnished by the Borough Engineer, Carbon
County Conservation District, Pennsylvania Department of Transportation,
Pennsylvania Department of Environmental Protection, Bureau of Forestry
or such other county, state or federal agency as may be applicable.
(2)
If there are no applicable Borough or state specifications,
the Borough Council may authorize that such specifications be prepared
by the Borough Engineer or an engineering consultant.
All preliminary plans for all major subdivisions and all land developments shall include documentation of a four-step design process in determining the layout of proposed conservation open space, house and development sites, streets, and lot lines, as described below. (NOTE: Diagrams are for residential illustrative purposes only.) See Chapter 500, Zoning, for conservation subdivision design development and design of commercial establishments and nonresidential uses.
A.
Resource inventory and analysis. The tract's resources shall be delineated on an existing resources and site analysis, as required in § 390-28C.
B.
Four-step design process.
(1)
Step 1: Delineation of conservation open space.
(b)
Proposed conservation open space shall be designated
using the existing resources and site analysis plan as a base map.
The Comprehensive Plan shall also be referenced and considered. Primary
conservation areas shall be delineated comprising floodplains, wetlands,
and slopes over 25%.
(c)
In delineating secondary conservation areas,
the applicant shall prioritize natural and cultural resources on the
tract in terms of their highest to least suitability for inclusion
in the proposed conservation open space, in consultation with the
Planning Commission.
(d)
Based on those priorities and practical considerations
given to the tract's configuration, its context in relation to
resource areas on adjoining and neighboring properties, and the applicant's
subdivision objectives, secondary conservation areas shall be delineated
in a manner clearly indicating their boundaries as well as the types
of resources included within them.
 Step 1, Part 2 - Identifying Secondary Conservation Areas
|
(e)
Development areas should constitute the remaining
lands of the tract outside of the designated conservation open space
areas.
 Step 1. Part 3 - Identifying Potential Development Areas
|
(2)
Step 2: Location of house/development sites. Potential
house/development sites shall be located, using the proposed conservation
open space as a base map as well as other relevant data on the existing
resources and site analysis plan such as topography and soils. House
sites should be located not closer than 100 feet to primary conservation
areas and 50 feet to secondary conservation areas, taking into consideration
the potential negative impacts of residential development on such
areas as well as the potential positive benefits of such locations
to provide attractive views and visual settings for residences.
 Step 2 - Locating Potential House Sites
|
(3)
Step 3: Designing infrastructure.
(a)
With house/development site locations identified,
applicants shall delineate a street system to provide vehicular access
to each house in a manner conforming to the tract's natural topography
and providing for a safe pattern of circulation and ingress and egress
to and from the tract.
 Step 3 - Designing infrastructure
|
(b)
Streets shall avoid or at least minimize adverse
impacts on the conservation of open space areas. To the greatest extent
practicable, wetland crossings and new streets or driveways traversing
slopes over 15% shall be avoided.
(c)
Street connections shall generally be encouraged
to minimize the number of new cul-de-sacs and to facilitate easy access
to and from homes in different parts of the tract and on adjoining
parcels.
(d)
A proposed network of trails shall also be shown
for residential projects, connecting streets with various natural
and cultural features in the conservation open space. Potential trail
connections to adjacent parcels shall also be shown in areas where
a municipal trail network is envisioned.
(e)
Preferred locations for stormwater and wastewater
management facilities shall be identified using the existing resources/site
analysis plan as a base map. Opportunities to use these facilities
as a buffer between the proposed conservation open space and development
areas are encouraged. The facilities should be located in areas identified
as groundwater recharge areas indicated on the existing resources/site
analysis plan. The design of the facilities should strive to use the
natural capacity and features of the site to facilitate the management
of stormwater and wastewater.
(4)
Step 4: drawing in the lot/development lines. Upon
completion of the preceding three steps, boundaries are drawn as required
to delineate the boundaries of individual lots or development areas,
following the configuration of house sites and streets in a logical
and flexible manner.
 Step 4 - Drawing in the Lot/Development Lines
|
The design of conservation open space proposed in any subdivision or land development plan shall reflect the standards set forth in § 390-45 and § 390-46 and the resources identified in the Comprehensive Plan and the development's existing resources and site analysis.
A.
Primary conservation areas. The design shall include
the following primary conservation areas in the conservation open
space and strictly minimize the disturbance of such areas:
B.
Prioritized list of secondary conservation areas. The
design shall, to the fullest extent possible, incorporate the following
secondary conservation areas. (Listed in higher to lower order of
significance):
(1)
Vernal ponds, wet soils, swales, springs, and other
lowland areas, including adjacent buffer areas which may be required
to ensure their protection.
(2)
Significant natural areas of species listed as endangered,
threatened, or of special concern, such as those listed in the Statewide
Natural Diversity Inventory or the Carbon County Natural Areas Inventory.
(3)
Moderately steep slopes (15%-25%), particularly those
adjoining water courses and ponds, where disturbance and resulting
soil erosion and sedimentation could be detrimental to water quality.
(4)
Healthy woodlands, particularly those performing important
ecological functions such as soil stabilization and protection of
streams, wetlands, and wildlife habitats.
(5)
Areas where precipitation is most likely to recharge
local groundwater resources because of topographic and soil conditions
affording high rates of infiltration and percolation.
(6)
Hedgerows, groups of trees, large individual trees
of botanic significance, and other vegetation features representing
the site's rural past.
(7)
Class I and II agricultural soils as defined by the
USDA Natural Resource Conservation Service.
(8)
Historic structures and sites.
(9)
Visually prominent topographic features such as knolls,
hilltops, and ridges, and scenic viewsheds as seen from public streets
(particularly those with historic features).
(10)
Existing trails connecting the tract to other
locations in the Borough.
C.
Other design considerations. The configuration of proposed
conservation open space set aside for common use in residential subdivisions
and conservation open space in non-common ownership shall comply with
the following standards:
(1)
Be free of all structures except historic buildings,
stone walls, and structures related to conservation open space uses.
The Borough Council may grant approval of structures and improvements
required for storm drainage, sewage treatment and water supply within
the conservation open space provided that such facilities are not
detrimental to the conservation open space and that the acreage of
lands required for such uses is not credited towards minimum conservation
open space acreage requirements for the tract, unless the land they
occupy is appropriate for passive recreational use.
(2)
Not include parcels smaller than three acres, have
a length-to-width ratio of more than four-to-one or be less than 75
feet in width, except for such lands specifically designed as neighborhood
greens, playing fields or trail links.
(3)
Be directly accessible to the largest practicable
number of lots within the subdivision. Non-adjoining lots shall be
provided with safe and convenient pedestrian access to conservation
open space.
(4)
Be suitable for active recreational uses to the extent
deemed necessary by the Borough Council, without interfering with
adjacent dwelling units, parking, driveways, and streets.
(5)
Be interconnected, wherever possible, to provide a
continuous network of conservation open space within and adjoining
the subdivision.
(6)
Provide buffers to adjoining parks, preserves or other
protected lands.
(7)
Except in those cases where part of the conservation
open space is located within private house lots, provide for pedestrian
pathways for use by the residents of the subdivision. Provisions should
be made for access to the conservation open space, as required for
land management and emergency purposes.
(8)
Be undivided by public or private streets, except
where necessary for proper traffic circulation.
(9)
Be suitably landscaped either by retaining existing
natural cover and wooded areas and/or according to a landscaping plan
to protect conservation open space resources.
(10)
Be made subject to such agreement with the Borough
and such conservation easements duly recorded in the office of the
Carbon County Recorder of Deeds as may be required by the Planning
Commission to preserve the conservation open space for such uses.
Easements and reservations for easements shall be provided as
necessary to accommodate the proposed development. The following easements
shall be provided, shall be indicated on the plans, and shall be included
in the covenants:
A.
Drainage easements.
(1)
Drainage easements shall completely contain the proposed
stormwater management controls, including pipes, swales, basins, ponds,
other structures, and all other facilities which may require improvement,
maintenance, or replacement.
(2)
Drainage easements with a minimum width of 10 feet
shall be provided along all road lines, exterior property lines and
centered on all common lot lines.
(3)
Where a subdivision is traversed by a stream, watercourse,
or drainage way, a drainage easement shall be provided which conforms
to the boundary of such stream, watercourse, or drainage way.
B.
Slope easements. Required slope easements shall be
granted to the property owners association or other appropriate parties.
C.
Utility easements. Utility easements shall be granted
to Jim Thorpe Borough, the property owners association, appropriate
utility companies, other appropriate parties, as follows:
D.
Clear view easements. Easements for the maintenance of clear sight triangles are required by § 390-51N.
E.
Other easements. Additional easements for access, construction,
or other purposes shall be provided as necessary.
(Note: This section applies only in cases where earth disturbance
is involved as part of a subdivision or land development as defined
by this chapter. A minor subdivision often results in the eventual
construction of a house, but the issuance of a building permit would
not occur until after the subdivision has been approved and recorded.
The construction of one dwelling on one lot is not subject to regulation
by this chapter.)
A.
Protection of vegetation from mechanical injury. Where
earthwork, grading, or construction activities will take place in
or adjacent to woodlands, old fields, or other significant vegetation
or site features, the Borough may require that the limit of disturbance
to be delineated and vegetation protected through installation of
temporary fencing or other approved measures. Such fencing shall be
installed prior to commencing of and shall be maintained through the
period of construction activity.
B.
Protection of vegetation from grading change. Grade
changes to occur at any location of the property shall not result
in an alteration to soil or drainage conditions which would adversely
affect existing vegetation to be retained following site disturbance
unless adequate provisions are made to protect such vegetation and
its root systems.
C.
Protection of vegetation from excavations. When digging
trenches for utility lines or similar uses, disturbances to the root
zones of all woody vegetation shall be minimized. If trenches must
be excavated in the root zone, all disturbed roots shall be cut as
cleanly as possible. The trench shall be backfilled as quickly as
possible.
D.
Protection of topsoil.
(1)
Except as approved on the preliminary plan, no topsoil
shall be removed from the site and shall be retained on the site as
necessary for proper site stabilization.
(2)
Topsoil removed shall be redistributed and stabilized
as quickly as possible following the establishment of required grades
for a project or project phase. All exposed earth surfaces shall be
stabilized in accord with best management practices.
(3)
Grading and earthmoving operations shall be scheduled
to minimize site disturbance during the period from November 1 to
April 1, when re-vegetation of exposed ground is difficult.
(See Article IX for additional standards applicable to nonresidential uses.)
A.
Access. All lots shall front on a public street or
on an approved private street constructed in accord with this chapter
and be subject to the following design standards:
(1)
Within any subdivision and/or land development, a
maximum of 12 lots or dwelling units shall be served by a single means
of access.
(2)
A minimum of two means of access shall be provided
for any subdivision and/or land development, or portion thereof, which
contains more than 12 lots or dwelling units.
(3)
When two means of access are required or proposed, the streets or portions of a street which provide such access shall comply with the minimum offset requirements in § 390-51H(3).
(4)
Residential subdivisions shall be provided with enough
accesses to limit the maximum anticipated average daily traffic to
1,500 vehicles per day on any access.
B.
Configuration. The configuration of blocks and lots shall be based on the area and dimensional requirements of Chapter 500, Zoning, topography and natural features, existing and proposed improvements, the adjacent development pattern, the Comprehensive Plan, and other plans. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.
C.
Blocks.
(1)
All blocks.
(a)
Blocks shall be of enough width to permit two
tiers of lots except where a public street, stream, other natural
barrier or unsubdivided land prevents the platting of two tiers of
lots.
(2)
Residential blocks.
(a)
Blocks in residential subdivisions shall have
a minimum length of two times the minimum lot width, but not less
than 300 feet, and a maximum length of 10 times the minimum lot width,
but not greater than 1,500 feet for blocks which contain lots with
an average area of less than one acre, nor greater than 2,000 feet
in other cases.
(b)
In the design of residential blocks, special
consideration should be given to requirements for safe and convenient
vehicular and pedestrian circulation, including minimization of the
number of intersections with collector and arterial streets.
(c)
Pedestrian interior walks may be required to
assist circulation, to provide access to community facilities in blocks
over 1,000 feet, or to provide pedestrian walkway continuity within
a given subdivision. Such interior walks shall have a width of not
less than 10 feet and a paved walk of not less than four feet.
D.
Lot standards. Minimum lot sizes shall comply with Chapter 500, Zoning, and lots shall comply with the following:
(1)
To avoid jurisdictional problems, lots divided by
municipal boundaries shall be avoided. Where a lot is divided by a
municipal boundary, the minimum standards of both municipalities shall
apply. Where a subdivision is divided by a municipal boundary, the
applicant shall so notify the governing body of each municipality
affected so that an administrative agreement for the platting and
taxing of lots between the municipalities can be executed, if such
agreement is necessary.
(2)
Lot lines shall be perpendicular or radial to street
right-of-way lines.
(3)
Double frontage lots are prohibited except when provided
as reverse frontage lots to reduce the number of driveway intersections
along a street with a high volume of traffic or where existing topographic
conditions and/or property configuration make the development of single
frontage lots impractical. Where double frontage lots are permitted,
the following requirements shall apply:
(4)
Odd-shaped lots should be avoided and may be approved
solely at the discretion of the Borough.
 |
(5)
Lots shall be laid out to the edge of the required
right-of-way of any proposed street and lot lines along existing public
or private streets shall be maintained as they exist.
(6)
Remnants of land, other than rights-of-way or required
buffers, shall not be created; they shall be incorporated into existing
or proposed lots, properties, or rights-of-way.
(7)
Subdivisions with lots having two or more times the
minimum lot area and are otherwise suitable shall be designed for
the potential subdivision of such lots unless further subdivision
is prohibited by deed covenants and restrictions. A sketch plan may
be required to demonstrate that potential future subdivision will
conform to this chapter.
E.
Lot width and depth. The minimum width of residential
and nonresidential lots shall be as follows:
|
Lot Size*
(square feet)
|
Minimum Lot Width
(feet)
|
Lot Size*
(square feet)
|
Minimum Lot Width
(feet)
|
|---|---|---|---|
|
9,000 to 19,999
|
60
|
60,000 to 79,999
|
130
|
|
20,000 to 24,999
|
70
|
80,000 to 99,999
|
150
|
|
25,000 to 29,999
|
80
|
100,000 to 119,999
|
180
|
|
30,000 to 39,999
|
90
|
120,000 to 159,999
|
190
|
|
40,000 to 49,999
|
110
|
160,000+
|
210
|
|
50,000 to 59,999
|
120
| ||
|
* Rounded to the nearest whole number.
| |||
F.
Flag lots. Flag lots shall not be created when lots
can be designed that directly access a public or private street. The
Borough Council may approve the creation of a limited number of flag
lots in accord with the standards in this section. The Borough Council
may attach any reasonable conditions to the creation of flag lots
as it finds necessary or desirable to provide for the orderly development
of land and street systems.
(1)
Further subdivision restriction. The flag lot shall
be restricted from further subdivision unless the required access
street right-of-way width is provided and a note to that effect shall
be placed on the plan.
 Flag Lot
|
(2)
Access corridor length. The access corridor (staff)
portion of the lot is the area of the lot that extends between the
street and main portion of the lot and shall not exceed 450 feet in
length as measured from the street right-of-way.
(3)
Access corridor width. The access corridor (staff)
shall, at a minimum, be 25 feet in width.
(4)
Driveway grade. The proposed driveway shall not exceed
a grade of 15% and shall otherwise provide adequate access for emergency
vehicles. The Borough may require the installation of the driveway
as part of final approval.
(5)
Curves. Curves in the access corridor of greater than
45° shall not be permitted.
(6)
Lot width. The lot width measurement shall be made
on the main portion of the lot and shall not include the access corridor
(staff).
(7)
Front lot line. The lot line where the narrow access
corridor (staff) widens shall be considered the front lot line for
applying setback requirements.
(8)
Minimum lot area. The area of the access corridor
(staff) shall not be included in the calculation of the required minimum
lot area.
(9)
Adjoining flag lots. No more than two flag lots shall
be permitted side-by-side and shall not be stacked more than one tier.
A.
General.
(1)
Conformance. All streets, whether public or private,
shall be constructed to conform to the requirements of this chapter.
(2)
Street access. Every subdivision and land development
shall have access to a public street.
(3)
Street system. In general, all streets shall be continuous
and in alignment with existing streets and shall compose a convenient
system to ensure circulation of vehicular and pedestrian traffic,
with the exception that local streets shall be laid out using loop
streets and cul-de-sacs, so that their use by through traffic will
be discouraged.
(4)
Improvement. Streets shall be graded, improved, and
surfaced to the grades and specifications shown on the plans, profiles,
and cross sections as required by this chapter.
(5)
Adopted/filed plans. Proposed streets shall further
conform to such Borough, county and state highway plans as have been
prepared, adopted, and/or filed as prescribed by law.
(6)
Street hierarchy. Streets shall be classified in a
street hierarchy system with the design based on function and average
daily traffic (ADT).
(a)
Definition of function. The street hierarchy system and each proposed street shall be defined by function as defined in § 390-15 or from such other sources demonstrated by the applicant to better reflect local conditions.
(b)
Classification and design. Each street shall
be classified and designed for its entire length to meet the standards
for one street classification as set forth herein.
B.
Existing access. Existing private streets or private rights-of-way proposed to provide access to a subdivision and/or land development shall meet all the requirements of this § 390-51 or shall otherwise be improved to such standards.
C.
Street continuation; further subdivision.
(1)
Exterior property lines. Rights-of-way of proposed
streets shall be extended to exterior property lines to ultimately
provide access to adjoining lands and shall be designed in conformance
with the design requirements of a street, and the contiguous parcels
must contain proper setbacks and sight distances.
(2)
Use of the future right-of-way. The Borough may require
the area within the future right-of-way to be included within the
deeds to the abutting lots with a right-of-way in favor of the Property
Owners Association to permit the use of the future right-of-way for
public street purposes, should the adjoining lands be developed. Reserved
rights-of-way are permitted only when they will be no longer than
the depth of one lot and will not be the primary means of access to
any lot or dwelling unit. For lengths longer than one lot a fully
constructed stub street and temporary cul-de-sac are required.
(3)
Future right-of-way maintenance. The landowners of
the lots in which the future right-of-way is included shall have the
duty to maintain the area included within the future right-of-way
and this duty shall be indicated in a note on the final plan and in
all deeds to such lots. However, the landowners of the lots in which
the future right-of-way is included shall have no obligation concerning
the improvement of such future right-of-way for street purposes.
(4)
Further subdivision. Adequate street rights-of-way
to permit further subdivision shall be provided as necessary if lots
resulting from the original subdivision are large enough to permit
re-subdivision or if a portion of the tract is not subdivided.
D.
Existing streets/rights-of-way.
(1)
Required width. Wherever there exists a dedicated
or platted portion of a street or alley along a boundary of the tract
being subdivided or developed, the remainder of said street or alley
shall be platted to the width required by this chapter based on the
classification of the street within the proposed development.
(2)
Increased setback. Where a subdivision or land development
abuts or contains an existing public or private street of inadequate
right-of-way width, the building setback shall be shown on the plans
measured from a line which would satisfy the right-of-way requirements
for the classification of the abutting street. Additional setback
and easement for right-of-way shall be provided in the case of land
abutting private streets.
(3)
Transition area. The extension of existing streets
or alleys 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.
E.
Subdivision names, street names, 911 addresses and
signs.
(1)
911 emergency call system. Subdivision and street
names shall not be repeated or be similar to those existing within
the Borough or adjacent areas, and all street names shall be subject
to the approval of the Borough for conformance with the enhanced 911
emergency call system. Streets that are extensions of, or obviously
in alignment with, existing streets shall bear the names of the existing
streets.
(2)
Street name signs. Street name signs of a design approved
by the Borough shall be installed by the developer at the developer's
expense at each proposed street intersection.
(3)
Address assignment. All lots shall be assigned an
address in accord with the enhanced 911 emergency call system.
F.
Cul-de-sac streets.
(1)
Required. Any street terminated at one end shall be
provided with a turnaround and designed as a cul-de-sac street, except
for stub streets provided to connect to adjacent properties when the
stub street does not exceed one lot depth in length and is not necessary
for access to any lot.
(2)
Use. Permanent cul-de-sac streets shall be used only
when the development of a through street is not possible.
(3)
Future extension. Unless future extension of a cul-de-sac
street is proven to be impractical or undesirable, the turnaround
shall be placed adjacent to the tract boundary line with such configuration
as can be extended at the full required width.
(4)
Turnaround. All cul-de-sac streets, whether permanent
or designed to be extended, shall end in a circular turnaround with
a right-of-way radius of not less than 50 feet and shall be paved
to a minimum outside radius of not less than 40 feet.
(5)
Connection to right-of-way. The circular right-of-way
of the turnaround shall be connected to the approach right-of-way
by a circular arc having a radius of not less than 50 feet.
(6)
Radius. The circular paving of the turnaround shall
be connected to the approach by a circular arc having a radius of
not less than 50 feet.
(7)
Unit limit. In the case of a cul-de-sac street which
is designed to serve solely residential uses, the cul-de-sac street
shall not provide access to more than 15 dwelling units.
(8)
Minimum length. The minimum length of a cul-de-sac
street shall be 250 feet measured from the edge of the intersecting
street.
(9)
Snow removal easement. A permanent easement for snow
removal may be required at the cul-de-sac turnaround. The easement
shall have a minimum length along the right-of-way line of 40 feet
and a depth of 15 feet. When curbing is required, a curb depression
shall also be placed in this easement area. No shrubbery, fence, mailbox,
or any other obstruction shall be placed within the easement to hinder
the placement of the snow.
(10)
Grade. Cul-de-sac streets shall have a grade
not exceeding that specified on Table 390-51-1 for the applicable
street design specification.
(11)
Commercial or industrial uses. In the case of
a cul-de-sac street which is designed to serve commercial or industrial
uses, the cul-de-sac street shall not exceed 1,000 feet in length
and shall have a street cross-section which meets the width and construction
standards of a collector street.
G.
(Reserved)
H.
Intersections.
(1)
Centerlines. Centerlines of streets shall intersect
at 90°.
(2)
More than two streets. Intersections of more than
two streets at one point are not permitted.
(3)
Minimum offset. Where streets intersect other streets,
the minimum offset or distance between centerlines of parallel or
approximately parallel streets intersecting a cross street from the
same or opposite directions shall be as follows:
|
Minimum Required Offsets
| |||
|---|---|---|---|
|
Arterial
(feet)
|
Collector
(feet)
|
Local
(feet)
| |
|
Arterial
|
800
|
600
|
400
|
|
Collector
|
600
|
400
|
275
|
|
Local
|
400
|
275
|
150
|
(4)
(5)
Borough road improvements.
(a)
Where necessary, based on the standards and criteria
set forth in the Pa. Code, Title 67, Chapter 441, Access to and Occupancy
of Highways by Driveways and Local Roads, the Borough will require
the developer to improve any Borough road which is intersected by
a road, access drive and/or driveway that is part of a subdivision
and/or land development to the extent necessary to accommodate the
anticipated traffic volume generated by the project, based on the
engineering report and the Borough's analysis.
(b)
Such improvements may include shoulder upgrading,
auxiliary lanes, signs, traffic control devices and/or other improvements
which are determined to be necessary to preserve the safety of motorists
and pedestrians.
(6)
Leveling area. At all street intersections, a leveling
area shall be provided in the street of lesser classification. The
design of the leveling area shall be as follows:
I.
Major street frontage. Where a subdivision and/or land development abuts or contains an existing or proposed collector street, Borough street, or state street, the Borough may require reverse frontage lots with access from interior subdivision streets, or such other treatment, to provide protection for abutting properties, the reduction in number of intersections with the collector or arterial street and the separation of local and through traffic. [See § 390-50D(3).]
J.
Street cross sections.
(1)
Minimum standards. Street right-of-way, travelway
and shoulder widths shall be provided to the minimum standards provided
in Table 390-51-1.
(2)
Crown. Street crowns shall be designed and constructed
as follows:
(3)
Cut and fill slopes. Cut and fill slopes shall not
exceed 3:1 horizontal to vertical.
(4)
Shoulders. Shoulder surfaces shall be graded at a
slope of 0.75 inch/foot away from the pavement edge.
K.
(Reserved)
L.
Geometric standards.
(1)
Horizontal alignment. Horizontal alignment shall be
measured along the street center line, except sight distances, which
shall be measured along the centerline of the appropriate lane. The
minimum standards for horizontal alignment shall be as follows;
(a)
Horizontal curves shall be used at all changes
in direction whenever street lines are deflected more than 2°
within 100 feet or more than 0.50° at any point.
(b)
Single, long radius curves shall be used in lieu
of a series of curves of varying radii or a series of short curves
and tangent sections.
(c)
Streets shall be designed with the tangents between
reverse curves as set forth in Table 390-51-1.
(d)
Streets shall be designed so that the unobstructed
stopping sight distance along the centerline of each lane shall be
a minimum of that set forth in Table 390-51-1. Stopping sight distances
shall be measured from a point 3.50 feet above the road surface to
a point 0.50 feet above the road surface.
|
Table 390-51-1
Design Standards for Streets
| ||||
|---|---|---|---|---|
|
Design Specification
|
Arterial
|
Collector
|
Local
|
Alley
|
|
Design speed (mph)
|
50
|
40
|
30
|
20
|
|
Posted speed (mph)
|
45
|
35
|
25
|
NA
|
|
Average daily traffic
|
> 4,000
|
1,501-4,000
|
501-1,500
|
NA
|
|
Cross Section Standards
| ||||
|
Street right-of-way width (feet)
|
80
|
60
|
50
|
30
|
|
Travelway width (feet)
|
24
|
22
|
20
|
16
|
|
Shoulder width, each side (feet)
|
8
|
6
|
4
|
NA
|
|
Cartway width (feet)
| ||||
|
-With shoulders
|
40
|
341/362
|
28
|
20
|
|
-With curbs
|
26
|
241/262
|
22
|
18
|
|
Crown
|
2%
|
2%
|
2%
|
2%
|
|
Superelevation per AASHTO, maximum
|
8%
|
8%
|
8%
|
NA
|
|
Shoulder slope
|
6%
|
6%
|
6%
|
6%
|
|
Geometric Standards
| ||||
|
Grade, maximum3
|
4%
|
7%
|
10%
|
12%
|
|
Grade, minimum
|
1%
|
1%
|
1%
|
1%
|
|
Center line radius, minimum (feet)
|
500
|
300
|
200
|
75
|
|
Stopping sight distance, minimum (feet)
|
Comply with ASSHTO specifications
| |||
|
Tangent between reverse curves, minimum (feet)
|
200
|
150
|
100
|
0
|
|
Minimum K, vertical curves - crest/sag
|
84/96
|
44/64
|
19/37
|
7/17
|
|
Vertical curve length, minimum (feet)
|
135
|
135
|
120
|
60
|
|
Notes:
| |
|
1
|
Residential.
|
|
2
|
Nonresidential.
|
|
3
|
See § 390-51P(3)(b) for residential driveway grades.
|
|
The applicant may submit alternative designs for consideration in accord with § 390-87 for residential streets serving a limited number of lots provided AASHTO standards are met. Arterial streets shall be designed to PennDOT specifications.
| |
|
Table 390-51-2
Minimum Construction Standards by Type of Street
| |||
|---|---|---|---|
|
Construction Specifications
(See table 390-51-1 for classification details.)
|
Street Classification
| ||
|
Arterial
(inches)
|
Collector
(inches)
|
Local & Alley
(inches)
| |
|
A. Wearing Course
| |||
|
Material
|
Superpave asphalt mixture design, 9.5 mm
| ||
|
Compacted depth
|
2.5
|
2.0
|
1.5
|
|
B. Binder Course
| |||
|
Material
|
Superpave Asphalt Mixture Design, 19 mm
| ||
|
Compacted depth
|
3.5
|
3.0
|
N/A
|
|
C. Base Course
| |||
|
Material
|
Superpave Asphalt Mixture Design, 25 mm
| ||
|
Compacted depth
|
4.5
|
4.0
|
4.5
|
|
D. Subbase
| |||
|
The developer shall install all underground utilities
in the right-of-way prior to the placement of the stone sub-base.
The stone sub-base shall extend under the required
shoulder.
Once the PennDOT No. 2A stone mixture has been placed,
the developer shall not allow any vehicular access/use until the road
is paved with the asphalt base course.
| |||
|
Material
|
PennDOT No. 2A Aggregate
| ||
|
Compacted depth
|
10.0
|
8.0
|
6.0
|
|
E. Curbs, Gutters, and Swales - Required for collector, local, and alley unless waived by Council per § 390-87.
|
Not applicable
| ||
|
F. Shoulders - Placed and compacted on top of the
sub-base.
| |||
|
Material
|
PennDOT Type 1 Shoulder
|
PennDOT Type 6 Shoulder (if curb requirement is waived)
| |
|
Compacted depth
|
9.0
|
7.5
|
5.5
|
|
Maximum construction lift
|
6.0
|
6.0
|
6.0
|
|
G. Sidewalks - Required for collector and local unless waived by Council per § 390-87.
|
Not applicable
|
See § 390-51V
|
See § 390-51V (local only)
|
|
All material shall meet PennDOT Specifications, Publication
408, latest edition.
Pavement base drains will be required for poor subgrade soils.
The applicant may submit alternative designs based on PennDOT standards for consideration in accord with § 390-87.
| |||
(2)
Vertical alignment. Vertical alignment shall be measured
horizontally along the street centerline. Sight distances shall be
horizontal distances measured along the lines of sight. The minimum
standards for vertical alignment shall be as follows:
(a)
The vertical alignment of streets shall be designed
and constructed to meet or exceed the minimum standards set forth
in Table 390-51-1.
(b)
Vertical curves shall be introduced at all changes
of grade exceeding 1% within 100 feet; vertical curve calculations
shall be included on the road profile sheets.
(c)
The maximum grade across the turnaround in a
cul-de-sac street shall not exceed 5%.
(d)
The minimum grade of any roadside swale shall
be 1%.
(e)
Combinations of steep slopes and short curve
radii shall be avoided; the sum of the grade in percent and the degree
of curve (arc definition) shall not exceed 20%.
M.
Topography and street grades. The arrangement of streets
shall be properly and logically related to the existing topography
to yield usable lots, minimize cuts and fills, minimize the potential
for stormwater problems, and minimize grading problems at intersections.
Street grades shall be designed as follows:
(1)
Center-line grades shall not exceed the grades set
forth in Table 390-51-1.
(2)
The maximum grade across the turnaround on a cul-de-sac
street shall not exceed 5%.
(3)
Where the grade of any street at the approach to an
intersection exceeds 7%, a leveling area shall be provided having
grades for 4% or less for a distance equal to the pavement width of
the intersecting street or 50 feet, whichever is greater, as measured
from the nearest right-of-way line of the intersecting street.
N.
Sight distance at street intersections.
(1)
All intersections.
(a)
Proper, safe stopping sight distance shall be
provided with respect to both horizontal and vertical alignment at
all intersections.
(b)
Intersection sight distance (ISD) measures a
line of sight from the driver's eye (3.5 feet), seated 15 feet
back from the fog line or edge of the travelway, to the right and
to the left, to an object in the street that is 3.5 feet high.
(c)
Safe stopping distances at intersections shall
be provided in accord with the recommendations of the latest edition
of A Policy on Geometric Design of Highways and Streets, published
by American Association of State Highway Transportation Officials,
for the configuration of the subject intersection and the type of
vehicle which governs the design. An analysis of the recommended sight
distances shall be provided in an accompanying report.
(2)
Clear view at street intersections. At all street
intersections in all zoning districts nothing shall be erected (except
street or traffic signs and utility poles), placed, planted, or allowed
to grow in such a manner as materially to impede vision above the
height of 2.5 feet or below the height of 10 feet above the grade
of the triangular area defined by the accompanying clear sight triangle
diagram. The following note shall be added to all plans involving
any street intersection: "No structure, planting or other vision obstructing
object shall be permitted above the height of 2.5 feet or below the
height of 10 feet as measured from the centerline grade at the street/street
intersection within the clear sight triangle."
 Clear Sight Triangle
|
O.
(Reserved)
P.
Access drives. All proposed access drives shall conform to the requirements of Chapter 500, Zoning, and the following requirements:
(1)
Alignment. The Borough may require that an access
drive location be directly across from a road, drive, driveway, etc.
on the opposite side of the intersected street if it is determined
that an offset location may create a safety hazard.
(2)
Angle of intersection. Access drives and driveways
used for two-way operation shall intersect the street at an angle
of 90° or as near 90° as site conditions permit. A two-way
driveway shall not intersect the street at an angle less than 75°
nor more than 105°.
(3)
Access drives and residential driveways.
(a)
Access drives.
[1]
Access drives shall be designed and constructed
to conform to the requirements for a street of the same function and
ADT, except that an appropriate design speed shall be determined by
the applicant and accepted by the Borough for the determination of
sight distances, vertical curve lengths and centerline radii. The
minimum travelway width shall be 24 feet.
[2]
Where one-way traffic is proposed, the minimum
lane width shall be 12 feet. The direction of traffic shall be clearly
indicated by signs and/or markings, based on PennDOT standards.
[3]
Access drives do not require a specific right-of-way
unless the access drive is extended to serve other users.
[4]
In the case of shared use of an access drive,
appropriate access easements shall be created. The easements and responsibility
for maintenance shall be indicated on the final plan and included
in the deeds.
[5]
No portion of any access drive outside the street
right-of-way shall be closer than 20 feet to a property line. Within
the street right-of-way, no portion of a driveway shall be located
outside the property frontage or the projected property line.
[6]
Access drives shall have a grade not exceeding
that specified on Table 390-51-1 for the applicable street design
specification.
(b)
Residential driveways.
[1]
Except for common or jointly used driveways,
no part of any driveway outside the street right-of-way shall be closer
than 10 feet to a property line.
[2]
Within the street right-of-way, no portion of
a driveway shall be located outside the property frontage or the projected
property line.
[3]
The maximum grade of a driveway, outside of the
right-of-way, shall not exceed 15% unless an emergency parking area
is provided for at least two cars. Such parking area shall be located
outside the street right-of-way and be accessible over grades which
do not exceed 10%.
[4]
The maximum grade within the street right-of-way
shall not exceed 4% and shall not result in a change in grade of more
than 8% from the shoulder grade.
[5]
All driveways shall be arranged so that it is
not necessary for a vehicle to back into a street.
[6]
The minimum distance between the centerline of
a driveway and the nearest intersecting street, road, access drive
or nonresidential driveway shall be as follows:
Q.
Bridges and stream crossings. Bridges and other stream
crossing structures which are part of the road system shall be designed
and constructed in accord with the current Pennsylvania Department
of Transportation Standards and Specifications for the proposed load
and PA DEP regulations. Evidence of compliance with any state or federal
requirements shall be provided.
R.
Clearing and grubbing. The right-of-way for all roads
shall be cleared of vegetation only to the extent necessary for the
installation of the required street and drainage improvements.
(1)
Unsuitable materials. All trees, stumps, roots, and
other material deemed unsuitable by the Borough for underlying the
road improvements shall be removed from the grading area and shall
be properly disposed of.
(2)
Voids. Voids created by the removal of stumps or roots
shall be backfilled and compacted to the satisfaction of the Borough.
(3)
Rocks. Rocks greater than six inches in diameter shall
be removed to a minimum depth of six inches below the finished subgrade.
(4)
Inspection/approval. All cleared and grubbed areas
shall be inspected and approved by the Borough Engineer prior to the
subbase installation.
(5)
Cuts and fills. All cuts and fills shall be constructed
as follows:
(a)
Maximum earth slope. The maximum slope of any
earth embankment or excavation shall not exceed 3:1 horizontal to
vertical unless stabilized by a retaining wall or cribbing, except
as approved by the Borough Council for special conditions.
(b)
Maximum rock slope. The maximum slope of any
rock excavation shall not exceed 1:4 horizontal to vertical.
(c)
Compaction. All embankments shall be compacted
to prevent erosion.
(d)
Stabilization. Cuts and fills shall be stabilized
to prevent surface water from damaging the cut face of excavations
of the sloping surfaces of fills.
(e)
Lifts. Fills shall be placed in lifts and compacted
in accord with specifications of PA DOT Publication 408, latest edition,
to minimize sliding or erosion of the soil.
(f)
Watercourses or constructed channels. Fills shall
not encroach on natural watercourses or constructed channels, and
fills placed adjacent to such natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding.
(g)
Grading. Grading shall be done in a manner so
as not to divert water onto the property of another landowner without
the written consent of the landowner.
(h)
Dust control. During grading operations, necessary
measures for dust control shall be exercised.
(i)
Water/wetland crossing. Grading equipment shall
not be allowed to cross streams, wetlands, or other waters of the
Commonwealth except by PA DEP permit, and adequate provisions shall
be made for the installation of culverts and bridges.
S.
Sub-grade, base and surface.
(1)
Sub-grade.
(a)
The design and construction of the roadbed shall
take into consideration the supporting capacities of the subgrade,
with attention to those soils which are subject to frost heave.
(b)
No forest mat, roots, or stones larger than six
inches shall be incorporated into the subgrade.
(c)
The subgrade shall be compacted to not less than
100% of the determined dry weight (dry mass) density of the material
on the site as determined in accord with Pennsylvania Test Method
No. 106, Method B.
(d)
Subgrade, parallel and cross drainage facilities
shall be provided when necessary and shall be located, designed, and
installed to maintain proper drainage.
(e)
Unsuitable soils and materials, as identified
by the project engineer and confirmed by the Borough Engineer, shall
be removed and replaced, drained, or otherwise stabilized to provide
adequate support for the roadbed and anticipated loads. If construction
of a roadbed in such locations, and particularly, on soils identified
in the Carbon County Soil Survey as subject to frost heave is proposed,
the Borough may require such drainage facilities and/or underdrains
and subgrade drains as necessary to stabilize the subgrade. The design
of such facilities shall be approved by the Borough.
(2)
Subbase and base course. Subbase and base course aggregate
material shall conform in type and be compacted to the depths shown
in Table 390-51-2 in accord with the latest specifications of PA DOT
(Form 408) and the requirements of the Borough.
(3)
Surface course. The bituminous surface course shall
conform in type and be compacted to the depths shown in Table 390-51-2
in accord with the latest specifications of the PA DOT (Form 408)
and the requirements of the Borough.
(4)
Shoulders. Where curbs are not required or provided,
shoulders shall be provided and shall be constructed of the material
and compacted to the width and depth shown in Table 390-51-2.
(5)
Commercial/industrial areas. Any road serving a commercial
or industrial area shall be designed and constructed to a minimum
of collector road standards shown in Table 390-51-2.
(6)
Parking lanes. Where curbs are required and/or provided
for collector roads, if a parking lane (between the travelway and
the curb) is approved by the Borough, it shall be not less than nine
feet wide and shall be constructed to the same standards as the cartway.
(7)
Alternative designs. Alternative roadbed designs may be proposed and shall be considered in accord with § 390-87. The alternate design must provide load capabilities equivalent to or higher than the capabilities of the designs set forth above. Alternate designs shall be reviewed based on design recommendations of the Asphalt Institute.
T.
Walls, slopes, and guide rails.
(1)
Walls, slopes. Where the grade of the road is above
or below the grade of the adjacent land, walls or slopes shall be
constructed in a manner satisfactory to the Borough to support the
road or the adjacent land. The design and construction of walls may
require the certification of a registered professional engineer. Guide
rails and/or handrails or other restraints may be required.
(2)
Guide rails. Streets shall be designed to preclude
or minimize the need for guide rails. Guide rails shall be required
where the adjoining embankment has a slope exceeding three feet horizontally
to one foot vertically and the grade of the road is two feet or more
above the grade of the adjacent land. However, the Borough may require
guide rails to be placed for protection on embankments when a barrier
is indicated by the most current PennDOT standards. The required guide
rail shall be installed in accord with most current PennDOT standards.
U.
Curbs, gutters, and swales.
(1)
Curbs required. In nonresidential developments, or
higher density residential developments, or where other similar intensive
uses exist or are anticipated, curbs shall be required if deemed necessary
by the Borough Council for public safety.
(2)
Intersections radii. The minimum curb or pavement
edge radii at road intersections shall equal that required for the
cartway edge.
(3)
Existing curbs. Where curbs exist on abutting properties,
their extension shall be required throughout the proposed subdivision.
(4)
Gutters. Where curbs are not required, adequate gutters
shall be graded and protected by seeding or appropriate surfacing.
(5)
Construction. Curbs shall be constructed in accord
with the most current PennDOT RC64M standard for plain concrete curbs
and Americans with Disabilities Act standards.
(6)
Design. If gutters are provided, they shall be in
conformance with good engineering practice and subject to the approval
of the Borough Engineer. Gutters and/or drainage swales shall be designed
to prohibit erosive velocities and paving may be required if runoff
velocities exceed 5.0 fps when calculated in accord with the most
current PennDOT Design Manual, Part 2, Highway Design (Publication
13M). The invert of the swale shall be below the subbase course to
prevent saturation of the street. Swales shall be deep enough to accommodate
access drive, driveway, and other culverts.
(7)
Velocity calculation. Velocity calculation shall be
placed on the centerline profile drawings or shall be submitted separately.
V.
Sidewalks; crosswalks. Sidewalks and road crosswalks
may be required where necessary to provide proper pedestrian circulation
or to provide access to community facilities and common areas. Sidewalks,
where required or provided, shall be located within the road right-of-way
immediately adjacent to the curbs, except as may be approved by the
Borough to accommodate road trees or other landscaping. Sidewalks
and road crosswalks shall be constructed in accord with the most current
PennDOT RC67M standard and Americans with Disabilities Act standards.
W.
Parking on roads. Off-road parking for all uses shall be provided in accord with this chapter, and, roads shall not be designed to accommodate on-road parking except in accord with § 390-51S(6).
X.
Access drive/driveway and cross drainage.
(1)
At each point where a road is intersected by an access drive or driveway that requires surface drainage water to be carried under the intersection, a culvert pipe shall be installed across the width of the access drive or driveway to meet the drainage requirements determined in accord with § 390-53.
(2)
Such cross drains as may be necessary shall also be
installed under the road in accord with the drainage plan.
(3)
Pipes shall be installed at such depth and in such
manner as dictated by the site with a minimum 0.5% slope for cross
drainage.
Y.
Alleys. Alleys shall not be permitted unless approved
for multifamily and conservation design development, where lot sizes
are small, to improve the subdivision design and lot layout, reduce
the number of driveways entering roads, and maintain a pedestrian-scaled
community by providing for rear access to lots.
Z.
(Reserved)
AA.
Traffic signs, signals and pavement markings. Traffic
signs, traffic signals and pavement markings shall be required when
considered necessary by the Borough Council to ensure safe traffic
or pedestrian circulation. All traffic signs, traffic signals, and
pavement markings shall meet the most current requirements of PennDOT
and the Federal Highway Administration, including the Manual for Uniform
Traffic Control Devices. In the case of traffic signals, the developer,
any subsequent owner, or any subsequent Property Owners Association
or similar entity shall be responsible for the long-term operation,
maintenance, and replacement of the traffic signal and all associated
facilities, signs, and pavement markings via a recorded agreement
with the Borough.
BB.
Road striping. All roads constructed or improved as
part of any subdivision or land development shall be striped in accord
with the most current PennDOT requirements.
CC.
Applicability of PennDOT standards. For any required
road improvements for which standards are not provided in this chapter,
the minimum standards shall be as set forth in the latest edition
of PennDOT Publication 408 - Specifications and PennDOT Publication
72M - Standards for Roadway Construction.
Monuments and markers shall be placed so that the center, a
scored, or marked point shall coincide with the intersection of the
lines to be marked and shall be set to an accuracy of 0.03 feet and
shall be certified by the project surveyor.
A.
Monuments.
(1)
Monuments shall consist of either:
(a)
Solid steel rods a minimum of 0.5 inches in diameter
and a minimum of 24 inches in length, centered in a cylinder of concrete
a minimum of nine inches in diameter and a minimum of 24 inches in
depth, poured in place.
(b)
Steel pipes a minimum of 0.75 inch in diameter
and a minimum of 24 inches in length, centered in a cylinder of concrete
a minimum of nine inches in diameter and a minimum of 24 inches in
depth, poured in place.
(c)
Precast (i.e., manufactured) reinforced concrete
monuments measuring a minimum of four inches by four inches by and
a minimum of 24 inches in length.
(d)
Such other monuments as the Borough may approve.
(2)
Monuments, including the rod or pipe and the concrete,
shall be placed flush with the ground.
(3)
Monuments shall not be placed until road grading has
been completed.
(4)
Monuments shall be set at all tract perimeter locations
where permanent monuments did not exist at the time of the perimeter
survey unless site conditions preclude the installation, and the missing
monument shall be noted on the final plan. Existing monuments shall
not be removed.
B.
Markers.
(1)
Markers shall consist of solid steel rods a minimum
of 0.5 inches in diameter and 20 inches long.
(2)
Such other marker as the Borough may approve.
(3)
Markers shall be set two inches above the surrounding
grade.
(4)
Markers shall be set at each existing and proposed
lot corner. If it is impossible or impractical to set a survey marker
precisely on the corner, then survey markers may be established on
the line of the lot and offset a distance from the actual corner.
Such distance shall be noted on the final plan.
(5)
A wooden stake or other suitable object shall be placed
near each survey marker as a witness with a notation made on it which
identifies the lot by number, letter, or name of landowner.
A.
Stormwater.
(1)
Compliance. All subdivisions and/or land developments, campgrounds, and manufactured home parks shall comply with Chapter 377, Stormwater Management. Any development in the Borough outside the areas regulated by Chapter 377 shall provide stormwater management to comply with the requirements of Chapter 377 or similar stormwater management as approved by the Borough Engineer. The regulations in this § 390-53 are in addition to those outlined in Chapter 377.
(2)
Alterations to installed stormwater management facilities.
The following note shall be provided on all plans proposing stormwater
management facilities.
"Stormwater Management Alteration Note: No person shall remove,
fill or alter any stormwater management facility installed as part
of this plan unless a Stormwater Management Plan has been submitted
to and approved by the Borough Council for such removal, filling or
alteration."
(3)
Basin anti-seep collars.
(4)
Basin earth fill dams. Basins that are designed with
earth fill dams shall incorporate the following minimum standards:
(5)
Basin embankment requirements.
(a)
All basins greater than six feet in depth, as
measured from the lowest point within the basin to the top of embankment
elevation, shall have a clay core and key trench each consisting of
impervious material.
(b)
An embankment detail showing dimensions and materials
for the core and trench shall be provided on the plan.
(6)
Basin emergency spillways.
(a)
All basins shall be designed to safely discharge
the peak basin inflow rate of a post-development 100-year frequency
storm event through an emergency spillway in a manner which will not
damage the integrity of the basin.
(b)
Design calculations for all basin emergency spillways
shall be provided.
(c)
The emergency spillway shall not be considered
to function as part of the primary outlet structure. The primary outlet
structure shall control the flow from all storm events up to and including
the 100-year event.
(d)
A minimum of one foot of freeboard above the
routed 100-year storm peak water surface elevation to the invert of
the emergency spillway shall be provided.
(8)
Basin outlets.
(a)
All proposed stormwater management basins shall
discharge to an existing watercourse or into an existing storm sewer
system. If neither of these is available, the applicant shall obtain
a drainage easement from the downstream Landowner to allow for the
discharge of stormwater runoff from the 100-year storm event to be
conveyed through the adjacent Landowner's property to a natural
watercourse or existing storm sewer system.
[1]
Where the downstream Landowner will not grant
such an easement, the stormwater management design for the project
shall be revised such that runoff will flow onto the adjacent property
in a manner similar to the characteristics of the pre-developed condition.
[2]
Where the downstream Landowner will grant such
an easement,
[a]
All existing features within the
easement area shall be shown and labeled on the plan.
[b]
Drainage easement delineation lines
shall be shown and labeled on the plan.
[c]
All features of proposed construction
shall be shown and labeled on the plan.
[d]
A copy of a signed, executed, and
recorded drainage easement agreement must be provided to the Borough
as part of the preliminary plan submittal.
(b)
No outflow from a stormwater management basin
shall discharge directly onto or be conveyed onto a street. Discharge
into a culvert under a street, or storm sewer along a street is acceptable
provided that the applicant provides evidence of adequate capacity
in the culvert or storm sewer.
(9)
Deferment. Residential lots can defer the requirement
to prepare a stormwater management site plan/analysis if the lot is
part of a minor subdivision. The following note shall be included
on the plan:
"Stormwater Management Site Plan Deferment Note: A Stormwater
Management Site Plan for Lot(s) ________ is (are) required to be provided
to the Borough Zoning Officer at the time of any Zoning Permit application.
The Plan shall meet all design criteria contained within the SALDO
and Stormwater Management Ordinance and be reviewed and approved by
the Borough Engineer prior to the issuance of any Zoning Permit."
(10)
Easement for natural watercourses.
(a)
When required. Where a subdivision or land development
is traversed by any natural watercourse, drainageway, channel or stream,
etc., a drainage easement conforming substantially to the line of
such conveyance shall be provided.
(b)
Dimensions.
[1]
The drainage easement width shall be adequate
to preserve the unimpeded flow of drainage; or for the purpose of
widening, deepening, relocating, maintaining, improving, or protecting
such drainageway; or for the purpose of protecting such watercourse
for the purpose of stormwater management or installation of a storm
sewer or for the protection of adjacent lands from overflows.
[2]
The drainage easement shall have a minimum width
that extends 10 feet on either side from the top of streambank.
(c)
All natural watercourse drainage easement delineation
lines shall be shown and labeled on the plan.
(d)
The following note shall be provided on the plan:
"Natural Watercourse Easement Note: Areas within the natural
watercourse drainage easement as depicted on this plan shall be kept
in natural conditions (i.e., not maintained as lawns, and without
removal or trimming of existing vegetation)."
(11)
Elevations, adjacent building floor. Minimum
floor elevations of the lowest floor, for all buildings that would
be affected by a basin, other temporary impoundments, or open conveyance
systems where ponding may occur, shall be at least two feet above
the 100-year water surface elevation.
(12)
Encroachments to watercourses. Any change or
encroachment proposed into an existing watercourse, drainageway, channel
or stream, wetland, etc., shall be approved by the appropriate federal
or state agency prior to preliminary plan approval. Copies of all
applicable permits obtained shall be provided to the Borough.
(13)
PennDOT approval.
(a)
Any proposed stormwater management facility that
would be located within a state highway right-of-way or that directs
runoff into a state highway right-of-way must be approved by the Pennsylvania
Department of Transportation (PennDOT) prior to preliminary plan approval
of a proposed subdivision and/or land development.
(b)
A copy of an approval letter and/or permit from
PennDOT shall be provided.
(14)
Plan preparer. A stormwater management (SWM)
site plan shall be prepared by a registered professional engineer,
registered professional land surveyor, landscape architect or other
qualified individual, for all subdivisions and/or land developments,
campgrounds, and manufactured home parks.
(15)
Points of analysis. Points of analysis shall
be distinct points where runoff is concentrated and leaves the site.
In the case where contour lines are approximately parallel to the
property line, the property line itself shall be considered the point
of analysis.
(16)
Review by adjacent municipalities. When stormwater
runoff is to be directed into an adjacent municipality, all provisions
for accommodating such drainage shall be submitted to the governing
body of that municipality for review and approval.
(17)
Watershed plans.
(a)
Pre- and post-developed watershed plans shall
be provided showing watershed lines, time of concentration paths,
contour lines, soil type boundary lines, existing and proposed cover
types, points of analysis, etc.
(b)
All stormwater runoff flowing over the site within
the limits of the project shall be considered in the design of the
stormwater management facilities.
B.
Collection and conveyance.
(2)
Connection to existing facilities/off-site downstream
analysis.
(a)
Pipes. If the plan proposes to connect proposed
drainage pipes to an existing drainage conveyance system, computations
shall be provided to verify that the existing system has the capacity
to handle the proposed flows. This analysis shall be continued downstream
to the outlet of the system.
(b)
Channels. If the plan proposes to discharge proposed
drainage facilities to an existing channel at the perimeter of the
site, computations shall be provided to verify that the existing channel
has the capacity to handle the proposed flows. This analysis shall
be continued downstream a distance of 100 feet.
(5)
Structures.
(a)
Culverts.
[1]
Culvert design shall consider either inlet/outlet
control or a combination of hydraulic losses through the system, whichever
is greater.
[2]
Design computations for all culverts shall be
provided utilizing the United States Department of Transportation,
Federal Highway Administration (FHWA) Offices of Bridge Technology
and Technical Services HY-8 Culvert Hydraulic Analysis Program or
other analysis method approved by the Borough Engineer.
(d)
Inlets.
[1]
Grate capacity. Inlet capacity shall be based
on design data provided by the manufacturers. Where ponding occurs,
inlet capacity shall be based on accepted engineering design practices.
[2]
Grate elevation. Inlets shall be depressed two
inches below the grade of the street gutter or ground surface. Inlets
used in ground areas will have their tops installed level. Inlets
used along curbed streets shall have their tops installed at a grade
equal to the street or curb grade.
[3]
Grate type. All inlets shall have structural
steel, bicycle safe grates as per PennDOT Standards for Roadway Construction,
RC-45M "Inlet Tops, Grates, and Frames", as amended.
[4]
Boxes. Inlet boxes shall conform to PennDOT Standards
for Roadway Construction, RC-46M "Inlet Boxes", as amended.
(e)
Manholes, storm. Storm manholes shall be concrete
cast-in-place or precast and shall conform to PennDOT Standards for
Roadway Construction, RC-39M "Standard Manholes", as amended.
(f)
Pipes.
[1]
Anchors. Where storm sewers exceed 15% slope,
properly spaced concrete anchors shall be required. The locations
of these items shall be shown and detailed on the plan.
[2]
Backfill.
[a]
Backfill of pipe trenches shall
be performed in accord with PennDOT Standards for Roadway Construction,
RC-30M "Subsurface Drains", as amended.
[b]
A backfill pipe trench detail shall
be provided on the plan.
[c]
Where pipe installation depths exceed
15 feet from ground surface to the crown of the pipe, structural calculations
that address the actual design requirements shall be provided.
[3]
Bends/curves.
[a]
Bends and/or curves in pipes are
prohibited. A drainage structure must be provided when there is a
proposed change in pipe direction.
[b]
Tee joints, elbows, and wyes are
also prohibited except for use in smaller diameter pipes associated
with roof drain collection systems and special designs such as within
underground infiltration facilities.
[4]
Cover. All storm sewer pipes and culverts shall
be placed to provide a minimum depth of one foot from finished subgrade
to the crown of pipe in all areas.
[5]
Outlet location into basins. Drainage pipes that
discharge into a basin shall outlet at the bottom of the basin.
[7]
Type. Drainage pipes shall consist of reinforced
concrete or high-density polyethylene.
[8]
Profiles. Profiles for all proposed drainage
pipes shall be provided on the plan.
(h)
Standards, conformance with PennDOT. All drainage
pipes, culverts, manholes, inlets, endwalls, and end sections shall
be constructed in accord with PennDOT Specifications, Publication
408, as amended.
A.
Plan required. When earth disturbance activities are proposed as part of a subdivision and/or land development plan, an erosion and sediment control plan (E&S plan), as outlined and required in the current edition of the PA DEP's Erosion and Sediment Pollution Control Program Manual and Pa. Code, Title 25, Environmental Protection, Chapter 102, Erosion and Sediment Control, as amended, shall be prepared by a qualified individual.
B.
Submission with preliminary plan. When such E&S
control plan is required, the plan shall be submitted to the Borough
along with the preliminary plan.
C.
Conservation district review. The applicant shall submit
the E&S control plan to the Carbon County Conservation District
for review and approval by the District shall be a condition of preliminary
plan approval.
D.
NPDES permit. If required by the Carbon County Conservation
District and/or the PA DEP, an NPDES Permit for Stormwater Discharges
Associated with Construction Activities must be obtained and shall
be a condition of preliminary plan approval.
E.
Plan note. For subdivisions which do not propose or
require any earth disturbance activities by the developer to be performed
within individual lots, the following note shall be provided on the
plan:
Erosion and Sediment Pollution Control Note: No building permit
shall be issued to a Landowner in this subdivision until a copy of
an erosion and sediment control plan is provided with a copy of an
adequacy letter of such plan from the Carbon County Conservation District
for earth disturbance activities within the lot where the building
is proposed.
In all cases where available and with the approval of the Borough Water Department and the Jim Thorpe Sewer Authority, subdivisions and land developments shall be connected to the public water supply and sewage disposal system in accord with Chapter 431, Water, and Chapter 355, Sewers, respectively. In cases where public service is not possible, the provisions of this § 390-55 and Chapter 447, Wells, shall apply.
A.
Adequate systems. All subdivisions and land developments
shall be served by an adequate water supply and sewage disposal system.
The developer shall provide evidence documenting its adequacy.
B.
Public utility commission. All suppliers of non-municipally
owned, centralized water and/or sewer services shall be organized
in such a fashion as may be required by the Pennsylvania Public Utility
Commission. The developer shall provide for operation, maintenance,
and continuity of services in a manner which is acceptable to the
Borough.
C.
Documentation. Three copies of all correspondence,
supporting documentation, applications for permits and certificates
for operation submitted to the Pennsylvania Department of Environmental
Protection and/or the Pennsylvania Public Utilities Commission for
the right to provide such services shall be forwarded to the Borough
as a part of the public record. One copy of the permit and/or certificate
of convenience issued by the Pennsylvania Department of Environmental
Protection and/or the Pennsylvania Public Utilities Commission authorizing
such services shall be forwarded upon receipt to the Borough as a
part of the public record.
D.
Use of existing system. In the case of utilization
of a publicly owned or other existing centralized water supply and/or
sewage disposal system the developer shall submit, at the preliminary
stage, a letter from the operator of such utility indicating the utility
owner's willingness to supply service to the development and
including a verification of the adequacy of the utility system to
serve the proposed development. Before final approval an executed
agreement with the service supplier shall be submitted.
E.
Compliance with other approvals. All required Certificates
of Convenience, approvals and permits shall be obtained by the developer
and/or the utility owner as a condition of final plan approval.
F.
Design. All water supply and sewage disposal systems
shall be designed and certified by a Pennsylvania registered professional
engineer or other individual otherwise certified for such design work,
and all systems shall be designed in accord with all applicable federal,
state, and local standards.
G.
Pressure testing. Pressure testing of all collection/conveyance of any centralized water supply or centralized sewage disposal system lines shall be required as part of the inspections required in accord with Article V. All such testing shall be conducted in accord with the procedures specified by the Borough Engineer.
H.
Sewage facilities plan. All sewage disposal systems
shall be consistent with the Borough sewage facilities plan.
I.
Well setbacks. All wells shall comply with the setback
requirements of the Borough well ordinance. Proposed well locations
shall be shown on the plan to confirm compliance.
J.
On-lot water supply. All on-lot water supply systems shall comply with the requirements of Pennsylvania Department of Environmental Protection requirements, Chapter 447, Wells, and other applicable Borough Chapter 500, Zoning. Prior to preliminary plan approval, the requirement for the installation of on-lot wells in accord with Chapter 447, Wells, shall be noted on the development plan.
K.
(Reserved)
L.
Centralized water supply. If an approved public water
supply is not accessible and water is to be furnished on a project
basis, the applicant shall submit with the preliminary plan written
evidence of compliance with all Borough, state, and other applicable
regulations. If the proposed system is not regulated by PA DEP, it
shall comply with the latest edition of the Recommended Standards
for Water Works, Policies for the Review and Approval of Plans and
Specifications for Public Water Supplies, A site context map of the
Water Supply Committee of the Great Lakes-Upper Mississippi River
Board, of State and Provincial Public Health and Environmental Managers,
Latest Edition.
M.
On-Lot sewage disposal.
(1)
Standards. All on-site sewage disposal systems shall
comply with the applicable PA DEP, Borough, and all other applicable
standards.
(2)
Site suitability.
(a)
All residential lots in developments proposing the use of on-site sewage disposal shall contain a primary and a replacement sewage absorption area as tested by the Borough SEO in accord with DEP requirements and this § 390-55M. Such areas for sewage absorption must be determined to be suitable by proper testing. Such areas shall be shown on the preliminary plan and final plan. All sewage disposal areas shall remain undisturbed, and this shall be assured via a covenant placed on the plan.
(b)
Prior to preliminary plan approval, the requirement for the installation of on-lot sewage disposal systems in accord with Chapter 355, Sewers, shall be noted on the development plan.
(c)
Should the applicant propose the use of individual
systems which do not require soil testing, documentation shall be
provided that the affected lots are suitable for the proposed system.
In addition, a note shall be placed on the preliminary plan and final
plan detailing the type of system(s) proposed and stating that the
affected lots have not been tested for a soil-based system.
(3)
Conservation design subdivisions. In the case of conservation
design subdivisions, the primary and reserved sewage disposal areas
may be located on common land provided the necessary easements for
construction and maintenance of such systems are provided.
N.
Centralized sewage disposal system.
(1)
Available sewage disposal. If a centralized sewage
disposal system is proposed and an existing public sewage disposal
system, or an existing private sewage disposal system identified as
a regional system by the Borough sewage facilities plan, said development
shall connect to such system in accord with the requirements of the
Borough sewage facilities plan, the system owner, the PA PUC and the
PA DEP.
(2)
Project system. If an approved sewage disposal system
is not accessible and sewage disposal is to be furnished on a project
basis, the applicant shall, upon submission of the subdivision or
land development plan, submit written evidence that he has complied
with all Borough, county, and state regulations, and that the proposed
system to be installed meets the requirements of the Pennsylvania
Department of Environmental Protection and any other applicable regulations.
(a)
All centralized sewage disposal systems shall
be consistent with the sewage feasibility studies and plans of the
Borough.
(b)
All sewage collection and treatment facilities shall be designed and constructed in accord with regulations and requirements of PA DEP and applicable Borough Chapter 500, Zoning.
(c)
All centralized sewage disposal systems shall
be designed and constructed to provide adequate capacity for the ultimate
flow of the subject development.
(d)
All centralized sewage disposal systems using
subsurface, or land application of sewage effluent shall be designed
and constructed in accord with applicable PA DEP standards, and a
suitable replacement area for the effluent disposal area shall be
provided.
O.
Community system maintenance. To extend the useful life of community sewage disposal systems and minimize disposal system problems, the developer shall, for all subdivisions or land developments using a community system, provide for system maintenance via the creation of a Property Owners Association. Such POA shall be created in accord with § 390-41 providing for the inspection of the community system each year and the pumping of septic tanks at intervals as required by Chapter 355, Article V, On-Lot Sewage Management Program. The POA shall file with the Borough an annual report detailing which systems have been inspected and pumped, showing receipts for the same, from a septage hauler disposing of the septage at a DEP licensed facility. Failure of the POA to comply with this § 390-55O shall be considered a violation of Chapter 500, Zoning.
A.
Power, telephone, television cable and internet lines.
(1)
All subdivisions and land developments shall have
easements provided for the installation of power and telephone utility
lines to serve each lot, and provision shall be made when necessary
for the location of television cable lines to be installed in said
easements.
(2)
Electric distribution lines shall be installed in
accord with PPL requirements.
B.
Gas transmission lines. When proposed, gas transmission
lines shall be installed between the curb line and the property line
of any street right-of-way located on the opposite side of the street
from waterlines.
C.
Plan requirements. All existing and proposed utility
lines shall be shown on the plan.
See § 390-51V.
A landscaping plan for any major subdivision or land development shall be submitted by the developer for review and approval by the Borough. Where the project involves landscaping of more than 0.5 acre the plan shall be prepared by a qualified registered landscape architect. The landscaping plan shall include the overall design of the landscaping proposed, the type and size of vegetation to be used and details of installation. Following the completion of any land development project, the ongoing maintenance of the landscaping shall comply with the requirements of this § 390-59 and violations shall be subject to the enforcement provisions of this chapter. Landscaping shall be installed to the following minimum standards.
A.
All disturbed areas of the site shall be included in
the landscaping plan. Those areas immediately adjacent to buildings
and walkways shall be given extra consideration.
B.
Adequate pedestrian walkways shall be provided for
access from parking areas and to common use areas and shall be an
integral part of the landscaping and shall be consistent with the
architectural type of the project and shall be a minimum of four feet
in width.
C.
Plants shall be species which are native to Pennsylvania,
or are suitable for local growing conditions, and which are not included
on the Invasive Plants list maintained by the PA Department of Conservation
and Natural Resources.
D.
Where landscaping is required to serve as a buffer
(e.g., between the project and adjoining properties or between buildings
and parking areas) the plants used shall be of the evergreen type
and of adequate size to provide an effective buffer within five years
of project approval or in accord with the time frame as may be established
as a condition of approval for conditional uses, special exceptions,
or variances.
E.
The variety of landscape materials shall be consistent
with building architecture and the surrounding area and plant type
shall be appropriate for the size and location of the space it is
to occupy.
F.
All areas in and around parking areas shall be landscaped.
G.
Attractive natural features of the site, including
mature trees, shall be preserved to the greatest extent possible.
H.
Artificial landscape materials shall not be used in
place of live trees, shrubs and vegetative ground cover.
I.
All trees to be planted shall have a trunk diameter
of at least one inch as measured one foot above the ground.
J.
Ground cover shall be spaced to allow for complete
fill-in within one year of the date of planting.
K.
Adequate soil preparation in accord with accepted landscape
industry practices shall be required.
L.
All landscaping shall be maintained in good growing
condition by the property owner and free of weeds, debris, and brush.
A lighting plan shall be provided by the developer and shall include details for lighting of streets, parking areas and buildings. Streetlights shall be required for all major subdivisions unless the developer documents that such lighting is not necessary, and a modification is granted by the Borough Council. All lighting shall comply with the standards in Chapter 500, Zoning, § 500-67.
A.
Identification. If a proposed subdivision or land development
includes any area that is suspected of being a wetland, the applicant
may be required to provide a wetland delineation conducted by a qualified
professional. The Borough may also require that the applicant obtain
a Jurisdictional Determination from the U.S. Army Corps of Engineers.
Until the Board of Supervisors has approved the application, the wetland
limits shall be visibly identified in the field.
B.
State and federal regulations. Any approval under this
chapter shall be conditioned upon compliance with federal and state
wetland regulations. The Board of Supervisors may refuse to approve
a plan for recording or delay the issuance of permits until an applicant
documents such compliance.
C.
Buffers. The wetland buffers required by Chapter 500, Zoning, shall be provided and shall be shown on the plan.
D.
Mitigation. Compensatory mitigation projects required
as part of federal or state permits shall be shown on plans. Future
lot owners whose property encompasses all or part of a mitigation
area shall be notified that the portion of their property which includes
the mitigation area shall not be altered and is considered a jurisdictional
wetland by the federal and state governments. Lot owners may be responsible
for maintenance of mitigation areas. To help ensure the long-term
viability of wetland mitigation efforts, the Borough discourages multiple
ownership of mitigation areas. Ownership by one individual or a homeowners
association is encouraged. Owners of the wetland mitigation areas
must be clearly identified on the plan.
E.
Protection. Where the study shows the existence of
wetland areas, the delineated boundary shall be properly fenced to
prevent encroachment. Snow fence or other acceptable material shall
be used (the use of silt fence is not acceptable). The fence shall
be properly installed, at a minimum distance of 20 feet outside the
delineated boundary, prior to any construction or issuance of building
permits. No land shall be disturbed within any required buffer area
except in accord with Borough requirements. The fence must be properly
maintained until all occupancy permits have been issued and/or for
the extent of all construction.
Each major residential subdivision or residential land development
shall provide an adequate and reliable water source for firefighting
purposes which shall be available for firefighting in other areas
and for training. The provisions for an adequate and reliable water
source shall be submitted as part of the application. Such plans and
installations shall be inspected by the Borough for compliance with
this chapter. The developer may elect to provide this water source
through the establishment of a pressurized water system, static water
source or combination thereof.
A.
Pressurized system. When proposed, a pressurized water
distribution system shall be designed in accord with accepted engineering
practice.
B.
Static water sources. When a static water source is
proposed, access to the water source shall be provided within 0.50
mile street distance (not point to point) of any buildable point within
the subdivision. This may be met either using ponds, cisterns, above
or below ground water tanks, or a combination thereof. Access to the
water source shall be guaranteed with a recorded agreement between
the owner of the water source and the Borough. Regardless of the type
of static source provided, the system shall be installed in compliance
with NFPA 1231, unless the Borough requires stricter standards.
(1)
Static water sources shall be of sufficient capacity
to provide an uninterrupted flow of at least 1,500 gallons per minute
for a two-hour duration. Dry hydrants shall be installed in static
water sources and located as required to meet the 0.50-mile requirement.
(2)
The dry hydrant shall be capable of supplying a 1,500
gallons per minute pumper operating at 100% capacity at 150 pounds
per square inch through 10 feet of six-inch suction hose. Dry hydrants
shall be terminated with a 45° dry hydrant head with six-inch
male nst threads and a cap. The centerline of the head shall be three
feet from the ground. All piping used in the dry hydrant shall be
schedule 80 PVC, with a minimum diameter of eight inches. All exposed
above ground components shall be primed with a PVC primer to prevent
deterioration. The hydrant head shall be connected to the piping with
a tapered coupling.
(3)
The piping for the dry hydrant shall be installed
a minimum of three feet below the frost line and average ice depth
of the water source. The strainer shall be located below the surface
of the water at a depth that is greater than three feet below the
average ice depth of the water (and the water surface) and no less
than two feet from the bottom of the water source. The strainer shall
have a clean-out cap installed for maintenance. The vertical distance
from the water surface to the centerline of the hydrant head shall
not exceed 10 feet.
(4)
Adequate street access shall be provided as determined
by the Borough.
Fire apparatus access roads and fire lanes shall be provided
within all major subdivisions and all land developments in accord
with the minimum standards set forth in this section.
A.
Fire apparatus access roads. A road providing access
for fire apparatus from the fire station to every facility, building
or portion of a building within all major subdivisions and all land
developments approved under this chapter shall be provided and maintained
in accord with the following requirements:
(1)
The fire apparatus access road shall comply with the requirements of this § 390-64 and shall extend to within 150 feet of all portions of the facility or any portion of the exterior wall of the first story of any building, as measured by an approved route around the exterior of the building or facility, except as follows:
(a)
If the building is equipped throughout with an
approved automatic sprinkler system, the Borough may allow an increase
to the 150-foot dimension.
(b)
Where fire apparatus access roads cannot be installed
due to location on the property, topography, waterways, nonnegotiable
grades or similar conditions, and an alternative means of fire protection
is provided.
(2)
Specifications. Fire apparatus access roads shall
be designed, installed, and maintained in accord with the following
criteria:
(a)
Existing public roads. All roads and bridges which are public at the time of adoption of Chapter 500, Zoning, shall be considered adequate to meet the required specifications of this section.
(b)
Dimensions. Fire apparatus access roads shall
have an unobstructed width of not less than 20 feet, and an unobstructed
vertical clearance of not less than 14 feet. The portion of a fire
apparatus access road adjacent to a fire hydrant or adjacent to a
building with a height exceeding 30 feet shall have a minimum width
of 26 feet.
(c)
Surface. Fire apparatus access roads shall be
designed and maintained to support the imposed loads of fire apparatus
and shall be surfaced to provide all-weather driving capabilities.
(d)
Turning radius. The minimum turning radius of
any fire apparatus access road shall be determined by the Borough
depending upon specific conditions but shall not be less than 30 feet
for the inside radius.
(e)
Dead end roads. Dead end fire apparatus access
roads exceeding 150 feet in length shall be provided with an approved
area for turning around of fire apparatus, with a minimum constructed
diameter of 100 feet, or such other configuration as may be approved
by the Borough.
(f)
Bridges. Where a bridge is part of a fire apparatus
access road, the bridge shall be constructed, maintained, and posted
in accord with AASHTO Standard Specifications for Highway Bridges.
(g)
Grade. Except for any public road portion, the
grade of a fire apparatus access road shall not exceed 12%, unless
a steeper grade is approved by the Borough.
(h)
Marking. Where required by the Borough, approved
signs shall be provided for the fire apparatus access roads to identify
such roads and to prohibit the obstruction thereof.
(i)
Obstructions. Fire apparatus access roads shall
not be obstructed in any manner, including the parking of vehicles.
The minimum widths and clearances established above must be maintained
at all times.
(j)
Gates. The Borough may require or approve the
installation and maintenance of gates or otherwise approved barricades.
Such gates shall comply with the following criteria:
[1]
The minimum gate width shall be 20 feet clear
when opened.
[2]
Gates shall be of the swinging or sliding type.
[3]
Gates shall be properly maintained in a fully
operational condition.
[4]
Electric gates shall have a manual override.
[5]
Locking devices shall be approved by the Borough
and keys provided to all emergency service units.
(3)
Multiple fire apparatus access roads. The Borough
may require more than one fire apparatus access road based on the
potential for impairment of a single road by vehicle congestion, condition
of terrain, climactic conditions or other factors that could limit
access, in addition to the criteria below, for which multiple fire
apparatus access roads are required:
(a)
Buildings exceeding 20,000 square feet gross
floor area shall be provided with at least two separate means of fire
apparatus access.
(b)
Projects containing more than 12 dwelling units
shall be provided with at least two separate means of fire apparatus
access.
(c)
When such multiple fire apparatus access roads
are required, they shall be separated by a minimum of 0.50 the length
of the overall diagonal dimension of the property or area to be served.
B.
Fire lanes. Except for single-family and two-family
dwellings, fire lanes shall be provided for all buildings which are
set back more than 150 feet from a fire apparatus access road, for
buildings which exceed 30 feet in height and are set back more than
50 feet from a fire apparatus access road, and for buildings which
exceed 20,000 square feet gross floor area, in accord with the following
criteria:
(1)
Exceptions. When a combination of private fire protection
facilities and methods, including but not limited to fire-resistive
roofs, fire separation walls, space separation and fire extinguishing
systems, are provided by the applicant, and approved by the Fire Chief
as an acceptable alternative, fire lanes shall not be required.
(2)
Width. Fire lanes shall have a minimum width of 24
feet.
(3)
Locations. Fire lanes shall provide access to the
main entrance to the building (in the case of multiple occupancy,
to the main entrance of each occupancy), to entrances to equipment
areas and to shipping/loading docks.
(a)
Fire lanes shall be a minimum of 10 feet from
any exterior wall or building overhang, and a maximum of 50 feet from
the exterior wall if one or two stories, and a maximum of 30 feet
from the wall if more than two stories.
(b)
Fire lanes shall run along the front of the building
as determined by the primary entrance(s) and the side(s) where there
are equipment areas and/or shipping/loading docks. Where there is
more than one primary entrance, each entrance shall be served by a
fire lane.
(c)
For buildings with a gross floor area of 10,000
square feet or less, parking may be provided between the building
and the fire lane, provided that unobstructed emergency services access
shall be provided in the parking rows at intervals not exceeding 100
feet.
(d)
For buildings with a gross floor area exceeding
10,000 square feet, parking shall not be permitted between the building
and the fire lane.
(e)
For buildings with a gross floor area exceeding
20,000 square feet of gross floor area, fire lanes shall be provided
around the perimeter of the building.
(f)
Fire lanes exceeding 150 feet in length shall
be provided with an approved area for turning around of fire apparatus.
(g)
Marking and identification of fire lanes shall
be provided as approved by the Borough.
For each major residential subdivision and each major residential
land development, safe and convenient areas for appropriate services,
including but not limited to U.S. Postal Service and school bus pick-up
and drop off must be provided.
A.
Access. Where private roads and/or access drives will
be provided within the development, access shall be provided from
a public road to a suitable common services area from which the above-referenced
services can be safely and conveniently provided.
B.
Services. A suitable common services area shall be
designed, constructed, and maintained for at least the following services:
(1)
School bus stop. An approved school bus stop shall
be provided at a safe location within or adjacent to the common services
area unless the development is age restricted with no school age children.
(2)
U.S. postal service. An area approved by the U.S.
Postal Service shall be provided within the common services area for
the location of centralized or cluster mailboxes for the residents
of the development.
C.
Parking area. For any residential development which
contains 10 or more dwelling units, a parking area must be provided
and maintained adjacent to the school bus stop and mailbox areas for
the convenience of residents. The parking area must provide an adequate
number of parking spaces for the use of residents waiting at the school
bus stop and for depositing or picking up mail.
(1)
A minimum of one parking space for each five dwelling
units shall be provided, with an absolute minimum of four parking
spaces.
(2)
The parking area shall be designed, constructed, and maintained in accord with the requirements of Chapter 500, Zoning.
(3)
The parking area shall include a safe waiting area
for school bus pick-up and shall provide safe pedestrian access to
and from the school bus stop.
(4)
For developments of 50 or more dwelling units, the
parking area aisles shall be designed to accommodate buses.
(This § 390-66 shall not apply to manufactured home parks.)
A.
Recreation needs. In reviewing subdivision and land development plans, the Borough shall consider the adequacy of existing and proposed recreation facilities within the Borough to serve the additional dwelling units proposed by the subdivision or land development. Except as set forth in § 390-66F and § 390-66G, to provide for the recreation facilities necessary to serve the needs of the future residents of the proposed dwelling units, the Borough shall require the public dedication of lands suitable for recreation areas accessible to the subdivision or land development. The recreation area shall be provided in accord with a plan submitted to the Borough by the developer and approved by the Borough, and in accord with the adjoining schedule.
|
Gross Density of Tract in Dwelling Units Per Acre
|
Percentage of Total Area of Project to be Dedicated for Public
Recreation Areas
|
|---|---|
|
Up to 1.00
|
5%
|
|
1.01 to 2.00
|
10%
|
|
2.01 to 3.00
|
15%
|
|
3.01 and greater
|
20%
|
B.
Five or fewer dwelling units. Notwithstanding the foregoing,
if the proposed subdivision or land development, in addition to any
existing or proposed subdivision or land development of which the
subject tract is a part, will allow for five or fewer dwelling units,
the area to be dedicated for recreation area shall be the lesser of
one acre or 5% of the total area of the subdivision or land development.
In determining whether a subdivision or land development qualifies
under this subsection, the enumeration of dwelling units allowed shall
include all dwelling units allowed from the effective date of this
chapter.
C.
Plan notes. The recreation areas shall be shown on
the preliminary plan and final plan and shall be designated "Recreation
Areas Offered for Dedication to Jim Thorpe Borough".
D.
Ownership and maintenance. In conjunction with the
preliminary and final plans, the developer shall submit for Borough
approval provisions for the ownership and maintenance of the recreation
areas until the Borough accepts the offer of dedication.
E.
Standards. Areas dedicated for recreation purposes
shall meet the following standards:
(1)
The recreation area shall be readily accessible to
residents of the subdivision or land development.
(2)
At least one side of each recreation area should abut
a Borough or state street for a minimum distance of 100 feet.
(3)
The size, surface conditions, shape, topography, and
location of the parcels shall be suitable for the intended recreational
purpose. Designated purposes are subject to Borough approval.
(4)
The maximum slope of the land shall be 15%, and at
least 50% of the land shall have a slope of less than 8%.
(5)
Other than those recreation areas to remain in their
existing condition, recreation areas shall be improved and equipped
to a usable state in accord with plans to be approved by the Borough.
Such improvement and equipping shall be guaranteed through the subdivision
improvements agreement.
F.
Private reservation. Upon agreement with the developer,
the Borough may allow the developer to privately reserve the aforesaid
recreation areas, rather than dedicate them to the Borough. The recreation
areas shall be designated Reserved for Recreation Areas on the preliminary
and final plans. Additionally, the developer shall submit with the
preliminary and final plans provisions for the perpetual ownership
and maintenance of the recreation areas. Otherwise, privately reserved
recreation areas shall comply with the same standards as recreation
areas dedicated to the Borough.
G.
Cash contribution.
(1)
Upon agreement with the developer, the Borough may
accept a cash contribution in lieu of the aforesaid dedication. The
cash contribution for each dwelling unit proposed in the subdivision
or land development shall be set by resolution of the Borough Council.
Any change in the fee shall only be effective as to subdivisions or
land developments filed after the date the resolution is adopted.
(2)
A credit shall be allowed for any cash payment previously
paid under this section for any dwelling units proposed on an earlier
subdivision or land development of which the subject tract is a part.
(3)
Payment shall be a condition of final approval and
must be received by the Borough before the final plan is signed.
(4)
Such cash contributions shall be used solely for the
purchase or development of recreation land within the Borough which
will be reasonably usable by and accessible to the residents of the
subdivision or land development. The timing of cash outlay(s) and
location of area(s) chosen are at Borough discretion, subject to the
provisions of the Pennsylvania Municipalities Planning Code.
