This article sets forth the design and construction standards for required improvements, regardless of whether the improvement will be dedicated to the City.
A.
Land shall be suitable for the purpose for which it is to be subdivided or developed.
B.
Hazardous conditions. Subdivisions or land developments subject to hazardous conditions (such as open quarries, hazardous or toxic site pollution, limestone solution channels, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards, in the determination of the Planning Commission, to the best of their knowledge. See also the City's floodplain requirements.
C.
Nearby development. A subdivision or land development and its street pattern shall be coordinated with existing or approved nearby developments or neighborhoods to help develop the area harmoniously and to help prevent conflicts between neighboring development.
D.
Erosion control.
(1)
Plans. An erosion and sediment pollution control (E&SPC) plan shall be submitted where required under State regulations or where total earth disturbance will affect more than 10,000 square feet of land area, whichever is more inclusive. It shall be the responsibility of the applicant to submit the E&SPC Plan, Application, and other necessary material to the Conservation District or DEP, as appropriate. A copy of the transmittal letter shall be provided to the City. The City may require that the E&SPC Plan be found to be acceptable prior to or as a condition of City approval.
(2)
Ground cover and topsoil. After completion of construction on a lot, all exposed ground surfaces that are not hard-surfaced or covered by approved stones or similar material shall be covered by a minimum of six inches of topsoil and a vegetative ground cover that will prevent soil erosion and the raising of dust.
(3)
Measures. Any earth disturbance shall be controlled by proper measures to prevent soil erosion and sedimentation, following DEP regulations and standards of the County Conservation District.
(4)
Both the owner of the property at the time of any earth disturbance and the person(s)/company accomplishing the work shall be responsible to ensure that adequate erosion control measures are used, and that the grading is in compliance with the E&SCP.
(5)
All lots, tracts, or parcels shall be graded in accordance with the stormwater requirements of the City to provide proper drainage away from buildings and to avoid increased hazards to other properties.
(6)
Grading shall be done in such a way so as to not divert water (other than runoff that previously occurred) onto the property of another landowner, without the approval of the City.
(7)
During grading operations, necessary measures for off-premises dust and mud control shall be exercised at all times in accordance with the approved E&SCP.
(8)
Grading equipment shall only be allowed to cross streams in an approved manner. Provisions shall be made for the installation of temporary culverts and/or bridges as necessary and such crossings shall be permitted in accordance with requirements of DEP.
(9)
Excavations and fills.
(a)
Cut slopes shall be no steeper than 2:1 unless stabilized by a retaining wall or cribbing except as approved by the City Engineer under special conditions. Fill slopes shall be no steeper than 3:1 unless stabilized by a retaining wall or cribbing, except as approved by the City Engineer under special conditions. All slopes exceeding 3:1 must have suitable protection against erosion until stabilization is achieved.
(b)
Fills shall be placed and compacted so as to minimize sliding or erosion of soil.
(c)
Fill shall not encroach on watercourses or decrease the net capacity of flood channels.
(d)
Fill places adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.
A.
Access to streets.
(1)
All proposed subdivisions and land developments shall have adequate and safe access to the public street system.
(2)
Frontage.
(a)
See Chapter 550, Zoning, concerning access for onto a street. If access for a new lot or a new land development is proposed onto a non-public street, such street shall be constructed to the same standards as a public street and have a permanent system to ensure adequate maintenance.
(b)
If a residential lot is adjacent to two streets, the City may require that the lot shall only have vehicle access onto one street.
(3)
Private streets and an existing lot. A preexisting lawful lot of record that abuts an existing private street that does not meet City standards may have access for a single principal use onto such private street, but no new lot shall be created with access onto such street.
(4)
Access for emergency vehicles.
(a)
Suitable access for emergency vehicles shall be provided within all subdivisions and land developments, including adequate clear width, and including access to reach all principal buildings. Driveways shall be designed to be accessible to emergency vehicles. Driveways that are greater than 100 feet in length and that provide access to a principal building shall have a 10 feet minimum horizontal clearance, a 12 feet minimum vertical clearance and be designed to accommodate the weight of a fire engine with a 73,000 pound aggregate vehicle weight.
(b)
Where an access is limited to use by emergency vehicles, the following standards shall apply:
[1]
A City-appointed method shall be used to restrict access by non-emergency vehicles, with such construction detail submitted to the City.
[2]
One coordinated emergency accessway may be shared by adjacent developments.
[3]
Existing or proposed utility easements or rights-of-way should be considered as locations for emergency accessways.
[4]
The applicant shall provide evidence that the design of the emergency access will be able to accommodate the weight of emergency vehicles.
[5]
Such access should be offered for review by the local Fire Company.
B.
Streets and topography. Proposed streets shall be adjusted to the contour of the land to produce usable lots and reasonably sloped streets. See the street grade regulations in § 490-55F.
C.
Street continuations.
(1)
Stub street right-of-way. Where deemed necessary by the Planning Commission for efficient movement of traffic, a subdivision or land development shall include the extension of a street right-of-way to the boundary line of the parcel proposed for development to provide for an eventual extension into the adjacent tract for efficient circulation of traffic throughout the area. If a stub street is constructed, see § 490-55I(4), which addresses temporary turnarounds.
(a)
The City may require that a concept sketch be submitted showing that the proposed stub street is at a logical location to link with an adjacent parcel.
D.
Intersections.
(1)
The center lines of a new street intersection shall intersect at right angles, except where the Planning Commission grants a modification under § 490-7 after finding that a right angle intersection is not feasible. In such case, the intersection shall be at as nearly a right angle as possible, with an absolute minimum angle of 75°. Where a subdivision or land development is adjacent to an existing awkwardly aligned street intersection, the Planning Commission may require that it be re-aligned to the maximum extent feasible, within the control of the applicant. The City Engineer shall review all intersection alignments.
(2)
Alignment of street intersections.
(a)
No more than two streets shall intersect at the same point.
(b)
Where a proposed street or access drive intersects an existing cross street, such proposed street or access drive shall be aligned with any street intersecting on the other side of the cross street.
(c)
If a proposed street cannot intersect at the same location as a street on the other side of the cross street, then the proposed street shall be offset by the following minimum distances from the nearest intersection of streets:
[1]
One hundred fifty feet along a local street;
[2]
Four hundred feet along a collector street; and
[3]
Eight hundred feet along an arterial street;
[4]
Measurement. The minimum distances of this subsection shall be measured between the points where the center lines of the rights-of-way of the intersecting streets intersect with the center line of the cross street.
(3)
At street intersections, curblines shall be rounded by arcs with the radii listed below, whichever is most restrictive. The right-of-way shall be maintained at least 10 feet from the inside of the curbline or edge of pavement. A larger radius may be required by the City where necessary for trucks or buses (such as off-site intersections) or by PennDOT.
Type of Street | Minimum Radius of Arc at Intersection of Pavement Edge or Curb Line (in feet) |
|---|---|
Any street within an industrial district or that provides truck access to an industrial district | 55 |
At least one arterial street, other than above | 40 |
At least one collector street, but no arterial street, other than above | 30 |
Local streets, other than above | 15 |
E.
Access management.
(1)
Where a subdivision or land development abuts or contains an existing or proposed arterial or collector street, the City may require:
(a)
The minimization of the number and length of driveway cuts or street intersections onto an arterial or collector street, which may include requiring the use of shared driveways between adjacent uses or lots; and/or
(b)
The restriction of ingress and egress involving left-hand turns onto or off of the arterial or collector street with City-approved medians, signage and/or other devices to prevent unauthorized turns; and/or
(c)
The prohibition of driveways from individual dwellings entering directly onto an arterial or collector street. If there is no alternative to this, each driveway entering onto an arterial or collector street shall have adequate turnaround space for vehicles provided within the lot so that vehicles do not back onto the street; and/or
(d)
The construction of a rear street to link driveways from two or more business lots to reach a more appropriate access point onto a more heavily traveled road.
(2)
All access to commercial and office lots within a subdivision or land development shall use internal access and shared driveways to the maximum extent feasible, as opposed to separate driveway access to major roads from individual uses and lots.
(4)
A maximum of one access shall be permitted per lot onto any one arterial road, except:
(a)
A maximum of one additional access point may be permitted if the applicant demonstrates through a capacity and circulation analysis that an additional access point is necessary to accommodate traffic to and from the site and can be achieved in a safe and efficient manner; or
(b)
Where specifically required by PennDOT.
(5)
Existing commercial lots that do not limit vehicle access along a street to defined driveway locations shall be modified to limit access to defined driveway locations as a condition of a new subdivision or land development approval.
(6)
Unless specifically required otherwise by the City or PennDOT, where a property fronts on two or more roads, new vehicle access shall be obtained from the lowest functional classification road. For instance, if a lot abuts an arterial and a local street, the local street shall be used for access.
F.
Street design standards.
(1)
Minimum street design standards shall be as shown in Table 490-55, unless PennDOT establishes a more restrictive requirement along a State road.
(a)
Rear or side alleys, where approved, shall have a minimum cartway width of 16 feet for two-way traffic and 12 feet for one-way traffic.
(2)
Shoulders. In addition to the cartway widths stated in Table 490-55, any street that does not have curbs and/or on-street parking shall include appropriate eight feet wide shoulders along each side of an arterial street, six feet wide shoulders along each side of the cartway of a collector street and four feet wide shoulders on each side of the cartway of a local street.
(b)
If the shoulders are paved, they shall be separated by a stripe from the travel-lanes.
(c)
Planning Commission may modify this requirement, such as where topography does not allow room for the shoulders, or where substantial healthy trees would need to be removed to provide the shoulder, or where a shoulder does not exist along the remainder of the street.
(3)
Horizontal curves shall connect street lines that are deflected in excess of 2°. Vertical curves shall be used at changes of grade exceeding 1%. The length of the vertical curve shall be determined by the required sight distance specified in Table 490-55. Vertical curves shall be calculated following the latest published standards of PennDOT. Horizontal curves shall be calculated based upon a standard AASHTO formula.
(4)
All approaches to intersections shall have a leveling area not greater than 4% grade for a minimum distance of 25 feet, measured from the nearest edge of cartway of the intersecting street. Vertical curves near an intersection on a local street may be reduced to a 20 mile per hour design speed if a stop condition will be utilized.
(5)
The minimum grade of any street gutter shall be 1.0%.
(6)
A minimum tangent of 100 feet, measured from edge of cartway, shall be required between a curve and a street intersection.
Table 490-55 - Design Standards for Streets (All Dimensions in Feet Unless Specified) | |||
|---|---|---|---|
Design Specifications | Type of Street: | ||
Arterial | Collector | Local | |
Right-of-way width | ** | 60** | 50 |
Cartway width: | |||
- With no on-street parking | ** | 30 | 26**** |
- With curbs on both sides and on-street parking on 1 side | ** | 34 | 30**** |
- With curbs on both sides and on-street parking on 2 sides | ** | 36 | 34 |
Minimum sight distance* | 500 | 300 | 200 |
Minimum tangent between reverse curves, measured along the street center line | 200 | 100 | 100 |
Minimum center line radii for horizontal curves | 500*** | 300 | 200 |
Maximum grade | 6% | 8% | 10% |
Minimum grade***** | >1% | >1% | >1% |
* | These standards are for road sight distance, not clear sight distance at intersections. Horizontal sight distances shall be measured from a point 3.5 feet above the road surface to a point 6 inches above the road surface, and shall be based upon standards of PennDOT. |
** | As may be established by PennDOT along a State road. |
*** | Larger radii may be required as determined to be needed by the City Engineer or PennDOT. The City may approve a reduced horizontal curve requirement if the applicant proves that the curve would not typically cause vehicles to cross the center line and if such reduction if proven to be necessary because of the unique conditions of the property. |
**** | A 32-foot-wide minimum cartway width shall be required abutting a development of townhouses or apartments, unless the applicant proves all overflow parking needs will be fully met by off-street parking areas. |
***** | For slopes less than or equal to 1%, a concrete gutter shall be installed to provide adequate drainage. |
(7)
Second access to development. Any subdivision or land development of more than 25 dwelling units shall have at least two points of vehicle access into the development to reach one or more existing public streets. The Planning Commission shall also have the authority to require an additional vehicle access point that is limited to emergency vehicles. See § 490-55A(4) regarding emergency access.
(9)
With the approval of Planning Commission, after review by the City Engineer, these requirements for street design may be altered to reduce total site impervious area provided that the public safety objectives are still met.
G.
Street crown.
H.
Clear sight triangle; minimum sight distance.
(1)
Clear sight triangle.
(b)
In addition, the City may require that such clear sight triangle be elongated where a new street or driveway will enter onto an arterial or collector street. Such clear sight triangle shall be designed to keep an area free of sight obstructions that is equal in length along the arterial or collector street to the clear sight distance that would be required under PennDOT sight distance requirements. Such clear sight triangle may be required regardless of whether a State road is involved.
(2)
Sight distances.
(a)
An applicant for access for a new street or driveway onto a City street shall prove that the new access would meet the same PennDOT sight distance requirements as if the street was a State road. See Section 441.8 of PennDOT highway occupancy regulations, or its successor sections, including the Safe Stopping Sight Distance table.
(b)
If the applicant proves to the City that it is not possible to meet the desirable sight distances that are stated in PennDOT regulations, then the intersection shall be located at the point of maximum sight distances that are achievable within the street length of the property and shall meet the minimum required safe sight distances set forth in such PennDOT regulations.
(c)
In the event that the applicant proves to the City that the minimum required safe sight distances cannot be met, then the Planning Commission may require one or more of the following:
[1]
Require that the intersection be located at the point where maximum sight distance can be achieved;
[2]
Restrict turning movements into or out of the intersection (such as no left turns into or out of the intersection);
[3]
Require the installation of a right turn acceleration or deceleration lane;
[4]
Require the installation of a left turn standby lane;
[5]
Require that the horizontal or vertical alignment of the street be altered;
[6]
Require an alternative form of access, such as a shared driveway with another lot, or access onto a different street; and/or
[7]
Deny approval of the plan on the grounds that the minimum safe distance requirement cannot be met and that therefore public safety cannot be adequately protected, and/or that any restrictions on turning movements would not be practical or would have adverse impacts upon other properties and streets that may be used for turnarounds.
(d)
In the event that turning movements from an intersection are to be restricted, the applicant shall provide a detailed design of the proposed intersection and an analysis of the anticipated impacts resulting from such restricted turning movements. The design and analysis shall be prepared by a professional engineer with experience in traffic engineering and shall address the following:
[1]
The impacts on other lots and streets within the vicinity that may be used by motorists for turnarounds.
[2]
The impacts on public safety, considering sight distance and types of vehicles.
[3]
The provision of appropriate methods to ensure compliance with the turning restrictions, such as channelization, alignment, and signage. Such methods meet applicable standards of PennDOT.
I.
Cul-de-sac streets.
(1)
Cul-de-sac streets shall be permitted with a maximum length of 500 feet. Cul-de-sac streets shall be provided with a turnaround with a minimum paved radius of 40 feet to the edge of the cartway. The radius of the right-of-way line return between the bulb and stem of culs-de-sac shall be a minimum of 150 feet. The curbline or pavement edge radius shall be a minimum of 160 feet. Culs-de-sac shall have a fully paved cartway; however, a center landscape or parking island may be permitted if stormwater management and green infrastructure are incorporated into the design.
 |
(2)
The circular right-of-way of the cul-de-sac shall maintain a minimum 10 feet width between the edge of paving and the edge of the right-of-way. The circular paving of the cul-de-sac shall be connected to the approach paving by an are having a radius of not less than 50 feet.
(3)
The Planning Commission may permit acceptable alternative turnaround designs where adjustments are needed because of topography.
(a)
The turnaround shall have a sufficient radius to allow movement by school buses, snow plows and delivery trucks, even if a vehicle is parked along the side of the cartway. To accomplish this, a 24-foot-wide paved cartway shall be provided.
(b)
Where a landscaped island is approved in the center of the cul-de-sac, any curbing should be of a mountable design to provide better access for emergency vehicles. The City may require the establishment of a homeowners' association to maintain any landscaped island.
(4)
No street shall dead-end without an approved turnaround at the end of the street. Temporary stub streets shall be required to include at least a temporary cul-de-sac, if the stub would be longer than 150 feet or serve more than two dwellings or lots. In such case, the temporary cul-de-sac land area that is excess shall revert to the adjacent landowners after the turnaround is no longer used. Areas of a temporary cul-de-sac turnaround that is within a proposed street extension shall be constructed to public street construction standards. Areas outside of such street extension shall be constructed with a minimum of six inches depth of compacted PennDOT Type 2A aggregate or better.
(5)
The maximum cross slope on the circular part of a cul-de-sac shall be 6%.
(6)
In addition to complying with the maximum length requirements, a cul-de-sac street shall serve a maximum of 25 dwelling units or 250 trips per weekday for nonresidential uses. See also § 490-55F(7).
(7)
A snow storage easement shall be established at the end of the cul-de-sac, which shall provide for proper drainage as the snow melts. This easement shall be located so that a snow plow can push snow relatively straight from the street to the far end of the cul-de-sac. This snow storage easement shall be located clear of any driveways, mail boxes and electric transformers, and have a minimum width of 40 feet. The snow storage easement shall not obstruct any inlet, and any curbing shall be depressed at the easement. The required curb reveal shall be determined in the field by the City Engineer.
 |
(8)
The City may require that a cul-de-sac street near the edge of a subdivision or land development include provisions to allow the street to be extended in the future onto an adjacent tract. This shall include provisions for a public street right-of-way to the edge of the tract. In such case, the construction costs to extend the street shall be borne by the adjacent developer in the future.
J.
Maintenance of a non-public street. As a condition for Final Plan approval, the developer must enter into a legally binding agreement which shall state who is to be responsible for the improvement and maintenance of any street not approved to become dedicated in the future. If an association of property owners is to be made responsible, such association must be legally organized according to a timetable approved by the City, and the documents shall be subject to acceptance by the City Solicitor for legal form.
K.
Street design and construction standards.
(1)
Streets (and alleys where provided) shall: be graded, improved and surfaced to the grades and dimensions shown on plans, profiles and cross-sections approved by the Planning Commission, and meet applicable City standards. All street designs shall be reviewed and approved by the City Engineer. To the greatest extent possible, all new alleys and all reconstructed alleys shall be designed and constructed to incorporate green infrastructure for stormwater management, including but not limited to porous paving, permeable pavers, bioretention, and tree trenches.
(2)
Right-of-way grading.
(a)
The right-of-way shall be graded according to the cross-section submitted by the applicant after it has been approved. The excavation shall be backfilled and suitably compacted to the satisfaction of the City Engineer.
(b)
The finished street surface shall be crowned in conformance with the City specifications.
(c)
A proper super-elevation (banked curves) shall be provided on arterial and collector streets when required by the City Engineer.
(3)
Grading beyond right-of-way.
(a)
The subdivider or developer may be required to grade beyond the right-of-way line in order to provide continuous slope from the right-of-way line to the existing/proposed elevation of the abutting property.
(b)
Such grading beyond the right-of-way shall generally maintain the original directions of slope except where stormwater runoff designs dictate changes.
(c)
Approved plans, either preliminary or final, showing proposed grading, shall be binding upon all future lot owners, unless altered by written permission from the Planning Commission.
(d)
In no case shall the required street grading extend onto an adjoining property with a different landowner, unless the other adjoining property owner gives a written agreement to the developer to accomplish such work. A copy of such agreement shall be provided to the City.
(4)
Trench excavation. All trenches excavated within the cartway of an existing or proposed public street or right-of-way shall be mechanically compacted with backfill acceptable to the City Engineer. See also Federal Occupational and Safety regulations for trenching.
(6)
Street construction standards. All street pavements shall comply with the provisions of this section, except that PennDOT shall determine the required cross-section for a State road.
(a)
All materials, construction procedures and other specifications shall be in conformance with the PennDOT Publication 408.
(b)
A six-inch-minimum compacted depth stable subbase shall be provided, using PennDOT Type 2A aggregate or better, unless the City pre-approves an alternative subbase. The subgrade shall be properly rolled and crowned.
[1]
The City may require a greater depth where necessary considering the conditions of the subgrade. Materials that are unsuitable, wet soils and soils subject to frost-heave shall be removed and replaced, drained or otherwise stabilized to handle anticipated loads.
[2]
The City may require field and/or laboratory testing of the subgrade, particularly if on-site shale is proposed to be used.
[3]
The City may require compaction tests, with the City's costs reimbursed by the developer.
(c)
A six-inch-minimum compacted depth 25mm Superpave Hot Mix asphalt base course shall be provided. This depth may be decreased to three inches if the depth of the subbase is increased to eight inches.
(d)
For local streets, a two-inch-minimum-depth 9.5mm Superpave Hot Mix Asphalt Wearing Course shall be provided. Such depth shall be two inches for a collector street and three inches for an arterial street.
(e)
Where shoulders are required, PennDOT "Type 3" or better shoulders shall be provided on each side of the travelway, unless the City approves an alternative.
(f)
All street construction materials shall be certified in writing by the supplier as meeting PennDOT or City specifications as applicable. The City may require that a developer provide testing results for paving materials.
(7)
Sub-drains. In poorly drained areas, suitable subgrade drains or parallel drains may be required by the City. Subgrade drains shall conform to PennDOT Publication 408 and shall be provided with a suitable outlet.
(8)
Alleys and shared driveways. Alleys and shared driveways serving more than one lot shall be constructed with a six-inch-minimum compacted depth stone subbase, four-inch-minimum compacted depth bituminous base course, and a two-inch-minimum compacted depth surface course. Shared driveways shall only be allowed under the conditions of § 460-63E. If a shared driveway is more than 300 feet long, it shall include at least one nine by 20 feet lay-by area for every 300 feet that allows one car to wait while another car proceeds.
(9)
Guide-rails. Streets shall be designed with geometric features that minimize the need for guide-rails. Guide-rails shall only be installed where the result of striking an object or leaving the roadway would be more severe than the consequence of striking the guide-rail.
(a)
Guide-rails shall be installed by the developer where necessary to meet the guide-rail standards in the PennDOT publication entitled "Guidelines for Design of Local Roads and Streets" or where otherwise required by the Planning Commission. Guide-rails shall meet the construction standards of PennDOT Publication 408 and PennDOT Standards for Roadway Construction.
(10)
Street inspections. The entity constructing a street shall provide the City Engineer or his/her designee with a minimum five business days' advance notice before the start of initial construction of improvements and a minimum two business days' advance notice before the following street construction is accomplished so that an inspection may be scheduled:
(11)
Weather and paving. When paving or concrete work is conducted for streets, sidewalks, curbs or similar City-required improvements, PennDOT temperature standards shall provide guidance. The City Engineer or a City inspector may require a delay in such paving or concrete work if there is a concern about temperatures during the application and curing times.
L.
Required transportation improvements.
(1)
Purpose. In recognition of Section 503(2)(ii) and 503(3) of the Municipalities Planning Code,[2] this section is primarily intended to ensure that streets bordering a subdivision or land development are coordinated and of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and to facilitate fire protection and to ensure that the access into and out of subdivisions and land developments is sufficiently safe.
[2]
Editor's Note: See 53 P.S. § 10503(2)(ii) and (3).
(2)
Process. This Subsection L shall be carried out through determinations of the Planning Commission, after considering any recommendations of the City Engineer, the applicant, the applicant's professional representatives, any comments from PennDOT that may be provided regarding a State road, and any professional traffic studies that may have been submitted.
(3)
On-site/abutting traffic improvements. If, in the determination of the Planning Commission, there is a reasonable relationship between the need for an "on-site improvement" and the traffic created by a proposed subdivision or land development, the applicant for such subdivision or land development shall be required to complete the needed improvement or fund his/her fair share of the cost of such transportation improvement and to dedicate sufficient street right-of-way for needed improvements.
(a)
Widening of abutting street. An applicant for any land development or subdivision shall be required to widen, pave and improve any abutting street and provide additional right-of-way as needed to meet current City standards.
(b)
Existing streets with insufficient right-of-way. Where a public street exists with a right-of-way of less than the width required by this section, then as part of any new subdivision or land development, additional right-of-way shall be dedicated to bring the adjacent street segment into conformance. For example, if a street has a 33-foot-wide right-of-way, and a 50-foot-wide right-of-way is required, and a subdivision only involves one side of the street, then the applicant shall dedicate 8.5 feet of additional right-of-way so that there is at least 25 feet of right-of-way from the original center line of the street.
[1]
Where a State road is involved, and PennDOT does not wish to accept the additional right-of-way, then the right-of-way shall be offered to the City. If the City does not wish to accept the additional right-of-way on a State or City street, then the record plan shall state that the right-of-way shall be reserved for dedication in the future if needed.
(c)
Such improvements shall be required unless the Planning Commission determine:
(d)
Any improvement to a State road shall meet all PennDOT standards.
(e)
Fee in lieu of street improvements. Where this chapter would require a widening of a street and/or the construction of curbing, and where the applicant desires to not complete such improvements, and where the applicant proves to the satisfaction of the Planning Commission that such widening and/or curbing is not essential at that location at the present time, then as a modification under this chapter, the Planning Commission may offer the option of a fee in lieu of the widening or curbing.
[1]
The City Engineer shall provide a review of the need for and cost of the widening or curbing to the Planning Commission. The fee shall be equal to 75% of the estimated costs of the street widening and/or curbing, unless another fee is established by resolution of the Planning Commission.
[2]
If the Board approves a request of the applicant to pay the fee in lieu of the street widening or curbing, then such fee shall only be used for public street, curbing or related stormwater improvements within the City. Such funds do not necessarily need to be used on the street where the requirement was modified.
[3]
In City bookkeeping, the funds should be identified to be part of a Road or Street Improvement Account, so that they will be used for their authorized purpose.
(4)
Types of required traffic improvements.
(a)
As of the adoption date of this chapter, the MPC defined an "on-site improvement" as follows: All street improvements constructed on the applicant's property, or the improvements constructed on the property abutting the applicant's property necessary for the ingress or egress to the applicant's property, and required to be constructed by the applicant pursuant to any municipal ordinance, including but not limited to, the building code, Chapter 490, Subdivision and Land Development, or Chapter 550, Zoning.
(b)
On-site improvements may include, but are not limited to, a new or upgraded traffic signal, land dedication to improve an abutting intersection, realignment of an abutting curve in a road or the widening of the abutting cartway and right-of-way.
(5)
Funding. In place of completing a required street improvement as a condition of final approval, an applicant may enter into a legally binding development agreement with the City for the applicant to fund the improvement, or his/her fair share of such improvement, as determined by the Planning Commission.
(6)
Staging. Any completion or funding of a required improvement may occur in stages in relationship to the stages of the development, if so stated in a legally binding development agreement and/or as a condition of final plan approval.
M.
Traffic impact studies.
(1)
Purposes. To enable the City to assess the impact of a proposed development on the transportation system. To ensure that proposed developments do not adversely affect the transportation network. To identify any traffic problems associated with access from the site to the existing transportation network. To delineate solutions to potential problems and propose improvements to be incorporated into the proposed development.
(2)
Applicability.
(a)
A traffic impact study shall be required for any subdivision or land development that at build-out after completion of all phases is projected to generate 500 or more average daily trip ends. For this purpose, each non-age restricted single-family detached dwelling shall be equal to 10 trip-ends. "Trip ends" shall mean the total number of trips both entering and exiting the proposed development. These projected trip ends shall be based on the latest edition of the publication titled "Trip Generation," published by the Institute of Transportation Engineers, or upon traffic studies conducted within the last five years at comparable developments that are acceptable to the City Engineer. The ITE land use codes shall be stated.
(b)
If a development is proposed to be submitted in phases, the initial traffic study shall consider a reasonable estimate of the likely development in later phases, in addition to the current phase.
(c)
The boundaries of the study area to be analyzed shall include those existing and proposed streets and intersections which may be affected by the proposed subdivision or land development. If there is any dispute as to whether existing and proposed streets and intersections may be affected or not, the final discretion shall rest with the City Engineer or designated Traffic Engineer.
(d)
In lieu of submitting a traffic impact study, under the provisions of § 490-7, the Planning Commission may approve a modification to accept a fee from an applicant to be put towards the cost of a larger and more comprehensive traffic study or to accept a developer making an improvement to a street that otherwise would not be required by the City or PennDOT. For such a larger traffic study, the City shall have the authority to select the consultant or forward the funding to the County Planning Commission, PennDOT or another entity to conduct a study.
(e)
Prior to preparing a Traffic Impact Study, the applicant is requested to meet with the City Engineer and City Staff, with officials of PennDOT also being invited if a State road is involved.
(3)
Traffic impact study contents.
(a)
Site description. This section shall include the location, proposed land uses, acreage, and timing of completion of the proposed land development. Types of dwelling units and number of bedrooms shall be included for residential developments, and gross and usable floor area for nonresidential developments. A brief description of surrounding land uses and other proposed land developments within the study area shall be provided. A study area map should also be included.
(b)
Transportation facilities description.
[1]
The study shall describe the proposed internal transportation system, including vehicular, bicycle, bus and pedestrian circulation, all internal roadway widths and rights-of-way, parking conditions, traffic channelizations and any traffic controls within the site. If the site will be served by public transit, the study shall describe any benches, shelter or transit signs that will be provided.
[2]
The study shall describe location and design of proposed access, including sight distance limitations and distance from adjacent driveways and intersections.
[3]
The report shall describe the external roadway system within the study area. Major intersections in the study area shall be identified and mapped. Any proposal for bus or van service shall be described. Pedestrian and bicycle facilities on abutting properties shall also be documented. All proposed or approved roadway improvements within the study area shall be noted.
[4]
The report shall list the proposed timing of major road improvements, including the Transportation Improvement Program.
(c)
Existing traffic conditions. Existing traffic conditions shall be documented for all streets and intersections in the study area. Traffic volumes shall be recorded for existing average daily traffic, existing peak hour traffic and for traffic during the development's peak hour. Complete traffic counts at all intersections in the study area shall be conducted, encompassing the peak hours of the development and roadway. A volume capacity analysis using the procedures of the current "Highway Capacity Manual" and based upon existing volumes shall be performed during the peak hour(s) of the development for the peak hour(s) of all roadways and major intersections in the study area. Levels of service shall be determined for each location.
[1]
The study shall include information on traffic crashes in the study area for the previous five years, if such information is available from PennDOT or the City.
(d)
Traffic impact of the development. Estimation of vehicular trips to result from the proposal shall be completed for the peak hour(s) of both the street system and the development. Acceptable source(s) and methodology shall be followed. These generated volumes shall be distributed to the study area and assigned to the existing streets and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to all access points. Safety issues for any pedestrian crossings shall be described. Any characteristics of the site that will cause trip generation rates that vary from the ITE Manual shall be noted.
(e)
Analysis of traffic impact. The total future traffic demand based on full occupancy of the proposed subdivision or land development shall be calculated for the existing and proposed streets and intersections. This demand shall consist of the combination of the existing traffic expanded to the completion year through the use of an accepted background growth rate, the development-generated traffic, and the traffic generated by other proposed developments in the study area. To assist in determining the background growth rate, the Annual PennDOT Traffic Report shall be considered. A volume/capacity analysis shall also be conducted using the total future demand and the future roadway capacity. This analysis shall be performed using the peak hour(s) for all streets and major intersections in the study area. The City Engineer may also require this analysis to be conducted for the peak hour(s) of the development. Volume/capacity calculations shall be completed for all movements at major intersections. Levels of service for all streets and intersections shall be listed.
[1]
The Study shall consider the year when the development will be complete, as well as a time period afterward.
[2]
The Study shall describe the method that is used to allocate the direction of trips.
[3]
As applicable, the Study shall analyze traffic signal warrants, traffic signal optimization, turn lane analysis and queue analysis.
(f)
Conclusions and recommended improvements.
[1]
Any movements on streets and intersections within the study area showing a Level of Service D or worse, based on the latest edition of the "Highway Capacity Manual," shall be considered deficient. Specific recommendations for the elimination of these problems shall be listed. Unsignalized intersections shall be evaluated for a signal warrant. Highway capacity evaluations shall consider not only the overall intersection level of service, but also each approach and movement to identify any substandard values which need to be improved.
[2]
All locations where the level of service for the completion year of the development is deficient without the proposed development, the study shall determine improvements which would provide a level of service and delay no worse than conditions without the subject development. These improvements may include street and intersection design and improvements, traffic signal installation and operation, traffic signal timing and other improvements. The study shall also provide an analysis to determine improvements which would eliminate all deficient levels of service.
[3]
Actions to facilitate use of bus or van service and carpooling should be included, if applicable.
[4]
The listing of recommended improvements for both streets and transit shall include, for each improvement, the party responsible for the improvement, a preliminary cost estimate and funding of the improvement, and the phase of development during which the improvement is proposed to be completed. Any roadway improvement which requires increased right-of-way shall be identified. The Study should estimate the applicant's fair share of the costs of the needed improvements.
[5]
The traffic impact study may be used as a basis for a City requirement under § 490-55L or another section of this chapter.
[6]
Improvement plans shall not be submitted to the PA Department of Transportation (PennDOT) before they are submitted to the City. Approval of a site access plan by PennDOT does not guarantee approval by the City.
(g)
Preparation and review. The preparer of the traffic impact study shall be a professional engineer or transportation planner. The developer shall reimburse the City for reasonable fees and expenses incurred by the City Engineer or Traffic Engineer for the review of the developer's traffic impact study and plans.
(h)
Data sources and methodology shall be described in the report.
A.
Maximum length. Residential blocks shall not exceed 2,000 feet in length in subdivisions using an average lot size of one acre or larger and shall not exceed 1,500 feet in length in subdivisions having an average lot size less than one acre. Where this distance would be exceeded, the City may require the construction of a cross-street, where topographically feasible.
(1)
Pedestrian crossings. The Planning Commission may require that a pedestrian access easement be provided to provide pedestrian access where street connections are not available to serve the same purpose. The City may require a marked crosswalk to be created.
(2)
Future street. As part of an approved subdivision plan, where determined to be necessary, the City may require that a provision be made to reserve a 50 feet minimum right-of-way for a future cross-street, such as a street intended to serve future interior lots. Such future street is not required to be constructed until such time as the lots fronting on it are subdivided. Such right-of-way shall be retained in the same ownership as the abutting interior lot(s) until a street may be developed. Potential future street extensions shall be shown on the plan.
B.
Blocks shall be of sufficient width to permit two tiers of lots, except where access is limited by virtue of an adjoining arterial street or by virtue of topographic limitations, unless permitted by the Planning Commission.
A.
Zoning. All lots shall conform to all requirements of Chapter 550, Zoning, as were in effect at the time such subdivision plan was duly submitted.
B.
Street frontage. Section § 490-55A(2) shall apply.
C.
The average depth-to-width ratio of a lot shall generally not be greater than three to one, unless otherwise permitted by the Planning Commission to accommodate an unusual configuration of the site.
D.
Side lot lines shall abut and be approximately at right angles to straight streets and on radial lines to curved streets. Pointed or very irregularly shaped lots shall be avoided.
E.
Lot layouts.
(1)
Lots abutting two streets on two non-contiguous sides shall ordinarily not be created except as needed to avoid direct vehicular access onto an arterial or collector street by individual driveways.
(2)
Rear yard buffers along collector or arterial streets.
(a)
Any residential lot of less than two acres with a rear yard directly abutting a collector or arterial street shall along such rear yard include a 10-foot-wide planting strip along the back of the lot, in addition to the minimum yard requirement, with access across this strip clearly prohibited on notes on any approved plan.
(b)
In addition to any street trees required by City ordinances, this planting strip shall include evergreen plantings approved by the City.
(c)
Any fencing in the rear of such lots shall be placed on the inside of such plantings. Such plantings shall be placed so that they do obstruct safe sight distance.
 |
(3)
See § 490-55A(2)(b).
F.
Flag lots. Flag lots are lots that do not meet the required minimum lot width at the minimum building setback line, and which have an elongated and more narrow extension connecting the bulk of the lot area with a street. A flag lot shall only be approved where the applicant proves that a flag lot is necessary to minimize the amount of disturbance of natural features and shall not be used to increase the number of dwelling units or lots that would otherwise be allowed on a tract. A flag lot shall need specific approval as such by the Planning Commission, after providing the City Engineer and Planning Commission with an opportunity for comment.
(1)
A maximum of one flag lot shall be allowed for each three proposed new lots in a subdivision. The City may require that a flag lot include a prohibition against future subdivision.
(2)
Only one tier of flag lots shall be allowed.
(3)
The flag lot shall have a driveway within the same lot, which shall connect to a public street.
(4)
A flag lot shall only be allowed for a single-family detached dwelling lot. In addition, a lot that is only occupied by a well, sewage pumping station, stormwater detention basin or similar utility and which is deed restricted against further development is not required to meet minimum lot width requirements.
(5)
The minimum lot width shall be met at the proposed front yard principal building setback line, which shall not be more than 250 feet from a public street.
(6)
The driveway shall be suitable for access by emergency vehicles. See § 490-55A(4).
A.
Purposes. To provide adequate open spaces, recreational lands and recreational facilities to serve new inhabitants/occupants of new developments, for both active and passive recreation. To recognize and work to carry out the Comprehensive Plan for Chester City, which is hereby adopted by reference as the Recreation Plan for the City, or by a successor document that may be adopted as the Recreation Plan for Chester City.
B.
Applicability. This section shall apply to any subdivision or land development for which a preliminary plan or a combined preliminary/final plan is submitted after the enactment date of this amendment.
(1)
This § 490-58 shall not apply to plans that the City determines only involve adjustments or corrections to an approved preliminary plan or a preliminary plan that was actively before the City for consideration as of the date of the adoption of this section, provided the adjustments do not increase the number of proposed dwelling units.
C.
Limitations on use of fees.
(1)
Any fees collected under this section shall be placed within the City Recreation Escrow Fund, or its successor account.
(2)
To make sure that the lands and facilities are accessible to the inhabitants of the developments that paid fees towards their cost, such fees should only be used within a five-mile radius of the boundaries of the subdivision or land development that paid the fees, unless the fees are used within a recreation area open to the public that the City intends to serve the entire City.
(3)
Such fees shall only be used for the following: acquisition of public open space/recreation land and related debt payments, development of public recreational facilities, landscaping of public open space and necessary engineering and design work.
D.
Land to be preserved. Any subdivision or land development regulated under this § 490-58 shall be required to preserve the specified amount of recreation land, unless the Planning Commission and the applicant mutually agree that recreation fees shall be required in-lieu of land.
(1)
As a general guideline, it is the intent of this section that developments that do not include land that is adjacent to existing publicly-owned land should be required to pay a recreation fee in lieu of dedicating land. The City will not accept dedication of recreation land unless the City Council has agreed in advance to accept dedication.
(2)
The land and fee requirements of this section shall be based upon the number of new dwelling units that would be allowed on the lots of a subdivision or land development after approval.
(3)
Prime recreation land. For the purposes of this section, the term "Prime Recreation Land" shall mean land proposed to be established as recreation land that would meet all of the following standards:
(4)
Amount of recreation land. If a subdivision or land development is required to include recreation land, then a minimum of 1,250 square feet of recreation land shall be required for each permitted new dwelling unit. However, if less than 50% of the required recreation land will meet the definition of "prime recreation land," then a minimum of 2,500 square feet of recreation land shall be required per dwelling unit.
E.
Fees. If the Planning Commission determines that a proposed subdivision or land development is required to pay fees-in-lieu of dedicating recreation land, this fee shall be $800 for each new dwelling unit, unless such fee is updated by future action by City Council.
F.
Decision on land vs. fees. With mutual consent of the Planning Commission and the applicant, fees shall be required in place of dedicating land. Fees shall also be required if the Planning Commission determines that the applicant has not offered suitable recreation land that meets this chapter and that would serve a public need. This initial determination should, but is not required to, be made at the time of sketch plan review. The City should, at a minimum, consider the following in this decision:
(1)
Whether the land in that location would serve a valid public purpose.
(2)
Whether there is potential to make a desirable addition to an existing public or School District recreation area or to create a greenway along a waterway.
(3)
Whether the proposed land would meet the objectives and requirements of this section and any relevant policies of the Comprehensive Plan and any Recreation or Open Space Plan.
(4)
Whether the area surrounding the proposed development has sufficient existing recreation and open space land, and whether it is possible for pedestrians and bicyclists to reach those lands.
(5)
Any recommendations that may be received from the City staff or boards/commissions or the School Board or School District staff.
G.
Recreation land to be preserved.
(1)
Suitability. Recreation land shall be suitable for its intended purpose, in the determination of the Planning Commission. The applicant shall state in writing what improvements, if any, he/she will commit to make to the land to make it suitable for its intended purpose, such as grading, landscaping, or development of trails. Such land shall be free of construction debris at the time of dedication. Proposed recreation land shall be suitable to meet the needs of the residents of the development.
(2)
Ownership. Required recreation land shall be dedicated to the City, unless the Planning Commission agrees to approve a dedication to any of the following: the School District, the County, a State agency charged with maintaining recreation land, a similar governmental agency, an incorporated property-owner association (such as a homeowner or condominium association) or an established environmental organization (such as a land trust) acceptable to the Planning Commission. In the case of a rental development, the City may permit the recreation land to be retained by the owner of the adjacent principal buildings.
(a)
If recreation land is to be owned by a property-owner association, the developer shall be required to establish such association in a form that requires all property owners within the development to annually contribute to the maintenance of the recreation land.
[1]
Any property-owner association agreements regarding required recreation land shall be subject to acceptance by the Planning Commission, based upon review by the City Solicitor.
[2]
Prior to the sale of any dwelling unit or lot, all deeds shall require each property owner to pay fees on a regular basis for the maintenance and other expenses of owning such land. The property owners shall be incorporated with covenants and bylaws providing for the filing of assessments. After providing notice to affected owners, the City shall have the authority to establish municipal liens upon all properties in the association to fund maintenance of the land and City legal costs if the property owners association does not fulfill its responsibilities.
[3]
An orderly process shall be established for the transfer of the land to the association. The dedication of maintenance responsibilities by a developer to a property owners association shall not occur until such association is incorporated and able to maintain such land.
(b)
Transfer to another entity. If the approved plan states that ownership of and/or responsibilities to maintain the recreation land are given to a particular entity, then any transfer of ownership or responsibilities to another entity shall require pre-approval by the Planning Commission. Where land is to be owned by a conservation organization, a process shall be established for the land to transfer to a different organization if the first organization is not able to fulfill its obligations.
(3)
Easements. Any required recreation land dedication shall include a conservation easement to permanently prevent its development for buildings, except buildings for approved types of non-commercial recreation or to support maintenance of the land. Such conservation easements shall, at a minimum, be enforceable by the City Council. The City Council may require that the easements also authorize their enforcement by a suitable third party.
(4)
Priorities. Priority shall be given to dedication of land that would be suitable for additions to existing public schools and public parks, or preservation of woods, steep slopes or other important natural features or land along a creek, or for centralized active recreation.
(5)
Suitability. Land that is not suitable for active or passive recreation shall not be permitted to meet the requirements of this section. Any land area used to meet the requirements of this § 490-58 shall meet the definition of "Recreation Land." Portions intended for active recreation shall be well-drained, of less than 6% average slope and not require filling in of a wetland for use.
(6)
Access and contiguousness. Recreation land within a subdivision or land development shall be contiguous, except as may be specifically exempted by the Planning Commission, if necessary considering the unique features of the site, and shall have a minimum of 20 feet of road frontage al a location that allows access for maintenance and by pedestrians.
(7)
Other ordinances. Any required land dedication or fees under this section shall be in addition to any land dedication or improvement requirements of any other City ordinance.
(a)
However, the Planning Commission may allow common open space provided under a zoning ordinance provision to also count towards the recreation land requirement if the land will be improved for recreation, capable of meeting all of the requirements of this section, and be available without charge on a daily basis to the public.
(8)
Residual lands. If only a portion of a larger tract of land is currently proposed to be subdivided, or the applicant owns one or more adjacent tracts that are not currently proposed to be subdivided, the applicant shall provide a sketch of a possible future land dedication on these adjacent lands. The intent is to coordinate current plans with any future development, even in the long-term.
(9)
Coordination with future adjacent dedication. The Planning Commission may require that a required land dedication within a property currently being subdivided be placed along an edge of the property so that it may, in the future, be combined with a recreation land/open space dedication on the edge of an adjoining property when that adjoining property is subdivided or developed.
H.
Combination of land and fees. Upon mutual agreement of the Planning Commission and the applicant, the City may accept a combination of recreation land and fees-in-lieu of land to meet the requirements of this section for a subdivision or land development. This combination shall be based upon the recreation land requirement applying for a certain number of dwelling units and the fee-in-lieu of land requirement applying for the remaining development.
(1)
For example, if a development included 25 dwelling units, recreation land could be required for 15 dwelling units and fees could be required for 10 dwelling units.
I.
Timing of residential fees. Fees required by this section for all of the dwelling units shall be paid prior to the recording of the final plan, except as follows:
(1)
If the required fee would be greater than $4,000, and the applicant and the City mutually agree to provisions in a binding development agreement to require the payment of all applicable recreation fees prior to the issuance of any building permits within each clearly defined phase or sub-phase of the development, then fees are not required to be paid prior to recording of the final plan but may instead be paid within the requirements of that development agreement.
(2)
If the applicant agrees to pay such fees in installments, then all such fees shall not be considered to be "paid" for the purposes of any applicable time limitations for utilization under the Municipalities Planning Code until all such fees are paid in full, including all installments and phases.
J.
Facilities in place of land or fees. An applicant may submit a written request for a modification of the requirements of this section by offering to construct substantial permanent recreation facilities within the proposed subdivision or land development or on public parkland. Such modification shall only be approved if the applicant clearly proves to the satisfaction of the Planning Commission that the facilities will serve a valid public purpose, will be designed following modern standards in a durable manner and will have a higher market value than the land or fees that would otherwise be required.
(1)
A modification of these requirements may also be approved by the Planning Commission if the applicant donates or sells appropriate public recreation land to the City or the School District. In such case, the applicant shall provide a written appraisal from a qualified professional that the market value of the donation or price reduction is greater than the value of the fee or land requirement that is waived. In such case, the land shall be determined to be suitable for public recreation by the Planning Commission.
See also the provisions of Chapter 477, Stormwater Management. Where a provision of this chapter and Chapter 477, Stormwater Management, conflict in addressing the same matter, Chapter 477 shall apply. The review of the stormwater plan under Chapter 477 shall proceed concurrently with review of the subdivision and/or land development plan under this chapter.
A.
Stormwater requirements.
(1)
For all earth disturbance, erosion and sediment control BMPs shall be designed, implemented, operated, and maintained to meet all requirements under Pennsylvania Code Title 25. Various BMPs and their design standards are described in the Erosion and Sediment Pollution Control Program Manual ("E&S Manual") of DEP, as amended and updated.
(2)
Impervious areas.
(a)
The measurement of impervious areas shall include all of the impervious areas in the total proposed development, even if development is to take place in stages.
(b)
For projects that add impervious area to a parcel, the total impervious area on the parcel is subject to the requirements of this chapter, except the volume controls and the peak rate controls do not need to be retrofitted to existing impervious area.
(3)
If stormwater flows onto adjacent property are proposed to be redirected, increased or concentrated, the applicant shall provide advanced written notification to the adjacent property owner.
(4)
All regulated activities shall include such measures as necessary to:
(5)
If storage facilities do not completely drain within 72 hours from the end of the design storm, the City may require aeration or other measures to control vectors.
(6)
The design of all stormwater management facilities shall incorporate sound engineering principles and practices. The City reserves the right to disapprove any design that would result in the creation or exacerbation of an adverse hydrologic or hydraulic condition.
(7)
Stormwater construction specifications. Materials, workmanship, and methods of work shall comply with PennDOT Publication 408 Specifications.
(8)
For areas covered by a Release Rate Map from an approved Act 167 Stormwater Management Plan, the post-development peak discharge rates shall follow the applicable approved release rate maps. If there are any areas that are not shown on the release rate maps, the post-development discharge rates shall not exceed the pre-development discharge rates.
(9)
Downstream impacts. Stormwater runoff shall be managed so that no downstream increases in flood damages or impairment of streets and other public facilities occur. The City may require that downstream impacts be evaluated at critical locations, such as dams, tributaries, existing developments, undersized culverts, and flood-prone areas.
(10)
Stormwater management facilities and related installations shall be provided:
(a)
To ensure adequate drainage of all low points along the curbline of streets.
(b)
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained, and to prevent substantial flow of water across intersections or flooded intersections during storms, in accordance with the procedures in the PennDOT Drainage Manual.
(c)
To ensure adequate and unimpeded flow of stormwater under driveways in, near, or across natural watercourses or drainage swales. Suitable pipes or other waterways shall be provided as necessary.
(d)
Pipes under driveway entrances along City streets shall: be of sufficient strength and diameter; have an absolute minimum diameter of 15 inches; and use material and workmanship meeting PennDOT Publication 408 specifications that would apply along a State road. Galvanized pipes are not permitted.
[1]
The property owner shall un-block any clogged drainage pipe and repair or replace any damaged drainage pipe. If the City provides written notice that a property owner needs to correct a drainage pipe problem, and the problem is not corrected within seven days, the City may correct the problem at the expense of the property owner.
(11)
Storm sewers, swales, inlets, culverts, and other facilities:
(a)
Any storm sewers that are not located in a public street or alley right-of-way shall be placed within a drainage and maintenance easement not less than 20 feet wide. The design capacity of storm sewers shall be in accordance with PennDOT Drainage Manual.
(b)
Any drainage swales shall be properly designed, graded, and be turfed as practical. Such swales shall be designed not only to carry the required discharge without excessive erosion, but also to increase the time of concentration, reduce the peak discharge and velocity, and permit the water to percolate into the soil, where appropriate. Criteria related to the use and design of drainage swales are as follows:
[1]
Where vegetated drainage swales are used in lieu of or in addition to storm sewers, they shall be designed to carry the ten-year discharge without erosion, and also to increase the time of concentration, reduce the peak discharge and velocity, and permit the water to percolate into the soil.
[2]
Swales and drainage channels shall be designed in accordance with PennDOT Drainage Manual. Inlets shall be provided to limit the shoulder encroachment and water velocity.
(c)
Inlets. Storm inlet types and inlet assemblies shall conform to PennDOT Standards for Roadway Construction.
[1]
Inlets shall, at a minimum, be located at the lowest point of street intersections to intercept the stormwater before it reaches pedestrian crossings; or at sag points of vertical curves in the street alignment which provide a natural point of ponding of surface stormwater.
[2]
The interval between inlets collecting stormwater runoff shall be determined in accordance with the PennDOT Drainage Manual. Inlets shall be fitted with hoods when connecting into combined sewer systems.
(d)
Accessibility. Accessible drainage structures shall be located on a continuous storm sewer system at all vertical dislocations, at all locations where a transition in storm sewer pipe sizing is required, at all vertical and horizontal angle points exceeding 5°, and at all points of convergence of two or more influent storm sewer mains. The construction locations of accessible drainage structures shall be as indicated on the subdivision drainage plan or area drainage plan approved by the City.
(e)
Storm sewers. When evidence available to the City indicates that existing storm sewers have sufficient capacity as determined by hydrograph summation and are accessible, proposed stormwater facilities may connect to the existing storm sewers so long as the peak rate of discharge does not exceed the amount permitted by this section.
[1]
In areas of the City served by the combined sewer system, separate stormwater conveyance shall be provided.
(f)
Openings. Bridges and culverts shall have ample waterway opening to carry expected flows, based on the PennDOT Drainage Manual.
(g)
Basins. Detention or retention basins for the management of stormwater peak discharges shall meet the following requirements:
[1]
Basins shall be installed prior to or concurrent with any earthmoving or land disturbances which they will serve. The phasing of their construction shall be noted in the narrative and on the plan.
[2]
The design of all facilities over limestone formations shall include measures to prevent groundwater contamination and, where required, sinkhole formation.
[3]
Energy dissipaters and/or level spreaders shall be installed at points where pipes or drainageways discharge to or from basins.
[4]
Outlet structures within detention/retention basins shall incorporate childproof, non-clogging trash racks or grates over all horizontally oriented openings. All vertically oriented openings over 12 inches or larger in any dimension where entry by a child could cause injury or death shall be covered with childproof, non-clogging trash racks, except where such openings carry perennial stream flows.
[5]
Emergency spillways. Any stormwater management facility designed to store runoff shall provide an emergency spillway designed to convey the 100-year post-development peak rate flow with a blocked primary outlet structure. The emergency spillway shall be designed per the following requirements:
[a]
The top of embankment elevation shall provide a minimum one foot of freeboard above the maximum water surface elevation. This is to be calculated when the spillway functions for the 100-year post-development inflow, with a blocked outlet structure.
[6]
Any underground stormwater management facility (pipe storage systems) must have a method to bypass flows higher than the required design (up to a 100-year post-development inflow) without structural failure, or causing downstream harm or safety risks.
[7]
A safety fence may be required, at the discretion of the City, for any stormwater management facility. The fence shall be a minimum of four feet high, and of a material acceptable to the City. A gate with a minimum opening of 10 feet shall be provided for maintenance access.
[8]
Design of stormwater management facilities having three feet or more of water depth (measured vertically from the lowest elevation in the facility to the crest of the emergency spillway) shall meet the following additional requirements:
(12)
Downstream analysis:
(a)
Where deemed necessary by the City, the applicant shall submit an analysis of the impacts of detained stormwater flows on downstream areas within the watershed, established with the concurrence of the City. The analysis shall include hydrologic and hydraulic calculations necessary to determine the impact of peak discharge modifications of the proposed development on critical locations such as dams, tributaries, existing developments, undersized culverts, and flood-prone areas.
(b)
Any affected downstream municipality shall offered an opportunity for comment.
(13)
Easements. For stormwater management facilities that are located outside of existing or proposed public street rights-of-way, the City may require that easements be provided as follows:
(a)
Drainage easements. Where a tract is traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement paralleling the line of such watercourse, drainageway, channel or stream. The width of the drainage easement will be adequate to preserve the unimpeded flow of natural drainage in the 100-year floodplain. Drainage easements shall provide for maintenance, and for the purpose of widening, deepening, improving or protecting such drainage facilities.
(b)
Access easements. Where proposed stormwater management facilities are not within public rights-of-way, a twenty-foot wide passable access and maintenance easement specifying rights of entry may be required.
(c)
Access easements shall provide for vehicle ingress and egress on grades of less than 10% for carrying out inspection or maintenance activities.
(d)
Easements shall stipulate that structures, excavation, or fill shall not obstruct access.
(e)
Whenever practical, easements shall be parallel to property lines.
(f)
All easement agreements shall be recorded with a reference to the site plan. The format and content of the easement shall be subject to approval by the City.
(g)
If a major man-made drainage channel would pass within close proximity to homes and possibly threaten the safety of persons, the Planning Commission, based upon the advice of the City Engineer, may require such certain lengths of such channel to be placed within appropriate underground pipes.
(h)
It shall be the responsibility of the applicant to obtain all stormwater easements on, over or through other properties that are needed to carry out the proposed storm management plan.
(14)
Sinkhole protection.
(a)
Stormwater from roadways, parking lots, storm sewers, roof drains, or other concentrated stormwater runoff paths shall not be discharged directly into known or suspected sinkholes.
(b)
In any sinkhole prone areas, the City may require basins to contain an impervious line of a type approved by the City, and which is installed in accordance with the manufacturer's recommendations.
(c)
If a contractor or developer becomes aware of the presence of a sinkhole during construction or other development activity, it shall be reported in writing to the City Engineer within two business days. The City Engineer may require the applicant to prepare and carry out an acceptable plan to mitigate the sinkhole hazards.
(d)
Where the City has reason to believe than an area has a high vulnerability to sinkholes, based upon review by the City Engineer, the Planning Commission may require that an applicant provide additional study by a qualified professional of the risks.
(e)
The design of all facilities over Karst (limestone/carbonate) geology may be required to include an evaluation of measures to minimize potential subsidence.
(15)
Roof drains. Roof drains should not discharge directly to streets or storm sewers. Roof drains and sump pumps should discharge to infiltration or vegetative BMPs to the maximum extent practical. Roof drains shall not discharge directly to the sanitary sewer system.
(16)
Maintenance responsibilities.
(a)
The City shall have the authority to approve the party responsible for maintenance of stormwater facilities, prior to final approval of the Subdivision or Land Development Plan. The City may require, at its option, dedication of such stormwater facilities.
(b)
The City at its complete discretion may accept or refuse the ownership and operating responsibility for any stormwater management controls.
(c)
Requirements for maintenance may be required to be recorded as a restrictive deed covenant that runs with the land.
(d)
Unless specifically approved otherwise, the landowner is responsible for operation and maintenance of Stormwater Management (SWM) facilities and Best Management Practice (BMP) improvements. If the owner fails to adhere to the Operation and Maintenance requirements, the City may perform the services required and charge the owner appropriate fees. Non-payment of fees may result in a lien against the property.
(e)
Options for addressing maintenance responsibilities include the following:
[1]
Facilities may be incorporated within individual lots so that the respective lot owners will own and be responsible for maintenance in accordance with recorded deed restriction. A description of the facility or system and the terms of the required maintenance shall be incorporated as part of the deed to the property. For a multi-lot subdivision, this method is only intended to be used if the applicant proves there is no other feasible alternative.
[2]
They may be the responsibility of a property owners' association. This is the preferred method, unless the applicant proves another method is not feasible. The stated responsibilities of the property owners' association in terms of owning and maintaining the stormwater management facilities shall be submitted with final plans for determination of their adequacy, and upon their approval shall be recorded with the approved subdivision plan among the deed records of the County. In addition, the approved subdivision plan and any deed written from said plan for a lot or lots shown herein shall contain a condition that it shall be mandatory for the owner or owners of said lot to be members of said property owners' association.
[3]
If the City agrees to accept maintenance responsibilities, the City may require that the applicant establish an escrow account to fund such work.
(f)
The following note or a City-approved equivalent may be required to be placed on the Record Plan, unless another method of maintenance is specifically approved by the City: "The property owner shall have the responsibility for the perpetual maintenance of the stormwater management facilities after the completion of construction on the property and after the expiration of any maintenance guarantee by the developer. No changes shall be made to the stormwater management facilities or related finished grading without prior written approval from the City. An easement is hereby granted giving the City and its agents the right, but not the obligation, to enter the property to perform any required maintenance which has not been properly performed in a timely manner. The property owner shall be responsible for the cost of any maintenance which is performed by the City or its agents. The City may place a lien on the property for said costs until the City has been reimbursed in full."
(17)
Alteration of facilities. No person shall modify, remove, fill, landscape, or alter any SWM BMPs, basins, swales, facilities or structures without the prior written approval of the City.
B.
Landscaped screening of detention basins.
(1)
A detention basin with a basin depth of greater than 20 inches shall have landscaping that screens it from view of existing dwellings, a residential zoning district or a public street, unless the basin would meet either of the following conditions:
(a)
It would have an average slope of less than four to one on the inside of the berm of the basin and both the inside and outside of the basin would be planted in grass and intended to be mowed or planted in other attractive vegetative ground cover; or
(b)
It would be designed to closely resemble a natural pond and be a scenic asset.
(2)
Areas of stormwater basins that are visible from streets and dwellings shall be attractively maintained. A landscaping plan shall be provided as part of the Final Subdivision/Land Development Plans and such landscaping around a basin shall be subject to acceptance by Planning Commission. This landscaping shall not be required along an area where natural vegetation will be maintained that will completely fulfill this purpose.
C.
Floodplain regulations and seeps. See the City Floodplain regulations and the relevant provisions of the State Construction Codes.
(1)
For land within the 100-year floodplain, the applicant shall use official floodplain elevations and apply it to the more detailed topography on their plan.
(2)
Where the official Floodplain Maps do not provide elevations or do not differentiate between the floodway and floodfringe, the City may require the applicant to provide additional professional analysis of the floodplain on the applicant's property. The City may also require an applicant to determine the extent of the 100-year floodplain where a segment of a perennial or intermittent waterway was not mapped under the federal floodplain maps. Where a land area is determined to be subject to a 100-year flood, the City's floodplain regulations shall apply.
(3)
Where a spring exists or a seep involves the water table rising to the ground level during part or all of the year, the City may require an applicant to provide a professional analysis of the potential hazards from flooding and flooded basements within the proposed development. The applicant may then be required to provide measures to mitigate such hazards.
A.
In general.
(1)
Sewer mains shall be installed within a street right-of-way or utility easement. When installed in a street right-of-way, adequate space (alignment) may be required to be provided to incorporate green infrastructure in the parking area and any bike lane along the street.
(2)
Public sewage connections. Any new principal building or principal use within a subdivision or land development that generates wastewater shall be required to connect to the public sanitary sewage system. The applicant shall be responsible to pay such reasonable capital expenses and fees that are necessary for such connection.
(3)
The entity that provides the central sewage service shall have the authority to approve or reject the design of the proposed sewage collection system for just cause.
B.
Laterals. Each lot with central sewage service shall be served by a separate sewage lateral.
A.
In general.
(1)
Water mains shall be installed within a street right-of-way or utility easement. When installed in a street right-of-way, adequate space (alignment) may be required to be provided to incorporate green infrastructure in the parking lane area and any bike lane along the street.
(2)
All subdivisions and land developments shall be served with an adequate on-lot or central water supply system that will meet DEP and City requirements.
(3)
Required connections to public water system. Every new principal building and principal use within a subdivision or land development shall be required to connect to the public water supply system.
B.
Water supplier approval. Proposed extensions of central water systems shall meet all applicable procedures, reviews and requirements of any appropriate municipal authority or water company. Such extension shall be approved by such agency prior to Final Plan approval, although specific detailed service agreements are not required to be signed until prior to recording.
C.
Fire hydrants. All subdivisions and land developments that will be served by central water service shall provide fire hydrants as needed with appropriate water pressure so that all nonresidential buildings intended to be occupied by humans and all dwelling units are within 300 feet of an active fire hydrant. Such distances shall be measured along lengths that are accessible to firefighters. Note: Additional hydrant and fire equipment access requirements apply in the Statewide Fire Code.
(1)
The fire hydrant shall have connections compatible with those used by the City Fire Department and meet the requirements of the Water Authority.
(2)
The City may require that the applicant prove that fire flows will be not be less than 500 gallons per minute in single-family detached residential areas and 1,000 gallons per minute in other developed areas, at 20 pounds per square inch residual pressure, unless stricter requirements apply under the Statewide Fire Code.
A.
Utilities. All electric power service lines (as opposed to distribution lines) and all telephone, cable television (where available) and natural gas service lines within a new subdivision or land development shall be placed underground.
B.
Easements. Easements shall be provided as follows:
(1)
Stormwater drainage, sanitary sewage, central water, emergency access and other types of easements shall be provided as determined to be needed by the City and as indicated on the plans.
(2)
Locations. The City may require that a lot include a stormwater drainage and utility easement around the perimeter of each lot, including adjacent to the street right-of-way.
(3)
Width. The City may require a stormwater drainage or underground utility easement of 15 feet, which may be reduced to 10 feet for each lot if a 10 feet minimum easement exists on the abutting side of the abutting lot.
(5)
Additional width of easements shall be provided if required by the utility provider or the Planning Commission, based upon advice of the City Engineer. The easement widths along side lot lines may be reduced if Chapter 550, Zoning, allows a principal building setback that is more narrow than the width of the easement that would otherwise be required, or where buildings are attached along a lot line.
(6)
Separation. Minimum separation distances between utility lines shall be as required by the applicable utility or as deemed necessary by the City Engineer.
(7)
Utilities. If any activity is proposed within the right-of-way of an underground pipeline or utility, the applicant shall provide written evidence from the operator of such pipeline or utility that such activity is acceptable under their safety standards and the terms of that right-of-way.
(8)
Maintenance and obstructions. The owner of the lot shall maintain an easement in such a condition that does not inhibit its intended purpose(s). Fill or structures shall not be placed in an easement in a way that inhibits its intended purpose(s). Specifically, structures or grading that could alter or obstruct stormwater flows in violation of the approved Final Plan shall be prohibited within stormwater easements.
B.
Access; state roads. A State Highway Occupancy Permit is required for all access onto or work within the right-of-way of a State road. A City Driveway Permit shall be obtained before any vehicle access is allowed from a State road or City-owned street.
(1)
If the City becomes aware that a State Highway Occupancy Permit is needed, and one has not been issued, the City may delay the issuance of a Construction Permit and/or Occupancy Permit until such time as such State Permit is issued.
C.
Slope and emergency access. The maximum slope of an access drive or driveway shall be 14%, except the first 20 feet adjacent to a cartway of a street shall have a maximum slope of 6%. See also § 490-55A(4).
D.
Drainage. The developer shall make adequate provisions to maintain uninterrupted parallel drainage along a street where intersected by an access drive or driveway. Access drives and aisles within parking lots shall be graded and drained to keep the primary travel lane free of stormwater.
E.
Shared driveways. Unless otherwise approved, a driveway shall serve a maximum of one residential lot. A driveway serving more than one residential lot shall only be approved if the applicant proves to the Planning Commission that it is needed because of a sight distance concern, to provide proper access management along a road, or to minimize disturbance of natural features or agricultural areas.
F.
Turnarounds. For lots abutting collector streets, driveways shall be designed with a location on the lot to turn a vehicle around, so as not to require a vehicle to back out onto that collector or arterial street.
Where an interconnection is required or planned between two uses or lots, the subdivision or land development shall include a suitable cross-easement that permits vehicles and pedestrians from one use or lot to have access through the parking lot and driveway of the adjacent use or lot.
A.
Curbs shall be required along all new, widened or extended streets, except where the applicant proves to the satisfaction of Planning Commission that they would not serve a valid public purpose. Such determination should consider any comments of the City Engineer, whether the curbs are needed to continue existing curbing along an existing street, whether they are needed for stormwater management purposes, and/or whether they are needed for road edge stabilization.
B.
If curbs are not provided, appropriate stabilized drainage channels designed to meet § 490-59 shall be required along all streets, within the street right-of-way, or drainage easements.
C.
Required curbs.
(1)
Required curbs shall meet the following specifications, unless other specifications are pre-approved by the City:
(a)
Only straight or slant concrete curbs shall be provided, unless a modification is approved under § 490-58, such as for granite or rolled curbing. Such curbs shall meet construction specifications of PennDOT Publication 408.
(b)
Gutter design shall be subject to the approval of the City Engineer based upon standard engineering practices. The curb reveal should typically be between seven and eight inches.
(2)
Consideration should (but is not required to) be given to extending curbs at street intersections in a manner that reduces the width of cartway that must be crossed by pedestrians. These curb extensions can be designed to still allow turning movements by buses and trucks and can be designed to only occupy areas where parking is already prohibited.
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A.
Sidewalks required; exception; suggested arrangement.
(1)
Sidewalks built to City specifications shall be required along all new, widened or extended streets, except where the applicant proves to the satisfaction of Planning Commission that they would not serve a valid public purpose.
(a)
As a modification under § 490-7, an applicant may propose an alternate system of pathways, such as a compacted crushed stone or bituminous pathway, that serve the same purposes as sidewalks and which guarantee public access, but which are not necessarily within a street right-of-way, if approved by the City Engineer.
(2)
The sketch on the following page shows a suggested arrangement with the main pedestrian sidewalk constructed of concrete, but with un-mortared porous pavers used between the sidewalk and the curb. This arrangement reduces stormwater runoff, allows for easier access to utility lines, and promotes health of the street trees.
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B.
Pathway or bikeway.
(1)
If deemed necessary for the convenient and safe circulation of bicycles and pedestrians, the Planning Commission may require that a subdivision or land development include the construction of a pathway or bikeway.
(2)
A bikeway/pathway shall have a minimum width of six feet and a maximum width of 12 feet. It may be required to be placed within a street right-of-way in place of a sidewalk, or may be placed elsewhere on a lot within an easement or other right-of-way.
C.
Location and width of sidewalks.
(1)
Sidewalks, where required or provided, shall be located within the street right-of-way. Any area between the sidewalk and curb shall be planted in an attractive vegetative ground cover, such as grass. This strip shall only be paved at driveway entrances.
(2)
Any required sidewalks shall have a minimum width of: five feet along arterial streets or along routes used to access primary or secondary schools and four feet along collector or local streets in other locations.
D.
Construction.
(1)
Sidewalks shall meet construction specifications in PennDOT Publication 408.
(2)
Where required, pathways shall be constructed of a one-inch bituminous surface course, a two-inch bituminous binder course, and six inches of compacted gravel or crushed stone, unless an alternative standard is pre-approved by the City. To the maximum extent feasible considering topography, pathways should be accessible to persons in wheelchairs. Stop signs or similar warning signs should be posted along pathways where they meet streets.
E.
Maintenance. It shall be the responsibility of the adjacent landowner to maintain, plow snow and remove ice off of and repair sidewalks.
A.
Streetlights or other City-approved lighting may be required to be provided and installed by the developer along streets within and abutting a proposed subdivision or land development in the following situations:
(1)
One or more lights may be required at or near an intersection of two or more streets; and
(2)
One or more lights may be required at other locations where the Planning Commission deems them necessary to provide safe traffic or pedestrian circulation, such as to illuminate curves in streets or to illuminate the more isolated areas of a development.
B.
The developer shall coordinate with the electric utility regarding the responsibilities between the developer and the utility. The utility may require reimbursement from the developer for its reasonable costs for such work.
C.
Private lighting. On all private streets, parking areas and other areas requiring lighting, the developer shall provide materials, installation, energizing and power for all lighting systems necessary for security and public safety. A system acceptable to the City shall be established for the maintenance of lights that serve a private street. The City may require that business and multifamily parking lots and related walkways maintain a minimum 0.5 footcandle of illumination during hours of use. A site lighting plan shall be submitted to the City Engineer for review and approval.
A.
The City shall provide and install street name signs, with the developer reimbursing such costs, unless otherwise approved.
B.
Street names are subject to the approval of the City. Names shall continue the name of any street with the same or similar alignment.
C.
Names shall not duplicate or be closely similar to the name of another street within the City, the same fire company or ambulance service district or the same five-digit zip code area. The street names shall be submitted for acceptance by the U. S. Postal Service and County Emergency Communications to avoid duplications.
The developer shall reimburse the City for the costs of supplying and installing needed traffic regulatory signs on public streets. The developer shall be responsible to provide and install signs on private streets. All traffic regulatory signs shall meet current standards of PennDOT.
C.
Other landscaping provisions.
(1)
Existing healthy mature trees shall be preserved wherever be practical and protected during construction.
(2)
Plant materials shall be liberally located throughout the site. Massing of multiple plants is preferable to the installation of individual plants. A successful planting should involve a variety of types (trees, shrubs, ground covers, perennials, deciduous, evergreen) and sizes of plant materials.
(3)
Required deciduous trees shall be a minimum 2 1/2-inch caliper.
(4)
Approved street tree species are also the preferred specimens in parking lot applications.
(5)
Native plant species should be used in or near proposed stormwater management areas and near environmentally sensitive areas.
A.
Monuments.
(1)
Location. For a major subdivision, permanent reference monuments shall be located at each intersection of rights-of-way of street(s) constructed by the Developer, at the beginning and ending of all street curves, and at exterior corners of the subdivision or land development. For a minor subdivision, two permanent monuments shall be required, preferably at the street right-of-way line. Alternative monument requirements may be approved by the City Engineer if an alternate arrangement still permits a surveyor to stake out accurately any building lot shown on the Record Plan.
(2)
Type. Reference monuments shall be constructed of steel reinforced Portland cement concrete or to other materials pre-approved by the City Engineer, and should have a minimum size of four by four inches square at the top, six by six inches square at the bottom, 24 inches in length, and shall have the top flush with the grade level.
B.
Markers. All lot corner markers shall be permanently located and shall be at least a 3/4-inch metal pin or pipe with a minimum length of 20 inches, located in the ground to existing grade. Such markers shall be located prior to the lot being offered for sale.