[Ord. No. 375, 6/4/2024]
The purpose of this Part is to provide reasonable design standards for public improvements related to subdivision and land development.
[Ord. No. 375, 6/4/2024]
A.
The applicant shall design and provide all improvements required by this Ordinance and any other applicable Borough, State or Federal regulation. The standards and requirements contained herein shall be considered the minimum for the promotion of the public health, safety, convenience, and general welfare.
B.
Where literal compliance with the standards and requirements contained herein is clearly impractical, Bloomfield Borough may modify the requirements in accordance with the process set forth in this Ordinance.
[Ord. No. 375, 6/4/2024]
A.
The purpose of good subdivision and land development design is to assist in (1) creating functional and attractive developments; (2) minimizing adverse effects and impacts of development; (3) ensuring that the project will become an asset to the community; and (4) promoting the overall purpose and meet the goals and objectives of Bloomfield Borough Comprehensive Plan.
B.
Before laying out lots and structures on a site, developers should make an analysis of the site that addresses issues such as site surrounding, geology and soil, topography, climate, existing vegetation, structures, road networks, visual features, wetland, floodplains, historical features, and past and present use of the site.
C.
To the maximum extent practicable, development shall be located to preserve natural features of the site; to avoid areas of environmental sensitivity; to minimize negative impacts and alteration of natural features; and to avoid areas unsuitable for development such as archaeological resources.
D.
Topsoil preservation. Topsoil removal shall be minimized. All the topsoil from areas where cuts and fills have been made should be stockpiled and redistributed uniformly after grading.
E.
Traffic Impact Studies shall be completed by referring to the PennDOT Publication, Highway Occupancy Permit Operations Manual, Appendix A: Policies and Procedures for Transportation Impact Studies Related to Highway Occupancy Permit.
(1)
Thresholds for requiring a Traffic Impact Study. At the time of any required plan submittal a Traffic Impact Study is required for any of the following activities. The applicant shall submit a Traffic Study and a written report, when:
(a)
Fifty or more dwelling units are proposed.
(b)
More than 20,000 square feet of total floor area of commercial space.
(c)
More than 30,000 square feet of total floor area of office space.
(d)
Any truck terminal, or 60,000 square feet of total floor area of industrial space.
(e)
More than 30,000 square feet of total floor area of industrial space.
(f)
Any use or combination of uses that would generate results greater than 1,500 trips per day.
(g)
An additional 100 trips or more per hour are generated in a peak hour.
(h)
Non-residential uses that require 50 or more parking spaces.
(i)
Any other circumstance exists that triggers the need for a traffic study per State and/or County regulations.
[Ord. No. 375, 6/4/2024]
A.
General design guidelines.
(1)
The general arrangement, character, extent, and location of all streets proposed shall conform to Bloomfield Borough Comprehensive Plan and shall be considered in their relation to existing and or proposed streets.
(2)
Proposed street arrangements shall make provisions for the continuation of existing streets in adjoining areas; the proper projection of streets into adjoining undeveloped or unplanned areas; and the continuation of proposed streets to the boundaries of the tract being subdivided.
(3)
When a new subdivision adjoins unsubdivided land appropriate for subdivision, the new streets shall be carried to the boundaries of the tract to be subdivided.
(4)
Proposed private service access for purposes of providing a secondary means of access to a lot are permitted as deemed appropriate by Bloomfield Borough and Borough Engineer.
(5)
The design and construction standards stipulated are intended primarily for residential development and use. Where industrial, commercial, or other uses would generate significant truck traffic or high traffic volumes stricter standards may be required.
(6)
In a residential subdivision/land development, no single access road/street connecting to an existing street shall service 30 or more dwelling units unless one or more of the following conditions is met and approved for residential dwelling groupings of less than 75 units:
(a)
Loop street design;
(b)
Additional turning lanes situated at the single public access road/street;
(c)
Addition of an emergency vehicle access cartway.
A secondary access connecting to an existing street, with open ingress and egress for all community residents shall be required for 75 or more units; OR be required for fewer units if requested traffic studies generate 100 or more vehicle trips (entering or exiting the development) during any one hour per week; OR if Penn DOT or the governing body cites highway safety or traffic flow concerns which are not satisfied by the above listed mitigations.
B.
Road/street classification. Two functional classifications of streets and roads in the Bloomfield Borough Comprehensive Plan are as follows:
(1)
Minor Arterial Highway: West Main Street (PA Route 274/West), East Main Street (PA Route 34-North), and South Carlisle Street (PA Route 34-North).
(2)
Minor streets. All other streets in the Borough. These streets and roads should be designed for operating speeds of 25 to 35 miles per hour or less.
C.
Street right-of-way widths. Minimum street right-of-way and cartway widths shall be required as follows:
Right-of-Way, Shoulder and Cartway Widths | |||
|---|---|---|---|
Street Type | Right-of-Way Widths | Cartway Width | Shoulder Width |
Arterial | The arterial streets are existing. Right-of-way widths are available from the Pennsylvania Department of Transportation | ||
Minor Streets including to a Cul-de-Sac | Cartway width plus 12 feet | 30 feet with 25 mph speed limits, 28 feet with 20 mph speed limits (with conditional approval for lesser widths of as little as 22 feet)1 | N/A unless specified as a condition for reduced cartway widths |
Circular turnaround of Cul-de-Sac without center islands and with parking | Cartway diameter plus 12 feet | 80 feet diameter | N/A |
Alley or Service Drive (to be dedicated to Borough) | 20 feet | 16 feet | N/A |
Note: | |
|---|---|
1 | Requests for minor street cartway widths less than 28 feet, to match existing street widths or for environmental purposes, may be considered with some combination of the following provisions: increased off-street parking, reduced street parking, reduced speed limits (15 mph) AND with dwelling density no greater than 5 dwellings per net acre for a 22-foot cartway as a minimum width. They may also accommodate sidewalks, snow storage, sight triangles, slope maintenance areas, and utilities such as water, sewer, storm drainage, and electrical service, cable TV, and gas lines where appropriate. |
D.
Cul-de-sacs and self-looping single access streets.
(1)
Cul-de-sac shall not be approved wherever a through street or loop is practicable.
(2)
The maximum cul-de-sac length shall not exceed 600 feet in length. The minimum cul-de-sac length shall be 250 feet.
(3)
Where the turnaround right-of-way of a cul-de-sac street approaches or abuts the tract boundary, a right-of-way (up to 50 feet) shall be extended to the adjacent property to permit future extension of the street at full width, unless future extension is not physically possible.
E.
Design standards.
(1)
Rights-of-way shall be set aside to provide adequate space for the construction and maintenance of streets, shoulders, curbs, street gutters, and cross-drainage pipes and culverts.
(2)
Where a proposed subdivision abuts or contains an existing public street or road having a right-of-way width which is less than would be required by this Ordinance, sufficient additional right-of-way width shall be provided and dedicated to meet the current standards.
(3)
In the case of a subdivision or land development plan fronting on an existing or proposed street, the applicant/developer shall improve the portion of the roadway on which the proposed development fronts to meet the minimum standard as specified in this Ordinance. Road improvements shall include pavement, shoulders, embankments, gutters, berms, sidewalks and/or curbing and turning lane(s).
(4)
Provision for increased street width (right-of-way width) may be required when determined to be necessary by the Bloomfield Borough in specific cases for:
(a)
Public safety and convenience;
(b)
Parking and/or travel in commercial and industrial areas and in areas of high density development;
(c)
Widening of existing streets (right-of-way) where the width does not meet with the requirements of the preceding paragraphs;
(d)
Installation of utilities;
(e)
Ponding of stormwater runoff;
(f)
Storage of plowed snow;
(g)
Emergency parking;
(h)
Temporary roadway adjustments during maintenance or traffic accident situations;
(i)
Future improvements.
(5)
When a subdivision and land development is proposed which fronts on an existing Borough Street, the required additional right-of-way shall be dedicated for only the lots and land development proposed. Right-of-way width dedication shall not be required for the remaining portion of the property, except (1) where the remaining road frontage is less than the required lot width of a lot; and (2) where a Traffic Impact Study warrants additional right-of-way width due to the impacts of the development to that portion of the road system.
F.
Street and intersection design.
(1)
Horizontal curves and vertical curves. In order to provide adequate sight distance, facilitate traffic mobility and ensure proper alignment of streets, horizontal and vertical curve design shall be in accordance with the Pennsylvania Department of Transportation, Guidelines for Design of Local Roads and Streets, Publication No. 70M, as revised.
(2)
Vertical curves shall be used at all changes of grade and shall be designed for maximum visibility. All intersections and streets shall be designed to provide adequate sight distance about both horizontal and vertical alignment in accordance with "A Policy on Geometric Design of Highways and Streets," AASHTO, current edition.
(a)
Where tangent street lines deflect from each other at any one point, lines must relate to a true, circular curve. The minimum radius of the center line for the curve must be as follows:
Type of Street | Minimum Radius |
|---|---|
Minor Arterial | 300 feet |
Minor | 150 feet |
(b)
Straight portions of the street must be tangent to the beginning or end of curves. Except for minor streets, there must be a tangent of at least 100 feet between curves.
(3)
Extensions. Short extensions of existing streets with lesser right-of-way and/or cartway widths than above may be permitted by the Bloomfield Borough, provided that no section of the new right-of-way shall be permitted which is less than 40 feet in width.
(4)
Grades. The grades of streets shall not be less than the minimum or more than the maximum requirements listed below:
Minimum and Maximum Grades | ||
|---|---|---|
Type of Street | Minimum Grade | Maximum Grade |
Arterial | As determined by the (Name of the governing body) and Planning Commission after consultation with the Township/Borough Traffic Engineer and Pennsylvania Department of Transportation | |
Minor | 1% | 7% |
Alley | 1% | 10% |
(5)
Intersection design.
(a)
Intersection angle. Intersections must be nearly right angles wherever possible. However, no street shall intersect another at an angle of less than 75°.
(b)
Intersection leveling area and grades. Intersections shall be approached on all sides by a straight leveling area. Such leveling area shall have a minimum of 50 feet (measured from the intersection of the center lines) within which no grade shall exceed a maximum of 4%.
(c)
Intersection separation distance.
[1]
Any street terminating at an existing or proposed street will do so in one of the two following ways: (1) directly across from the pre-existing or other newly proposed street as to create a four-way intersection; or (2) at least 150 feet from any other intersection, existing or proposed. Offset intersections shall not be created by new streets.
[2]
Intersections with an arterial street shall be located not less than 600 feet apart, measured from centerline to centerline, along the centerline of the street.
(d)
Multiple intersections. Intersections involving the junction of more than two streets/driveways are prohibited.
(e)
Intersection curb radii. At intersection of streets the curbs or edge of pavement radii shall not be less than the following:
Minimum Simple Curve Radii | |
|---|---|
Intersection | Of Curb or Edge of Paving (feet) |
Arterial with minor | 35 |
Minor with minor | 20 |
Radius corner or diagonal cutoffs must be provided on the property lines substantially concentric with, or parallel to the chord of the curb radius corners | |
(f)
Intersection sight distance and clear sight triangle.
[1]
Proper sight lines must be maintained at all street intersections. Adequate sight distances shall be provided at all intersections of streets, and for driveways intersecting a street. Sight distance must be provided with respect to both horizontal and vertical alignment. Sight distance shall be measured along the center line three and one-half feet above grade, and 10 feet back from the edge of the pavement for driveways in accordance with the following:
Minimum Clear Sight Triangles | |
|---|---|
Street Type | Clear Sight Triangle (feet) |
Arterial | 150 |
Minor with minor | 100 |
Driveway | 10 |
[2]
No building or obstruction higher than 30 inches above the centerline grade of the street shall be permitted in the site triangle. No signs other than traffic control signs and devices shall be permitted in the clear sight triangle.
[3]
The Borough Engineer reserves the right to use posted speed limits or actual speed, determined by traffic study, and road grades to modify the calculation of the required sight triangles.
[Ord. No. 375, 6/4/2024]
A.
Curbing shall be required on both sides of the street in residential developments.
B.
Curbing shall be required along the frontage of all streets contiguous to all other subdivision and land developments.
C.
Exemptions from curb requirements may be considered as a deferral or waiver during approval of land development plans where green infrastructure (GI) alternatives are proposed and accepted by the governing body.
D.
Curbing shall be designed in accordance with Pennsylvania Department of Transportation standards.
[Ord. No. 375, 6/4/2024]
A.
Sidewalks shall be required on both sides of the street in residential developments.
B.
Sidewalks shall be required along the frontage of all streets contiguous to all other subdivision and land developments.
C.
The sidewalks shall be designed and constructed in accordance with the following additional requirements:
(1)
Sidewalks shall be located within the right-of-way of the street and shall extend in width from the right-of-way line toward the curb line.
(2)
Sidewalks must be at least four feet wide. In the vicinity of shopping centers, schools, recreation areas and other high pedestrian traffic areas, sidewalks must be at least five feet wide.
(3)
In order to provide for the drainage of surface water, sidewalks shall slope from the right-of-way line toward the curb. Such slope shall be 1/4 inch per foot.
D.
Crosswalks.
(1)
Where a pedestrian crossing can be legally established, crosswalks shall be designed pursuant to PennDOT Publication 111, Traffic Control - Pavement Markings and Signing Standards, TC-8600.
(2)
Crosswalk pavement markings must conform to statutory and regulatory requirements outlined in the Pennsylvania Vehicle Code (Title 75) and PennDOT Publication 212, Official Traffic-Control Devices.
[Ord. No. 375, 6/4/2024]
A.
The length, width, shape, and design of blocks shall be based on the site analysis and the intended use proposed for the site.
B.
Blocks shall not exceed 1,600 feet in length and shall not be less than 500 feet in length.
C.
Blocks shall be designed to reflect natural features that may constrain subdivision and land development. Unless a watercourse is located along the rear of lots in the block, drainage should be away from the interior of the block toward the abutting streets.
[Ord. No. 375, 6/4/2024]
A.
General standards.
(2)
Lot lines shall be at right angles to straight street lines or radial to curved street lines.
(3)
Where feasible, lot lines should follow Borough boundaries rather than cross them, in order to avoid jurisdictional problems.
(4)
Lot frontage. All lots shall abut an existing or proposed public street.
(5)
Lot width. Lot width shall conform to the prevailing Bloomfield Borough Zoning Ordinance.
(6)
Dimension and areas of lots. The dimensions and areas of lots shall conform to the standards and requirements of the Bloomfield Borough Zoning Ordinance.
(7)
Building setback lines and building separations. The Building setback lines and building separations shall conform to the prevailing Bloomfield Borough Zoning Ordinance.
(8)
When a subdivision and land development is proposed which fronts on an existing Borough Street, the required additional right-of-way shall be dedicated for only the lots and land development proposed. Right-of-way width dedication shall not be required for the remaining portion of the property, except: (1) where the remaining road frontage is less than the required lot width of a lot; and (2) where a traffic impact study warrants additional right-of-way width due to the impacts of the development to that portion of the road system.
[Ord. No. 375, 6/4/2024]
A.
Curb cuts. The minimum curb cut or driveway width at the cartway edge shall be 10 feet. The maximum curb cut or driveway width at the cartway edge shall be 20 feet.
B.
Curb return entrance. A curb return entrance is illustrated in Figure 5.1. When curb return entrances are used, the curb shall have a minimum three-foot radius. However, any driveway entering into PennDOT right-of-way shall be designed in accordance with PA Code Title 67, Chapter 441.
 Figure 5.1. Curb Return Entrance. |
Note: for driveways entering into PennDOT ROW, design shall be in accordance with standards in PA Code Title 67, Chapter 441.
C.
Flared entrances. When flared driveway entrances are used, a minimum two-foot flair shall be provided. A typical flared entrance is illustrated in Figure 5.2.
 Figure 5.2. Typical Flared Driveway Entrance |
D.
Driveway profile. Driveway profiles shall provide efficient access to the abutting residential street, allow for low-speed 90-degree turns into the driveway, and provide safe access to the residential garage or parking area. The following standards shall apply:
(1)
The algebraic change in grade between the street cross slope and the driveway approach apron shall be less than or equal to 8%.
(2)
When the algebraic change in grade at any point along the driveway exceeds 10%, a vertical curve having a length specified in Table 5.1 shall be used.
Table 5.1 Length of Vertical Curves for Extreme Changes in Driveway Grade | ||
|---|---|---|
Algebraic Change in Grade (%) | Length of Vertical Curve | |
Sag | Crest | |
10 | 25 | 10 |
15 | 35 | 20 |
20 | 45 | 30 |
25 | 55 | 40 |
(3)
Driveway grades shall not exceed 10% for the first 18 feet from the street edge of pavement. In addition, the driveway grade shall not exceed 10% in any area used for designated parking along the driveway, or within 20 feet of garage entrances.
(4)
Driveways serving residential dwellings should they generally be less than 15%, but in no case should exceed 20%.
(a)
Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets or industrial or commercial development; or to overcome specific disadvantages of topography or orientation.
(b)
No residential lots shall be created which front upon a limited access highway. Furthermore, no lots within a major subdivision shall be created which front upon an arterial street.
[Ord. No. 375, 6/4/2024]
A.
Monuments and markers must be placed by a registered professional engineer or professional land surveyor so that the scored or marked point coincides exactly with the point of intersection of the lines being monumented. They must be set so that the top of the monument or marker is level with the finished grade of the surrounding ground. Monuments must be marked on top with a copper or brass plate or dowel set in the concrete.
B.
Location of monuments.
(1)
At least two corners of the boundary of the original tract of the development or subdivision shall be monumented.
(2)
A minimum of two monuments shall be set on the street right-of-way lines of each street. Monuments shall be set on the same street right-of-way line.
(3)
On the street right-of-way lines, monuments may be set at the following locations:
(a)
At the intersection of street right-of-way lines.
(b)
At the intersection of a street right-of-way line and the side line of an interior lot.
(c)
At either or both ends of curved street right-of-way lines.
(d)
At such other points along the street right-of-way lines as may be determined by the Borough Engineer so that any street may be readily defined in the future.
(e)
A monument shall be set at the primary control point determined for the development or subdivision.
[Ord. No. 375, 6/4/2024]
A.
Each dwelling or improved structure shall connect to the Bloomfield Borough Sewer system in accordance with Bloomfield Borough Code of Ordinances, Chapter 17, Sewers and Sewage Disposal.
B.
The construction of the system, including all service connections, pumping stations and interceptors shall be constructed at the developer's expense and shall not commence until written authorization to proceed with construction has been obtained from Bloomfield Borough and DEP.
C.
The system shall be designed in accordance with Bloomfield Borough Standards.
D.
The system shall be designed by a registered professional engineer and approved by the Borough Engineer.
E.
Sanitary sewers and sewage disposal systems shall not be combined with storm water sewers, and shall not be constructed to receive effluent from any storm water collection system.
[Ord. No. 375, 6/4/2024]
A.
Each new or renovated dwelling or improved structure shall connect to the Bloomfield Borough Water Authority system in accordance with Bloomfield Borough Code of Ordinances, Chapter 25, Water.
B.
The construction of the system, including piping, service connections, and fire hydrants, shall be constructed at the developer's expense and shall not commence until written authorization to proceed with construction has been obtained from Bloomfield Borough Water Authority.
C.
The system shall be designed in accordance with Bloomfield Water Authority Standards.
D.
The system shall be designed by a registered professional engineer and approved by the Borough Engineer.
[Ord. No. 375, 6/4/2024]
In the absence of a standalone Stormwater Management Ordinance, approval of subdivision and/or land development plans shall conform to Zoning, Ch. 26 § 26-136, Subsection I, with further guidance from the County Model Ordinance or more recent studies and regulations utilizing then current best practices. Utilization of green infrastructure (GI) is encouraged.
[Ord. No. 375, 6/4/2024]
A.
Utility easements. Easements for sanitary sewer facilities, stormwater drainage facilities, public utilities, or pedestrian access shall meet the following standards:
(1)
To the fullest extent possible, easements shall be adjacent to property lines.
(2)
Nothing shall be placed, planted, set, or put within the area of an easement that would adversely affect the function of the easement or conflict with the easement agreement.
(3)
The plan and easement agreement shall clearly identify who has the right of access and responsibility for function of the easement area.
(4)
Sanitary sewer and water supply easements shall have a minimum width of 20 feet. Easements that propose the co-location of utilities shall have a minimum width of 20 feet and an additional 10 feet in width for each additional utility.
(5)
Stormwater easements shall have a minimum width of 20 feet and shall be adequately designed to provide area for: the collection and discharge of water; the maintenance, repair, and reconstruction of the drainage facilities; and the passage of machinery for such work.
(6)
Where any electric or telephone transmission or petroleum product transmission line traverses a property, the applicant shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the center line of such petroleum or petroleum product transmission line. All applications shall include a copy of the recorded agreement or a letter from the owner of the transmission line stating any conditions on the use of the tract and the right-of-way width.
(7)
The maximum slope of the finished grade of a utility easement shall not have a cross slope greater than 4:1.
B.
Stream, watercourse, drainage channel, pond, or lake. Where a subdivision and/or land development is traversed by a stream, watercourse, drainage channel, or has a pond or lake situated on the property, there shall be provided a minimum drainage easement 50 feet in width (25 feet to each side of the stream, watercourse, and drainage channel) conforming substantially with its location for the purpose of protecting such watercourses. Any proposed land disturbance within these areas may require the necessary encroachment permits.
C.
Conservation (wetlands). In all subdivision and land developments, a 50-foot conservation easement shall be provided around all delineated wetland areas including ponds and lakes to ensure minimal disturbance and encroachment in these areas. Any proposed land disturbance within these areas may require the necessary encroachment permits.
[Ord. No. 375, 6/4/2024]
A.
It is the intent of this section to provide a set of minimum standards for landscaping to improve and maintain community appearance, the environment, rural character, and value of properties within Bloomfield Borough in accordance with the Comprehensive Plan.
B.
Street trees. Street trees shall conform to the following standards and Bloomfield Borough Code of Ordinances, Chapter 24, Trees.
(1)
Reasonable effort shall be made by the applicant to preserve existing shade and street trees. In addition, shade and street trees shall be required along all existing and new streets within a subdivision or land development.
(2)
Location. Street trees shall be installed along the street frontage or both sides of the street, where applicable. Where trees are planted along streets, spacing shall depend on the tree spread at maturity.
(3)
Street trees shall be planted as not to interfere with utilities, roadways, sidewalks, streetlights, clear sight triangles and safe light distance.
(4)
Trees shall be planted between the street right-of-way line and the building setback line at least five feet from the sidewalk. Maximum spacing shall be 50 feet but not less than one per lot.
(5)
The trees shall be nursery grown in a climate similar to that of the locality of the project. Varieties of trees shall be subject to the approval of the Borough. The applicant is encouraged to be creative in selecting tree varieties and locations to achieve a pleasing appearance.
(6)
All trees shall have a normal habit of growth and shall be sound, healthy and vigorous; they shall be free from disease, insects, insect eggs, and larvae.
(7)
The trunk diameter, measured at a height of six inches above finish grade, shall be a minimum of two and one-half inches.
(8)
The following varieties are acceptable trees:
American elm | Green ash* | Sugar maple |
American linden | Laurel oak | Swamp white oak |
American planetree | London planetree | Sweetgum |
American red maple | Northern red oak | Thornless |
Black gum* | Post oak | Honey locust* |
Black oak | Red oak* | White ash* |
Burr oak | Rotundiloba | Willow oak |
Chestnut oak | Southern red oak | Others recommended by the Shade Tree Commission |
* | Considered to be salt-resistant. |
(9)
All planting shall be performed in conformance with good nursery and landscape practice.
(10)
Requirements for the measurements, branching, grading, quality, balling and the burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSI Z60.1, 1973, as amended.
(11)
Trees with less than three inches in caliper shall be properly staked or trees with more than three inches in caliper shall be guyed and be properly protected for a period of one year from the planting date.
C.
Strips and interior landscaping.
(1)
Any required landscaping shall include a combination of three or more of the following elements: deciduous trees, ground covers, evergreens, shrubs, vines, flowers, rocks, gravel, earth mounds, berms, walls, fences, screens, sculptures, fountains, sidewalk furniture, or other approved materials.
(2)
Artificial plants, trees and shrubs may not be used to satisfy any requirement for landscaping or screening.
(3)
No less than 80% of the required landscape area shall be vegetative in composition, and no outdoor storage shall be permitted within required landscape areas.
(4)
For each 750 square feet of required area for landscape strips, one shade/ornamental tree shall be provided. For every 300 square feet of interior landscaping required (parking lots), one shade tree shall be provided. If deciduous, these trees shall have a clear trunk at least five feet above finished grade; if evergreen, these trees shall have a minimum height of six feet. All required landscape strips shall have landscaping materials distributed along the entire length of the lot line abutting the yard.
D.
Landscape screening.
(1)
Where screening is required by this chapter or Chapter 26, Zoning, it shall consist of primarily evergreen plantings.
(2)
Bloomfield Borough may also require the construction of a weather-resistant fence. The applicant may construct a decorative masonry wall in place of a fence. Where there are substantial reasons for concern about compatibility of a nonresidential use adjacent to a residential district.
(3)
Bloomfield Borough may also require the construction of a landscaped earthen berm with a minimum average height of five feet and a maximum side slope on the residential side of 3:1. The business side of a berm may utilize a retaining wall. The required plantings shall be on the residential side of any berm, wall or fence. A visual screen shall be placed in a landscape strip with a minimum width of 10 feet.
(4)
Fence and wall material must be approved by the Borough. Any wall or fence shall NOT be constructed of corrugated metal, corrugated fiberglass, sheet metal, barbed wire, junk or fabric. Chain link fences shall not be allowed in the front yard in any zoning district. (See Zoning, § 26-140.) Screening shall be arranged so as to block the ground-level views between grade and a height of six feet. Landscape screens must achieve this visual blockage within two years of installation.
E.
Landscape materials.
(1)
Trees and shrubs shall be typical of their species and variety; have normal growth habits, well-developed branches, be densely foliated, vigorous, with fibrous root systems. They shall have been grown under climatic conditions similar to those in the locality of the project or properly acclimated to conditions of the locality of the project.
(2)
Any tree or shrub which dies shall be replaced. All landscaping and screening treatments shall be properly maintained.
F.
Ground cover. Ground cover shall be provided on all areas of the project to prevent soil erosion. All areas which are not covered by paving, stone, pine needles, bark mulch, or other solid material shall be protected with a vegetative growth. Varieties of ground cover shall be subject to the approval of the Township. Stabilization measures shall include erosion control blankets or mats as specified in PennDOT Publication Number 408 for slopes steeper than 3:1.
[Ord. No. 375, 6/4/2024]
A.
These lighting requirements provide appropriate standards to ensure adequate night time safety and security while minimizing the spillover of light and glare on operators of motor vehicles, pedestrians and land uses near the light source. Per Zoning, Ch. 26, § 26-133, Subsection F, Lighting shall be shielded such that no objectionable glare or illumination is cast upon adjoining properties and minimizes impact to dark night skies. It is the safety, welfare, nuisance, and hazardous aspects of lighting that form the basis of these regulations.
(1)
Lighting shall be required in subdivisions and land developments.
(2)
Street lights shall be provided with the construction of all new streets. A plan for street lights approved by the local utility company, shall be provided by the applicant upon submission of final subdivision or land development plans.
(3)
Street lights shall be provided at locations designated by the local utility company consistent with current policy at all street intersections and all other locations considered necessary for safety reasons as approved by Bloomfield Borough.
Zoning District | Maximum Permitted Illumination (foot candles) | Maximum Permitted Height at Illumination (feet) |
|---|---|---|
Residential | 1.5 to 2 | 25 |
Residential Multi-Family | 2.0 | 35 |
Commercial | 3.0 | 40 |
Manufacturing/Industrial | 5.0 | 60 |
(4)
Requirements. Exterior lighting shall be proved in parking areas, pedestrian sidewalks and walkways, and nonresidential driveway intersections in accordance with the following standards. Lighting used for security purposes shall also conform to the following standards. These regulations permit an option of providing a lower light post for luminaries with a no cutoff design or a higher pole, up to 60 feet, for luminaries that totally cut off light spillover at a cutoff angle smaller than 90°. The maximum height of a light post permitted shall be dependent upon the amount of cutoff provided. Exterior lighting shall meet one of the following Standards.
Maximum Permitted Illumination (foot-candles) | Maximum Permitted Height of Luminaire (feet) |
|---|---|
Residential Equals 0.2 | 10 feet |
Residential Equals 0.3 | 20 feet |
B.
When the Light source or luminaire has no cutoff.
C.
When a luminaire has a total cutoff angle greater than 90°, the maximum illumination and the maximum permitted luminaire height shall be:
D.
When a luminaire has a total cutoff of light at an angle less than 90° and is located so that the bare light bulb, lamp or light source is completely shielded from the direct view of an observer five feet above the ground at the point where the cutoff angle intersects the ground, then the maximum permitted illumination and maximum permitted height at all luminaire shall be:
E.
Exception for specified uses.
(1)
Because of their unique requirements for nighttime visibility and their limited hours of operation, public, and private recreational uses such as ball diamonds, playing fields, tennis courts, and, volleyball courts are exempt from the above requirements.
(2)
Outdoor public and private recreational uses specified above shall not exceed a maximum permitted post height of 80 feet.
(3)
Outdoor public and private recreational uses may exceed a total cutoff angle of 90°, provided that the luminaire is shielded to prevent light and glare spill over to adjacent residential uses. The maximum permitted illumination at the interior buffer yard line shall not exceed two foot candles.
F.
Additional requirements.
(1)
Flickering or flashing lights shall be prohibited.
(2)
Light sources or luminaries shall not be located within buffer yard areas except for pedestrian walkways.
(3)
The location and type of lighting required by this chapter shall be shown on the site plan submitted for development.
(4)
Low level pedestrian lighting for sidewalks shall be provided as necessary for safety. Low level sidewalk illumination for nonresidential uses shall be between 0.5 to 1.0 foot candles. Low level sidewalk illumination for residential uses shall be between 0.2 and 0.3 foot candles.
[Ord. No. 375, 6/4/2024]
Steep slope conservation standards shall apply to where construction and/or modifications to the existing topography or vegetative cover is located within areas which contain 25% or greater slope.
A.
General design requirements. The following requirements are based upon the average slope of a lot. Whenever other ordinances or regulations impose more restrictive standards than those contained herein, the more restrictive shall apply.
Average Slope of Lot | Minimum Percent of Undisturbed Area1 | Maximum Impervious Surface |
|---|---|---|
25 — 30% | 85% | 10% |
Over 30% | 90% | 10% |
Note: | |
1. | Undisturbed area shall be defined as land in its natural state before development. |
B.
Setback. No change in existing topography, which results in a slope greater than the predevelopment condition, may be located within 25 feet of the neighboring property.
[Ord. No. 375, 6/4/2024]
A.
In conjunction with the submission of a subdivision or land development plan and for any activities involving earth disturbance of more than 5,000 square feet, an Erosion and Sedimentation Control (E&S) Plan must be submitted to the Perry County Conservation District for their approval in accordance with the requirements of the "Rules and Regulations," Chapter 102, Erosion Control, authorized under P.L. 1987, June 22, 1987.[1] A copy of the E&S Plan must be provided to Bloomfield Borough.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
B.
Subsequently, an approved Erosion and Sedimentation Control Plan, together with a letter from the County Conservation District indicating whether a National Pollutant Discharge Elimination System (NPDES) Permit from the Department of Environmental Protection for earthmoving activity is required, must be provided to Bloomfield Borough.
C.
Bloomfield Borough shall not issue a building permit to those engaged in earth moving activities requiring a Department of Environmental Protection permit or other NPDES permits, until the Department has reviewed and issued any applicable permit.
D.
Maintenance of Erosion and Sediment Control Measures is required by the applicant/developer. The County Conservation District and Bloomfield Borough, as authorized by the Municipalities Planning Code, reserve the right to inspect these measures at any time before the building occupancy permit is issued and may issue a Notice of Violation if the installed measures are found to be in significant non-compliance.
[Ord. No. 375, 6/4/2024]
A.
Ownership standards. Facilities to be held in common, such as stormwater management facilities, shall be held using one of the following methods of ownership, subject to the approval of the Bloomfield Borough.
(1)
Owners association. The facilities may be held in common ownership by a homeowners association or condominium association which is formed and operated in accordance with the provisions of this Ordinance.
(a)
Owners associations will be governed in accordance with any applicable laws of the Commonwealth of Pennsylvania (ex: Pennsylvania Uniform Condominium Act).[1] Where required, the organizational framework of the owners association shall be described in a report forwarded to Bloomfield Borough for review by the Bloomfield Borough Council and Borough Solicitor. At a minimum, the following information and standards shall be met prior to final approval of the subdivision or land development:
(b)
By-laws describing the formation and duties of the association, including the responsibilities for maintenance of common open space areas, shall be defined and presented to Bloomfield Borough for review and approval as part of the Final Plan submission.
(c)
Membership shall be mandatory by all residents served by the common facilities. Membership and voting rights shall be defined.
(d)
Rights and duties of Bloomfield Borough and members of the association, in the event of a breach of covenants and restrictions, shall be defined.
(e)
The by-laws shall include a statement which grants to the association the legal authority to place liens on the properties of members who are delinquent in the payment of their dues. The by-laws shall also grant Bloomfield Borough such power, but not the duty, to maintain the common facilities, and to assess the cost of the same as provided in the PA Municipalities Planning Code, Act 247.
(f)
99% or more of the owners associations dues and/or fees must be spent or accrued for the reasonable maintenance and development of common facilities or on-site structures included in the agreement and may not be spent, loaned or donated for other purposes.
B.
Maintenance standards.
(1)
The common facility (i.e., sanitary and storm sewage system, detention pond, community water systems, swimming pools, ponds, common ground, playgrounds, etc.) shall be operated and maintained by a professional organization specializing in the required services and approved by Bloomfield Borough. The agreement between the association or condominium and the professional organization shall be subject to review by the Borough Solicitor and approved by Bloomfield Borough.
(2)
Bloomfield Borough shall, upon request, be given access to all records of the association or condominium and all records of the professional organization relating to the common facility or facilities.
C.
Delinquency. In the event that the association or condominium established to own and maintain the common facility, or any successor organization, shall at any time after the establishment of the common facility, fail to maintain said facility or facilities in reasonable working order and condition in accordance with established standards, guidelines and agreements, Bloomfield Borough may serve written notice upon the association or condominium and/or the residents served by the common facility stating:
D.
Public hearing. At the said public hearing if the deficiencies or any modifications thereof were not corrected within 30 days of the notice of deficiencies or within any extension, Bloomfield Borough may enter upon the common facility and maintain the same for a period of one year. The said maintenance by Bloomfield Borough shall not constitute a taking of said common facility, nor vest the public any rights to use the same. Maintenance of common facilities shall include all activities related to the operation of the facility, including, but not limited to, administration, assessing and collecting of fees, testing, and necessary improvements.
E.
Burden of proof. Before the expiration of said year, Bloomfield Borough shall, upon its initiative or upon request of the homeowners association or condominium call a public hearing upon notice to the association or condominium and to the residents served by the facility. At the hearing, the association or condominium or the residents shall show cause as to why such maintenance by Bloomfield Borough shall not, at the option of Bloomfield Borough, continue for a succeeding year. If the Borough shall determine the association or condominium is prepared, willing and able to maintain such common facility in reasonable working order and condition, Bloomfield Borough shall cease to maintain said common facility at the end of said year. If the Bloomfield Borough Council shall determine that the association or condominium is not prepared, willing or able to maintain said common facility in a reasonable and working order and condition, Bloomfield Borough may, at its discretion, continue to maintain said common facility during the next succeeding year and, subject to a similar hearing and determination, in each year thereafter.
F.
Cost reimbursement. All costs Bloomfield Borough incurred as a result of maintenance of common facility and any additional penalties or fees set by Bloomfield Borough shall be paid by the association or condominium and the residents served by the facility. Any invoices from Bloomfield Borough for such costs which remain unpaid following a period of 45 days shall be subject to an increase of 1.5% a month (18% annually) and a lien which shall be filed against the premises of the owner or resident in the same manner as other Borough claims.
[Ord. No. 375, 6/4/2024]
A.
A Park and Recreation Report for residential development of 50 or more units shall be prepared. The report shall include the following minimum requirements. The standards of Bloomfield Borough Code of Ordinances, Chapter 15, Parks and Recreation, shall also apply.
(1)
Description of the total projected number of residents and their respective age groups.
(2)
Description of existing public recreation facilities located within a 1/2 mile radius of the site.
(3)
Description of the adequacy of existing recreation facilities to serve the residents, taking into consideration current usage.
(4)
Discussion of potential for any recreation facilities to be provided by the developer to accommodate new residents and/or compensate for any anticipated deficiencies of Bloomfield Borough recreation facilities.
(5)
Description of any recreation facilities to be provided by the developer.
(6)
Discussion on the relationship of the proposal to the prevailing Borough Park and Recreation Study.
(7)
Description of responsibility for maintenance of any recreational facilities to be provided by the developer.
(8)
Description of accessibility of the proposed facilities to the general Borough residents.
(9)
Description of any contributions in accordance with this Ordinance that the developer plans to make for Borough recreation to compensate for expected impact.
(10)
Source of standards used in the data presented.
B.
The Park and Recreation Report shall be provided to the Planning Commission and Bloomfield Borough Council.
C.
Contribution for recreation purposes.
(1)
It is the policy of Bloomfield Borough to provide recreational facilities for all the residents of the Borough in accordance with the Parks and Recreation Ordinance and any adopted Recreation Plan. Centralized facilities are preferred over local neighborhood facilities. New and additional facilities at the centralized location are required in direct proportion to increases in the population of Bloomfield Borough. Developers causing increases in the population of Bloomfield Borough by adding new residential dwelling units must share in the cost of providing additional recreation facilities.
(2)
Bloomfield Borough may require land to be dedicated, and if agreeable to the developer, require the construction of recreational facilities, or payment of a fee in lieu thereof.
(3)
A contribution for recreational purposes shall be made at the rate set or amended by resolution of the Bloomfield Borough from time to time, payable upon and as a condition of making application for a building permit pursuant to the ordinances of this Borough.
(4)
The requirements this Ordinance shall be noted upon the Final Subdivision and Land Development Plan which notation shall be deemed not to constitute a lien or encumbrance on the title of the land.
(5)
All fees paid to the Borough for this purpose shall be deposited in a capital reserve fund established as provided by law. Fees in such fund may be combined for investment purposes, if permitted by law, but shall be used only for the acquisition of land or capital improvements for open space, park and recreation purposes.
D.
Open space. Open space preserved in fulfillment of the requirements of this Part shall be in accordance with the following standards and principles.
(1)
Applicants shall provide open space, including appropriate recreation facilities and trails pursuant to all Borough planning documents and guidelines. This includes, but is not limited to, the Borough Comprehensive Recreation and Parks Plan, Comprehensive Plan, and Borough Official Map as adopted and amended by the Bloomfield Borough Council. The Bloomfield Borough Council shall review the consistency of the proposed open space with the recommendation of both the Borough Planning Commission and any advisory landscaping committee.
(2)
Open space shall connect to permanently preserved land on abutting property, if possible, including provisions for access ways for public use to permit residents safe and easy access to open space.
(3)
Open space areas shall be contiguous, except that two or more separate open space parcels may be connected by other legal public access means.
(4)
Open space shall have frontage on a public or private road or easement capable of providing suitable grade for access to the open space from the roads for maintenance vehicles and equipment traffic.
(5)
Open space may include land within utility corridors only if the utility companies having legal rights to these corridors do not prohibit their use for such purposes.
(6)
Open space shall have the physical characteristics capable of serving the purposes intended for such areas, including recreational use.
(7)
Open space shall be visible from dwelling units and roadways.
(8)
Open space shall protect environmentally sensitive and/or aesthetic features and be landscaped to provide sufficient screening or buffer areas to minimize any negative impacts from or upon adjacent development.
E.
Open space designation. All land held for open space shall be so designated on the applicant's land development plans. The plans shall contain the following statement for applicable lands specified in categories listed below:
"Open space land may not be separately sold, nor shall such land be further developed or subdivided." All plans shall further designate the use of open space, the type of maintenance to be provided, and a planting plan or schedule. In designating use and maintenance, the following classes may be used.
(1)
Natural area. Land which is left predominately in a natural condition and managed to protect significant natural resources in accordance with a Natural Areas Management Plan.
(2)
Farmland. Land which will be used to grow agricultural crops or for the pasturing of farm animals maintained in accordance with the Agricultural Erosion and Sediment Control/Whole Farm Conservation Plan as approved by the County Conservation District.
(3)
Lawn. A grass area with or without trees that may be used by the residents for a variety of informal purposes and shall be mowed regularly to ensure a neat and orderly appearance.
(4)
Recreation area. An area designated for specific recreational use(s), including, but not limited to, tennis, athletic fields, and tot lots. Such areas shall be maintained so as to avoid creating a hazard or nuisance and shall perpetuate the proposed use.
(5)
Garden area. An area designated for community vegetable plots.
(6)
Stormwater management. Stormwater management structures may not be counted toward required open space.
(7)
Park. A small area designated for use for a variety of outdoor activities. It may include lawn areas, decorative plantings, seating areas, or walking paths.
(8)
Public plaza. An area in an urban or village center designated as a meeting place for community residents. May include gazebos, information stands, seating areas, decorative plantings, fountains, or other similar elements.
F.
Open space ownership and perpetuation.
(1)
The final subdivision and or land development plan shall clearly indicate the manner in which open space will be owned and administered. Following Final Plan approval, the open space ownership shall be established as outlined below. Written notice of any proposed transfer of open space shall be given to Bloomfield Borough for approval no less than 30 days prior to such event.
(2)
Bloomfield Borough may, but is not required to, accept fee simple dedication of recreation land portions of open space in accordance with other provisions of this chapter.
(3)
There shall be no cost of acquisition except for transfer costs mutually agreed upon by Bloomfield Borough.
(4)
Bloomfield Borough shall agree to maintain the open space.
(5)
The open space shall be in an acceptable condition to Bloomfield Borough at the time of its dedication with regard to size, shape, location, and that any improvements are certified as satisfactory by the Borough Engineer.
(6)
The applicant shall prepare, at no expense to Bloomfield Borough, the legal description, with metes and bounds, of the land being offered for dedication.
(7)
Bloomfield Borough shall accept the dedication by means of a signed Borough resolution to which a property description, deed, and plan of dedication area or areas shall be attached.
(8)
All dedications in fee simple shall be free and clear of any liens or encumbrances.
(9)
An agreement citing all applicant obligations serving as a condition to plan approval shall be approved by the Bloomfield Borough Council and recorded with the plan at the same time as the plan is approved.
(10)
A public agency acceptable to Bloomfield Borough including County, State, or Federal government or Borough authority may, but shall not be required to, accept the fee simple dedication of open space, provided that Bloomfield Borough approves a maintenance plan whereby the grantee agrees to and has access to maintain the open space.
(11)
Open space may remain or be placed in the ownership of the individual property owners and shall be restricted from further subdivision and/or land development by deed restriction, provided that:
(a)
The Bloomfield Borough Council shall agree to the boundaries of the open space that shall be held in private ownership.
(b)
Restrictions providing for the protection and continuance of the open space which meets Borough specifications shall be placed in the deed for each property that has the open space area within its boundaries.
(c)
A maintenance agreement suitable to Bloomfield Borough shall be established, and the deeds to the properties that are located within the deed-restricted open space areas shall clearly state that the maintenance responsibility for the open space lies with the individual property owner.
(12)
A private, non-profit conservation organization, among whose purposes is to conserve open space land and/or natural features, may, but shall not be required to accept the conveyance of fee simple or less-than-fee simple interests in any portion of the open space, provided that:
(a)
Any private, non-profit conservation organization intended to be the grantee of a conveyance shall be acceptable to Bloomfield Borough as a bona fide conservation organization with perpetual existence.
(b)
Any conveyance shall contain appropriate provisions for proper reverter or retransfer in the event that the grantee becomes unwilling or unable to continue carrying out its function.
(c)
A maintenance agreement acceptable to Bloomfield Borough shall be established between the owner and the conservation organization.
(14)
Open space may be held in common ownership by an owners' association pursuant to the Pennsylvania Uniform Planned Community Act (68 Pa.C.S.A. §§ 5101 to 5414). In addition, the owners' association shall be governed according to the following:
(a)
The owner or applicant shall provide to Bloomfield Borough a description of the organization, including its by-laws, and all documents governing maintenance requirements and use restrictions for open space. The owners' association agreement shall be recorded.
(b)
The organization shall be established (with financial support by the applicant if necessary) before any lot in the subdivision or building in the development is sold.
(c)
Membership in the organization and fees shall be mandatory for all purchasers of property therein and their successors.
(d)
The organization shall be responsible for the maintenance of suitable insurance on the open space.
(e)
The members of the organization shall share equitably in the costs of maintaining, insuring, and operating the open space.
(f)
The applicant proposing any plan containing open space shall arrange with the County Board of Assessment a method of assessment of the common facilities which will allocate to each tax parcel in the development a share of the total assessment for such open space. Where this alternative is not utilized, the organization shall be responsible for applicable real estate taxes on common facilities.
(g)
The organization shall have or hire adequate staff, as necessary, to administer, maintain, and operate the open space.
(h)
The organization shall have the power to compel fees from property owners therein to cover their proportionate shares of the initial cost and costs associated with the maintenance and upkeep of the open space.
G.
Open space restrictions.
(1)
Every property proposed for open space shall be restricted in the following manner:
(2)
The property deed shall contain the following deed restriction:
This property was established as permanent open space through the approval of the [subdivision or land development name] and recorded in Deed Book _____ and Page _____ (or Instrument No.), and shall be maintained as open space in accordance with the approved plan. No change of use, transfer of ownership, or sale of this property shall occur without the written consent of the Bloomfield Borough Council. This restriction shall have the effect of a covenant running with the land, and shall otherwise be binding upon the Grantee, and shall be enforceable only by Bloomfield Borough, its residents, or former owners of the property.
(3)
Bloomfield Borough is authorized to make random inspections of any open space property created through Borough actions to ensure that the owner and any successors duly perform, abide by, and complete any duties, obligations, or requirements as set forth in the Final Plan and/or deed restrictions.
(4)
Bloomfield Borough may require financial security to ensure appropriate long-term maintenance of the open space depending upon the ultimate owner of the open space. The amount of financial security shall be established necessary to reimburse the Borough for its expense of performing remedial measures if not performed by the owner.
(5)
In the event that the entity charged with maintenance responsibilities, or any successor thereto, fails to maintain all or any portion of the open space in reasonable order and condition in accordance with the development plan and all applicable laws, rules, and regulations, Bloomfield Borough may serve written notice upon such entity, upon the residents and owners of the uses relating thereto, setting forth the manner in which the entity has failed to maintain the open space in reasonable condition.
(6)
Such notice shall set forth the nature of corrections required and the time within which the corrections shall be made. Upon failure to comply within the time specified, the organization, or any successor organization, shall be considered in violation of their responsibilities, in which case Bloomfield Borough may enter the premises and take corrective action.
(7)
The financial security funds in the applicant's escrow account, if any, may be forfeited, and any permits may be revoked or suspended. If the funds of the escrow account are insufficient to pay the costs of remedial maintenance, the costs of corrective action by Bloomfield Borough shall be assessed ratably, in accordance with tax assessments, against the properties that have the right of enjoyment of the common facilities and shall become a lien on said properties. Bloomfield Borough, at the time of entering upon such common facilities for the purpose of maintenance, shall file a notice of such lien in the (appropriate County office) upon the properties affected by such lien.