A.
The following principals, standards and requirements shall be applied by the Council in evaluating plans for proposed subdivision and land development. In addition, the standards set forth in Chapter 287, Zoning, for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots and other facilities.
B.
The standards and requirements outlined herein shall
be considered minimum standards and requirements for the promotion
of public health, safety and general welfare.
C.
Where literal compliance with the standards herein
specified is clearly impractical, the Council may modify or adjust
the standards to permit reasonable utilization of property while securing
substantial compliance with the objectives of this chapter.
A.
Land shall be suited to the purposes for which it
is to be subdivided or developed. Proposed land developments shall
be coordinated with existing nearby neighborhoods so that the community
as a whole may develop harmoniously.
B.
No land shall be developed for residential purposes
unless all hazards to life, health or property from flood, fire and
disease shall have been eliminated or unless the plans for the development
shall provide adequate safeguard against such hazards.
A.
The length, width and shape of blocks shall be determined
with due regard to:
B.
Blocks shall have a maximum length of 1,600 feet and,
as far as practicable, a minimum length of 500 feet. In design of
blocks longer than 1,100 feet, special consideration should be given
to access for fire protection, whether by an easement for emergency
access or sidewalk installation.
C.
Residential blocks shall be of sufficient depth to
accommodate two tiers of lots, except where reverse frontage lots
are used.
A.
Lot dimensions and areas and minimum front yard setbacks shall not be less than as required by Chapter 287, Zoning, as it may be amended from time to time.
B.
Except as provided in Subsection F, below, all lots shall have frontage on and direct access to a street, existing or proposed. Each lot shall have, in addition to the required minimum width at the front lot line, sufficient free and complete access to an existing street cartway or right-of-way to avoid the need to cross any portion of another lot to reach such street.
C.
In general, side lot lines shall be substantially
at right angles or radial to street lines. The Borough shall encourage
flexibility in lot layout so that the siting of buildings takes maximum
advantage of solar energy, e.g., the orientation of buildings with
their long axis generally in an east-west direction.
D.
Any proposed lots abutting an existing or proposed arterial or major collector street in the Borough shall be designed as reverse frontage lots having direct access only to a minor collector or local street, as specified in Chapter 287, Zoning. This requirement may be waived by the Council if, in its judgment; the advantages to the Borough of compliance with this standard are outweighed by the applicant's resulting inability to meet other requirements of this chapter or Chapter 287, Zoning, (minimum dimensions, layout of lots, disturbance of slopes, etc.) or compliance would be unreasonable or impractical due to the size of the proposed development, configuration of the site, etc.
E.
House numbers and street names shall be assigned to
each lot by the Borough in accordance with established methods.
F.
Interior lots.
(1)
No more than two contiguous interior lots shall be
formed. The creation of such lots shall be minimized and limited to
those circumstances dictated by the configuration of the site; however,
the applicant shall not be permitted to use interior lot design to
avoid constructing or extending streets.
(2)
No more than two lots in depth (i.e., one tier of
interior lots) shall be created along a new or existing street; access
to any other lots shall be taken directly from a new street.
(3)
An interior lot shall have an access strip with a
minimum width for its entire depth of 25 feet which connects to a
street.
G.
For any lot proposed to front on the curved portion of a street, including a cul-de-sac street, the required minimum lot width at the building setback line, as specified in Chapter 287, Zoning, must be achievable at that point, unless the area and bulk regulations can be achieved at a greater distance from the street line.
A.
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the Borough, including recorded subdivision plans and the
Official Map of the Borough, and shall be classified according to
their function.
B.
Proposed streets shall further conform to such Borough
and state road and highway plans as have been prepared, adopted and
filed as prescribed by law.
C.
Thoughtful and imaginative design of streets and their
relationship to the arrangement and shape of lots is required. Streets
shall be logically related to the topography so as to produce usable
lots, reasonable grades, proper alignment and drainage and shall provide
for adequate vision, and shall enhance opportunities for the utilization
of solar energy.
[Amended 12-1-1999 by Ord. No. 99-15]
D.
Insofar as possible, streets on which structures are
proposed to front shall be oriented in a general east-west direction
so as to provide the maximum number of structures with southern exposure
and to provide the opportunity for solar utilization. Street layout
should maximize south-facing slope.
E.
Minor collector and local streets shall be laid out
so as to encourage through traffic. Provisions for street connections
into and from adjacent areas may be required by the Council.
[Amended 12-1-1999 by Ord. No. 99-15]
F.
If lots resulting from original subdivision are large
enough to permit resubdivision or if a portion of the tract is not
subdivided, adequate street rights-of-way to permit further subdivision
shall be provided as necessary, to be no less than the rights-of-way
then required for minor collector or local streets.
G.
Where a subdivision or land development abuts or contains
an existing or proposed major collector or arterial street, the Council
may require dedication of additional right-of-way to provide the minimum
right-of-way specified hereinafter, as well as marginal access streets,
rear service alleys, reverse frontage lots or such other treatment
as will provide protection for abutting properties, reduction in the
number of intersections with the major street and separation of local
and through traffic.
H.
Where warranted, because of additional traffic or
drainage or comparable problems/conditions, both sides of said major
street are to be improved as a responsibility of the applicant himself
or by means of sufficient funds escrowed for use by the Borough to
execute such improvement.
I.
Half or partial streets.
(1)
New half or partial streets shall not be permitted
except where essential to reasonable development of a tract in conformance
with the other requirements and standards of this chapter and where,
in addition, dedication of the remaining part of the street has been
secured.
(2)
Wherever a tract to be developed borders an existing
half or partial street, the other part of the street shall be plotted
within such tract. Where new half or partial streets are proposed,
the acceptance of final plans shall be conditioned upon the provision
of guarantees assuming the construction or completion of such streets
to Borough standards.
J.
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts or when designed
as cul-de-sac streets.
K.
Continuations of existing streets shall be known by
the same name, but names for other streets shall not duplicate or
closely resemble names of existing streets in the region. Where streets
continue into adjoining municipalities, evidence of compatibility
of design, particularly with regard to street widths, shall be submitted.
The applicant shall coordinate such designs with both municipalities
to avoid abrupt changes in cartway width or in improvements provided.
L.
New streets shall be laid out to continue existing streets at equal or greater width, as regards both cartway and right-of-way, where such continuations are reasonable and practical. Minimum widths shall be as established in § 256-34 below.
M.
All existing streets and stormwater facilities at
the perimeter and/or through the development shall be reconstructed
according to Borough or PennDOT specifications:
[Added 12-9-1998 by Ord. No. 98-11]
(1)
If an existing street lies at the perimeter of the
development, it shall be reconstructed to the center line of the street
with appropriate stormwater facilities; and
(2)
If an existing street lies through the development,
it shall be reconstructed to the full width of the street with appropriate
stormwater facilities as required by Borough or PennDOT specifications
and design standards.
A.
Single-access (including cul-de-sac) streets permanently
designed as such may serve a maximum of 24 residential lots or 50
multifamily dwelling units. Cul-de-sac streets shall be provided at
the closed end with a paved turnaround having a minimum diameter to
the outer pavement edge of 80 feet and a minimum diameter of 100 feet
to the right-of-way line.
B.
The turnaround right-of-way of a cul-de-sac street
shall be placed adjacent to the tract boundary line to permit extension
of street at full width, unless future expansion of a cul-de-sac street
is clearly impractical or undesirable. The small triangles of land
beyond the cul-de-sac to the boundary shall be so deeded that maintenance
of these corners of land will be the responsibilities of the adjoining
owners until the roadway is continued.
C.
The turnaround portion of a cul-de-sac street shall
have a maximum slope of 5% across the diameter in any direction.
D.
Cul-de-sac streets with center-line slopes less than
2%, which are level or nearly so across the diameter perpendicular
to the center line, must be graded so that there is a minimum two-percent
fall in all drainage swales around the cul-de-sac.
A.
The minimum right-of-way and cartway widths for all
new streets in the Borough shall be as follows:
|
Type of Street
|
Right-of-Way
(feet)
|
Cartway
| |
|---|---|---|---|
|
Principal arterial
|
80
|
PennDOT standard
| |
|
Minor arterial
|
50
|
PennDOT standard
| |
|
Major collector
|
50
|
38 feet with curb and sidewalk
| |
|
Minor collector/local
|
50
|
34 feet with curb and sidewalk
| |
|
Single access (private lanes for flag lots)
|
25
|
25 feet without curb
| |
|
Private road
|
50
|
30 feet with curb
|
B.
Minimum cartway widths, as established herein for
most residential streets, are not designed to accommodate on-street
parking. Additional right-of-way and cartway widths may be required
by the Council for the following purposes:
(1)
To promote public safety and convenience.
(2)
To provide parking space in commercial districts and
in areas of high-density residential development.
(3)
To accommodate special topographical circumstances
which may result in cut/fill slopes extending beyond the standard
right-of-way width. These should be included within the right-of-way
in all circumstances to assure accessibility for maintenance operations.
C.
Rights-of-way of lesser width than prescribed in this
section shall not be permitted.
D.
Subdivisions abutting existing streets shall provide,
for dedication, the minimum right-of-way widths for those streets
in accordance with the provisions of this section.
A.
All deflection of street lines shall be connected
by use of horizontal curves.
C.
A tangent shall be required between curves; however,
a long radius curve shall be preferred, in all cases, to a series
of curves and tangents. Tangents of 100 feet shall be required between
reverse curves.
D.
Superelevation, commonly known as "banking a curve,"
shall be required when curve radii are less than 600 feet on arterial
or major collector streets or as required by the Borough Engineer.
A.
Center-line grades shall be not less than 1%.
B.
Center-line grades shall not exceed 7%, except that
a maximum grade of 10% on local streets may be permitted for short
lengths where natural contours provide conditions for minimal grading
at the steeper grade.
C.
Vertical curves.
(1)
Vertical curves shall be used at changes of grade
exceeding 1% and shall be designed in relation to the extent of the
grade change, at a rate no more abrupt than 1% change in grade per
25 feet along the center line, provided that the following minimum
sight distances are maintained:
(2)
Vertical curves shall not produce excessive flatness
in grade. There shall be no dips, cross gutter bumps or humps in the
paving.
D.
Under no conditions will maximum grades be permitted
with minimum curve radii.
E.
Where the grade of any street at the approach to an
intersection exceeds 4%, a leveling area shall be provided having
not greater than four-percent grades for a distance of 40 feet measured
from the nearest right-of-way line in the intersecting street.
A.
Right angle intersections shall be used whenever practicable,
especially when local residential streets empty into collector or
arterial streets.
[Amended 12-1-1999 by Ord. No. 99-15]
B.
No more than two streets shall cross at the same point.
C.
To the fullest extent possible, intersections with
arterial streets shall be located not less than 1,000 feet apart,
measured from center line to center line. Exceptions shall be those
cases deemed by the Council to require close spacing without endangering
the public's safety.
D.
Streets entering from opposite sides of another street
shall either be directly across from each other or offset by at least
200 feet on local and collector streets and 400 feet on arterial streets,
measured from center line to center line.
E.
Corner curb radii shall be according to the following
schedule of minimum lengths:
(1)
Local and collector streets: 15 feet.
[Amended 12-1-1999 by Ord. No. 99-15]
(2)
Arterial streets: 25 feet.
[Amended 12-1-1999 by Ord. No. 99-15]
(3)
Where streets of different functional classifications
intersect, the requirements for the higher classification shall hold.
(4)
Where streets intersect in industrial or commercial
areas, the corner curb radii shall be sufficient to accommodate tractor-trailer
traffic.
F.
The right-of-way line for corner curbs shall be an
arc, concentric with the curbline, with a minimum radius of 15 feet,
or shall be a triangle constructed by drawing the chord of an arc,
concentric with the curbline, with a minimum radius of 15 feet.
[Amended 12-1-1999 by Ord. No. 99-15]
G.
Minimum paving radius of 25 feet shall be provided
at all intersections. The Council may increase the required radii
where it considers such design advisable at intersections involving
arterial streets.
[Amended 12-1-1999 by Ord. No. 99-15]
H.
All necessary street name signs and traffic control
signs shall be the responsibility of the applicant to provide and
erect. The street signs shall be of the type existing in the neighborhood
and shall be subject to approval by the Council. Street signs shall
be erected before the Borough accepts dedication of the street and
before the issuance of any certificates of occupancy on that street.
I.
Clear sight triangles shall be provided at all street
intersections. Within such triangles, no vision-obstructing object
shall be permitted which obscures vision above the height of 30 inches
and below 10 feet, measured from the center-line grade of intersection
streets. Each side of the sight triangle shall be a minimum of 75
feet, measured from the point of intersection along each road center
line.
J.
Intersections shall be controlled by stop signs, except
that one through street may be designated for each intersection, or
by traffic signals as may be required by the Council.
K.
In designing street intersections, the following sight
distance dimensions shall be used:
|
Posted Speed of Intersected Street
(miles per hour)
|
Sight Distance*
(feet)
| |
|---|---|---|
|
Stop condition (all streets)
|
75
| |
|
25
|
175
| |
|
35
|
300
| |
|
45
|
450
| |
|
55
|
600
|
|
* Measured from a point set back 15 feet from
the intersected pavement edge on the street controlled by a stop sign
or signal.
| ||
L.
Greater sight triangle dimensions imposed by the Pennsylvania
Department of Transportation for intersections with the state highway
system shall supersede the above.
A.
Deceleration or turning lanes may be required by the
Borough along existing and proposed streets whenever the Council feels
such lanes are required to meet reasonable safety needs, as determined
by a traffic impact study or otherwise by the Council.
B.
Deceleration lanes shall be designed to the following
standards:
(1)
The lane shall have a minimum width of 12 feet or,
in the case of intersections with state highways, such width as is
required by the applicable regulations and standards of the Pennsylvania
Department of Transportation.
(2)
The lane shall provide the full required lane width
for the entire length, which shall be measured from the center line
of the intersecting road. In addition, there shall be a seventy-five-foot
taper provided at the beginning of the lane so that traffic can leave
the main traveled lane smoothly.
(3)
The minimum lane length shall be as follows:
|
Design Speed of Road
(miles per hour)
|
Minimum Deceleration Lane Length
(feet)
| |
|---|---|---|
|
30
|
165
| |
|
40
|
275
| |
|
50
|
300
|
C.
Acceleration lanes are required only when the need
is indicated by a traffic impact study. The design shall be as per
the recommendation of the Borough Engineer. As necessary, a paved
taper shall be provided for right-hand turns.
Prior to approval of the preliminary plan, the
applicant shall provide all information, data and studies needed to
allow the Borough Council and Planning Commission to reach a conclusive
valuation of the items listed below:
A.
The impact on the Borough transportation network and
the ability of adjacent streets and intersections to efficiently and
safely move the volume of traffic generated by the development.
[Amended 9-6-2017 by Ord.
No. 2017-03]
(1)
Bicycle and pedestrian movements and volume within the study area.
Provide schematic diagrams depicting existing (counted) daily bicycle
and pedestrian traffic volumes for roadways and sidewalks within the
study area. Provide bicycle and pedestrian traffic generation estimates
and a resulting circulation plan for internal walkways, sidewalks,
trails, crosswalks, bicycle lanes and parking, and connections to
peripheral or adjacent bicycle and pedestrian facilities (sidewalks,
trails, transit shelters, etc.). Include the source and/or method
of computation for all transportation volumes.
(2)
Final design shall address both traffic flow and traffic safety considerations
to provide safe operational characteristics for all users, including,
but not limited to, motor vehicles, bicyclists, pedestrians and disabled
persons.
B.
The impact on the Borough's recreational facilities,
including estimates of additional facilities which will be needed
to serve the development.
A.
All materials entering into the construction of streets
and the methods of construction and drainage shall be in accordance
with the applicable requirements of the Pennsylvania Department of
Transportation specifications, Form 408, or the latest revision thereof.
B.
Subgrade.
(1)
The area within the limits of the proposed road surface
shall be shaped to conform to the line, grade and cross section of
the proposed road.
(2)
All unsuitable subgrade materials shall be removed
or stabilized.
(3)
Encroachment into wet or swampy areas shall be prohibited.
Where unavoidable, such areas shall require all applicable wetland
approvals and permits from the Department of Environmental Resources
and any other state or federal agency.
(4)
Fill material shall be suitable and thoroughly compacted
for its full width in uniform layers of not more than eight inches
in thickness.
(5)
The subgrade shall be thoroughly compacted by rolling
with a minimum ten-ton roller and/or a sheeps-foot roller over six
inches.
(6)
Backfill of trenches within the cartway and curb area
shall be thoroughly compacted prior to application of the two-inch
initial layer of screening.
C.
Base course.
(1)
Base course shall consist of eight inches of Pennsylvania
No. 4A crushed stone placed on a two-inch initial layer of screening
and rolled uniformly and thoroughly with a ten-ton roller. Rolling
shall continue until the material does not creep or wave ahead of
the roller wheels.
(2)
After compaction of the base stone, dry screenings
shall be applied in sufficient quantity to fill all of the voids in
the rolled stone base. A vibratory roller of Pennsylvania Department
of Transportation approved design must be used in this step of construction,
and rolling shall continue until all voids are filled. Small areas
around inlets and manholes that cannot be reached by the vibratory
roller shall be compacted with a mechanical tamper or whacker.
(3)
When the stone surface is tight and will accept no
more screenings, all loose screenings shall be broomed from the surface
to expose the top 1/2 inch of the aggregate over at least 75% of the
road.
(4)
No base material shall be placed on a set or frozen
subgrade. No base material shall be laid in temperatures of less than
35° F.
D.
Bituminous surface.
(1)
Bituminous material shall be ID-2 or FB-1 hot mix,
with two inches of binder course and one inch of surface course after
compaction.
(2)
The completed road surface shall have a uniform slope
of 1/4 inch per foot from edge to center line, except that on superelevated
curves this slope shall not be less than 1/4 inch per foot and shall
extend up from the inside edge to the outside edge of the paving.
(3)
As an alternate, the road may be constructed of six
inches of compacted aggregate bituminous base course and 1 1/2
inches of wearing course. The type and installation of road material
shall be equal or superior to that required in Pennsylvania Department
of Transportation specifications, Form 408. Bituminous concrete base
course may be used as an alternate upon the recommendation of the
Borough Engineer.
E.
Grading and shoulders. Roadways shall be graded for
not less than eight feet beyond the edge of the proposed paving on
each side. This grading width shall be increased as necessary where
sidewalks and/or planting strips are to be provided. Shoulders shall
be graded with a slope of one inch per foot. Beyond the limits of
this grading, banks shall be sloped to prevent erosion, but this slope
shall not exceed two horizontal to one vertical, with tops of slope
in cuts rounded.
Private streets may be permitted by the Council
under the following circumstances:
A.
There is a recorded agreement between the applicant
and the Borough specifying that said streets will not be offered for
dedication and will not be accepted by the Borough unless constructed
to Borough standards then existing at the time of the offer of dedication.
B.
The design of private streets may vary from Borough standards otherwise applicable to the construction of streets to be dedicated to the Borough only in respect to minimum cartway width, which shall be as specified in § 256-34A hereof. The type of paving, grades, sight distances, horizontal curve limitations, storm drainage facilities and other elements of street design shall be in accordance with the standards contained in this chapter and the Borough Stormwater Management Ordinance.
C.
Lots fronting on private streets shall meet the requirements of Chapter 287, Zoning, as amended, with regard to lot width and setbacks.
D.
A private street shall provide access to three or
more lots.
A.
Private driveways shall be provided for all residences,
and the construction shall be in accordance with the regulations of
this section in order to provide safe access to Borough and state
roads, to eliminate problems of stormwater runoff and to assure sufficient
area for and access to off-street parking.
B.
All driveways shall contain a straight length to the
setback line. The full length of this segment shall be paved with
a base of PA No. 3A stone compacted to four inches and a surface of
a minimum 1 1/2 inches ID-2A bituminous concrete.
C.
Within the legal right-of-way of the intersected street,
or for a distance of at least 14 feet from the edge of the cartway,
whichever is greater, the driveway shall have a grade of 5% or less.
The remainder of the length of the driveway shall have a grade of
16% or less.
D.
A minimum of two parking spaces off the paved cartway
shall be provided where the grade of the driveway at any point exceeds
8%. Such off-street parking space shall be a minimum of nine by 18
feet and shall be on a grade not exceeding 8%.
E.
Driveways to single-family residences shall intersect
streets at angles of no less than 60°. All other driveways shall
intersect streets at right angles, where practicable, and in no case
less than 75°. (The angle of intersection is the acute angle made
by the intersection of the center line of the driveway with the center
line of the road.)
F.
The width of a single-family dwelling driveway within
the legal right-of-way of a street or when carried by a bridge shall
be a minimum of 12 feet; it shall be a minimum of 10 feet at all other
points within the property line. Except where the Council determines
that limitations of lot size or lot configuration make it infeasible,
adequate turnaround surface shall be provided on the property so that
egress to the street is in a forward direction.
G.
A common driveway, as defined by this chapter, shall
be of sufficient width, in the opinion of the Borough Engineer, to
provide safe passage for two vehicles or shall have a sufficient number
of pull-over areas to provide safe passage for two vehicles.
H.
Driveway entrances into all nonresidential, single-use
properties shall be no less than 20 feet in width, shall not exceed
36 feet in width at the street line, unless provided with a median
divider, and shall be clearly defined by use of curbing. The curbs
of these driveway entrances shall be rounded with a minimum radius
of 10 feet where they intersect a street.
I.
The edge of any residential driveway shall be at least
40 feet from the nearest end of the paving radius at a street intersection.
J.
Clear sight triangles shall be provided at all driveway
entrances and shall be shown on plans. Within such triangles, no object
greater than 2 1/2 feet in height and no other object which would
obscure the vision of the motorist shall be permitted. The legs of
such triangles shall be at least 100 feet in either direction for
residential driveways and at least 300 feet for nonresidential driveways,
measured from a point 12 feet back from the edge of the cartway of
the intersecting street. Greater distances may be required if warranted
by specific circumstances. Whenever a portion of the line of such
triangles occurs within any proposed building setback line, such a
portion shall be shown on the final plan of the subdivision or land
development and shall be considered a building setback line.
A.
Where alleys and service streets are required by the
Borough in residential developments, they shall have a minimum right-of-way
width of 25 feet and shall be curbed, where required, and paved for
a width of at least 18 feet. No part of any dwelling, garage or other
structure may be located within 20 feet of the center line of a public
alley or service street.
B.
Alleys and service streets serving commercial and
industrial establishments and multifamily developments may be required
if the Borough deems it necessary. Such alleys shall have a paved
cartway of at least 20 feet and a right-of-way width of 30 feet. Where
necessary, corners shall have a radius of 20 feet or a triangle using
the chord of a fifteen-foot radius, cut back to permit safe use by
large vehicles. If it is impossible for an alley to go through a block,
the alley shall be provided with a turnaround at its closed end of
a design approved by the Borough Engineer.
[Amended 7-5-1995 by Ord.
No. 95-6; 12-9-1998 by Ord. No. 98-11; 9-6-2017 by Ord. No. 2017-03]
A.
Sidewalks. The Borough shall require installation of sidewalks within
and at the perimeter of any subdivision and land development as provided
herein. Sidewalks are required to provide access to and/or within
a residential, commercial, industrial or community facility. Sidewalks
which are provided as part of such facilities shall be designed and
constructed to service the projected pedestrian needs. All public
areas shall be designed barrier free in accordance with applicable
federal and state standards, including full compliance with the Americans
with Disabilities Act. Appropriate details shall be provided on the
plans.
(1)
All concrete shall be designed and constructed in accordance with Chapter 249 of the Borough Code.
(2)
Sidewalks shall be installed on both sides of all streets in subdivisions
and land developments as herein specified. Sidewalks shall be located,
if possible, within the street right-of-way line.
(3)
At the discretion of the Council, with recommendations from the Planning
Commission, a system of bicycle and/or pedestrian paths for public
use generally unrelated to and separate from streets shall be established
and secured by dedication or easement. Such paths shall be consistent
with any existing plans specified by the Borough so as to encourage
the formation of an interconnecting trail network both within and
beyond the Borough. Such paths normally shall not exceed 12 feet in
width and, at the option of the applicant, shall be located adjacent
to existing or proposed lot lines or in such manner as to minimize
any obstruction to the development. Existing paths may be relocated
if a connection with a path on an adjoining property is thereby established.
(4)
To facilitate circulation, pedestrian walkways may be required to
serve the interior of developments. Such walkways shall be a minimum
of six feet in width and shall be constructed of concrete satisfactory
to the Council. Where the walks are not within a street right-of-way,
a separate right-of-way at least 10 feet wide shall be designated
on the subdivision plan. As appropriate, the walks shall be maintained
by the homeowners' association, when the walks traverse common areas
or by the abutting property owners when the walks traverse existing
lots.
B.
Crosswalks.
(1)
Raised crosswalks constructed in accordance with Publication 383,
Pennsylvania's Traffic Calming Handbook, latest edition, constructed
of block pavers, concrete or other contrasting materials dissimilar
to the construction materials of the main access driveway(s) (and
appropriately marked with signage and pavement markings) shall be
provided at all pedestrian crossings of the main access driveway(s).
(2)
All other pedestrian crossings of any other types of driveways shall
be standard crosswalks constructed in accordance with the Pennsylvania
Department of Transportation specifications in addition to appropriate
signage and design standards.
(3)
Crosswalks shall be located wherever a sidewalk or internal walkway
crosses a street or interior driveway. Consideration for placement
of crosswalks shall be consistent with those indicated as applicable
in the Central Chester County Bicycle and Pedestrian Circulation Plan
Improvements Map.
(4)
Mid-block/interior crosswalks.
(a)
Interior crosswalks may be required whenever necessary to facilitate
pedestrian circulation and to give access to community facilities
in blocks over 500 feet in length.
(b)
Such crosswalks shall have an easement width of not less than
20 feet and a paved walk of not less than five feet. They shall be
clearly marked by bollards, paving material, signing, lights or similar
provisions to ensure their visibility to motorists.
C.
Internal walkways.
(1)
All parking fields must be segregated from main access, main interior
and/or parking field access driveways with upright curbing and raised
islands a minimum of 10 feet in width. Internal walkways for pedestrian
travel within a site or from parking spaces to buildings or structures
may be permitted within raised islands to separate pedestrian movements
from vehicular traffic.
(2)
A raised island segregated from the parking bay by curbing, a minimum
of 10 feet in width, shall be provided every two parking bays or at
locations otherwise approved by the Borough Engineer to discourage
vehicles from traveling across empty parking stalls and vacant drive
aisles in a direction perpendicular or at any other angle than the
intended direction of traffic circulation through the parking field(s).
Internal walkways for pedestrian travel within a site or from parking
spaces to buildings or structures may be permitted within raised islands
to separate pedestrian movements from automobile traffic.
(3)
Internal walkways shall be provided both internal to the site to
access buildings from parking areas at the frontage of buildings and
any other areas necessary to provide safe pedestrian travel throughout
the site and at the street frontage in the form of required sidewalks
as per the Borough Code for all commercial, industrial, institutional,
educational, municipal, and open space design developments. The applicant
shall present a plan depicting all intended routes of bicycle and
pedestrian circulation, both internal and external, to the site.
D.
Bus shelters.
(1)
Bus stop shelters shall be installed and maintained for any commercial
development or multifamily residential development where the gross
square footage is greater than 75,000 square feet or 75 residential
units.
(2)
Sidewalks and pedestrian paths shall be provided to connect bus stops/bus
shelters to shops/stores and other civic spaces.
(3)
Bus stops shall be adequately illuminated to provide visibility during
darkness.
(4)
Bus shelters shall provide protection from rain and wind and should
accommodate at least eight people. Seating should be provided for
at least four people.
(5)
Bus stop shelter designs shall be reviewed by the Borough's Planning
Commission.
E.
Bicycle parking.
(1)
One bicycle rack with the capability of holding at least four bicycles
shall be required for every 10,000 square feet of gross leasable floor
area or multifamily residential development where the gross square
footage is greater than 75,000 square feet or 75 residential units.
(2)
Bicycle racks shall be permanently anchored in a concrete footing
for stability and security.
(3)
Bicycle racks shall be located near building entrances, in a visible
well-lit area and near major areas of pedestrian activity.
(4)
When feasible, bicycle racks shall be located under a shelter or
a building overhang or inset to provide shelter for bicycles and riders.
A.
Curbs shall be provided along all streets and at the
intersections thereof where center-line grades are 5% or above or
as needed to control drainage. Except when waived by the Council upon
recommendation of the Planning Commission in order to preserve existing
trees or for other similar reasons, the ground shall be graded to
a slope of 1/2 inch to one inch per foot to the right-of-way line
and either seeded or sodded to such standards as shall be prescribed
by the Council. In cut areas this slope shall be toward the curb;
in fill areas it shall be away from the curb.
B.
Curbs shall be installed to the dimensions and construction
standards of the Borough or, in lieu of such standards, in accordance
with the standards of PennDOT Publication 1996 408/M, Section 630.
[Amended 12-9-1998 by Ord. No. 98-11]
C.
Curbs shall be required along all proposed streets
in subdivisions; along all proposed streets, access drives, alleys
and parking compounds in land developments; and along all existing
streets in and abutting both subdivisions and land developments. The
developer shall submit the location and grade of all curbs to the
Borough for consideration.
[Added 12-9-1998 by Ord. No. 98-11[1]]
[1]
Editor's Note: This ordinance also provided
for the renumbering of former Subsection C as Subsection D.
D.
All curbs contained within a subdivision or land development
plan, whether existing or to be constructed, repaired, replaced or
rehabilitated, shall provide for handicap accessibility in accordance
with all federal, state and local laws and ordinances.
[Amended 7-5-1995 by Ord. No. 95-6]
E.
Standard straight curb shall be required along all
state highways and along all Borough streets which the Borough has
classified as collector and where standing curbs exist.
[Added 12-9-1998 by Ord. No. 98-11]
A.
Monuments shall be accurately placed at the intersection
of all lines forming angles and at changes in direction of lines in
the boundary (perimeter) of the property being subdivided. The applicant
or his representative shall be responsible for notifying the Borough
Engineer in order that he may inspect the placement of the monuments
before they are covered.
B.
All monuments shall be placed by a registered professional
engineer or surveyor so that the scored [by an indented cross or drill
hole of not more than 1/4 inch in diameter in the top of the monument]
point shall coincide exactly with the point of intersection of the
lines being monumented.
C.
The tops of monuments shall be set level with the
finished grade of the surrounding ground, except:
(1)
Monuments which are placed within the lines of existing
or proposed sidewalks shall be located (preferably beneath the sidewalks)
so that their tops will not be affected by lateral movement on the
sidewalks.
(2)
Where monuments are located beneath a sidewalk, proper
access to them shall be assured.
D.
All streets shall be monumented at range line, on
the right-of-way lines of the street at the following locations:
(1)
At least one monument at each intersection.
(2)
At changes in direction of street lines, excluding
curb arcs at intersections.
(3)
At each end of each curbed street line, excluding
curb arcs at intersections.
(4)
At such places where topographical or other conditions
make it impossible to sight between two otherwise required monuments,
intermediate monuments shall be placed.
(5)
At such other places along the line of streets, as
may be determined by the Borough Engineer, so that any street may
be readily defined for the future.
E.
All lot corners shall be clearly identified by a monument.
A.
General requirements.
(1)
Each property shall be connected to the public sewer
system.
(2)
Sanitary sewers shall not be used to carry stormwater.
Floor drains and sump pumps shall not be connected to the sanitary
sewer system.
(4)
When in accord with Title 25, Chapter 71.16, Rules
and Regulations of the Pennsylvania Department of Environmental Resources
Facilities Plan Revision, the procedures set forth in Sections 71.15
through 71.17 of those rules and regulations shall be followed.
B.
Sanitary sewer systems. The applicant shall provide
a complete plan of the sanitary sewer system. The design and installation
of the sanitary sewer system shall be subject to the approval of the
Borough Engineer, the Planning Commission and the Council. Upon completion
of the construction of any sanitary sewer system, said system shall
be air tested prior to acceptance by the Borough.
A.
The provisions of this section are intended to ensure
that:
B.
Every subdivision or land development shall be provided
with a public water supply. The design and installation of a public
system shall be subject to the approval of the Downingtown Municipal
Water Authority. Standards and materials used for the installation
of public water facilities shall meet or exceed those requirements
described in the Downingtown Municipal Water Authority specifications
and shall be subject to the approval of the Borough Engineer and the
Downingtown Municipal Water Authority.
C.
The water supply system shall be the Downingtown Municipal
Water Authority.
A.
All other utility lines, including but not limited
to, electric, gas, streetlight supply, cable television and telephone
shall be placed underground. Installation of all utilities shall be
in strict accordance with the engineering standards and specifications
of the Borough, municipal authority or other public utility concerned.
All such underground utilities shall be put in place, connected and
approved before the streets are constructed, where such utilities
lie under the proposed cartway, and before any person is permitted
to occupy any building to be served by such utilities.
B.
In accordance with the provisions of Act 287,[1] any applicant shall contact all applicable utilities and
accurately determine the locations and depths of all underground utilities
within the boundaries of the tract proposed for development, prior
to excavation. A list of the applicable utilities and their phone
numbers shall appear on the plans submitted for review, and proof
of contact shall be presented to the Borough prior to final plan approval.
[1]
Editor's Note: See 73 P.S. § 176
et seq.
A.
In reviewing a sketch plan for subdivision or land
development, the Planning Commission shall consider the open space
and recreational needs of the additional residents and/or employees
proposed by the development, and shall discuss its findings and the
further requirements of this section with the applicant as it deems
necessary in the public interest.
B.
In residential subdivisions or land developments proposed to contain 20 or more dwellings in which the average lot size is one acre or less, the applicant shall set aside one acre per 20 units or the proportional equivalent thereof for open space and recreational purposes. Alternatively, the Council may require a fee-in-lieu, as per Subsection D hereof, if the set-aside requirement as applied to a particular tract of land is illogical or impractical in terms of the criteria and standards in Subsection E hereof.
C.
In residential subdivisions or land developments proposed to contain fewer than 20 dwellings or 20 or more dwellings with an average lot size exceeding one acre, the Council's general policy shall be to require a fee-in-lieu of the minimum acreage otherwise required to help the Borough defray the eventual costs of providing public open space and recreational facilities to serve the residents of the Borough. Where the Council determines that open space needs of these residents might better be served by setting aside land within the tract, it may exercise that option consistent with the minimum acreage requirements of Subsection B and the criteria in Subsection E below.
D.
Fee-in-lieu.
(1)
The amount of any fee-in-lieu of land for open space shall be equal to the average fair market value of the land otherwise required by Subsection B, i.e., one acre per 20 units, or the proportional equivalent thereof. The formula to be used in computing the fee shall be:
|
n/20 x average fmv of 1 acre = fee
| ||
|
Where:
| ||
|
n = number of dwelling units
| ||
|
fmv = fair market value
| ||
(2)
Determination of the value of the land shall be the
responsibility of the applicant and shall result in a reasonable value
acceptable to the Council.
(3)
All moneys collected in lieu of land shall be kept
in a Borough open space capital reserve fund which shall be used only
for the acquisition of open space land or capital improvements for
open space and park and recreation purposes within the Borough at
locations consistent with the open space plans of the Borough.
E.
Open space characteristics and design standards. In
designating areas for open space and recreation within the subdivision
or land development plan, the following criteria and standards shall
be adhered to by the applicant. Areas shall be:
(1)
Consistent with the Borough's Comprehensive Plan.
(2)
Suitable for active recreational uses to the extent
deemed necessary by the Council, without interfering with adjacent
dwelling units, parking, driveways and roads.
(3)
Comprised of no more than 30% environmentally sensitive
lands, including floodplain, woodlands, slopes exceeding 15%, surface
waters and wetlands.
(4)
Comprised of areas not less than 75 feet in width
and not less than 15,000 square feet of contiguous area, except when
part of a trail system or pathway network.
(5)
Interconnected with common open space areas on abutting
parcels wherever possible, including provisions for pedestrian pathways
for general public use to create linked pathway systems within the
Borough.
(6)
Provided with sufficient perimeter parking when necessary
and with safe, convenient access by adjoining street frontage or other
rights-of-way or easements capable of accommodating pedestrian, bicycle,
maintenance and vehicle traffic and containing appropriate access
improvements.
(7)
Undivided by any public or private streets, except
where necessary for proper traffic circulation, and then only upon
recommendation of the Borough Engineer and Planning Commission.
(8)
Free of all structures, except those related to outdoor
recreational use.
(9)
Suitably landscaped either by retaining existing natural
cover and wooded areas and/or by a landscaping plan for enhancing
open space areas through plantings which are consistent with the purposes
of this section and which minimize maintenance costs.
(10)
Made subject to such agreement with the Borough
and such deed restrictions duly recorded in the office of the County
Recorder of Deeds as may be required by the Council for the purpose
of preserving the common open space for such use.
A.
Where water and/or sewer facilities are intended for
dedication, the requirements for easement shall be determined by the
Council. Easements shall be similarly established as necessary for
other utilities.
B.
Storm drainage easements shall be provided as required
by the Borough.
C.
The Council may require easements for property owners
as prerequisites to its approval of common driveways or other access
arrangements.
[Amended 12-18-2013 by Ord. No. 2013-11]
A.
The management of stormwater on the site, both during and upon completion of the disturbances associated with the proposed subdivision or land development, shall be in accordance with Chapter 246, Stormwater Management, as approved by the Borough. The design of any temporary or permanent facilities and structures and the utilization of any natural drainage systems shall be as established in Chapter 246, Stormwater Management, and as approved by the Borough.
Any application for approval of a mobile home park shall comply with the requirements of Mobile Home Park Ordinance of 1989 (Ordinance No. 89-15, enacted October 11, 1989, Chapter 181 of the Downingtown Code), which shall be made a part hereof.
[Added 12-1-1999 by Ord. No. 99-15]
A.
B.
Streetscape and building location.
(1)
A street wall line which is generally formed
by the walls of the buildings along the street helps to define the
overall streetscape space. The street wall of any building shall be
the same as the adjoining buildings on the block, to promote a continuation
of the streetscape character and space. Where there are no existing
buildings on a block, new buildings shall be placed at a build-to
line to form the street wall, whereby a consistency to the streetscape
is maintained.
(2)
Buildings shall anchor every corner where streets
and/or alleys intersect, except on lots where there are existing buildings
that are already set back from the street wall line.
(3)
The corner of a block may be anchored by a deck
parking structure (parking garage), which is placed at the build-to
line to reinforce the street wall.
(4)
On a corner lot, the build-to line shall be
on both sides of the lot which has street frontage.
(5)
The build-to line may have up to a four-foot
offset in order to provide variety and diversity in building location
relative to the street and sidewalk.
(6)
Whenever a front porch is included in the construction
of a building, it shall be placed on the build-to line.
(7)
The maximum street width for any new street
shall be 38 feet, with on-street parking on both sides within eight-foot-wide
parking bays. There shall be two travel lanes of 11 feet each.
(8)
Sidewalks shall adjoin the curbline of all streets
and shall be 12 feet to 16 feet in width in the commercial districts
and six feet to eight feet in width in the other districts.
(9)
Given the above dimensions, the distance between
buildings across the street from one another shall be 62 feet. The
sixty-two-foot street wall off-set dimension will provide the traditional
town streetscape scale.
C.
Street and alley network.
(1)
A network system of interconnected streets and
alleys shall be provided. Any development adjacent to existing streets
and alleys shall include extensions thereof to serve new development
or redevelopment.
(2)
Extensions of existing streets and alleys shall
be named similarly to such streets and alleys.
(3)
Cul-de-sac streets shall be prohibited.
(4)
Alleys shall be 16 feet in width to provide
adequate lanes for two-way travel.
(5)
Alleys shall be paved like a street so that
they can be used by trucks and other service vehicles.
D.
Parking location and lots and driveways.
(1)
Parking shall be placed to the side and the
rear of buildings.
(2)
No parking shall be placed between the building
and the street in front of any principal building, except for on-street,
curbside, parallel parking, approved by Borough Council.
(3)
No open-air off-street parking shall be placed
in the front yard, except for a deck parking structure (parking garage).
(4)
A driveway, not typical in the core area of
the downtown, is a paved or gravel surface on a lot that provides
access for vehicles to a parking space, garage or building from a
street or alley. Driveway placement shall be off an alley.
(5)
No new curb cuts shall be allowed for driveways,
in an effort to protect the streetscape character of the Borough and
to retain as much on-street parking as possible.
(6)
Curb cuts within any mid-block shall be prohibited,
and parking shall be accessed from the alley to the rear or side of
the principal building, except on a corner lot where the curb cut
shall be placed on the secondary street. If no alleys exist, they
shall be created to the maximum extent possible.
(7)
Any new open-air surface parking lots shall
be concealed to the maximum extent possible by buildings, low walls,
hedges or other landscaping or by opaque fencing.
(8)
Parking lots shall be landscaped so that their
interiors have at least 15% of the otherwise paved area devoted to
landscaping.
(9)
If a new parking lot is built on the side of
a building, a wall of 36 inches in height shall be constructed at
the built-to line to provide an element of continuity along the streetscape
in order to form the street wall.
E.
Block. A block, the area of land bounded by streets,
serves as the basic unit of space upon which the Borough's street
system and neighborhoods are organized. The typical block length for
east/west block in Downingtown is approximately 600 feet. A typical
short block length is approximately 300 feet, and a typical long block
length is approximately 1,000 feet long. New street/neighborhood construction
shall consist of block lengths not less than 300 feet and no more
than 1,000 feet long and shall otherwise contain block lengths consistent
with the surrounding traditional neighborhood.
F.
Building height, width, proportion, size and vertical
form.
(1)
New buildings, and additions and alterations
to existing buildings, shall be vertical in character. Buildings shall
be no less than two and no more than four stories in height to reinforce
the scale of the Central Business Revitalization Area. No principal
building shall be less than two stories in height.
(2)
Vertical bays shall be no wider than 36 feet,
so that the typical shopfront width is repeated in any building. If
buildings are wider than 36 feet, they shall be designed with bays,
and each bay shall be offset by a one- to four-foot recess or projection.
(3)
No buildings shall occupy more than 8,000 square
feet of gross floor area for the first floor or ground floor.
(4)
Building size for new buildings shall be consistent
with the size of existing smaller buildings in the Borough. New buildings
of 8,000 square feet or larger in size shall be located in Character
Zones 7 and 8, as shown on Appendix Map 1.[1] No building of 8,000 square feet or greater may be located
in Character Zones 1, 2, 3, 4 or 5.
[1]
Editor's Note: Appendix Map 1 is on file in
the Borough offices.
(5)
Buildings of 65,000 square feet or greater shall
be located in Character Zones 6, 7, 8 and 9 and shall be scaled and
proportioned in accordance with this subsection.
(6)
No building shall be a windowless box. Building
openings and windows shall constitute no less than 30% and no more
than 60% of all exterior walls.
(7)
Mixed use buildings are encouraged for every
lot.
G.
First floor/ground floor use.
(1)
In all areas zoned for commercial use, the first
floor/ground floor of any building shall be used for retail stores
or shops and/or for personal service establishments.
(2)
The first floor/ground floor use of a building
may be extended onto sidewalk areas, such as restaurant seating areas,
to the extent permitted by the codes of the Borough and the laws of
the commonwealth.
H.
Garage, public and private.
(1)
A parking garage or deck parking structure may
be located in the downtown area to accommodate parking demand. The
deck parking structure shall be no more than two to four stories in
height.
(2)
The public garage or deck parking structure
shall be designed to blend into the streetscape. It shall be placed
at the street wall line.
(3)
The public garage or deck parking structure
shall be located one to two blocks from the principal building which
it serves, in order to promote pedestrian movement past other shops,
stores and restaurants.
(4)
The first floor/ground floor along the frontage
of any public garage or deck parking structure shall be used for retail
uses.
(5)
Private garages shall be accessed from and maintained
along alleys and not placed in front of any building or along the
street frontage.
(6)
If a private garage cannot be accessed from
an alley, the garage shall be placed at least 18 feet behind the facade
line of the building.
(7)
Any new garages along alleys shall be placed
seven to 18 feet from the edge of the alley, depending on whether
there is parallel parking in front of the garage (seven feet) or perpendicular
parking (18 feet).
(8)
The garage shall have a gabled roof to provide
a graceful appearance along the alley.
I.
Porches.
(1)
The front porch, an unenclosed structure with
a roof attached to a building, serves as an important character-defining
building element to provide a transition from the street wall to the
sidewalk and streetscape. The porch provides opportunities for cover
and shade, a sheltered place to sit, a place to greet and meet neighbors
and passersbys and a transition from the public realm of the street
to the private realm of the building. The porch shall be no less than
seven feet wide and 14 feet in length.
(2)
The porch shall be placed at the build-to line.
(3)
For renovation or alteration projects, porches
shall be retained and repaired. They shall not be removed or enclosed
as additional living or shop space.
(4)
Porch repairs shall be in keeping with existing
and/or original materials. Wood used on porches shall be painted.
All porch parts shall be retained and repaired in-kind, not removed
and replaced. Replacement of parts, such as wood balustrades, columns,
brackets and flooring, with newer materials such as aluminum, pressure-treated
wood and concrete, shall not be permitted. Such changes eventually
erode the architectural character of the building and the overall
street.
J.
Pedestrian accessways, sidewalks and crosswalks.
(1)
Sidewalks shall be placed adjacent to streets,
adjoining the curbline. Sidewalks shall be continuous to provide for
a walkable downtown and walkable neighborhoods.
(4)
Sidewalks shall be maintained and repaired on
an on-going basis.
(5)
Sidewalks shall be placed on both sides of all
streets throughout the Borough to enhance pedestrian circulation and
neighborliness.
(6)
Sidewalks shall be extended whenever an existing
sidewalk adjoins a block or neighborhood where there are no existing
sidewalks.
(7)
Crosswalks shall be provided for safe pedestrian
crossings of streets and alleys.
(8)
Crosswalks shall be a minimum of six feet in
width and shall be either line striped or defined through the use
of unit pavers.
K.
Curbing; curb lawn/grass strip.
(2)
Curbing shall be installed and maintained along
both sides of all streets in the Borough.
(3)
Handicapped or disabled curb cuts and ramps
shall be installed and maintained in order to promote pedestrian circulation.
All curbing shall comply with the requirements of the Americans with
Disabilities Act.
(4)
Curbing shall be separated from the sidewalk
by unit pavers along Lancaster Avenue. Therefore, curbing and sidewalk
shall not be a monolithic structure, but rather two separate structures.
(5)
The curb lawn/grass strip is an important feature
of the Borough, separating the curb from the sidewalk, especially
outside the core area of the downtown. The curb lawn/grass strip shall
be at least two feet in width and no more than five feet in width.
(6)
The curb lawn/grass strip shall be of sod turfgrass
when initially established.
(7)
The curb lawn/grass strip may be interrupted
with a paved path to connect the curbline to the sidewalk, in order
to accommodate foot traffic. The paved path may be located at the
end line of the marked, on-street parking spaces.
(8)
In lieu of the curb lawn/grass strip, a two-foot-wide
paver space may be installed, with brick or other unit paver in the
core area of downtown, and as part of the streetscape program along
Lancaster Avenue approved by Borough Council.
L.
Landscaping and street trees.
(1)
If any building is approved at a setback of
20 feet or more from the curbline, or if any parking is approved in
a front yard, trees, shrubs, fences and walls shall be installed to
soften and screen the appearance of development, as follows:
(a)
A low wall or evergreen hedge not to exceed
36 inches in height shall be placed at the street wall line to help
maintain the streetscape character, provided that such wall or hedge
does not obstruct safe sight distance.
(2)
No existing street trees shall be removed without
prior approval of the Borough Council.
(3)
All landscape materials shall conform to the
American Standard for Nursery Stock of the American Association of
Nurserymen (latest edition).
(5)
Street trees shall be maintained and replaced
if they become damaged, diseased or otherwise die.
(6)
Street trees shall be placed on an average of
thirty-foot intervals along both sides of all new streets or along
streets where there are no existing street trees. Such trees shall
be at least three-and-one-half-inch caliper at the time of planting,
and the type of such trees shall be approved by Borough Council.[2]
[2]
Editor's Note: Reference to the "Shade Tree Commission" was
removed from this subsection pursuant to Ord. No. 2014-04, adopted
2-5-2014, which repealed the Shade Tree Commission and vested all
authority formerly assigned to it in the Borough Council or Borough
staff as directed by Borough Council.
(7)
Species for street trees and shade trees shall
include but not be limited to:
M.
Streetlights.
(1)
Streetlights shall be no higher than 18 feet
and shall be staggered on both sides of the street such that they
will be at intervals of 130 feet apart on the same side of the street
and at an alternating stagger of 65 feet apart from one side of the
street to the other.
(2)
Streetlights along Lancaster Avenue shall be
Visco VP: 199 luminaires, with Visco light poles of approximately
14 feet in height to match those for the Main Street streetscape project,
unless approved otherwise by Borough Council.
(3)
Lighting fixtures shall be down lights which
do not produce off-site glare.
(4)
No spotlights shall be used to illuminate signs
or building walls.
O.
Fencing and walls.
(2)
Fencing shall be installed and maintained to
continue to promote the small town character of Downingtown. Fence
height shall be consistent with existing fences but not higher than
six feet along side and rear lot lines and three feet along front
lot lines in order to promote safe sight distance.
(3)
White picket fence is the preferred fence type
for front and side yards. Stockade fence may be used along rear yards.
Chain link fence shall not be installed.
(4)
Whenever a steel or aluminum picket is used
for fencing, it shall be black in color.
(5)
Low field stone or other decorative masonry
walls or brick walls may be placed at the build-to line to enhance
the streetscape of the Borough and to help define the street wall.
(6)
Low walls, 36 inches or less in height, shall
be used to help conceal parking lots especially when they are along
the main streets, and especially if such parking lots are in front
of a building.
(7)
All walls shall have a cap to provide a finish
to their top.
P.
Utilities. Any overhead electric wires that can be
placed underground shall be placed underground. In any new construction,
all utilities shall be placed underground.
[Added 2-2-2015 by Ord.
No. 2015-04]
The design guidelines for the Woodbine Overlay District shall be in accordance with the Manual of Written & Graphic Design Guidelines set forth in Appendix A.[1]
[1]
Editor's Note: Appendix A is available in the Borough offices or through the Borough's online version of the Code (eCode360®).
