All land development plans must reflect a location
which has given consideration to the following factors:
A. The location of the land development must conform
to the Borough Comprehensive Plan, if any, with respect to streets,
public sites and proposed utilities.
B. Land shall be subdivided or developed only in conformance
with all other ordinances and regulations in effect in the Borough.
C. Land subject to hazards of life, health, or property
as may arise from fire, floods, disease, excessive noise, or falling
aircraft, or considered uninhabitable for other reasons may not be
developed unless the hazards have been removed or the plans show adequate
safeguards against them.
D. A land development must be coordinated with existing
land development in the neighborhood so that the entire area may be
developed harmoniously.
E. Subdivisions or land developments shall be designed
to avoid the necessity for excessive cut or fill.
F. All portions of a parcel being subdivided or developed
shall be taken up in lots, streets, public lands or other proposed
uses so that remnants and landlocked areas are not created.
In the layout of any land development:
A. Borough officials strongly urge that every step be
taken to preserve all natural and historic features which will add
attractiveness and value to the property. Some of these features are
large trees or groves of trees, watercourses, scenic views, historic
areas and structures, and similar community assets and landmarks.
B. Land subject to hazards to life, health or property
and land deemed to be topographically unsuitable shall not be planned
for residential occupancy or for such other uses as may increase danger
to health, life or property or aggravate erosion or other hazards
until all such hazards have been eliminated or unless adequate safeguards
against such hazards are provided by the land development plans. Such
land within the development shall be set aside on the plan for uses
as shall not be endangered by periodic or occasional inundation or
shall not produce unsatisfactory living conditions.
All streets, public and private, proposed to
be constructed within the Borough shall conform to the following general
design requirements:
A. Proposed streets shall be planned with regard to the
existing street system, public convenience in terms of fire protection
and pedestrian traffic, probable volumes of traffic, existing and
proposed use of land on abutting properties and future extensions
of the street system.
B. Residential streets shall be so laid out as to discourage
through traffic; however, the arrangement of streets shall provide
for continuation of existing or platted streets and for proper access
to adjoining undeveloped tracts suitable for future development.
C. Streets shall be logically related to topography so
as to produce reasonable grades, satisfactory drainage and suitable
building sites.
D. The streets must be properly located and built with
regard to the proposed traffic functions, including the minimization
of through traffic on minor streets and the protection of major street
capacities from excessive marginal access.
E. The arrangement, character, extent, width, grade,
and location of all streets and highways must conform to any applicable
Borough Comprehensive Plan or Official Map.
Where a subdivision abuts or contains an existing
or proposed arterial, the Borough may require the following treatment:
A. Marginal access streets: access streets between arterial
streets and abutting properties.
B. Reverse-frontage: deep lot fronting on a minor street
which backs, without access, onto an arterial and which is screened
from the arterial by a fence or wall and plantings.
C. Rear service drive: deep lot with additional building
setback and vehicular service drive in the rear.
D. Such other treatment as may be necessary for protection
of residential properties and protection of the capacity of arterial
streets from excessive marginal access.
The Borough shall require installation of curbs,
gutters and/or sidewalks in any land development where the evidence
indicates that such improvements are necessary. Where curbs, gutters
and sidewalks are required, they shall be installed according to the
following specifications:
A. Curbs. Curbs shall be required on all streets to control
stormwater runoff and prevent erosion and deterioration of streets.
On minor streets, rolled curb or vertical curb may be used. On collector
or arterial streets, only the vertical curb shall be used. The transition
from one type of curb to another shall be effected only at a street
intersection. All vertical and rolled curbs shall be constructed as
per the curb diagrams on
included at the end of this chapter. Curb
material requirements shall be at the discretion of the Borough Engineer,
consistent with accepted standards.
B. Sidewalks. Sidewalks shall be required in all developments
to provide adequate pedestrian circulation and/or access to shopping
areas, playgrounds and other community facilities.
(1) Width and location. All sidewalks shall have a surface
of four feet in width. However, in cases where an extension of, or
connection to, an existing sidewalk of lesser or greater width is
proposed, the new sidewalk shall taper to meet the existing sidewalk.
Such taper shall begin and end within five feet of the existing walk.
All sidewalks must commence one foot inside the right-of-way line
and extend toward the curbline.
(2) Construction specifications. Sidewalks shall be constructed
of concrete and be four inches thick, unless under a driveway or access
drive, in which case a thickness of six inches is required. Upon a
properly prepared subgrade, four inches of PennDOT 2RC crushed stone
shall be properly compacted using a mechanical tamper. Upon the crushed
stone, the sidewalks shall be constructed by putting concrete in separate
slabs 30 feet in length. The slabs shall be completely separated by
one-fourth-inch expansion joints and scored every five feet. The minimum
bearing strength of the stone subgrade shall be 2,000 pounds per square
inch and shall be air-entrained.
C. Interior walkways must be provided when considered
necessary to provide adequate pedestrian circulation. They must be
no less than 10 feet wide and have a paved walk surface of not less
than four feet. The paving material requirements for interior walkways
shall be at the discretion of the Borough Engineer.
D. The Borough may waive requirements for sidewalks on
one or both sides of the street where crosswalks or interior pedestrian
walkways, in the judgment of the Borough, better serve the needs of
the subdivision or land development.
Driveways and access drives shall comply with the respective requirements for each contained in Chapter
240, Zoning, §§
240-24 and
240-25.
Based upon the results of the DEP Planning Module
for Land Development, all land developments must be provided with
sanitary sewage disposal facilities as follows:
A. Public sanitary sewers.
[Amended 4-4-2006 by Ord. No. 2-2006]
(1) When a person proposes to develop and/or subdivide
any land within the Borough, and such land or any portion of it lies
within a distance of 150 feet from an existing sewage collection line,
and/or such collection line is proposed to be constructed within four
years, a complete sanitary sewage collection system must be installed
and either connected to the existing system, connected to a temporary
package treatment plant until connection to a public sanitary sewer
system is made, or capped and on-site sewage disposal systems provided
until such time that connection to public sanitary sewer system can
be made.
(2) Construction of the system shall be at the developer's
own expense and shall not commence until application has been made
to, and written authorization to proceed with such construction has
been obtained from, the Borough. All construction shall be in conformance
with approved plans and specifications and the necessary permits from
the Pennsylvania Department of Environmental Protection (PA DEP).
Upon completion of the sanitary sewer installation, a reproducible
as-built plan of the system must be filed with the Borough.
B. On-lot sewage disposal systems.
(1) Where public sanitary sewers are not feasible, the
use of on-lot sewage disposal systems shall be permitted. The use
of such on-lot systems is governed by the regulations of PA DEP, enforced
by the Borough Sewage Enforcement Officer (SEO).
(2) Prior to the approval of any plan showing on-lot sewage
disposal systems, the developer shall have had soils testing performed
on each lot to determine the suitability for such systems and shall
have secured the approval of the Borough SEO and PA DEP through the
use of a Planning Module for Land Development.
C. All proposals for sewage disposal are subject to PA
DEP approval of the Planning Module for Land Development.
D. All sewage disposal shall be in accordance with the
Borough's Act 537 Plan, latest revision.
All land developments must be provided with
water supply facilities as follows:
A. Public water supply.
(1) When a person proposes to develop and/or subdivide
any land within the Borough, a complete water supply system must be
installed and connected to the existing public water supply system.
(2) Construction of the system shall be at the sole expense
of the developer and shall be in accordance with approved plans and
specifications and the regulations of the public water system and
PA DEP. Upon completion of the water supply system, a reproducible
as-built plan of the system must be filed with the Borough.
B. Fire hydrants. In all land developments, fire hydrants
shall be installed. Fire hydrants shall be located within 600 feet
of any dwelling unit or structure open to the public. The hydrants
shall be installed by the developer in accordance with the requirements
of the local fire authority and all applicable regulations. Where
existing water mains are inadequate for sufficient fire flows, the
developer must increase the size of the main in order to provide adequate
fire protection.
[Amended 4-4-2006 by Ord. No. 2-2006]
A stormwater management plan shall be prepared in accordance with Chapter
195, Stormwater Management.
Where a land development or subdivision is traversed
by a watercourse, stream, channel or other drainageway, the developer
must provide a drainage easement conforming substantially to the existing
alignment of the drainageway. The easement must be of a width adequate
to:
A. Preserve the unimpeded flow of natural drainage.
B. Improve or protect the drainageway.
C. Install a stormwater sewer.
D. Accommodate a one-hundred-year design storm.
The following pages contain certain forms for
the administration of this chapter, and diagrams and specifications
for certain improvements regulated by this chapter.