A. 
Minimum standards and requirements.
(1) 
The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments, as defined in § 190-12.
(2) 
If land development information indicates that existing improvements on the subject tract do not meet the requirements of this section, then existing improvements on the subject tract must be designed and proposed to meet the requirements of this chapter. When the land development will utilize or be integrated into existing infrastructure, the existing infrastructure on the subject tract shall be improved to the standards of this chapter.
B. 
Compliance with Borough ordinances required. All plans shall be designed in compliance with Chapter 220, Zoning, and Chapter 184, Stormwater Management, and all other applicable ordinances, regulations, plans, studies, and local requirements.
C. 
Zoning approvals required prior to plan approval. When an application requires the grant of a special exception, conditional use, or variance from Chapter 220, Zoning, the applicant shall obtain such special exception, conditional use, or variance approval from the Borough Council and/or Zoning Hearing Board, as applicable, prior to the approval of the applicable plan. The plan shall be designed and constructed in accordance with any conditions that have been imposed upon the grant of such special exception, conditional use, or variance by the Borough Council and/or Zoning Hearing Board, as applicable.
D. 
Compliance with prior approved and recorded plans. Whenever all or a portion of the land contained within an application for subdivision or land development approval constitutes all or a portion of land included in a prior subdivision or land development plan approved by the Borough or the County Planning Commission and recorded in the Office of the Recorder of Deeds in and for Lancaster County, Pennsylvania, the plan shall comply with all conditions, restrictions and notes imposed on the prior approval and/or included upon the recorded subdivision or land development plan. The applicant shall identify all prior recorded subdivision and/or land development plans of which all or a portion of the land contained in the plan was a part and all conditions, restrictions and notes that affect the current application. Failure to identify all applicable conditions, restrictions and notes of record on prior plans constitutes a violation of this article. The applicant shall submit with the preliminary plan application a statement identifying the prior plans reviewed; the conditions, restrictions and notes that would impact development in accordance with the plan application for which approval has been requested; and an explanation of the manner in which the proposed plan application has been designed to comply with such conditions, restrictions and notes. This information shall be signed by the applicant or the applicant's consultant.
Each street shall be designed to meet the design requirements by use of Appendix G and Appendix H.[1] Consideration should be given to where snow placement easements will be situated on the site.
A. 
General arrangement. The following criteria shall be considered in the design of streets in all subdivisions and/or land developments:
(1) 
The alignment of streets shall conform to the Borough Official Maps, and to such Borough, county and state road and highway plans as have been duly adopted.
(2) 
For streets not shown on the circulation plan or Official Map, the arrangement shall take into account existing topography and other site constraints when providing for the appropriate extension of existing streets.
(3) 
Local streets shall be arranged so as to discourage excessive speeds when their function is to remain local.
(4) 
Streets shall be designed with drainage grates that are safe for crossing by bicycles or horse-drawn vehicles.
(5) 
Curvilinear streets and culs-de-sac should be utilized only where topography and natural features dictate them on the site, and where their use will be consistent with adjoining development patterns. Curvilinear streets shall not be used immediately adjacent to an existing grid street system without providing a transition that continues and protects the grid. Culs-de-sac shall not be used where it is possible to provide grid pattern streets that provide better access for emergency vehicles, fewer restrictions for snow removal and improved pedestrian access. New project street systems, platted adjacent to an existing street system, shall not be merely looped back on local streets, but shall connect with or be designed to connect with, in the future, streets of a higher class. Consideration shall be given to the dispersal of traffic from commercial and employment centers, and to the ultimate functioning of the street system and regional transportation network.
(6) 
Streets shall be laid out to provide convenient and safe access to the property. Where appropriate, the Planning Commission may require additional cartway improvements and/or right-of-way width along existing street frontages to accommodate the anticipated traffic increases and to facilitate vehicular turning movements to and from individual lots.
(7) 
Where a development abuts an existing or proposed arterial street, the Planning Commission may require access management techniques such as the use of marginal access streets, reverse frontage lots, or other such treatment that will provide protection for abutting properties, reduce the number of intersections with the arterial street, and separate the local and through traffic.
(8) 
Street lengths shall be minimized as to promote the most efficient street layout while still protecting the natural, cultural, and historical environment.
(9) 
The use of permeable pavement is encouraged on sidewalks, plazas, driveways, parking lots, and low-traffic roads. Permeable pavement shall not be located on industrial sites, fueling stations, sites with expansive soils or high depth to bedrock, areas draining to the permeable pavement greater than five acres, areas with the water table less than two feet below the bottom of the pavement base, and less than 100 feet from drinking wells.
B. 
Street hierarchy.
(1) 
All proposed streets shall be classified according to the street hierarchy of the existing transportation network with design tailored to function and average daily traffic (ADT).
(2) 
The street hierarchy system shall be defined by the Borough Comprehensive Plan, Official Map, or other Borough planning documents.
(3) 
The applicant shall demonstrate to the Planning Commission's satisfaction that the distribution of traffic to the proposed street system will not exceed the ADT thresholds for any proposed street type for a design period of 10 years from the proposed date of completion of the road.
(4) 
Private streets may be used provided the Planning Commission determines that no public benefit will be served by dedication. Applications that propose a private street shall be accompanied by a recorded declaration or an agreement which shall be recorded with the Lancaster County Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the street will be constructed and maintained in accordance with the design approved on the final plan, and shall stipulate:
(a) 
Ownership interest in the private street.
(b) 
No limitations on users unless identified in the private agreement.
(c) 
A statement indicating that civil court, not the Borough, is responsible for mitigating differences relating to the agreement.
(d) 
The method of assessing maintenance and repair cost.
(e) 
Private streets shall not be offered for dedication as a public street unless they are restored to Borough design standards for streets. The offer for dedication of the street shall be made only for the street as a whole.
C. 
Determination of required street design standards. Newly created right-of-way and cartway width for each interior street classification shall be determined by the proposed use, projected ADT and the intensity of development permitted and existing along each street. Each cartway width shall be based on the travel lane, on-street parking, multi-modal lanes, and gutter width.
190 Street Design Stds.tif
*
Buffer areas and shoulders are encouraged but not required.
(1) 
Travel lanes. Travel lane width requirements shall vary according to the average daily trips (ADT)*.
Travel Lane Width
Miles Per Hour
Under 400 ADT
(feet)
401 to 1,500 ADT
(feet)
1,501 to 2,000 ADT
(feet)
Over 2,000 ADT
(feet)
15
9
10
10
11
20
9
10
11
12
25
9
10
11
12
30
9
10
11
12
35
9
10
11
12
40
9
10
11
12
45
10
11
11
12
50
10
11
11
12
55
11
11
12
12
*
Derived from AASHTO, as amended
(2) 
Nonmotorized multimodal travel lanes.
(a) 
Nonmotorized travel lanes shall be provided for all collector and arterial streets when identified by the Borough Official Maps.
(b) 
Non-motorized travel lane requirements shall vary according to the speed of the streets.
[1] 
For a posted speed limit of 26 to 35 miles per hour, four-foot multimodal lanes shall be provided.
[2] 
For a posted speed limit of 36 to 45 miles per hour, six-foot multimodal lanes shall be provided.
[3] 
For a posted speed limit of greater than 45 miles per hour, eight-foot multimodal lanes shall be provided.
(c) 
Grates shall be bicycle and horse-drawn safe.
(3) 
Curbs, gutters, and swales.
(a) 
Curbing shall be required to meet any of the following:
[1] 
Stormwater management.
[2] 
Road stabilization.
[3] 
Ten feet on each side of drainage inlets.
[4] 
At intersections.
[5] 
At corners.
[6] 
At tight radii.
(b) 
Drainage swales in place of curbing may be used when all of the following can be shown:
[1] 
Soil and/or topography make the use of drainage swales preferable.
[2] 
It is in the best interest of the community to preserve its existing character by using drainage swales instead of curbs.
[3] 
Curbing would negatively impact a cohesive stormwater management best management design (BMP).
(c) 
Flexibility regarding curb type shall be permitted as long as the curb type accommodates the system of drainage proposed.
(d) 
Curbing shall be designed to provide a ramp cut at each intersection, at the principal entrances to buildings which front on parking lots, and at all crosswalks.
(4) 
Buffer area. Signage and street trees shall generally be located within the buffer area of the right-of-way. Buffer areas shall be planted with grass, ground cover, or treated with other suitable pervious material. See § 190-47B for street tree standards. When buffer areas are provided, they shall be a minimum of four feet wide with eight feet preferred when planted with trees. Buffer areas may be eliminated when a wider pedestrianway is provided.
(5) 
Rights-of-way.
(a) 
Center line of the right-of-way may not always be the center line of the travel lanes.
(b) 
Where the right-of-way width of the new street is different than the existing street, a transition area shall be provided, the design of which is subject to Planning Commission approval.
(c) 
The right-of-way width shall be designed to meet the design requirements by use of Appendix G. Right-of-way widths may change for each street based on the anticipated future development.
(6) 
Vertical street alignments.
(a) 
Vertical curves shall be used in changes in grade exceeding 1%.
(b) 
Alignment:
[1] 
Vertical street and access drive alignments shall be measured along the center line.
[2] 
Minimum rate of vertical Curvature K shall be as specified below:
Initial Speed
(mph)
Curvature, K1
(feet per percent)
Crest
Curvature, K1
(feet per percent)
Sag
15
3
10
20
7
17
25
12
26
30
19
37
35
29
49
40
44
64
45
61
79
50
84
96
55
114
115
1
Rate of vertical curvature, K = length of curve (L) per percent algebraic difference (A) in the intersection grades (K=L/A)
(c) 
Grade.
[1] 
Where the approaching grade is 7% or greater, a leveling area shall be provided within 75 feet of a four-way street intersection on the street of lesser classification, or access drives, or the terminating street at a three-way intersection.
[2] 
Such leveling area(s) shall have a maximum grade of 4% for a minimum length of 40 feet measured from the intersection of the center lines.
(7) 
Horizontal street alignments.
(a) 
Horizontal curves shall be used at all angle changes in excess of two degrees.
(b) 
The design of horizontal curves shall be based on an appropriate relationship between design speed and curvature and on their joint relationships with superelevation (roadway banking). (The longer the radius of a curve, the higher the speed through that curve.)
(c) 
Single, long-radius curves shall be used rather than a series of curves with varying radii and/or a series of short curves separated by short, straight segments.
(d) 
Access drives intersections shall be designed to local street horizontal alignment standards.
(e) 
Determination of minimum horizontal center-line radius.*
Initial Speed
(mph)
Center-Line Radius1
(feet)
No Superelevation
Center-Line Radius1
(feet)
4% Superelevation
(e max)
15
50
42
20
107
86
25
198
154
30
333
250
35
510
371
40
762
533
45
1,039
711
50
—
926
55
—
1,190
*
Derived from AASHTO formula Rmin = V2/15*(0.01e + fmax)
1
Curve radius shall be measured to the center line of cartways and access drives.
(f) 
Superelevation in certain conditions may be amended when using AASHTO Exhibit 3-16, as updated.
(8) 
Street intersections.
(a) 
Cul-de-sac/local streets. A minimum separation of no less than 150 feet between center lines shall be provided.
(b) 
Collector streets.
[1] 
Minor collectors a minimum separation distance of 275 feet between center lines shall be provided.
[2] 
Major collectors a minimum separation distance of 300 feet between center lines shall be provided.
(c) 
Arterial streets. A minimum separation distance of 600 feet between center lines shall be provided.
(d) 
Right-angle intersections shall be used. No street intersection modification shall be granted at an angle of less than 60°.
(e) 
The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius of five feet and a maximum radius of 25 feet. The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway. Curb return radii of 10 to 15 feet should be used where high pedestrian volumes are present or the volume of turning vehicles is low. Larger radii should be used when parking or nonmotorized lanes are not provided.
(f) 
Where warranted by a traffic impact study, the Planning Commission may require additional traffic lanes or additional right-of-way to facilitate vehicular turning movements at existing or proposed street intersections within subdivision or land development plans.
(9) 
Sight distance at intersections.
(a) 
Proper sight distance shall be provided at all new streets, access drives, and all driveway intersections in accordance with the latest edition of the Pennsylvania Department of Transportation Design Manual - Part 2, Highway Design (Publication 13), and Section 2.18.F, as amended. Sufficient design and plan information shall be submitted with the plan application proving that this minimum standard will be achieved. Such design information shall be sealed by a professional registered in Pennsylvania to perform such design work.
[1] 
Access drive sight distance based on 10 feet off of edge of cartway, an eye height of 3.5 feet to an object at a height of 3.5 feet.
[2] 
Street sight distance based on 15 feet off of edge of cartway, an eye height of 3.5 feet to an object at a height of 3.5 feet.
(b) 
At all intersections where stop signs or other stop control devices are not proposed, clear sight triangle easements shall be provided. Sight triangle easements shall include the area on each street corner that is bounded by the line which connects the sight or "connecting" points located on each of the right-of-way lines of the intersecting street. The planting of trees, other plantings, signs, and structures exceeding 30 inches in height that would obstruct the clear sight across the area of the easements shall be prohibited.
[1] 
Arterial streets shall have a clear sight triangle side of 150 feet.
[2] 
Collector streets shall have a clear sight triangle side of 100 feet.
[3] 
Local roads, culs-de-sac, and alleys shall have a clear sight triangle side of 75 feet.
(10) 
Cross-sectional specifications.
(a) 
All new street paving must be in accordance with the current PennDOT Publication 408 and conform to the following cross-sectional specification (all courses are compacted thicknesses) unless superseded by a street ordinance or construction and material specification:
[1] 
Arterial streets shall have an eight-inch 2A stone subbase, five-inch 25 mm base course, three-inch 19 mm binder course, and one-and-one-half-inch wearing course.
[2] 
Major and minor collector streets shall have an eight-inch 2A stone subbase, five-inch 25 mm base course, two-inch 19 mm binder course, and one-and-one-half-inch wearing course.
[3] 
Local streets shall have an eight-inch 2A stone subbase, three-inch 25 mm base course, two-inch 19 mm binder course, and one-and-one-half-inch wearing course.
(b) 
Street paving relative strength (design structural number) shall meet 3.0 for all local roads, 3.5 for arterial and collector roads, and 2.5 if all paving from top of stone to top of the street is completed in one operation and the wearing course is not laid at a later time. The design structural number depicts the required strength of the proposed pavement will need to provide. The structural number must be converted to individual layer thicknesses of the pavement.
[1] 
Structural coefficients for common flexible pavement materials:*
Pavement Component
Structural Coefficient
Surface Course:
Superpave 9.5 mm, 12.5 mm, 19 mm, 25 mm (wearing and binder courses)
0.44
ID-2, ID-3 (wearing and binder courses)
0.44
FB-1, FB-2 (wearing and binder courses)
0.20
FJ-1, FJ-1C, FJ-4 (wearing courses)
0.35
Base Course:
Plain cement concrete (PCBC)
0.50
Lean cement concrete (LCBC)
0.40
Superpave 25 mm, 37.5 mm, base course
0.40
Bituminious concrete (BCBC)
0.40
Crushed aggregate (CABC)
0.14
Crushed aggregate, Type DG (CABCDG)
0.18
Aggregate - bituminous (ABBC)
0.30
Aggregate - cement (ACBC)
0.40
Aggregate - lime - Pozzolan (ALPBC)
0.40
Subbase:
Open-graded subbase
0.11
No. 2A subbase
0.11
Asphalt treated permeable base course (ATPBC)
0.20
Cement treated permeable base course (CTPBC)
0.20
*
Per current PennDOT standards, Pavement Policy Manual, Publication 242.
[2] 
Example of local paving is as follows: four-inch 2A stone subbase, three-inch BCBC (bituminous concrete base course), two-inch binder course, and one-and-one-half-inch wearing course.
[3] 
Example of arterial and collector paving is as follows;
[a] 
Four-inch 2A stone subbase, five-inch BCBC, two-inch binder course, and one-and-one-half-inch wearing course; or
[b] 
Eight-inch 3A stone subbase, two-inch 2A top dressing, three-inch BCBC, two-inch binder course, and one-and-one-half-inch wearing course.
D. 
Pedestrianway.
(1) 
Trails.
(a) 
Trail width shall be a minimum of four feet.
(b) 
Easements 10 feet wide are required for trails. A plan note shall be provided, indicating that such easement be five feet on either side of the center line of the trail as constructed.
(c) 
Encroachments into the trail shall not result in less than a four-foot-wide minimum clearance width from any obstacles.
(d) 
Marked crosswalks shall be provided within the vehicular travel ways intersecting with trails.
(2) 
Sidewalks.
(a) 
Paved sidewalks shall be provided on both sides of a new street.
(b) 
Sidewalk widths shall be a minimum of four feet.
(c) 
Where practical, sidewalks should be sloped towards adjacent pervious surfaces, not adjacent impervious surfaces.
(d) 
Encroachments into the sidewalk shall not result in less than a four-foot-wide minimum clearance width from any obstacles.
(e) 
Sidewalks shall not exceed a cross slope of 2%.
(f) 
Ramp cuts shall be located at all sidewalks intersecting with vehicular travel ways.
(g) 
Marked crosswalks shall be provided within the vehicular travel ways intersecting with sidewalks.
E. 
Lot access.
(1) 
The Planning Commission may require an applicant to provide reverse frontage lots on the collector and/or arterial roads and reduce the number of access points through access management for the development.
(2) 
The Planning Commission may require the applicant to provide ingress and egress to a particular lot or tract through the remainder of a property or other properties over which the applicant has control by the following;
(a) 
A temporary cul-de-sac designed for access to any adjoining property or for phased development.
(b) 
Provision of access to existing nonconforming lots which have no frontage on a public or private street.
(3) 
A highway occupancy permit is required for each access point onto a state road or highway.
(4) 
All lots shall front on a public or a private right-of-way.
(5) 
Prior to the use and occupancy of a lot, each lot or dwelling unit shall be provided with a street number assigned by the Zoning Officer and approved by the Lancaster County-Wide Communications. The street number shall be visible from the street. Where a lot contains multiple building or dwelling units, each building and dwelling unit shall be identified so that emergency services can easily identify the location of every building and dwelling unit in a time of emergency.
F. 
Street provisions for future developments.
(1) 
Where appropriate, rights-of-way shall be reserved for future access strip usage in conjunction with the zoning classification of adjacent tracts to allow for future development. Areas reserved for future access strip usage will not be required to be improved; however, these areas shall be reserved for street improvements to be provided by the developer of the adjacent tract. Appropriate plan notes shall be included to note future access strip expansion.
(2) 
Wherever there exists a dedicated or platted area reserved for future access strip usage along the boundary of a tract being developed, the proposed street must be extended over the area dedicated or platted for future access strip usage. The street shall be designed in conformance with the design requirements of the proposed street subject to the existing right-of-way.
(3) 
The extension of existing streets that are presently constructed with a cartway different from the standards of this chapter shall be provided with a transition area, the design of which is subject to Planning Commission approval.
G. 
Driveways. All driveways shall, at a minimum, be designed in accordance with the following:
(1) 
Driveways must be designed in conformance with the sight distance specified in Subsection H(3).
(2) 
Driveway access to a street shall not be located less than 25 feet from the edge of the cartway of the intersecting street.
(3) 
Driveway access to lots shall be provided to the street of lesser classification.
(4) 
To maintain good access management in the street network, when a driveway intersects with a collector or arterial street, joint, shared use, or reverse frontage driveways should be encouraged when such design would increase traffic safety by decreasing the potential for vehicular conflicts.
(5) 
Driveways shall be paved within the intersecting street right-of-way.
(6) 
Leveling areas shall be provided a minimum of 10 feet from the edge of street cartway with a maximum slope of 10%.
(7) 
Shared or joint driveways must meet the follow standards:
(a) 
Driveways shall be used only for four or fewer dwelling units.
(b) 
To decrease the potential for vehicular conflicts, driveways may be located so they are centered on or entirely on one property.
(c) 
An easement agreement shall be provided and recorded that indicates the rights of ownership, access, and maintenance. The Borough is not responsible to settle conflict issues with joint or shared driveways.
H. 
Access drives. Access drives shall be designed to meet the following requirements:
(1) 
Any property that utilizes an access drive shall have frontage along a public or private right-of-way.
(2) 
The plan shall note that the access drive does not qualify for dedication to the Borough and that the landowner assumes all responsibility for its maintenance.
(3) 
Access drives shall be designed for their intended function. All travel lanes shall be a minimum of eight feet wide; however, sufficient design information must be submitted to indicate that the number of travel lanes and width proposed have been designed to accommodate the anticipated traffic to and from the development.
(4) 
Parking shall be permitted when sufficient Cartway width is proposed. See § 190-40, Parking facilities.
(5) 
Access drives shall maintain a center line separation distance of 125 feet from all other access drives and streets. Access drive intersections with other access drives within the site shall not be subject to such restrictions.
(6) 
Proper sight distance shall be provided at access drive intersections with existing public and private streets according to this chapter.
I. 
Single access/cul-de-sac streets.
(1) 
To the greatest extent possible, through streets shall be provided. The feasibility of a through street will be based on the physical features of the tract proposed for development and/or adjoining lots, the potential for extension of the street to adjoining lands based on existing development patterns, restrictions imposed by other government regulations and other recorded documentation, and the ability of the design to meet all other requirements of this chapter. When single access/cul-de-sac streets are proposed, the application shall be accompanied by a written analysis of the merits of the design and the reasons that a through street would not be desirable.
(2) 
The length of a cul-de-sac street shall be measured from the center line intersection with the through street to the center point of the turnaround.
(3) 
All cul-de-sac streets shall have a minimum length of 250 feet and a maximum length of 600 feet. Temporary cul-de-sac streets shall not have a minimum length.
(4) 
Permanent cul-de-sac streets shall be designed to serve a maximum of 250 ADT for residential development and a maximum of 500 ADT for nonresidential development.
(a) 
Permanent suls-de-sac may be extended beyond above referenced ADT for the following justification, provided:
[1] 
The cul-de-sac is a boulevard construction; or
[2] 
The adjacent land is 100% developed.
(5) 
Any temporary cul-de-sac street designed for access to an adjoining property or for authorized phased development and which is greater than one lot deep shall be provided with a temporary all-weather turnaround. The use of such turnaround shall be guaranteed to the public until such time as the street is extended. Sidewalks along temporary culs-de-sac must be continued at the same time that the street is continued.
(6) 
Permanent and temporary culs-de-sac shall not exceed 8% in longitudinal slope at any point.
(7) 
Culs-de-sac shall have a circular, T-shaped or "hammerhead" shaped turnarounds. Turnarounds shall be constructed completely within the right-of-way.
(a) 
T-shaped or hammerheads may be used if the cul-de-sac serves less than 10 dwelling units. Dimensions of a T-shaped or hammerhead are 60 feet by 20 feet.
190 T Cul de sacs.tif
(8) 
Restoration to the temporary cul-de-sac paved areas and sidewalk system within the right-of-way shall be the responsibility of the developer.
(9) 
Permanent culs-de-sac with a circular turnaround shall be paved, have a minimum radius of 42 feet without a center island and 45 with a center island.
190 Permanent Cul de sacs.tif
J. 
Street names.
(1) 
Continuations of existing streets shall be known by the same name.
(2) 
Written notice that the proposed new street names are acceptable from the Lancaster County-Wide Communications (fax number: 717 664-1126, as amended) shall be submitted.
(3) 
At least two street name signs shall be placed at each four-way street intersection and one at each T intersection.
(4) 
Signs shall be free of visual obstruction. The design of street name signs should be consistent, of a style appropriate to the Borough, of a uniform size and color, and erected in accordance with Borough standards.
(5) 
All streets shall be provided with street name signs in conformance with this section. The plan shall note that it is the responsibility of the developer to pay for the sign and installation of the street name signs for all streets.
K. 
Traffic signs.
(1) 
Design and placement of traffic signs shall follow the requirements of the Borough and PennDOT.
(2) 
Signs shall be free of visual obstruction.
L. 
Dwelling unit identification. Street numbers for all dwelling units shall be visible from the approved street frontage.
M. 
Underground wiring.
(1) 
All electric, telephone, television, and other communication facilities distribution lines servicing new developments should be provided by underground wiring within easements or dedicated public rights-of-way, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.
(2) 
Lots which abut existing easements or public rights-of-way where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground.
(3) 
Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines. Trees shall be planted in open areas and at key locations to minimize the view of the poles and the alignments.
[1]
Editor's Note: Appendixes G and H are included as attachments to this chapter.
A. 
Motorized vehicle parking facilities.
(1) 
Parking facility design criteria.
(a) 
Parallel parking shall be a minimum width of seven feet and a minimum length of 23 feet.
(b) 
Parking space length and width can be increased from minimum sizes where appropriate in accordance with location, use, and turnover rate.
(c) 
Encroachments such as columns and light poles may encroach into a module by one foot and affect up to 30% of the parking spaces.
(d) 
Compact car parking spaces may be provided at a reduced size of eight feet by 16 feet.
(e) 
Nonparallel parking within parking lots shall be designed to meet the following requirements:
Angle
Vehicle Projection Minimum
Aisle Min.
Base Module1
Single Loaded
Wall to Interlock
Interlock to Interlock
Curb to Curb
Over-
hang
Interlock2 Reduction
Stall Width Projection Minimum
VP
A
W1
W2
W3
W4
W5
o
i
WP
45°
17'8"
12'8"
48'0"
30'4"
45'0"
42'0"
44'6"
1'9"
3'0"
12'0"
50°
18'3"
13'3"
49'9"
31'6"
47'0"
44'3"
45'11"
1'11"
2'9"
11'1"
55°
18'8"
13'8"
51'0"
32'4"
48'7"
46'2"
46'10"
2'1"
2'5"
10'5"
60°
19'0"
14'6"
52'6"
33'6"
50'4"
48'2"
48'2"
2'2"
2'2"
9'10"
65°
19'2"
15'5"
53'9"
34'7"
51'11"
50'1"
50'1"
2'3"
1'10"
9'5"
70°
19'3"
16'6"
55'0"
35'9"
53'7"
52'2"
52'2"
2'4"
1'5"
9'1"
75°
19'1"
17'10"
56'0"
36'11"
54'11"
53'10"
53'10"
2'5"
1'1"
8'10"
90°
18'0"
20'0"
60'0"3
42'0"
60'0"
60'0"
60'0"
2'6"
0'0"
8'6"
NOTES:
1
"Module" is defined as the combined dimension of two parked vehicles and the aisle between them.
2
Calculated for nine-foot stall.
3
Base width may not be waived.
4
Parking dimensions for based on design vehicles of 6'7" x 17'0."
190 Non Parallel Parking_1.tif
190 Non Parallel Parking_2.tif
(2) 
General parking standards.
(a) 
Angled parking may be forward (pull-in) or reverse (back-in).
(b) 
Parking spaces for the physically handicapped shall meet the Americans With Disabilities Act (ADA). Handicapped parking shall be provided for all nonresidential developments and multifamily structures and shall be located closest to the accessible building entrance(s), consistent with Chapter 220, Zoning.
(c) 
On-street parking shall be provided on at least one side of all access drives and proposed streets with speeds equal to or less than 30 mph.
(d) 
On-street parking shall not be located within 25 feet of a cartway intersection in order to provide safe sight distance and adequate turning radius for large vehicles.
190 On Street Parking.tif
(e) 
Off-street parking areas shall be located compliant to the requirements of Chapter 220, Zoning.
(f) 
Parked vehicles adjacent to sidewalks shall not overhang or extend over the sidewalk in a manner that restricts pedestrian circulation. Where such overhang is not restricted by a wheel stop or other device, sidewalks shall have a four-foot minimum clearance width from any obstacles.
(g) 
Not less than a two-foot radius of curvature shall be permitted for horizontal curves in parking areas for concrete curbing.
(h) 
All dead-end parking lots shall be designed to provide sufficient backup area for all end stalls.
(i) 
Painted lines, arrows, and dividers shall be provided and maintained to control parking, and when necessary to direct vehicular circulation.
(j) 
The typical cross-section of any surface parking lot shall be prepared to meet the following minimum standards:
[1] 
Permeable pavement. Permeable pavement is required as specified in the Columbia Borough Technical Specifications, with the exception to heavy industrial sites, fueling stations, sites with expansive soils or shallow depth to bedrock, areas draining to the permeable pavement greater than five acres, areas with the water table less than two feet below the bottom of the pavement base, and less than 100 feet from drinking wells; where nonpermeable parking is allowed. Permeable pavement includes paving units, porous asphalt pavement, or porous concrete (using single-sized aggregate and low water content); uniformly graded stone aggregate with void space; filter fabric lining the subsurface beds; and uncompacted (or hand-compacted) subgrade. Constant supervision during construction is encouraged as sediment must be kept from the aggregate base. Geotechnical investigation should be conducted to determine if the site is conducive to the use of permeable pavement.
[2] 
Nonpermeable pavement. Where allowed, nonpermeable parking areas shall be constructed to standards specified in the Columbia Borough Technical Specifications.
(k) 
Shared parking is encouraged. The number of parking spaces may be reduced if shown that the uses are compatible with regard to parking needs. (See "Shared Parking," Second Edition, by Urban Land Institute for methodology.)
(3) 
Nonstructure parking standards.
(a) 
A minimum of 75% of the off-street parking provided must be located within the side and/or rear of the structure(s) to be served. Where appropriate, no more than 25% of the required parking may be located in front of the structure(s). On-street parking on any side of the structure may be counted toward the percentage of parking required to be located within the side or rear yard.
(b) 
Sidewalks/pedestrian easements shall be provided for pedestrian circulation. All development shall incorporate a sidewalk between the building and the street.
(c) 
Lighting shall be provided per § 190-47.
(d) 
Landscaping shall be required and located in unusable parking or circulation areas with proper clearance from parked vehicles and sidewalks. Planter areas and tree wells should be installed in accordance with the parking lot dimension to avoid adverse impacts on parking functions due to improper location and/or design.
(e) 
Trees shall be provided in a quantity set forth in Chapter 220, Zoning.
(4) 
Parking structures.
(a) 
Lighting and reflective materials/flat paint should be used inside the parking structure and within all pedestrian areas to increase the feeling of safety. Glossy or semigloss paint is discouraged.
Minimum-Maximum Horizontal2
(footcandles)
Minimum/ Maximum Horizontal Uniformity3
Minimum-Maximum Vertical4
(footcandles)
Basic1
1 to 5
10:1 to 5:1
0.5 to 5
Ramps5
Day
2 to 5
10:1 to 5:1
1 to 5
Night
1 to 5
10:1 to 5:1
0.5 to 5
Entrance/exit areas6
Day
50
25
Night
1 to 5
10:1 to 5:1
0.5 to 5
Stairways
2 to 5
1 to 5
Table based on the Illuminating Engineering Society (IET)
1
For typical conditions.
2
Minimum "maintained" footcandles measured on the parking surface, without any shadowing effect from parked vehicles or columns. This may require three-to-five-footcandle average
3
The highest horizontal illuminance area, divided by the lowest horizontal illuminance point or area should not be greater than the ratio shown.
4
Measured facing the drive aisle at five feet above the parking surface at the point of the lowest horizontal illuminance.5 Applies only to clearway ramps (with no adjacent parking) but not sloping floor designs.
6
A high illuminance level for the first 65 feet inside the structure is needed to effect a transition from bright daylight to a lower interior level.
7
Daylight may be considered in the design calculations.
(b) 
Parking lot lighting shall address glare control, light pollution (unnecessary light), light trespass (bright visible sources or light spilling into neighboring properties), and reduction of shadows.
[1] 
Provision for energy conservation to mitigate over-lighting is encouraged. A maximum lighting power density of 0.3 watt per square foot is encouraged.
(c) 
Provision of signage at exits of the parking structures shall be required.
(d) 
Open-structure wall areas for natural ventilation or mechanical ventilation shall be encouraged.
(e) 
Interaction between vehicles and pedestrians should be provided in a safe manner.
(f) 
Traffic flow by vehicles entering the parking garage shall be mitigated by either on site or external deceleration lanes based on the traffic impact study if required.
B. 
Nonmotorized vehicle parking facilities. Nonmotorized vehicle parking facilities shall be provided in accordance with the following regulations:
(1) 
Scooter/bicycle parking facilities. Scooter/bicycle parking facilities for nonresidential land uses shall be provided in accordance with the following regulations:
(a) 
Each scooter/bicycle space shall be equipped with a device (such as a rack) to which a bicycle frame and one wheel can be attached using a chain or cable. There shall be adequate separation between adjacent devices to allow scooter/bicycles to be attached or removed without moving other scooter/bicycles. The devices shall also be suitable for use by scooter/bicycles not equipped with kickstands, and the appearance of the device shall be generally consistent with nearby design features.
(b) 
Scooter/bicycle parking spaces shall be convenient to the structure for which they are provided. They shall be visible from at least one entrance to the structure.
(c) 
For every 50 vehicular spaces required, accommodations for three scooters or bicycles.
A. 
Blocks. All blocks that include residential dwellings shall have a maximum length of 1,000 feet. Nonresidential blocks may vary from this requirement. The applicant shall give special consideration to the requirements of fire protection, pedestrian circulation, and utility service. The Planning Commission may require easements as necessary for these purposes.
B. 
Lot configuration. The configuration of blocks and lots shall be based upon the minimum and maximum lot area requirements, salient natural features, existing improvements, proposed improvements, and the adjacent development pattern. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation. When possible, lots with areas that are two or more times the minimum requirements should be designed with configurations that allow for additional subdivision.
C. 
Specific lot configuration requirements.
(1) 
Relationship to Borough boundaries. In order to avoid jurisdictional problems, lot lines shall, wherever feasible, follow Borough boundaries rather than cross them.
(2) 
Frontage. All lots must front on a public or private street.
(3) 
Provisions for future subdivision. Lots resulting from a proposed subdivision that will be large enough to be further subdivided should be configured to facilitate such future subdivision. Adequate street right-of-way shall be provided as necessary. The Planning Commission may require a sketch plan of such large lots that indicates the potential future subdivision is generally in conformance with the design standards of this chapter and the applicable zoning provisions.
(4) 
Lot access. Lots shall not result in unsafe driveway locations on public streets.
(5) 
Flag lots. Flag lots represent a viable design alternative under the following standards. In such cases, evidence shall be submitted to the Planning Commission that documents the circumstances and demonstrates that the platting of flag lots shall not restrict the development potential and pattern of development of the tract and adjacent lands.
(a) 
Adjacent flagpoles shall be encouraged to share driveway access points. More than four adjacent flag lots shall be oriented to a common public or private street right-of-way, not driveways.
(b) 
Flag lots are encouraged when infill situations exist to achieve maximum densities.
(c) 
Flag lots shall not be proposed in order to avoid construction of streets. Flag lots proposed to create lots for home sites where there is no potential for the construction of a public or private street must demonstrate that there is no potential to construct a street due to:
[1] 
Severe topographic or other environmental constraints that limit the design of a street; or
[2] 
Other factors inherent in the site which make the construction of a public or private street impractical.
(d) 
The width of a flagpole should be determined by the function of the driveway, number of lots served, setbacks, grading, and utility requirements.
(6) 
Double/reverse frontage lots.
(a) 
Residential double frontage lots are only permitted when a reduction of driveway intersections along a street with a high volume of vehicular movements is desired or the maintenance of the integrity of a corridor is desired.
(b) 
Reverse frontage lots may be permitted when rear alleys are proposed to provide vehicular access to lots.
(c) 
All double and reverse frontage lots shall include identification on the plan as to the intended primary access.
(d) 
All reverse frontage lots shall have within the yard(s) that is/are adjacent to any street right-of-way, other than the street of vehicular access, an easement running the entire width of the proposed lot, across which there shall be no vehicular access.
A. 
General. All easements including by way of example and not limitation; sanitary sewer facilities, public water facilities, stormwater drainage facilities, public or private utilities, access and/or pedestrian access shall meet the standards found in this section.
B. 
Design guidelines.
(1) 
To the fullest extent possible, easements shall be centered on 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.
(3) 
The plan shall show all proposed and existing easements of record and indicate their location and width. All structures located within the easement shall be shown, along with any applicable recording information.
(4) 
To the fullest extent possible, utilities and pedestrian paths should be centered within an easement. However, due to unexpected on-lot conditions, utility and pedestrian locations may be flexible within the easement.
(5) 
All utility companies are encouraged to use common easements. Utility easements shall be based on the width required by the utility authorities but shall have a minimum width of 20 feet. Utility easements shall be located within the street right-of-way or within the building setback line, to the maximum extent practicable.
(6) 
Where pedestrian access is provided outside of a street right-of-way, pedestrian easements shall have a minimum width of 10 feet.
(7) 
The applicant shall reserve easements where stormwater or surface water management facilities exist or are proposed when located within the boundaries of the subject tract. The applicant proposing to alter existing stormwater management facilities on adjacent and/or downstream properties shall obtain a temporary construction easement and/or a permanent easement and maintenance responsibilities shall be established, to the extent feasible.
(8) 
When the proposed stormwater management system will utilize or be integrated into an existing stormwater collection or conveyance system, the existing facilities shall be improved to the standards of this chapter. The applicant shall determine the impacts of any proposed improvements of the existing system to downstream properties. If the improvements will cause adverse impacts on downstream properties, the applicant shall mitigate such impacts.
A. 
Monuments shown on final plan. The location of all existing and proposed monuments, lot line markers, property corners, and drill holes shall be shown on the final plan. Those that are proposed shall be labeled as such. Drilled holes in curbing shall be referenced mathematically to a point on the right-of-way line.
B. 
New monuments. Three monuments shall be spaced around the proposed project with precise bearings and distances labeled which reference those monuments to known property corners.
(1) 
Two such monuments shall be consecutive corners along street rights-of-way and the third may be placed either on the boundary or internal to the site.
(2) 
Longitude and latitude coordinates of the monuments shall be shown on the recorded plan.
(3) 
If GPS technology is used, it shall be rectified and calibrated to the State Plane Coordinate System, North American Datum (NAD) 1983.
(a) 
Such monuments shall be readily accessible and clear of overhead obstructions.
(4) 
A CAD file including property lines, corners, rights-of-way, and easements for the site shall be submitted to the Borough prior to plan recordation.
C. 
Monument materials. Monuments shall be of concrete or stone, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Concrete monuments shall be marked with a three-quarter-inch copper, brass dowel, or drill hole; stone or precast monuments shall be marked on the top with a drill hole.
D. 
Existing and proposed property line and right-of-way markers. Markers shall be set at all points where lot lines intersect curves, at all angles in property lines, at the intersection of all other property lines, and at the street right-of-way.
E. 
Marker (pin) materials.
(1) 
Markers shall consist of iron pipes or steel bars at least 30 inches long and not less than 5/8 inch in diameter.
(2) 
Drill holes shall be drilled in concrete curbs (with or without PK nails or discs) having a minimum diameter of 1/4 inch. The depth of the holes shall be such that a PK nail or disc, if used, can be set in as close to the surface of the curb as possible. Minimum depth without the use of PK nail or disc shall be 1/2 inch. In the absence of PK nails or discs, chisel or saw marks shall be used to facilitate and identify the drill hole locations.
F. 
Certification of monuments and markers.
(1) 
All monuments, markers, and drilled holes shall be placed by a registered professional land surveyor so that the scored marked point, or center of the drilled hole shall coincide with the point of intersection of the lines being monumented or marked.
(2) 
Provide a note on the plan indicating when the monuments and markers are to be set.
A. 
Sanitary wastewater disposal. The applicant shall provide the type of sewage facility consistent with current plans, including but not limited to the Borough Comprehensive Plan and Borough of Columbia Sewage Facilities Plan as well as existing physical, geographical and geological conditions.
(1) 
The following types of sanitary sewage facilities are listed in order of desirability:
(a) 
Public sewage system.
(b) 
Private community sewage system.
(2) 
The Planning Commission may require installation of a capped system within the road right-of-way. If required, the Borough or Authority shall inspect the capped system and accept dedication.
(3) 
The applicant shall provide evidence of approval from the Pennsylvania Department of Environmental Protection prior to plan recording.
(4) 
When connection to an existing public sewage system or private community sewage system is proposed, the application shall include a statement from the Borough or Authority providing such service that sufficient capacity to service the proposed development is available. Such notice shall be dated within 12 months of the plan application. Extender agreements shall be provided prior to dedication.
(5) 
Approval by the Borough or Authority of the sewage facilities shall be received and submitted prior to final plan recording.
A. 
Intent. The applicant shall provide the type of community water supply system consistent with current plans, including but not limited to the Borough Comprehensive Plan as well as existing physical, geographical and geological conditions.
B. 
Design guidelines.
(1) 
The following types of water supply systems are listed in order of desirability:
(a) 
Publicly owned community water supply systems.
(b) 
Privately owned community water supply systems.
(c) 
Individual well when a community water supply system is not accessible.
(2) 
Applicants shall submit to the Planning Commission documentation in the form of a copy of a certificate of public convenience from the Pennsylvania Public Utility Commission and/or private water utility authority that the project is located in an area served by a public utility and a statement that the utility has the capacity to serve the project at this time; or a cooperative agreement or an agreement to serve the project from a bona fide cooperative association of lot owners or from a municipal corporation, authority, or utility.
(3) 
Fire hydrants shall be provided whenever the water supply system contains sufficient capability or is planned to have such capability within two years from the date of final plan approval.
(a) 
The location and kind of fire hydrant shall meet the specifications of the local Borough regulation.
(b) 
Fire hydrant location(s) shall be submitted prior to final plan approval.
(4) 
When a new private water supply system is proposed for development, a copy of the approval of such system by the appropriate agency or utility company that provides the service shall be submitted with the final plan. Suitable agreements shall be established for the ownership and maintenance of such a distribution system.
(5) 
Prior to installation of any new privately owned community water supply system in areas or in proximity to areas of known groundwater contamination or inadequate yields of potable supplies, aquifer and water quality tests shall be performed pursuant to §§ 190-37 and 190-38.
A. 
Intent. Landscaping plants intercept rainfall, reduce stormwater runoff, prevent erosion, and reduce the need for detention. Landscape plants also provide shade and reduce the temperature created by additional impervious surfaces. Plants release moisture back into the environment, improve air quality, and remove contamination from the soil and water by absorbing excess nutrients, filter sediments, and break down pollutants. Planting native plants helps provide habitat, food, and protection for native species and ecosystems. Planting native species generally increases the chance for long-term survivability of the plant because they are naturally adapted to local conditions. Planting nonnative species and cultivars could be incorporated in designs when they provide a superior plant for spatial constraints and urban stress mitigation found in local site conditions. Existing significant trees which help contribute to the sense of place should be preserved to the maximum extent practical.
B. 
Native and invasive planting.
(1) 
Native plant materials should be incorporated in all designs. The use of native plant material can help improve water quality, provide additional and improved wildlife habitat, and typically adapt to local conditions which then require less maintenance. Native plants must be used near greenways, suburban forested areas, wetlands, and riparian areas.
(2) 
Except as noted above, nonnative plants may be included in place of a native plant if it is not considered invasive and the plant does not introduce pests or diseases. A nonnative plant may be incorporated into designs when they prove to be better suited for the urban soil, environment, or spatial constraints, urban stress mitigation, and integration into the surrounding ecosystem.
(3) 
The following is a list of invasive plants which may not be used in any urban planting schedule:
(a) 
Trees. Tree-of-heaven (Ailanthus altissima), Norway maple (*Acer platanoides), Sycamore maple (Acer pseudoplatanus), Empress tree (Paulownia tomentosa), Callery pear (*Pyrus calleryana), Siberian elm (Ulmus pumila)
(b) 
Shrubs. Japanese barberry (*Berberis thunbergii), European barberry (Berberis vulgaris), Russian olive (Elaegnus angustifolia), Autumn olive (Elaeagnus umbellata), Winged euonymus (*Euonymus alatus), Border privet (Ligustrum obtusifolium), Common privet (Ligustrum vulgare), Tartarian honeysuckle (Lonicera tartarica), Standish honeysuckle (Lonicera standishii), Morrow's honeysuckle (Lonicera morrowii), Amur honeysuckle (Lonicera maackii), Bell's honeysuckle (Lonicera x bella), Common buckthorn (Rhamnus cathartica), Glossy buckthorn (Rhamnus frangula), Wineberry (Rubus phoenicolasius), Multiflora rose (Rosa multiflora), Japanese spiraea (*Spiraea japonica), Guelder rose (*Viburnum opulus).
(c) 
Grasses. Cheat grass (Bromus tectorum), Japanese stilt grass (Microstegium vimineum), Maiden grass (*Miscanthus sinensis), Common reed (Phragmites australis), Reed canary grass (Phalaris arundinacea), Johnson grass (Sorghum halepense), and Shattercane (Sorghum bicolor).
(d) 
Flowers. Garlic mustard (Alliaria petiolata), Goutweed (Aegopodium podagraria), Bull thistle (Crisium vulgare), Canada thistle (Cirsium arvense), Musk thistle (Carduus nutans), Jimsonweed (Datura stramonium), Goatsrue (Galega officinalis), Giant hogweed (Heracleum mantegazzianum, Dame's rocket (Hesperis matronalis), Purple Loosestrife (Lythrum salicaria), Eurasian water-milfoil (Myriophyllum spicatum), Star-of-Bethlehem (Ornithogallum umbellatum), Japanese knotweed (Polygonum Fallopia japonica), Wild parsnip (Pastinaca sativa), Beefsteak plant (Perilla frutescens), Lesser celandine (Ranunculus ficaria), Water chestnut (Trapa natans)
(e) 
Vines. Five-leaf akebia (Akebia quinata), Porcelain-berry (Ampelopsis brevipedunc ulata), Oriental bittersweet (Celastrus orbiculatus), Japanese honeysuckle (Lonicera japonica), Kudzu (Pueraria lobata), Mile-a-minute vine (Polygonum perfoliatum)
*
Species with cultivars that are known to be noninvasive may be acceptable within a planting plan.
C. 
Street trees/screening/vegetative buffering.
(1) 
Any existing vegetation that is in appropriate locations, of an acceptable species and quality may be used to fulfill landscaping or buffering requirements.
(2) 
In order to aid surveillance and minimize the potential for crime, planting shall also be sited, massed, and scaled to maintain visibility of doors and first floor windows from the street and from within the development to the greatest extent possible. Planting patterns shall not obstruct sight lines or create isolated areas, especially near pedestrian walking paths.
(3) 
Off-street parking and storage of vehicles in front yards of commercial, industrial, and institutional lots shall be screened at least 50% from the public right-of-way by vegetative screening or fencing between three feet and five feet in height.
(4) 
Trash disposal areas, such as dumpster or compactor sites, shall be effectively screened so as not to be visible from off site adjacent parking areas, roadways, or adjacent residential properties. Such areas shall be screened with a combination of architectural masonry (or fencing) and/or landscaping with a height of at least six feet.
(5) 
Open space areas should also include but not be limited to at least three of the following:
(a) 
Seasonal planting areas.
(b) 
Large deciduous trees.
(c) 
Seating.
(d) 
Pedestrian-scale lighting.
(e) 
Gazebos or other decorative shelters.
(f) 
Play structures for children.
(g) 
Natural environment areas.
(h) 
Recreational amenities.
(i) 
Trails.
(j) 
Another element satisfactory the Borough that would implement the goals of the Borough Comprehensive Plan.
(6) 
All planting shall be performed in conformance with good nursery and landscape practice. Plant materials shall conform to the standards recommended by the American Association of Nurserymen, Inc., in the American Standard of Nursery Stock, ANZIZ60, current edition, as amended.
(a) 
Provide a landscape plan note indicating that the top of the main order root (first large set of roots that divide from the trunk) shall be planted no lower than one or two inches into the soil.
(b) 
Planting designs are encouraged to share planting space for optimal root growth whenever possible. Continuous planting areas versus isolated planting boxes are encouraged.
(c) 
No staking and wiring of trees shall be allowed without a maintenance note for the staking and wiring to be removed within one year of planting.
(d) 
All street trees shall be provided by the applicant in accordance with the following standards:
[1] 
The trees shall be nursery grown in a climate similar to that of the locality of the project. Varieties of trees within the right-of-way shall be subject to the approval of the authority that accepts ownership of the street.
[2] 
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.
[3] 
The trunk caliper, measured at a height of six inches above finish grade shall be a minimum of two inches.
[4] 
Tree planting depth shall bear the same relationship to the finished grade as the top of the root ball or original grade of origin.
[5] 
The type, number and location of street trees shall be in accordance with the Borough's Shade Tree Ordinance,[1] and shall be planted in a manner approved by the Borough Engineer.
[1]
Editor's Note: See Ch. 202, Trees.
[6] 
Existing trees. Along street segments where existing healthy trees will be preserved and protected during construction, new street trees will not be required.
(7) 
All required landscape plants shall be maintained and guaranteed for a length of 18 months from the date of planting. No more than 1/3 of the tree or shrub shall be damaged or dead without replacement. Replacement plants shall conform to all requirements of this section and shall be maintained after replanting for an additional 18 months.
(8) 
The plant's growth shall not interfere with the street cartway, sidewalk, signage, easements, clear sight triangles, or utility line. Within the clear sight triangle, typical branching shall not be within 10 feet of ground level after 10 years of growth.
(9) 
No one species shall comprise more than 33% of the entire number of street trees in a particular development.
(10) 
Existing significant trees and natural features, such as drainage corridors, shall be preserved to the maximum extent practicable and incorporated into site plans and site design as major amenities.
(a) 
If a significant tree is designated to be preserved but is removed or substantially damaged during the clearing, grading, or construction, the applicant or developer may be required by the Borough to replace the removed or damaged tree.
(11) 
Street trees shall be provided in all land developments which include new streets.
(a) 
Street trees shall be located within the street right-of-way.
(b) 
The required number and spacing of street trees shall be based on the applicable Borough ordinance(s).
(c) 
Street trees shall be selected from the Borough Street Tree List, as approved by the Planning Commission or Shade Tree Commission.
D. 
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, or other solid material shall be protected with a suitable ground cover, consisting of spreading plants including sods and grasses less than 18 inches in height.
E. 
Existing wooded areas. No more than 20% of existing woodlands located in environmentally sensitive areas shall be destroyed or altered. If the applicant can prove that invasive species are within either of these areas, then the percentage of woodlands to be removed may be increased to eradicate invasive species [see Subsection B(3)].
F. 
Tree protection zone.
(1) 
Prior to construction, the tree protection zone shall be delineated at the dripline of the tree canopy. All trees scheduled to remain shall be marked; however, where groups of trees exist, only the trees on the edge need to be marked. A forty-eight-inch-high snow fence or forty-eight-inch-high construction fence mounted on steel posts located eight feet on center shall be placed along the boundary of the tree protection zone.
(2) 
No construction, storage of material, temporary parking, pollution of soil, or regrading shall occur within the tree protection zone. When there is a group of trees, the tree protection zone shall be based on the location of the outer trees.
A. 
Purpose. The standards established in this section set forth criteria for:
(1) 
Providing lighting in outdoor public places where public health, safety, and welfare are potential concerns.
(2) 
Controlling glare from nonvehicular light sources that impair safe travel.
(3) 
Protecting neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, maintained, or shielded light sources.
(4) 
Reduce light pollution (unnecessary light) and light trespass (bright visible sources or light spilling into neighboring properties).
B. 
Applicability. Outdoor lighting shall be required for safety and in areas of public assembly and travel, including, but not limited to: streets, multifamily dwelling units, commercial, industrial, recreation areas, and institutional uses. The Borough may require lighting to be incorporated for other uses or locations, as they deem necessary. The glare control requirements herein contained apply to lighting in all above-mentioned uses as well as sign, architectural, landscaping, and residential lighting.
C. 
Illumination levels. Lighting shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the IESNA Lighting Handbook. Future amendments to said recommended practices shall become a part of this chapter without further action of the Borough. Examples of intensities for typical outdoor applications, as extracted from the Eighth Edition of the Lighting Handbook, are presented below:
Use
Task
Maintained footcandles1
Uniformity Ratio2
(maximum: minimum)
Streets
Local Residential
0.4 minimum
6:1
Local Commercial
0.9 minimum
6:1
Parking: multifamily residential
Low vehicular/pedestrian activity
0.2 minimum
4:1
Medium vehicular/pedestrian activity
0.6 minimum
4:1
Parking: industrial, commercial, institutional, and municipal
High activity (e.g., regional shopping centers/fast food facilities, major athletic/civic/cultural events)
0.9 minimum
4:1
Medium activity (e.g., community shopping centers, office parks, hospitals, commuter lots, cultural/civic/ recreational events)
0.6 minimum
4:1
Low activity (e.g., neighborhood shopping, industrial employee parking, schools, church parking, farm businesses, farm operations)
0.2 minimum
4:1
Walkways and bikeways
0.5 minimum
5:1
Building entrances and signs
4.0 average
—
NOTES:
1
Illumination levels are maintained horizontal footcandles on the task, e.g., pavement or area surface.
2
Uniformity ratio is a measure of the dispersion of light on an area. The ratio is measured as maximum light level to minimum light level. Example: 4:1 for the given area, the maximum level of illumination should be no less than 4 times the minimum level of illumination (0.2 x 4 = 0.8 maximum light level)
D. 
Lighting fixture design.
(1) 
Dedicated fixtures shall be of a type and design appropriate to the lighting application and aesthetically acceptable to the Borough.
(2) 
The use of floodlighting, spotlighting, wall-mounted fixtures, decorative globes and spheres, and other fixtures not meeting IESNA full-cutoff criteria shall be permitted only with the approval of the Borough, based upon applicability in retaining the urban character of the Borough and achieving acceptable glare control.
(3) 
Fixtures shall be equipped with, or be modified to, incorporate light directing and/or shielding devices such as shields, visors, skirts, or hoods to redirect offending light distribution and/or reduce direct or reflected glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.
E. 
Control of nuisance and disabling glare.
(1) 
All outdoor lighting shall be aimed, located, designed, fitted, and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely travel.
(2) 
Unless for safety, security, or all-night operations, lighting shall be controlled by automatic switching devices to permit extinguishing between 11:00 p.m. and dawn.
(3) 
Lighting proposed for use after 11:00 p.m., or after the normal hours of operation, shall be reduced by an average of 75% from that time until dawn, unless supporting a specific purpose.
(4) 
Vegetation screens shall not be employed to serve as the primary means for controlling glare.
(5) 
The intensity of illumination projected onto an existing residential use from an existing property boundary shall not exceed 0.2 footcandle, measured at the existing property line at a height of five feet.
F. 
Installation.
(1) 
Electrical feeds to lighting standards shall be run underground, not overhead.
(2) 
Pole-mounted fixtures shall not be mounted in excess of 25 feet high.
(3) 
Lighting standards in parking areas shall be placed outside paved areas or on concrete pedestals at least 30 inches high above the pavement, or by other approved protective means.
G. 
Post-installation inspection. The Borough reserves the right to conduct a post-installation nighttime inspection to verify compliance with the requirements of this chapter and, if appropriate, to require remedial action at no expense to the Borough.
H. 
Streetlighting dedication.
(1) 
The Borough must accept dedication of streetlighting facilities located within the right-of-way of a street dedicated to the Borough.
(2) 
Until such time as the streetlighting is dedicated, the developer of the tract (who has escrowed the streetlighting) will be responsible for any and all costs associated with each streetlight. Such costs shall include, but not be limited to: administration, placement, and maintenance. Electrical charges shall be the responsibility of the Borough at the issuance of the first building occupancy permit within the development.
(3) 
Streetlights not dedicated to the Borough will remain the responsibility of the developer or appropriate private entity including all costs and responsibilities for the lighting in perpetuity.