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.
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.
|
|
*
|
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.
(b)
Drainage swales in place of curbing may be used when all of
the following can be shown:
(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.
(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.
(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.
(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;
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;
(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:
(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.
(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.
 |
(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.
|
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.
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."
|
|
|
(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.
 |
(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.
(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.
(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:
(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.
(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.
(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.
(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.
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.
[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.
