Each street shall be designed to meet the design requirements
by use of Appendix G and Appendix H. 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.
(a)
Curbing shall be required to meet any of the following:
[3]
Ten feet on each side of drainage inlets.
(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.
(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.
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.