A.
General street arrangement. The following design consideration shall
be applied to all new and reconstructed streets within a subdivision
and/or land development plan.
[Amended 11-10-2020 by Ord. No. 12-2020]
(1)
Classifications; widths.
(a)
Street classifications; width (in feet) for new and reconstructed
streets:
[Amended 11-10-2020 by Ord. No. 12-2020]
Street Type
|
Cartway
|
Travel and Turn Lanes
|
Parking Stall
|
Bike Lane(s)
|
Sidewalk
|
Planting Strip and Curb
|
Total ROW
|
---|---|---|---|---|---|---|---|
Alley
|
16
|
-
|
-
|
Shared lane markings
|
0
|
-
|
16
|
Local -two-way
|
36
|
Two - 10
|
7.5/side
|
Shared lane markings
|
5/side
|
4.5/side
|
52
|
Local -one-way
|
26
|
One - 10
|
8/side
|
Shared lane markings
|
5/side
|
4.5/side
|
43
|
Collector
|
46
|
Two - 10
|
8/side
|
1 - 5 per direction of travel
|
5/side
|
4.5/side
|
63
|
Arterial - minor
|
46-50
|
Two - 11
|
8/side
|
1 - 6 per direction of travel or 1 - 5 with 1 - 3 buffer for
one-way streets
|
5/side
|
5/side
|
68
|
56-60
|
Two - 11
Center turn lane - 10
|
80
| |||||
Arterial
|
Determined by state and federal government
|
(b)
Right-of-way widths, determined by the combination of the components
shown above, may be modified by the Commission in consideration of
the following: anticipated average daily vehicle trips generated by
and through the project area, truck traffic, municipal maintenance
and public safety needs, on-street parking demand, pedestrian safety,
accessibility for persons with disabilities, mass transit needs, bicycle
lanes, landscape areas, snow removal impacts, required utility easements
or continuation of adjacent development patterns.
(c)
Sidewalks on collector and minor arterial streets may be widened
to a maximum of eight feet to accommodate high pedestrian traffic
in the vicinity of shopping and service facilities, schools, recreation
areas, community facilities, and other high-volume generators of pedestrian
traffic. In the event sidewalks are widened to accommodate increased
pedestrian traffic, the total ROW width shall be increased accordingly.
(3)
The arrangement of streets shall provide for the continuation of
existing or planned streets and street patterns and proper access
to adjoining undeveloped tracts suitable for future subdivision.
(4)
Cul-de-sac streets shall be avoided in order to maintain street connectivity
and shall be permitted only when topography or the presence of natural
and historic resources prevent a connecting street pattern.
(5)
All required improvements, including but not limited to existing
and new streets, sanitary sewer and water line interceptor systems,
stormwater management and green infrastructure systems, and all other
improvements shall be installed in the rights-of-way of existing and/or
new streets, and shall be extended to the boundary line of the development,
as required, to provide access to adjacent lands. All such existing
and/or new streets and all required improvements to be located within
the rights-of-way of such existing and/or new streets shall be so
designed as to accommodate the future needs of the City with respect
to street circulation patterns and utility alignment.
(6)
Whenever design standards for required street improvements are not
specified by the City of Lancaster, the applicable standard requirements
of the Pennsylvania Department of Transportation, in accordance with
Publication 408, latest revision, shall govern.
(7)
To the maximum extent possible, all new and reconstructed streets
shall be designed to accommodate bicycles and green infrastructure.
(8)
Parking lanes shall incorporate green infrastructure where underground
utilities do not create insurmountable conflicts.
(9)
Bicycle lanes, cycle tracks or visible lane markings and signage
shall be incorporated into all reconstructed streets in accordance
with the City of Lancaster Specifications and Guidelines Manual then
in effect or any other stricter regulations promulgated by ordinance
or resolution of City Council.
(10)
All new and reconstructed streets, sidewalks, curbs and planting strips shall be designed and constructed in accordance with the City's Specifications and Guidelines Manual and shall be consistent with any proposed City street improvement project. Where the subdivision or land development is located within the Streetscape District, as defined and regulated by Chapter 262, Article VII, Streetscape District, the design standards of the Streetscape District shall be applicable.
B.
Cul-de-sac and dead-end streets.
(1)
The centerline distance of cul-de-sac streets shall be greater than
250 feet in length and shall not exceed 600 feet in length. The length
of the cul-de-sac street shall be measured from the centerline intersection
of the intersecting street that is itself not a cul-de-sac to the
center of the cul-de-sac turnaround. Cul-de-sac streets must be provided
with a paved turnaround area with a minimum diameter of 80 feet to
the face of the curb and of 100 feet to the street right-of-way line.
The Commission may modify the above design standards provided that
an alternative design has been approved by the City Engineer and City
Fire Marshal. The Commission may require that cul-de-sacs be connected
via pedestrian and bicycle paths to nearby streets, recreational facilities,
neighborhoods or commercial areas.
(2)
Temporary turnaround streets shall be prohibited except when designed
for the future street extension into adjoining tracts or approved
for staged development. Evidence of the feasibility of extending the
street shall be noted on the plan. Any street temporarily dead ended
in order to provide for future continuation of the street into adjoining
property or for authorized staged development shall be fully constructed
and all utilities installed. When possible, improvements should be
extended beyond the phase line. A barrier to prevent vehicular access
to adjoining property, such as bollards or guide rails, shall be constructed
at the termination point of the street, and a temporary turn-around,
50 feet in diameter, as approved by the City Engineer, shall be provided.
When extension of the street occurs, the temporary turnaround shall
be removed and the street reconstructed according to City specifications.
(3)
Where any adjacent stub street is not proposed for extension as a
through street, a cul-de-sac shall be constructed within the limits
of the development in compliance with City standards.
(4)
Cul-de-sacs shall have a fully paved cartway; however, a center landscape
or parking island may be permitted if stormwater management and green
infrastructure are incorporated into the design.
C.
Horizontal alignment.
(1)
Horizontal curves, with a minimum radius of 150 feet, shall be used
at all horizontal alignment deflections in excess of 2°.
(2)
There shall be a tangent of at least 100 feet between reverse curves
for all residential and collector streets.
(3)
Right-of-way lines shall be equidistant from the street centerline
at all points.
D.
Vertical alignment.
(1)
A vertical curve is used to provide a smooth transition between vertical
tangents of different slope rates and is usually centered on the intersection
point of the vertical tangents. One of the basic principles of vertical
curves is that the rate of change of grade at successive points on
the curve is a constant amount for equal increments of horizontal
distance. The total length (L) of a vertical curve divided by the
algebraic difference in its tangent grades (A) reflects the distance
along the curve at any point to effect a one-percent change in gradient
and is, therefore, a measure of curvature. The rate L/A, termed "K,"
is useful in determining minimum lengths of vertical curves for the
various required sight distances. "K" values for vertical curve design
should be consistent with design speed. Maximum centerline grades
should also be consistent with design standards. The minimum design
speed shall be 30 mph with a vertical curve minimum "K" value of 19.
(2)
The minimum centerline grade shall be 1% with designed low points
to collect and discharge stormwater.
E.
Intersections.
(1)
No more than two streets shall intersect at the same point.
(2)
Right-angle intersections shall be used whenever possible. No street
shall intersect at an angle of less than 75°.
(3)
Two streets intersecting at opposite sides of a through street shall
intersect at their centerlines, or their centerlines shall be offset
by a minimum of 200 feet.
(4)
A clear sight triangle shall be provided and maintained at all intersections in accordance with the requirements contained within the Chapter 300, Zoning.
(5)
Street name signs shall be installed by the applicant at all intersections
and shall be in accordance with City specifications. Continuations
of existing streets shall be known by the same name. Names for new
streets shall not duplicate or closely resemble names of existing
streets. At least two street name signs shall be placed at each four-way
street intersection and one at each "T" intersection. All signs shall
identify both intersecting streets. Signs shall be installed in a
manner to be free of visual obstruction, including trees, utility
poles, and other signs. Street name signs for private streets shall
be installed by the applicant in accordance with this section.
(6)
Traffic control signs and any accompanying pavement markings shall
be installed by the applicant and their installation shall meet the
requirements of the City Engineer and the Pennsylvania Department
of Transportation (PennDOT), where applicable.
F.
Street widths.
(2)
The extension of existing streets which are presently constructed
with a cartway different from the standards of these regulations shall
be provided with a transition area, the design of which shall be subject
to approval of the City Engineer.
(3)
Where curb extensions (or bulb-outs) are proposed, they shall be
designed to accommodate bicycle travel and the turning movements of
trucks and buses, and may be installed to facilitate the following:
G.
Street construction.
(1)
Streets shall be constructed in accordance with City standards.
(2)
Streets shall be finish graded to the full width of the right-of-way,
surfaced and improved to the grades and dimensions shown on the plans,
profiles and cross-sections submitted by the developer, and approved
by the City Engineer.
(3)
Maximum slopes of banks measured perpendicular to the centerline
of the street shall be three-to-one in fill areas and two-to-one in
cut areas beyond the right-of-way line to the existing ground line
elevation.
(5)
Rails and posts, location and installation methods shall be approved
by the City Engineer. Materials shall include PennDOT approved steel
guide rail or post, eight-inch-by-eight-inch post and three-inch-by-twelve-inch
rail of exterior-grade, treated lumber, or other methods/materials
which serve to protect the safety of the public.
H.
Alleys.
(1)
The cartway width of an alley shall not be less than 16 feet except
when special circumstances justify an alley of lesser width; however,
the City will not accept the dedication for placement on the official
map of any alley of less than 16 feet.
(2)
The intersection of two alleys and sharp changes in the alignment
of an alley shall be avoided; however, where necessary, a minimum
five-foot sight triangle to permit safe pedestrian and vehicular movement
shall be provided, unless greater sight distance is required by the
Commission. To achieve a five-foot sight triangle, corner lot lines
shall have a minimum radius of eight feet.
(3)
Alleys shall be connected to streets so as to provide circulation
for pedestrians, bicycles and vehicles. Circulation shall include
connection between two streets, a street and alley or between two
alleys. Where connection to another street or alley is not possible,
an alley turnaround shall be provided.
(4)
Alley turnarounds shall be designed with sufficient paved turning
radius to safely accommodate the planned vehicular users of the alley,
which shall include but not be limited to trash haulers, service trucks,
ambulances, fire and police vehicles.
(5)
Alleys shall be provided in new subdivisions or land developments,
except that the Commission may waive this requirement where other
definitive and assured provisions are made for service areas, such
as off-street loading and unloading areas and parking areas consistent
with and adequate for the uses proposed. The City shall have no obligation
to accept an alley as public.
(6)
To the greatest extent possible, all new alleys and all reconstructed
alleys shall be designed and constructed to incorporate green infrastructure
for stormwater management including but not limited to porous paving,
permeable pavers, bioretention, and tree trenches.
I.
Curbs.
(1)
Curbs shall be required on both sides of all proposed streets in
subdivisions, and on the side of the development along all existing
streets in and abutting both subdivisions and land developments.
(2)
Standard straight curbs shall be installed along all City streets
to the dimensions and construction standards of the City. Where deemed
appropriate, the City Engineer may permit mountable slant curbs meeting
City design standards.
(3)
Curb cuts for vehicular or pedestrian access shall be designed in
accordance with City standards, or, in the case of state highways,
in accordance with PennDOT standards, and a plan note shall indicate
that a City permit or PennDOT highway occupancy permit will be obtained
prior to installation.
(4)
Pipes, grates and other materials shall not be placed in the curb
gutters to form a driveway ramp.
(5)
Intersection curb radii shall be in accordance with City standards
and approved by the City Engineer.
(6)
Handicapped ramps shall be installed at each intersection within
the development in accordance with current City, state and federal
standards.
J.
Sidewalks.
(1)
Sidewalks shall be required along both sides of all public streets
in all subdivisions and land developments.
(2)
Sidewalks shall be installed in accordance with the current specifications
published in the City of Lancaster Specifications and Guidelines Manual.
Sidewalks shall be constructed of concrete, brick pavers, or other
materials as approved by the City Engineer.
(3)
Sidewalks along public streets shall be a minimum of five feet wide,
not including space taken by poles, trees, steps or other appurtenances,
and shall be in compliance with the minimum requirements of the City.
Sidewalks adjacent to shopping and service facilities, schools, recreation
areas, community facilities, and other high-volume generators of pedestrian
traffic may be of a greater width if required by the City Engineer
or Commission.
[Amended 11-10-2020 by Ord. No. 12-2020]
(4)
Sidewalks shall be located within the street right-of-way, except
where existing conditions dictate otherwise. A minimum four-foot-wide
grass planting strip shall be provided between the curb and sidewalk
unless otherwise approved by the Commission.
(5)
A sidewalk of not less than five feet in width, constructed in accordance
with City standards, shall be provided along private streets and access
drives wherever pedestrian travel may occur. Sidewalks of greater
width may be required by the Commission based upon housing density,
proximity to schools, parks, bus stops, and persons with disabilities.
[Amended 11-10-2020 by Ord. No. 12-2020]
(6)
Where possible, sidewalks should be sloped towards adjacent pervious
surfaces, not adjacent impervious surfaces.
(7)
Ramp cuts shall be located at all sidewalks intersecting with vehicular
travel ways.
K.
Crosswalks.
(1)
Marked crosswalks shall be provided within the vehicular travel ways
intersecting with sidewalks, including all public streets and access
drives.
(2)
Crosswalks shall be installed in accordance with applicable PennDOT
regulations.
(3)
Crosswalks shall be delineated using stamped asphalt, painted or
thermoplastic stripes and borders, pavers, or other materials approved
by the City Engineer.
L.
Pedestrian and bicycle paths.
(1)
Pedestrian/bicycle paths shall be provided where the existing circulation
system does not include such, where abandoned railroads or other open
spaces provide corridors free of obstacles, and/or in accordance with
any adopted pedestrian/bicycle plan.
(2)
Pedestrian/bicycle paths shall be connected to new and existing public
rights-of-way. If an adopted pedestrian/bicycle plan addresses the
connection, then the connection shall be made in accordance with any
adopted pedestrian/bicycle plan.
[Amended 11-10-2020 by Ord. No. 12-2020]
(3)
Such multi-use paths should not be a substitute for an adequate sidewalk
system for connecting open space, residential areas, schools, playgrounds
and other community facilities.
(4)
The following guidelines should be considered for the installation
of pedestrian and bike paths:
(a)
Connect all paths to the street and sidewalk system in a safe
and convenient manner;
[Amended 11-10-2020 by Ord. No. 12-2020]
(b)
Provide well defined right-of-way (easement) that is a minimum
10 feet wide and also meets current ADA design standards.
[Amended 11-10-2020 by Ord. No. 12-2020]
(c)
Install benches, lighting and trash receptacles along pathways;
(d)
Clearly mark all path connections with destination and directional
signing;
(e)
Locate all paths in corridors that serve origin and destination
points such as residential areas, schools, shopping centers, parks,
etc. Paths should provide access to community facilities such as schools,
shopping areas, recreation areas and cultural and community facilities.
[Amended 11-10-2020 by Ord. No. 12-2020]
(f)
Design paths in accordance with applicable specifications contained
within the City of Lancaster Specifications and Guidelines Manual.
M.
Street trees.
(1)
Street trees, approved by the Shade Tree Commission and City Arborist, shall be planted in accordance with Chapter 273, Trees, and the Tree Manual for all subdivisions and land developments and newly created public streets therein.
[Amended 11-10-2020 by Ord. No. 12-2020]
(2)
Street trees shall be located in the public right-of-way between the back of the curb line and the sidewalk within planting strips or tree wells in accordance with Chapter 273, Trees, of the Code of the City of Lancaster, or as otherwise required by the City Arborist. Planting of street trees to the rear of the sidewalk right-of-way or on private property in proximity to the sidewalk may be permitted by the Commission in consideration of the following:
(a)
Overhead wires or underground utilities prevent the planting
of street trees between the curb and sidewalk; or
(b)
The width of the sidewalk is too narrow to accommodate street
trees; or
(c)
The Shade Tree Commission recommends the planting of street
trees in another location; and
(d)
If planted on private property, the applicant agrees to enter
into a street tree easement agreement with the City of Lancaster,
which agreement shall be recorded at the time of final plan recording
so that the easement runs with the lot or lots shown on the final
plan.
(3)
The City Arborist shall approve and/or determine the spacing between
trees based upon species proposed, existing trees, driveway and street
intersection locations, fire hydrants, utility poles or other factors
relevant to the placement.
(4)
One tree shall be planted for every 25 linear feet, or major fraction
thereof, of street frontage. Spacing between trees shall not be less
than 20 feet nor more than 50 feet.
[Amended 11-10-2020 by Ord. No. 12-2020]
(5)
Street trees shall have a minimum caliper of 2 1/2 inches, measured
at six to 12 inches above ground level.
(6)
All trees shall be nursery-grown and free of disease and structural
defects which, over time, could cause the tree to become weakened
or hazardous.
(7)
Any street tree which is damaged by project activities shall be treated
for wounds, properly trimmed or replaced in accordance with the recommendations
of the City Arborist.
(8)
Any street tree that dies shall be replaced by the developer or property owner within 12 months and in accordance with Chapter 273.
(9)
To the maximum extent practicable, streets trees shall be retained and protected during construction in accordance with the tree protection standards in Chapter 273.
(10)
If a street tree is designated to be preserved but is removed or
substantially damaged during the clearing, grading, or construction,
the damaged or removed tree shall be replaced with new trees of a
total caliper no less than the total DBH of the removed tree. Each
replacement tree shall not be less than 2 1/2 inches caliper at planting.
[Added 11-10-2020 by Ord.
No. 12-2020]
(11)
In order to avoid damage to newly planted trees, trees shall be planted
only after all major construction activities have been completed.
Planting may occur only when approved by the Arborist, and only in
planting seasons otherwise permitted and as appropriate to the species.
[Added 11-10-2020 by Ord.
No. 12-2020]
(12)
Invasive species shall not be permitted.
[Added 11-10-2020 by Ord.
No. 12-2020]
N.
Landmark
trees.
[Added 11-10-2020 by Ord.
No. 12-2020]
(1)
Landmark
trees shall be preserved to the maximum extent practicable and incorporated
into site plans and site design as major amenities.
(2)
If
a landmark tree is designated to be preserved but is removed or substantially
damaged during the clearing, grading, or construction, the damaged
or removed tree shall be replaced with new trees whose cumulative
caliper equal the DBH of the tree removed. If the trees cannot be
accommodated on site, the developer shall work with the City to find
locations for the additional trees.
(3)
All
removed landmark trees shall be replaced with new trees of a total
caliper no less than the total DBH of the removed tree. Each replacement
tree shall not be less than 2.5 inches caliper at planting.
(4)
To the maximum extent practicable, landmark trees shall be retained and protected during construction in accordance with the tree protection standards in Chapter 273.
(5)
Any newly planted tree serving as a replacement for a landmark tree that dies shall be replaced within 12 months and in accordance with Chapter 273.
(6)
If
there is no alternative but to locate a utility line through a tree
protection zone, noninvasive excavation methods such as an air spade
or hand digging should be used to the maximum extent practicable,
except where the survival of the tree would not be affected by either
method.
(7)
Trenches
shall be filled as soon as possible and tamped lightly to avoid air
space.
O.
Credits
for preserving landmark trees.
[Added 11-10-2020 by Ord.
No. 12-2020]
(1)
Applicants who preserve mature, healthy trees as part of a development project may obtain credits toward trees required by this ordinance. Trees intended to be preserved shall be indicated on a tree protection plan according to § 265-26D(10)(b). To obtain credit, the preserved trees must be on the same lot, at least six inches diameter breast height and must be in healthy condition as determined by the City Arborist. The credit for trees may be applied toward the number of trees required on the lot. Any preserved trees for which credit is given, and that are lost to damage or disease after the credit is awarded shall be replaced with trees otherwise required. Credits are allocated as follows:
P.
Landscaping.
[Added 11-10-2020 by Ord.
No. 12-2020]
(1)
Native plants shall be incorporated in all designs and make up a minimum of the following: 25% of street trees, 100% of trees within riparian buffers as defined in Chapter 300, 50% of all other trees, 50% of shrubs, 50% of all herbaceous species and ground covers.
(2)
A
variety of plant species are encouraged to avoid monocultures, to
encourage long- lived species and to promote wildlife habitat. Of
the required shrub plantings, no more than 33% shall be of one species,
and tree plantings must meet the diversity provisions of Chapter 273's
Tree Manual.
(3)
Any
landscaping should create or be part of the process to create larger
landscape patches and corridor ecosystems with larger interior areas
and less edge areas. Connectivity to existing landscaping shall be
encouraged.
(4)
All
required landscape plants shall be maintained and guaranteed for a
length of two full growing seasons after the date of planting. Replacement
plants shall conform to all requirements of this section and shall
be maintained after replanting for an additional two full growing
seasons.
(5)
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.
(6)
The
Commission may require additional vegetative screening of three to
six feet in height when doing so would help limit the possibility
of nuisances caused by vehicular or non-vehicular light glare.
(7)
If
landscaping is included in a plan, then provisions for regular watering
throughout the first two growing seasons shall be included on the
plan, including method, quantity of water, time intervals, and a named
responsible party.
Q.
Monuments and markers.
[Amended 11-10-2020 by Ord. No. 12-2020]
(1)
Permanent monuments shall be accurately placed along the right-of-way
line on at least one side of each street at the beginning and end
of all curves and at all angle changes or at four-foot offsets at
intersections, where appropriate.
[Amended 11-10-2020 by Ord. No. 12-2020]
(3)
Monuments of stone or concrete shall have a flat top, with or without
a beveled edge, having a minimum width or diameter of four inches
and a minimum buried length of 30 inches. They also shall be marked
on the top with a copper dowel or "X" cut. Markers shall whenever
possible be composed of or include ferrous material so as to be detectable
by an electromagnetic locator device. Markers shall be pipes or steel
bars at least 30 inches long and not less than 5/8 inch in diameter,
or other marking methods approved by the City Engineer.
(4)
Monuments and markers shall be placed so that the score, "X" punch
mark, or marked point shall coincide exactly with the intersection
of lines to be marked, and shall be set so that the top of the monument
or marker is level with the surrounding surface, except that in areas
that are wooded and are intended to remain wooded they may be set
up to three inches above the ground surface.
(5)
Where monuments or markers fall within a paved (or sidewalk) area,
they shall be set below grade and have a lidded monument pot or box
set over them. The pot or box shall be set flush with the paving and
the monument inside shall be free from contact with the surrounding
paving to prevent disturbance by future digging or demolition activities.
If the paved area is likely to bear vehicular traffic, the monument
pot/box shall comply with AASHTO H-20 loading requirements.
(6)
Where a standard monument or marker cannot be set due to field conditions,
common methods of setting corners should be used.
(7)
All markers are to be in compliance with the Manual of Practice for
Professional Land Surveyors in the Commonwealth of Pennsylvania as
amended from time to time and as published by the Pennsylvania Society
of Land Surveyors.
A.
Permits for access to state and local streets.
(1)
In the case of plans which require access to a highway under the
jurisdiction of the Pennsylvania Department of Transportation, the
following plan note shall be included: "A Highway Occupancy Permit
is required pursuant to Section 420 of the Act of June 1, 1945 (P.L.
1242, No. 428), as amended, known as the "State Highway Law,"[1] before driveway access to a state highway is permitted.
Access to the state highway shall only be as authorized by a highway
occupancy permit, and the Planning Commission's approval of this plan
in no way implies that such permit can be acquired."
[1]
Editor's Note: See 36 P.S. § 670-101 et seq.
(2)
Access drives shall require approval of the Traffic Commission and
the City Engineer. Driveways shall require approval of the City Engineer.
The City Engineer shall consider safe stopping distance, intersection
separation distances and pedestrian safety issues when reviewing permit
applications.
B.
Dimensions.
(1)
Nonresidential depressed curb shall be a minimum of 20 feet in length
and shall not exceed 40 feet without a safety island of at least 15
feet in length. Residential depressed curb shall be a minimum of eight
feet in length and shall not exceed 20 feet.
(2)
Access drives shall not be located less than 100 feet and driveways
not less than 50 feet from the edge of the cartway of any street intersection;
however, a greater separation may be required in order to assure adequate
sight distance.
(3)
Access drives for multifamily dwellings or nonresidential uses shall
be located a minimum 10 feet from adjacent property lines, unless
a shared access drive is proposed. Driveways for parking access for
single-family or two-family dwellings shall be located a minimum of
three feet from adjacent property lines, except that joint driveways
or parking pads may be permitted without any separation, provided
that they are centered on the property line.
(4)
Access drives shall maintain a minimum centerline separation distance
of 50 feet from all other access drives, unless a greater separation
is required by the Commission or City Engineer for public safety.
Access drive intersections with other access drives within the site
shall not be subject to such restriction.
(5)
Minimum ten-foot clear sight triangles shall be provided where access
drives intersect streets, and minimum five-foot clear sight triangles
shall be provided at the intersection of aisles and other access drives
unless otherwise directed by the City Engineer.
(6)
Access drives and driveways intended for two-way travel shall intersect
streets at a horizontal angle as near to 90° as site conditions
permit. Access drives and driveways intended for one-way travel shall
have a minimum angle of 45° and a maximum angle of 90°. The
length of the vertical approach of access drives shall be a minimum
of 20 feet and shall not exceed a grade of 3%.
C.
Other safety considerations.
(1)
The Commission may require side-by-side or common, shared driveways
when such design would increase traffic safety, decrease vehicle conflicts
and reduce the loss of available on-street parking.
(2)
Parallel parking shall only be permitted along access drives when
sufficient cartway width is proposed to accommodate both the travel
lanes and parking stalls. Angle and perpendicular parking which would
require vehicles to back into the travel lanes of an access drive
shall not be permitted.
(3)
The Commission reserves the authority to disapprove the location
of any access drive intersection with an existing or proposed street
upon finding that the proposed design raises serious traffic and/or
pedestrian safety issues and that alternative site and access designs
are available which would minimize the identified safety concerns.
(4)
The Commission may require installation of a depressed curb with
a driveway apron and sidewalk or a marked crosswalk across a high-volume
access drive.
A.
When easements are required for utilities, the minimum width shall
be 20 feet for a single utility and 30 feet or more for two or more
utilities; shall, in most cases, be centered on or adjacent to the
rear or side lot lines; and shall be situated on the tract after consultation
with an authorized representative of the appropriate local utility
company or authority.
B.
A stormwater easement or drainage right-of-way shall be provided
within a subdivision or land development containing a watercourse,
drainageway, channel or stream. Such easement shall conform substantially
to the existing or relocated watercourse, drainageway, channel or
stream and shall be of such a width as to be adequate to preserve
the natural drainage and to assure that the surface stormwater runoff
is adequately handled. The minimum width of the easement or right-of-way
shall correspond to the one-hundred-year storm event boundary or established
floodplain.
C.
Easements may be required by the Commission in cases where the Commission
deems it essential for the proper circulation of pedestrian, bicycle,
and/or vehicular traffic flow within a subdivision or land development.
Such easements shall not be less than six feet in width for pedestrian
use and 12 feet in width for bicycle or vehicular use, unless the
Commission requires narrower easements because of anticipated pedestrian
use or vehicular volume.
[Amended 11-10-2020 by Ord. No. 12-2020]
D.
Easements for the purpose of maintenance of structures may be required
by the Commission where the Commission deems it essential. Such easements
shall be a minimum of three feet in width for structures not exceeding
10 feet in height and shall be no less than five feet in width for
structures greater than 10 feet in height.
E.
A general plan note and a deed restriction, which shall be recorded
at the time of plan recordation, shall indicate that nothing shall
be placed, planted or set upon or within the area of the easement
which would adversely affect the function of the easement or conflict
with the easement agreement.
F.
The purpose of the easement and the responsible party for maintenance
of the easement and any facilities located therein shall be clearly
identified on the plan and in any documents or agreements prepared
as a result of the easement.
A.
In general, block lengths in all subdivisions and land developments
shall be consistent with the City Official Plan, shall follow established
patterns in the neighborhood, or shall have a minimum length of 200
feet and a maximum length of 600 feet. Block lengths shall be measured
along the street centerlines from intersection to intersection.
[Amended 11-10-2020 by Ord. No. 12-2020]
(1)
Where blocks exceed 400 feet in length, a mid-block pedestrian right-of-way
of not less than 10 feet in width shall be provided for pedestrian
circulation. Paved walks of not less than five feet shall be placed
within the right-of-way and constructed in compliance with City of
Lancaster sidewalk standards.
[Amended 11-10-2020 by Ord. No. 12-2020]
B.
In all developments, the block layout shall consider the topography
and character of the site, protect environmentally sensitive areas,
minimize clearing, grading and the removal of trees, and provide for
sufficient traffic circulation and access for emergency vehicles.
A.
Lots and lot lines shall be established based upon the following
criteria:
(2)
All lots shall abut a public street, and shall have satisfactory
vehicular and pedestrian access from a public street.
(3)
Lot lines shall be at right angles or radial to streets unless it
can be demonstrated to the Commission that an alternative lot angle
provides at least the same or better development patterns or is necessary
for solar heating systems.
(4)
Flag lots or other irregular lot configurations shall be avoided
whenever possible; however, no portion of the lot shall be less than
14 feet in width.
(5)
Buildings shall be oriented to the primary front lot line, except
that variations in building orientation may occur in developments
utilizing solar heating systems or where the applicant proves to the
satisfaction of the Commission that orientation to a secondary front
lot line or side or rear lot line improves site design and does not
adversely affect the streetscape.
(6)
Lot lines shall, where possible, follow City boundary lines.
A.
The developer shall submit a stormwater management plan in accordance
with the City of Lancaster Stormwater Management Ordinance,[1] as amended. The review of the stormwater plan under the
Stormwater Management Ordinance shall proceed concurrently with review
of the subdivision and or land development plan under this chapter.
B.
In MS4 areas of the City, all storm sewers and conveyance systems
shall be connected to existing separated storm sewers or other stormwater
conveyance system.
C.
In areas of the City served by the combined sewer system, separate
stormwater conveyance shall be provided.
D.
Roof downspouts, exterior foundation drains, exterior stormwater
drains or other sources of surface runoff or groundwater shall not
be connected to a building sewer or building drain which in turn is
connected directly or indirectly to a public sanitary sewer.
A.
All subdivision and land development plans adjacent to a watercourse
or within flood-prone areas shall delineate the one-hundred-year floodplain.
B.
A five-hundred-year floodplain shall be delineated for developments
where production or storage of dangerous materials or substances is
proposed.
C.
The one-hundred- and five-hundred-year floodplains shall be delineated
using one of the following documents, whichever is more restrictive.
In case of any dispute concerning when, where and how the floodplain
is to be established, the City will determine the ultimate design
criteria and/or flood boundary limits.
(1)
The most recent revision of the Flood Insurance Study (FIS) for the
City of Lancaster, Lancaster County, and the accompanying maps as
prepared by the Federal Emergency Management Agency (FEMA);
(2)
A hydrologic report prepared by an individual registered in the Commonwealth
of Pennsylvania to perform such duties, provided that such report
shall be approved by an agency of the City, county, commonwealth or
United States government.
(3)
A hydrologic report prepared by an agency of the City, county, commonwealth
or United States government.
D.
Subdivisions and land developments having a floodplain or flood-prone
area shall be designed and located to be consistent with the need
to minimize flood damage. Consideration shall be given, but not limited
to, the design and location of streets, utilities and drainage.
E.
New water systems, stormwater systems and sanitary sewer systems
shall be designed and located to preclude infiltration of floodwaters
into the systems and discharges from the systems into floodwaters
and to avoid impairment of the systems.
F.
All new gas, oil and petroleum supply or storage systems shall be
designed and located to preclude the infiltration of floodwaters into
the systems and discharges from the systems into floodwaters. Provisions
shall be made for the discharge of these systems in the event that
floodwater infiltration occurs, such as pumping to a storage area
not subject to floodwater infiltration.
G.
In the one-hundred-year floodplain, which shall include those areas
shown on the Federal Flood Insurance Rate Map as special flood hazard
areas subject to inundation by the one-percent-annual-chance flood,
no development or encroachment shall occur (including fill) which
would result in any increase in flood levels during the base flood
discharge or one-hundred-year flood.
H.
In the case of manufactured home subdivisions or land development,
single- or multifamily subdivisions or land development, or commercial
and industrial subdivisions or land development located within the
established flood-prone areas as designated on the Flood Insurance
Rate Map for the City, as prepared by FEMA, an evacuation plan shall
be filed with the appropriate disaster preparedness authority. This
plan shall indicate alternate vehicular and pedestrian access and
escape routes.
I.
The finished elevation of the cartway of any proposed new public
or private street shall be no more than one foot below the regulatory
flood elevation (one-hundred-year flood).
J.
Floodplains and flood-prone areas shall be evaluated for the presence
of wetlands using the National Wetlands Inventory Map, Lancaster County
Soil Survey and on-site investigation. If wetlands are present, the
applicant shall design the project to avoid any negative impacts.
If impacts are unavoidable, the applicant shall apply for and receive
any necessary permits from the Pennsylvania Department of Environmental
Protection and/or the United States Army Corps of Engineers prior
to receiving final plan approval.
A.
The developer shall provide the subdivision or land development with
a complete water distribution system in accordance with City Engineer
standards, as provided by the Bureau of Engineering, and shall connect
the same to the City water system.
B.
All required water line improvements shall be extended to the boundary
line of the development, as required. All such improvements shall
be so designed as to accommodate the future needs of the City with
respect to water service.
C.
The location of all fire hydrants shall be approved by the City Engineer
and Fire Marshal. The water distribution system shall be constructed
in accordance with City standards.
D.
The drawings for the installation of a water supply system's main
or public lines shall be prepared by the developer and approved by
the City Engineer in consultation with the City's Bureau of Water.
E.
Upon the completion of the water system's installation, one paper
and one electronic copy of the drawings for the system as constructed
shall be filed with the City Engineer.
F.
Each lot within a land development or subdivision containing a dwelling
unit or other building requiring water service shall be connected
to an individual water lateral if individual laterals do not already
exist.
G.
Water mains shall be installed within a street right-of-way or utility
easement. When installed in a street right-of-way, adequate space
(alignment) shall be provided to incorporate green infrastructure
in the parking/bike lane area of the street.
A.
The developer shall provide the subdivision or land development with
sanitary sewer lines and provide for connecting these lines to the
City's existing sewer system. The sewer system to be provided includes
the main line, sanitary lateral lines from main to right-of-way line,
manholes and appurtenances, complete and ready for operation.
B.
The design and installation shall be subject to the approval of the
City Engineer in consultation with the City's Bureau of Wastewater
Operations. The sanitary improvements shall also meet the applicable
standard requirements of DEP and the City.
[Amended 11-10-2020 by Ord. No. 12-2020]
C.
Where applicable, the developer shall submit a Plan Revision Module
for Land Development to DEP, which shall meet the requirements of
the Pennsylvania Sewage Facilities Act 537 of 1966 as amended.
D.
The drawings for the installation of the sanitary sewer system shall
be prepared by the developer and approved by the City Engineer and
the Bureau of Wastewater Operations.
[Amended 11-10-2020 by Ord. No. 12-2020]
E.
Upon the completion of the sanitary sewer system, one copy of the
drawings for the system as constructed shall be filed with the City
Engineer.
F.
Where separate sanitary and storm sewers exist or will be installed,
cross-connections between separate sanitary and storm sewer systems
shall be prohibited.
G.
Each lot within a subdivision or land development containing a dwelling
unit or other building requiring sanitary sewer service shall be connected
to an individual sanitary sewer lateral if individual laterals do
not already exist.
H.
Sewer mains shall be installed within a street right-of-way or utility
easement. When installed in a street right-of-way, adequate space
(alignment) shall be provided to incorporate green infrastructure
in the parking/bike lane area of the street. Adequate separation from
other utilities shall also be provided in accordance with the DEP
Domestic Wastewater Facilities Manual.
[Amended 11-10-2020 by Ord. No. 12-2020]