The following principles, standards and requirements
will be applied by the Borough to evaluate plans for proposed subdivisions
or land developments. The standards and requirements outlined herein
shall be considered minimum standards and requirements for the promotion
of the public health, safety, morals and general welfare. Where literal
compliance with the standards herein specified is clearly impractical,
the Borough Council may modify or adjust the standards to permit reasonable
utilization of property while securing substantial conformance with
the objectives of this chapter.
A.
All portions of a tract being subdivided or developed
shall be taken up in lots, streets, public lands or other proposed
uses so that remnants and landlocked areas shall not be created.
B.
Reserve strips controlling access to lots, public
rights-of-way, public lands or adjacent private lands shall be prohibited,
unless their control is placed with the Borough under conditions of
the Borough Council.
C.
In general, lot lines shall follow Borough boundary
lines rather than cross them.
D.
Subdivisions and land developments shall be laid out
so as to avoid the necessity for excessive cut or fill.
E.
Land subject to flooding or other hazards to life,
health, or property shall not be platted for residential occupancy
or for such other uses as may increase danger to health, life, or
property or aggravate erosion until all such hazards have been eliminated
or unless adequate safeguards against such hazards are provided by
the subdivision plans. Such land within the subdivision or land development
shall be set aside on the plan for uses which shall not be endangered
by periodic or occasional inundation and shall not produce unsatisfactory
living conditions.
F.
Every possible means shall be provided to preserve
trees, groves, waterways, scenic points, historic spots, or other
community assets and landmarks that are located within a proposed
subdivision or land development.
G.
Proposed subdivisions or land developments shall be
coordinated with existing nearby neighborhoods so that the community
as a whole may develop harmoniously.
H.
In general, the plan should be designed to maximize
the safety of pedestrians and vehicles for both ingress and egress
to the site.
A.
In reviewing subdivision plans, the Planning Commission
will consider the adequacy of existing or proposed community facilities
to serve the additional dwellings proposed by the subdivision.
B.
Where deemed essential by the Borough Council upon
consideration of the particular type of development proposed and especially
in large-scale subdivisions, the Borough Council may require the dedication
or reservation of such areas or sites of an extent and location suitable
to the needs created by the development for schools, parks and other
purposes.
C.
Areas provided or reserved for such community facilities
shall be adequate to provide for building sites, landscaping, and
off-street parking as appropriate to the use proposed.
A.
The length, width, shape, and design of blocks shall
be determined with due regard to the provision of adequate sites for
buildings of the type proposed, land use and/or zoning requirements
of the Borough, topography of the land being subdivided, and requirements
for safe and convenient vehicular and pedestrian circulation.
B.
Unless the topography of the land being subdivided
or the existing pattern of development in the immediately adjacent
area shall be otherwise than herein required, the following minimum
standards for the design and size of blocks and lots shall prevail:
(1)
Blocks shall not exceed 1,600 feet in length nor be
less than 500 feet in length. Block length shall be measured along
the center line of a street between center lines of intersecting streets.
(2)
Residential blocks shall generally be of sufficient
depth to accommodate two tiers of lots, except where reverse-frontage
lots bordering an arterial or collector street are used or where,
due to the contour of the land or the necessary layout of the subdivision,
there is insufficient depth between streets for such two-tier design.
(3)
Blocks for commercial and industrial areas may vary
from the elements of design contained in this section if the nature
of the use requires other treatment. In such cases, off-street parking
for employees and customers shall be provided along with safe and
convenient limited access to the street system. Space for off-street
loading shall also be provided, with limited access to the street
system. Extension of streets and utilities shall be provided as necessary.
(4)
Lot lines intersecting street lines shall be substantially
at right angles or radial to street lines from the street line to
the rear lot line.
(5)
Lots shall front on a street which has already been
dedicated to the Borough or which the subdivider or developer proposes
to dedicate to the Borough in connection with approval of the final
plan.
(6)
The Borough may assign house numbers to each lot within
a subdivision.
(8)
Remnants of land, smaller than required for a lot,
shall not be permitted within any subdivision. Such remnants shall
be incorporated into existing or proposed lots or dedicated to public
use if acceptable to the Borough Council.
(10)
Residential lots shall not be created which front upon an arterial street, as defined in § 290-28 herein.
(11)
Residential lot depth shall not be less than
one nor more than three times the lot width. Lot depth shall be measured
as the average distance from the ultimate right-of-way line to the
rear property line. Lot width is the distance between side property
lines, measured at the required minimum building setback line.
A.
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the Borough and shall be coordinated with existing or proposed
streets in adjoining subdivisions or land developments.
B.
Any developer subdividing or developing a parcel which
fronts a state highway or proposes access thereto shall be required
to obtain a PennDOT highway occupancy permit for any access, improvement,
and encroachment within the roadway right-of-way. No plat which will
require access to a highway under the jurisdiction of the Department
of Transportation shall be finally approved unless the plat contains
a notice regarding permit requirements. (Refer to the sample in Appendix
B.[1])
[1]
Editor's Note: Appendix B is included at the end of this chapter.
C.
Proposed streets shall further conform to such county
and state road and highway plans as have been prepared, adopted or
filed as prescribed by law.
D.
Streets shall be related to topography so as to produce
usable lots and acceptable grades.
E.
Center lines of proposed streets must coincide with
the center line of the right-of-way.
F.
Access shall be given to lots and portions of the
tract in the subdivision or land development and to adjacent unsubdivided
property, unless the topography clearly indicates that such connection
is not feasible. Streets giving such access shall be improved to the
limits of the subdivision or land development to Borough specifications.
Reserve strips and landlocked areas shall not be created.
G.
Streets shall be laid out to preserve the integrity
of their design. Local access streets shall be laid out to discourage
their use by through traffic, and, where possible, collector streets
shall be designed for use by through traffic.
H.
Where the proposed subdivision or land development
contains or is adjacent to an existing or proposed arterial street,
provision shall be made for marginal-access streets. The Borough may
also require rear service areas, reverse-frontage, or such other treatment
as will provide protection for abutting properties, reduction in the
number of intersections with arterial streets, and separation of local
and through traffic.
I.
Screening through the use of appropriate plant materials,
fences, or berms, subject to site plan review, shall be provided along
the rear property line of lots with reverse-frontage to buffer lots
from the higher-order street.
J.
Half or partial streets will not be permitted in new
subdivisions or land developments.
K.
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts or when designed
as culs-de-sac. Temporary stub streets shall be permitted only if
the street is less than 200 feet in length and provides access to
two or fewer dwelling units.
L.
Street names shall be coordinated with existing or
platted street names; and if a new street is a continuation of or
is aligned with an existing or platted street, it shall bear the same
name as the existing or platted street. All street names shall be
of historical, geographic, topographic, or other local significance;
and the input of the governing body shall be given due consideration.
Street names shall be subject to approval of the Borough Council.
All street regulatory signage shall be in accordance with Pennsylvania
Title 67, PennDOT Publications 236 and 68 (Chapter 211), and shall
be installed on standard PennDOT-approved breakaway posts.
M.
No street shall be laid out or opened which extends
to or crosses any boundary between the Borough and any other municipality,
except with the specific approval of the Borough Council and upon
such condition as the Borough may impose.
N.
All streets shall have a uniform width throughout their respective lengths, except where otherwise required by the Borough Council pursuant to § 290-28.
O.
All lots, public lands, open space, remnants of land,
or other proposed uses within subdivisions shall be served by paved
public streets.
P.
Where a subdivision or land development abuts an existing street, drainage improvements shall be made to the existing street. Required improvements must be extended as necessary to provide positive drainage to existing storm drainage facilities or drainage channels. Additionally, existing cartways shall be reconstructed where necessary to establish minimum construction standards of § 290-28. Where reconstruction is not required, leveling with ID-2 binder and wearing course material may be required to improve the cartway surface.
A.
Street classification. Four functional classifications
are hereby established for the streets and roads in Silverdale Borough:
(1)
Arterial. This classification includes highways which
provide intracounty or intermunicipal traffic of substantial volumes.
Generally, these highways should accommodate operating speeds of 35
miles per hour and greater.
(2)
Collector. This classification is intended to include
those highways which connect local access highways to arterial highways.
They may serve intracounty and intramunicipal traffic. They may serve
as traffic corridors connecting residential areas with industrial,
shopping, and other services. They may penetrate residential areas.
Generally, these highways will accommodate operating speeds of 25
to 45 miles per hour.
(3)
Primary. This classification is intended to include
streets and roads that provide direct access to abutting land and
connections to higher classes of roadways. Traffic volumes will be
low and travel distances generally short. These streets and roads
should be designed for operating speeds of 25 to 35 miles per hour
or under.
(4)
Rural/secondary. All other roads not classified above
as arterial, collector or primary.
B.
Right-of-way widths. Minimum widths for each type
of public street shall be as follows:
|
Type of Street
|
Right-of-Way Width
(feet)
| |
|---|---|---|
|
Arterial
|
120
| |
|
Collector
|
80
| |
|
Primary
|
60 or greater, depending on development type/on-street
parking requirements as determined by the Borough Council
| |
|
Rural or secondary
|
50
|
(1)
Where a proposed subdivision abuts or contains an
existing public street or road having a right-of-way width less than
would be required if said street or road were created under this chapter,
sufficient additional width for right-of-way shall be provided and
dedicated to meet the foregoing standards.
(2)
Additional right-of-way and cartway widths may be
required by the Borough Council to promote public safety and convenience
when required by special conditions and to provide parking space in
areas of intensive use.
C.
Street classification. Streets within Silverdale Borough
are classified as follows:
D.
Cartway width.
(1)
The minimum width of paving on existing streets shall
not be less than the following:
|
Type
|
Cartway Width
(feet)
| |
|---|---|---|
|
Arterial
|
48, or as recommended by PennDOT
| |
|
Collector
|
44
| |
|
Primary
|
36
| |
|
Rural or secondary
|
36
|
(2)
Residential streets. Proposed residential streets
shall be constructed in accordance with the following requirements:
|
Minimum Requirements*
| |||
|---|---|---|---|
|
Minimum Lot Size
|
Right-of-Way
(feet)
|
Cartway
(feet)
| |
|
1 acre or greater
|
50
|
26
(28 when curb required)
| |
|
Less than 1 acre (parking permitted on 1 side)**
|
50
|
36
| |
|
Less than 1 acre (parking permitted both sides)**
|
50
|
36
| |
|
NOTES:
| ||
|
*
|
The Borough reserves the right to require additional
cartway width.
| |
|
**
|
On-street parking requirements shall be determined
by the Borough Council.
| |
(3)
Nonresidential streets. Nonresidential streets shall
have a minimum right-of-way width of 56 feet. The minimum cartway
width shall be 34 feet.
E.
Design standards. Design of streets shall conform
with PennDOT Design Manual, Part 2, Highway Design (PDT Pub. 13),
and all applicable PennDOT RC standards, unless specifically modified
by this chapter.
F.
Pavement design.
(1)
All components of the pavement structure shall be
designed and constructed in accordance with Pennsylvania Department
of Transportation Specifications, Form 408, and shall be noted as
such on the plan.
(2)
Minimum requirements. The following shall be considered
to be minimum standards for local access street construction:
|
Section
|
Type
|
Minimum Depth (compacted)
(inches)
| |
|---|---|---|---|
|
Surface
|
ID-2 wearing course
|
1 1/2
| |
|
Base
|
BCBC
|
4 1/2
| |
|
Subbase
|
3A modified stone
|
6
| |
|
or
| |||
|
Surface
|
ID-2 wearing course
|
1 1/2
| |
|
Base
|
ID-2 binder course
|
2 1/2
| |
|
Subbase
|
AASHTO #1 stone with 2-inch screenings
|
8
| |
|
NOTE: AASHTO #1 stone subbase is required on
new streets constructed without curb. Subgrade shall be compacted
and crowned with the required street crown and shall be prepared to
PennDOT Specifications, Form 408. Structural fabric will be required
in locations deemed necessary by the Borough Engineer.
|
(3)
Pavement design for nonresidential streets shall be
subject to approval of the Borough Engineer, dependent upon anticipated
traffic type and volume.
(4)
Minimum requirements for cartway-widening cross sections along existing roadways shall be in accordance with Subsection F(2) of this section.
(5)
Minimum requirements for storm sewer and utility trench
pavement restoration within existing roadways shall be in accordance
with standards as contained in Appendix A.[1]
[1]
Editor's Note: Appendix A is included at the end of this chapter.
G.
Roadside barriers. Roadside barriers and guiderail
shall be required in accordance with PennDOT Design Manual, Part 2,
Highway Design, Chapter 12 (PDT Pub. 13). Construction and materials
shall be in accordance with applicable PennDOT RC standards.
H.
Traffic control. Vehicular traffic control in work
zone areas on and along streets open to the public shall be in strict
accordance with requirements of PennDOT Publication 203, Work Zone
Traffic Control (67 Pa. Code Chapter 203).
A.
Cul-de-sac streets shall not be permitted, unless
the applicant can demonstrate to the satisfaction of the Borough that
construction of a through street is not feasible.
B.
Cul-de-sac streets shall be designed to permit future
extension into adjacent undeveloped property. Unless future extension
is clearly impractical or undesirable, the turnaround right-of-way
shall be placed adjacent to a property line and contained within an
easement area. A right-of-way of the same width as the street shall
be carried to the property line in such a way as to permit future
extension of the street into the adjoining tract. At such time as
such a street is extended, the overage created by the turnaround outside
the boundaries of the extended street shall revert in ownership to
the property owners fronting on the cul-de-sac turnaround.
C.
Permanent cul-de-sac streets shall be kept to a minimum
and shall not exceed 800 feet in length or serve as access to more
than 10 dwelling units, whichever is more restrictive, unless specifically
authorized by the Borough Council. The minimum length of a cul-de-sac
shall be 250 feet. For the purpose of this chapter, cul-de-sac streets
shall be measured from the intersection of the right-of-way line with
the future right-of-way line of the existing street to the center
of the turnaround area.
D.
Cul-de-sac streets, whether permanent or temporary,
shall be provided with a turnaround at the closed end having a minimum
radius to the edge of the finished street or curbline of not less
than 40 feet. Permanent cul-de-sac streets shall be provided at the
terminus with a right-of-way radius of 60 feet.
E.
Commercial and industrial culs-de-sac shall be reviewed
for adequacy by the Borough Engineer. When deemed necessary by the
Borough, additional cartway and/or right-of-way radius may be required.
F.
A snow storage area shall be provided along the right-of-way
of the turnaround. The snow storage area shall be contained within
an easement not less than 15 feet, measured from the right-of-way
line, and of sufficient length as deemed necessary by the Borough
to provide adequate snow storage area.
G.
P-loops (loop streets from a single access point)
shall have an entrance leg not exceeding 500 feet. The loop of a P-loop
shall have a street length not exceeding 3,000 feet.
A.
Whenever street lines are deflected in excess of 1 1/2°,
connection shall be made by horizontal curves. Long radial curves
shall be used rather than a series of short curves and tangents.
B.
The minimum radius at the center line for horizontal
curves on collector and arterial streets shall be 300 feet; and for
local streets, the minimum radius shall be 150 feet.
C.
On local access streets, the minimum tangent between
reverse curves shall be at least 100 feet; on collector and arterial
streets, the minimum tangent shall be at least 250 feet.
D.
Approaches to an intersection shall follow a straight
course for a minimum of 75 feet.
A.
The minimum center-line grade on all streets shall
be 0.75% on streets with curbs and 1% on streets without curbs.
B.
The maximum grade on collector or arterial streets
shall be 7%, and on local access streets 10%.
C.
For each summit curve, use a vertical curve length
of 35 feet for each 1% difference in grade change, with a minimum
length of 125 feet. For each sag curve, use a vertical curve length
of 30 feet for each 1% difference in grade change, with a minimum
length of 100 feet.
D.
The minimum vertical sight distance shall be in accordance
with PennDOT Chapter 441, as amended.
E.
The maximum grade of a proposed street within 50 feet
of the ultimate right-of-way of an existing or proposed street shall
not exceed 3%.
A.
Local streets shall not intersect with collector or
arterial streets on the same side at intervals of less than 800 feet,
as measured from center line to center line.
B.
The distance between center lines of streets opening
onto the opposite side of a proposed or existing street shall be not
less than 150 feet, unless the streets are directly opposite each
other.
C.
Multiple intersections involving the junction of more
than two streets shall not be permitted.
D.
Proposed street intersections shall be designed at
right angles. The intersection of a new street with an existing street
shall not be at an angle of less than 75°, except that all intersections
with an arterial or collector street shall be at 90°.
E.
Horizontal curves will not be permitted on a proposed
street within 50 feet of the ultimate right-of-way of an existing
or proposed street.
F.
The minimum curb radius at the intersection of two
local streets shall be at least 25 feet; and the minimum curve radius
at an intersection of a local street and a collector or arterial street
shall be at least 35 feet.
G.
A clear sight triangle of 75 feet in all directions
shall be provided and maintained at all intersections, measured along
the center line from the point of intersection. Nothing which obstructs
the vision of a motorist shall be permitted in this area.
H.
Minimum horizontal and vertical sight distances shall
be established in accordance with PennDOT Chapter 441, as amended.
A.
General.
(1)
Driveways shall be located no less than 60 feet from
any street intersection (measured from the intersection of the ultimate
right-of-way lines). Sight distance requirements for all residential
and nonresidential driveways shall be in accordance with PennDOT Chapter
441.
(2)
Driveways to corner lots shall gain access from the
street of lower classification when a corner lot is bounded by streets
of two different classifications as described herein. A corner lot
created by a proposed street and an existing street shall gain access
to the proposed street.
(3)
All driveways serving single-family dwellings shall
be at least five feet from any side or rear lot line.
(4)
All driveways serving single-family dwellings shall
be a minimum of eight feet in width with a grade not to exceed 15%.
The maximum change in grade at any location on the driveway shall
not exceed 8%. Driveways shall be designed so as to provide a stopping
space not to exceed a 4% grade from the edge of the cartway to a point
20 feet behind the right-of-way line.
(5)
All single-family residential driveways shall be paved
from the edge of the cartway to the ultimate right-of-way or for a
length of 30 feet, whichever is greater, using the following minimum
standards:
(a)
A crushed aggregate base course with a compacted
depth of six inches.
(b)
A bituminous binder course (ID-2) with a compacted
depth of 1 1/2 inches.
(c)
A bituminous wearing course (ID-2) with a compacted
depth of one inch.
(d)
In the case where sidewalks are provided, a
concrete driveway apron shall be required.
(6)
Where an existing roadside drainage swale is too shallow
to permit installation of a driveway pipe, a concrete trench box with
grate may be required to be installed. Grates must be recessed below
the edge of the cartway to establish a minimum 2% slope from the cartway
to the grate. Trench boxes must extend beyond the edge of driveway
paving a minimum of five feet.
(7)
Driveway pipes.
(a)
Driveway pipes must include flared end sections.
(b)
Ends of pipes must extend a minimum of five
feet beyond the edge of paving.
(c)
The minimum pipe length is 20 feet.
(d)
The minimum pipe size shall be fifteen-inch
round or 23 inches by 14 inches arch.
(e)
Pipe must be reinforced-concrete pipe.
(f)
A minimum of nine inches of cover must be maintained
between the top of pipe and finished paving elevation.
(8)
The intersection of single family driveways with cartways
shall be installed with minimum paving radii of five feet at both
sides.
(9)
Where curb and sidewalk are required, concrete aprons
shall be poured with a minimum thickness of six inches on a minimum
four-inch-thick bedding of PennDOT 2B stone. All concrete shall be
PennDOT Class AA 3,750 psi mix. One-half-inch expansion shall be placed
between the apron and the curb. One-fourth-inch score contraction
joints shall be installed at 1/3 intervals.
(10)
Shared residential driveways shall not be permitted.
B.
Nonresidential driveways.
(1)
Design requirements shall be in accordance with PennDOT
Chapter 441.
(2)
Driveways shall be paved. The design of paving sections shall be in accordance with expected loading and frequency of loading. Minimum paving specifications shall be in accordance with Subsection A(5) of this section, except that the minimum compacted depth of the coarse aggregate base course must be eight inches.
A.
Curbs shall be installed on all streets and parking
areas located within multifamily and apartment building developments.
Curbs shall also be required on new residential streets in subdivisions
or land developments in which the minimum lot size is less than 50,000
square feet, where on-street parking is required by the Borough, and
on all new nonresidential streets. Curbs may also be required on all
streets in any subdivision in which the lot areas exceed the above
minimum, when the center-line street grade of any street exceeds 6%;
and along all existing streets where deemed necessary by the Borough.
In such cases, curbs or other drainage controls shall be installed
to properly control surface drainage and protect the streets from
erosion. The requirement of the curbs may be waived at the discretion
of the Borough Council.
B.
All curbs shall be depressed at intersections to sufficient
width to accommodate wheelchairs and shall be in accordance with the
latest PennDOT and Americans with Disabilities Act (ADA) standards.
C.
Curbing shall be plain cement concrete curb, 18 inches
in depth, placed and finished in accordance with requirements set
forth in the latest edition of PennDOT Specifications, Form 408. Material
shall consist of cement concrete Class AA with a minimum seven-day
design compressive strength of 3,000 psi and a minimum twenty-eight-day
design compressive strength of 3,750 psi. After completion of the
bituminous paving, Class BM-1 asphalt shall be applied to the joint
between the curb and bituminous paving for a distance of one foot
from the curb toward the center of the road to seal the joint between
the curb and bituminous paving.
D.
As an alternate to concrete curb, Belgian block curb
may be used where authorized by the Borough. Belgian block curb must
be installed in accordance with the construction detail included in
Appendix A.[1]
[1]
Editor's Note: Appendix A is included at the end of this chapter.
E.
Curb cuts (driveway depressions) shall be a maximum
of 1 1/2 inches above the roadway surface, a minimum of one inch
above the roadway surface, and a minimum of 14 feet in width.
F.
Profiles of curb design along existing streets shall
be shown on the plan. Profiles shall be smooth and designed with vertical
curves where there is a change in grade. Breaks in grade shall not
be permitted. Existing edge-of-road and bottom-of-curb elevations
shall be identified every 50 feet and at locations specified by the
Borough Engineer. The minimum cross-slope for cartway-widening sections
shall be 3/8 inch per foot to establish positive drainage from the
existing edge of the road to the curbline.
A.
Sidewalks are required along both sides of all existing
streets fronting the property (including abutting properties) and
proposed streets, unless waived by the Borough Council. This requirement
is deemed necessary for the safe ingress to or egress from the applicant's
property.
B.
Sidewalks shall be located within a public right-of-way,
public easement, or common open space area. Any such system shall
be interconnected and not disjointed.
C.
All sidewalks located within the street right-of-way
shall be located in such a manner as to provide sufficient area for
street trees.
D.
Sidewalks shall be a minimum of six feet in width.
E.
Sidewalks shall be all-weather and constructed of
four-inch-thick, Class AA cement concrete (3,750 psi) on a four-inch
PennDOT 2B stone base. At driveways, sidewalks shall have a minimum
depth of six inches of concrete and be reinforced with wire mesh.
F.
Sidewalks shall not exceed a grade of 7%. All sidewalks
shall be finished using methods that will provide a skid-resistant
surface, i.e., broom-swept finish.
G.
Curb depressions designed to accommodate wheelchairs
shall be provided at street and other crossings and shall be in accordance
with the latest PennDOT and Americans with Disabilities Act (ADA)
standards.
H.
Sidewalks shall be laterally pitched at a slope of
one-fourth inch per foot to provide for adequate surface drainage.
A.
Street trees and landscaping:
(1)
Street trees shall be planted along all existing and
proposed streets within any land development or major subdivision
where suitable street trees do not exist.
(2)
Street trees shall be planted at intervals of not
more than 40 feet and must be coordinated to provide adequate separation
from overhead and underground utilities.
(3)
Street trees shall not be planted opposite each other
but shall alternate.
(4)
Street trees shall be planted on lots within 10 feet
of the street right-of-way, unless otherwise approved by the Borough.
(5)
At the time of installation, the minimum trunk diameter
of canopy trees measured at a height of six inches above finished
grade shall be 2 1/2 inches.
(6)
Any plant material which does not survive shall be
replaced by the developer. Financial security shall be posted with
the Borough in an amount equal to the estimated cost of trees and
plantings, to be released 18 months from Borough acceptance of the
installation and satisfactory replacement of all dead plantings.
(7)
The following plant material is permitted for use
as tree plantings within four feet of curbs, sidewalks and asphalt:
|
Acer campestre — Hedge maple
| |
|
Acer x freemanii 'Armstrong' — Armstrong
Freeman maple
| |
|
Carpinus caroliniana tree form — American
hornbeam
| |
|
Fraxinus Pennsylvania — Green ash
| |
|
Ginko biloba — Ginko (male only)
| |
|
Prunus sargenti 'Columnaris' tree form —
Columnar sargent cherry
| |
|
Pyrus calleryana — Callery pear (including
Chanticleer and Whitehouse; however, Bradford is unacceptable)
|
(8)
The following plant material is permitted for use
as tree plantings greater than four feet from curbs, sidewalks and
asphalt:
|
Acer rubrum — Red maple (all cultivars)
| |
|
Acer saccharum — Sugar maple (all cultivars)
| |
|
Fraxinus americana — White ash (all cultivars)
| |
|
Fraxinus Pennsylvania — Green ash
| |
|
Platanus x acerifolia — London planetree
| |
|
Quercus acutissima — Sawtooth oak
| |
|
Quercus imbricaria — Shingle oak
|
(9)
In addition to plant material included in Subsection A(7) and (8) above, the following may be utilized where required for detention basins, parking areas, open space planting, etc.:
|
Small trees
| |
|
Acer buergeranum tree form — Trident maple
| |
|
Acer ginnala tree form — Amur maple
| |
|
Acer griseum tree form — Paperback maple
| |
|
Acer tataricum tree form — Tatarian maple
| |
|
Amelanchier laevis tree form — Serviceberry
(all cultivars)
| |
|
Carpinus betulus — European hornbeam
| |
|
Cercis canadensis tree form — Eastern
redbud
| |
|
Cornus kousa tree form — Kousa dogwood
| |
|
Crataegus (many species) — Hawthorn (thornless
only)
| |
|
Magnolia x loebneri 'Merrill' — Merrill
magnolia
| |
|
Malus 'Centzam' tree form — Centurion
crabapple
| |
|
Malus 'Hargozam' tree form — Harvest gold
crabapple
| |
|
Malus 'Snowdrift' tree form — Snowdrift
crabapple
| |
|
Malus 'Spring Snow' tree form — Springsnow
crabapple
| |
|
Malus x zumi 'Calocarpa' tree form — Redbud
crabapple
| |
|
Prunus serrulata tree form — Kwanzan oriental
cherry
| |
|
Pyrus betulifolia — Birchleaf pear
| |
|
Pyrus calleryana — Callery pear (all cultivars)
| |
|
Sorbus (many species/hybrids) — Mountain
ash
| |
|
Syringa reticulata 'Ivory Silk' — Ivory
silk Japanese tree lilac
| |
|
Large trees
| |
|
Acer nigrum — Black maple
| |
|
Acer saccharum — Sugar maple (all cultivars)
| |
|
Aesculus hippocastanum 'Baumannii' — Bauman
horse chestnut
| |
|
Aesculus x carnea 'Briotii' — Ruby red
horse chestnut
| |
|
Betula nigra — River birch
| |
|
Liquidambar styraciflua — Sweetgum
| |
|
Liriodendron tuliptree — Tuliptree
| |
|
Magnolia acuminata — Cucumbertree
| |
|
Ostrya virginiana tree form — American
hophornbeam
| |
|
Quercus macrocarpa — Bur oak
| |
|
Quercus palustris — Pin oak
| |
|
Quercus phellos — Willow oak
| |
|
Quercus rubra — Northern red oak
| |
|
Tillia Americana — American linden
| |
|
Tillia tomentosa — Silver linden
| |
|
Evergreens (4 feet high minimum)
| |
|
Ilex opaca — American holly
| |
|
Picea abies — Norway spruce
| |
|
Picea omorika — Serbian spruce
| |
|
Picea pungens — Colorado spruce
| |
|
Pinus nigra — Austrian pine
| |
|
Pinus strobus — White pine
| |
|
Pseudotsuga menziesli — Douglas fir
| |
|
Tsuga canadensis — Canada hemlock
| |
|
Hedge (4 feet high minimum)
| |
|
Crataegus intricata — Thicket hawthorn
| |
|
Forsythia intermedia — Border forsythia
| |
|
Rhamnus frazula columnaris — Tallhedge
buckthorn
| |
|
Syringa chinensis — Chinese lilac
| |
|
Syringa vulgaris — Common lilac
| |
|
Hedgerow (4 feet high minimum)
| |
|
Crataegus crus-galli — Cockspur thorn
| |
|
Crataegus phaenopyrum — Washington hawthorn
| |
|
Elaeagnus angustifolia — Russian olive
| |
|
Euonymus alatus — Winged euonymus
| |
|
Viburnum sieboldii — Siebold viburnum
| |
|
Viburnum tomentosum — Doublefile viburnum
| |
|
Shrubs (3 feet high minimum)
| |
|
Juniperus virginiana — Upright juniper
| |
|
Phracantha lalandi — Laland firethorn
| |
|
Taxus capitita — Upright yew
| |
|
Taxus hicksi — Hicks yew
| |
|
Thuja occidentalis — American arborvitae
| |
|
Shrubs (4 feet high minimum)
| |
|
Euonymus alatus — Winged euonymus
| |
|
Hamamelis vernalia — Vernal witch hazel
| |
|
Hamamelis virginiana — Common witch hazel
| |
|
Ilex verticillata — Winterberry
| |
|
Rhamnus frangula — Glossy buckthorn
| |
|
Viburnum dentatum — Arrowwood viburnum
| |
|
Viburnum lantana — Wayfaring tree viburnum
|
|
Note: Additional trees and other plant material
and cultivars may be utilized when approved by the Borough.
|
(10)
Plant material specifications.
(a)
Names of plants. Names of plants shall agree
with the nomenclature of Standard Plant Names, as adopted by the American
Joint Committee on Horticulture Nomenclature, 1942 edition, as amended;
size and grading standards shall conform to those specified by the
American Association of Nurserymen in the latest edition of the U.S.D.A.
Standards for Nursery Stock. No substitutions shall be permitted except
by written permission of the Borough.
(b)
Quality. All plants shall be typical of their
species or variety and shall have normal, well-developed branches
and vigorous fibrous root systems. All plants shall be nursery-grown,
unless otherwise stated; they shall have been growing under the same
climate conditions as the Municipality for at least two years prior
to the date of planting. All plants which are found unsuitable in
growth or condition or which are not true to name shall be removed
and replaced with acceptable plants.
(c)
Preparation of plants. All precautions customary
in good trade practice shall be taken in preparing plants for moving.
All balled and burlapped plants shall be dug to meet or exceed the
U.S.D.A. Standards for Nursery Stock.
(d)
Delivery. Plants shall be packed, transported
and handled with utmost care to ensure adequate protection against
injury.
B.
Landscaping of off-street parking areas.
(1)
Within the parking facility, there shall be planted
at least one tree of two-and-one-half-inch caliper minimum for every
five parking spaces in single bays and one tree of two-and-one-half-inch
caliper minimum for every 10 parking spaces in double bays. Trees
shall be planted in such a manner to afford maximum protection from
the sun for parked vehicles.
(2)
A minimum of 10% of any parking lot facility over
2,000 square feet in gross area shall be devoted to landscaping, inclusive
of required trees.
(3)
The perimeter of all parking facilities shall be landscaped
with one or any combination of the following buffers in order to visually
screen the vehicles:
(4)
All plantings shall be able to survive soot, gas fumes
and salt. Trees which have low-growing branches, gum or moisture which
may drop on vehicles or blossoms, thorns, seeds or pods which may
clog drainage facilities shall be avoided. The plantings chosen should
be of sufficient size to be effective the first year they are planted.
(5)
All landscape planting areas shall be raised in order
to prevent road salts from seeping into the planting area.
C.
Detention basin landscaping. On the perimeter of any
detention basin, one tree shall be planted per each 40 linear feet
of perimeter, arranged in an informal manner. Trees shall not be installed
on fill embankment areas of the berm.
[Amended 2-17-2014 by Ord. No. 304]
D.
Existing vegetation. In cases where natural features
existing on the site duplicate or essentially duplicate the requirements
of the street tree, buffering, or landscaping provisions of this chapter,
these requirements may be waived by the Borough Council.
E.
Protection of existing plant material:
(1)
All subdivisions and land developments shall be laid
out in such a manner so as to preserve healthy trees and shrubs on
the site.
(2)
During the construction of any site, trees and shrubs
to be preserved shall be protected by snow fencing, safety fencing,
or silt fencing, to ensure that there is no encroachment within the
area of their dripline by changing grade, trenching, stockpiling of
building materials or topsoil, or the compaction of the soil and roots
by any motor vehicle, unless the following regulations are met:
(a)
The grade of land within the entire area of
dripline shall not be raised unless tree wells are constructed around
each trunk or group of trunks and aeration pipes are extended out
to the edge of the dripline.
(b)
Tree wells are to be constructed of uncemented
stone or any other suitable material. Such walls shall be a minimum
of three feet in diameter or one foot in diameter for each inch in
caliper, measured 12 inches above natural ground level, whichever
is greater, and shall be a maximum of three feet deep.
(c)
Retaining walls are to be constructed around
each tree or group of trees immediately after any grade is lowered
within the area of the dripline. This retaining wall is to be constructed
of eight inches by eight inches of pressure-treated landscape ties
or any other suitable material. Retaining walls must be designed and
constructed to withstand overturning and frost heave.
(3)
If any plant material is to be moved, it must be done
in accordance with specifications set forth by the American Association
of Nurserymen.
(4)
All diseased or dead trees shall be promptly removed
from the site. All trees to be preserved shall be pruned when necessary
to remove dead limbs.
(5)
No grading shall occur within the dripline of existing
trees or shrubs. No equipment may be driven within this area, and
no building materials may be stacked against trees or shrubs or within
the dripline.
(6)
No tree is to support any scaffolding, signs, temporary
utilities, surveying spikes, or any other device.
(7)
No topsoil may be stockpiled within the dripline of
any tree, nor shall it be located in an area within 15 feet from any
tree designated to remain, and it shall in no case be removed from
the site.
(8)
Those trees whose removal will damage other trees
which are to remain must be removed by hand. The resulting stumps
must be carefully removed to minimize damage to roots and trunks of
other trees.
(9)
Trees damaged during construction.
(a)
Tree trunks and exposed roots damaged during
construction shall be protected from further damage. Damaged branches
shall be pruned according to National Arborist Association standards.
All cuts shall be made sufficiently close to the trunk or parent limb
but without cutting into the branch collar or leaving a protruding
stub. All necessary pruning cuts must be made to prevent bark from
being torn from the tree and to facilitate rapid healing.
(b)
All trees which have been disturbed or have
experienced damage to their roots or branches shall be fertilized
in early fall or mid spring. Fertilizer grade shall have approximately
three parts nitrogen to one part phosphorus and potassium (3:1:1 ratio).
Fertilizer shall be broadcast over the soil surface in an area twice
the size of the tree protection zone at a rate of one pound of nitrogen
per 1,000 square feet.
(10)
Stumps, branches and other wood debris shall
not be buried on site. Where trees are removed outside of an area
to be excavated, it is preferred that stumps be removed by grinding
to a point six inches below the existing grade.
Stormwater drainage facilities shall be designed
to convey the flow of stormwater runoff in a safe and efficient manner.
The system shall ensure proper drainage along streets and provide
positive drainage away from structures. The Borough may require a
primarily underground system to accommodate frequent floods and a
secondary system to accommodate larger, less-frequent floods. Drainage
plans shall be consistent with local and regional drainage plans.
The facilities shall be designed to prevent excess runoff onto adjacent
properties.
A.
General requirements.
(1)
Lots shall be laid out and graded with a minimum slope
of 2% to provide positive drainage away from buildings. The Borough
may require a grading and drainage plan for individual lots indicating
a buildable area within each lot, complying with the setback requirements,
for which positive drainage is assured.
(2)
No person, corporation, or other entity shall block,
impede the flow, alter, construct any structure, or deposit any material
or thing, or commit any act which will affect normal or flood flow
in any communal stream or watercourse without having obtained prior
approval from the Borough and/or Department of Environmental Protection,
whichever is applicable.
(3)
Where a subdivision or land development is traversed by a natural watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse. The width of the easement shall be adequate to provide for unimpeded flow of storm runoff based on calculations made in conformance with Subsection C(3) of this section for the ten-year return storm. Terms of the easement shall prohibit excavation, the placing of fill or structures, and any alterations which may adversely affect the flow of stormwater runoff within any portion of the easement. Additionally, periodic maintenance of the easement to ensure proper runoff conveyance shall be required by the landowner.
(4)
Existing points of concentrated drainage discharge
onto adjacent property shall not be altered without written approval
of the affected property owner(s).
(5)
Areas of existing diffused drainage discharge onto
adjacent property shall be managed such that, at a minimum, the peak
diffused flow does not increase in the general direction of discharge,
except as otherwise provided in this section. If diffused flow is
proposed to be concentrated and discharged onto adjacent property,
the developer must document that there are adequate downstream conveyance
facilities to safely transport the concentrated discharge or otherwise
prove that no harm will result from the concentrated discharge.
(6)
Any drainage facilities required by this section that
are located on state highway rights-of-way shall be subject to approval
by the Pennsylvania Department of Transportation.
(7)
Storm drainage facilities and appurtenances shall
be so designed and provided as to minimize erosion in swales, watercourse
channels and at all points of discharge.
(8)
Stormwater management reports shall document upstream
and downstream effects of detention and delayed or altered storm peaks,
including necessary steps to avoid downstream combination peak flows.
B.
All subdivision and land development shall comply
with the Silverdale Borough Stormwater Management Ordinance, Ordinance
No. 305, adopted on February 17, 2014, as amended.
[Amended 2-17-2014 by Ord. No. 304[1]]
C.
Storm drainage system requirements.
(1)
Any proposed storm drainage plans which affect the drainage basin in any stream shall be approved by the Division of Dams and Waterway Management of the Pennsylvania Department of Environmental Protection in accordance with the Title 72, Chapter 105, as amended.
(2)
Easements.
(a)
Easements shall be dedicated to the Borough
along all natural or man-made streams and watercourses and/or detention
basin areas within a subdivision or land development. These easements
shall be of sufficient width to convey a one-hundred-year design storm.
Easements shall be provided where storm drainage swales, culverts
or other structures traverse, enter or discharge onto private property.
On private property, the entire easement area and fencing and landscaping
(if any) shall be maintained by the property owner. The Borough shall
not maintain and/or repair any improvements within that easement unless
stormwater runoff from public roads or public parkland crosses through
the easement. If stormwater runoff from public roads or public lands
crosses through the easement, the Borough shall, upon satisfactory
installation of improvements as specified in a developer's improvement
agreement and maintenance agreement, maintain and repair only the
structural stormwater management improvements within the easement,
such as:
(b)
The landowner shall be responsible for all other
maintenance and repairs within this easement. For example, the landowner
must:
[1]
Mow the lawn.
[2]
Repair or replace fencing.
[3]
Repair or replace landscaping.
[4]
Control vermin and repair damage from animals.
[5]
Keep the area free of obstructions, structures,
vegetation, or accumulated sediment that may block or hinder the function
and purpose of the easement.
[6]
Keep the area free of litter or garbage.
[7]
Repair erosion and restore vegetation as necessary
to keep the easement in good repair.
(3)
Storm sewers, culverts, and related installations
shall be provided to permit the flow of natural watercourses, to ensure
the drainage of all low points (except in protected wetlands) on the
subdivided lots or developed land areas and along the line of streets,
and to intercept stormwater runoff along streets at intervals related
to the extent and grade of the area drained. The system shall also
be designed to accommodate or receive and discharge all runoff from
adjacent upstream properties. Where adequate existing storm sewers
are readily accessible, the developer must connect new stormwater
facilities to the existing system.
(4)
Flood protection. No stormwater runoff or natural
drainage water shall be so diverted as to overload existing drainage
systems, or create flooding or the need for additional drainage structures
on other private properties or public lands, without proper and approved
provisions being made for taking care of these conditions.
(5)
Whenever the location of concentrated runoff from
a site is changed due to development, the developer must secure written
approval from any adjacent downstream property owners to the point
of confluence with a defined watercourse. Additionally, the developer
shall indemnify and/or hold harmless the Borough against any claim
of damage from any downstream property owners that may result from
the proposed development.
(6)
Scour and erosion prevention. In areas in which street
curbs are not required by either this chapter or by the Borough, drainage
may be accomplished by natural or artificial swales and culverts.
Special structures, such as check dams, drop-outlets, concrete flow
channels, or other energy-dissipating structures, rip-rap or nondegradable
geotextile linings, may be required to prevent scour or erosion in
locations with large runoff quantities or steep slopes. Bituminous
paved swales will not be permitted.
(7)
Low-point drainage. The developer shall grade and
install all necessary drainage facilities to ensure drainage of all
low points on subdivided lots or within the subdivision or developed
land areas (except in areas of protected wetlands).
(8)
Storm runoff management facilities. Management facilities
shall be designed in accordance with the following requirements:
(b)
Spillways shall be provided for possible overflows,
and such spillways shall be protected from erosion. Spillways shall
be designed for the one-hundred-year storm.
(c)
Pipe outlet shall permit complete drainage of
all detained water, unless provisions for permanent ponding have been
approved.
(f)
To minimize the visual impact of detention basins,
the basin shall be designed to avoid the need for safety fencing.
To meet this requirement, basins shall be designed to the following
specifications:
[1]
The maximum depth of detained runoff shall be
24 inches for a two-year or ten-year storm event.
[2]
The maximum depth of detained runoff shall be
36 inches for a one-hundred-year storm event.
[3]
Interior slopes shall not be steeper than a
ratio of 4:1 horizontal to vertical.
[4]
They shall never exceed a depth of 24 inches
for more than four hours.
[5]
They shall drain completely within eight hours
of the end of the rainfall.
(g)
These depths and slopes may be exceeded by permission
of the Borough on a case-by-case basis if lot runoff, topography and/or
existing downstream systems make the required pond area unreasonably
large. In such a case, fence and landscape screens will be required.
(h)
An access ramp of 10:1, 10 feet wide, shall
be provided to allow maintenance equipment to reach the basin floor.
The ramp shall coincide with the required gate if fencing is needed.
(i)
Where required, fencing for detention basins
shall provide a suitable barrier at least four feet in height of material
approved by the Borough, such as split-rail fencing with wire backing.
Access to the basin shall be provided by a gate or gates having a
total opening of at least 10 feet at such a location as to permit
ready access to the detention basin with maintenance equipment.
(j)
Landscaping, subject to approval of the Borough,
shall be installed adjacent to the detention facility, so as to provide
a buffer between the facility and the adjacent development. If a fence
is required, the detention basin fence shall be screened in accordance
with Borough standards.
(k)
Basin outlet piping shall be Class III reinforced
O-ring concrete pipe. A minimum of one concrete anti-seep collar shall
be required. Precast collars shall have a minimum thickness of eight
inches; field-poured collars shall have a minimum thickness of 12
inches. Collars may not be installed within two feet of pipe joints.
Collars must be designed to project a minimum of two feet around the
perimeter of the pipe. Maximum collar spacing is 14 times the design
projection around the perimeter.
(9)
All proposed streets shall be designed so as to discharge
surface water from their rights-of-way. Storm drainage improvements
as deemed necessary by the Borough shall be required along all existing
streets on which a subdivision or land development abuts.
(10)
Design criteria.
(a)
Unless a more-conservative design is required
by another regulation or is required because of conditions particular
to an individual development, the following storm criteria shall be
used to design storm collection and conveyance systems:
|
Area
|
Design Storm Return
(years)
| ||
|---|---|---|---|
|
Residential areas
| |||
|
Fixed pipe
|
10
| ||
|
Total conveyance
|
100
| ||
|
Nonresidential areas
| |||
|
Fixed pipe
|
25
| ||
|
Total conveyance
|
100
| ||
|
Culvert crossings of any road
| |||
|
In culvert
|
25
| ||
|
Total conveyance
|
100
| ||
(b)
The preliminary plan shall indicate flooding
limits of the one-hundred-year storm.
(11)
Design preparation. Designs of storm drainage
systems shall be prepared by a licensed professional engineer. Complete
detail calculations shall be submitted to the Borough for review.
Calculations shall cover the entire drainage basin involved, including
consideration of areas outside the proposed subdivision or developed
land areas.
(12)
The developer shall provide written assurance,
satisfactory to the Borough, that the detention basin will be properly
maintained. Such assurances shall be in a form to act as a covenant
that will run with the land and shall provide Borough maintenance
at the cost of the landowner in case of default and further provide
for assessment of costs and penalties in case of default.
(13)
As an alternate to the above subsection, the
Borough may, at its own option, assume responsibility of the basin
and may accept dedication of the basin by the developer. If the detention
basin is dedicated or offered to the Borough for long-term maintenance,
the following regulations shall apply:
(a)
The dedicated area shall not be considered part of the open space and recreation requirements as required elsewhere in this chapter and Chapter 340, Zoning.
(b)
If fencing is necessary, the basin design shall
provide a level area (2% slope) eight feet in width on both the inside
and outside of the fence, along the entire length of the fence, for
proper access by Borough maintenance equipment. The total width of
this generally level area shall be at least 16 feet.
(c)
The developer shall provide for the special
financial burden the Borough will be accepting if the Borough accepts
the detention basin maintenance. To help mitigate this future financial
burden, the developer shall contribute to the Borough a cash payment
in the amount of $10,000 per acre, on a pro-rata basis, for any detention
basin site or area dedicated to the Borough and being accepted by
the Borough. This requirement may be modified by a resolution of the
Borough, from time to time, to reflect actual long-term costs of detention
basin maintenance in the Borough.
(14)
Setback to boundaries. No piped storm sewer
system outlet or detention basin surface discharge structure or energy-dissipation
structure shall be located closer than 20 feet from the boundary of
any drainage easement under the control of the developer, or which
may be utilized by the developer, so as to allow for adequate space
for stormwater dissipation in vegetated land areas controlled by or
available to the developer and/or to allow adequate space for equipment
access for future maintenance.
D.
Collection system design.
(1)
The collection system shall be designed by the Rational
Method of Design in accordance with American Society of Civil Engineers
Manual No. 37, except where noted, using the formula Q=CiA, unless
otherwise approved by the Borough.
(a)
Capacity. "Q" is the required capacity in cubic
feet per second for the collection system at the point of design.
(b)
Runoff coefficient. "C" is the runoff coefficient
applicable to the entire drainage area. It shall be based on consideration
of soil conditions, average slope of the drainage area and the ultimate
development of the entire drainage area according to comprehensive
plans. For the various types of ultimate development, the runoff coefficient
shall be taken from the Pennsylvania DOT Design Guidelines, unless
sufficient engineering data has been presented to the Borough Engineer
by the developer, which information, in the judgment of the Borough
Engineer, is sufficient to warrant the use of an alternate runoff
coefficient.
(c)
Rainfall intensity formula. "i" is the rainfall
intensity in inches per hour and shall be determined from rainfall
intensity charts for this area, based on time of concentration, including
overland flow time, Manning's Formula for channelized flow time and
pipe flow time. The design rainfall frequency shall be taken from
the PennDOT Intensity-Duration-Frequency Field Manual, Region 4.
(d)
Drainage area. "A" is the drainage area, in
acres, tributary to the point of design and shall include areas tributary
from outside sources as well as from within the subdivision or developed
land area itself.
(2)
Collection system standards.
(a)
Curb inlets. Curb inlets shall be located at
curb tangents on the uphill side of street intersections. The design
and location of curb inlets shall be approved by the Borough.
(b)
State approvals. Drainage structures that are
located on state highway rights-of-way shall be approved by the Pennsylvania
Department of Transportation, and a copy of the highway occupancy
permit shall be submitted to the Borough.
(c)
Pipe materials. All storm piping shall be Class
III reinforced concrete pipe, except when pipe class and strength
is required to be increased in accordance with PennDOT specifications
for deep pipe installation. Piping shall be saw-cut at ends, as needed,
and not hammered or broken.
(d)
Minimum pipe size. Minimum pipe size shall be
18 inches.
(e)
Inlet and manhole construction. Inlet and manhole
castings and concrete construction shall be equivalent to Pennsylvania
Department of Transportation design standards.
(f)
Roof drainage. Stormwater roof drains and pipes
shall not discharge water over sidewalks or walkways.
(g)
Open-end pipes must be fitted with concrete
endwalls or wing walls in accordance with PennDOT standards.
(h)
Open-culvert endwalls or wing walls for all
pipes shall be fitted with durable protective grates.
(i)
Flow velocity. Storm drains shall be designed
to produce a minimum velocity of 3.0 feet per second when flowing
full. The maximum permissible velocity shall be 15.0 feet per second.
(j)
Manholes. Manholes shall be spaced at intervals
not exceeding 300 feet and shall be located wherever branches are
connected or sizes are changed and wherever there is a change in alignment
or grade. For drainage lines of at least 36 inches' diameter, manholes
may be spaced at intervals of 400 feet. Manholes shall be equipped
with open-grate lids.
(k)
Backfill/bedding requirements shall conform
to the construction detail included in Appendix A.[5]
[5]
Editor's Note: Appendix A is included at the end of this chapter.
(l)
Storm sewer structures (i.e., endwalls, inlets,
end sections, etc.) may not be located on top of or within 10 feet
of electric, water, sanitary sewer, and gas services and/or mains,
unless approval is received from the Borough and from the authority
or utility having jurisdiction over same.
(m)
Storm sewer pipes must be oriented at substantially
right angles to electric, water, sanitary sewer, and gas utilities
when crossing above or beneath same. Crossing angles of less than
90° will only be permitted at the discretion of the Borough Engineer.
When skewed crossings are permitted, interior angles between alignment
of the storm sewer pipe and utility may not be less than 45°.
Vertical and horizontal design of storm sewer must be linear.
(3)
Open swales and gutters. Open swales shall be designed
on the basis of Manning's Formula as indicated for collection systems
with the following considerations:
(a)
Roughness coefficient. The roughness coefficient
shall be 0.040 for earth swales.
(b)
Bank slopes. Slopes for swale banks shall not
be steeper than one vertical to three horizontal.
(c)
Flow velocity. Design velocity in grass or vegetated
swales shall not exceed four feet per second.
(d)
To minimize sheet flow of stormwater across
lots located on the lower side of roads or streets and to divert flow
away from building areas, the cross-section of the street as constructed
shall provide for parallel ditches or swales or curbing on the lower
side which shall discharge only at drainage easements, unless otherwise
approved by the Borough.
(e)
Gutters and swales adjacent to road paving shall
be permitted to carry a maximum flow of five cubic feet per second
prior to discharge away from the street surface, unless it is proven
to the satisfaction of the Borough by engineering calculations that
the road slopes or other factors would allow higher gutter or swale
capacity.
(f)
Flows larger than those permitted in gutters
and roadside swales may be carried in swales outside the required
road right-of-way in separate drainage easements or may be carried
in pipes or culverts inside or outside the required road right-of-way.
(g)
Swales shall be stabilized with vegetation or
other materials approved by the Borough to prevent erosion.
(h)
Swales shall be provided with U-drains as deemed
necessary by the Borough should overland seepage result in potential
maintenance problems for same. U-drains must discharge into a natural
drainage channel or storm sewer system.
(4)
Bridges and culverts. Bridges and culverts shall be
designed in accordance with Pennsylvania Department of Transportation
Construction Standards. Separate design plans and specifications shall
be required for each bridge and culvert, which plans and specifications
shall be subject to review and approval of the Borough.
All construction wherein excavation, placement
of fill, and/or grading activities are performed shall conform with
the following general requirements:
A.
No excavation or fill shall be made with a face steeper
than three horizontal to one vertical, except under one or both of
the following conditions:
(1)
The material is sufficiently stable to sustain a steeper
slope. A written statement to that effect from a professional engineer
licensed in the Commonwealth of Pennsylvania and experienced in erosion
control shall be submitted to the Borough. The statement shall affirm
that the site has been inspected and the deviation from the slope
restriction shall not result in injury to persons or damage to property.
A detail of the treatment of the slope (proposed grade, seeding, erosion
protection, etc.) shall be submitted with the application.
(2)
A concrete, masonry, or other approved retaining wall
is designed by a registered professional engineer licensed in the
Commonwealth of Pennsylvania constructed to support the face of the
excavation or fill.
B.
Edges of slopes shall be a minimum of five feet from
property lines or right-of-way lines of existing streets in order
to permit the normal rounding of the edge without encroachment on
abutting property.
C.
Adequate provision shall be made to prevent surface
water from damaging the cut face of excavations and the sloping surfaces
of fills.
D.
No person, corporation, or other such entity shall
block, impede the flow of, alter, construct any structure, or deposit
any material or thing or perform any work that will affect the normal
or flood flow in any stream or watercourse without having obtained
prior approval from the Borough and/or Department of Environmental
Protection, whichever is applicable.
E.
All lots, tracts, or parcels shall be graded to provide
positive drainage away from buildings and dispose of it without ponding,
except where ponding (detention basins, swales, etc.) is part of the
stormwater management plan for the site.
F.
Concentration of surface water runoff shall be permitted
only in swales, watercourses, or detention basins.
G.
All plans wherein a sump pump or basement drain is
proposed to be installed shall provide for discharge of the sump pump/drain
to a natural watercourse, drainage swale, stormwater easement, or
storm sewer system.
H.
In no case shall grading be done in such a manner
as to divert water onto the property of another landowner, unless
part of a stormwater management plan.
I.
During grading operations, necessary measures for
dust control must be exercised.
J.
No grading equipment shall be permitted to be loaded
and/or unloaded on a public street, and no grading equipment shall
be permitted to travel on or across a public street unless licensed
for operation on public thoroughfares.
K.
Grading equipment shall not be permitted to cross
live streams. Temporary crossings shall only be permitted where application
is made and approval received from the DEP (where applicable), Bucks
County Conservation District, and Silverdale Borough.
A.
An erosion and sedimentation control plan shall be
submitted with all applications wherein excavation, placement of fill,
and/or grading activities are proposed. The plan shall include a construction
staging narrative indicating the sequence of earthmoving activities
and proposed erosion and sedimentation control procedures. Measures
used to control erosion and reduce sedimentation during construction
activities shall strictly conform to the standards and specifications
of the Bucks County Conservation District and sequence of earthmoving
activities. At a minimum, the following measures shall be included,
where applicable:
(1)
Stripping of vegetation, regrading, or other activities
shall be done in a way that will minimize erosion and resulting sedimentation.
(2)
Cut and fill operations shall be kept to a minimum.
Wherever feasible, natural vegetation shall be retained, protected
and supplemented.
(3)
All erosion and sedimentation control measures shall
be installed per the approved plan prior to any earthmoving activities.
Where a stormwater management basin is involved, the basin shall be
constructed, functional, and stabilized prior to any additional site
activity. An as-built plan of the facility prepared by a registered
professional land surveyor or engineer licensed in the Commonwealth
of Pennsylvania shall be submitted to the Borough for review to verify
adequate stage/storage capacity prior to commencement of other site
activity. The plan must include a note stating the same.
(4)
Disturbed earthen areas and duration of exposure shall
be kept to a practical minimum but shall not exceed 20 days. All disturbed
soils and topsoil stockpile areas shall be stabilized as quickly as
possible and, if necessary, seeded with temporary vegetation and mulched.
If stockpile areas are located on sloping ground or near waters of
the commonwealth, the same shall be enclosed with silt fencing.
(5)
Permanent vegetation shall be installed as soon as
practical on all sites.
(6)
All runoff from project areas shall be collected and
diverted to facilities for removal of sediment.
(7)
Runoff from a project area shall not be discharged
into the waters of the commonwealth without means to prevent sedimentation.
(8)
Sedimentation in the runoff water shall be trapped
and filtered until the disturbed area is stabilized by the use of
debris basins, sediment basins, silt traps, or similar measures.
(9)
Sediment barriers shall be properly installed with
silt fencing trenched and hay bales staked.
(10)
Tire cleaning areas constructed of AASHTO #1
stone and at least 50 feet in length shall be provided at each point
of access to the site and individual lots (once internal streets are
constructed).
(11)
During construction activities, necessary measures
for dust control must be exercised.
(12)
It shall be the responsibility of each person,
corporation or other entity performing grading and/or building activities
to install and maintain erosion and sedimentation controls until the
site is stabilized. In the event that any mud and/or debris is transported
from the site onto a public roadway, the debris shall be removed and
the roadway swept and/or washed as deemed necessary by the Borough
at the owner's expense.
B.
The design of energy dissipation for high-volume and/or
high-velocity discharges from storm sewer pipes and channels shall
be in accordance with Hydraulic Engineering Circular No. 14, Hydraulic
Design of Energy Dissipaters for Culverts and Channels, as published
by the Department of Transportation, FHA, when deemed necessary by
the Borough Engineer, and as approved by the Bucks County Conservation
District.
C.
Design of Reno mattress and gabions shall be in accordance
with any of the following publications:
(1)
Flexible Linings In Reno Mattress and Gabions for
Canals and Canalized Water Courses (as amended), published by Maccaferri.
(2)
Flexible Gabion Structures In Earth Retaining Works
(as amended), published by Maccaferri.
(3)
Any other similar technical publication as prepared
by a manufacturer or which has been prepared based on engineering
study.
D.
Improvements shall be made to drainage channels, roadside
swales, and areas of shallow concentrated or sheet flow to eliminate
existing erosion.
B.
Public and centralized water supply and distribution
systems.
(1)
All buildings requiring water service located within
150 feet of the right-of-way of a public water main shall be required
to make connection to said public water main and pay applicable connection
fees and rental rates to the authority having ownership of the public
water main in the following instances:
(a)
All new construction requiring water supply.
(b)
All new building lots.
(c)
All existing structures wherein the structure
is enlarged or changed in use to require increased water capacity.
This does not include residential additions which do not increase
the number of dwelling units.
(d)
All conversions of buildings from a principal
residential use to a principal nonresidential use.
(2)
All centralized water supply and distribution systems
shall be offered for dedication to the Borough and/or appropriate
water authority having jurisdiction in the area of the subdivision.
In the event that the Borough and authority refuse acceptance, ownership
and operation shall be maintained by a homeowners' association in
a manner acceptable to the Borough.
(3)
Water quality requirements for a proposed centralized
water system shall conform to applicable standards of the Pennsylvania
Department of Environmental Protection and Bucks County Department
of Health.
(4)
Water mains shall be constructed by the developer
in such a manner as to make adequate water service available to each
lot, building or dwelling unit within the subdivision. A minimum pressure
of 35 pounds per square inch shall be provided at each house or other
building to be connected to the water supply main. The water supply
must comply with regulations and standards of the Pennsylvania Department
of Environmental Protection and, when applicable, the Delaware River
Basin Commission.
(5)
The system shall also be designed with adequate capacity
and appropriately spaced fire hydrants for fire-fighting purposes,
as determined by the Borough. Hydrant locations shall be reviewed
by the Fire Marshal and fire company servicing the area and approved
by the Borough.
C.
Individual on-lot wells.
(1)
Where individual on-lot wells are proposed within
a new subdivision or land development, wells shall be drilled, installed,
and tested for adequate water supply to serve the proposed use prior
to issuance of occupancy permits. Where existing wells are proposed
to be abandoned, well closure must be in accordance with DEP well
abandonment procedures.
(2)
Well certification.
(a)
The well yield shall be determined by a pumping
test of not less than four hours' duration, conducted at a rate of
not less than 150% of the intended long-term withdrawal from the well.
The four-hour test shall be conducted at a constant pumping rate that
should not deviate greater than +5% during the test.
(b)
In the event that the well does not yield a
minimum of six gallons per minute, the proposed water system shall
be designed to be able to provide sufficient storage via oversize
tanks and/or storage in the well bore for the length of time it would
take for the expected peak demand to empty a standard pressure tank
being supplied by a well pumping six gallons per minute.
(c)
All well drillers shall, upon completion of the well, provide the Borough with a copy of the report submitted to the Commonwealth of Pennsylvania and sufficient data and documentation to verify compliance with Subsection C(1) of this section.
(d)
A minimum of one water sample shall be collected for the following tests in Subsection C(2)(d)[1] through [9], except as noted. Samples must be collected 10 minutes prior to the end of the pump test. All test results must meet established maximum contaminant levels (MCLs) for Pennsylvania. Water samples must be tested by a state-certified water laboratory.
[1]
Coliforms. A minimum of three water samples
shall be collected during the pump test for analysis of coliform bacteria.
The first sample shall be collected 15 minutes prior to the end of
the test, the second sample shall be collected 10 minutes prior to
the end of the test, and the third sample shall be collected five
minutes prior to the end of the test.
[2]
pH.
[3]
Iron.
[4]
Nitrates.
[5]
Total dissolved solids.
[6]
TCE, PCE, and 1-1-1 trichlorethane.
[7]
Detergents.
[8]
Benzene, toluene, xylene.
[9]
Total petroleum hydrocarbons.
(3)
Well construction. Each well shall be provided with
a watertight casing. The minimum length of the casing shall be 40
feet or 10 feet into bedrock, whichever is greater. The material of
the casing shall be steel with a weight of 18.97 pounds per linear
foot. All joints between sections of casing shall be made by continuous
welding. Where a pump section or discharge pipes enter or leave a
well through the side of the casing, the circle of contact shall be
watertight. All casing shall extend at least 18 inches above final
grade. The annular space between the earth and outside of the casing
shall be filled with cement grout or Bentonite to a distance of at
least six feet below the ground surface. Unconsolidated or carbonate
water-bearing formations will require special consideration.
(4)
Permit required. Prior to commencement of a well-drilling
operation, the owner shall be required to make application to and
receive approval from Silverdale Borough. Issuance of a permit to
drill a well shall not be made until payment of a permit fee in the
amount established by resolution of the Borough Council.
A.
The developer shall install the most-effective type
of sanitary disposal consistent with the Borough's Official Plan For
Sewage Facilities, prepared in accordance with the Pennsylvania Sewage
Facilities Act (Act 537), the Borough Sewage Facilities Plan, and
Chapter 71 of the Pennsylvania Department of Environmental Protection
Regulations, for the subdivision or development.
B.
Connection to the public sanitary sewer system shall
be required where such a system is proposed by the Borough's Official
Plan for Sewage Facilities and where such a system can feasibly be
provided to the proposed subdivision.
C.
When connection to the public sewer is proposed, the
applicant shall ensure that sufficient capacity is legally available
to the Borough and Sewer Authority to serve all of the proposed lots
or units of occupancy within the site.
D.
In subdivisions/land developments where connection
to the public sewage system is not proposed, on-lot sewage disposal
systems shall be installed by the property owner in accordance with
the Pennsylvania Sewage Facilities Act, Chapter 73 of the DEP Regulations,
and the requirements of applicable Borough regulations.
E.
Sanitary sewer systems shall be located and/or designed
to prevent flood damage and to eliminate infiltration of floodwaters
into the system or discharges from the system into floodwaters.
F.
On-lot sewage disposal systems shall be located and/or
designed to avoid impairment to them or contamination from them during
flooding.
G.
The developer shall be responsible for the completion of the appropriate planning module for land development components as required by the Department of Environmental Protection, including alternatives analysis and feasibility studies. (Refer to § 290-20 of this chapter.)
H.
All final plans shall contain a notice regarding sewage
disposal systems. (Refer to the sample in Appendix B.[1])
(1)
On-lot sewage disposal. All subdivision and land development
plans shall contain a plan note specifying that approval of the plan
does not guarantee permit issuance for sewage disposal.
(2)
Public or centralized sewers. All subdivision and
land development plans shall contain a plan note specifying that connection
to public sewer is required.
[1]
Editor's Note: Appendix B is included at the end of this chapter.
I.
Design standards and specifications for public and
centralized sanitary sewer systems shall conform to requirements of
the applicable servicing municipal authority.
A.
Any existing monument, iron pipe, pin, or marker determined
and identified to be existing found property corners are to remain
undisturbed.
B.
Permanent stone or concrete monuments shall be accurately
placed by a registered surveyor at the intersection of all lines forming
angles and at changes in directions of lines in the boundary (perimeter)
of the property subdivided and at all corners of lots within the subdivision.
Monuments shall be premanufactured and not field-constructed.
C.
All streets shall be monumented on the ultimate right-of-way
lines, at the following locations:
(1)
At least two monuments at each intersection.
(2)
At changes in direction of street lines, excluding
curb arcs at intersections.
(3)
At each end of each curved street line, excluding
curb arcs at intersections.
(4)
Where one of the above locations along the street
line is a point common to a property corner, the concrete monument
shall be installed in lieu of an iron pin.
(5)
At intermediate points, wherever topographical or
other conditions make it impossible to sight between two otherwise
required monuments.
(6)
At such other places along the lines of streets as
may be determined by the Borough Engineer to be necessary so that
any street may be readily defined in the future.
D.
All monuments shall be placed so that the scored point
shall coincide exactly with the point of intersection of the line
being monumented.
E.
Monuments shall be set with their top level at the
finished grade of the surrounding ground, except as follows:
(1)
Monuments which are placed within the lines of existing
or proposed sidewalks shall be so located that their tops will not
be affected by lateral movement of the sidewalks.
(2)
Where sidewalks are existing, a stone point (a four-inch
square chisel cut in the sidewalk with a drill hole in the center)
may be substituted for a monument. Where bituminous paving is existing,
a railroad spike may be substituted for a monument or iron pin where
required.
F.
Permanent reference marker pins of one-half-inch O.D.
solid iron rod, at least 24 inches long, shall be set at the following
points:
G.
All outboundary monuments shall be installed and certified
as to their accuracy and conformance to plan information by the responsible
surveyor prior to plan recordation. The allowable ratio of error of
closure shall not be less than one part in 10,000.
H.
All property pins and monuments shall be installed
and certified as to their accuracy and conformance to plan information
by the responsible surveyor prior to issuance of a building permit
for the subject lot. In the event that it is determined by the Borough
that installation prior to construction start is not practical due
to future grading operations, temporary wood stake corners shall be
set by a licensed surveyor to permit stakeout inspection of proposed
construction activities relative to required setbacks. Permanent property
pins and monuments shall then be required to be installed prior to
issuance of a use and occupancy permit for the parcel.
I.
All monuments along rights-of-way being dedicated
to the Borough, and pins delineating easements being granted to the
Borough, shall be installed and certified as to their accuracy and
conformance to plan information by the responsible surveyor. Installation
and certification shall be provided prior to execution and acceptance
of public improvements.
J.
Any preexisting or new property markers/monuments
of a property under construction, or properties surrounding the subject
property under construction, which are disturbed by construction activity
are required to be reset and recertified by a licensed surveyor. The
property owner and/or developer of the property under construction
resulting in the disturbance shall be held responsible for proper
replacement and recertification of disturbed property markers/monuments.
A.
Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 340, Zoning, and the regulations contained herein.
B.
Angled or perpendicular parking shall not be permitted
along public streets.
C.
General parking lot standards.
(1)
Parking shall not be permitted along driveways which
serve as the entrance(s) or exit(s) to parking areas.
(2)
Parking areas shall be set back from boundary lines and ultimate right-of-way lines in compliance with the requirements of Chapter 340, Zoning. In any case not regulated by Chapter 340, Zoning, parking areas shall not be located closer than 15 feet from any tract boundary line or ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 290-36 of this chapter.
(3)
Where the edge of an existing parking area is located close to a street, driveway, or other parking area and the property is proposed for subdivision and/or land development, a minimum separation of 10 feet shall be provided between these features where feasible. This spacing shall consist of a raised landscape area, preferably curbed, with planting in conformance with § 290-36 herein.
(4)
Dead-ended parking areas shall be prohibited.
(5)
Handicapped parking stalls shall be installed in all
parking lots as close and convenient to building entrances as is reasonable.
The specific number and location of handicapped stalls shall be determined
by the Borough Council in accordance with current standards and with
the advice of the Borough Planning Commission and Engineer.
(7)
All parking lots shall be provided with adequate lighting
to assure safe maneuverability of vehicles and to promote safety for
pedestrians. Lighting shall be so arranged that no glare affects abutting
residences or streets.
(8)
All nonresidential parking facilities and all multifamily
residential parking facilities and access driveways shall be paved.
Minimum requirements for residential and institutional parking facilities
will be eight inches of 3A modified stone, 1 1/2 inches of ID-2 binder,
and one inch of ID-2 wearing course. Commercial and industrial parking
facility design requirements shall be subject to approval by the Borough
Engineer based upon expected traffic loads. Driveway entrances will
be paved in accordance with the same requirements.
(9)
Outdoor garbage collection facilities must be screened
from view by landscaping and/or fencing.
(10)
Parking facilities must be screened in such
a manner that vehicle headlights are not intrusive to adjacent residential
properties. Grading to recess the parking facility, raised berms,
landscaping and fencing are acceptable methods to screen the parking
facility.
(11)
Parking area runoff may be addressed by means
of porous pavement or underground storage facilities, subject to approval
by the Borough Engineer.
D.
Residential parking lots.
(1)
Parallel rows of parking spaces which are not separated by a driveway shall be separated by a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 290-36 herein.
(2)
A single row of parking spaces located parallel to and between two driveways shall be separated from one of the driveways by a raised and/or curbed planting strip, a minimum of five feet wide, landscaped in accordance with § 290-36 herein.
E.
Nonresidential parking lots.
(1)
Parking lots with a capacity of from 15 to 100 cars shall require a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 290-36 herein, around the entire perimeter, except where the buildings, driveways, and walkways are located.
(2)
Parking lots for more than 100 cars shall be divided into sections by raised and/or curbed planting strips, a minimum of 10 feet wide, landscaped in accordance with § 290-36 herein.
(a)
These planting strips shall be located parallel
to the rows of parking, to serve the following purposes:
[1]
To separate main access (entrance/exit) driveways
from rows of parking spaces.
[2]
To separate other major driveways from rows
of parking spaces (service drives, general internal circulation).
[3]
To separate large parking areas into smaller
units at intervals of not more than four rows of parking stalls with
each unit capacity not greater than 100 cars.
[4]
Refer to Appendix C for an illustration of appropriate
locations and use of these planting strips.[1]
[1]
Editor's Note: Appendix C is included at the end of this chapter.
(b)
The ends of rows of parking shall be marked
as islands by means of painted lines or the use of different paving
materials, such as paving blocks, bricks, or round stones.
[1]
Each row of spaces shall contain a marked end
island equal in size to one parking space.
[2]
Parking shall be prohibited on these islands.
[3]
The first parking space abutting the end of
each island shall be reserved and marked for handicapped parking,
at the end of the row closest to the building, unless more-convenient
locations are possible and reasonable. Ramps shall be provided at
convenient intervals for access between parking surface and sidewalks.
(c)
For parking areas with an ultimate capacity greater than 500 cars, the requirements of Subsection E(2)(a) of this section may be modified by the Supervisors to provide separation into units at intervals of six rows of parking stalls, with each unit capacity no greater than 150 cars.
(d)
The applicant may request the Borough to permit
an alternative design which achieves the purposes of these parking
area requirements as well or better than the requirements herein.
The final decision to permit an alternative design shall be made by
the Borough Council.
(3)
The primary plant materials used shall be shade or canopy trees, chosen from the list of plant materials in § 290-36. These trees shall be planted in the planting strips at a spacing equal to the minimum spacing recommended for the type of tree.
(4)
Additional planting is encouraged and may include a variety of ornamental trees, shrubs, and ground covers, chosen from the list of plant materials in § 290-36, provided that:
(5)
The specific purposes to be served by these requirements
are:
(a)
To add visual character and improve the appearance
of large parking areas by reducing their massiveness into smaller
units.
(b)
To provide shade for parked cars.
(c)
To reduce random vehicular flow across parking
areas.
(d)
To permit a high level of visibility for those
uses (stores, offices) for which visibility is an important factor.
(e)
To facilitate snow removal and storm drainage,
and to conserve energy in construction and resurfacing operations,
by permitting relatively large units of paving surface not obstructed
by numerous, small, barrier island areas.
(6)
Nonresidential parking facilities must be located
or designed in such a manner that they are visibly secluded from eye
level to adjacent residential properties.
F.
Driveways/access aisles.
(1)
The following requirements apply to all driveways/access
aisles within all sites proposed for land development, as well as
to other sites proposed for development which will provide parking
capacity for 50 or more cars:
(a)
A smooth transition shall be provided between
the driveway section required for access to a public street and the
driveway(s) required for internal site circulation.
(c)
Storefront driveways in shopping centers shall
have a minimum paved width of 35 feet, to allow one lane in each direction
and a fire lane along the sidewalks.
(d)
Driveways along other nonresidential buildings
shall have a minimum paved width of 26 feet, except that, where a
fire lane is proposed, the width shall be 35 feet.
(2)
Wherever feasible, internal circulation driveways
shall extend from access drives in locations which permit and encourage
entering traffic to turn and enter the parking aisles without first
traveling along a building-front driveway. This feature is intended
to reduce the volume of vehicular traffic along the building front
driveway to make it safer for pedestrian traffic. Refer to Appendix
C for illustration of this concept.[2]
[2]
Editor's Note: Appendix C is included at the end of this chapter.
G.
Parking space and driveway dimensions.
(1)
Parking space and parking aisle driveway dimensions
shall be in compliance with the following standards.
|
Parking Space
(feet)
|
Aisle Width
(feet)
| ||||
|---|---|---|---|---|---|
|
Angle of Parking
|
Depth
|
Width
|
1-Way
|
2-Way
| |
|
90°
|
19
|
9.5
|
20
|
24
| |
|
60°
|
21
|
10
|
18
|
20
| |
|
45°
|
19
|
10
|
15
|
18
| |
(2)
Where appropriate, parallel parking may be provided
utilizing a stall width of eight feet and a minimum length of 22 feet.
(3)
Where vehicles may overhang a planting strip or other
landscaped area provided in compliance with this chapter, the depth
of the row of parking spaces may be reduced up to three feet, provided
that the planting strip or other landscaped area is increased an equal
amount. Refer to Figure 3 for this concept.
(4)
A minimum of 20 feet of open space shall be provided
between the outside wall of any multiple-family dwelling or nonresidential
building and any parking space to provide access for fire-fighting
equipment, unless waived by the Borough.
(5)
All paved parking stalls must be delineated with four-inch-wide
line striping along their entire length. When curb is not installed
along the perimeter of parking areas and paving is not required, parking
stall locations must be delineated with concrete tire stops, bollards,
or by other means acceptable to the Borough.
H.
Off-street loading facilities.
(1)
All off-street loading spaces shall be no less than
14 feet wide, 50 feet long, and 17 feet high, exclusive of drives
and maneuvering space, and located entirely on the lot being served.
(2)
There shall be appropriate means of access to a street
or alley as well as adequate maneuvering space. Adequate maneuverability
shall be demonstrated on the plan by the use of diagrams for Minimum
Turning Path for Design Vehicles, a Policy on Geometric Design of
Highways and Streets, 1990 Edition, as revised.
(3)
All required loading facilities shall be provided
and maintained as long as the use exists which the facilities were
designed to serve.
A.
Alleys may be permitted upon approval of the Borough
Council in subdivisions, cluster subdivisions, or mobile home park
developments as a means of providing direct off-street parking and
access for narrow lots in accordance with the following provisions.
B.
Alleys are intended to provide access to the rear
of residential lots for services and on-lot parking.
C.
Frontage on an alley shall not be construed to satisfy the requirements of Chapter 340, Zoning, for frontage on a street.
D.
No parking shall be provided for or permitted within
the cartway of the alley.
E.
Street systems which contain alleys shall be designed
to discourage through traffic on the alleys.
F.
Any portion of an alley located between two points
of ingress and egress shall provide rear access to no more than 50
dwelling units.
G.
Alleys may only intersect secondary or primary streets.
H.
Alley length shall not exceed a distance of 660 feet,
as measured between two points of ingress and egress.
I.
Alleys shall be centered on a rear or side lot line
and shall be designed with a twenty-foot-wide easement and a paved
cartway width of 12 feet. Except where specifically approved by the
Borough Council, all alleys shall be designed for one way traffic.
Where two-way traffic is permitted by the Borough Council, a cartway
width of 20 feet shall be provided.
J.
Parking shall be limited to a distance not to exceed
30 feet from the alley center line.
L.
Alleys not accepted for dedication to the Borough
shall provide permanent easement rights of access to all properties
served by the alley and adequate funds or financial guarantees to
insure snow plowing, maintenance, and repair by property owners served
by the alley.
A.
Silverdale Borough requires the public dedication
of land suitable for the use intended; and upon agreement with the
applicant or developer, the construction of recreational facilities,
payment of fees in lieu thereof, private reservation of land, or a
combination, for park or recreation purposes as a condition precedent
to final plan approval; or as the governing body selects and prefers
for developments of five lots or more.
B.
General requirements.
(1)
For all residential subdivisions of five or more dwelling
units, recreational facilities shall be provided by the developer
unless waived by the Borough Council.
(2)
For all subdivisions of five or more dwelling units,
the applicant shall provide a minimum of 2,500 square feet per dwelling
unit.
(3)
Recreation facilities shall be constructed on open
space within detached clustered subdivisions and performance standard
developments.
(4)
Recreation facilities shall be readily accessible
to all development residents or, in the case of recreation facilities
dedicated to the Borough, shall be easily and safely accessible to
the general public. At least one side of the recreation area shall
abut a street for a minimum distance of 50 feet for access of emergency
and maintenance vehicles and parking facilities where deemed necessary
by the Borough.
(5)
The configuration of recreation areas must be able
to accommodate recreation activities proposed by the development plans.
Required minimum area shall not include narrow or irregular pieces
of land which are remnants from plotting and/or street and parking
areas.
(6)
Recreation areas shall not be traversed by utility
easements unless said utilities are placed underground and no part
of them or their supportive equipment protrudes above ground level.
(7)
Active recreation areas shall be located such that
the use of recreational facilities will not be a nuisance to the residents
of nearby dwelling units. Adequate buffering/fencing shall be constructed
to separate recreational facilities from private properties.
(8)
The developer shall be required to improve the recreation
land so that it is usable for the intended activity, including necessary
facilities and equipment. Proposed improvements, including facilities
and equipment, shall be acceptable to Silverdale Borough.
(9)
Silverdale Borough may but shall not be required to
accept any portion(s) of the recreational land/facilities provided.
Recreational facilities not dedicated to or accepted by Silverdale
Borough shall be owned and maintained by a homeowners' association
or other method acceptable to the Borough.
C.
Minimum recreation facility requirements. The following
table lists facilities required by this section:
|
Total Number of Lots/Dwelling Units
|
Number of Playfields
|
Number of Tot Lots
|
Number of Basketball or Tennis Courts
| |||
|---|---|---|---|---|---|---|
|
5 to 20
|
1
|
and
|
1
|
and
|
0
| |
|
20 or more
|
2
|
and
|
1
|
and
|
1
|
D.
Tot lot requirements.
(1)
Use of tot lots shall be limited to daylight hours
only; no lighting shall be installed.
(2)
Low-maintenance play equipment and structures shall
be included and confined by a gated fence a minimum of three feet
high. The gate shall be self-closing and self-latching.
(3)
Sitting areas, including benches, shall be provided
for the convenience of persons supervising the children.
(4)
Shade trees shall be provided for sitting and play
areas; gazebo or picnic-type shelters may be used in addition to shade
trees.
(5)
Where a tot lot is placed adjacent to a playfield,
practical measures, such as fencing and orientation of facilities,
shall be used to reduce hazards, especially from balls, frisbees,
or other flying objects.
(6)
(7)
Locations: at convenient, centralized intervals, requiring
not longer than a one-thousand-foot walk from any dwelling unit.
E.
Playfield requirements.
(1)
Playfields shall be used only during daylight hours;
no lighting shall be installed.
(2)
Playfields are intended for informal, neighborhood
use. Playfields shall not be used for formalized programs such as
little league baseball, soccer, or midget football, unless located,
designed, and intended for use by the entire community.
(3)
Playfields shall consist of a lawn area unobstructed
by trees, shrubs, benches, and other playground equipment. Trees and
shrubs shall be installed along the perimeter of a playfield to define
its limits, enhance its appearance, and filter noise generated by
activities.
(4)
Playfields shall be gently sloped, not less than 1%
nor more than 2% grade, and shall be well-drained so that they are
suitable for use in good weather.
(5)
Playfields must be fenced, unless waived by the Borough.
(6)
Sitting areas must be provided along the perimeter,
unless waived by the Borough.
(7)
(8)
Locations: at convenient, centralized intervals.
F.
Basketball and tennis court requirements.
(1)
Courts shall be constructed in accordance with specifications
approved by the Borough Engineer and shall be oriented in a north-south
direction.
(2)
Minimum dimensional standards shall be as follows:
(a)
Court areas shall be of standard size. (Basketball
courts shall be at least 50 feet by 84 feet, with a minimum of five
feet of clearance on all sides; tennis courts shall be at least 36
feet by 78 feet, with 12 feet of clearance on both sides and 21 feet
of clearance on both ends).
(3)
Tennis courts shall be fenced around the entire perimeter
with a minimum ten-foot-high fencing.
(4)
Basketball courts shall be fenced with a minimum six-foot-high
fencing when the edge of pavement is less than 30 feet from an area
with a downward slope exceeding 8%.
(5)
No lighting shall be provided for nighttime use of
courts.
(6)
Locations: at convenient, centralized intervals.
G.
Consolidation of facilities. Applicants are required
to provide the number and types of facilities as required in this
section, spaced for convenient access by the residents. However, applicants
are encouraged to consolidate several facilities in fewer locations
to better serve the residents' needs in the following possible ways:
(1)
By locating all required tennis or basketball courts
in one area, thereby restricting noise and light to one area and precluding
the need to search the neighborhood for a free court.
(2)
By combining two twenty-five-thousand-square-foot
playfields into one fifty-thousand-square-foot area to permit larger
fields for softball, football, soccer, or other fields sports, while
maintaining the neighborhood use character.
(3)
By creating one or more park-like facilities rather
than simply several sets of scattered facilities.
(4)
By locating some tot lots in combined areas while
retaining others on individual sites to guarantee short walking distances
to tot lots.
A.
Lighting shall be provided along public streets and within parking facilities and recreational facilities as required by the Borough Council. Glare shall be controlled in accordance with the nuisance standards of Chapter 340, Zoning.
C.
Suggested values for average horizontal footcandles
(HFC) of roadway illumination for midblock segments are:
D.
Typically 5,800 lumen lights spaced at 250 feet will
establish an average illumination of 1.5 HFC, pending mounting height
and obstructions such as street trees.
E.
Illumination within intersection areas (considered
all pavement within the inner crosswalk lines) should be equal to
the sum of the recommended levels of the two intersecting streets
as listed in the following table:
|
Predominant Land Use
|
Arterial Route
(HFC)
|
Collector Street
(HFC)
|
Local Street
(HFC)
| |
|---|---|---|---|---|
|
Single-family area
|
2.0
|
1.6
|
1.4
| |
|
Multiple-family area
|
2.8
|
2.3
|
2.0
|
F.
Intensity of illumination for parking facilities and
recreational facilities shall be determined by Silverdale Borough
on a case-by-case basis pending actual needs to accommodate the facility.
G.
Lighting shall be installed at the developer's expense.
The developer shall also be responsible for all costs involved in
lighting public facilities/streets until such time that public facilities/streets
are accepted or condemned as public facilities/streets by the Borough.
H.
Within residential subdivisions, individual driveway
lampposts shall be installed at the ultimate right-of-way line on
all single-family dwelling lots.
A.
Easements for storm sewers, sanitary sewers, utilities
and drainage shall be a minimum of 20 feet wide.
B.
Easements for site access and driveways shall be a
minimum of 25 feet wide.
C.
Easements for public utilities shall be centered on
or adjacent to rear or side lot lines, unless the Borough determines
that future encroachment into these areas by fences, sheds, posts,
etc., is likely, in which event the plans shall be modified to the
satisfaction of the Borough Engineer.
D.
Nothing shall be permitted to be constructed, placed,
planted, set or put within the area of any easement that will interfere
with the intended use of the easement, the facilities for which the
easement was established, or maintenance of the easement and/or facilities.
E.
Driveways shall be centered within access easements
unless topographic conditions do not permit same.
F.
No easement or right-of-way for any purpose whatsoever
shall be recited or described in any deed unless the same has been
shown on an approved subdivision or land development plan.
G.
Telephone, electric, television, cable, and such other
utilities shall be installed underground and shall be provided within
right-of-way easements to be dedicated for such utilities and in accordance
with plans approved by the Borough Council and the applicable utility
company. Underground installation of the utility distribution and
service lines shall be completed prior to street paving, curb and
sidewalk installation.
For all nonresidential developments and multifamily
residential developments, the following shall apply:
