A.
All subdivision and/or land development plans to be approved
by the City Council must comply with the standards contained within this Article.
Such standards shall be considered minimum requirements for the promotion
of the public health, safety and general welfare.
B.
These standards shall not be construed to be complete
specifications for construction. Detailed and complete specifications shall
be the responsibility of the applicant's engineer/design professionals.
D.
Land shall be developed and only uses permitted in conformance with the Comprehensive Plan, Chapter 224, Zoning, and other ordinances, codes and regulations in effect in the city and with the Official Sewage Facilities Plan and other city plans and maps.
E.
Land shall be developed in conformance with all pertinent
statutes, regulations, rules and codes of federal, state and county agencies
concerned with subdivision, land development, construction and improvements
or any activity arising out of or related thereto in any way whatsoever.
F.
The design of subdivisions and land developments shall
minimize disturbance to the natural terrain, natural drainage, existing topsoil
and existing trees.
G.
Land subject to hazards to life, health or property,
such as may arise from fire, floods, disease or other causes, shall not be
developed for building purposes unless such hazards have been eliminated or
unless the plan shall show adequate safeguards against them.
H.
The floodway (FW), as defined by the Floodplain Conservation
Overlay District and Map, and lots deemed by the City Council to be uninhabitable
shall not be considered for residential occupancy nor for such other uses
as may increase danger to health, life or property or aggravate the flood
hazard. Such land with a subdivision or land development shall be set aside
for such uses that will not be affected by periodic or occasional inundation
of floodwaters or conditions which produce unsatisfactory living conditions.
I.
Proposed subdivisions and/or land developments shall
be coordinated with existing nearby neighborhoods, within or adjacent to the
city, so that the community as a whole may develop harmoniously.
J.
The name of any subdivision or land development shall
not be similar to or conflict with the name of any existing development in
or adjacent to the city and shall be subject to the approval of the City Council
and the Fire Marshal.
K.
All planning, design, construction and maintenance of
lots and uses and structures thereon shall be in accordance with recognized
architectural, engineering and related standards. All work performed in accordance
with this chapter shall be accomplished in a professional and workmanlike
manner.
L.
All portions of a tract shall be developed so that landlocked
areas shall not be created.
M.
The design of subdivisions and land developments shall
promote the continuation of the existing, predominant traditional neighborhood
pattern of the city with a system of streets, alleys, detached garages, front
porches and sidewalks.
A.
Streets shall be designed, constructed and maintained
in accordance with the following general principles and criteria:
(1)
Proposed streets shall conform to such county and state
street and highway plans as have been prepared, adopted and/or filed as prescribed
by law.
(2)
Residential streets and alleys shall be so laid out to
encourage through traffic. The arrangement of streets and alleys shall provide
for continuation of existing or platted streets and for proper access to adjoining
undeveloped tracts suitable for future subdivision and/or land development.
(3)
Provisions for emergency access and provisions for accessibility
by emergency vehicles shall be made through the design of streets and alleys.
(4)
The proposed street and alley pattern and layout shall
be properly and logically related to existing streets and alleys.
(5)
The proposed street and alley pattern and layout shall
be properly and logically related to the topography of the land with regard
to grades and conditions of drainage. However, the traditional, existing pattern
of streets and alleys shall be extended to the maximum extent possible in
order to continue the traditional neighborhood amenities of the city.
(6)
The ultimate right-of-way of a street shall be shown in any subdivision and/or land development plans. Further, the City Council may prescribe additional right-of-way requirements in accordance with Subsection D.
(7)
The proposed street and alley pattern and layout shall
provide suitable access to each lot and permit safe and convenient circulation
of vehicular and pedestrian traffic.
(8)
Every lot shall abut a public street, unless approved
otherwise by the City Council.
(9)
All streets shall be platted to the boundary lines of
the subdivision or land development if the subdivision or land development
adjoins lands which may be developed in the future, and the same shall be
provided with easements and/or rights-of-way for turnarounds and, unless approved
otherwise by the City Council, improved to the property boundary, including
improved turnaround areas.
(10)
If lots resulting from subdivision are large enough to
permit resubdivision or if a portion of the property is not subdivided, adequate
street rights-of-way to permit further subdivision shall be noted on the final
plan.
(11)
Any street or alley not designed as a through street
or alley shall be designed to meet the cul-de-sac requirements of the city.
However, cul-de-sac streets shall be minimized.
(12)
Whenever a cul-de-sac or any other street with a single
point of ingress and egress is proposed, the City Council may require that
a right-of-way be shown on subdivision and/or land development plans to allow
for a future connection of such streets or alleys to streets or alleys on
an adjoining property.
(13)
Streets and alleys that are extensions of or in alignment
with existing named streets and alleys shall bear the names of such existing
streets and alleys, new street and alley names shall not duplicate or be phonetically
similar to existing street and alley names in and adjacent to the city, and
all street and alley names shall be approved by the City Council and the Fire
Marshal.
(14)
Where streets and alleys continue into adjoining municipalities,
compatibility of design, particularly with regard to cartway widths, shall
be employed to avoid abrupt changes in the cartway width or to other improvements
(such as sidewalks and street trees) within the right-of-way.
(15)
Streets shall be designed so as to avoid edge deterioration through the use of curbs as required in § 197-41.
(16)
Where a subdivision or land development abuts a railroad
right-of-way, streets or alleys crossing the rail line shall be minimized
and placed to facilitate grade separation.
(17)
Streets shall be designed for maximum safety for fire
trucks and other emergency vehicles and shall be approved by the City Council,
upon the recommendation of the Fire Marshal.
B.
Cul-de-sac streets shall be designed to meet the following
additional standards:
(1)
Cul-de-sac streets shall not exceed 600 feet and shall
be at least 250 feet in length. If a cul-de-sac street intersects another
cul-de-sac street, the maximum total length of the sum of the streets shall
not exceed 600 feet.
(2)
Cul-de-sac streets shall furnish access to no more than
20 dwelling units.
(3)
When required for future extension, the turnaround right-of-way
shall be placed adjacent to the tract boundary with sufficient width along
the boundary line to permit extension of the street at full width.
(4)
Culs-de-sac shall have a closed-end turnaround, with
a right-of-way having a minimum outside radius of 50 feet, and shall be paved
to a radius of not less than 40 feet to the outside curbline.
(5)
Drainage of culs-de-sac shall be directed to flow along
the curbline. Drainage shall be toward the open end of the cul-de-sac whenever
possible.
(6)
No cul-de-sac turnaround shall have a grade which exceeds
4%.
(7)
The minimum grade for a cul-de-sac shall be 1%. Superelevated
culs-de-sac shall be prohibited.
C.
Other single-access streets.
(1)
Any existing dead-end street or stub street shall be
permanently extended as a through street or a cul-de-sac street, as directed
by City Council and the City Engineer.
D.
In addition to the aforementioned principles and criteria set forth in Subsections A, B and C, the following shall apply to all streets, which shall be subject to the approval of City Council:
(1)
Streets and alleys shall be designed according to their
function and laid out to preserve the integrity of their design. Streets shall
be classified, designed, built and maintained in accordance with Ordinance
No. 933-93 and as follows:
|
Type of Street
|
Minimum requirements for Traffic and Parking
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
| |
|---|---|---|---|---|
|
Local and cul-de-sac street
|
2 traffic lanes (12 feet)
|
50
|
24
| |
|
Private street
|
2 traffic lanes (10 feet)
|
50
|
20
| |
|
Alley
|
1 to 2 traffic lanes
|
12 to 20
|
12 to 20
| |
|
NOTE: See text for complete details on street design standards.
| ||||
(2)
Additional rights-of-way and cartway widths may be required
by the City Council, due to densities of dwelling units, increased usage of
existing streets or roadways or topographical conditions. The City Council,
upon recommendation of the City Engineer or other consultant, shall have the
discretion to modify these standards in order to lessen traffic congestion;
secure safety from fire, panic and other dangers; facilitate the adequate
provision for transportation and other public requirements; and promote the
general welfare.
(3)
Right-of-way widths in excess of the aforementioned standards
shall be required whenever, due to topography, additional width is necessary
to provide adequate road embankments. Such slopes shall not be in excess of
three to one (3:1) in fill and two and one-half to one (2 1/2:1) in cut.
(4)
There shall be a minimum center-line grade of 1%, a maximum
center-line grade of 10% on all local streets and alleys and a maximum center-line
grade of 7% on all highways.
(5)
Maximum grade within any intersection shall not exceed
2%, and approaches to any intersection shall follow a straight course within
100 feet of the intersection. The grade of any street or alley at the approach
to an intersection shall have a leveling area and shall be provided with a
maximum grade of 4% within 25 feet of the nearest right-of-way line of the
intersecting street or alley.
(6)
The slope of the crown on proposed streets shall be more
than one-eighth (1/8) inch per foot and less than one-half (1/2) inch per
foot, except on superelevated curves, where the slope shall be not less than
one-fourth (1/4) inch per foot and shall extend from the inside to the outside
edge of the paving.
(7)
The finished grade on all streets and alleys shall be
carried the entire width of the right-of-way. However, grading behind the
curbs or beyond the edge of the cartway may be modified, as determined by
the City Engineer, provided that the minimum sight distances are maintained
along the vertical and horizontal curvatures of the street, and provided that
no obstructions exist at intersections within the clear sight triangle.
(8)
Maximum slopes of banks measured perpendicular to the
center line of the street shall be three feet horizontal to one foot vertical
in fill areas and two and one-half (2 1/2) feet horizontal to one foot
vertical in cut areas and shall be planted and vegetated to prevent soil erosion.
(9)
Vertical curves are required for changes in grade greater
than 1%. The rate of change of grade on vertical curves shall be no more than
4% per 100 feet of street and no more than 4% per 100 feet for sags, provided
that clear sight distance for summits is maintained at all points along the
center line. PennDOT standards relative to vertical curves shall apply to
all state roads.
(10)
Changes in street direction shall be made by horizontal
curves with a minimum center-line radius of 500 feet for state roads and highways
and 150 feet for local and cul-de-sac streets. Tangents of at least 100 feet
shall be required between reverse curves and shall be measured at the center
line. The foregoing minimum radii shall apply in all cases where the street
deflects 10º or more. Variations in radii may be permitted when topographic
or other conditions so require.
(11)
Combinations of minimum radius horizontal curves with
maximum street grades shall not be permitted.
(12)
A minimum curb or paving radius of 25 feet and minimum
radius of 15 feet for right-of-way lines shall be provided at all local street
intersections; and minimum radii of 35 feet and 25 feet, respectively, as
above, shall be provided on all other street intersections of state highways.
(13)
At intersections, the street right-of-way line shall
be parallel to the curbline.
(14)
Any person who proposes access to the right-of-way of
a state street or highway is required to obtain a highway occupancy permit
from the Pennsylvania Department of Transportation. Prior to the issuance
of a highway occupancy permit, the city shall review the application and forward
its comments to PennDOT.
(15)
Proper sight distance shall be provided with respect to both horizontal and vertical alignment. A clear sight distance, as defined in Article II, shall be provided along the center line of streets as follows:
|
Required Sight Distance
(feet)
| |||||
|---|---|---|---|---|---|
|
Grade of Road
| |||||
|
Posted Speed
(miles per hour)
|
-10% to -5%
|
-5% to 0%
|
0%
|
+0% to 5%
|
+5% to 10%
|
|
25
|
175
|
160
|
150
|
145
|
140
|
|
30
|
230
|
210
|
195
|
185
|
175
|
|
35
|
305
|
275
|
250
|
235
|
225
|
|
40
|
390
|
345
|
315
|
290
|
275
|
|
45
|
485
|
425
|
385
|
355
|
330
|
|
50
|
600
|
515
|
460
|
420
|
390
|
|
55
|
705
|
605
|
540
|
490
|
455
|
(16)
Proper sight lines shall be maintained at all street
and alley intersections, where there shall be a clear sight triangle of 75
feet, measured along the center lines from the point of intersection. The
triangular-shaped portion of land forming the clear sight triangle shall not
have anything erected, placed, planted or allowed to grow in such a manner
as to limit or obstruct the sight distance of motorists entering or leaving
the intersection, except for utility poles, light standards, street signs
and fire hydrants.
(17)
Right-angle intersections shall be used to the maximum
extent possible. No intersection angle, measured at the center line, shall
be less than 70º.
(18)
No more than two streets or alleys shall cross at the
same point.
(19)
Proposed intersections along one side of an existing
street shall coincide with any existing intersections on the opposite side
of such street or be offset by at least 200 feet from center line to center
line.
(20)
Intersections along highways shall be a minimum of 800
feet apart.
(21)
Where a subdivision or land development borders an existing
street or intersection which is determined by the City Engineer to be in need
of improvement, said street or intersection shall be improved with the following
considerations:
(a)
This requirement shall apply only to city streets and
those sides of intersections which pertain to city streets, unless the state
concurs with the improvements and imposes certain requirements along streets
which they own and maintain.
(b)
Should the property border an undersized street or intersection
on only one side, then the improvements shall take place only on the side
of the street or intersection which is tangent to the property.
(c)
All improvements to be made to said streets and intersections
shall be determined by the City Engineer or Traffic Engineer employed by the
city.
(d)
Land associated with the rights-of-way for undersized
streets and intersections shall be delineated, depicted and otherwise noted
on all subdivision and/or land development plans for the subject property
and shall be offered for dedication with the improvements associated therewith.
(22)
When a subdivision or land development fronts on an existing
street having a right-of-way less than the minimum width as determined by
the City Engineer, an ultimate right-of-way line shall be established and
dedicated, with the following considerations:
(a)
The distance of the ultimate right-of-way line from the
center line of the existing right-of-way shall be one-half (1/2) the width
of the required minimum right-of-way.
(b)
The ultimate right-of-way shall be delineated, depicted
and otherwise noted on all subdivision and land development plans and shall
be offered for dedication with the improvements associated therewith.
(23)
Acceleration and deceleration lanes shall be provided
to aid in ingress and egress relative to highways, with the following considerations:
(a)
Where a subdivision or land development borders a state
road, the landowner or developer shall confer with the Pennsylvania Department
of Transportation (PennDOT) regarding specific design standards for such lanes.
(b)
Where a subdivision or land development borders a city
street or alley, the landowner or developer shall confer with the City Engineer
or traffic engineer employed by the city regarding specific design standards
for such lanes.
(24)
Street signs similar to those which exist in the vicinity
of the property shall be provided and erected by the landowner or developer
at all intersections, subject to the prior approval of the City Council. Said
street signs and posts shall be of standard size approved by City Council.
(25)
No dwelling or other principal permitted building which
depends upon the improvement of any street for ingress and egress shall be
permitted to be occupied until all improvements are fully completed from an
existing street or alley to and across the front of the lot on which the building
is located and/or to a sufficient depth along the side of the lot to service
any driveway and driveways and parking spaces as required by this chapter.
(26)
No street shall be paved between December 1 and March
15 without written permission of the City Council.
(27)
Adequate drainage shall be provided for low points along
streets and where required to intercept runoff. All street surfaces shall
have positive drainage. Storm sewers, culverts and related installations shall
be provided to drain all low points along streets and to intercept stormwater
runoff along streets at intervals reasonably related to the extent and grade
of the area drained.
(28)
Streetlighting shall be in accordance with a plan approved
by the City Council and installed prior to dedication of streets. A copy of
the proposed final plan shall be submitted by the applicant to the electric
company for approval of the street lighting plan.
(29)
An offer of a deed of dedication for streets will be
considered by City Council for the following:
(30)
Streets or alleys within land developments will be accepted
at the discretion of the City Council.
E.
Existing streets. Along existing streets which adjoin
proposed subdivisions and/or land developments, the city may require additional
cartway, right-of-way, shoulder or other paving to create stable and/or safe
conditions, as determined by the City Council, upon recommendation by the
City Engineer or traffic engineer employed by the city.
F.
Alleys.
(1)
Alleys are encouraged within residential developments
to provide access for vehicles to rear, detached garages and to maintain the
traditional street pattern of the city. The alley provides opportunities for
service and delivery and eliminates the need for curb cuts which are conventional
in more suburban-type development.
(2)
Alleys shall be at least 12 feet wide and paved when
they are one-way or in a residential development. Two-way alleys shall be
at least 20 feet wide and paved. Alleys in a nonresidential development shall
be at least 22 feet wide and paved.
(3)
All buildings and structures shall be at least 10 feet
from the edge of the pavement of the alley.
(4)
All alleys shall be designed and built to be through
alleys connecting to existing or proposed streets.
G.
Private streets.
(1)
Private residential streets may be approved by the City Council only if they serve as access to no more than five lots that are deed-restricted or, for other reasons, cannot be further subdivided and are designed to meet the standards of § 197-40G(2) and the following:
(a)
No on-street parking will be allowed.
(b)
Where the private street intersects the public street
cartway, a minimum of turning radius of 10 feet shall be provided.
(c)
All private residential streets shall be constructed
to meet the requirements of public streets.
(d)
Shoulders will generally not be required unless needed
for stormwater management or street stabilization purposes as determined by
the City Engineer.
(e)
Curbs shall be provided.
(2)
Where the private residential streets serve up to five
lots that are not deed-restricted or could be further subdivided or otherwise
could serve additional lots at some future time, a fifty-foot right-of-way
shall be provided.
H.
Construction of streets.
(1)
All materials used in the construction of streets and
alleys and the methods of construction and drainage thereof shall be in accordance
with the most current requirements of the Pennsylvania Department of Transportation
Form 408 Specifications. This shall include but not be limited to the following
sections of the Form 408 Specifications:
(2)
In addition to the above, all streets shall be constructed
in accordance with any other standards required by the City Engineer.
(3)
All streets maintained by the state shall conform to
the PennDOT design standards.
(4)
Underground utilities shall be installed before the streets
are constructed.
A.
Curbs shall be installed along the full length of all
streets and in and along parking areas with five or more parking spaces.
B.
The dimensions of the curbs, unless specified otherwise
by the City Engineer, shall be as follows:
(1)
Vertical curbing shall be poured in place Class A cement
concrete, 18 inches in depth and in accordance with those requirements set
forth in the latest edition of the Pennsylvania Department of Transportation
Specifications, Form 408. The exposed face of the curb shall be seven inches
high on all city streets and six inches high in all parking areas. After completion
of the bituminous paving, Class BM-1 or AC-20 asphalt shall be applied to
paving, and Class BM-1 asphalt shall be applied to the joint between the curb
and the bituminous paving for a distance of one foot from the curb towards
the center of the street, to effectively seal the joint between the curbing
and the bituminous paving. All dimensions, except those as noted above, shall
be as shown on the most current version of Drawing RC-64 of the Pennsylvania
Department of Transportation Standards for Roadway Construction, related to
the detail entitled "Plain Cement Concrete Curb."
C.
Concrete curbs, constructed along state roads, shall
be in accordance with PennDOT's Form 408 Specifications.
D.
Catch basins shall be installed along streets and alleys,
in accordance with PennDOT's Form 408 Specifications.
A.
Sidewalks shall be constructed along both sides of all
streets as follows:
(1)
Sidewalks shall be located to avoid pedestrian vehicular
conflict and promote safe pedestrian movement.
(2)
The minimum width of all sidewalks shall be four feet.
(3)
Sidewalks shall be located within a public right-of-way,
a public easement or a common area.
(4)
Curb cuts for disabled (handicapped) access shall be
provided at street crossings, driveway crossings and in other locations as
required by the City Council.
(5)
Depressed curbs shall be placed where sidewalks cross
residential driveways.
(6)
Sidewalks shall be pitched laterally at a slope of not
less than one-fourth (1/4) inch per foot to provide for adequate surface drainage.
All sidewalks shall have positive drainage.
(7)
Sidewalks shall not exceed the allowable street grade.
(8)
Sidewalks shall be constructed of concrete.
(9)
Sidewalks adjacent to angle parking areas shall be set
back a minimum of five feet to prevent car overhang from restricting pedestrian
movement along the sidewalk.
(10)
When proposed sidewalks adjoin existing sidewalks which
are wider than four feet, a tapered transition shall be constructed.
(11)
A grass planting strip of at least 18 inches in width
shall be provided between the curb and the sidewalk. The planting strip shall
be adequately graded and sodded.
(12)
Pedestrian paths shall be constructed in all multifamily
subdivisions and developments and shall be a minimum of four feet in width.
Such paths shall be paved and shall be provided with adequate drainage beneath
the path in low areas.
(13)
The location of all proposed pedestrian paths shall be
reviewed and approved by the City Council, upon recommendation of the City
Planning Commission.
B.
Crosswalks shall be created as follows:
(1)
Crosswalks shall be provided as directed by the City
Council.
(2)
Paved crosswalks, at a minimum width of five feet, may
be required in blocks more than 800 feet long.
(3)
A line-striped crosswalk shall be painted across any
street, at intersections, and shall be a minimum of eight feet in width.
C.
All sidewalks and crosswalks shall be graded to have
positive drainage.
A.
Individual driveways may be provided to furnish access on any lot, unless shared driveways are utilized in accordance with Subsection J and unless alleys are provided.
B.
The width of any individual driveway shall be a minimum
of nine feet and the width of a shared driveway shall be 16 feet. Such driveways
shall have a radius at the curbline so that the driveway width shall be a
minimum of 12 feet for individual driveways where they meet a street and a
minimum of 15 feet for shared driveways.
C.
The width of any driveway for any nonresidential use
shall be 11 feet for individual drives and 22 feet for shared drives. Such
driveways shall have a radius at the curbline so that the driveway width shall
be a minimum of 14 feet for individual driveways where they meet a street,
and a minimum of 25 feet for shared driveways.
D.
A minimum grade of 1% shall be provided on all driveways.
A maximum grade of any driveway within the right-of-way of any street shall
be 4%. Within the property line exclusive of the right-of-way, the maximum
grade of a driveway shall be not greater than 15%. Grades adjacent to garages
shall not exceed 6%.
E.
Entrance and exit drives crossing the street line shall
be limited to two per lot along the frontage of any single street, and their
center lines shall be spaced at least 100 feet apart. On all corner properties,
there shall be a minimum spacing of 100 feet, measured at the curbline, between
the center line of any entrance or exit drive and the street line of the street
parallel to said access drive.
F.
The edge of all residential driveways shall be located
not less than 40 feet from the tangent point of the curb radius of corner
lots.
G.
All driveways shall be paved with a hard-surface material,
approved by the City Engineer from the edge of the street cartway to a point
in the lot 30 feet from the edge of the cartway. The remainder of the cartway
shall be surfaced with erosion-resistant materials, approved by the City Engineer.
H.
A clear sight distance, as defined in Article II, shall be provided in accordance with § 197-40D(15).
I.
No private driveway shall have access to a highway if
access onto another street is possible.
J.
Shared driveways shall be designed to serve no more than
two dwellings or other principal buildings. The driveways must be located
on a single lot, except approved common driveways, which may straddle property
lines.
K.
Access and maintenance easements must be provided for
the shared portion of any shared driveway and recorded with the plan.
L.
The width of that portion of a lot on which a driveway
is located shall be a minimum of 50 feet.
M.
For new or improved driveways accessing a city street
or alley, a city driveway permit is required. All pertinent provisions of
this section shall apply. Said permit will be applied for and issued prior
to accepting an application for a building permit for either new construction
or substantial additions to existing structures. Upon the filing of an application
for a city driveway permit, the landowner or developer shall pay, to the use
of the city, such fee as the City Council shall from time to time provide
by resolution.
A.
All parking areas and parking lots shall be in accordance with the requirements of Chapter 224, Zoning, § 197-62 pertaining to disabled access and the following:
(1)
All parking spaces shall have an area of at least 180
square feet [nine by eighteen (9 x 18) feet] to which there is adequate access
from a street, except those spaces designated for disabled (handicapped) users,
which shall have an area of at least 252 square feet [fourteen by eighteen
(14 x 18) feet].
(3)
All parking shall be paved in accordance with PennDOT
Form 408 Specifications.
(4)
Whenever off-street parking is provided, it shall be
located in back of the front building line, with access to a street or alley
or to an approved driveway. Where such access is to a major or minor collector
street, adequate turnaround space should be provided on the lot.
B.
Any parking lot for five or more vehicles conform to
the following:
(1)
The minimum dimensions of stalls and aisles shall be
as follows:
|
Angle of Parking
(degrees)
|
Parking Stall Width
(feet)
|
Aisle Width Stall Depth
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
| |
|---|---|---|---|---|---|
|
90
|
9
|
18
|
22
|
25
| |
|
60
|
9
|
20
|
19
|
-
| |
|
45
|
9
|
20
|
15
|
-
| |
|
30
|
9
|
20
|
12
|
-
|
(2)
Parking areas shall be designed to permit each motor
vehicle to proceed to and from the parking space provided for it without requiring
the moving of any other motor vehicles.
(3)
All parking shall be line-striped so as to provide for
orderly and safe parking, and all line-striping shall be shown on the land
development plan.
(4)
All parking lots, parking areas, loading areas and access
drives thereto shall be provided with vertical curbs.
(5)
No more than 18 parking spaces shall be permitted in
a continuous row without being interrupted by a landscaping buffer at least
eight feet in width for interior islands and 15 feet for islands at the end
of parking areas.
(6)
No one area for off-street parking of motor vehicles
shall exceed 72 stalls in capacity. All seventy-two-stall parking areas shall
be separated from each other by a ten-foot wide minimum landscaped area.
(7)
In those areas within a parking lot where vehicles are
parked and in aisles adjacent to parking a maximum grade of 6% shall not be
exceeded. Parking aisles not directly adjacent to parking and access driveways
within a parking lot shall not exceed a grade of 8%. No grade cut, fill or
height difference between terraced parking areas shall exceed three feet,
unless separated by landscaped areas with slopes no greater than five to one
(5:1).
(8)
Entrances and exits to and from off-street parking areas
shall be located so as to avoid interference with street traffic.
(9)
For the purpose of servicing any nonresidential property
held under single and separate ownership, entrance and exit drives crossing
the street line shall be limited to two along the frontage of any single street,
and their center lines shall be spaced at least 100 feet apart. On all corner
properties, there shall be a minimum spacing of 100 feet, measured at the
curbline, between the center line of any entrance or exit drive and the street
line of the street parallel to said access drive.
(11)
Concrete wheel stops shall be installed in parking areas
to prevent vehicle overhang onto adjoining areas.
(12)
No less than a five-foot radius of curvature shall be
provided for all curblines.
(14)
Lighting shall be provided for all parking areas. All
light standards shall be located within the landscaped areas and not on the
parking surface.
(15)
All lighting used to illuminate any parking space or
spaces shall be designed, constructed and arranged to prevent glare. No lighting
shall be directed to cause a nuisance or disturbance to adjoining properties
or to cause any difficulty with visibility from streets.
(a)
No lighting shall be located so as to illuminate areas
beyond the property line on which such lighting is located.
(b)
All lighting shall be approved by the city to determine
that it is shielded to ensure that the source of the light will not be visible
beyond the boundaries of the property in order to minimize disturbance to
motorists, pedestrians or adjoining properties and uses.
(c)
All lighting shall be in accordance with the standards
of the Illumination Engineering Society (IES).
(17)
All materials used in the construction of parking areas
shall comply with the following minimum standards: one inch of ID-2 bituminous
wearing course on one and one-half (1 1/2) inches of ID-2 bituminous
binder course on eight inches of crushed aggregate base course (AASHTO 1 stone,
choked with screenings) placed on one inch of screenings.
A.
Blocks may vary between 500 and 1,320 feet in length,
except that blocks along major collector streets shall not be less than 800
feet in length.
B.
Blocks shall not be less than 200 feet wide between street
right-of-way lines and shall provide generally for two tiers of lots, except
where through lots with service by another street are required along a highway,
in which case, the minimum depth of such through lots shall be 150 feet.
C.
Blocks and lots shall be graded to secure proper drainage
away from buildings and to prevent the collection of stormwater in pools.
Topsoil shall be redistributed as cover and shall be stabilized by seeding
or planting.
D.
Side lot lines shall be at right angles to straight street
lines and radial to curved street lines and cul-de-sac turnarounds.
E.
Lot lines shall follow municipal boundaries rather than
cross them, in order avoid jurisdictional problems.
F.
No lots below the minimum lot area as required in Chapter 224, Zoning, shall be permitted for any use.
G.
Every lot shall have at least 18 feet of access and frontage
to a street.
H.
In general, the depth of lots shall not be less than
one nor more than five times their width for any lots.
I.
Odd-shaped lots shall not be created. The determination
of when a lot is odd-shaped shall be made by the City Council and shall be
based in part on whether or not there is any other practical way to design
the lot. Examples of odd-shaped lots are those which are extremely narrow,
extremely angular or contain an unusual number of abrupt changes in direction.
J.
Lot lines shall not cross any surface water body, such
as a lake or pond. To the extent possible, lot lines shall run parallel to
or in the center of watercourses.
K.
Interior lots.
(1)
No more than one new interior lot shall be formed within
a proposed subdivision. The creation of such lot shall be permitted in any
planned subdivision only in those circumstances required by the configuration
of the site. Under no circumstances shall the applicant be permitted to use
interior lot design to avoid constructing or extending streets.
L.
House numbers shall be assigned to each lot by the City
Codes Administrator.
A.
Monument locations must be shown on the final plan to
define the exact location of all street and/or alley rights-of-way and to
enable the reestablishment of all street and/or alley right-of-way lines.
Monuments shall be placed at the following locations:
(1)
At each intersection.
(2)
At changes in direction of street or alley lines.
(3)
At each end of every street line or alley line.
(4)
At locations where topographical conditions obstruct
sighting between two otherwise required monuments.
(5)
To give full surveying control for each block, areas
proposed for dedication or public easement.
(6)
At other locations along the lines of streets as may
be determined to be necessary by the City Engineer.
B.
Monument locations defining the perimeter of the property
shall be determined by the City Engineer.
D.
Markers required under Subsection C shall be placed by an engineer or surveyor when final grading has been completed. Such markers shall be clearly visible and placed before the issuance of any occupancy permit. Prior to the release of escrow funds, lots, streets and alleys must have markers in place, and the same shall be noted on the as-built plan as having been set.
E.
Monuments and markers shall be placed so that the scored
and marked point shall coincide exactly with the intersection of lines to
be marked and shall be set so that the top of the monument or marker is level
with the surface of the surrounding ground. Monuments and markers shall consist
of the following:
(1)
Monuments shall be of concrete or granite with a minimum
dimension of four by four (4 x 4) inches at the top, six by six (6 x 6) inches
at the bottom and 24 inches in length. Concrete monuments shall be permanently
marked on top with an indented cross or drill hole of one-fourth (1/4) inch
in diameter, which shall coincide exactly with the point of intersection of
the lines being monumented.
(2)
Markers shall consist of iron pipes or steel bars a minimum
of 24 inches in length and five-eighths (5/8) inch in diameter.
F.
Monuments shall be placed for all areas of land, improvements
or public easement to be offered for dedication prior to acceptance thereof
by the city or other entity to which the same are offered. Monuments shall
be placed by an engineer or surveyor. The engineer or surveyor shall certify
in writing that the monuments were placed in accordance with the as-built
plan.
G.
Monuments shall be placed for all areas of common open
space and community on-lot sewage disposal owned and maintained by a homeowners'
association or similar organization.
A.
The following requirements shall apply to sanitary sewage
facilities:
(1)
The City of Coatesville Authority Standard Specifications
for Construction of Sanitary Sewers shall apply.
B.
In addition to the foregoing requirements, the following
shall also apply to sewage supply:
(1)
In accordance with the Official Sewage Facilities Plan,
dwellings and/or lots within a subdivision or land development shall be connected
to the public sanitary sewer system where accessible and available. Where
such sewer system is not yet accessible and available but is planned for extension
to the property, the landowner or developer shall install sewer lines and
other facilities, including lateral connections, force mains, pumping stations
and all other appurtenances to provide adequate service to each lot when connection
with said sewer system is made. Sewer lines shall be suitably capped at the
limits of the subdivision or land development, and the laterals shall be capped
at the street right-of-way. When capped sewers are so provided, on-site sewage
disposal facilities shall also be installed, provided that they are so located
as to permit the easiest and least expensive connection to the public sanitary
sewer system when such connection becomes available.
(2)
Prior to the approval of any subdivision and/or land
development involving public sanitary sewer (either live or capped), sewage
pumping stations, sewage treatment plants and community sewage disposal systems,
a properly detailed construction plan shall be submitted to the City of Coatesville
for review and approval. The detail of the plan shall be determined by the
City Engineer.
(3)
A sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related studies
have been initiated preparatory to the construction of facilities adequate
to serve the area containing a subdivision or land development or when the
area is shown to be in a proposed sewer service area in the Official Sewage
Facilities Plan.
(4)
All sanitary sewer lines, lateral connections and manholes
and other facilities shall be constructed and installed and shall provide
service to each lot in conformity with standards of the City of Coatesville
at the cost and expense of the landowner or developer.
(5)
When such sanitary sewer facilities are installed in accordance with this section, the same shall be inspected by the City Engineer during such construction, at the cost and expense of the landowner or developer, in accordance with the standards and procedures established for inspection in Article X.
(6)
When such sanitary sewer facilities are not to be constructed or otherwise installed, on-lot sewage disposal systems shall be constructed in accordance with statutes and regulations of the Pennsylvania Department of Environmental Protection and the city and as approved by the city. The ownership and maintenance of such system shall be subject to the approval of the City Council. When on-lot sewage disposal systems are to be utilized, the landowner or developer shall furnish evidence of the feasibility and satisfactory operation of the system to be utilized in the subdivision or land development as required in Articles IV, V, VI and VII.[1]
(7)
Where on-lot sanitary sewage facilities are to be utilized,
each lot so served shall be of a size and shape to accommodate the necessary
length of tile fields at a safe distance from and at a lower elevation than
the proposed well and building(s) to facilitate gravity flow in accordance
with city and state regulations and shall be so plotted.
(8)
If on-lot sanitary sewage disposal facilities are to
be utilized, the developer shall submit a feasibility report. Such report
shall compare the cost of providing on-lot facilities with a sewage treatment
plant. Based on the analysis of this report, the city may require the installation
of a public sanitary sewer system or capped sewer.
(9)
Whenever a developer proposes that individual on-lot
sanitary sewage disposal systems shall be utilized within the subdivision,
the developer shall either install such a facility approved by the city or
shall guarantee (by deed restriction or otherwise), as a condition of the
sale of each lot or parcel within the subdivision, that such facilities can
be installed by the purchaser of such lot or parcel. The on-lot system shall
be located on the lot it is intended to serve.
(10)
Soil percolation test requirement.
(a)
Soil percolation tests shall be performed for all lots
within subdivisions and/or land developments of less than 10 lots, prior to
final plan approval, wherein building(s) at the time of construction will
not be connected to a public sanitary sewage disposal system in operation.
In lieu of soil percolation tests for individual lots in subdivisions and/or
land developments greater than 10 lots, soil percolation tests shall be performed
on a representative-sample basis related to soil types to determine their
suitability for on-site sewage disposal. Deep-hole test pits shall be dug
as a further means of guaranteeing suitability of a site. All of the above
shall be coordinated with the Chester County Health Department.
(b)
Soil percolation tests shall be made in accordance with
the procedure required by the Pennsylvania Department of Environmental Protection,
by either a registered professional engineer or registered sanitarian and/or
the Pennsylvania Sewage Facilities Act sewage enforcement officer.[2]
(c)
Soil percolation tests shall be performed on each lot
within the site of the proposed on-lot sanitary sewage disposal facilities
for both the primary and backup disposal area and noted on the final plan.
(d)
The results of the soil percolation tests shall be analyzed
in relation to the physical characteristics of the tract being subdivided
and of the general area surrounding the tract being subdivided. The final
plan lot layout shall be based on this analysis.
(e)
Where applicable, the plan should note that "lot ____
has failed to obtain acceptable percolation." The lot shall not be developed
without a sewage disposal system approved by the city and a sewage disposal
permit issued. A building permit shall not be applied for or acted upon until
proof of the sewage disposal permit is provided to the Building Inspector.
(11)
Sanitary sewers shall not be used to carry stormwater.
(12)
Abandoned wells shall not be used as part of any proposed
on-lot sewage disposal system.
(13)
All on-lot sewage disposal systems, including septic
tanks, tile fields or other structures, shall be set back at least 10 feet
from property lines.
(14)
All on-lot wells shall be at least 100 feet from any
on-lot sewage disposal system.
(15)
Sanitary sewers shall have a minimum inside diameter
of eight inches and a minimum grade of one-half percent (1/2%).
(16)
Manholes shall be located generally two hundred fifty
(25) feet apart on straight runs, but in no case shall they be located more
than 300 feet apart. Manholes are also required at all points of change of
line or grade and at all points of intersection of sewer lines. Manhole frames,
covers, buckets and steps shall be approved by the City Engineer.
A.
Adequate and potable water supply system(s) shall be
installed consistent with design principles and requirements contained in
this chapter, the City of Coatesville Authority standards, the criteria for
drinking water as administered by the United States Environmental Protection
Agency and applicable state standards.
B.
All subdivisions which create 10 or more lots shall be
provided with a complete public or water distribution system. Land developments
shall be subject to the same standard unless a water distribution system is
not readily available. The design and installation of such public system shall
be subject to the approval of the city and the Pennsylvania Department of
Environmental Protection, and such system shall be further subject to satisfactory
provision for the maintenance thereof.[1]
(1)
Where a permit is required by the city or the state,
it shall be presented as evidence of such review and approval in the case
of private or public systems before construction commences.
C.
Wherever a public water system is provided, fire hydrants
shall be installed for fire protection as approved by the City Fire Marshal.
Where fire hydrants are installed, they shall meet the specifications of the
Insurance Services Office of Pennsylvania. Location of hydrants shall be approved
by the city.
(1)
Generally, all fire hydrants will be located on a minimum
looped six-inch line. Where a dead-end line is required to contain a fire
hydrant, the portion of the line between the main loop and the hydrant shall
be an eight-inch minimum diameter.
(2)
Fire hydrants shall be spaced so that all existing and/or
proposed building(s) will be no more than 600 feet from the hydrant measured
along the curbline.
(3)
The City Fire Marshal may recommend closer spacing of
hydrants, in which case City Council may require closer spacing.
(4)
In commercial, industrial and institutional areas, the
City Fire Marshal shall recommend the location of hydrants.
D.
Wherever a public water system is provided, applicants
shall present evidence to the City Council that the subdivision or land development
is to be supplied by a certificated public utility or by a municipal authority
or utility. A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate, a cooperative
agreement or a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable evidence.
E.
Where the developer proposes individual on-lot water
supply systems within a subdivision or land development, the developer shall
either install such facilities or shall guarantee (by deed restriction or
otherwise), as a condition of the sale of each lot or parcel within a subdivision
or land development, that the facilities can be installed by the purchaser
of such lot or parcel. Individual on-lot wells shall be subject to the standards
provided for by the county and the state.
F.
Minimum water supply requirements. In all subdivisions
and land developments served by public water, the water pressure and gallonage
requirements prescribed by the Coatesville Water and Sewer Authority shall
apply.
G.
Approvals conditioned upon adequacy of public water supply.
No subdivision or land development application proposing a public water supply
system shall be granted preliminary or final plan approval unless applicant
demonstrates full compliance with the provisions of this section.
H.
Construction standards. All construction standards shall
be in accordance with those of the Coatesville Water and Sewer Authority.
Shade trees shall be provided along both sides of all streets where
there are no existing shade trees. When planted, shade trees shall be located
within the right-of-way line but shall not be located to interfere with the
installation and maintenance of sidewalks and utilities. No less than one
three- to three-and-one-half-inch caliper tree shall be planted for each 40
feet of street length. Such trees shall be planted in alternating rows. However,
such trees may be grouped in certain cases to achieve a particular design
objective when approved by the City Council.
A.
A list of recommended street trees for planting in the
City of Coatesville is included in the Appendix according to their botanical
and common names.
B.
Naturalistic tree groupings may be proposed in lieu of regularly spaced street tree plantings, subject to the approval of the City Council. Size and quantity requirements shall be in accordance with Subsection A above.
C.
Where existing trees are retained along street rights-of-way,
street trees may not need to be planted other than to replace dead, diseased
or undesirable or weak-wooded varieties.
D.
At intersections, trees shall be located no closer than
50 feet from the intersection of the street right-of-way.
E.
Street trees shall be of nursery-grown stock. They shall
be of symmetrical growth, free of insects, pests and disease.
F.
All street trees shall conform to the American Standard
for Nursery Stock of the American Association of Nurserymen.
A.
All required landscaping shall be installed and maintained in accordance with a landscape plan approved by the City Council, which shall be in compliance with this section and the landscaping and buffering requirements of Chapter 224, Zoning. The landscaping plan shall depict all proposed plantings required to complement, screen or accentuate buildings, streets, alleys, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards and other site features.
B.
The landowner or developer shall protect trees to be
retained from damage during construction. The following procedures shall be
followed in order to so protect such trees:
(1)
Trees of six-inch caliper or more shall be preserved;
and the City Council may require the landowner or developer to plant one tree
of not less than two to two and one-half (2 1/2) inches in caliper for
each tree of six inches in caliper or more to be destroyed.
(2)
No more than five inches of soil shall be placed around
the trunks of trees which are to remain. For those trees which are to remain,
where more than five inches of soil are to be placed, tree wells shall be
constructed to preserve such trees.
(3)
Trees to remain shall be protected by wooden-slat snow
fencing, placed at the dripline of such trees.
(4)
No boards or other material shall be nailed to trees
during construction, and no trees shall be sprayed with paint.
(5)
Heavy equipment operators shall avoid damaging existing
tree trunks and roots. Feeder roots shall not be cut closer than 25 feet from
tree trunks.
(6)
Tree trunks and exposed roots damaged during construction
shall be protected from further damage by being pruned flush; and if trunks
are scarred, they shall be traced out for proper healing. All soil shall be
properly backfilled and tamped around such trucks and roots.
(7)
Tree limbs damaged during construction shall be sawed
flush to tree trunks.
(8)
The operation of heavy equipment over root systems of
such trees shall be minimized in order to prevent soil compaction.
(9)
Deciduous trees shall be given a heavy application of
fertilizer to aid in their recovery from possible damage caused by construction
operations.
(10)
Construction debris shall not be disposed of near or
around the bases of such trees.
C.
All landscape plans shall be submitted at the time of
preliminary plan approval for any major subdivision or land development and
at the time of final plan approval for any minor subdivision and/or land development.
Plans shall be based on and reflect the following:
(1)
The functional and aesthetic factors which relate to
the tract and to the principal and accessory buildings and other structures.
(2)
Enhancing views from and within the property.
(3)
Screening and complementing proposed buildings and other
structures.
(4)
Creating visual interest for the users and/or residents
of the proposed development.
(5)
Using plant materials which are hardy and acclimated
to the conditions at the property and within the city.
D.
A landscape plan shall include notes, diagrams, sketches
or other depictions to present the consideration and analysis of the following:
(1)
An analysis of the site in terms of the existing views
to and from the areas which are proposed for development, existing topography
and vegetation conditions and other existing conditions which are relevant
to the site.
(2)
An analysis of proposed planting and other landscaping
needs as related to screening views of buildings, screening buildings and
sections of buildings, screening parking areas and other areas where vehicles
are parked, screening storage areas, screening site utilities and other appropriate
types of screening.
(3)
The consideration of locations where plantings and other
landscaping is needed to provide visual interest, define outdoor space, complement
the proposed architectural style and achieve other functional and aesthetic
requirements for landscaped areas.
E.
Preliminary and final landscape plans shall reflect the
following detailed criteria:
(2)
The outer perimeter of all parking areas shall be screened.
Effective screens shall be accomplished through the use of plant materials,
fencing or walls and/or mounding through the use of earthen berms.
(3)
All industrial, institutional, commercial and/or multifamily
buildings on properties of one acre or greater shall be landscaped in accordance
with the following criteria:
(a)
A combination of evergreen and deciduous trees and shrubs
shall be used as foundation plantings, i.e., plantings to be installed in
reasonably close proximity to the facades.
(b)
One three- to three-and-one-half-inch caliper specimen
deciduous tree shall be planted for every fifty-foot length of building edge,
such tree to be a minimum of 11 to 13 feet in height at the time of planting;
and one eight- to ten-foot specimen evergreen tree shall be planted for every
50 feet of length of building facade.
(c)
Five evergreen and/or deciduous shrubs shall be planted
for every 20 feet of length of building facade.
(d)
Trees and shrubs shall be grouped in accordance with
specific design needs and objectives.
(4)
Other landscaping, including trees, shrubs and ground
covers, shall be provided along walkways, in courtyards, around sitting areas,
at the entrance to the site and in other highly visible locations, especially
on the outer side of any internal access roads which are visible from a public
street which may adjoin a property, at the entrance to buildings and around
structures used for service, storage or maintenance purposes.
(5)
Requirements and standards for landscaping, in addition
to that specified above, shall be as determined by the City Council. The Council
may require plantings to reduce glare; to abate other nuisances; to enhance
the planting area in conjunction with streets; and to fulfill screening, buffering
and other functional purposes.
(6)
The location, type, size, height and other characteristics
of landscaping shall be subject to the review and approval of the City Council.
F.
The preliminary landscape plan shall be drawn at a scale
of at least one inch equals 50 feet. It shall be totally coordinated with
the overall site plan in terms of its relationship to proposed buildings,
roads, parking areas, walks, fencing, benches, signs, lighting and other like
structures. It shall contain the following:
(1)
A delineation of existing and proposed plant materials.
(2)
A delineation of other landscaping features, such as
berms, planting beds to be used for herbaceous plants, areas to be devoted
to lawns and other elements of the proposed improvements, such as fences,
walls, berms, retaining walls, lighting, benches, signs, paving, stone, tree
wells and the like.
G.
A final landscape plan shall be submitted after the city
has reviewed the preliminary landscaping plan and submitted comments on the
plan to the applicant. The final landscape plan shall be drawn at a scale
of one inch equals 50 feet. It shall be totally coordinated with the overall
site plan and shall contain the following:
(1)
A final version of all of the plan requirements stated
above for a preliminary landscape plan.
(2)
A plant schedule wherein the botanical and common name
of proposed plants are listed, along with the quantity, caliper, height, spread
and other dimensions and characteristics.
(3)
Details for the planting and staking of trees and the
planting of shrubs and any other details which depict other related installation
or protection, such as ground cover spacing, tree fencing, tree grates and
guards, tree wells and the like.
(4)
Information regarding the continued maintenance of all
plantings and notes indicating that all plantings will be installed, maintained
and replaced if dead or diseased in locations as shown on the approved landscape
plan.
H.
Plant characteristics and maintenance. All landscape
plans shall contain the following notes:
(1)
All plants shall conform with the most recent edition
of the American Standard for Nursery Stock of the American Association of
Nurserymen.
(2)
Trees and shrubs shall be typical of their species and
variety; have normal growth habits, well-developed, densely foliated branches
and vigorous, fibrous root systems.
(3)
Trees and shrubs shall be free from defects and injuries
and certified by appropriate federal and state authorities to be free from
diseases and insect infestations.
(4)
Trees and shrubs shall be freshly dug and nursery grown.
They shall have been grown under climatic conditions similar to those in the
city or properly acclimated to conditions of the city.
(5)
Any tree or shrub which dies within the term of a maintenance
agreement shall be replaced by the landowner or developer. Any tree or shrub
which is deemed, in the opinion of the city, not to have survived or grown
in a manner characteristic of its type shall be replaced. Substitutions for
certain species of plants may only be made when approved by the City Council.
(6)
It shall be the responsibility of the landowners, tenants
and/or other occupants of the premises to adequately and properly maintain
the landscaped areas, which responsibility shall include watering, cleaning
of weeds and debris, pruning and trimming, replacement of dead or diseased
plantings and fertilizing to maintain healthy growth.
(7)
All trees along the right-of-way of any property shall
be kept trimmed nine feet above any sidewalk and 11 feet above all streets.
(8)
All shrubs and other growth abutting any sidewalks shall
be kept cut back six inches from the edge of the sidewalks.
(9)
Existing trees and shrubs at the corner of an intersection
of streets and/or driveways shall be cut to the height of 24 inches from point
of intersection of corner property lines back 50 feet to avoid blocking sight
distance to oncoming traffic; and shrubs or ground covers to be planted shall
be of the dwarf variety and shall not exceed 24 inches in height at maturity.
I.
All final landscape plans shall be accompanied by a cost
estimate prepared by the landowner or developer. The cost estimate shall be
evaluated by the city and revised by the city if necessary. The cost estimate
shall serve as a basis of establishing an escrow account related to landscaping.
All uses, activities and land development shall comply the natural resource protection standards of Chapter 224, Zoning, and the following:
A.
Consideration shall be shown for all natural features,
such as notable trees, watercourses, wetlands, wetlands margins, rock outcroppings
and similar community assets which, if preserved, will add attractiveness
and value to the subdivision or land development.
B.
Tree masses and notable trees shall be preserved to the
maximum extent possible. All structures should be located within the building
area in such a manner as to minimize damage to vegetation. Areas in which
trees are retained should remain undisturbed out to the canopy dripline and
at the original grade level to the maximum extent possible.
C.
The City Council may require the landowner or developer
to plant one tree of not less than two to two and one-half (2 1/2) inches
in caliper for each tree of twelve-inch caliper or more to be destroyed.
D.
Landowners or developers shall exercise care to protect trees from damage during construction in accordance with § 197-50. Tree removal shall be limited to the actual construction site necessary to build and to move construction equipment.
E.
F.
Steep slopes.
(1)
The intent of these regulations is as follows:
(a)
To conserve and protect steep and very steep slopes from
inappropriate development, such as excessive grading, landform alteration
and extensive vegetation removal.
(b)
To avoid potential hazards to property and the disruption
of ecological balance which may be caused by increased runoff, flooding, soil
erosion and sedimentation, blasting and ripping of rock and landslide and
soil failure.
(c)
To encourage the use of steep and very steep slopes for
conservation and other uses which are compatible with the preservation of
natural resources and protection of areas of environmental concern.
(2)
Interpretation of steep slope areas.
(a)
In any application for subdivision and/or land development
where the lot includes areas of steep and very steep slopes, the applicant
shall, using two-foot contours, delineate slopes from 15% to 25% and greater
than or equal to 25%. Further, the applicant shall use an actual field topographic
survey or aerial survey as the source of contour information and the basis
for depicting such slope categories.
(b)
This section shall apply only to those steep slopes which exist for three consecutive two-foot contour intervals (six cumulative vertical feet of slope). All steep slope areas shall be shown for the purpose of city review and verification, but only those occurring over three consecutive two-foot contour intervals will invoke the standards of § 197-51F(4).
(c)
Once delineated, the mapping provided by the applicant
will be reviewed by the City Engineer. The applicant will be required to follow
all regulations of this section for those areas which reflect steep slope
conditions as determined in accordance with this section through the City
Engineer's review.
(3)
Application procedures. Before a permit is issued for
any construction or land disturbance activity on land within or affecting
steep and very steep slope areas, the following material shall be submitted
for review by the City Engineer:
(a)
Plans drawn to a scale of at least one inch equals 50
feet, sealed by a registered professional engineer, depicting the following:
[1]
The location, dimensions and elevation of the property.
[2]
Existing and proposed uses and development.
[3]
An earthmoving plan of the property which indicates existing
and proposed grades with contour lines at two-foot intervals within the area
of any proposed activity, disturbance or construction. All areas of steep
and very steep slope shall be graphically highlighted.
[4]
A site plan indicating existing and proposed structures,
other impervious surfaces, storm drainage facilities and retaining walls.
The site plan also shall locate and identify existing vegetation, including
woodlands, open areas and their ground-cover type within areas of steep and
very steep slopes, as well as proposed landscaping material to be installed.
[5]
Typical cross-sections and elevations of the property
and proposed structures at intervals prescribed by the City Engineer, as well
as architectural plans, elevations and sections.
[6]
Photographs showing existing uses, vegetation and topography
within the steep and very steep slope areas.
[7]
A statement, signed and sealed by a registered architect
or professional engineer, explaining the building methods to be used in overcoming
foundation and other structural problems created by slope conditions, preserving
the natural drainage and preventing soil erosion and excessive surface water
runoff to neighboring properties and/or streets, and the type of sewage disposal
and water supply.
[8]
Plan, profile and typical cross-sections of any proposed
street, emergency access or driveway within areas of steep and very steep
slopes, with the seal of a registered professional engineer thereon.
[9]
A statement, signed by the owner or future occupant at
the time of subdivision, land development or building permit application,
that there is a full understanding of any difficulties associated with access
stemming from such slopes. No plan shall be approved by the City Council without
the City Engineer's review of this material and his or her recommendation
thereon.
(4)
Standards and criteria for applications. In evaluating
any application for subdivision or land development within steep and very
steep slope areas, the City Council shall determine consistency of the proposal
with the following:
(a)
In areas with fifteen-percent to twenty-five-percent
slope, no more than 30% of such areas shall be regraded, cleared, built upon
or otherwise altered.
(b)
In areas of twenty-five-percent slope and greater, no
more than 15% of such areas shall be altered, regraded, cleared, built upon
or otherwise altered.
(c)
Disturbances shall be minimized where the length or area
of steep and very steep slope is extensive both on the site and on adjacent
lands within 50 feet of the site.
(d)
The proposed development, any impervious cover and their
resultant disturbance to the land and existing vegetative cover will not cause
stormwater runoff and/or related environmental problems off the site.
(e)
Removal of or disturbance to existing vegetation in steep
slope areas shall be minimized. The proposed impacts on existing vegetation
shall be evaluated in terms of the potentially detrimental effects on slope
stability, conveyance and recharge of stormwater, aesthetic characteristics
of the landscape and existing drainage patterns. Further, it shall be demonstrated
that any and all reasonable mitigation techniques and procedures will be utilized
or have been considered in the preparation of the subdivision and/or land
development plan, such as revegetation measures, control of soil erosion and
sedimentation, stormwater management and the like.
(f)
Important visual qualities of the site shall be retained
to the maximum extent possible. In addition to vegetation, these may include
hilltops/ridgelines, rock outcroppings and the natural terrain and contours
of the site.
(g)
Road construction shall follow the natural topography
to the maximum extent possible, with cuts, fills and grading minimized.
(h)
Innovative, imaginative building techniques that are
well-suited to slope conditions shall be encouraged, consistent with other
applicable codes and regulations.
(i)
The stability of the slope, as characterized by the existing
interrelationships among the soil, vegetation, and rock, shall be disturbed
as little as possible.
(j)
Proposed buildings and structures shall be of sound engineering
design; and footings shall be designed in response to the site's slope, soil
and bedrock characteristics; and footings shall extend to stable soil and/or
bedrock.
(k)
All disturbed areas shall be stabilized and seeded or
planted, and notes to this effect shall appear on all plans.
(l)
Finished slopes of all permitted cut and fill shall not
exceed three to one (3:1) or 33% unless the applicant can demonstrate the
method by which steeper slopes can be stabilized and maintained adequately.
G.
Pennsylvania Natural Diversity Inventory (PNDI) sites.
(1)
The Pennsylvania Natural Diversity Inventory (PNDI) is
a comprehensive inventory of Pennsylvania's most significant natural areas.
The database, which is maintained by the Department of Environmental Resources,
contains the status and location of plants, animals, geologic landmarks, natural
communities and other natural features which are considered exemplary, unique,
rare or endangered within the state.
(2)
Areas containing endangered species and species believed
to be in danger of population decline have been located within the City of
Coatesville and documented in the Pennsylvania Natural Diversity Inventory
and the Chester County Natural Areas Inventory. The applicant shall consult
these inventories to determine whether these species or any other elements
of special concern are located on the site. If a PNDI site is located, the
applicant shall contact the Nature Conservancy Pennsylvania Natural Diversity
Inventory - East for assistance in determining whether or not the proposed
development will conflict with species on the site, as well as measures which
shall be taken to mitigate potential damage to the identified species.
H.
Woodlands.
(1)
TREE PROTECTION ZONE
WOODLANDS
Definitions. As used in this subsection, the following
terms shall have the meanings indicated:
An area that is radial to the trunk of a tree in which no construction
activity shall occur. The "tree protection zone" shall be 15 feet from the
trunk of the tree to be retained or the distance from the trunk to the dripline,
whichever is greater. Where there is a group of trees or woodlands, the "tree
protection zone" shall be the aggregate of the protection zones for the individual
trees.
Consist of one-fourth (1/4) acre or more of continuous wooded land
where the largest trees measure at least six inches DBH. The "woodland" shall
be measured from the dripline of the outer trees. "Woodlands" are also a grove
of trees forming one canopy where 10 or more trees measure at least six inches
DBH.
(2)
Resource protection standards.
(a)
Disturbance allowance.
[1]
No more than 20% of woodlands which overlap other natural
resource areas, including floodplains, PNDI sites, steep or very steep slopes,
watercourses, wetlands, wetland margins and other water resources shall be
regraded, cleared, built upon or otherwise altered.
[2]
No more than 50% of woodlands which do not overlap other
natural resource areas shall be regraded, cleared, built upon or otherwise
altered.
(b)
Areas of disturbance.
[1]
Each building or structure shall be constructed in such
a manner as to provide the least alteration necessary of the existing woodland.
Where possible, the amount of clear-cutting shall be minimized and trees shall
be selectively removed.
[2]
Trees which are retained shall be identified and protected in accordance with the provisions of Subsection H(3), Tree protection zone, below.
[3]
Woodland alterations that would threaten the growth of
remaining trees shall be avoided.
(c)
Remaining woodlands. Where possible, woodlands which
remain undisturbed shall interconnect with woodlands or wooded areas of adjacent
properties to preserve continuous woodland corridors and allow for the normal
movement, dispersion and migration of wildlife.
(3)
Tree protection zone. A tree protection zone shall be
established where trees or woodlands on the site are to be retained. In this
zone, the following standards shall apply:
(a)
Prior to construction, a wooden snow fence shall be installed
around the boundaries of the tree protection zone. The fencing along the zone
shall be maintained until all construction and other work has been completed.
(b)
Grade changes and excavations shall not encroach upon
the tree protection zone.
(c)
Trees being removed shall not be felled, pushed or pulled
into a tree protection zone or into trees to be retained.
(d)
No toxic materials shall be stored within 100 feet of
a tree protection zone, including petroleum-based and -derived products.
(e)
The area within the tree protection zone shall not be
built upon, nor shall any materials be stored there either temporarily or
permanently. Vehicles and equipment shall not be parked in the tree protection
zone.
(f)
Sediment, retention and detention basins shall not discharge
into the tree protection zone.
(g)
Sediment, retention and detention basins shall not be
located within the tree protection zone.
(4)
Delineation. The applicant shall delineate woodlands
which are on the site. In addition, where trees or woodlands on the site are
to be preserved, they shall be clearly delineated on the plan as a tree protection
zone.
All soil erosion and sedimentation control practices shall be in accordance
with the standards of the Pennsylvania Department of Environmental Resources
and the Chester County (Soil and Water) Conservation District.
A.
All stormwater management practices shall be in accordance
with the standards of the Pennsylvania Department of Environmental Resources
and the Chester County (Soil and Water) Conservation District.
B.
Storm sewers, culverts and related installations shall
be provided to drain all low points and to intercept stormwater runoff and
shall be subject to the approval of the City Engineer.
C.
In the design of storm sewerage installations, special
consideration shall be given to avoidance of problems which may arise from
concentration of stormwater runoff over adjacent properties.
D.
Storm sewers shall be placed in front of the curb when
located in a street right-of-way. When located in undedicated land, they shall
be placed within an easement not less than 20 feet wide, as approved by the
City Engineer.
E.
Storm sewers shall have a minimum diameter of 15 inches
and a minimum grade of one-half percent (1/2%). Changes in alignment shall
be by straight section connected by inlets or manholes.
F.
Manholes shall be not more than 300 feet apart on sizes
up to 24 inches and not more than 450 feet apart on greater sizes. Inlets
may be substituted for manholes on approval by the City Engineer.
G.
Inlets and manhole covers and frames shall conform to
city standards. At street intersections, inlets shall be placed in the tangent
and not in the curved portion of the curbing.
H.
Stormwater roof drains shall not discharge water directly
over a sidewalk but shall connect with the gutter or storm sewer.
A.
Utility easements shall be required to facilitate the
maintenance and repair of utility lines, sewers, wells and drainage structures.
Facilities shall be located within a street right-of-way or in the center
of an easement.
B.
Easements with a minimum width of 15 feet shall be provided
for utilities and storm drainage. Wider easements shall be provided when required
by the utility company.
C.
Where a subdivision or land development is traversed
by a watercourse, drainageway, channel or stream within a stabilized structure
(such as concrete culverts, concrete gutters, gabions, pipes and the like),
there shall be a drainage easement conforming substantially with the line
of the watercourse and of such width as will be adequate to preserve natural
drainage but not less than 30 feet in width or as may be required by the City
Engineer. The landowner or developer shall properly grade and seed slopes
and fence any open ditches when it is deemed necessary by the City Engineer.
D.
To the maximum extent possible, easements shall be centered
on or adjacent to rear or side lot lines.
E.
Nothing shall be permitted to be placed or planted within
the area of a utility easement. The area shall be maintained as lawn.
F.
Utility easements shall be described in a deed as shown
on the approved plan.
G.
There shall be a minimum distance of 50 feet, measured
at the shortest distance, between any proposed dwelling and any existing natural
gas or petroleum product transmission right-of-way line.
A.
All other utility lines, including but not limited to
electric, gas, streetlight supply, cable television and telephone, shall be
placed underground. Installation of all utilities shall be in strict accordance
with the engineering standards and specifications of the city and the public
utility concerned.
B.
In accordance with the provisions of Pennsylvania Act
287,[1] all developers, contractors, etc., shall contact all applicable
utilities and accurately determine the locations and depth of all underground
utilities within the boundaries of the property proposed for development,
prior to excavation. A list of the applicable utilities and their phone numbers
shall appear on the plans submitted for review, and proof shall be presented
to the city prior to final plan approval.
[1]
Editor's Note: See 73 P.S. § 176 et seq.
A.
All walls, fences and hedges shall be designed and constructed
outside of the right-of-way of any street or alley.
B.
Except for retaining walls, which may be up to five feet
in height above grade, no freestanding wall shall be more than four feet in
height above grade.
C.
Fences and/or hedges used in the front yard between the
sidewalk and building shall not exceed four feet in height.
A.
All retaining walls shall be designed and approved in
accordance with the following:
(1)
Such walls shall be designed by a structural engineer,
whose seal and signature shall appear on the plans.
(2)
Such walls shall be constructed to have a batter, depth
of footing, anchoring, drainage and materials to provide for maximum safety.
Special safety precautions shall be taken whenever such walls are constructed
in or near areas of steep slope or existing buildings and sidewalks.
(3)
All grading above and below such walls shall comply with
this Article.
(4)
Pressure-treated-timber retaining walls shall not exceed
a height of five feet above grade.
(6)
Safety rails shall be provided for retaining walls when
determined by the City Engineer.
B.
Blocks and lots shall be graded to ensure proper drainage
away from buildings and to prevent the collection of stormwater. All grading
shall be performed to create positive drainage for all surfaces.
C.
Any four-to-one or greater slope and any disturbed areas
shall be properly vegetated with a year-round ground cover to minimize soil
erosion.
D.
The top or bottom edge of slopes shall be a minimum of
10 feet from existing property or right-of-way lines of streets in order to
permit the normal rounding of the edge without encroaching on the abutting
property.
E.
Permanent on-lot berms shall be deed-restricted to prevent
regrading or fill.
A.
Each residential subdivision or land development with
five or more residential lots shall set aside 300 square feet of land for
each residential dwelling unit in the proposed subdivision or development,
for park and recreational use. Each commercial or industrial subdivision or
land development shall set aside 5% of the land in the tract proposed to be
developed for park and recreational use.
B.
In lieu of setting aside land for park and recreational use, the applicant for subdivision and/or land development shall pay to the city an amount calculated as follows: an amount equal to the average fair market value per acre of the undeveloped land as part of an approved subdivision and/or land development multiplied by the amount of land required to be reserved for park and recreational use as set forth in § 197-58A. Payment shall be due and payable upon approval of the application for subdivision and/or land development and/or execution by the applicant of the required development agreement. The average fair market value shall be as determined between the city and the applicant through appraisals, which shall be paid for by the applicant; and absent such an agreement, the average fair market value shall be determined by common law arbitration, with the parties agreeing on a single arbitrator. If the parties are unable to agree upon a single arbitrator, the parties shall petition the President Judge of the Court of Common Pleas of Chester County for designation of single arbitrator. The cost of the arbitration and the cost of petitioning the President Judge of the Court of Common Please of Chester County shall be paid by the applicant. The decision of the arbitrator shall be final and binding upon the parties. Upon the selection of the arbitrator, the applicant shall deposit with the city financial security equal to the payment due as determined by the city.
C.
The amount, location and design of recreational facilities
on land to be dedicated or the fees to be paid are to be used for the purpose
of providing park or recreational facilities accessible to the subdivision
and/or land development and shall bear a reasonable relationship to the use
of the park and recreational facilities by future inhabitants of the subdivision
and/or land development. The City of Coatesville Open Space, Recreation and
Environmental Resources Plan, dated December 13, 1993, shall be used as a
guide.
D.
All moneys paid to the city pursuant to this section
shall be placed in a Park and Recreation Development Fund to be established
by the City Council clearly identifying the specific recreation facilities
for which the fee was received. Said fund shall be used by the city for the
acquisition and improvement of park and recreation sites and land in accordance
with the Coatesville Open Space, Recreation and Environmental Resources Plan,
1993, or any amendments thereto, recognizing that funds shall be expended
only on properly allocated portions of the cost incurred to construct the
specific recreation facilities for which the funds were collected.
E.
The City Council, upon its own initiative or at the request
of the applicant, giving consideration to the size, shape and location of
the land in the proposed subdivision and/or land development proposal for
park and recreation use and giving consideration to the availability of other
park and recreation sites in the general area, shall determine whether land
in the proposed development shall be set aside for park and recreation use
or whether the applicant shall be required to make payment of a sum of money
in lieu thereof to be used for the acquisition and development of other such
sites and land accessible to the proposed development.
F.
In the event that the City Council approves the reservation and subsequent improvement of land for park and recreational purposes as provided in § 197-58A, the following provisions must be observed:
(1)
The areas to be reserved as recreational land shall be
conveyed to the city upon approval of the application for subdivision and/or
land development and/or the execution by the applicant of any required development
agreement, unless the City Council determines that the land is of such location
and nature that its use is limited to local residents or it could not reasonably
be maintained by the city.
(2)
If public dedication of the land is not accepted by the
city, the land may alternatively be conveyed to a legally constituted homeowners'
association or retained by and managed by such private ownership as the City
Council may approve so long as its use remains open to the residents of the
proposed development. In the event that the recreational land is to be privately
owned, adequate provision must be made for its maintenance.
G.
The City Council shall determine if the land is acceptable
for dedication or use for park and recreational purposes based on the following
criteria:
(1)
The dedicated land must be readily accessible to all
residents or expected users of the development. At least one side of each
park or recreational site shall abut a public street for a minimum distance
of 100 feet. If public easements are the sole access, they shall be at least
20 feet wide.
(2)
The park and recreational land shall be located, to the
maximum extent possible, so that it equally serves all residents or expected
users of the subdivision and/or land development.
(3)
The shape of all park and recreational land shall be
suitable to accommodate those park and recreational activities appropriate
to the location and needs of the residents or expected users of the development.
(4)
The soil shall be suitable for the intended park and
recreational uses and shall be well-drained or tile- drained if necessary.
(5)
The park and recreational land shall be placed and sized
to accommodate the proposed uses and shall not consist of useless small pieces.
(6)
Such land shall not have an average slope exceeding 5%.
(7)
No more than 30% of the land shall be contained within
the boundaries of a floodplain.
(8)
All playgrounds, playfields, paths, tennis courts, basketball
courts, picnic areas and the like shall be designed to meet the requirements
of the Americans with Disabilities Act (ADA).
H.
The developer shall receive a credit for any land reserved and subsequently improved for park and recreational purposes and accepted by the city under this section towards the requirements of any provisions within the Chapter 224, Zoning, which may require recreational facilities.
I.
If the City Council determines that usable park and recreation
land is available in a particular subdivision and/or land development but
is inadequate in size, the City Council may require a combination of money
and the reservation and subsequent improvement of land. In such cases, the
money shall be applied only to the number of lots or units which are not covered
by the land reservation under the provisions above.
A.
All properties shown on the Coatesville Historic District map in Appendix C shall be preserved and conserved to the maximum extent possible.
B.
Any architectural alteration proposed through subdivision
or land development to any existing building or structure which is visible
from a public street or alley shall be subject to approval of City Council.
The foregoing shall also apply to any proposed demolition.
C.
In order to maintain the character and charm of buildings
within the Coatesville Historic District, the build-to versus the setback
line along streets shall be maintained. No subdivision or land development
plan shall be approved if the location of any new building or converted building
is set back more than three feet from the line formed by existing buildings
on any block in the Coatesville Historic District.
A.
The beauty of the city as a series of traditional neighborhoods
is derived in large part from its rich pre-1960 architectural character. Buildings
placed at a build-to line, unenclosed porches with milled railings and balustrades,
bay windows and other building projections have provided a graceful frontage
appearance. No subdivision or land development will be approved which erodes
or destroys the existing traditional neighborhood character of a block due
to the following:
B.
All new porches, bay windows, decks and other projections
proposed through subdivision or land development shall be approved by the
City Council.
A.
The gateway and main street character of the city shall
be reinforced through the use of the following elements:
(1)
Street trees as required under § 197-49 shall be placed at forty-foot intervals along both sides of the street.
(2)
No benches, planters, signs, portable signs, banners,
stands, canopies, building projections, vendor stations or other like structures
or activities may be located on, in, above or around the sidewalk unless approved
by City Council.
(3)
Off-street parking shall be accommodated on the side
and to the rear of buildings in order to maintain the streetscape character
of the city and to discourage the commercial-strip appearance typical in suburban
municipalities.
(4)
Access to buildings for services and deliveries shall
occur in the rear or to the side to the maximum extent possible.
B.
Parallel parking at the curbline shall be accommodated
to the maximum extent possible.
C.
Crosswalks and sidewalks as provided under § 197-42 shall be placed to maximize pedestrian circulation and safety.
D.
The foregoing shall apply to all properties fronting
on the north and south side of United States Route 30 - the Lincoln Highway,
as well as corner properties extending onto streets which run perpendicular
or are at angles to the same.
A.
All parking lots which provide parking for five or more
vehicles shall provide for disabled (handicapped) motorists according to the
following table:
|
Total Parking Spaces in Lot
|
Commercial Retail and Assembly
|
Office (Except Medical)
|
Institutional and Medical Office
|
Religious and Educational
|
Manufacturing
|
|---|---|---|---|---|---|
|
5 to 25
|
1
|
1
|
1
|
1
|
0
|
|
26 to 50
|
1
|
1
|
2
|
1
|
1
|
|
50 to 75
|
2
|
1
|
3
|
1
|
1
|
|
76 to 100
|
2
|
1
|
4
|
2
|
1
|
|
101 to 150
|
3
|
2
|
5
|
2
|
2
|
|
151 to 200
|
4
|
2
|
6
|
3
|
2
|
|
201 to 300
|
5
|
3
|
7
|
4
|
3
|
|
301 to 400
|
6
|
3
|
8
|
5
|
3
|
|
401 to 500
|
7
|
4
|
9
|
6
|
4
|
|
Over 500
|
1.3%
|
0.8%
|
1.7%
|
1%
|
0.7%
|
B.
All conventional parking spaces shall be a minimum of
nine by eighteen (9 x 18) feet, and disabled parking spaces shall be fourteen
by eighteen (14 x 18) feet; the five-foot difference shall be line-striped
and marked with a disabled symbol on the pavement.
C.
All curbs shall be depressed at sidewalk/street intersections
to allow for disabled access. All pavements shall be flush to accommodate
a safe transition from sidewalk to flush curb to street or alley pavement.
No pavement surface or flush curb shall be higher or lower than one and one-fourth
(1 1/4) inch.
D.
No ramped surface providing ingress to or egress from
a building or in and around a parking area shall exceed one to twelve (1:12)
[8.33%]. If possible, the ramped surface should be less than 5%.
E.
The width of all paved ramps shall be at least six feet.
The width of any wooden ramps shall be at least four feet.
F.
All requirements of the Americans with Disabilities Act
(ADA) shall apply. If there is a conflict between ADA standards and this section,
then the more stringent standards shall apply.
A.
All lighting shall be shielded from adjoining properties
and shall be positioned in a downward direction toward the ground.
B.
All streets shall have streetlights, and the height,
footcandle illumination, type and location shall be approved by the city and
PECO Energy. All wiring and transmission lines shall be placed underground.
C.
All streetlighting and lighting in parking lots shall
be high-pressure sodium.
D.
All lighting shall be approved by the City Council, subject
to the recommendations of the City Engineer.
The design and construction of subdivisions and/or land developments shall be in accordance with § 197-77, whereby adverse impacts of development shall be mitigated.
