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.
