A.
The following subdivision and land development principles,
standards and requirements will be applied in evaluating plans for proposed
subdivisions and land developments.
B.
The standards and requirements outlined herein shall
be considered minimum standards and requirements for the promotion of the
public health, safety and general welfare.
C.
Where literal compliance with the standards specified
herein is clearly impractical, the governing body may modify or adjust the
standards to permit reasonable utilization of property while securing substantial
conformance with the objectives of this chapter.
A.
All portions of a site being subdivided shall be taken
up in lots, streets, public lands or other proposed uses such as common open
space or other common areas, so that remnants and landlocked areas shall not
be created.
B.
In general, lot lines shall follow municipal boundary
lines rather than cross them.
C.
The developer shall conform to all applicable performance standards, including, but not limited to, those contained in Chapter 300, Zoning.
D.
Subdivisions and land developments shall be laid out
so as to avoid the necessity for excessive cut or fill.
E.
Land subject to subsidence, and land deemed to be topographically
unsuitable, may not be platted for residential use or for such other uses
as may increase danger to health, life or property until all such hazards
have been eliminated, or unless adequate safeguards against such hazards,
subject to review and approval by the governing body, are provided by the
subdivision plans. Such land within the subdivision or land development shall
be set aside on the plan for uses that shall not endanger life or property
or further aggravate or increase the existing menace.
In accordance with the provisions of Chapter 300, Zoning, and other ordinances and regulations of the municipality:
A.
In reviewing subdivision plans, the governing body shall
consider the adequacy of existing or proposed community facilities to serve
the additional dwellings or nonresidential uses proposed by the subdivision
or land development.
B.
Where deemed necessary by the governing body, upon consideration
of the particular type of development proposed and especially in large-scale
residential developments, the governing body may require the dedication or
reservation of such areas or sites of an extent and location suitable to the
needs created by the development for schools, parks and other purposes. Where
such areas proposed for public use are within the subject subdivision/land
development area, they shall be reserved for public use in accordance with
the municipality's Official Map Ordinance.
C.
Areas provided or reserved for such community facilities
shall be adequate to provide for building sites, landscaping and off-street
parking as appropriate to the use proposed.
D.
Where a proposed park, playground, school or other public
use shown in the Comprehensive Plan is located in whole or in part in a subdivision
or land development, the governing body may require the dedication or reservation
of such area within the subdivision or land development, in those cases in
which the governing body deems such requirements to be necessary.
A.
Proposed streets shall conform to such municipal, county
and state street and highway plans as have been prepared, adopted and/or filed,
as prescribed by law.
B.
Streets shall be logically related to topography so as
to produce reasonable grades, satisfactory drainage and suitable building
sites.
C.
All streets shall be graded to the full width of the
right-of-way. In wooded areas this may be modified to preserve existing trees.
D.
Streets shall be laid out to avoid hazard areas and environmentally
sensitive areas such as floodplains, wetlands, cliffs, steep slopes or ravines.
A secondary means of access to a higher order street that avoids the same
hazard area shall be provided when one of the access streets serving a subdivision
of more than 20 dwelling units traverses a hazard area.
E.
Residential streets shall be so laid out as to discourage
through traffic; however, the arrangement of streets shall provide for continuation
of existing or platted streets and/or proper access to adjoining undeveloped
tracts suitable for future subdivision.
F.
If lots resulting from original subdivision are large
enough to permit resubdivision, or if a portion of the tract is not subdivided,
adequate street rights-of-way to permit further subdivision shall be provided
as necessary.
H.
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts, or when designed
as cul-de-sacs. Stub streets shall be properly closed to through traffic until
such time as the street is extended.
I.
Stub streets greater in length than one lot depth shall
be provided with a turnaround designed to meet the standards required for
cul-de-sacs and shall be provided with sufficient rights-of-way to permit
the further extension of the street onto the adjacent property.
J.
Streets that are extensions of or obviously in alignment
with existing streets shall bear the names of the existing streets. Street
names shall not be repeated within the municipality or postal delivery area,
and all street names shall be subject to approval by the governing body.
K.
Any applicant who encroaches within the legal right-of-way
of a state highway is required to obtain a highway occupancy permit from the
Pennsylvania Department of Transportation.
L.
No street required to provide access shall be a private
street, except as otherwise provided herein.
B.
The determination of traffic volumes applicable to the
classification of streets shall be based on the data presented from the Institute
of Traffic Engineering (ITE) or other recognized traffic authorities.
C.
New streets will be classified according to the ADT that may be expected to use the street, pursuant to the Institute of Traffic Engineering (ITE) or other recognized traffic authorities. If, however, such streets shall be classified on the basis of a traffic impact study [§ 268-18B(8) hereof], such a classification shall be approved by the governing body. If a new street will serve as a stub, its classification must be based on the ultimate traffic to be generated upon full development.
A.
The following chart indicates the required basic dimensional
standards for the various classifications of streets as defined herein:
|
Table 1
| |||||
|---|---|---|---|---|---|
|
Basic Street Dimensional Standards2
| |||||
|
Right-of-Way Class
|
Cartway
(feet)
|
Curbs3
|
Sidewalks4
| ||
|
Expressways
|
See Note 1
|
See Note 1
|
See Note 1
|
No
| |
|
Arterials
|
100
|
See Note 1
|
See Note 1
|
See Note 1
| |
|
Collectors
|
60
|
40
|
Yes
|
4 feet each
| |
|
Feeder streets
|
50
|
36
|
Yes
|
4 feet each
| |
|
Local streets
|
50
|
28
|
Yes
|
4 feet each
| |
|
Marginal access streets
|
50
|
20
|
Yes
|
No
| |
|
Service road (internal)
|
33
|
20
|
Yes
|
No
| |
|
NOTES:
| |
|
1 As recommended by the Pennsylvania Department
of Transportation.
| |
|
2 All utilities shall be within the right-of-way,
but outside of the cartway.
| |
|
3 Refer to § 268-44 hereof.
| |
|
4 Refer to § 268-45 hereof.
|
|
Table 2
| ||
|---|---|---|
|
Street and Roadway Design Standards
| ||
|
RC Zone
| ||
|
Design Factor
|
Local Access Road
| |
|
Right-of-way width
|
50 feet
| |
|
Cartway width
|
20 feet
| |
|
Type of curb
|
Ref. § 268-44
| |
|
Sidewalk width
|
4 feet, special circumstances only*
| |
|
Sidewalk distance from curb
|
N/A
| |
|
Design speed
|
25 mph
| |
|
Minimum sight distance looking ahead
|
200 feet
| |
|
Minimum sign distance from side street
|
350 feet
| |
|
Maximum grade
|
Ref. our ordinance
| |
|
Minimum intersection spacing
|
150 feet
| |
|
Minimum center-line radius
|
180 feet
| |
|
Minimum tangent between reverse curves
|
50 feet
| |
|
Maximum cul-de-sac length
|
1,000 feet, loop streets preferred, 25 units maximum
| |
|
NOTE:
| |
|
* Multifamily (density).
|
B.
Additional right-of-way and/or cartway widths maybe required
by the governing body in order to lessen traffic congestion, to secure safety
from fire, panic and other dangers, to facilitate the adequate provision for
transportation and other public requirements and to promote the general welfare.
C.
Short extensions of existing streets with lesser cartway
widths than generally prescribed may be permitted; provided, however, that
no section of new cartway shall be less than 18 feet in width and such extensions
shall be less than 100 feet in length.
D.
Where a subdivision abuts or contains an existing street
of inadequate right-of-way width, the governing body may require the reservation
or dedication of rights-of-way to conform to the current standards. The center
line of the future right-of-way shall be the same center line as the existing
right-of-way.
E.
New half or partial streets will not be permitted, except
where essential to reasonable subdivision of a tract in conformance with the
other requirements and standards of these regulations and where, in addition,
satisfactory assurance for dedication of the remaining part of the street
can be secured.
F.
Wherever a tract to be subdivided borders an existing
half or partial street, the other part of the street shall be plotted within
such tract.
A.
Permanent cul-de-sacs shall have a minimum length of
250 feet, but shall neither exceed 1,000 feet in length nor furnish access
to more than 25 dwelling units.
B.
Cul-de-sacs serving residential uses shall have at the
closed end a turnaround with a right-of-way having a minimum outside right-of-way
radius of 50 feet and shall be paved to a radius of not less than 40 feet.
C.
Grades across cul-de-sacs shall not exceed 3%.
D.
Cul-de-sacs shall be constructed with a minimum paved
area of 14 feet in width, and shall be designed for one-way counterclockwise
circulation.
E.
Cul-de-sacs for commercial or industrial uses shall be
designed as needed to provide for the movement of the design-vehicle of the
proposed use.
Private residential streets are not permitted.
A.
Whenever the lines of a local street or lower classification
are deflected in excess of 5°, connection shall be made by horizontal
curves. No other streets shall be permitted to have angle points in their
alignments, except as otherwise provided herein.
C.
On local streets and lower classification, a minimum
tangent of 50 feet shall be required between curves; on all other streets,
the minimum tangent shall be 250 feet.
D.
A long radius curve shall be preferred to a series of
curves and tangents.
E.
The approaches to an intersection shall follow a straight
course for a least 100 feet.
A.
No street shall intersect another at an angle of less
than 80°.
B.
Streets intersecting a street of higher classification,
as defined herein, shall be designated as a stop street and shall be provided
with proper signage.
C.
Multiple intersections involving the junction of more
than two streets shall be prohibited.
D.
Minor collectors, feeder streets and local streets shall
not intersect on the same side of a major collector or arterial at an interval
of less than 600 feet.
E.
Streets entering opposite sides of another street shall
be laid out directly opposite one another or have a minimum offset of 200
feet between their center lines.
F.
The minimum curb radii at street intersections, which
shall be concentric with the street line, shall meet Pennsylvania Department
of Transportation standards. In no instance shall curb radii be less than
15 feet for local streets and 35 feet for higher order streets. Where streets
of different categories intersect, the radius requirement of the higher order
street shall apply.
G.
The minimum curb radius for driveways serving an expected
average daily traffic (ADT) count of 20 or fewer trips shall be 10 feet. For
driveways serving an expected ADT of more than 20 trips, the curb radius shall
be increased to 15 feet, unless a greater radius is required by the Engineer
to safely accommodate expected traffic.
A.
Where a subdivision abuts or contains an existing or
proposed arterial or collector street, the municipality may require marginal-access
streets, reverse-frontage lots, or such other treatment as will provide separate
local and through traffic.
B.
Access to parking areas on commercial and industrial
sites shall be controlled and shall be so located as to provide a minimum
of 200 feet between points of access. For access to commercial uses, service
roads or common access drives shall be provided where feasible.
C.
Private driveways, where provided, shall be located not
less than 40 feet from the tangent point of the curb radius of any intersection
and shall provide access to the street of lower classification when a corner
lot is bounded by streets of two different classifications as defined herein.
D.
Driveway grades for residential development shall not
exceed 15%; and for commercial or industrial development, such grades shall
not exceed 10%.
A.
The control of grades, curvature and obstructions at
intersections is required to ensure adequate sight distance for safety and
efficient vehicular operation. There are three types of sight distance:
B.
Corner sight distance.
(1)
At intersections, the street of lower order shall be
designed to provide a minimum comer sight distance as specified in the accompanying
diagram and table.
(2)
Where streets of equal order intersect, Y shall continue
to be determined on the basis of the accompanying table, Minimum Corner Sight
Distance.
(3)
The entire area of the clear sight triangle, described
by points a, b and c in the attached diagram, shall be designed to provide
an unobstructed view across it from point b to all points 3.5 feet above the
cartway along the center line from point a to points c and d.
|
|
Minimum Corner Sight Distance (Y)
| ||
|---|---|---|
|
Design Speed
(mph)
|
Y
(in feet)
| |
|
50
|
500
| |
|
40
|
400
| |
|
35
|
350
| |
|
30
|
300
| |
|
25
|
250
| |
C.
The following table indicates the minimum sight distance
required for stopping and passing on the various street types:
|
Street Classification
| ||||
|---|---|---|---|---|
|
Sight Distance
|
Arterial
|
Collector
|
Local
| |
|
Design speed
(mph)
|
60
|
50
|
25
| |
|
Stopping
(feet)
|
500
|
350
|
200
| |
|
Passing
(feet)
|
2,100
|
1,800
|
1,100
| |
The design standards specified below shall be required for all off-street
parking facilities with a capacity of five or more vehicles:
A.
The minimum dimensions of stalls and aisles shall be
as follows:
|
Parking
|
Aisle
| ||||
|---|---|---|---|---|---|
|
Angle of Parking
|
Stall Width*
(feet)
|
Stall Depth
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
| |
|
90
|
9.0
|
18
|
20
|
24
| |
|
60
|
9.0
|
19
|
18
|
21
| |
|
45
|
9.0
|
18
|
15
|
20
| |
|
Parallel
|
9.0
|
22
|
12
|
20
| |
|
NOTE:
*For handicapped-accessible parking spaces, the minimum width shall
be not less than nine feet plus a minimum five-foot access aisle for cars
and eight-foot access aisle for vans.
|
B.
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.
C.
All parking spaces shall be marked so as to provide for
safe and orderly parking.
D.
At no time shall angle or perpendicular parking be permitted
along public streets.
E.
Except at entrance and exit drives, all parking areas shall be set back from the right-of-way line and all property lines pursuant to the provisions of Chapter 300, Zoning. The distance between this required setback and the cartway shall be maintained as a planting strip or planting strip and sidewalk.
F.
No more than 20 parking spaces shall be permitted in
a continuous row without being interrupted by landscaping for a minimum of
10 feet.
G.
No one area for off-street parking of motor vehicles
shall exceed 80 cars in capacity. Separate parking areas on a parcel shall
be physically separated from one another by ten-foot-wide planting strips.
H.
Parking lots shall not have a grade exceeding 5%. No
grade cut, fill, or height difference between terraced parking areas shall
exceed four feet unless approved by the governing body.
I.
In no case shall parking areas be designed to require
or encourage cars to back into a public street in order to leave the lot.
J.
Entrances and exits to and from off-street parking areas
shall be located so as to minimize interference with street traffic.
K.
For the purpose of servicing any property 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 for each 500
feet of frontage, and their center lines shall be spaced at least 80 feet
apart. On all corner properties, there shall be a minimum spacing of 60 feet,
measured at the street line, between the center line of any entrance or exit
drive and the street line of the street parallel to said drive.
M.
Tire bumpers or landscape berms shall be installed so
as to prevent vehicle overhang on any sidewalk area.
N.
No less than a five-foot radius of curvature shall be
permitted for all curbs in parking areas.
O.
All dead-end parking areas shall be designed to provide
sufficient backup area for the end stalls of parking area.
P.
Pedestrian crosswalks in parking areas shall not be subject
to passage or concentration of surface water.
Q.
All common parking areas shall be adequately lighted
during after-dark operating hours. All light standards shall be located on
raised parking islands and not on the parking surface.
R.
All artificial lighting used to illuminate any parking
space or spaces shall be so arranged that no direct rays from such lighting
shall fall upon any neighboring property or streets, nor shall any high brightness
surface of the luminaries be visible from neighboring residential properties
or from a public street. No such lighting shall exceed 0.5 FC at the property
line.
S.
Handicapped-accessible spaces shall be provided as follows,
and shall meet all applicable ADA requirements:
|
Total Parking in Lot
|
Required Accessible Spaces
|
|---|---|
|
1 to 25
|
1
|
|
26 to 50
|
2
|
|
51 to 75
|
3
|
|
76 to 100
|
4
|
|
101 to 150
|
5
|
|
151 to 200
|
6
|
|
201 to 300
|
7
|
|
301 to 400
|
8
|
|
401 to 500
|
9
|
|
501 to 1,000
|
2% of total
|
|
1,001 and over
|
20 plus 1 for each 100 over 1,000
|
A.
The following requirements shall be applied to all parking
lots with 10 or more spaces.
B.
All parking areas shall have at least one tree of 1 1/2
inches minimum caliper for every 10 parking spaces in single bays and one
tree of 1 1/2 inches caliper minimum for every 20 parking spaces in double
bays.
C.
Trees shall be planted in such a manner to afford maximum
protection from the sun for parked vehicles.
D.
A minimum of 10% of any parking lot facility shall be
devoted to landscaping, inclusive of required trees.
E.
Plantings shall be able to survive soot and gas fumes.
F.
Trees that have low-growing branches, gum or moisture that may drop on vehicles, blossoms, thorns, seeds or pods that may clog drainage facilities shall be avoided. Approved trees include, but are not limited to, those listed in § 268-46H or as recommended by the Pennsylvania Bureau of Forestry.
G.
Interior landscaping shall not be required for any lots
of less than 20 spaces.
Off-street loading facilities shall be designed to conform to the following
specifications:
A.
Each space shall be no less than 15 feet wide, 50 feet
long and have a vertical clearance of 16 feet, exclusive of drives and maneuvering
space, and located entirely on the lot being served.
B.
There shall be appropriate means of access to a street
or alley as well as adequate maneuvering space.
C.
The maximum width of driveways and sidewalk openings
measured at the street lot line shall be 35 feet; the minimum width shall
be 14 feet.
D.
All accessory driveways and entranceways shall be graded,
have a bituminous surface, and be drained to the satisfaction of the Engineer
to the extent necessary to prevent nuisances of dust, erosion or excessive
water flow across public streets or sidewalks.
E.
Such facilities shall be designed and used in such a
manner so as to at no time constitute a nuisance, a hazard or an unreasonable
impediment to traffic.
A.
General. The developer shall construct and/or install such drainage structures, on- and off-site, as necessary to comply with Chapter 260, Stormwater Management. Drainage systems shall be designed and sealed by a registered professional engineer.
(1)
Prevent erosion damage and to satisfactorily carry off
or detain and control the rate of release of surface waters.
(2)
Encourage runoff control measures that percolate the
stormwater into the ground to aid in the recharge of groundwaters.
(3)
Carry surface water to the nearest adequate street, storm
drain, detention basin, natural watercourse or drainage facility.
(4)
Take surface water from the bottom of vertical grades,
to lead water away from springs, and to avoid excessive use of cross gutters
at street intersections and elsewhere.
(5)
Handle the anticipated peak discharge from the property
being subdivided or developed and the existing runoff being contributed from
all land at a higher elevation in the same watershed.
(6)
Maintain the adequacy of the natural stream channels.
Accelerated bank erosion shall be prevented by controlling the rate and velocity
of runoff discharge to these watercourses, so as to avoid increasing the occurrence
of stream bank overflow.
(7)
Preserve the adequacy of existing culverts. Bridges and
similar structures shall be preserved by suppressing the new flood peaks created
by new land development.
B.
Retention of existing watercourses and natural drainage
features.
(1)
Whenever a watercourse, stream, or intermittent stream
is located within a development site, such a watercourse, stream, or intermittent
stream shall remain open in its natural state and location and shall not be
piped.
(2)
The existing points of natural drainage discharge onto
adjacent property shall not be altered without the written approval of the
affected landowners.
(3)
No stormwater runoff or natural drainage shall be so
diverted as to overload existing drainage systems, or create flooding or the
need for additional drainage structures on other private properties or public
lands.
A.
General provisions and compliance.
(1)
No changes shall be made in the contour of the land,
and no grading excavation, removal nor destruction of the topsoil, trees or
other vegetative cover of the land shall be commenced, until such time that
a plan for minimizing erosion and sedimentation has been:
(2)
The governing body, in its consideration of all preliminary
subdivision and land development plans, shall condition its approval upon
the execution of erosion and sediment control measures as contained in the
standards and specifications of the Lackawanna County Soil Conservation District,
and the Pennsylvania Department of Environmental Protection, Bureau of Soil
and Water Conservation, or its successor agency.
(3)
Final approval of plans and specifications for the control
of erosion and sedimentation shall be concurrent with the approval of the
final subdivision or land development plans, and become a part thereof.
(4)
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required by the municipality. (See Article VII.)
(5)
No subdivision or land development plan shall be approved
unless:
(a)
There shall be an improvement bond or other acceptable
security deposited with the municipality in the form of an escrow guaranty
that will ensure installation and completion of the required improvements;
or
(b)
There has been a determination by the governing body
that a plan for minimizing erosion and sedimentation is not necessary. The
governing body may waive the above requirement for minor subdivisions.
(6)
The Engineer shall review plans and inspect the development
site during the construction of site improvements to insure compliance with
the approved plan.
B.
General erosion control standards.
(1)
Measures used to control erosion and reduce sedimentation shall,
as a minimum, meet the standards and specifications of the Lackawanna County
Soil Conservation District, and the Pennsylvania Department of Environmental
Protection, Bureau of Soil and Water Conservation, or its successor agency.
(2)
In cases where the Lackawanna County Soil Conservation District
does not have standards and specifications for erosion and sedimentation control,
other known and commonly accepted standards and specifications approved by
the Engineer may be used.
A.
The length, width and shape of blocks shall be determined
with due regard to the following:
(1)
Provision of adequate sites for the types of buildings
proposed.
(2)
Zoning requirements as to lot sizes, dimensions and minimum
lot areas per dwelling unit.
(3)
The limitations and opportunities of the topography.
(4)
Requirements for safe and convenient vehicular and pedestrian
circulation and access.
B.
Blocks shall have a maximum length of 1,600 feet and
minimum length of 300 feet. In the design of blocks longer than 1,100 feet,
special consideration shall be given to the requirements of satisfactory fire
protection.
B.
Residential lots shall front on an existing or proposed
public street.
C.
Through lots are prohibited, except where employed to
prevent vehicular access to arterial and collector streets.
D.
Side lot lines shall be substantially at right angles
or radial to street lines.
E.
The depth of single-family detached residential lots
shall not be less than one nor more than 2 1/2 times their width. All
lots shall be designed to provide a building envelope (depth minus front and
rear yards) of at least 40 feet in depth.
F.
If remnants of land exist after subdividing, they shall
be incorporated into existing or proposed lots, or offered for dedication
to public use for recreation or open space. The municipality may or may not
accept such offer of dedication.
G.
The subdivision of a tract that creates nonconforming
side and rear yards for existing buildings will not be approved unless variances
have been granted by the Zoning Hearing Board prior to final application submission.
A.
Utility easements shall be provided, as needed; such
easements shall be designed in accordance with the provisions hereof.
D.
No structure requiring a building permit or plantings,
except for lawn, shall be set or put within the area of a utility easement.
E.
Where a subdivision or land development is traversed
by a watercourse, there shall be provided a drainage easement or right-of-way
conforming substantially with the line of such watercourse and of such width
as will be adequate to preserve natural drainage and afford adequate access
for maintenance, but not less than 50 feet in width, or as may be required
or directed by the engineer and/or the Pennsylvania Department of Environmental
Protection or its successor agency. The owner shall properly grade and stabilize
slopes and fence any open ditches when it is deemed necessary by the engineer.
F.
Where stormwater or surface water will be gathered within
the subdivision or land development and discharged or drained in volume over
lands within or beyond the boundaries of the subdivision or land development,
the applicant or owner shall reserve or obtain easements over all lands affected
thereby; such easements shall be adequate for discharge or drainage and for
the carrying off of such water, and for the maintenance, repair and reconstruction
of the same vehicles, machinery and other equipment for such purposes, and
shall be of sufficient width for such passage and work. The owner shall convey,
free of charge or cost, such easements to the municipality upon demand.
G.
No right-of-way or easement for any purpose whatsoever
shall be recited or described in any deed unless the same has been shown on
the approved plan.
A.
Curbs shall be provided along streets pursuant to Table 1 and Table 2 unless swales are substituted pursuant to § 268-54A(2).
B.
Curbs shall be constructed in accordance with municipal
specifications, and as follows:
(1)
Curbs shall be provided on all streets and parking compounds
located within all major subdivisions and land developments.
(2)
All curbs shall be depressed at intersections to sufficient
width to accommodate wheelchairs. Depression shall be in line with sidewalks
where provided.
(3)
Curbs shall be the vertical type.
(4)
All curbs shall be constructed of cement concrete with
expansion joints every 20 feet, and shall follow PennDOT standards, as follows:
straight portland cement curb, 18 inches by seven inches, top rolled and battered
to eight inches at bottom, eight inches face exposed above finish road surface.
C.
When the sole purpose of the curb is to protect the pavement
edge, cement concrete headers may be utilized, subject to the approval of
the governing body.
A.
Sidewalks and pedestrian paths shall minimize pedestrian-vehicular conflict and shall be provided where the development density will be five dwelling units or more per net acre, unless waived by the governing body pursuant to § 268-54B. The Commission may require the installation of sidewalks in any subdivision where the evidence indicates that sidewalks are necessary for the public safety.
B.
The minimum width of all sidewalks and pedestrian paths
shall be four feet.
C.
Sidewalks and public paths shall be installed for convenience
and access to all dwelling units from streets, driveways, parking areas or
garages and located within a public right-of-way, a public easement or a common
open space area.
D.
At corners and other pedestrian street-crossing points,
sidewalks shall be extended to the curbline with ramps for adequate and reasonable
access of physically handicapped persons, including those in wheelchairs,
across curbs.
E.
Sidewalks and pedestrian paths away from streets shall
be adequately lighted.
F.
The grades and paving of sidewalks and pedestrian paths
shall be continuous across driveways. Where heavy traffic volume is expected,
a special paving treatment may be required by the governing body. Small jogs
in the alignment shall be avoided.
G.
Sidewalks and pedestrian paths shall be laterally pitched
at a slope of not less than 1/4 inch per foot to provide for adequate surface
drainage. The concentration of surface waters shall be prevented from passing
on or across sidewalks. The design of sidewalks shall not cause surface waters
to pocket.
H.
Where sidewalk grades exceed 5%, a nonslip surface texture
shall be used.
I.
Required sidewalks and pedestrian paths shall be of a
hard surface composition and shall be constructed according to municipal specifications.
J.
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.
A.
Within any land development or major subdivision, street
trees shall be planted along all streets where suitable street trees do not
exist.
B.
Large street trees shall be planted at intervals of not
more than 45 feet, and small street trees at intervals of not more than 30
feet along both sides of new streets and along one or both sides of an existing
street within the proposed subdivision or land development. An equivalent
number may be planted in an informal arrangement, subject to the approval
of the governing body.
C.
Street trees shall not be planted opposite each other,
but shall alternate.
D.
At intersections, trees shall not be located within the
clear sight triangle.
E.
Street trees shall be planted in the right-of-way, within
the planting strip, rather than on lots. Where sidewalks are required, the
planting strip shall be between the curb and the sidewalk.
F.
Street trees shall be of nursery stock. They shall be
of symmetrical growth, free of insects, pests and disease, suitable for street
use, and in conformity with the standards of the American Association of Nurserymen.
G.
The minimum trunk diameter, measured at a height of six
inches above the finished grade level, shall be 2 1/2 inches at the time
of planting.
H.
Species shall be as specified herein and as otherwise
approved by the Pennsylvania Bureau of Forestry. In general, trees shall be
mature shade trees. Trees such as Norway Maple and Amur Cork trees shall be
prohibited.
A.
Interior crosswalks maybe required wherever necessary
to facilitate pedestrian circulation and to give access to community facilities
in blocks of over 1,600 feet in length.
B.
Such crosswalks shall have an easement width of not less
than 10 feet and a paved walk of not less than four feet. They shall be clearly
marked by bollards, paving material, signing, lights or similar provisions
to ensure their visibility to motorists.
A.
Approval of the preliminary application must be obtained for the entire proposed development. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be resubmitted and processed pursuant to Article III.
B.
Design standards.
(1)
The land development shall be designed to be harmonious
and efficient in relation to topography, the size and shape of the site, the
character of adjoining properties and the type and size of proposed buildings.
(2)
Buildings shall be well-related to the natural topography,
existing desirable vegetation, bodies of water, views within and beyond the
site, and exposure to the sun and other existing and proposed buildings.
(3)
Attached dwelling types shall incorporate varied designs,
architectural modes and setbacks.
C.
Access and circulation.
(1)
Access to the dwellings and circulation between buildings
and other important project facilities for vehicular and pedestrian traffic
shall be comfortable and convenient for the occupants.
(2)
Access and circulation for fire-fighting and other emergency
equipment, moving vans, fuel trucks, garbage collection, deliveries and snow
removal shall be planned for efficient operation and convenience.
(3)
Walking distances from the main entrance of a building
or a single-family dwelling unit to a parking area shall be less than 100
feet. Exceptions to this standard shall be reasonably justified by compensating
advantages, such as desirable views and site preservation through adaptation
to topography. In no case shall the distance exceed 250 feet.
D.
Grading.
(1)
Grading shall be designed for buildings, lawns, paved
areas and other facilities to assure adequate surface drainage, safe and convenient
access to and around the buildings, screening of parking and other service
areas and conservation of desirable existing vegetation and natural ground
forms.
(2)
Grading around buildings shall be designed to be in harmony
with the natural topography.
E.
Streets and driveways.
(1)
Streets and/or driveways shall be provided on the site
where necessary for convenient access to dwelling units, garage compounds,
parking areas, service entrances of buildings, collection of refuse and all
other necessary services. Internal streets and driveways shall enter public
streets at safe locations.
(2)
Streets and/or driveways shall be planned for convenient
circulation suitable for traffic needs and safety.
(3)
All streets and/or driveways shall be laid out to conform
with the design, service, and access standards contained herein for public
streets based upon projected average daily traffic.
(4)
Streets and/or driveways shall be paved and constructed
in accordance with municipal standards.
F.
Refuse collection stations.
(1)
Outdoor collection stations shall be provided for garbage
and trash removal when individual collection is not made and indoor storage
is not provided.
G.
Planting.
A.
Additional width of streets adjacent to areas proposed
for nonresidential use may be required as deemed necessary by the governing
body to assure the free flow of through traffic from vehicles entering or
leaving parking/loading areas.
B.
When two adjacent lots proposed for nonresidential uses
front on an arterial or major collector street, the applicant may be required
to provide common ingress and egress as well as common parking facilities.
When three or more adjacent lots are proposed for nonresidential uses, the
applicant may be required to provide a service road for common ingress and
egress.
C.
Dead-end alleys shall be avoided; but, where this proves
impossible, they shall be terminated with a paved turnaround of adequate dimensions
as approved by the governing body.
D.
Outdoor collection stations shall be provided for garbage
and trash removal when indoor collection is not provided. Collection stations
shall be screened from view and landscaped.
Buffer yards are required between subdivisions and land developments and along existing streets to soften visual impact, to screen glare, and to create a visual barrier between conflicting land uses. Buffer areas shall be developed in accordance with the standards set forth in Chapter 300, Zoning.
A.
In accordance with the municipality's recreation
plan, upon consideration of the particular type of development proposed, the
governing body may require the dedication or reservation of such other areas
or sites of a character, extent, and location suitable to the need created
by such development for parks and recreation areas.
B.
The following standards shall apply to the provisions
of parks, other recreation areas and permanent open space:
(1)
Single-family detached developments. In the case of residential
developments designed exclusively with single-family detached dwellings, the
applicant shall provide a minimum of 1,000 square feet per dwelling unit for
parks and recreation areas.
C.
Recreation areas, as required by Chapter 300, Zoning, shall be laid out in accordance with the best principles of site design. The recreation areas shall form part of an interconnecting open space system that extends throughout the development. The following criteria shall be utilized to determine whether the recreation areas have been properly designed:
(1)
Recreation areas shall be readily accessible to all development
residents, or, in the case of recreation areas dedicated to the municipality,
shall be easily and safely accessible to the general public. At least one
side of the recreation area shall abut a street for minimum distance of 50
feet for access of emergency and maintenance vehicles.
(2)
Recreation areas shall have suitable topography, drainage
and soils for use and development of recreational activities.
(3)
When active recreation activities are proposed that entail the construction and installation of equipment or playing surfaces, a buffer, as described in § 268-50, shall be provided when such activities abut residential uses.
(4)
Recreational areas shall not be traversed by streets
or utility easements unless said utilities are placed underground and no part
of them or their supportive equipment protrudes above ground level.
(5)
The shape of the recreational area shall be suitable
to accommodate those recreation and open space activities appropriate to the
location and needs of future residents.
D.
The municipality may accept or reject the dedication
of any recreation area.
E.
Except as otherwise provided herein, for any development of 10 or more dwelling units under one or more applications, the developer shall, as a condition precedent to final plan approval, either pay a recreation fee or dedicate land to the municipality in lieu of such a recreation fee. The municipality, however, may reject an offer of dedication of land. Such decision shall be rendered by the municipality prior to the approval of the preliminary application for the subject development. The procedure for both alternatives shall be as described in Subsections F and G hereof.
F.
Alternative procedure for payment of a recreation fee.
Where it is determined that a recreation fee shall be paid, such fee shall
be used only for the purpose of providing park or recreational facilities
accessible to the subject development. The amount of such recreation fee shall
be $300 per dwelling unit included in the subject land development; provided,
however, that said fee shall be refundable, with interest, upon request of
the payer of the fee in the event that the municipality has failed to utilize
such funds for the purpose set forth herein within three years of the date
of payment of said fee.
G.
Alternative procedure for dedication of land in lieu
of a recreation fee. This option shall only be considered for developments
of 20 or more dwelling units. The developer may be required to dedicate 1,000
square feet of land for each dwelling unit. The delineation of the area to
be dedicated shall be the choice of the developer; provided, however, that
such lands shall be suitable for recreational use as determined by the municipality.
If, however, the municipality fails to develop the dedicated site within three
years of the date of dedication, the site shall be returned to the developer.
A.
All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in the categories listed in Subsection B below: "Open space land may not be separately sold, nor shall such land be further developed or subdivided."
B.
In designating the use of open space and the type of
maintenance to be provided on the plan, the following classes may be used:
(1)
Lawn. A grass area with or without trees that may be
used by the residents for a variety of purposes and that shall be mowed regularly
to insure a neat and tidy appearance.
(2)
Natural area. An area of natural vegetation, undisturbed
during construction or related activities. Such areas may contain pathways.
Meadows shall be maintained as such and not left to become weed infested.
Maintenance may be minimal, but shall prevent the proliferation of weeds and
undesirable plants such as honeysuckle and poison ivy. Litter, dead trees
and brush shall be removed, and streams shall be kept in free-flowing condition.
(3)
Recreation area. An area designated for a specific recreation
use, including, but not limited to, tennis, swimming, shuffleboard, playfield
and tot lot. Such areas shall be maintained so as to avoid creating a nuisance,
and shall perpetuate the proposed use.
All open space shown on the final plan as filed with the municipality and subsequently recorded in the office of the Recorder of Deeds of Lackawanna County must be conveyed in accordance with the procedures set forth in Chapter 300, Zoning.
The Planning Commission, recognizing that a situation may arise where
additional flexibility is warranted, is authorized to alter the design standards
specified below. The applicant shall present evidence and demonstrate that
the variation requested will result in improving the proposed subdivision
or land development.
A.
Streets. Standards for streets expressed in this chapter
are intended to provide for the safe and intelligent layout of streets that
can be easily maintained at minimum cost.
(1)
Cartway width. The width of streets has been established
to ensure adequate movement of traffic in times of greatest parking loads.
Where a street is designed so that all dwelling units face on local streets
and where on-street parking is not permitted and no safety hazard will be
created, the cartway width may be reduced. This reduction is limited to 28
feet on collector or 20 feet on local streets.
(2)
Curbs. Curbs are used to channel water to storm sewers,
protect pavement edges and keep vehicles off of grassed areas. Where topography
and soils permit, roadside swales, set back a minimum of 10 feet from the
edge of the cartway, may be substituted for curbs, provided that the alternate
design:
(3)
Right-of-way widths. Right-of-way widths are intended
to provide enough land for streets, sidewalks, driveway aprons, street trees,
cut or fill slopes, and utilities. They are intended to provide an additional
buffer between dwelling units and streets. Where sidewalks are not run along
streets, cartway widths are reduced, utilities are located outside of the
right-of-way, or dwellings will not front on the streets, a reduction in the
widths of rights-of-way may be permitted. In no instance shall a right-of-way
width be reduced to less than 33 feet.
B.
Sidewalks. Sidewalks are intended to provide a separate
means of movement for pedestrians. Occasionally, it may be appropriate for
the location of sidewalks to be away from streets. In order for the Planning
Commission to waive the requirement for sidewalks to be within a street right-of-way,
all of the following provisions for relocated sidewalks shall be met:
(1)
The walks shall be all-weather and easily cleared of
snow.
(2)
They shall be convenient for the most frequent trips,
such as children walking to school bus stops.
(3)
If the walks shall remain as private property, then the
responsibility for their maintenance shall be clearly established, such as
by a homeowners' association, or the respective property owners.
