The standards of this article shall apply to any subdivision or land development, unless a modification is granted under § 495-7.
These improvement standards shall apply regardless
of whether the improvement is dedicated to the Borough. The Borough
shall not be under any obligation to accept dedication of an improvement.
A.
Land shall be suitable for the purpose for which it
is to be subdivided or developed.
B.
Hazardous conditions: Subdivisions or land developments
subject to hazardous conditions (such as open quarries, hazardous
or toxic site pollution, limestone-solution channels, unconsolidated
fill, floods, excessive erosion or unsafe water supply) shall not
be approved until the developer has provided or has legally committed
to provide adequate measures to overcome or eliminate the hazards,
in the determination of Borough Council, to the best of his knowledge.
See the floodplain requirements of the Borough Zoning Ordinance.[1] However, the Borough accepts no responsibility to identify hazards or to guarantee their resolution. See the "Liability" section in Article I.[2]
C.
Zoning: All aspects of a proposed subdivision or land
development shall conform to the Borough Zoning Ordinance and all
other Borough ordinances and specifications.
D.
Nearby development: A subdivision or land development
and its street pattern shall be coordinated with existing or approved
nearby developments or neighborhoods to help develop the area harmoniously
and to help prevent conflicts between neighboring development.
E.
Safety: No subdivision or land development shall occur
in such a way that would significantly threaten the public health
and safety, including hazards of toxic substances, traffic hazards,
explosive hazards and fire hazards.
A.
Access to streets:
(1)
All proposed subdivisions and land developments shall
have adequate and safe access to the public street system.
(2)
Frontage: Any lot created under this chapter shall
have frontage and access onto a public street, unless the applicant
proves to the satisfaction of Borough Council that an alley or private
street or parking court would provide adequate and legally guaranteed
access.
B.
Streets and topography: Proposed streets shall be
adjusted to the contour of the land to produce usable lots and reasonably
sloped streets.
C.
Street continuations.
(1)
Stub streets: Where deemed necessary by Borough Council
for efficient movement of traffic, a subdivision or land development
shall include the extension of a proposed street with right-of-way
to the boundary line of the tract to provide for an eventual extension
into the adjacent tract for efficient circulation of traffic throughout
the area.
(2)
Widening: Where a subdivision or land development
abuts or contains an existing street of inadequate cartway or right-of-way
width, additional right-of-way and/or cartway width shall be required
conforming with Table 10.1, Design Standards for Streets.
D.
Intersections:
(1)
The center lines of streets shall intersect at right
angles except where Borough Council determine that a right angle intersection
is not feasible. In such case, the intersection shall be at as nearly
a right angle as possible, with an absolute minimum angle of 75°.
(2)
Alignment of street intersections.
(a)
No more than two streets shall intersect at
one point.
(b)
Where a proposed street or business driveway
intersects an existing cross street, such proposed street or business
driveway shall be aligned with any street intersecting on the other
side of the cross street, unless Borough Council or PennDOT determine
that such alignment is not reasonable or feasible.
E.
Arc radius at intersections: At street intersections,
lot lines shall be rounded by arcs with the radii listed below. For
arterial streets, Borough Council may require a larger radius than
stated below, if recommended by the Borough Engineer.
|
Type of Street
|
Minimum Radius of Arc at Intersection
of Cartway Edge or Curb Line
(feet)
|
Minimum Radius of Arc at Intersection
Right-of-Way
(feet)
| |
|---|---|---|---|
|
Arterial
|
40
|
30
| |
|
Collector
|
35
|
25
| |
|
Local
|
25
|
15
|
F.
Street design standards.
(1)
Minimum street design standards shall be as shown
in Table 10.1., unless PennDOT establishes a more restrictive requirement.
|
Table 10.1. Design Standards for Streets
(all dimensions in feet unless specified)
| |||||
|---|---|---|---|---|---|
|
Type of Street:
| |||||
|
Design Specifications
|
Arterial
|
Collector
|
Local
| ||
|
Right-of-way width5
|
80
|
50 to 60
|
50
| ||
|
Cartway width except as provided below5
|
28
|
20 to 26
|
20
| ||
|
(plus turning lanes as determined to be needed
by Borough Council or PennDOT)
| |||||
|
Cartway width:5
| |||||
|
With curbs on both sides and no on-street parking
|
30
|
28
|
N/A
| ||
|
With curbs and on-street parking on 1 side
|
N/A
|
28 to 34
|
28 to 32
| ||
|
With curbs and on-street parking on 2 sides
|
N/A
|
36 to 42
|
36 to 40
| ||
|
Minimum sight distance1
|
475
|
300
|
200
| ||
|
Minimum tangent between reverse curves2
|
200
|
100
|
100
| ||
|
Minimum center-line radii for horizontal curves
|
4003
|
300
|
150
| ||
|
Maximum grade4
|
6%
|
8%
|
10%
| ||
|
In addition, the Borough may require any street
that does not have curbs to include appropriate four-foot-wide shoulders
on each side of the cartway constructed to Borough standards. As an
alternative to paved or stoned shoulders along local residential streets,
the Borough may, at its option, permit stabilized shoulders.
| |||||
|
NOTES:
| ||
|---|---|---|
|
1
|
Horizontal sight distances shall be measured
from a point 3.5 feet above the road surface to a point six inches
above the road surface, and shall be based upon standards of the American
Association of State Highway and Transportation Officials (AASHTO).
| |
|
2
|
All tangents shall be measured along the street
center line.
| |
|
3
|
Larger radii may be required as determined to
be needed by the Borough Engineer or PennDOT.
| |
|
4
|
Minimum grades for all streets shall be 1.0%,
unless the Borough Engineer determines that a lesser grade is acceptable.
| |
|
5
|
Borough Council shall determine the appropriate
width within the ranges provided in this table, unless an official
modification or waiver is granted to these standards.
| |
(2)
All approaches to an intersection of two or more streets
shall have a leveling area not greater than four-percent grade for
a minimum distance of 25 feet, measured from the nearest right-of-way
line of the intersecting street.
I.
Cul-de-sac streets.
(1)
Cul-de-sac streets shall be permitted with a maximum
length of 600 feet. Cul-de-sac streets must be provided with a turnaround
with a minimum paved radius of 40 feet to the face of the outside
curb and a minimum radius of 50 feet to the legal right-of-way.
(2)
The circular right-of-way of the cul-de-sac shall
maintain a minimum ten-foot width between the edge of paving and the
edge of the right-of-way. The circular paving of the cul-de-sac shall
be connected to the approach paving by an arc having a radius of not
less than 50 feet.
(3)
Borough Council, upon the recommendation of the Planning
Commission, may permit acceptable alternative turnaround designs,
including turnarounds of acceptable radii incorporated into a parking
court or a landscaped island (with an acceptable system for maintenance)
within a cul-de-sac.
(4)
No street shall dead-end without an approved turnaround
at the end of the street. Temporary stub streets shall be required
to include at least a temporary cul-de-sac if the stub would be longer
than 150 feet or serve more than three dwellings or lots.
J.
Maintenance: As a condition for final plan approval,
the developer must enter into a legally binding agreement which shall
state who is to be responsible for the improvement and maintenance
of any street not offered for dedication.
K.
Street design and construction standards.
(1)
Streets shall be graded, improved and surfaced to
the grades and dimensions shown on plans, profiles and cross sections
submitted by the developer that meet applicable Borough standards.
(2)
Street construction standards: All street pavements
shall consist of the following construction, unless the following
standard may be revised by Borough Council by resolution or unless
a specific different standard is required by PennDOT for a state road:
(a)
One and one-half inches ID-2A or ID-2 wearing
surface on four-inch bituminous concrete base course on two-inch aggregate
leveling course on six-inch stable subbase.
(b)
All materials, construction procedures and other
specifications shall be in conformance with the latest edition of
the PennDOT Manual Form 408.
(3)
Subgrade: All streets shall be constructed upon a
properly rolled and crowned subgrade.
(4)
Alternative street specifications: An applicant may,
if recommended by the Borough Engineer and approved by Borough Council,
use an alternative roadbed design that is specifically recommended
for that type of street by a current official publication of PennDOT.
The alternate design must provide load capabilities equivalent to
or higher than the capabilities of the designs set forth above.
Borough Council may require the dedication of
an alley or side street as necessary to provide suitable vehicle and
pedestrian access where a block would otherwise have an excessive
length.
Side lot lines shall abut and be approximately
at right angles to straight streets and on radial lines to curved
streets, unless otherwise permitted by Borough Council. Pointed or
very irregularly shaped lots shall be avoided.
A.
General provisions:
(1)
See the provisions of any separate Borough stormwater
management ordinance. Such ordinance may be adopted in the future
in compliance with the State Stormwater Management Act (State Act
167 of 1978).
(2)
Velocity control measures: Borough Council, based
upon the recommendations of the Borough Engineer, may require specific
sizes or types of stormwater velocity control measures based upon
both the need to control the velocity and upon long-term maintenance
concerns.
(3)
Stormwater runoff from any subdivision or land development
shall not occur at a peak rate that causes damage or increased flooding
to other properties.
(4)
Runoff shall be controlled from a site using appropriate
means of detention of water on the site and/or other approved types
of stormwater management, within the requirements of this chapter.
(5)
Stormwater runoff shall not be increased or redirected
in such a way that it results in hazards to persons or property or
interferes with the normal movement of vehicles.
(6)
All stormwater management methods are subject to approval
by the Borough Engineer, including all outlet locations.
(7)
All lots shall be laid out and graded to provide positive
drainage away from proposed building locations.
(8)
No stormwater runoff or watercourse shall be diverted
in a way that overloads existing drainage systems or creates flooding
or the need for additional drainage structures on other private properties
or public lands without Borough approval of provisions to be made
by the developer for properly handling such conditions, including
water runoff impoundments, if necessary.
(9)
An adequate storm sewer system consisting of inlets
and underground drainage pipes with approved outlets shall be constructed
where the runoff of stormwater and the prevention of erosion cannot
be accomplished satisfactorily by surface drainage facilities, as
determined by Borough Council, based upon the recommendation of the
Borough Engineer. Such determination shall be based upon the expected
velocity and depth of the stormwater flows (including depths in the
street) and the proximity of dwellings.
B.
Pipe and culvert materials: All pipe and culvert materials
shall meet PennDOT standards.
C.
Grating: Appropriate safety grates shall be attached
to all catch basins, stormwater inlets, pipe openings and other stormwater-receiving
structures, as needed, to ensure that maximum openings do not exceed
25 square inches. Along streets and pedestrian areas, bicycle safe
grates shall be used as needed.
D.
Stormwater easements.
(1)
Where required: Where a subdivision or development
is traversed by a watercourse, drainageway, channel or stream that
the Borough Engineer determines is subject to significant stormwater
flows, the Borough may require the provision of a drainage easement.
(2)
The drainage easements required by the above subsection
are intended to preserve the unimpeded flow of natural drainage and
to provide for future possible widening, deepening, relocating, improving
or protecting of such drainage facilities. The Borough Engineer may
require up to a one-half-foot freeboard and/or an additional ten-foot
building setback if deemed necessary along newly constructed watercourses.
(3)
If a major man-made drainage channel would pass within
close proximity to homes and possibly threaten the safety of persons,
Borough Council, based upon the advice of the Borough Engineer, may
require such certain lengths of such channel to be placed within appropriate
underground pipes.
(4)
It shall be the responsibility of the applicant to
obtain all stormwater easements on, over or through other properties
that are needed to carry out the proposed stormwater management plan.
(5)
Areas where stormwater easements have or will be granted
shall not be obstructed during or after construction.
E.
Surface waters: All natural streams, channels, swales,
drainage systems and/or areas of concentration of surface water shall
be maintained in their existing condition unless alteration is approved
by the Borough Engineer. The applicant shall be responsible to obtain
all necessary DEP permits (see Chapter 105 of Title 25 of the state
regulations).
A.
All principal buildings within a subdivision or land
development shall be served with the public central sewage collection
system. The applicant shall be responsible to pay such reasonable
capital expenses that are necessary for such connection.
B.
If a municipality or a municipal authority is to provide
the central sewage service, such agency shall have the authority to
approve or reject the proposed sewage collection system for just cause.
A.
In general: All new principal buildings shall be served
by the public central water supply system. All proposed extensions
of central water systems shall meet all applicable procedures, reviews
and requirements of any appropriate municipal authority or water company.
Such extension shall be approved by such agency prior to final plan
approval, although specific detailed service agreements are not required
to be signed until prior to recording.
B.
Fire hydrants: All subdivisions and land developments
shall provide fire hydrants as needed with appropriate water pressure
so that all dwelling units and principal buildings are within 600
feet of an active fire hydrant.
Utilities: All electric power, telephone, cable
television (where available) and natural gas service lines within
a new subdivision or land development shall be placed underground
except where Borough Council determines it is not feasible and be
installed in accordance with the current standards of the utility
serving the subdivision or land development.
A.
Drainage: The developer shall make adequate provisions
to maintain uninterrupted parallel drainage along a street where intersected
by an access drive or driveway. Access drives and aisles within parking
lots shall be graded and drained to keep the primary travel lane free
of stormwater.
B.
Emergency access: Driveways shall be designed to be
accessible to emergency vehicles, with sufficient horizontal clearance,
vertical clearance and ability to support the weight of a loaded fire
engine pumper truck.
See also the Borough Zoning Ordinance.[1]
A.
Off-street parking.
(1)
Parking aisles. Each aisle providing for one-way traffic
to access parking stalls shall have the following minimum width:
|
Angle of Parking
(degrees)
|
Minimum Aisle Width
(feet)
| |
|---|---|---|
|
Parallel or 30°
|
12
| |
|
45°
|
14
| |
|
60°
|
18
| |
|
90°
|
20
|
(a)
Each aisle providing access to stalls for two-way
traffic shall be a minimum of 24 feet in width, except a width of
20 feet may be allowed for parking areas with spaces that are parallel
or involve an angle of parking of 45° or less.
(2)
Access drives and driveways.
(a)
Width of driveway/accessway at entrance onto
a public street, at the edge of the cartway*:
|
1-Way Use
(feet)
|
2-Way Use
(feet)
| ||
|---|---|---|---|
|
Minimum
|
12*
|
25*
| |
|
Maximum
|
20*
|
30*
|
|
NOTE:
| ||
|---|---|---|
|
*
|
Unless a different standard is required by PennDOT
for an entrance to a state road or the applicant proves to the satisfaction
of the Zoning Officer that a wider width is needed for tractor-trailer
trucks.
| |
(b)
Drainage: Adequate provisions shall be made
to maintain uninterrupted parallel drainage along a public street
at the point of driveway entry. The Borough may require an applicant
to install an appropriate type and size of pipe at a driveway crossing.
(3)
Paving, grading and drainage:
(a)
Parking and loading facilities, and including
driveways, shall be graded and adequately drained to prevent erosion
or excessive water flow across streets or adjoining properties.
(b)
Except for landscaped areas, all portions of
required parking, loading facilities and driveways shall be surfaced
with asphalt or concrete or paving block.
(4)
Townhouse parking and garages: Townhouses shall be
designed so that garages, driveways and/or carports are not an overly
prominent part of the view from public streets. For this reason, to
the maximum extent feasible, parking courts, common garage or carport
structures or garages at the rear of dwellings shall be used instead
of individual garages opening onto the front of the building.
B.
Off-street loading:
(1)
Each use shall provide off-street loading facilities,
which meet the requirements of this section, sufficient to accommodate
the maximum demand generated by the use and the maximum size vehicle
in a manner that will not routinely obstruct traffic on a public street.
If a reasonable alternative does not exist, traffic may be obstructed
for occasional loading and unloading along an alley.
(2)
At the time of review under this chapter, the applicant
shall provide evidence to Borough Council on whether the use will
have sufficient numbers and sizes of loading facilities. For the purposes
of this section, the words "loading" and "unloading" are used interchangeably.
(3)
Each space and the needed maneuvering room shall not
intrude into approved buffer areas and landscaped areas.
A.
Sidewalks built to Borough specifications shall be
provided as part of a subdivision or land development along all public
streets, unless the applicant proves to the satisfaction of Borough
Council that they are not necessary for safe pedestrian movement.
C.
Construction:
(1)
Sidewalks at locations other than driveway crossings
shall consist of a minimum of four inches of portland cement concrete
underlain with a minimum of three inches of compacted gravel or crushed
stone.
(2)
Sidewalks at driveway crossings shall consist of a
minimum of six inches wire mesh reinforced portland cement concrete
underlain with a minimum of four inches of compacted gravel or crushed
stone.
D.
Handicapped access: All sidewalks and curbs at the
intersection of two or more public streets shall include a sloped
curb cut suitable for use by wheelchairs.
E.
Maintenance: It shall be the responsibility of adjacent
landowners to maintain, plow snow and remove ice off of and repair
sidewalks.
A.
Streetlights shall be placed along streets within
and abutting a proposed subdivision or land development where Borough
Council deems them necessary to provide safe traffic or pedestrian
circulation. If required, streetlights should be provided at street
intersections, curves in streets and the more isolated areas of a
development.
B.
Such lights shall meet lamp and wiring standards established
by the applicable electric company. Pole types shall be acceptable
to the Borough.
C.
Where streetlights are required, the developer is
responsible to complete all work that is not the responsibility of
the utility and to fund all reasonable costs that may be levied by
the public utility for such work. A system acceptable to Borough Council
shall be established for the maintenance of such lights.
Street names are subject to the approval of
Borough Council and shall:
The developer shall install or reimburse the
Borough for the costs of supplying and installing needed traffic regulatory
signs and street name identification signs. All traffic regulatory
signs shall meet current standards of PennDOT.
A.
Street trees: Any trees proposed to be placed within
the right-of-way of a street shall be subject to approval by the Borough.
The species, locations and initial size shall be stated on the plans.
Care is needed to avoid trees with a tall mature height under electric
power lines.
(1)
Street trees shall be of the following species and
such other species as an applicant may prove to Borough Council would
be suitable as street trees:
|
Gleditsia triacanthos – Thornless Locust
| |
|
Acer rubrum – American Red Maple
| |
|
Acer saccharum – Sugar Maple
| |
|
Fagus sylvatica – European Beech
| |
|
Ginko biloba fastigiata – Maiden Hair
Tree (male only)
| |
|
Liriodendron tulipifera – Tulip Poplar
| |
|
Quercus phellos – Willow Oak
| |
|
Quercus acutissima – Sawtooth Oak
| |
|
Quercus imbricaria – Shingle Oak
| |
|
Ouercus borealis – Red Oak
| |
|
Tilia american – American Linden
| |
|
Tilia petiolaris – Silver Linden
| |
|
Tilia euchlora – Crimean Linden
| |
|
Tilia cordata – Little Leaf European Linden
| |
|
Zelkova serrata – Zelkova
|
(2)
Required street trees: As part of the creation of
a new lot or any new land development, deciduous shade street trees
shall be planted between such lot lines, building and/or parking area
and any adjacent public street(s).
(a)
Number: A minimum average of one such tree shall
be planted for each 50 feet of length of street right-of-way around
the lot.
(b)
Location: Where permitted by the Borough and/or
PennDOT, such trees shall be placed within the street right-of-way.
If planting within the street right-of-way is not approved, then such
trees shall be planted with the trunk on private property immediately
outside of the street right-of-way.
(c)
Ordinance: Such street trees shall meet any
applicable Borough street tree or shade tree standards and shall be
planted in a manner approved by the Borough Engineer or Public Works
Director to avoid conflicts with sidewalks and utilities.
(d)
Buffer: Where shade trees may be required under
the buffer yard provisions, the same tree may be used to count towards
both requirements.
(e)
Existing trees: Along street segments where
existing healthy street trees will be preserved and protected during
construction, new street trees shall not be required.
B.
Buffer yards: Buffer yards and plant screening complying
with the following standards shall be required under the following
situations. These buffer yard standards shall supersede the buffer
planting requirements of this Subdivision and Land Development Ordinance.
(1)
Buffer yard width, when required: Buffer yards shall
have a minimum width of eight feet, unless a larger width is required
by another provision of this chapter. Buffer yards shall primarily
include evergreen plants screening and shall be required in the following
situations, and where otherwise required by this chapter:
|
Buffer Yard to be Provided by the Following:
|
When the Use Providing the Screening and
Buffer Is:
| |
|---|---|---|
|
Along side and rear lot lines of any newly developed
or expanded:
Principal commercial or industrial use;
Area of 4 or more new off-street parking spaces;
An outdoor industrial storage or loading area;
or
An area routinely used for the overnight parking
of 2 or more tractor-trailer trucks.
|
Abutting or across an alley from an existing
dwelling within a residential district, and visible from such dwelling;
or
Abutting an occupied existing primarily residential
use, regardless of whether the dwelling is within a residential district.
| |
|
Along front lot lines of any newly developed
or expanded:
Outdoor industrial storage or loading area;
or
Area routinely used for the overnight parking
of 2 or more tractor-trailer trucks.
|
Abutting and visible from a public street.
|
(2)
Location of buffer yards.
(a)
The buffer yard shall be measured from the district
boundary line, street right-of-way line or lot line, whichever is
applicable.
(b)
Plants needed for the visual screen shall not
be placed within an existing street right-of-way. However, deciduous
trees may be permitted by the Borough to be placed within a street
right-of-way.
(c)
The buffer yard may include areas within a required
front, side or rear yard, or a paved area setback area, provided the
larger yard requirement shall apply in case of overlap.
(3)
Characteristics of buffer yards.
(a)
The buffer yard shall be a landscaped area free
of structures, dumpsters, commercial or industrial storage or display,
manufacturing or processing activity, materials, loading and unloading
areas or vehicle parking or display.
(b)
As a modification under Article I, the applicant may prove to the satisfaction of Borough Council that an alternative method of screening will satisfactorily avoid conflicts between uses and provide an attractive appearance. For example, the Council may approve a decorative brick wall to be placed between a loading area and an abutting street.
(c)
Fence: Any fence in a buffer yard shall be placed
on the inside of any required plant screening.
(4)
Plant screen.
(a)
Each buffer yard shall include a planting screen
of trees or shrubs extending the length of the lot line.
(b)
Each planting screen shall meet the following
requirements:
[1]
Plant materials needed to form the visual screen
shall have a minimum height when planted of three feet. An initial
height of two feet may be used where a parking area is intended to
be visible from a street for security purposes. In addition, an average
of one deciduous shade tree, with a minimum trunk diameter of two
inches measured six inches above the ground level, shall be placed
for each 40 feet of length of the buffer yard. The shade trees may
be clustered or spaced unevenly.
[2]
Plants needed to form the visual screen shall
be of such species, spacing and size as can reasonably be expected
to produce within five years a mostly solid year-round visual screen
at least six feet in height. However, where appropriate to provide
security and oversight of a parking area from a street, species of
plants shall be used that have a shorter mature height, and such plants
should be trimmed to a maximum height of five feet.
[3]
The plant screen shall be placed so that at
maturity the plants will not obstruct a street or sidewalk.
[4]
The plant visual screen shall be interrupted
only at: approved points of approximately perpendicular vehicle or
pedestrian ingress and egress to the lot; locations necessary to comply
with safe sight distance requirements; and locations needed to meet
other specific state, Borough and utility requirements.
[5]
American arborvitae and similar weak-stem plants
shall not be used to meet the buffer yard requirements.
[6]
Evergreen trees should be planted at diagonal
offsets so that there is room for future growth of the trees.
(5)
Buffer yard plans.
C.
Landscaping in general: Any part of a commercial,
industrial, institutional or apartment lot which is not used for structures,
loading areas, parking spaces and aisles, sidewalks and designated
storage areas shall be provided with an all-season, well-maintained
vegetative ground cover, and shall be landscaped with trees and shrubs.
Landscaped areas shall be kept free of debris, rubbish and noxious
weeds.
D.
Parking lot landscaping:
(1)
One deciduous tree shall be required for every 10
new off-street parking spaces.
(2)
If a lot will include 20 or more new parking spaces,
landscaped areas shall be provided within the parking area. Otherwise,
the trees may be planted around the parking area.
(3)
Trees required by this section shall meet the following
standards:
(a)
Type of trees permitted: Required trees shall
be chosen from the Borough's official list of approved street trees,
unless the applicant proves to the satisfaction of the Zoning Officer
or Shade Tree Commission that another type of tree would shade paved
areas, be resistant to disease, road salt and air pollution and be
attractive.
(b)
Quality of trees: Required trees shall be of
symmetrical growth and free of insect pests and disease.
(c)
Minimum size: The trunk diameter (measured at
a height of six inches above the finished grade level) shall be a
minimum of two inches or greater.
E.
Landscaping maintenance: All shade tree, buffer yard
and other landscaping required by this chapter shall be perpetually
maintained by the property owner. Any landscaping needed to meet a
chapter requirement that dies, is removed, or is severely damaged
shall be replaced by the current property owner as soon as is practical,
considering growing seasons, within a maximum of 150 days.
F.
Review and approval: Where landscaping is required
by this chapter, the applicant shall submit a site plan showing proposed
initial sizes, locations and species of plantings. Such plan shall
be subject to approval as part of the final subdivision or land development
plan.
Reference monuments or lot pins shall be required
where deemed necessary by the Borough Engineer.
A.
Within and adjacent to a subdivision or land development,
curbs shall be provided along both sides of all streets, unless the
applicant proves to the satisfaction of Borough Council that it is
not necessary.
B.
If curbs are not provided, appropriate stabilized
drainage channels designed to handle a twenty-five-year storm shall
be required along all streets where necessary for stormwater purposes.
C.
All required curbs shall meet the following specifications:
(1)
Straight curbs shall be of portland cement concrete
and be 24 inches deep, six inches wide at the top, eight inches wide
at the bottom and have an exposed face between six and eight inches.
Such concrete shall meet the minimum 3,000 psi twenty-eight-day strength
test according to ASTM standards.
(2)
Expansion joints shall be provided a minimum of every
30 feet. Each expansion joint shall contain one-half-inch premolded
bituminous expansion joint materials. Contraction joints shall be
provided a minimum of every 10 feet.
(3)
Alternative types of curbing may be approved by Borough
Council if it meets PennDOT standards or is recommended by the Borough
Engineer.
A.
Ground cover and topsoil: After completion of construction
on a lot, all exposed ground surfaces that are not paved and that
are not covered by approved gravel areas or decorative stones or similar
material shall be covered by a minimum of four inches of topsoil and
an attractive nonpoisonous vegetative ground cover that will prevent
soil erosion and the raising of dust.
B.
Erosion control:
(1)
Any earth disturbance should be controlled by proper
measures to prevent soil erosion and sedimentation, following DEP
regulations and standards of the County Conservation District. Compliance
with such standards shall be an automatic condition of any approval
or permit under this chapter. Borough permits may be suspended if
earth disturbance does not comply with such standards.
(2)
Both the owner of the property at the time of any
earth disturbance and the person(s)/company accomplishing the work
shall be responsible to ensure that adequate erosion control measures
are used.
A.
Fire lanes: Fire lanes shall be provided where required
by state or federal regulations or other local ordinances. The specific
locations of these lanes are subject to review by Borough fire officials.
B.
Emergency access: All uses and structures shall have
adequate provisions for access by emergency vehicles and fire ladders.
A.
Any newly placed solid waste dumpster shall be screened
on at least three of four sides as necessary to screen views from
public streets and dwellings.
B.
Such screening shall consist of decorative masonry
walls, mostly solid weather-resistant wood fencing, fencing of a similar
appearance, or primarily evergreen plantings.
C.
Setback from dwellings: To the maximum extent feasible,
an outdoor solid waste container with a capacity of over 15 cubic
feet shall be kept a minimum of 20 feet from the walls of a dwelling
on an abutting lot.
D.
If a solid waste dumpster is moved from one part of
a lot to another part of a lot, then it shall come into compliance
with this section.
E.
This section shall not apply to dumpsters temporarily
placed during actual construction or demolition on the premises nor
containers holding cardboard or paper for recycling.
F.
To the maximum extent feasible, any newly placed solid
waste dumpster shall be set back a minimum of 10 feet from the right-of-way
of any public street.
A.
No building, wall, hedge or similar visual obstruction
shall be placed within the following minimum sight clearance area,
measured at a height between 30 inches and 10 feet above the ground
level:
(1)
A triangle measured 15 feet from the intersection
of curblines of a street, with a third longer leg connecting the two
fifteen-foot-long segments. Where curbing does not exist, the edge
of the street cartway shall be used. Where two alleys intersect, the
triangle shall be measured 10 feet along the edge of each alley. Where
a street and an alley intersect, the leg of the triangle shall be
15 feet along the edge of the street and 10 feet along the edge of
the alley.
