Borough of Bridgeport, PA
Montgomery County
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Table of Contents
Table of Contents
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]
[1]
Editor's Note: See § 560-34.
[2]
Editor's Note: See § 495-15.
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.
G. 
Easements: See § 495-56.
H. 
Sight distance: See the Township Zoning Ordinance.[1]
[1]
Editor's Note: Ch. 560, Zoning.
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.
[1]
Editor's Note: See Ch. 560, Zoning.
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.
B. 
Location and width of sidewalks:
(1) 
Sidewalks shall be located within the street right-of-way, unless an alternative pathway system is approved by Borough Council.
(2) 
Any required sidewalks shall have a minimum width of:
(a) 
Five feet along arterial streets; and
(b) 
Four feet along other streets.
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:
A. 
Continue the name of any street with the same or similar alignment; and
B. 
Not duplicate or be closely similar to the name of another street within the Borough, the same fire company or ambulance service district, or the same five-digit zip code area.
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.
(a) 
Prior to the issuance of a permit under this chapter where a buffer yard would be required, and on any required subdivision or land development plan, the applicant shall submit plans showing:
[1] 
The location and arrangement of each buffer yard;
[2] 
The placement, general selection of species and initial size of all plant materials; and
[3] 
The placement, size, materials and type of all fences to be placed in such buffer yard.
(b) 
If more than 20 evergreen plants are proposed, no more than 50% shall be of one species.
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.
(d) 
Planting and maintenance. Required trees shall be:
[1] 
Planted in conformance with good landscaping practices, with adequate unpaved surface around each for water and air; and
[2] 
Properly protected by curbs, curbstops, distance or other devices from damage from vehicles.
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.