A.
The following principles, standards and requirements shall be applied by the Council in evaluating plans for proposed subdivision and land development. In addition, the standards set forth in Chapter 213, Zoning, for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots and other facilities. Land shall be developed in conformance with the Comprehensive Plan, 537 Sewage Facilities Plan and all other ordinances and regulations in effect in the Borough.
B.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of public health,
safety and general welfare.
A.
All proposed land developments shall comply fully with the existing
zoning regulations applicable to the land, and no parcel of land shall
be created, either by inclusion or exclusion from a proposed land
development, which cannot be properly utilized for a permitted use
under the existing zoning regulations.
B.
Land subject to hazards to life, health or property, such as may
arise from fire, flood, disease or other cause, shall not be subdivided
for building purposes or developed unless the hazards have been eliminated
or unless the plans show adequate safeguard against them.
C.
Proposed land developments shall be coordinated with existing nearby
neighborhoods so that the community as a whole may develop compatibly.
A.
Proposed streets shall be consistent with such street plans or parts
thereof as have been officially prepared and adopted by the Borough,
including recorded subdivision plans and the Official Map of the Borough.
B.
Proposed streets shall further conform to such Borough, county and
state road and highway plans as have been prepared, adopted and/or
filed as prescribed by law.
C.
Thoughtful and imaginative design of streets and their relationship
to the arrangement and shape of lots is required.
D.
Insofar as possible, streets on which structures are proposed to
front shall be oriented in a general east-west direction so as to
provide the maximum number of structures with southern exposure and
to provide the opportunity for solar utilization. Street layout should
maximize south-facing slopes. Where topographic or other conditions
make east-west orientation of the continuance of existing streets
impracticable, such continued streets shall conform to approved plans.
E.
Local streets shall be laid out so as to discourage through traffic,
but provisions for street connections into and from adjacent areas
may be required.
F.
If lots resulting from original subdivisions are large enough to
permit resubdivision or if a portion of the tract is not subdivided,
adequate street right-of-way to permit further subdivision shall be
provided as necessary.
G.
Where a subdivision abuts or contains an existing or proposed major
thoroughfare, the Council may require dedication of additional right-of-way
specified hereinafter and marginal access streets, rear service alleys,
reverse-frontage lots or such other treatment as will provide protection
for abutting properties, reduction in the number of intersections
with the major thoroughfare and separation of local and through traffic.
H.
New half or partial streets shall not be permitted except where essential
to reasonable subdivision of a tract in conformance with the other
requirements and standards of this chapter and where, in addition,
dedication of the remaining part of the street has been secured. 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. Where
half or partial streets are proposed, the acceptance of final plans
shall be conditioned upon the provision of guaranties providing for
the construction or completion of such streets to Borough standards.
As an interim measure, a temporary turnaround must be provided.
I.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts or when designed as culs-de-sac.
J.
Continuations of existing streets shall be known by the same name,
but names for other streets shall not duplicate or closely resemble
names for existing streets in the Borough and/or post office district.
The Council may reject street names and suggest alternative names.
K.
Where streets and other public improvements continue into adjoining
municipalities, evidence of compatibility of design, particularly
with regard to street widths, shall be submitted. The applicant shall
coordinate such design with both municipalities to avoid abrupt changes
in cartway width or in improvements provided.
A.
Cul-de-sac streets, whether permanently or temporarily designed as
such, shall be provided at the closed end with a paved turnaround
having a minimum diameter to the outer pavement edge of 80 feet within
the turnaround. A planting circle in the center of the turnaround
may be proposed by the developer. In such cases, the minimum radius
to the pavement edge or curbline shall be 50 feet, and the minimum
radius of the right-of-way shall be 60 feet. To ensure adequate vehicular
turnaround capability, the diameter of the planting circle should
be no greater than 50 feet. Maintenance responsibilities for the planting
circles should be provided on any plan submitted. (See appendix included
as an attachment to this chapter.)
B.
Drainage of cul-de-sac streets shall preferably be toward the open
end. If drainage is toward the closed end, it shall be conducted away
in an underground storm sewer.
C.
Unless future expansion of a cul-de-sac street is clearly impractical
or undesirable, the turnaround right-of-way shall be placed adjacent
to the tract boundary with sufficient additional right-of-way width
provided along the boundary line to permit extension of the street
at full width.
D.
The small pieces of land beyond the cul-de-sac turnaround to the
boundary shall be so deeded that maintenance of these corners of land
will be the responsibility of the adjoining owners until the roadway
is continued.
A.
The minimum right-of-way and cartway width for all new streets in
the Borough shall be as follows:
|
Type of Street
|
Width Without Curbs*
(feet)
|
Width With Curbs*
(feet)
| |
|---|---|---|---|
|
Arterial street
| |||
|
Right-of-way
|
80
|
80
| |
|
Cartway
|
Per PennDOT
|
Per PennDOT
| |
|
Shoulder
|
Per PennDOT
|
—
| |
|
Collector street**
| |||
|
Right-of-way
|
60
|
60
| |
|
Cartway
|
24
|
36
| |
|
Shoulder
|
6 to 10
|
—
| |
|
Local street
| |||
|
Right-of-way
|
50
|
50
| |
|
Cartway
|
20***
|
30
| |
|
Shoulder
|
4 to 5
| ||
|
Private street
|
—
| ||
|
Right-of-way
|
50
|
50
| |
|
Cartway
|
18
|
24
| |
|
Shoulder
|
4 to 6
|
—
| |
|
NOTES:
| |
|
*
|
For this section, the curb refers to an upright or straight
curb.
|
|
**
|
This classification also includes commercial, industrial, marginal
access and other nonresidential streets.
|
|
***
|
The cartway width for a street serving lots one acre or less
shall be 24 feet.
|
C.
Rights-of-way of lesser width than prescribed in this section shall
not be permitted.
D.
Subdivisions abutting existing streets shall provide for dedication
to the minimum right-of-way widths for those streets in accordance
with the provisions of this section.
In the case where lots created within a subdivision are large
enough to accommodate either further subdivision or a high density
of development and thus may result in higher traffic levels, the Borough
may require that additional right-of-way be provided to permit the
future development of a higher-order street.
A.
Center-line grades shall be not less than 1%.
D.
Under no conditions will maximum grades be permitted within minimum
curve radii.
E.
The turnaround portion of a cul-de-sac street shall have a maximum
grade of 4% across the diameter in any direction.
F.
Wherever possible, the drainage of cul-de-sac streets shall be toward
the open end.
G.
Cul-de-sac streets with center-line slopes less than 2% which are
level or nearly so across the diameter perpendicular to the center
line must be graded so that there is a minimum of 2% fall in all drainage
swales around the cul-de-sac.
A.
Streets entering another street shall use right-angle intersections
whenever feasible, especially when local streets enter into major
thoroughfares. There shall be no intersection angle measured at the
center line of less than 60° or more than 120°.
B.
All street intersections shall have a minimum paving radius corresponding
to the following curb radii:
C.
Streets entering the opposite sides of another street shall either
be directly across from each other or offset by at least 200 feet
from center line to center line.
D.
Wherever feasible, intersections along major streets shall be kept
to a minimum, at least 1,000 feet apart, except in those cases deemed
by the Council to require close spacing without endangering the safety
of the public. Separation distances shall be measured center line
to center-line.
E.
Intersections shall be approached on all sides by a straight section,
the grade of which shall not exceed 4% within 50 feet of the intersection
of the nearest right-of-way lines.
F.
All necessary street name signs and traffic control signs shall be
provided and erected by the developer, subject to Pennsylvania Department
of Transportation regulations and approval. The street signs shall
be of the type existing in the neighborhood and shall be subject to
approval by the Council. Street signs shall be erected before acceptance
of the street.
G.
Clear sight triangles shall be provided at all street intersections.
Within such triangles, no vision-obstructing object shall be permitted
which obscures vision above the height of 30 inches and below 10 feet
measured from the center-line grade of intersecting streets.
H.
At all intersections of local roads, the sight triangle shall be
a minimum of 75 feet measured from the point of intersection along
each road center line.
I.
At all intersections of local roads with other classifications of
roads, the following sight triangle dimensions shall be used:
|
Design Speed of Intersection Road
(miles per hour)
|
Length of Sight Triangle Leg Along Center Line of Closest
Lane
(feet)
|
|---|---|
|
Local street or stop condition
|
75
|
|
20
|
200
|
|
30
|
300
|
|
40
|
400
|
|
50
|
500
|
J.
Greater sight triangles imposed by the Pennsylvania Department of
Transportation for intersections with the state highway system shall
supersede the above.
A.
Deceleration or turning lanes may be required by the Borough along
existing and proposed streets where the Borough can justify the need.
Deceleration lanes shall be designed to the following standards:
(1)
The lane width shall be the same as the required width of the roadway
moving lanes.
(2)
The lane shall provide the full required lane width for its full
length. Additionally, a seventy-five-foot taper shall be provided
so that proper transition from the street to the deceleration lane
may be made.
(3)
The minimum lane length measured from the center line of the intersection
street shall be as follows:
|
Design Speed of Road
(miles per hour)
|
Minimum Deceleration Lane Length
(feet)
|
|---|---|
|
30
|
300
|
|
40
|
400
|
|
50
|
500
|
A.
Curbs may be required to be installed at the discretion of the Council to facilitate stormwater runoff on proposed streets. Where no curb is provided, there shall be a stabilized shoulder provided as specified in § 184-29A. (See appendix included as an attachment to this chapter.)
B.
Where required, curbs shall be installed along both sides of all
proposed streets. Curbs shall be either the vertical type or the rolled-curb
type, except that rolled curbs shall not be used on streets whose
grade exceeds 7% or any collector or arterial street. The transition
from one type to another shall be made only at street intersections.
C.
In areas where curbs are not used, satisfactory provisions, such
as drainage swales, must be made to avoid erosion. The use of drainage
swales will be allowed only on streets with a grade less than 7%.
Curbs must be provided for streets with a grade in excess of 7%.
D.
Curbs shall be provided on all new parking areas located within a
land development. Precast concrete curbs (bumper guards) may be used
upon approval of the Council.
E.
All curbs shall conform to specifications for Class A concrete, as
specified by the Pennsylvania Department of Transportation, with a
minimum compressive strength of 3,000 pounds per square inch after
28 days.
G.
Curbing shall be constructed in ten-foot lengths. A premolded expansion
material having a minimum thickness of 1/4 inch shall be placed between
sections of curved curb and at intervals of not more than 30 feet.
Intermediate joints between ten-foot sections shall be formed of two
layers of single-ply bituminous paper.
H.
The depressed curb at driveways shall be no higher than 1 1/2
inches above the street surface. The length of this depressed curb
shall not exceed 35 feet without a safety island. This safety island
shall not be less than 15 feet in length. Pipes or grates or other
construction shall not be placed in the gutter to form a driveway
ramp.
I.
Excavations shall be made to the required depth, and the material
upon which the curb is to be constructed shall be compacted to a firm,
even surface. Where the subgrade is soft or spongy, as determined
by the Borough Engineer, a layer of crushed stone not less than four
inches thick shall be placed under the curb.
All materials entering into the construction of streets and
the methods of construction and drainage shall be in accordance with
the applicable requirements of the Pennsylvania Department of Transportation
Specifications, Form 408, or the latest revision thereof. Road cross
sections shall be as detailed as the example which is shown in the
appendix.[1]
A.
Subgrade.
(1)
The area within the limits of the proposed road surface shall be
shaped to conform to the line, grade and cross section of the proposed
road.
(2)
Remove or stabilize all unsuitable subgrade materials.
(3)
Wet or swampy areas shall be permanently drained and stabilized.
(4)
Fills shall be made with suitable materials and thoroughly compacted
for full width in uniform layers not more than eight inches thick.
(5)
The subgrade shall be thoroughly compacted by rolling with a minimum
ten-ton roller and/or a sheepsfoot roller over six inches.
(6)
Backfill of trenches within the cartway and curb areas shall be thoroughly
compacted prior to application of the base course.
B.
Base course.
(1)
The base course shall consist of eight inches of PA No. 4A crushed
stone placed on a two-inch initial layer of screenings and rolled
uniformly and thoroughly with a ten-ton roller. Rolling shall continue
until the material does not creep or wave ahead of the roller wheels.
(2)
After compaction of the base stone, dry screenings shall be applied
in sufficient quantity to fill all of the voids in the rolled stone
base. A vibratory roller of Pennsylvania Department of Transportation
approved design must be used in this step of construction, and rolling
shall continue until all voids are filled. Small areas around inlets
and manholes that cannot be reached by the vibratory roller shall
be compacted with a mechanical tamper or whacker.
(3)
When the stone surface is tight and will accept no more screenings,
all loose screening shall be broomed from the surface to expose the
top 1/2 inch of the aggregate over at least 75% of the road.
(4)
No base materials shall be placed on a wet or frozen subgrade.
(5)
As an alternate, an aggregate-lime-pozzolan base course may be used
when approved by the Borough. This possopac base course must be applied
with an approved paver to a thickness to be determined by the Borough
Engineer.
(6)
Application of the possopac base course shall be followed immediately
by application of the binder course.
C.
Bituminous surface.
(1)
Bituminous material shall be ID-2 or FB-1 hot mix, with two inches
of binder course and one inch of surface course after compaction.
(2)
The completed road surface shall have a uniform slope of 1/4 inch
per foot from edge to center line, except that on superelevated curves,
this slope shall not be less than 1/4 inch per foot and shall extend
from the inside edge to the outside edge of the paving.
(3)
As an alternate, the road may be constructed of six inches of compacted
aggregate bituminous base course and 1 1/2 inches of wearing
course. The type and installation of road material shall be equal
or superior to that required in the Pennsylvania Department of Transportation
Specifications, Form 408.
D.
Grading and shoulders.
(1)
Roadways shall be graded for not less than eight feet beyond the
edge of the proposed paving on each side. This grading width shall
be increased as necessary where sidewalks and/or planting strips are
to be provided. Shoulders shall be graded with a slope of one inch
per foot. Beyond the limits of this grading, banks shall be sloped
to prevent erosion, but this slope shall not exceed two horizontal
to one vertical with tops of slope in cuts rounded.
(2)
The Borough Council may modify the two-to-one ratio relative to site
conditions where a cut to attain the maximum grade for a road exceeds
eight feet.
[1]
Editor's Note: Said appendix is included as an attachment
to this chapter.
A.
Private streets are prohibited within a subdivision unless adequate
off-street parking is shown to exist and proper maintenance of all
improvements is guaranteed by the developer.
B.
There shall be a note on each preliminary and final plan indicating
those streets that are not intended for dedication.
C.
Private streets shall adhere to all design standards of a public
street except for cartway width.
A.
Private driveways, either individual or shared, shall be provided
for all residences, and the construction shall be in accordance with
the regulations of this section in order to provide safe access to
Borough and state roads and to eliminate problems of stormwater runoff.
B.
The edge of the driveway shall be at least 50 feet for local roads
and 100 feet for collector roads from the intersection of right-of-way
lines of corner lots.
C.
The grade of a driveway within the legal right-of-way of the public
road, Borough or state, shall not exceed 5%. The grade of the driveway
within the property line shall not exceed 15%.
D.
The width of a driveway within the legal right-of-way of a public
road shall be a minimum of 10 feet or, when carried by a bridge within
the right-of-way, a minimum of 12 feet and shall be a minimum of eight
feet at all other points of the property line. Adequate turnaround
surface shall be provided on the property so egress to the street
is in a forward direction. Where the grade of the driveway exceeds
10%, at least one level parking space shall be provided just within
the property line for emergency parking.
E.
All driveways shall be surfaced with erosion-resistant materials
from the edge of the street cartway to a point in the lot 25 feet
from the right-of-way line of any Borough, state or private road.
The remainder of the driveway may be constructed of any suitable stone
or paved surface.
F.
The finished surface of a driveway sloping toward the public road
shall be shaped so that no stormwater runoff from the property shall
discharge upon the public right-of-way. This shall be accomplished
by providing a minimum crown of four inches or a side-to-side slope
of six inches and shaping the last 20 feet of length of the driveway
at the street line so that all surface runoff discharges on the owner's
property. On steep driveways, an interceptor may be required at the
edges to restrain runoff and to deflect it to the side, and installation
of a concrete drop structure with steel grate cover across the driveway
and connected by storm sewer to an appropriate watercourse also may
be required. Discharge of roof drains or downspouts onto a driveway
which slopes toward the street shall not be permitted. No drainpipe
from any basement sump pump, foundation drain, disposal field, terrace,
roof or pavement shall be discharged onto the public right-of-way.
A.
Sidewalks and curbs shall be provided on both sides of new streets
in residential subdivisions or land developments.
B.
Sidewalks shall be located within the street right-of-way a minimum
of one foot from the right-of-way line. Generally, a grass planting
strip should be provided between the curb and sidewalk.
C.
All sidewalks shall conform to specifications for Class A concrete,
as specified by the Pennsylvania Department of Transportation, with
a minimum compressive strength of 3,000 pounds per square inch after
28 days.
D.
Sidewalks shall be a minimum of four feet wide, except along collector
and arterial streets and adjacent to shopping centers, schools, recreational
areas and other community facilities, where they shall be a minimum
of five feet wide.
E.
Where sidewalks abut the curb and a building, wall or other permanent
structure, a premolded expansion joint 1/4 inch in thickness shall
be placed between the curb and the sidewalk for the full length of
such structure. Sidewalks shall be constructed in separate slabs 30
feet in length except for closures. The slabs between expansion joints
shall be divided into blocks five feet in length by scoring transversely.
F.
Sidewalks shall have a minimum thickness of four inches when used
solely for pedestrian traffic and a minimum thickness of six inches
at all driveways. Welded wire fabric (6/6 to 10/10) shall be provided
in all sidewalks constructed at driveways.
G.
Excavation shall be made to the required depth, and a layer of crushed
stone or cinders not less than four inches thick shall be placed and
thoroughly compacted prior to laying the sidewalks when used solely
for pedestrian traffic and a minimum thickness of six inches at all
driveways.
A.
The length, width and shape of blocks shall be determined with due
regard to:
B.
Blocks shall have a minimum length of 500 feet. In design of blocks
longer than 1,000 feet, special consideration should be given to access
for fire protection, whether by an emergency access easement or sidewalk
installation.
C.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse-frontage lots bordering a major
thoroughfare are used or where prevented by the size, topographical
conditions or other inherent conditions of property, in which case
the Borough Council may approve a single tier of lots.
B.
The minimum building setback line shall be established to provide front yards required by Chapter 213, Zoning.
C.
Side lot lines shall be substantially at right angles or radial to
street lines and shall continue in a straight line from the front
of the lot to the rear of the lot.
D.
Residential lots shall, in general, front on a municipal street,
existing or proposed. Where it is necessary to create lots without
direct frontage on a street, such interior lots shall have an access
with a minimum width of 25 feet. No more than two contiguous lots
shall be so formed within 200 feet of the turnaround of a cul-de-sac
street.
E.
Double-frontage lots shall be avoided, except where employed as reverse-frontage
lots to prevent vehicular access to major thoroughfares.
F.
House numbers shall be assigned to each lot or building in new subdivisions
and land developments by the developer as approved by the Borough.
G.
On a cul-de-sac street, no part of a fifth lot and no more than four
lots may have any frontage or driveway on the circumference of the
turnaround or its reverse radii. (See appendix included as an attachment
to this chapter.)
H.
Recognize the desirability of modifying lot frontage and minimum
setbacks, when appropriate, which will facilitate solar access.
A.
The standards for protecting and, as necessary, removing trees from a site shall be as established in § 184-43.
B.
Shade trees may be required and placed between three to five feet
back of the right-of-way line of any street so as not to interfere
with the installation and maintenance of sidewalks and/or utilities,
unless otherwise specified by the Borough Engineer.
(1)
Any shade tree to be installed shall have a minimum diameter of two
inches at breast height and a minimum height of six feet. Spacing
shall be 40 feet on center.
(2)
Species shall be selected for hardiness, minimal need for maintenance,
compatibility with other features of the site and surrounding environs
and shade potential of the crown and shall be acceptable to the Council.
Use of native species with noninvasive root systems is encouraged.
A.
The management of stormwater on the site, both during and upon completion
of the disturbances associated with the proposed subdivision or land
development, shall be accomplished in accordance with the standards
and criteria of this section and in compliance with the Pennsylvania
Storm Water Management Act of 1978.[1] The design of any temporary or permanent facilities and
structures and the utilization of any natural drainage systems shall
be in full compliance with this chapter and interpretations of the
Borough Engineer.
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
B.
At the time of application for a building permit for any approved
lot created by a subdivision and/or lot improved as a land development
under the terms of this chapter, issuance of the permit shall be conditioned
upon adherence to the terms of this section.
C.
Erosion and sedimentation. All activities involving land disturbance,
whether or not a plan is prepared in accordance with this chapter,
shall be consistent with the following performance standards:
(1)
All land disturbance activities shall be conducted in such a way
as to prevent accelerated erosion and resulting sedimentation. To
accomplish this, all persons engaged in land disturbance activities
shall design, implement and maintain erosion and sedimentation control
measures which effectively prevent accelerated erosion and sedimentation.
(2)
In order to prevent accelerated erosion and resulting sedimentation
from land disturbance activities related to earthmoving operations,
construction, including but not limited to construction of buildings
and other improvements, and the establishment of vegetation or soil
stabilization measures, facilities shall be installed to ensure the
following:
(a)
During the period of earthmoving and, in the case of subdivisions
or land developments, prior to the completion of roads, parking areas,
buildings and other improvements and the establishment of vegetation
or soil stabilization measures, facilities shall be installed to ensure
the following:
[1]
There shall be no discharge of sediment or other solid materials
from the site as a result of stormwater runoff.
[2]
Wherever soils, topography or other conditions suggest substantial
erosion potential during subdivision and land development or earthmoving,
the Borough Engineer may require that the entire volume of a two-year
storm be retained on site or that special sediment trapping facilities
be installed.
(b)
No earthmoving or stripping of vegetation shall be conducted
in areas of greater than twenty-five-percent slope, unless specific
approval is obtained from the Borough Council with recommendations
from the Borough Engineer.
(c)
Earthmoving and the addition of fill will be minimized to preserve
the natural features and topography.
(d)
Stripping of vegetation, regrading or other development shall
be done in such a way that will minimize erosion.
(e)
To the maximum extent practical, natural vegetation shall not
be removed, except as provided in the approved final subdivision or
land development plan. The stockpiling of soil over the roots of trees
to be preserved is prohibited within the dripline of the tree.
(f)
The amount of disturbed area and the duration of exposure shall
be kept to a practical minimum.
(g)
The permanent (final) vegetation and structural erosion control
and drainage measures shall be installed as soon as practical.
(h)
Sediment in runoff water shall be trapped and removed through
means approved by the Borough Engineer to assure adequate capacity
in basins or traps.
(i)
Such other requirements or exceptions as are consistent with
these terms in the foregoing principles may be imposed or allowed
by the Borough Engineer.
(3)
Protection of adjacent property.
(a)
No person shall engage in earthmoving sufficiently close to
a property line to endanger any adjoining public street, sidewalk,
alley or other public property from settling, cracking or other damage
which might result from such earthmoving. If, in the opinion of the
Borough Engineer, the nature of the earthmoving is such as to create
a hazard to life or property unless adequately safeguarded, the applicant
shall construct walls, fences, guardrails or other structures to safeguard
the public streets, sidewalks, alleys or other public property and
persons.
(b)
No person shall dump, move or place any soil or bedrock or increase
the flow of water so as to cause the same to be deposited upon or
roll, flow or wash upon or over the premises of another without the
express consent of the owner of such premises so affected or upon
or over any public street, street improvement, road, storm sewer drain,
watercourse or right-of-way or any public property.
(c)
No person shall, when hauling soil, bedrock or other material
over any public street, road, alley or public property, allow such
material to blow or spill over and upon such street, road, alley or
public property or adjacent private property.
(d)
If any soil, bedrock or other material or water or liquid is
caused to be deposited upon or to roll, flow or wash upon any public
property or right-of-way in violation of the above subsections, the
Borough shall cause such removal, and the cost of such removal shall
be paid to the Borough by the person who failed to so remove the material
and shall be a debt due to the Borough. The cost of such removal shall
be a lien against all property and all rights to property, real or
personal, of any person liable to pay the same from and after the
time said cost is due and payable. The cost of such removal shall
be collected in the manner of said taxes or from escrow funds established
for the land development activity.
A.
Generally, all fire hydrants will be located on an eight-inch line
or a looped six-inch line. Where a dead-end line is required to contain
a fire hydrant, the portion of the line between the main loop and
the hydrant shall be eight inches in minimum diameter.
B.
Fire hydrants shall be spaced in a development so that all proposed
building(s) will be no more than 600 feet from the hydrant, measured
along traveled ways.
A.
All other utility lines, including but not limited to electric, gas,
streetlight supply, cable television and telephone, shall be placed
underground. Installation of all utilities shall be in strict accordance
with the engineering standards and specifications of the Borough and
public utility concerned.
B.
In accordance with the provisions of Act 287, all developers, contractors,
etc., will contact all applicable utilities and accurately determine
the locations and depth of all underground utilities within the boundaries
of the tract proposed for development, prior to excavation. A list
of the applicable utilities and their phone numbers shall appear on
the plans submitted for review, and proof shall be presented to the
Borough prior to final plan approval. This information is available
in the office of the Delaware County Recorder of Deeds.
Parking spaces shall be provided in accordance with Chapter 213, Zoning. Parking spaces shall be constructed of a durable all-weather material. Where such access is to other than a residential service street, adequate turnaround space shall be provided on the lot so that egress to the street is in a forward direction. Parking areas shall be provided for commercial and industrial uses as required by the Council. Reference should be made to Chapter 213, Zoning.
A.
Where water and/or sewer facilities are intended for dedication,
the requirements for easement shall be determined by the Council.
Easements shall be similarly established as necessary for other utilities.
C.
The Council may require easements as prerequisites to its approval
of shared driveways or other access arrangements.
A.
Monuments shall be accurately placed at the intersection of all lines
forming angles and at changes in direction of lines in the boundary
(perimeter) of the property being subdivided. The subdivider or his
representative shall notify the Borough Engineer in order that he
may inspect the placement of the monuments before they are covered.
B.
All monuments shall be placed by a registered professional engineer
or surveyor so that the scored (by an indented cross or drill hole
at not more than 1/4 inch diameter in the top of the monument) point
shall coincide exactly with the point of intersection of the lines
being monumented.
C.
Monuments shall be set with their top level with the finished grade
of the surrounding ground, except that:
(1)
Monuments which are placed within the lines of existing or proposed
sidewalks shall be so located (preferably beneath the sidewalks) that
their tops will not be affected by lateral movement of the sidewalks.
(2)
Where monuments are located beneath a sidewalk, proper access shall
be provided for this use.
D.
All streets shall be monumented on the right-of-way lines of the
street wherever possible at the following locations:
(1)
At least one monument at each intersection.
(2)
At changes in direction of street lines, excluding curb arcs at intersections.
(3)
At each end of each curbed street line, excluding curb arcs at intersections.
(4)
At such places where topographical or other conditions make it impossible
to sight between two otherwise required monuments, intermediate monuments
shall be placed.
(5)
At such other places along the line of streets as may be determined
by the Borough Engineer to be necessary so that any street may be
readily defined for the future.
E.
All lot corners shall be clearly identified by either a monument
or an iron pin. Where iron pins are used, they shall be a minimum
of 1/2 inch in diameter solid bar or reinforcing rod, shall be a minimum
of 24 inches in length and shall be driven flush with finished grade.
A.
In reviewing subdivision and land development plans, the Borough
Planning Commission shall consider whether community facilities in
the area are adequate to serve the needs of the additional dwellings
proposed by the development and shall make such report thereon as
it deems necessary in the public interest.
B.
Developers shall consider the desirability of providing or reserving
areas for facilities normally required in residential neighborhoods,
such as schools and other public buildings, parks, playgrounds and
play fields. Areas provided or reserved for such community facilities
should be adequate to provide for building sites, landscaping and
off-street parking, as appropriate to the use proposed. Prior to the
preparation of plans, developments larger than 25 lots should be reviewed
with the Borough Planning Commission and the Borough Planner relative
to the minimum standards for various community facilities applicable
to the tract being subdivided.
C.
The subdivision plan shall provide such open space recreational areas
as shall be recommended by the Planning Commission. Such areas will
be retained in private ownership.
D.
In designating areas for open space use within the subdivision plan,
the following criteria shall be applied by the developer:
(1)
Designated open space shall be consistent with the Comprehensive
Plan or, where applicable, an open space plan.
(2)
Open space areas shall be consistent with the needs of the future
residents of the proposed subdivision and shall be located so as to
be easily accessible by said residents.
(3)
Open space areas should include both active and passive recreation
area for all age groups and, particularly where the site includes
a watercourse or hilly or wooded areas, land which is left in its
natural state.
