A.
The following land subdivision principles and standards
will be applied by the Borough Planning Commission and the Borough
Council in evaluating plans for proposed subdivisions.
B.
The standards outlined herein shall be considered
minimum standards for the promotion of the public health, safety,
morals and general welfare.
C.
Where literal compliance with the standards herein
specified is clearly impractical, the Borough Council may modify or
adjust the standards to permit reasonable utilization of property
while securing substantial conformance with the objectives of these
regulations.
Land subject to hazards to life, health or property,
such as quarry land, open ditches, etc., shall not be subdivided for
residential purposes until all such hazards have been eliminated or
unless adequate safeguards are provided by the subdivision plan.
A.
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the borough.
B.
Proposed streets shall conform to such borough, county
and state road and highway plans as have been prepared, adopted and/or
filed as prescribed by law.
C.
Streets shall be logically related to the topography
so as to produce usable lots and reasonable grades.
D.
Minor streets shall be laid out as to discourage through
traffic, but provisions for street connections into and from adjacent
areas will generally be required.
E.
If lots resulting from original subdivision are large
enough to permit resubdivision or if a portion of the tract is not
subdivided, adequate street rights-of-way to permit further subdivision
shall be provided as necessary.
F.
Where a subdivision abuts or contains an existing
or proposed major street, the Borough Council may require 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 streets and
separation of local and through traffic.
G.
New half or partial streets will not be permitted
except where essential to reasonable subdivision of a tract in conformance
with the other requirements and standards of these regulations and
where, in addition, satisfactory assurance for dedication of the remaining
part of the street can be secured.
H.
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.
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.
New reserve strips, including those controlling access
to streets, shall be avoided.
A.
Dead-end streets are prohibited unless designed as
permanent cul-de-sac streets or when designed as temporary culs-de-sac
for future access to adjoining properties.
B.
Any street dead-end for access to an adjoining property
or because of authorized stage development shall be provided with
a temporary, all-weather turnaround within the subdivision, and the
use of such turnaround shall be guaranteed to the public until such
time as the street is extended. Right-of-way shall be extended to
the tract boundary in such cases.
C.
Cul-de-sac streets, permanently designed as such,
shall not exceed 1,000 feet in length and shall not furnish access
to more than 20 dwelling units.
D.
Cul-de-sac streets, permanently designed as such,
shall have a minimum length of 250 feet.
E.
All cul-de-sac streets, whether permanently or temporarily
designed as such, shall be provided at the closed end with a fully
paved turnaround.
F.
The minimum radius to the pavement edge or curbline
shall be 40 feet, and the minimum radius of the right-of-way line
shall be 50 feet.
G.
Drainage of cul-de-sac streets shall preferably be
toward the open end.
H.
The center-line grade on a cul-de-sac street shall
not exceed 10%, and the grade of the diameter of the turnaround shall
not exceed 5%.
I.
There shall be a maximum of four lots containing any
access along the turnaround portion of a cul-de-sac street measured
from reverse curve to reverse curve.
J.
Whenever a future extension is found to be practical
by the Council and Planning Commission, a fifty-foot-wide easement
with an offer of dedication shall extend to the property line.
A.
Minimum street right-of-way and cartway (roadway)
widths shall be as follows:
(1)
Minor street and marginal access street: fifty-foot
right-of-way and twenty-eight-foot paved cartway.
(2)
Collector street: sixty-foot right-of-way and thirty-six-foot
paved cartway.
(3)
Arterial traffic street: eighty-foot right-of-way
and cartway generally as prescribed by Pennsylvania State Highway
Department standards.
C.
Short extension of existing streets with lesser right-of-way and/or cartway widths than prescribed by Subsection A above may be permitted; provided, however, that no section of new right-of-way less than 40 feet in width shall be permitted.
D.
Where a subdivision abuts or contains an existing
street of inadequate right-of-way width, additional right-of-way width
in conformance with the above standards shall be required.
A.
Center-line grades should, whenever possible, be not
less than 1%.
D.
Where the grade of any street at the approach to an
intersection exceeds 7%, a level area shall be provided having not
greater than four-percent grades for a distance of 25 feet measured
from the nearest right-of-way line of the intersecting street.
A.
Right angle intersections shall be used whenever practicable,
especially when minor local streets empty into collector or arterial
streets. There shall be no intersection angle of less than 60°
or more than 120° measured at the center line.
B.
No more than two streets shall cross at the same point.
C.
To the fullest extent possible, intersections with
collector and arterial streets shall be located not less than 1,000
feet apart, measured from center line to center line. Exceptions shall
be those cases deemed by the Council to require close spacing without
endangering the public's safety.
D.
Streets entering from opposite sides of another street
shall either be directly across from each other or offset by at least
150 feet on local and collector and 300 feet on arterial streets,
measured from center line to center line.
E.
Street curb intersections shall be rounded by a tangential
arc with a minimum radius of:
(1)
Twenty-five feet for intersections involving only
minor local streets;
(2)
Thirty feet for all intersections involving a collector
street or internal street used for industry; and
(3)
Forty feet for all intersections involving an arterial
street.
(4)
Street right-of-way lines shall be parallel to (concentric
with) curb arcs of intersections.
F.
Clear sight triangles shall be provided at all public
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 public streets.
(1)
Such triangles shall be established from a distance
of 75 feet from the point of intersection of the center lines, except
that clear sight triangles shall be provided for all intersections
with collector and arterial streets in accordance with PennDOT standards.
(2)
Where an intersection is controlled by a stop sign
or traffic signal, the site triangle shall be measured from a point
in the center of the controlled or lesser street 25 feet back from
the curbline of the uncontrolled or through street to the distance
required above.
G.
Whenever a subdivision abuts or contains an existing
or proposed street with an ultimate right-of-way of 60 feet or more,
the Borough Planning Commission may require restriction of access
to the arterial street by:
(1)
Provision of reverse frontage lots;
(2)
Provision of service streets along the rear of the
abutting lots, together with prohibition of private driveways intersecting
the arterial streets; or
(3)
Provision of marginal access streets, provided that
the reserve strips establishing such marginal access streets shall
be definitely placed within the jurisdiction of the borough under
an agreement meeting the approval of the borough.
H.
Except as specified above, reserve strips shall be
prohibited.
A.
Surface water runoff control measures included in
the sedimentation and erosion control plan shall be designed to restrict
peak flow of stormwater runoff from the property during and after
development to the same volume as existed prior to development, based
upon calculations for a storm of one-hundred-year frequency, by use
of methods to withhold, disperse and release at a controlled rate
for staged discharge all runoff over and above that which would have
occurred from the land prior to development. Analysis shall be made
for two-year, twenty-five-year and one-hundred-year storms. The method
of calculation shall be based upon USDA Soil Conservation Service
Technical Release No. 55 for drainage areas equal to or in excess
of 20 acres and the Rationale method for drainage areas less than
20 acres.
B.
Whereas the Borough Engineer has determined that storm
sewers and culverts are required, installations shall be provided
to:
C.
Where existing storm sewers are reasonably accessible,
proposed subdivisions shall be required to connect therewith.
D.
In the design of storm drainage facilities, special
consideration shall be given to avoidance of problems which may arise
from the concentration of stormwater runoff and to the solution of
existing problems. The concentration of stormwater runoff onto adjacent
properties shall be prohibited.
E.
F.
Where a subdivision or development is traversed by
a watercourse, drainageway, channel or stream, there shall be provided
a drainage easement conforming substantially with the high-water line
of such watercourse attributable to a flood of one-hundred-year frequency,
in order to preserve the unimpeded flow of natural drainage and to
provide for future possible widening, deepening, relocating, improving
or protecting of such drainage facilities. Any changes in the existing
drainage shall be subject to the approval of the Borough Engineer
and the Pennsylvania Department of Environmental Protection.
G.
The developer shall employ available measures for
control of erosion and sedimentation and shall meet as a minimum the
standards and specifications of the USDA Soil Conservation Service
as then adapted for use by the Delaware County Conservation District
and the guidelines under Chapter 102 of the Pennsylvania Department
of Environmental Protection.
H.
In addition, the developer, as part of the Conservation
Plan required under this chapter, shall submit data, including proposed
dates where relevant, to indicate that the subdivision or development
will be carried out in compliance with the following principles:
(1)
The smallest practicable area of land should be exposed
at any one time during development or construction.
(2)
When land is exposed during development or construction,
the exposure should be limited to the shortest practicable period
of time.
(3)
Temporary ditches, dikes, vegetation and/or mulching
should be used to protect critical areas exposed during development
or construction.
(4)
Sediment basins (debris basins, desilting basins or
silt traps) should be installed and maintained to remove sediment
from runoff waters from land undergoing development.
(5)
Provisions should be made to accommodate effectively
the increased runoff caused by changed soil and surface conditions
during and after development or construction.
(6)
Permanent vegetation and erosion control structures
should be installed as soon as practicable during construction activities.
(7)
Wherever feasible, natural vegetation should be retained
and protected and natural grade alterations kept to a minimum.
I.
Wetlands are an important feature of stormwater management
and the environment, and as such, the disturbance of any wetlands
is subject to approval by the Commonwealth of Pennsylvania Department
of Environmental Protection under Chapter 105 as well as the provisions
of Section 404 of the Clean Water Act falling under the jurisdiction
of the Army Corps of Engineers.
A.
General block design standards. The length, width
and shape of blocks shall be determined with due regard to the following
provisions:
B.
Block length.
(1)
Blocks shall have a minimum length of 500 feet.
(2)
In the design of blocks longer than 1,000 feet, special
consideration shall be given to the requirements of satisfactory access
for fire protection.
(3)
Where practicable, blocks along arterial and collector
streets shall not be less than 1,000 feet long.
C.
Block depth. Residential blocks shall be of sufficient
depth to accommodate two tiers of lots, except where reverse frontage
lots are required along a major traffic street or where prevented
by the size, topographical conditions or other inherent conditions
of property, in which case the Borough Planning Commission may approve
a single tier of lots.
D.
Commercial and industrial blocks. Blocks in commercial
and industrial areas may vary from the elements of design detailed
above if required by the nature of the use. In all cases, however,
adequate provision shall be made for off-street parking and loading
areas as well as for traffic circulation and parking for employees
and customers.
E.
Crosswalks.
B.
The minimum building setback line shall be controlled
by the provisions of the Aldan Borough Zoning Ordinance, as amended
from time to time.
C.
Side lot lines shall be substantially at right angles
or radial to street lines.
D.
Residential lots shall, in general, front on a municipal
street, existing or proposed.
A.
Alleys are prohibited in developments of single-family
detached residences.
B.
Private driveways shall have such grades to furnish
safe and convenient parking spaces and shall be located not less than:
C.
Easements with a minimum width of 20 feet shall be
provided as necessary for utilities; twenty-five-foot minimum easement
width for storm drainage easements.
D.
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
E.
Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse and of such width
as will be adequate to preserve natural drainage and provide sufficient
width for maintenance.
All streets, public or private, shall be paved
in accordance with this section or as otherwise specified by the borough
regulations and when all required improvements have been properly
installed as per the Borough Engineer. All streets shall be provided
with concrete curb. All sidewalks shall be a minimum of four feet
width and four inches depth, six inches depth for driveway aprons
(3,500 P.S.I. air entrained).
A.
Subgrade. Wherever possible the subgrade shall be
in cut or undisturbed subsoil. In no case shall the subgrade consist
of filled or undisturbed topsoil or frozen soils. All deleterious
material such as tree roots, leaves, branches, trash, stones exceeding
six inches in diameter and miscellaneous construction debris shall
be removed from the subgrade. Compaction shall be accomplished by
sheep's-foot, smooth wheel or rubber-tired roller, at the discretion
of the Borough Engineer. The subgrade shall be compacted tight and
dry and shall not be soft and spongy when check rolled. Compaction
of the subgrade shall extend the full width of the cartway, including
the width to be occupied by shoulders where applicable. The required
road crown shall be built into the shaped subgrade.
B.
Screenings. Before placement of the base course, the
subgrade shall be covered with a cushion course of dry limestone screenings
meeting the requirements of PennDOT Publication 408, A, No. 10, fine
material and having a minimum thickness of one inch after placement
where directed by Borough Engineer. Compaction of the screenings layer
is not required.
C.
Base course. All collector and nonresidential streets
shall have a compacted, crushed aggregate base course thickness of
10 inches. All other streets shall have a compacted, crushed aggregate
base course thickness of eight inches unless otherwise directed by
the Borough Engineer. Measurement of the base course thickness can
be taken from the compacted subgrade prior to the placement of screenings,
unless otherwise directed by the Borough Engineer. The base course
shall consist of a stone and screenings application meeting with requirements
of PennDOT Publication 408, latest edition. A vibratory roller shall
be used for both the stone compaction and the filling of the voids
with fines. Completion of the base course shall consist of brooming
to expose 1/2 inch to 3/4 inch of the uppermost layer of stone over
a minimum of 75% of the road surface. No large areas of solid screenings
or loose stone areas shall be permitted. Alternate base course materials
such as B.C.B.C. may be permitted with the approval of the Borough
Council upon recommendation of the Borough Engineer.
D.
Binder course. An ID-2 binder course with a minimum
compacted thickness of 11/2 inches meeting the requirements of PennDOT
Publication 408, latest edition, shall be applied over the base course.
In no case shall the binder course be applied over a frozen, saturated
or excessively dirt-laden base course.
E.
Wearing course. After proper cleaning, repairing and
preparation of the binder course as directed by the Borough Engineer,
a tack coat may be applied to the binder course prior to placing the
wearing course. The tack coat, if required, will consist of materials
meeting the specifications of PennDOT Publication 408, Section 406,
latest edition. The wearing course will consist of ID-2 material meeting
the requirements of PennDOT Publication 408, latest edition, Section
420, and shall have a minimum compacted thickness of one inch.
F.
Joint seal. After application of the wearing course,
all curb, inlet, manhole, etc., joints shall be sealed with a PennDOT
approved joint sealer applied to neat lines with a minimum width of
six inches.
G.
All borough streets shall have crown of 1/4 inch per
foot sloping away from the center line unless otherwise directed by
PennDOT or the Borough Engineer.
A.
Curbs shall be required on all streets and shall be
of the vertical type. Rolled curb-and-gutter type may be installed
only upon the approval of the Borough Council, except that rolled
curbs shall not be used on streets whose grade exceeds 6% or on any
collector or arterial streets. The transition from one type of curb
to another shall be made only at a street intersection, and adequate
provision shall be made for driveway entrances.
B.
All curbs shall be constructed of Class A cement concrete
as specified by PennDot Publication 408, latest edition. Curbs shall
be constructed to the dimensions seven inches by eight inches by 18
inches with a seven-inch reveal.
C.
Curbing shall be constructed in ten-foot lengths.
A premolded bituminous impregnated one-half-inch expansion joint shall
be placed between sections of curbing at intervals of not more than
30 feet and as directed by Borough Engineer.
D.
Depressed curbs at driveways shall be between 11/2
inches above the finished street surface. Pipes, grates, wood planks
or other materials shall not be placed in the gutter to form a driveway
ramp.
E.
Where it is necessary to replace existing vertical
curbs with depressed curbing, two ten-foot-long sections of existing
curb shall be removed down to the subgrade without disturbing the
adjacent cartway paving. The depressed curb shall then be formed and
poured in place according to the dimensions seven inches by eight
inches by 18 inches. Any portions of the cartway disturbed during
curbing removal or installation will be repaired to new condition.
F.
When curbing must be cut for depressed curb installation,
the length of the remaining section shall be no less than four feet
between expansion joints and the cut shall be made in a neat manner
with a power saw equipped with a proper masonry cutting blade.
G.
Any depressed curb sections that are unused when a
development or phase of a development is completed shall be completely
removed and replaced with full section upright curbing to line and
grade of adjacent curbing. Forming and pouring vertical curbing on
top of an existing curb depression shall not be permitted.
A.
Monument standards.
(1)
Permanent stone or concrete monuments shall be accurately
placed at the intersection of all lines forming angles and at changes
in directions of lines in the boundary (perimeter) of the property
being subdivided.
(2)
All monuments shall be placed by a registered engineer
or surveyor so that the scored point created by an indented cross
or drill hole in the top of the monument shall coincide exactly with
the point of intersection of the lines being monumented.
(3)
Monuments shall be set with their top level with the
finished grade of the surrounding ground.
(4)
All streets shall be monumented on the right-of-way
line at the following locations:
(a)
At least one monument at each intersection;
(b)
At changes in direction of street lines;
(c)
At each end of each curved street line, e.g.,
points of curvature and tangency (only one side of each street need
be monumented);
(d)
An intermediate monument wherever topographical
or other conditions make it impossible to sight between two otherwise
required monuments; and
(e)
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 in the future.
A.
Proposed streets which are obviously in alignment
with those already existing and named shall bear the names of the
existing streets.
B.
In no case shall the name of a proposed street duplicate
an existing street name in the borough and in the postal district,
irrespective of the use of the suffix street, road, avenue, boulevard,
driveway, place, court, lane, etc.
C.
All street names shall be subject to the approval
of the Borough Council.
D.
Street name signs as well as all regulatory and warning
signs shall be installed at all street intersections and where necessary.
The design and placement of such signs shall be subject to approval
by the borough.
A.
Deceleration or turning lanes may be required by the borough along existing and proposed streets whenever the Council determines such lanes are required to meet reasonable safety needs, as determined by a traffic impact study, § 220-43 of this chapter.
B.
Deceleration lanes shall be designed to the following
standards:
(1)
The lane shall have a minimum width of 12 feet or,
in the case of intersections with state highways, such width as is
required by the applicable regulations and standards of PennDOT.
(2)
The lane shall provide the full required lane width
for the entire length which shall be measured from the center line
of the intersecting road. In addition, there shall be a seventy-five-foot
taper provided at the beginning of the lane so that traffic can leave
the main traveled lane smoothly.
(3)
The minimum lane length shall be as follows:
|
Design Speed
of Road
(mph)
|
Minimum Deceleration
Lane Length
(feet)
| ||
|---|---|---|---|
|
30
|
165
| ||
|
40
|
275
| ||
|
50
|
300
|
C.
Acceleration lanes are required only when the need
is indicated by a traffic impact study. The design shall be as per
the recommendation of the Borough Engineer. As necessary, a paved
taper shall be provided for right-hand turns.
A.
The Council shall require a traffic impact study as
part of the application for subdivision and land development under
the following situations:
(1)
Where the proposed project abuts or is within 1,000
feet of an existing hazardous condition documented by the borough,
the Delaware County Planning Commission or PennDOT.
(2)
A single-family development proposal in which a single
access will serve 50 or more units, or 80 or more units when served
by multiple accesses.
(3)
A multiple family proposal in which a single access
will serve 75 or more units, or 100 or more units when served by multiple
accesses.
(4)
Any proposal which will generate a potential of 1,000
trips per day based on the standards of the Institute of Traffic Engineers.
(5)
A project that has potential for increasing existing
average daily trips (ADT's) by more than 10%.
B.
Traffic impact studies shall be prepared in compliance
with the Rules and Regulations for Traffic Study by PennDOT, Title
67, Code Chapter 610. The cost of said study shall be the responsibility
of the applicant.
C.
The traffic impact study shall be submitted by the
applicant for review by the Borough Engineer. Said study shall meet
with the satisfaction of the Council prior to plan approval.
D.
The traffic impact study shall conclude with a list
of required improvements, including their estimated cost, timing and
who should be responsible for their installation, subject to review
by the Borough Engineer.
A.
Applicability. The standards established in this section
are designed to prevent dangerous or objectionable hazards or conditions
which would be adverse to the health, safety and welfare of the residents
of Aldan Borough. These standards shall apply to all uses, conforming
or nonconforming, within all districts of the borough.
B.
Lighting.
(1)
Lighting shall be sufficient for the intended use
and of satisfactory design, construction and location. All lighting
incident to the uses in the various zoning districts shall be subject
to the recommendation of the Planning Commission.
(2)
All lighting shall be effectively shielded and shall
be arranged so as to protect street and neighboring properties from
direct glare or light radiation which may cause a safety problem or
nuisance. Authority for determination shall rest with the borough.
(3)
Design. Lighting facilities shall provide a minimum
illumination level within the following range of values:
(a)
Pedestrian walkways: 0.2 to 0.4 footcandles.
(b)
Multiple-family common areas: 0.6 to 0.8 footcandles.
(c)
Illuminated signs: 0.6 to 0.2 footcandles.
(d)
Recreational/industrial activity: 1.0 to 1.2
footcandles.
(e)
Industrial parking lots: 1.0 to 1.2 footcandles.
(f)
Commercial parking lots: 1.0 to 1.5 footcandles.
(4)
Freestanding light standards shall not exceed 15 feet
in height. However, the Planning Commission may recommend light standards
in excess of 15 feet upon the following considerations: glare to offset
properties, glare for vehicular traffic, effect on adjacent property
owners, effect on off-site uses and any other adverse effects which
the Planning Commission deems appropriate.
(5)
Sign lighting shall be arranged so that the source
of light is not visible from any point off the lot and that only the
sign is directly illuminated.
(6)
The borough shall require that streetlighting be provided.
Said streetlighting shall be designed per the standards of the I.E.S.
and approved by the Borough Engineer. (Note: Where possible, short
post lighting should be incorporated to reduce glare. Any divergence
from the above quantities shall still remain within the limits of
the standards of the I.E.S. In no case shall illumination exceed 1.0
footcandle measured at the property lines. This shall apply in all
zoning districts.)
Wherever the site is not naturally wooded, the
subdivider shall be required to plant street trees of not less than
21/2 inches caliper, as measured six inches above the ground within
the right-of-way and at not more than 50 feet apart, as measured along
each side of the street and at a minimum of six feet from the curb.
For the purpose of these regulations, street trees are limited to
the following unless prior permission of the Council is obtained:
Moraine honey locust, littleleaf European linden, pin oak, London
plane-tree, red oak, columnar-type maples, sugar maple, Norway maple
and sweetgum, subject to the approval of the Aldan Shade Tree Commission.
A.
Sidewalks shall be required by the Council for protection
of the public wherever it is determined, at the sole discretion of
the Council, that the potential volume of pedestrian traffic or other
considerations of public safety require sidewalks. The need for sidewalks
should be especially considered where curbing provisions are to be
met.
B.
Sidewalks shall be provided where streets of a proposed
subdivision are extensions of existing streets having sidewalks on
one or both sides.
C.
In circumstances where sidewalks are required, they
shall be constructed on both sides of the streets, except that the
Council of Aldan may authorize sidewalks on one side only of U-shaped
streets, culs-de-sac or where character of use, in the opinion of
the Council upon the advice of the Borough Engineer, does not require
pedestrian access on both sides of the street.
D.
The minimum width for sidewalks shall be four feet.
The Council may require a greater width in the vicinity of shopping
centers, schools and recreation facilities or where similar intensive
urban uses exist.
E.
Sidewalks, where provided, shall be within the right-of-way
and in residential areas, where conditions permit, three feet from
the face of the curb. Sidewalks should line up with adequate walks
in adjoining subdivisions.
F.
Sidewalks shall be of portland cement concrete, a
minimum 3,500 PSI four inches thick, six inches at driveways with
reinforcement at driveway crossings and a minimum transverse slope
of 2% from property line to curb to facilitate drainage.
G.
All phases of construction (subgrade, concrete, forms,
grade and thickness) shall be in accordance with the requirements
of this section. The forms shall be inspected prior to pouring, and
finished walks shall be inspected by the Borough Engineer or Building
Inspector.
