A.
The design standards and requirements outlined in
this section will be utilized by the Borough Council in determining
the adequacy of all plans for proposed subdivisions and land developments.
B.
Development shall be planned, reviewed and carried
out in conformance with all municipal, state and other applicable
laws and regulations.
C.
Whenever provisions of this chapter conflict with
the provisions of other ordinances and regulations, the most restrictive
provisions shall apply.
A.
Land shall be suited to the purpose for which it is
to be subdivided. Land with unsafe or hazardous conditions, such as
open quarries, unconsolidated fill, steep slopes, or floodprone areas,
shall not be subdivided unless the subdivision plan provides for adequate
safeguards which are approved by the Coopersburg Borough Council.
B.
Consideration shall be given to applicable provisions
of the Borough Comprehensive Plan and the LVPC's Comprehensive Plan
for Lehigh and Northampton Counties, emphasizing future school sites,
recreation sites, water supply and sewage treatment systems, highway
alignments, and other public facilities. However, consideration must
be given to the need for the facilities and utilities mentioned above
whether or not they are proposed as part of a comprehensive plan.
C.
The development of the proposed subdivision shall
be coordinated with adjacent existing development so that the area,
as a whole, may develop harmoniously.
D.
These design standards and requirements may be altered
by the Land and Subdivision Committee for the purpose of achieving
economy and ingenuity in design in accordance with modern and evolving
principles of site planning and development, upon presentation of
evidence that the intent of such standards shall be substantially
achieved.
A.
Block layout. The length, width and shape of blocks
shall be determined with due regard to:
B.
Block length.
(1)
Residential blocks shall ordinarily be no less than
500 feet in length and no more than 1,800 feet in length.
(2)
In the design of blocks longer than 1,000 feet, special
consideration shall be given to the requirements of satisfactory fire
protection.
(3)
Where practicable, blocks along arterial and collector
streets shall not be less than 1,000 feet in length.
C.
Block depth. Single-family residential blocks shall
be of sufficient depth to accommodate two tiers of lots; except the
Borough Council may approve a single tier of lots in the following
cases:
D.
Commercial and industrial blocks. Blocks in commercial,
industrial, multifamily and planned residential developments may vary
from the elements of design detailed above if required by the nature
of the use. In all cases, however, adequate provisions shall be made
for traffic and pedestrian circulation, off-street parking, and loading
areas.
E.
General lot design standards.
(1)
Within the requirements of the Zoning Ordinance, the
size, shape and orientation of lots shall be appropriate for the type
of development and use contemplated.
(2)
Insofar as practical, side lot lines shall be at right
angles to straight street lines or radial to curved street lines.
(3)
Where feasible, lot lines shall follow municipal boundaries
rather than cross them in order to avoid jurisdictional problems.
(4)
Generally, the depth of single-family detached residential
lots shall be not less than one nor more than three times their width.
(5)
Depth and width of parcels intended for nonresidential
uses shall be adequate for the use proposed and sufficient to provide
satisfactory space for on-site parking, loading and unloading, setbacks
and landscaping.
F.
Lot access.
(1)
Direct access onto arterial roads and numbered traffic
routes shall be minimized.
(a)
Direct access onto an arterial road or a numbered
traffic route shall be prohibited where adequate alternative access
can be obtained from a collector road, local road or alley.
(b)
Access to two or more abutting residential properties
shall be provided by a shared driveway unless the applicant demonstrates
that such access is impractical.
(c)
A maximum of one access point per property involving
a left-hand turn exiting a nonresidential property onto an arterial
road or a numbered traffic route shall be permitted.
(d)
Parking lots and internal driveways for nonresidential
development shall support access management objectives along arterial
roads and numbered traffic routes.
[1]
Shared parking lots and driveways connecting
adjacent parking lots for nonresidential uses shall be used whenever
practical.
[2]
The distance between the intersection of the
access road with the arterial road or a numbered traffic route and
the intersection of the access road with other internal access roads
shall be maximized to the extent possible.
(2)
Where access is permitted to a state road or highway,
authorization from the Pennsylvania Department of Transportation must
be proven by the display of a valid highway occupancy permit. Driveways
to single-family residences shall intersect streets at angles of no
less than 60°. All other driveways or access roads shall intersect
streets at right angles, where practicable, and in no case less than
75°.
(3)
Widths of access roads or driveways shall be in accordance
with the following standards:
(a)
Access roads for multifamily residential, mobile
home parks and all nonresidential subdivisions shall be no less than
24 feet in width, shall not exceed 30 feet in width at the street
line, and shall be clearly defined by use of curbing;
(b)
Driveways for single-family residential subdivisions
shall be no less than 10 feet in width but shall not exceed 20 feet
in width at the street line.
(4)
To provide safe and convenient ingress and egress,
access road and driveway entrances shall be rounded at the following
minimum radii, except when a curb depression is provided.
(a)
Access road entrances for multifamily residential
developments, mobile home parks, and all nonresidential subdivisions
shall be rounded at a minimum radius of 10 feet;
(b)
Driveway entrances for single-family residences
shall be rounded at a minimum radius of five feet except along legislated
routes where a ten-foot radius is required.
(5)
Access road grades or driveway grades shall not exceed
the following grades:
(6)
The center line of an access road or driveway at the
point of access to a street shall not be located closer to an intersection
of street center lines than the following distances:
(a)
Fifty feet for single-family residential units.
(7)
Vehicular access shall be available to all lots directly
from an ordained public street. This requirement shall not apply to
individual condominium units where such units are contained in an
approved condominium development.
(8)
Clear sight triangles shall be provided at all intersections
of driveways with streets, except alleys. Within such triangles, no
object greater than 2 1/2 feet in height and no other object
that would obscure the vision of the motorist shall exist or be placed.
The triangles shall be measured as follows:
(a)
Along the center line of the driveway from a
point 10 feet from where the driveway meets the cartway of the road,
to points along the center line of the road 200 feet on each side
from the intersecting center lines of the driveway and road, if the
road is classified as a local road.
(b)
Along the center line of the driveway, from
a point 10 feet from where the driveway meets the cartway of the road,
to points along the center line of the road 300 feet on each side
from the intersecting center lines of the driveway and road, if the
road is classified as a collector or arterial road.
G.
Flag lots may be allowed in certain circumstances
to minimize hardships in the use of land that lacks adequate road
frontage for an equitable use of the lot. Normally, this situation
will be deemed to exist when the lot lacks double the required road
frontage for lots in that zoning district. However, flag lots will
not be permitted merely to increase the density of development nor
to minimize the amount of road improvements. The following requirements
will apply:
(1)
No more than two flag lots will be permitted per original
tract of land, even if lots are subdivided from the tract at different
times;
(2)
The access lane will have a minimum width of 25 feet,
be contained entirely within the lot and serve only one lot;
(3)
The access lane will have a maximum length of 500
feet measured from the right-of-way of the public road to the perimeter
of the rectangle defining the lot area;
(4)
The area in the access lane shall be excluded from
the area required for meeting the minimum lot size standards of the
Zoning Ordinance;
(5)
No sharp turns (greater than 45°) shall be allowed
within the access lane;
(6)
The location of the access lane shall be logically
related to the body of the flag lot, surrounding property configurations,
woodlands, topography, watercourses and floodplains.
A.
General requirements.
(1)
Proposed streets shall be properly related to the
road and highway plans of the state, county and municipality. Streets
shall be designed to provide adequate vehicular access to all lots
or parcels and with regard for topographic conditions, project volumes
of traffic, and further subdivision possibilities in the area.
(2)
The street system of a proposed subdivision or land
development shall be designed to create a hierarchy of street functions
which includes collector and local streets.
(3)
The street system of a proposed subdivision or land
development shall be designed so as to minimize street intersections
and pedestrian-vehicular conflict points.
(4)
Proposed local streets shall be designed so as to
discourage through traffic and excessive speeds. However, the developer
shall provide for the extension and continuation of arterial and collector
streets into and from adjoining properties.
(5)
Where, in the opinion of the Borough Council, it is desirable to provide for street access to adjoining property, streets shall be extended by dedication to the boundary of such property. Distances between accesspoints to adjoining property shall be based on block length standards set forth in § 195-17B.
(6)
Where a subdivision abuts or contains an existing
or proposed arterial traffic street, the Borough Council may require
marginal access streets, reverse frontage lots, or other such treatment
as will provide protection for abutting properties, reduction in the
number of intersections with the arterial street, and separation of
local and through traffic.
(7)
Private streets (streets not to be offered for dedication)
may be approved by the Borough Council only if they meet the street
design and improvement standards set forth in this chapter and when
they are part of an approved condominium development.
(8)
If the lots in the development are large enough for
resubdivision, or if a portion of the tract is not subdivided, suitable
access and street openings for such an eventuality shall be provided.
B.
Street right-of-way and cartway widths.
(1)
Street right-of-way and cartway widths in proposed
subdivisions shall conform to the standards on the following chart:
|
Street Design Standards
| ||||
|---|---|---|---|---|
|
Street Classification
| ||||
|
Local
(feet)
|
Collector
(feet)
|
Arterial
(feet)
| ||
|
Right-of-way width
|
50
|
60
|
80
| |
|
Pavement width
|
34
|
36
|
24-48 *
| |
|
Traffic lane width
|
9
|
10
|
12
| |
|
Parking lane width
|
8 (when required)
| |||
|
Sidewalk width
|
5, as per § 195-26A(3)
| |||
|
Curbing
|
Vertical curb, or grassed drainage swale with
no curbing
| |||
|
*The width shall depend on whether two lanes
or four lanes are provided for traffic.
|
(2)
The standards set forth in § 195-18B(1) may be modified by the Borough Council when an analysis of proposed development densities, provisions for off-street parking, and projected traffic volumes indicate a need for such modifications. The burden of proof shall be upon the developer to justify the adequacy of rights-of-way or cartway widths which are less than those set forth in § 195-18B(1).
C.
D.
Street grades.
(1)
There shall be a minimum center line grade on all
streets of 0.75%.
(3)
Intersections shall be approached on all sides by
leveling areas. Such leveling areas shall have a minimum length of
75 feet (measured from the edge of the cartway of the intersecting
road), within which no grade shall exceed a maximum of 4%.
E.
Vertical curves.
(1)
Vertical curves shall be used in changes of grade
exceeding 1%. However, where the curve would be a sag curve, vertical
curves shall be used in changes of grade exceeding 2%.
(2)
Vertical curves shall be designed to meet minimum
sight distances according to standards set forth by the American Association
of State Highway Officials.
F.
Street intersections.
(1)
Streets shall intersect at right angles whenever practicable.
When local streets intersect collector or arterial streets, the angle
of intersection at the street center lines shall in no case be less
than 75°. No two streets shall intersect with an angle of intersection
at the center lines of less than 60°.
(2)
Multiple intersections involving the junction of more
than two streets shall be prohibited.
(3)
Two streets intersecting a third street from opposite
sides shall either intersect with a common center line or their center
lines shall be offset according to the following distances:
(a)
The two streets shall be separated by a distance
of 150 feet between center lines measured along the center line of
the street being intersected when all three streets involved are local
streets;
(b)
The two streets shall be separated by a distance
of 300 feet between center lines measured along the center line of
the street being intersected when one or more of the streets involved
is a collector street;
(c)
The two streets shall be separated by a distance
of 500 feet between center lines measured along the center line of
the street being intersected when one or more of the streets involved
is an arterial street.
(5)
Street right-of-way lines shall be parallel to (or
concentric with) curb arcs at intersections.
(6)
Clear sight triangles shall be provided at all street
intersections. Within such triangles, no object greater than 2 1/2
feet in height and no other object that would obscure the vision of
the motorist shall exist or be placed. Such triangles shall be established
as follows:
(a)
Seventy-five feet from the point of intersection
of the center lines of the two streets, along the center lines of
all streets, where both streets are local streets and the intersection
is not controlled by a stop sign or a traffic light.
(b)
One hundred feet from the point of intersection
of the center lines of the two streets, along the center lines of
all streets, where at least one road is collector road and the intersection
is not controlled by a stop sign or a traffic light.
(c)
One hundred fifty feet from the point of intersection
of the center lines of the two streets, along the center lines of
all streets, where at least one road is an arterial street and the
intersection is not controlled by a stop sign or a traffic light.
(d)
Along the center line of the street where movement
is controlled by a stop sign, from a point 20 feet from where the
cartways of the two roads meet, to points 200 feet on each side from
the point where the center lines of the two roads meet along the other
road, if both roads are classified as local roads.
(e)
Along the center line of the street whose movement
is controlled by a stop sign from a point 20 feet from where the cartways
of the two roads meet, to points 300 feet on each side from the point
where the center lines of the two roads meet along the other road,
if at least one road is classified as a collector or arterial road.
(7)
Wherever a portion of the line of such triangles occurs
within the proposed building setback line, such portion shall be shown
on the final plan of the subdivision and shall be considered a building
setback line.
G.
Culs-de-sac.
(1)
Dead-end streets are prohibited unless designed as
cul-de-sac streets or designed for future access to adjoining properties.
(2)
Any dead-end street which is constructed for future
access to an adjoining property or because of authorized stage development,
and which is open to traffic and exceeds 200 feet in length, shall
be provided with a temporary, all-weather turning circle or "T" type
turnaround. The turning circle or "T" type turnaround shall be completely
within the boundaries of the subdivision and the use of the turnaround
shall be guaranteed to the public until such time as the street is
extended.
(3)
Cul-de-sac streets, permanently designed as such,
shall not exceed 1,000 feet in length and shall not furnish access
to more than 25 dwelling units. In the case of industrial parks, a
cul-de-sac shall not furnish access to more than 100 employees. Exemptions
from these requirements may be granted where necessary due to unique
characteristics of the site.
(4)
All cul-de-sac streets, whether permanently or temporarily
designed as such, shall be provided at the closed end with a fully-paved
turning circle. The turning circle may be offset to the left, but
turnarounds offset to the right shall be discouraged.
(a)
If parking will be prohibited on the turning
circle, the minimum radius to the pavement edge or curbline shall
be 40 feet and the minimum radius of the right-of-way shall be 48
feet.
(b)
If parking will be permitted on the turning
circle, the minimum radius to the pavement edge or curbline shall
be 50 feet and the minimum radius of the right-of-way line shall be
58 feet.
(5)
The center line grade on a cul-de-sac street shall
not exceed 11%, and the grade of the diameter of the turnaround shall
not exceed 5%.
I.
Street names and street signs.
(1)
Proposed streets which are in alignment with others
already existing and named shall bear the name of the existing streets.
(2)
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 or lane.
(3)
All street names shall be subject to the approval
of the Borough Council.
A.
The developer shall provide the most effective type
of sanitary sewage disposal consistent with the Borough's official
plan for sewage facilities prepared in accordance with the Pennsylvania
Sewage Facilities Act (Act 537) and Chapter 71 of the Pennsylvania
Department of Environmental Protection Regulations.
B.
Connection to a public sanitary sewer system shall
be required where such a system is proposed by the municipality's
official plan for sewage facilities, can feasibly be provided to the
proposed subdivision tract, and where such a system can adequately
fulfill the sewage disposal needs of the subdivision or land development.
C.
Where a public sanitary sewer system is not yet accessible
to the site, but is planned for extension within a five-year period,
the developer shall install sanitary sewer lines within the subdivision
boundary to the point where the future connection to a public sewer
system will be made. Lateral connections shall be constructed for
all lots. Connections shall be available in the structures so as to
allow the switch from the use of on-lot systems to the public system.
Such sewer systems shall be capped until ready for use. On-lot disposal
facilities shall be provided for interim use.
D.
In subdivision/land developments where connection
to a public sewage system is not possible, on-lot sewage disposal
systems shall be provided in accordance with the Pennsylvania Sewage
Facilities Act, Chapter 73 of DEP Regulations, and the requirements
of the Borough Sewage Enforcement Officer. Each lot shall be provided
with a tested, approved primary and secondary absorption area.
E.
Sanitary sewerage systems shall be located and designed
to minimize or eliminate flood damage, infiltration of floodwaters
into the system, and discharges from the system into floodwaters.
F.
On-lot sewage disposal systems shall be located and
designed to avoid impairment or contamination from flooding.
The developer shall provide a water supply and
distribution system to service the proposed subdivision through one
of the following methods:
A.
Connection shall be made to the Coopersburg public
water supply system. A distribution system shall be designed to furnish
an adequate supply of water to each lot.
B.
Where a public water supply system is planned to serve
the proposed subdivision area within 10 years, a centralized water
system will be provided by the developer if the subdivision involves
20 or more dwelling units unless the average residential lot size
is one acre or larger. Whenever such a system is provided, the water
distribution lines shall be dedicated to the Coopersburg Municipal
Authority, and the Authority will acquire other parts of the water
supply system such as wells, pumps and storage tanks that can be integrated
into the public water system. This will take place after the improvements
are completed so that the system can be operated by the Authority.
Also, such a system shall be designed and constructed in a manner
that will permit adequate connection to a public water supply system
in the future. The system shall meet the design and construction standards
for centralized water systems set forth by the Coopersburg Municipal
Authority.
C.
Where a public water supply is not proposed in the
area of the proposed subdivision within 10 years, the developer shall
provide a centralized water system if the subdivision involves 20
or more lots and the average residential lot size is less than one
acre. The system shall meet the design and construction standards
for centralized water systems set forth by the Coopersburg Municipal
Authority.
D.
All centralized water systems that remain privately
owned shall be organized in a manner as to fall within the jurisdiction
of the Pennsylvania Public Utility Commission.
E.
Water supply systems shall be located and designed
to minimize or eliminate infiltration of floodwaters so as to meet
Federal Insurance Administration provisions.
A.
Storm drainage systems shall be provided in order
to:
(1)
Ensure adequate drainage of all low points along the
line of streets;
(2)
Intercept stormwater runoff along streets at intervals
related to the extent and grade of the area drained;
(3)
Provide positive drainage away from on-site sewage
disposal systems;
(4)
Take surface water from the bottom of vertical grades,
lead water from springs, and avoid excessive use of cross-gutters
at street intersections and elsewhere;
(5)
Prevent overloading of downstream drainage systems
and watercourses as a result of increased rate of runoff caused by
the proposed development. No stormwater runoff or natural drainage
shall be so diverted as to overload existing drainage systems, or
create flooding or the need for additional drainage structures on
other private properties or public lands, without approved provisions
being made by the developer for properly handling such conditions.
B.
General requirements.
(1)
A site drainage plan for the proposed subdivision
tract shall be prepared which illustrates the complete drainage systems
for the subdivision. All existing drainage features which are to be
incorporated in the design shall be so identified. If the subdivision
is to be developed in stages, a general drainage plan for the entire
subdivision shall be presented with the first stage and appropriate
development stages for the drainage system shall be indicated.
(3)
Drainage facilities that are located on state highway
rights-of-way shall be approved by the PennDOT and a letter indicating
such approval shall be directed to the Coopersburg Borough Council.
(4)
All streets shall be designed so as to provide for
the eventual discharge of surface water away from their rights-of-way.
(5)
Where detention facilities are included as part of
the storm drainage system, the developer shall demonstrate that such
ponds are designed, protected and located to assure that public safety
is maximized and health problems are prevented;
(6)
Storm drainage systems shall be provided to permit
unimpeded flow in natural watercourses except as modified by stormwater
detention facilities or open channels consistent with this chapter.
(7)
The existing points of concentrated drainage discharge
onto adjacent property shall not be altered without written approval
of the affected property owner(s).
(8)
Areas of existing diffused drainage discharge onto
adjacent property shall be managed such that, at minimum, the peak
diffused flow does not increase in the general direction of discharge,
except as otherwise provided in this chapter. If diffused flow is
proposed to be concentrated and discharged onto adjacent property,
the developer must document that there are adequate downstream conveyance
facilities to safely transport the concentrated discharge or otherwise
prove that no harm will result from the concentrated discharge. Areas
of existing diffused drainage discharge shall be subject to any applicable
release rate criteria in the general direction of existing discharge
whether they are proposed to be concentrated or maintained as diffused
drainage areas.
(9)
Where a site is traversed by watercourses other than those for which a one-hundred-year floodplain is defined by the municipality, there shall be provided drainage easements conforming substantially with the line of such watercourses. The width of any easement shall be adequate to provide for unimpeded flow of storm runoff based on calculations made in conformance with § 195-12D for the one-hundred-year return period runoff and to provide a freeboard allowance of 0.5 foot above the design water surface level. The terms of the easement shall prohibit excavation, the placing of fill or structures, and any alterations which may adversely affect the flow of stormwater within any portion of the easement. Also, periodic maintenance of the easement to ensure proper runoff conveyance shall be required. Watercourses for which the one-code as amended,one-hundred-year floodplain is formally defined are subject to the applicable municipal floodplain regulations.
(10)
When it can be shown that, due to topographic
conditions, natural drainage swales on the site cannot adequately
provide for drainage, open channels may be constructed conforming
substantially to the line and grade of such natural drainage swales.
Capacities of open channels shall be calculated using the Manning
equation.
(11)
Storm drainage facilities and appurtenances
shall be so designed and provided as to minimize erosion in watercourse
channels and at all points of discharge.
(12)
Consideration should be given to the design
and use of volume controls for stormwater management, where geology
and soils permit. Areas of suitable geology for volume controls shall
be determined by the Borough Engineer. Documentation of the suitability
of the soil for volume controls shall be provided by the applicant.
Volume controls shall be acceptable in areas of suitable geology where
the soils are designated as well drained in the County Soil Survey.
Other soils may be acceptable for use of volume controls based on
site-specific soils evaluations provided by the applicant.
C.
Improvement specifications.
(1)
Inlets shall be designed and located to prevent hazardous
conditions for vehicles, bicycles or pedestrians.
(2)
The Borough Engineer will supply additional specifications
which may be necessary for spacing and type of inlets and manholes,
minimum pipe sizes and materials and construction methods.
D.
Maintenance.
(1)
If the lands of the proposed subdivision or land development
will remain in common ownership, the developer will identify the proposed
owner of the control facilities and provide written assurances that
the control facilities will be properly maintained. The maintenance
shall include, but not be limited to, grass mowing, sediment cleaning,
repair of eroded areas, and repair of damaged structures.
(2)
If the lands of the proposed subdivision or land development
will be conveyed to two or more separate owners, the developer shall
either identify the proposed owner of the control facilities and provide
written assurances that the control facilities will be properly maintained
or shall dedicate the land on which the control facilities are located
to the municipality which shall then be responsible for maintaining
the control facilities. The maintenance shall include, but not be
limited to, grass mowing, sediment cleaning, repair of eroded areas,
and repair of damaged structures.
A.
In accordance with the Pennsylvania Public Utility
Commission Investigation Docket No. 99, as amended from time to time,
all electric utility distribution lines shall be installed underground
in subdivisions or land developments of five or more dwelling units.
In addition, the following design requirements shall be observed:
(1)
Established public utility and state and federal governmental
agency design standards shall be observed in preparing the utility
plan;
(2)
Utility lines to be installed within street rights-of-way
shall be located according to municipal or municipal authority requirements;
(3)
Whenever practicable, telephone and cable TV utilities
shall be installed underground in connection with the installation
of electric utility distribution lines;
(4)
Streetlighting, where required, shall be provided
at each intersection of the development and at intervals not to exceed
200 feet between intersections;
(5)
Utility lines shall be installed at the rough grade
phase of construction. Utility lines shall be installed according
to their depth, with the utility line installed at the greatest depth
being installed first.
B.
Utility easements.
(1)
Utility easements shall be provided for all utility
lines servicing the abutting lots when such utility lines are installed
outside street rights-of-way. No structures or trees shall be placed
within such easements. The location of utility easements shall be
acceptable to the appropriate public utility or municipal authority.
(2)
Whenever practicable, all utility lines to be installed
outside street rights-of-way shall share a common utility easement.
(3)
Utility easements shall be located either:
(a)
Abutting the street right-of-way. In this case
a minimum easement width of 10 feet shall be required;
(b)
Along rear or side lot lines. In this case a
minimum easement width of 20 feet, 10 feet on each side of the lot
line, shall be provided. Where the lot line coincides with the subdivision
boundary, a minimum easement width of 15 feet may be required by Borough
Council.
C.
Petroleum and natural gas transmission lines.
(1)
No company intending to install any petroleum, petroleum
product or natural gas transmission line shall be allowed to construct
the line on less than a fifty-foot right-of-way. Such lines are to
be installed in the center of the right-of-way, and shall comply with
the applicable standards imposed by state and federal laws and regulations.
(2)
There shall be a minimum distance of 25 feet, measured
from the right-of-way line, between any proposed dwelling unit and
any petroleum, petroleum products or natural gas transmission line
which traverses the subdivision.
D.
Floodproofing. Facilities for gas, electric and communication
utilities shall be elevated or floodproofed to a level at least one
foot above the one hundred-year flood elevation.
A.
Applicable standards and requirements. The design and development of mobile home parks shall conform to all the general standards and requirements set forth for subdivision and land developments in this chapter in addition to the specific design standards set forth herein (§ 195-23).
B.
Permits.
(1)
It shall be unlawful for any person to construct,
alter, or extend any mobile home park or any of the facilities thereof
within the limits of the municipality unless such action has been
approved by the Borough Council.
(2)
Mobile home park expansions, constructions and alterations
shall be approved by the Borough Council only after all requirements
of this chapter are met.
C.
Off-street parking areas.
(1)
Off-street parking areas shall be provided in all
mobile home parks for the use of park occupants and guests. A minimum
of two off-street parking places for each mobile home unit shall be
required.
(2)
Required car parking spaces shall be so located as
to provide convenient access to the mobile home but shall not exceed
a distance of 200 feet from the mobile home that they are intended
to serve.
D.
Pedestrian walkways.
(1)
All parks shall provide safe, convenient, all-season
pedestrian access between individual mobile homes, the park streets,
and all community facilities provided for park residents. Sudden changes
in alignment and gradient shall be avoided.
(2)
Where a common walk system is provided and maintained
between locations, and where pedestrian traffic is concentrated, such
common walks shall have a minimum width of 3 1/2 feet.
(3)
All mobile home stands shall be connected to common
walks, streets, driveways or parking spaces connecting to a paved
street. Such individual walks shall have a minimum width of two feet.
E.
Mobile home siting. Mobile home stand construction.
(1)
The area of the mobile home stand shall be improved
to provide an adequate foundation for the placement of the mobile
home.
(2)
The stand shall be constructed from either concrete,
asphalt concrete or other material sufficient to adequately support
the mobile home and to prevent abnormal settling or heaving under
the weight of the home. The corners of the mobile home shall be anchored
to prevent wind overturn and rocking with tie-downs such as concrete
"dead men," screw augers, arrowhead anchors, or other devices suitable
to withstand a tension of at least 2,800 pounds.
(3)
After a mobile home has been anchored to the mobile
home stand, the hitch which is employed for the transportation of
the unit shall be removed, and there shall be a decorative skirt installed
around the base of the unit.
F.
Common open space.
(1)
At least 20% of the usable site area of the mobile
home park must be in common open space. The usable site area is that
area which is free of water surfaces, severe high water table, quarries,
or slopes over 20 percent.
(2)
Whenever possible, the common space shall be designed
as a contiguous area with pedestrian and visual accessibility to all
residents of the mobile home park.
(3)
Recreation areas and facilities shall be provided
to meet the anticipated needs of the residents of the park. Not less
than 10% of the usable site area shall be devoted to recreation. Recreation
areas shall be of a size, shape and relief that is conducive to active
play.
G.
Utilities.
(1)
Water supply.
(a)
All mobile home parks shall be connected to the public water supply and distribution system upon construction or expansion. The availability of service shall be certified in accordance with the provisions of § 195-20.
(b)
Individual water connections.
[1]
Individual water riser pipes shall be located
within the confined area of the mobile home stand at a point where
the water connection will approximate a vertical position, thereby
insuring the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
[2]
The water riser pipe shall have a minimum inside
diameter of 3/4 inch and terminate at least four inches above the
ground surface. The water outlet shall be provided with a cap when
the mobile home does not occupy the lot.
[3]
Adequate provisions shall be made to prevent
freezing of service lines, valves and riser pipe and to protect risers
from heaving and thawing actions of ground during freezing weather.
Surface drainage shall be diverted from the location of the riser
pipe.
[4]
A shut-off valve below the frost line shall
be provided near the water riser pipe on each mobile home lot. Underground
stop-and-waste valves are prohibited unless the type of manufacture
and method of installation are approved by the Authority Engineer.
(2)
Sewage disposal.
(a)
All mobile home parks shall be connected to the public sanitary sewage disposal system upon construction or expansion. The availability of service shall be certified in accordance with the provisions of § 195-19A.
(b)
Individual sewer connections.
[1]
Each mobile home stand shall be provided with
at least a four-inch diameter sewer riser pipe. The sewer riser pipe
shall be so located on each stand that the sewer connection to the
mobile home drain outlet will approximate a vertical position.
[2]
The sewer connection shall have a nominal inside
diameter of not less than four inches, and the slope of any portion
thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
[3]
All materials used for sewer connections shall
be semi-rigid, corrosion-resistant, nonabsorbent and durable. The
inner surface shall be smooth.
[4]
Provision shall be made for plugging the sewer
riser pipe when a mobile home does not occupy the site. Surface drainage
shall be diverted away from the riser. The rim of the riser pipe shall
extend at least one-half (1/2) inch above ground elevation.
(3)
Individual electrical connections.
(a)
Each mobile home lot shall be provided with
an approved disconnecting device and over current protective equipment.
The minimum service per outlet shall be 120/240 volts AC, 100 amperes.
(b)
The mobile home shall be connected to the outlet
receptacle by an approved type of flexible cable with connectors and
a male attachment plug.
(c)
Where the calculated load of the mobile home
is more than 100 amperes either a second outlet receptacle shall be
installed or electrical service shall be provided by means of permanently
installed conductors.
(4)
Required electrical grounding.
(a)
All exposed non-current-carrying metal parts
of mobile homes and all other equipment shall be grounded by means
of an approved grounding conductor run with branch circuit conductors
and other approved methods of grounded metallic wiring. The neutral
conductor shall not be used as an equipment ground for mobile homes
or other equipment.
(5)
Natural gas systems.
(a)
Natural gas piping systems when installed in
mobile home parks shall conform to the rules and regulations of the
American Gas Association.
(b)
Each mobile home lot provided with piped gas
shall have an approved shutoff valve installed upstream of the gas
outlet. The outlet shall be equipped with a cap to prevent accidental
discharge of gas when the outlet is not in use.
(6)
Liquefied petroleum gas systems.
(a)
Liquefied petroleum systems provided for mobile
homes, service buildings or other structures shall be installed and
maintained in conformity with the rules and regulations of the National
Fire Prevention Association Standards NFPA Nos. 57 and 58.
(b)
Systems shall be provided with safety devices
to relieve excessive pressures and shall be arranged so that the discharge
terminates at a safe location.
(c)
Systems shall have at least one accessible means
for shutting off gas. Such means shall be located outside the mobile
home and shall be maintained in effective operating condition.
(d)
All liquefied petroleum gas piping outside of
the mobile homes shall be well supported and protected against mechanical
injury. Undiluted liquefied petroleum gas shall not be conveyed through
piping equipment and systems in mobile homes.
(e)
Vessels of more than 12 and less than 60 U.S.
gallons gross capacity may be installed on a mobile home lot and shall
be securely, but not permanently, fastened to prevent accidental overturning.
(f)
No liquefied petroleum gas vessel shall be stored
or located inside or beneath any storage cabinet, carport, mobile
home or any other structure.
(7)
Fuel oil supply systems.
(a)
All fuel oil supply systems for mobile homes,
service buildings, and other structures shall be installed and maintained
in conformity with the rules and regulations of the National Fire
Protection Association Standard NFPA No. 31.
(b)
All piping from outside fuel storage tanks or
cylinders to mobile homes shall be securely, but not permanently,
fastened in place.
(c)
All fuel oil supply systems provided for mobile
homes, service buildings, and other structures shall have shutoff
valves located within five feet from any mobile home exit.
(d)
All fuel storage tanks or cylinders shall be
a minimum of five feet from any mobile home exit.
(e)
Storage tanks located in areas subject to traffic
shall be protected against physical damage.
H.
Roads. The private street system shall be designed
and built to the specifications contained in the Coopersburg Borough
Subdivision and Land Development Ordinance.
A.
Erosion and sedimentation control.
(1)
All earthmoving activities shall be conducted in such
a way as to prevent accelerated erosion and the resulting sedimentation.
(2)
No earthmoving or soil disturbance may take place
until an erosion and sedimentation control plan has been developed
in accordance with Chapter 102, Erosion Control, P.L. 1987. Such a
plan is to be maintained on the construction site until all disturbed
areas are finally stabilized.
(3)
The erosion and sedimentation control plan shall be
developed in the form outlined in the Soil Erosion and Sedimentation
Control Manual issued by the Pennsylvania Department of Environmental
Protection.
(4)
All erosion and sedimentation control plans shall
be submitted with the final plan as set forth in § 195-14(10)
of this chapter.
(5)
When it has been determined that an earthmoving permit
is required, the application for such a permit must be filed with
the Lehigh County Conservation District.
(6)
Borough Council may require the submission of the
erosion and sedimentation control plan to the Lehigh County Conservation
District for review and recommendations, whether a permit for earthmoving
is required or not.
(7)
All earthmoving shall be conducted in accordance with
the current federal regulations relative to the NPDES.
B.
Natural feature preservation.
(1)
The design and development of all subdivisions and
land developments shall preserve, whenever possible, natural features
which will aid in providing adequate open space for recreation and
conditions generally favorable to the health, safety, and welfare
of the residents. Some of these natural features are the natural terrain
of the site, woodland areas, large trees, natural watercourses and
bodies of water, wetlands, rock outcroppings, and scenic views. More
detailed standards concerning the preservation of specific natural
features are set forth in the following sections.
(2)
Floodplain regulation.
(a)
The flood elevation map shall be based on the
municipal flood insurance rate map (FIRM). When not available, the
map shall be based on estimated one hundred-year flood elevations
or estimated areas subject to flooding based on best available data.
(b)
No new buildings or structures shall be placed within the bounds of the one hundred-year floodplain except as § 195-24B(2)(c) provides.
(c)
The substantial improvement of an existing building
or the redevelopment of a vacant but formerly developed parcel is
permissible within the floodway fringe if said development is in accordance
with the floodplain provisions of the Borough Zoning Ordinance if
one has been enacted or with the Borough Floodplain Ordinance.[1]
(d)
When a developer does not intend to develop
the plat himself and the Borough determines that additional controls
are required to insure safe development, it may require the developer
to impose appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
(e)
The finished elevation of proposed streets shall
not be more than the one foot below the regulatory flood elevation.
The Borough may require profiles and elevations of streets to determine
compliance with the requirements. Drainage openings shall be sufficient
to discharge flood flows without unduly increasing flood heights.
(f)
All sanitary sewer systems, whether public or
private, shall be floodproofed up to the regulatory flood elevation.
(g)
The installation of sewage disposal facilities
requiring soil absorption systems shall be prohibited within designated
floodplain areas.
(h)
All water systems, whether public or private,
shall be floodproofed up to the regulatory flood elevation.
(i)
All other public and private utilities and facilities
including gas and electric shall be elevated or floodproofed up to
the regulatory flood elevation.
(3)
Lake, stream and river frontage preservation.
(a)
Lake, stream and river frontage shall be preserved as open space whenever possible. This area may be credited toward the open space requirement set forth in § 195-24C.
(b)
Access to the water and maintenance easement
area shall be provided at intervals of not more than 0.5 mile. These
accesspoints shall not be less than 100 feet in width.
(4)
Topography.
(a)
The natural terrain of the proposed subdivision
tract will be retained wherever possible with cut and fill operations
being kept to a minimum. Subdivisions and land developments shall
minimize the disturbance of steeply sloping areas, that is areas with
slopes in excess of 15%. Development shall be directed to the lesser
sloping portions of the site to the greatest degree possible.
(b)
Finished slopes on all cuts and fills shall
not exceed 33%.
(5)
Topsoil protection. Topsoil shall not be removed from
the development site or used as fill. Topsoil shall be removed from
the areas of construction and stored separately. The topsoil shall
be stabilized to minimize erosion during storage. Upon completion
of the construction, topsoil must be uniformly redistributed on the
site.
C.
Open space and recreation areas. Subject to the provisions
and requirements of the Municipalities Planning Code, the open space
and recreation needs of subdivisions and land developments shall be
met as follows:
(1)
For subdivisions and land developments involving less than 60 lots or dwelling units, cash in lieu of recreation space shall be provided as set forth in § 195-24C(3).
(2)
For subdivisions and land developments involving 60
or more lots or dwelling units, the recreation needs shall be met
as follows:
(a)
Land may be offered for dedication to the municipality,
subject to approval by the Borough. The land offered for dedication
shall not: 1) be subject to flooding; 2) have slopes in excess of
15%; 3) include stormwater management facilities; 4) include wetlands;
5) include utility facilities or easements; or 6) include quarries
and/or other dangerous features. The Borough shall consider the offer
relative to the following factors:
[1]
The suitability of the size, shape and landform
of the tract for appropriate recreational facilities;
[2]
Accessibility for future users;
[3]
Conformity with the recreation element of the
Comprehensive Plan;
[4]
Availability of nearby recreation facilities
for meeting the recreation needs; and
[5]
The ability to provide adequate security.
(b)
Cash in lieu of open space may be provided as set forth in § 195-24C(3).
(3)
Cash in lieu of open space and recreation land dedication
shall be provided to and used by the Municipality as follows:
D.
Carbonate geology area development. All buildings,
structures, impervious surfaces, and utilities shall be so situated,
designed and constructed as to minimize the risk of structural damage
from existing or future sinkholes.
(1)
Buildings, structures, impervious surfaces, and utilities shall not be located within 100 feet of the Karst features identified pursuant to § 195-13F(10)(b) unless: 1) a recognized professional with competence in the field demonstrates that a minimal risk of structural damage due to sinkholes will exist; or 2) mitigating measures are taken to minimize the risk of structural damage. These mitigating measures shall be designed by a recognized professional with competence in the field.
(2)
Stormwater management facilities, including but not limited to, detention basins, shall not be located within 100 feet of the Karst features identified pursuant to § 195-13F(10)(b) unless: 1) a recognized professional with competence in the field demonstrates that a minimal risk of damage due to sinkholes will exist; or 2) mitigating measures are taken to minimize the risk of structural damage. These mitigating measures shall be designed by a recognized professional with competence in the field.
(3)
Stormwater shall not be redirected into a sinkhole
or closed depression.
