[Amended 10-7-2009 by Ord. No. 2009-6]
All subdivisions approved by the Borough Council must comply
with the following standards. The standards outlined herein shall
be considered minimum requirements for the promotion of the public
health, safety, morals and general welfare.
A.
The design and development of subdivisions shall preserve, insofar
as is possible, the natural terrain, natural drainage, existing topsoil
and trees.
B.
Land shall be subdivided for uses in conformance with the Comprehensive Plan, Chapter 250, Zoning, of the Code of the Borough of Jacobus and other ordinances and regulations in effect in the Borough.
C.
Subdivisions and land developments shall comply with Borough floodplain
regulations and be designed to minimize hazards from subsidence.
[Amended 10-7-2009 by Ord. No. 2009-6]
D.
All portions of a tract being subdivided shall be taken up in lots,
streets, public lands or other proposed uses so that remnants and
landlocked areas shall not be created.
E.
Reserve strips controlling access to lots, public rights-of-way,
public lands or adjacent private lands are prohibited.
F.
Subdivisions shall be laid out so as to avoid the necessity for excessive
cut or fill.
A.
In reviewing subdivision plans, the Planning Commission will consider
the adequacy of existing or proposed community facilities to serve
the additional dwellings proposed by the subdivision.
[Amended 10-7-2009 by Ord. No. 2009-6]
B.
Subdividers shall give earnest consideration to the desirability
of providing or reserving areas for facilities normally required in
residential sections, including churches, libraries, schools and other
public buildings; parks, playgrounds and playfields; and shopping
and local business centers.
C.
Areas provided or reserved for such community facilities shall be
adequate to provide for building sites, landscaping and off-street
parking, as appropriate to the use proposed. Prior to preparation
of final plans, subdividers of large tracts shall review with the
Planning Commission minimum standards for various community facilities
applicable to the tract to be subdivided.
[Amended 10-7-2009 by Ord. No. 2009-6]
A.
Proposed streets shall conform in all respects to the Official Map
and general development plan of the Borough or to such other street
plans or parts thereof as have been officially prepared and adopted
by the Borough.
B.
Proposed streets shall further conform to such county and state street
and highway plans as have been prepared, adopted and/or filed as prescribed
by law and to the requirements of a general plan of the area as developed
by the Planning Commission.
[Amended 10-7-2009 by Ord. No. 2009-6]
C.
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
D.
Residential streets shall be so laid out as to discourage through
traffic; however, the arrangement of streets shall provide for continuation
of existing or platted streets and for proper access to adjoining
undeveloped tracts suitable for future subdivision.
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.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts or when designed as culs-de-sac.
G.
Stub streets greater than one lot depth in length shall be provided
with a temporary turnaround to the standards required for culs-de-sac
or shall be paved to the full width of the right-of-way for the last
25 feet of their length.
H.
Streets that are extensions of or obviously in alignment with existing
streets shall bear the names of the existing streets. Street names
shall not be repeated within a municipality, and all street names
shall be subject to the approval of appropriate local authorities
and the Planning Commission.
[Amended 10-7-2009 by Ord. No. 2009-6]
I.
If a private street serves three or more lots, it shall be constructed
to meet the standards for a public street.
[Amended 10-7-2009 by Ord. No. 2009-6]
J.
In a planned community development where several single- or multiple-unit
dwelling structures exist and are permanently to remain (as noted
on the plan and in the deed) under a single ownership, private access
drives will be permitted, provided they conform to the design and
construction standards of this chapter.
K.
Culs-de-sac permanently designed as such shall not exceed 600 feet
in length and shall furnish access to not more than 15 dwelling units.
L.
Culs-de-sac shall have at the closed end a turnaround with a right-of-way
having a minimum outside radius of not less than 50 feet and shall
be paved to a radius of not less than 40 feet.
M.
Drainage of culs-de-sac shall preferably be towards the open end.
A.
Minimum street and cartway widths shall be as follows:
|
Street Type
|
Minimum Width
(feet)
| ||
|---|---|---|---|
|
Minor
| |||
|
Right-of-way
|
50
| ||
|
Cartway
|
33
| ||
|
Marginal access
| |||
|
Right-of-way
|
40
| ||
|
Cartway
|
26
| ||
|
Cul-de-sac
| |||
|
Right-of-way
|
50
| ||
|
Cartway
|
33
| ||
|
Turnaround of cul-de-sac
| |||
|
Right-of-way
|
100-foot diameter; 80-foot diameter to outside curb
| ||
|
Cartway
|
33
| ||
|
Collector
| |||
|
Right-of-way
|
60 or 80
| ||
|
Cartway
|
As required by the governmental body having jurisdiction at
the time of platting
| ||
|
Arterial and limited-access
| |||
|
Right-of-way
|
As required by the governmental body having jurisdiction at
the time of platting and the Pennsylvania Department of Transportation
| ||
|
Cartway
| |||
B.
Provision for additional street width (right-of-way) may be required
by the Planning Commission in specific cases for:
[Amended 10-7-2009 by Ord. No. 2009-6]
A.
Horizontal curves. To ensure adequate sight distance when street
cartway lines deflect more than 5°, connection shall be made by
horizontal curves. The minimum center-line radii for local streets
shall be 150 feet and, of all other streets, shall be 300 feet. A
tangent shall be required between curves and between a curve and street
intersection.
B.
Vertical curves. Vertical curves shall be used at changes of grade
exceeding 1% and shall be designed to provide minimum sight distances
of 200 feet for minor streets and 300 feet for all other streets (as
determined by the current specifications of the American Association
of State Highway Officials).
A.
Intersections. Intersections of local streets with collector streets
shall be kept to the minimum which will permit sound development of
the abutting land.
B.
Number of streets at intersection. No more than two streets shall
intersect at one point.
C.
Angle of street intersections. Streets shall intersect at 90°,
except where this may be impractical. Angles of less than 90°
may be designed, subject to the approval of the Borough Planning Commission.
No street shall intersect another at an angle of less than 60°.
D.
Center lines of intersecting streets. Two streets intersecting from
opposite sides shall intersect at their center lines, or their center
lines shall be offset at least 125 feet.
E.
Clear sight triangles of 50 feet, measured along street right-of-way
lines from their points of junction, shall be provided at all intersections,
and no building, structure, grade or planting higher than two feet
above the center line of the street shall be permitted within such
sight triangles.
F.
Intersections with major traffic streets shall be located not less
than 800 feet apart, measured from center line to center line.
G.
Minimum curb radii at street intersections shall be 25 feet, and,
at the property line, the radius shall be 10 feet.
A.
Where a subdivision abuts or contains an existing or proposed arterial
street, the Borough Council may require marginal access streets, reverse
frontage lots or such other treatment as will provide protection for
abutting properties, reduction in the number of intersections with
the major street and separation of local and through traffic.
[Amended 10-7-2009 by Ord. No. 2009-6]
B.
Access to parking areas on commercial and industrial sites shall
be controlled and shall be so located as to provide a minimum of 200
feet between points of access.
C.
Access drives to parking areas shall be not less than 20 feet nor
more than 30 feet wide.
D.
Private driveways, where provided, shall be located not less than
40 feet from the intersection corner of corner lots and shall provide
access to the street of lower classification when a corner lot is
bounded by streets of two different classifications, as herein defined.
[Amended 10-7-2009 by Ord. No. 2009-6]
Alleys may be required by the Borough Council to be constructed
where necessary to continue an existing traffic access pattern. An
alley shall have a minimum paved cartway of 16 feet and a minimum
right-of-way of 20 feet. No lots shall front on an alley.
[Amended 10-7-2009 by Ord. No. 2009-6]
All pavement, including pavement of streets and sidewalks, shall be installed as shown on the final plan as approved by the Borough Council. All pavement shall be constructed according to the specifications of the Pennsylvania Department of Transportation. See street and alley construction specifications in § 215-25A.[1]
[1]
Editor's Note: Original §§ 612, Curbs,
and 613, Sidewalks, which immediately followed this section, were
repealed 10-7-2009 by Ord. No. 2009-6.
The following minimum lot size standards and requirements shall
apply in the absence of, but shall not supersede, any existing zoning
ordinance:[1]
A.
[2]Wedge-shaped lots. In the case of wedge-shaped lots, no
lot shall be less than 40 feet in width, measured along the arc at
the front street right-of-way line.
B.
Lot depths shall be not less than one nor more than 2 1/2 times
the average width.
C.
Depth and width of parcels laid out or reserved for nonresidential
use shall be adequate for the use proposed and sufficient to provide
satisfactory space for off-street parking and unloading.
D.
Double frontage lots are prohibited, except where employed to prevent
vehicular access to arterial streets.
E.
Side lot lines shall be substantially at right angles or radial to
street lines.
Easements shall follow rear and side lot lines wherever practical
and shall have a minimum total width of 16 feet, apportioned equally
in abutting properties. They shall be designed so as to provide efficient
installation of utilities. Public utility installations shall be so
located as to permit multiple installations within the easements.[1]
[1]
Editor's Note: Original § 616, Open space and
community facilities, as amended, which immediately followed this
section, was repealed 10-7-2009 by Ord. No. 2009-6.
A.
The length, width and shape of blocks shall be determined with due
regard to the following:
B.
Blocks shall have a maximum length of 1,200 feet and, so far as practical,
a minimum length of 500 feet. Special consideration shall be given
to the requirements of satisfactory fire protection.
C.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse frontage lots bordering an arterial
street are used.
D.
Pedestrian interior walks may be required where necessary to assist
circulation or provide access to community facilities. Such easements
shall have a width of not less than 15 feet and a paved walk of not
less than four feet.
A.
Lots shall be laid out and graded to provide positive drainage away
from buildings.
C.
In the design of drainage facilities, special consideration shall
be given to problems which may arise from concentration of stormwater
runoff over adjacent properties.
D.
All proposed drainage structures shall be indicated on the plan.
E.
All appropriate design, details and dimensions necessary to clearly
explain proposed construction materials and elevations shall be included
in the drainage plans.
[Amended 10-7-2009 by Ord. No. 2009-6]
Upon completion, plans and profiles of the improvements in a
subdivision, as constructed, shall be filed with the Planning Commission.
A.
All improvements shall be constructed in accordance with specifications
of the Borough. Where a state road is involved or where Borough specifications
have not been established, the specifications in PennDOT Publication
408 shall apply.
[Amended 10-7-2009 by Ord. No. 2009-6]
B.
Where there are no such specifications, improvements shall be constructed
in accordance with specifications furnished by the Borough Engineer
or a registered professional engineer designated by the Borough.
[Added 10-6-1999 by Ord. No. 99-144]
The Borough Council has adopted a Comprehensive Recreation Plan
for Jacobus Borough. To implement this Comprehensive Recreation Plan,
all residential subdivisions and land developments shall be provided
with park and recreation land which shall be dedicated to the Borough.
The developer may request that the Borough not require the dedication
of land, and any such request shall be accompanied by an offer to
pay a fee in lieu of dedication of the land, computed in accordance
with the regulations provided herein, an offer to construct recreational
facilities and/or an offer to privately reserve land for park or recreation
purposes.
A.
The land reserved for park, recreation and open space usage shall
be a single lot which shall comply with applicable requirements of
this section, the Borough ordinances and the following requirements:
(1)
The land reserved for park, recreation and open space shall conform
within the Comprehensive Recreation Plan regulations.
(2)
No stormwater management facilities designed to retain or detain
water from other portions of the development shall be permitted on
such land reserved for park, recreation and open space. The Borough
will consider a waiver to this requirement when the detention facility
is determined to be effectively usable as a recreation facility.
(3)
In the event that the tract contains natural features which are worthy
of preservation, the developer may request that the Borough Council
permit the provision of recreational land configured in such a manner
as to best preserve natural features.
[Amended 10-7-2009 by Ord. No. 2009-6]
(4)
The park, recreation and open space land shall be accessible to utilities,
such as sewer, water and power, that are provided with the subdivision,
and, if so requested by the municipality that will accept dedication
of the land, the developer shall extend such utilities to the park,
recreation and open space land.
(5)
If the adjoining property has previously been developed and recreational
land has been provided at the boundary of that previously developed
property, the Borough Council shall require that the recreational
land required of the development shall be located adjoining the previously
provided recreational land.
[Amended 10-7-2009 by Ord. No. 2009-6]
(6)
If the adjoining property is undeveloped land, the Borough Council
shall require that such land be provided at the property boundary
of the development in order that it may be added to land provided
for park and recreation purposes on the adjoining tract at such time
that the adjoining property is developed.
[Amended 10-7-2009 by Ord. No. 2009-6]
B.
A minimum of 0.05 acre of land shall be reserved as park or recreational
land for each residential lot created in a subdivision or each dwelling
unit created in a land development.
C.
The developer may request that the Borough Council permit the provision
of park and recreational land other than through public dedication
of land as set forth above. The developer shall set forth, in writing,
the means by which he will fulfill this requirement, which may include
the payment of a fee in lieu of dedication of all or a portion of
the amount of land required to be dedicated, construction of recreational
facilities, the private reservation of land, or any combination of
dedication, fees, construction of recreational facilities or private
reservation.
[Amended 10-7-2009 by Ord. No. 2009-6]
(1)
If the applicant and the Borough mutually agree, the payment of a fee shall be required in lieu of dedicating required public park and recreation land. Such fee shall be $2,500 per dwelling unit, unless amended by future ordinance of the Borough Council. All fees shall be held and used by the Borough in accordance with the requirements of Article V, Section 503(11), of the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10503(11).
(2)
If the developer proposes to construct recreational facilities, the
developer shall present a sketch plan of such facilities and an estimate
of the cost of construction.
(3)
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Borough the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code,[2] dealing with the maintenance of common open space in planned
residential developments. Notwithstanding the foregoing, the developer
may request that the Borough Council approve transfer of the land
to an organization dedicated to the conservation of natural resources
with deed restrictions preventing further development acceptable to
the Borough Solicitor.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
(4)
The developer shall enter into an agreement with the Borough setting
forth the fees to be paid, the facilities to be constructed or the
land to be privately reserved and the method of its maintenance. All
such agreements shall be in a form satisfactory to the Borough Solicitor
and shall be provided prior to final plan approval.
