Borough of Jacobus, PA
York County
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Table of Contents
Table of Contents
[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]
(1) 
Public safety and convenience.
(2) 
Parking in commercial and industrial areas and in areas of high-density residential development.
(3) 
Widening existing streets (right-of-way) where the width does not meet the requirements of the preceding paragraphs.
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. 
Center-line grades shall not be less than 0.5%.
B. 
Center-line grades shall not exceed the following:
(1) 
Minor streets: 10%.
(2) 
Collector and arterial streets: 6%.
C. 
Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having not greater than four-percent grades.
D. 
Maximum grade within any intersection shall not exceed 1%.
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.
(1) 
Front on public street. All residential lots in subdivisions shall front on a street.[3]
[3]
Editor's Note: The original paragraph entitled "building setback," which immediately followed this subsection, was repealed 10-7-2009 by Ord. No. 2009-6.
[2]
Editor's Note: Original Subsections A, B, C and D, which immediately preceded this subsection, were repealed 10-7-2009 by Ord. No. 2009-6.
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.
[1]
Editor's Note: See Ch. 250, Zoning.
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:
(1) 
Provision of adequate sites for type of buildings proposed.
(2) 
Zoning requirements.[1]
[1]
Editor's Note: See Ch. 250, Zoning.
(3) 
Topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation.
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.
B. 
Drainage facilities shall be provided:
(1) 
To permit unimpeded flow of natural watercourses.
(2) 
To ensure adequate drainage of all low points.
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
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.