[Ord. 1113, 1/19/2010]
A.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, morals and general welfare.
B.
With the consent of the applicant, additional conditions may be applied
to any application for subdivision and/or land development by the
applicable and defined approving body of the Borough.
[Ord. 1113, 1/19/2010]
B.
Land shall be suited to the purposes for which it is to be used.
C.
Land subject to hazards to life, health or property shall not be
used until all such hazards, including but not limited to chemical,
soil, access, and drainage hazards, have been eliminated or unless
adequate safeguards against hazards are provided by the subdivision
and/or land development plan.
D.
A subdivision and/or land development shall conform to Borough land
use plans, adjacent land use patterns and other official maps of the
Borough or to such parts thereof as shall have been officially prepared
and adopted by Borough agencies for the locality in which the subdivision
and/or land development is located.
E.
Proposed subdivision and/or land development shall be coordinated
with existing nearby neighborhoods so that the community as a whole
may develop harmoniously.
[Ord. 1113, 1/19/2010]
A.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially adopted by the Borough.
B.
Proposed streets shall further conform to such county and state road
and highway plans as have been adopted and filed as prescribed by
law.
C.
Streets shall be logically related to the topography so as to produce
usable lots and reasonable grades.
D.
Access shall be given to all lots and portions of the tract in the
subdivision and/or land development and to adjacent unsubdivided territory.
Streets giving such access shall be improved to the limits of the
subdivision(s) and/or land development(s). Remnants, reserve strips
and landlocked areas shall not be created.
E.
Streets shall be classified according to their functions.
(1)
Minor, including cul-de-sac streets: intended primarily to provide
access to abutting properties. The standards given are for streets
serving residential properties and assume light traffic flow and street
parking.
(2)
Collector: streets which, in addition to serving abutting properties,
intercept minor streets, connect with community facilities, and are
intended primarily to serve neighborhood traffic. Standards assume
medium traffic flow and street parking on both sides.
(3)
Major streets: streets serving large volumes of comparatively
long-distance traffic at high speed and intended primarily for intercity
and commuter traffic and include facilities classified as main and
secondary highways by the Pennsylvania Department of Transportation.
F.
Streets shall be laid out to preserve the integrity of their design.
G.
Minor streets shall be laid out to discourage through traffic, but
provision for street connections into and from adjacent areas will
generally be required.
H.
If lots resulting from original subdivision and/or land development
are large enough to permit resubdivision, or if a portion of the tract
is not subdivided, adequate improved rights-of-way to permit further
subdivision shall be provided as necessary.
I.
Where a subdivision and/or land development abuts or contains an
existing or proposed major street, the Planning Commission may require
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 street, and separation of local
and through traffic.
J.
New half or partial streets will not be permitted, except where essential
for reasonable subdivision of a tract in conformance with the other
requirements and standards of this chapter and where, in addition,
satisfactory assurance for dedication of the remaining part of the
street can be secured.
K.
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 and improved.
L.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts. No stub shall be permitted
unless improved with a cul-de-sac, which would be removed when the
stub is connected to the street in the adjoining tract.
M.
New streets shall be laid out to continue existing streets at equal
or greater width as regard to cartway and right-of-way where such
continuations are reasonable and practicable.
N.
Continuation of existing streets shall be known by the same name.
Names for new streets shall not duplicate or closely resemble names
of existing streets and shall be established by the Borough Council.
The landowner and/or developer shall provide street name signs at
intersections, and such signs shall be of the type approved by the
Borough.
O.
Where a subdivision and/or land development abuts a railroad right-of-way,
proposed streets shall not be permitted to cross any railroad right-of-way
without consent of the Public Utility Commission or applicable railroad
authority.
P.
Cul-de-sac streets.
(1)
Cul-de-sac streets permanently designed as such shall not be
less than 250 feet and shall not exceed 500 feet in length, measured
from the furthest point on the outer curb radius to end of the tangent,
or provide access to more than 20 dwelling units.
(2)
Cul-de-sac streets shall be provided at the closed end with
a paved turnaround or apron having an outside road diameter of at
least 80 feet and a property line diameter of at least 100 feet.
(3)
Unless future extension of a cul-de-sac street is clearly impractical
or undesirable, the turnaround right-of-way shall be placed adjacent
to a property line, and a right-of-way of the same width as the street
shall be carried to the property line in such a way as to permit future
extension of the street into the adjoining tract. Drainage of a cul-de-sac
shall preferably be towards the open end, in the absence of storm
drains.
[Ord. 1113, 1/19/2010]
A.
Widths. Minimum street right-of-way and cartway (roadway) widths
shall be as follows:
|
Table 2: Street Width Criteria
| ||
|---|---|---|
|
Type
|
Width
| |
|
Right-of-Way
(feet)
|
Cartway and Curbing
(feet)
| |
|
Minor street
|
50
|
34
|
|
Collector street
|
60
|
36
|
|
Major street
|
80
|
Per PennDOT
|
|
Alleys
|
See § 22-605
| |
B.
Alignment.
(1)
Whenever street lines are deflected in excess of 5°, connection
shall be made by horizontal curves.
(2)
Centering radii for horizontal curves shall ensure adequate
sight distance. Sight distance shall be calculated in accordance with
Borough standards.
(3)
Except on minor streets, a tangent shall be required between
curves; however, a long-radius curve shall be preferred in all cases
to a series of curves and tangents. Tangents of 100 feet shall be
required between reverse curves.
(4)
Proper superelevation shall be required when curved radii are
less than the following: 500 feet on major streets and 200 feet on
minor and collector streets; and where the speed limit is in excess
of 30 miles per hour, proper superelevation shall be required in accordance
with Pennsylvania Department of Transportation standards.
(5)
Clear sight distances shall be provided in accordance with Pennsylvania
Department of Transportation Publication 441. Reductions in sight
distances at stop-controlled intersections may be granted at the discretion
of the Borough Engineer.
C.
Grades.
(1)
Minimum permissible center-line grades shall be 1% for bituminous
concrete cartways and 0.5% for cement concrete cartways or streets
with cement concrete gutters.
(2)
Table 3.
|
Table 3: Center Lines and Vertical Curves
| ||
|---|---|---|
|
Type
|
Center-Line Grades
(maximum)
|
Vertical Curve Distances
(feet)
|
|
Minor street/alley
|
8%
|
200
|
|
Collector street
|
6%
|
300
|
|
Major street
|
6%
|
400
|
|
Cul-de-sac
|
4%
|
—
|
(a)
Vertical curves shall be used at changes of grade exceeding
1% and shall be designed in relation to the extent of grade change.
(b)
At the approach to an intersection and when the grade exceeds
7%, a leveling area shall be provided having not greater than 4% grades
for a distance of 40 feet measured from the nearest right-of-way line
of the intersection street.
(c)
A combination of minimum-radius horizontal curves with maximum
street grades shall not be permitted.
D.
Intersections.
(1)
Streets shall be laid out to intersect at as nearly as possible
to 90° angles. No street shall intersect another at an angle less
than 60°.
(2)
Multiple intersections involving a junction of more than two
streets shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety.
(3)
Clear sight triangles of 25 feet, measured along the right-of-way
from their point of junction, shall be provided at all intersections
of minor streets; and no building, planting, or other obstruction
shall be permitted within such sight triangles which exceeds two feet
above the center line of the street.
(4)
At proposed intersections where traffic intersects with a collector
or major street, the traffic to be controlled by a stop sign must
have sight distance acceptable to the Borough Engineer to enable the
stopped vehicle to cross the collector or major street. Clear sight
distances shall be provided in accordance with Pennsylvania Department
of Transportation Publication 441.
(5)
To the fullest extent possible, intersections with major streets
shall be located not less than 800 feet apart, measured from center
line to center line.
(6)
Streets entering opposite sides of another street shall be laid
out either directly opposite one another or with a minimum offset
of 200 feet between their center lines. The minimum offset may be
reduced to 125 feet with the incorporation of approved traffic-calming
devices.
(7)
Maximum grades within any intersection shall not exceed 2% and
approaches to an intersection shall follow a straight course for 100
feet.
(8)
Curb radii at intersections shall be according to the following
schedule of minimum lengths: minor streets, 25 feet; collector traffic
streets, 30 feet; and major streets, 35 feet. Where streets of different
categories intersect, the requirements for the greater distance shall
apply.
(9)
At intersections, the street right-of-way line shall be parallel
to the curbline.
E.
Drainage. Unless otherwise regulated by Chapter 26, Water, Part 1, Stormwater Management, of the Mechanicsburg Borough Code, the following provisions shall apply:
(1)
Storm sewers, culverts, and related installations shall be provided
to permit unimpeded flow of natural watercourses, to drain all low
points along streets, and to intercept stormwater runoff along streets
at intervals reasonably related to the extent and grade of the entire
area drainage.
(2)
In the design of storm sewerage installations, special consideration
shall be given to avoidance of problems which may arise from concentration
of stormwater runoff over adjacent properties. Drainage releases for
discharge onto downstream properties shall be provided in accordance
with Borough standards.
(3)
The slope of the crown of minor and collector streets shall
be 2%. Where drainage is provided in the center of the cartways, slopes
within the same limit shall be provided.
(4)
Storm sewers, as required, shall be placed in front of the curb
when located in a street right-of-way. When located in undedicated
land, they shall be placed within an easement not less than 20 feet
wide, as approved by the Borough Engineer.
(5)
Storm sewers shall have a minimum diameter of 15 inches and
a minimum grade of 1/2%. Changes in alignment shall be by straight
sections connected by inlets or manholes.
(6)
Manholes shall be not more than 300 feet apart on sizes up to
24 inches and not more than 500 feet apart on greater sizes. Inlets
may be substituted for manholes on approval by the Borough Engineer.
(7)
Inlets and manhole covers and frames shall conform to the Borough
standards. At street intersections, inlets shall be placed in the
tangent and not in the curved portion of the curbing.
(8)
Stormwater roof drains shall not discharge water directly over
a sidewalk, driveway or parking area but shall connect with the gutter
or storm sewer.
(9)
Bridges and culverts shall have ample waterway to carry expected
flows. Culverts shall be provided with wing walls and shall be constructed
for the full width of the right-of-way. Bridges shall be provided
with a paved flow line and with deep aprons and wing walls at each
end. Bridges shall be constructed no narrower than the cartway of
the road they serve; and, in addition, sidewalks on one or both sides
shall be required.
(10)
Storm drainage facilities shall be designed to remove the anticipated
increase in runoff that will occur when all undeveloped adjacent property
at a higher elevation is fully developed.
F.
General development standards.
(1)
Street cuts shall be provided with side slopes no steeper than
one vertical to two horizontal, and streets on fill shall be provided
with side slopes no steeper than one vertical to two horizontal. Such
slopes shall be suitably planted with perennial grasses or other vegetation
to prevent gulleying and erosion. Gutters and/or swales in conformance
with Borough standards shall be provided on cut slopes. Dish gutters
may be required.
(2)
Sidewalks shall be required on both sides of a street in residential
and nonresidential areas. Sidewalk width shall not be less than five
feet. Greater width may be required in high-density residential developments
and nonresidential areas. Sidewalks shall be located as required by
the Borough in the street right-of-way with grade and paving continuous
across driveways.
(3)
Shade trees shall be provided in compliance with the provisions of this chapter, Chapter 25, Trees, of the Mechanicsburg Borough Code, and any other applicable Shade Tree Commission regulations and shall be planted so as not to interfere with the installation or maintenance of sidewalks and utilities. Street rights-of-way (existing or planned to be dedicated to the Borough) adjacent to or located within new subdivisions and/or land developments shall have shade trees planted along both sides of the streets. The street offset and horizontal spacing of the shade trees shall comply with the provisions set forth in Chapter 25, Trees, of the Mechanicsburg Borough Code and resolutions of the Borough Council promulgated thereunder.
(4)
The yard areas and other areas not used for buildings, parking
lots, driveways, sidewalks, and other paved areas shall be planted
with vegetative material as shown on the landscape plan which shall
be submitted to the Planning Commission for review. Such plantings
shall contain not less than the following minimum plant material:
(a)
Not less than 30% of the total area of the tract shall be lawn
area planted in grass or ground cover.
(b)
Not less than 5% of the total area of the tract shall be planted
in shrubbery. Such shrubbery shall be not less than 1 1/2 feet
in height, and each bed of such shrubbery area shall be planted with
shrubbery spaced according to generally accepted standards.
(c)
Not less than one tree shall be planted for each 3,000 square
feet of the total area of the tract. Each tree shall be not less than
2 1/2 inches in diameter and of a species approved by the Shade
Tree Commission.
(5)
Hedges, fences and walls or other obstructions shall not be
placed or planted in the right-of-way of any street.
(6)
Curbing shall be provided for the full length of all streets
(excluding alleys).
(7)
Material and construction standards for streets, curbs and gutters,
storm and sanitary sewers, and sidewalks shall conform to the Borough
standards; and construction and installation of all facilities shall
conform to the Borough specifications and be subject to inspection
by appropriate Borough officials.
(8)
All utility lines and services which serve five or more dwellings
or other uses shall be placed underground, if approved by the utility
owners.
(9)
Underground utilities shall be put in place, connected and approved
before the sidewalks and streets are constructed and before any person
is permitted to occupy any building to be served by such utilities.
[Ord. 1113, 1/19/2010]
A.
Alleys are permitted and encouraged to minimize direct driveway access
to major streets.
B.
As applicable to existing alleys where adjacent lot(s) are improved
or developed, improvements to existing alleys shall be completed by
the landowner and/or developer.
C.
Alleys in residential developments shall have a minimum width of
20 feet and be curbed with a minimum paved surface of 16 feet. Where
alleys serve dwellings only on one side, the Borough may permit a
paved alley surface of not less than 12 feet.
D.
Alleys shall be required in commercial and industrial districts,
except where other adequate provision is made for off-street loading
and parking consistent with the use proposed. Where required, alleys
in commercial or industrial districts shall have a minimum paved width
of 22 feet.
E.
Dead-end alleys shall be avoided; but where this proves impossible,
they shall be terminated with a paved circular turnaround of dimensions
acceptable to the Borough Engineer for safe use by large vehicles.
Minimum dimensions shall comply with Borough construction standards.
F.
Alley intersections and sharp changes in alignment shall be avoided;
but where necessary, corners shall be rounded or cut back to permit
safe vehicular circulation. Turning radii at an intersection(s) of
an alley and a street or other cartway shall be designed and constructed
to be acceptable to the Borough Engineer.
G.
Private driveways on corner lots shall be located at least 40 feet
from the intersection and shall have such grades as to furnish a safe
and convenient parking space. Curb height shall be at least one inch
high above the gutter at driveway entrances.
[Ord. 1113, 1/19/2010]
A.
The length, width and shape of blocks shall be determined with regard
to:
(1)
Provisions of adequate sites for buildings of the type proposed.
(2)
Zoning requirements.
(3)
Topography.
(4)
Requirements for safe and convenient vehicular and pedestrian
circulation.
(a)
Blocks shall have a minimum length of 500 feet. In the design
of blocks longer than 1,100 feet, additional requirements may be defined
by the Borough in order to address satisfactory fire protection and
pedestrian access/circulation.
(b)
Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except where through lots with services by a minor
street are required along a major street, in which case the minimum
depth of such through lots shall be 150 feet.
[Ord. 1113, 1/19/2010]
A.
Lot dimensions and area shall be not less than specified by provisions of Chapter 27, Zoning, of the Mechanicsburg Borough Code.
(1)
Where capped sanitary sewer mains and house connections are
to be installed at the time of subdivision, and where studies indicate
that construction or extension of sanitary trunk sewers to serve the
property subdivided appears probable, the Borough may permit lots
smaller than outlined above, provided that soil and drainage data
submitted with the plan indicates that the temporary on-lot facilities
will function properly.
(2)
Where either or both water supply and sanitary sewage disposal are provided by individual on-site facilities, the Borough will require that the adequacy of the proposed facilities for each lot be certified in accordance with the procedures outlined in § 22-608, Sanitary Sewage Disposal, and § 22-609, Water Supply.
(3)
All lots where on-lot sewage disposal facilities are proposed
utilizing tile fields must be of a size and shape to accommodate the
required length of tile field at a safe distance and at a lower elevation
than the proposed building.
B.
If parking is required by Chapter 27, Zoning, of the Mechanicsburg Borough Code, at least one paved off-street parking space back of the front building setback line with access to a street or alley shall be provided for each dwelling unit. Where such access is to be a major street, adequate turnaround space shall be provided on the lot.
C.
Side lot lines shall be substantially at right angles or radial to
street lines.
D.
Residential lots shall abut a public street, existing or proposed.
E.
Through lots are permitted only where the lot is adjacent to a major
street.
F.
Reverse-frontage lots shall be required along major streets and highways
with an ultimate right-of-way of 80 feet or more.
G.
The 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.
H.
Where construction of buildings is to accompany the subdivision of
land, lots shall be laid out and graded to provide positive drainage
away from said buildings. On lots where individual on-site sewage
disposal facilities are used, the lots shall be graded to divert stormwater
from the proposed disposal field or seepage pit locations. Topsoil
shall be redistributed as cover and shall be stabilized by seeding
or planting.
I.
Final grades of all lots must be shown on the final plat, and retaining
walls shall be used wherever the slope exceeds a ratio of 2:1. Details
of retaining walls shall be provided in a form acceptable to the Borough
Engineer.
[Ord. 1113, 1/19/2010]
A.
The landowner and/or developer shall provide the highest type of
sewage disposal facility consistent with existing physical, geographical
and geological conditions and in accordance with Pennsylvania Department
of Environmental Protection standards and the applicable chapter(s)
of the Mechanicsburg Borough Code relating to sanitary sewers. The
following types of sanitary sewage disposal facilities are listed:
(1)
Public sanitary sewer and treatment plant system.
(2)
Community sanitary sewer and temporary sewage treatment plant.
(3)
Capped sewers with temporary on-lot facilities.
(4)
Septic tank with tile field or septic tank with seepage pit,
depending on results of soil tests and subsoil investigation.
(a)
Soil percolation tests to determine the suitability of the soil
for on-lot sewage disposal facilities must be performed for all new
subdivisions and/or land developments where buildings are not to be
connected to public or community sanitary sewers at the time of construction.
(b)
Soil percolation tests shall be supervised and certified by
a registered professional engineer. Where the approval of the Pennsylvania
Department of Environmental Protection is required, a copy of its
report of investigation and approval of the proposed sewage disposal
system may be submitted in lieu of certification by an engineer.
(c)
Soil percolation test results shall be accompanied by a description
of subsoil strata to a depth of four feet greater than the proposed
effluent disposal field or seepage pit. These data shall be obtained
from test borings at or near the site of each percolation test hole.
(d)
Where possible, soil percolation tests shall be performed at
or near the site of the proposed sewage disposal facility for each
lot according to the specifications of the Department of Environmental
Protection or as outlined in the Manual of Septic Tank Practice, United
States Department of Health, Education and Welfare. The Borough may
waive this requirement in whole or part for lots which are to be two
acres or larger in area.
(e)
The results of soil percolation tests shall be evaluated individually
for each lot in light of information from test borings and topographical
features at each respective test hole location.
(f)
All lots in any new subdivision and/or land development that
cannot be connected to the public sanitary sewer system at the time
of building construction shall be provided with an on-site sewage
disposal system consisting of a septic tank or tanks provided with
a cover to facilitate cleaning, connected with one or both of the
following:
[1]
Tile disposal field: wherever test results indicate that this
is the most desirable system.
[2]
Seepage pits (cesspool): wherever test results indicate that
the field will not function properly and that this is a desirable
system.
[a]
The design of proposed on-site sewage disposal
facilities shall as a minimum requirement meet the standards set up
by the State Department of Environmental Protection for the conditions
found at each individual site.
[b]
The complete system of sanitary sewers, including
laterals to the curbline, shall be laid usually in the center of streets
in accordance with plans meeting the requirements of the Borough Engineer,
the Municipal Authority and the Sanitary Water Board (Water Board)
of the Commonwealth of Pennsylvania. Depths, materials, distance between
manholes and other details of construction shall meet the requirements
of the foregoing Engineer, Authority and Water Board. Eight-inch PVC
pipe is required as a minimum, but under special conditions larger
sizes of pipe and/or other approved materials may be required. If
receiving sewers are not ready for connection, all termini shall be
capped. At the completion, the developer shall supply to the Borough
two sets of plans on Mylar showing details, location of manholes and
laterals from measurements made during the course of construction.
Requirements of this section may be waived by the Council for any
area in which outfall sewers are not planned for construction within
five years from the date of the application; and in such cases, the
applicant must produce a certificate from the Municipal Authority
attesting to this fact.
[Ord. 1113, 1/19/2010]
A.
All new subdivisions and/or land developments shall utilize a public
or semipublic water distribution system for the water supply where
a geographical location and accessibility to a common water source
make this type of system possible. Fire hydrants must be installed
at the applicant's expense at locations specified by the Borough
or its authorized representatives. Fire hydrants in residential areas
shall be located so that their distance from the projection of any
building frontage to the curb is not more than 500 feet, measured
along the curb. The Borough may, however, require closer spacing of
hydrants where deemed necessary. In commercial and industrial areas,
the Borough shall prescribe the location of hydrants.
B.
Where private water supply systems must be used as the principal
source of water in a new subdivision and/or land development, each
lot shall be of a size and shape to allow safe location of a well
on every lot; and the applicant must produce a certificate of nonavailability
of a public water supply system from the closest public water distributor.
C.
Where certification of individual on-site water supply systems is
required by the State Department of Environmental Protection, a copy
of this certificate will be required by the Borough.
[Ord. 1113, 1/19/2010]
A.
Easements with a minimum width of 20 feet shall be provided for common
utilities and drainage when provided in or over undedicated land.
B.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
C.
Where a subdivision and/or land development 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.
D.
The installation of all sewer, water, streetlights, and other utilities
shall be in strict accordance with the engineering standards and specifications
of the Borough Engineer and other utility companies concerned.
E.
There shall be a minimum distance of 25 feet, measured in the shortest
distance, between each proposed dwelling unit and any petroleum transmission
lines which may traverse the lot.
[Ord. 1113, 1/19/2010]
A.
In acting upon subdivision and/or land development plans, consideration
shall be given to the adequacy of existing or proposed community facilities
to serve the additional dwellings proposed by the subdivision and/or
land development.
(1)
Monuments of concrete shall be placed at property line intersections
with street rights-of-way, and iron pins at all other property corners
and indicating markers to be set upon recording, subject to the approval
of the Borough Engineer, to give full surveying control of each block,
lot and all areas of proposed dedication or public easement.
(2)
Monuments shall not be placed in the ground until final grading
is completed, and all other corners of every lot are to be marked
with iron pins.
[Ord. 1113, 1/19/2010]
A.
All residential subdivision and/or land development plans submitted
after the effective date of this chapter shall provide for suitable
and adequate recreation in order to:
(1)
Ensure adequate recreational areas and facilities to serve the
present and future residents of the Borough.
(2)
Maintain compliance with recreational standards as developed
by the National Recreation and Parks Association.
(3)
Reduce demand on existing recreational areas and facilities.
(4)
Ensure that all present and future residents have the opportunity
to engage in many and varied recreational pursuits.
(5)
Reduce the possibility of the Borough becoming overburdened
with the development and maintenance of many very small, randomly
placed and widely separated recreation areas.
(6)
Maintain compliance with the Mechanicsburg Recreation Plan,
as the same is amended from time to time.
B.
Land dedication requirements.
(1)
Residential uses. In the case of a residential subdivision and/or
land development, or that portion of a subdivision and/or land development
set aside for residential use, the applicant shall dedicate a contiguous
area containing a minimum of 625 square feet for each dwelling unit.
(2)
Nonresidential uses. The amount of land required to be dedicated
for recreational purposes by every applicant for any nonresidential
subdivision and/or land development proposing any new or enlarged
lot, structure or use shall be as follows:
(a)
Business and professional office uses: 300 square feet multiplied
by that number, rounded to the nearest one-hundredth, determined by
dividing the total gross square feet allocated to office space use
by 300.
(b)
All other commercial uses: 500 square feet multiplied by that
number, rounded to the nearest one-hundredth, determined by dividing
the total gross square feet allocated to commercial use by 500.
(c)
Industrial uses: 1,500 square feet multiplied by that number,
rounded to the nearest one-hundredth, determined by dividing the total
gross square feet allocated to industrial use by 1,500.
(d)
Institutional uses: 1,500 square feet multiplied by that number,
rounded to the nearest one-hundredth, determined by dividing the total
gross square feet allocated to institutional use by 500. Public uses
and facilities owned and operated by political subdivisions and public
school districts are excluded from the requirements of this provision.
(3)
Mixed-use subdivision and/or land development plans. In the
circumstance of mixed-use plans, the land dedication shall be calculated
using the requirements for each separate use, as specified in Subsection
B(1) and (2) above, as applicable, and the minimum land dedication
shall be the sum of the amounts calculated for each use.
(4)
A maximum of 25% of the total land area required by this section
to be provided for recreation may consist of floodplain areas and/or
slopes exceeding 3%.
(5)
Such land set aside shall be suitable to serve the purpose of
active and/or passive recreation by reason of its size, shape, location
and topography and shall be subject to the approval of the Borough
Council.
C.
Recreation area location criteria. The Planning Commission and the
Borough Council, in exercising their duties regarding subdivision
and/or land development plans, shall consider the following criteria
in determining whether to approve the proposed location of recreation
areas in the applicant's plan:
(1)
The site or sites shall be easily accessible from all areas
of the development to be served, have good ingress and egress and
have direct access (minimum 25 feet in width) to a street; however,
no street shall traverse the site or sites.
(2)
The site or sites shall have suitable topography and soil conditions
for use and development as a recreation area.
(3)
The size and shape for the site or sites shall be suitable for
development as a particular type of park.
(4)
When designing and developing these recreation areas, it shall
be done according to the standards established by the National Recreation
and Parks Association and in conformance with the Borough's Recreation
Plan.
(5)
The site or sites shall be easily accessible to essential utilities,
water, sewer, power, and site maintenance. However, no part of any
overhead utility easement, or any aboveground protrusion of any underground
utility, shall be permitted in active play areas of the site.
(6)
Should a development be proposed at a location contiguous to
any existing park or recreation area, dedicated recreational area
shall be provided, where practicable, as an expansion of the existing
facility.
D.
Recreation report. A recreation report shall be required for residential
developments of 50 or more dwelling units. Said report shall be prepared
by a certified park and recreation professional (CPRP) with the following
minimum considerations:
(1)
A description of the total projected number of residents in
their respective age groups.
(2)
A description of those existing public recreation facilities
located within a one-half-mile radius of the site.
(3)
A discussion on the adequacy of existing recreation facilities
to serve the proposed residents, taking into consideration current
usage.
(4)
A discussion of the potential for new recreation facilities
to be provided by the developer to accommodate new residents and/or
compensate for any anticipated deficiencies of the Borough's
recreational facilities.
(5)
A description of any facilities to be provided by the developer.
(6)
A description of responsibility for maintenance of any recreational
facilities to be provided by the developer.
(7)
A description of accessibility of the proposed facilities to
all Borough residents.
(8)
A description of any contributions that the developer will make
for Borough recreation needs in order to compensate for expected impacts.
(9)
The source of standards used in data presented.
E.
Waiver. In special circumstances, the Borough may waive any or all
of the preceding design standards. In such instances, the applicant
must demonstrate that the public will be better served by some alternate
design that would accomplish at least one of the following objectives:
(1)
Protection of important natural resources (e.g., streams, ponds,
wetlands, woodlands, unique geologic features, wildlife habitats,
aquifer recharge areas, etc.).
(2)
Protection of important historical and/or archaeological sites.
(3)
Integration of greenbelts throughout the development that link
residences with on-site or adjoining parks, schools, or other similar
features.
F.
Dedication to Borough.
(1)
The Planning Commission shall recommend whether public recreation
areas should be dedicated, and the site of those areas, to the Borough
Council.
(2)
Such area dedicated to the Borough for public use shall be suitable
for recreational purposes by reason of size, shape, location, topography
and access.
(3)
In its review and deliberation, the Planning Commission or Borough
Council may find dedication to be impractical because of the size,
shape, location, access, topography, drainage or other physical features
of the land, or for any other reason, and that such dedication would
adversely affect the subdivision and/or land development and its future
residents or occupants or that there is no land area within the proposed
subdivision and/or land development which is practical for dedication
to the public because of size, access, topography or other physical
characteristics.
(4)
When the Borough Council deems it to be in the public interest
to accept dedicated land, such acceptance shall be by means of a deed
of dedication, which shall include the description of the dedicated
recreation area.
G.
Fee in lieu of dedication.
(1)
Where the Borough Council determines, because of the size, shape,
location, access, topography or other physical features of the land,
or for any other reason, that it is impractical to dedicate land to
the Borough or set aside recreation area as required by this section,
the Borough, with the agreement of the applicant, shall require a
payment of a fee in lieu of dedication of such land, which shall be
payable to the Borough prior to approval of each final section of
the overall plan by the Borough Council.
(2)
The amount of the fee shall be as follows:
(a)
Fees for residential development. Every subdivision and/or land
development for residential purposes shall contribute an amount per
dwelling unit as defined and as may be updated from time to time by
the Borough Council.
(b)
Fees for nonresidential development. The applicant for every
subdivision and/or land development for any new or enlarged nonresidential
lot, structure or use shall pay the amount of the employee ratio as
defined and as may be updated from time to time by the Borough Council
as hereinafter specified:
[1]
Business and professional office use: one employee per 300 square
feet, and/or a pro rata portion rounded to the nearest one-hundredth,
of gross floor area.
[2]
All other commercial uses: one employee per 500 square feet,
and/or a pro rata portion rounded to the nearest one-hundredth, of
gross floor area.
[3]
Industrial uses: one employee per 1,500 square feet, and/or
a pro rata portion rounded to the nearest one-hundredth, of gross
floor area.
[4]
Institutional uses: one employee per 500 square feet, and/or
a pro rata portion rounded to the nearest one-hundredth, of gross
floor area. Public uses and facilities owned and operated by political
subdivisions, public libraries and public school districts or entities
are excluded from the requirements of this provision.
[5]
Mixed-use subdivision and/or land development plans. In the
circumstance of mixed-use plans, the fee shall be calculated using
the above requirements for each separate use, including the residential
requirements set forth in Subsection G(2)(a) when applicable, and
the minimum fee shall be the sum of the amounts calculated for each
use.
(3)
A fee authorized under this section shall, upon its receipt
by the Borough, be deposited in an interest-bearing account, clearly
identifying the general recreation land or facilities acquisition
for which the fee was received. Interest earned on such accounts shall
become funds of that account. Funds from such accounts shall be expended
only in properly allocable portions of the costs incurred to acquire
the general recreation land and/or construct the facilities for which
the funds were collected. Upon agreement of the developer, fees may
be set aside for acquisition of general recreation land or facilities,
or both, without reference to specific land or facilities.
(4)
Upon request of any person who paid any fee under this section,
the Borough shall refund such fee, plus interest accumulated thereon
from the date of payment, if the Borough has failed to utilize the
fee paid for the purposes set forth in this section within three years
from the date such fee was paid.
[Ord. 1113, 1/19/2010]
A.
As condition of approval of the final plat by the Borough, the landowner
and/or developer shall agree with the Borough to install all improvements
shown on the final plat.
B.
All improvements shall be constructed in accordance with the specifications
of the Borough.
C.
Where there are no Borough specifications, improvements shall be
constructed in accordance with specifications furnished by the Borough
Engineer or the Pennsylvania Department of Transportation.
D.
After approval of his plans by Council, the builder must immediately
make application to the electric company for installation of streetlights
in the development.
[Ord. 1113, 1/19/2010]
B.
General.
(1)
Where not prohibited by this chapter or any other laws or ordinances,
land located in any designated floodplain district may be platted
for development with the provision that the developer construct all
buildings and structures to preclude flood damage in accordance with
this chapter and any other laws and ordinances regulating such development.
(2)
Building sites for residences or any other type of dwelling
or accommodation shall not be permitted in any designated floodway
district. Sites for these uses may be permitted outside the floodway
district if the sites or dwelling units shall be elevated up to the
regulatory flood elevation. If fill is used to raise the elevation
of a site, the fill areas shall extend out laterally for a distance
of at least 15 feet beyond the limits of the proposed structures.
(3)
Building sites for structures or buildings other than for residential
uses shall also not be permitted in any designated floodway district.
Also, such sites for structures or buildings outside the floodway
shall be protected. However, the governing body may allow the subdivision
and/or land development of areas or sites for commercial and industrial
uses at an elevation below the regulatory flood elevation if the developer
otherwise protects the area to that height or assures that the buildings
or structures will be floodproofed at least up to that height.
(4)
If the Borough Council of the Borough of Mechanicsburg determines
that only a part of a proposed plat can be safely developed, it shall
limit development to that part and shall require that development
proceed consistent with this determination.
(5)
When a developer does not intend to develop the plat himself
and the Borough Council of the Borough of Mechanicsburg determines
that additional controls are required to ensure 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.
(a)
Excavation and grading. Where any excavation or grading is proposed
or where any existing trees, shrubs or other vegetative cover will
be removed, the developer shall consult the County Conservation District
representative concerning plans for erosion and sediment control and
to also obtain a report on the soil characteristics of the site so
that a determination can be made as to the type and degree of development
the site may accommodate. Before undertaking any excavation or grading,
the developer shall obtain a grading and excavation permit if such
is required by the Borough.
(b)
Drainage facilities. Storm drainage facilities shall be designed
to convey the flow of stormwater runoff in a safe and efficient manner.
The system shall ensure drainage at all points along streets and provide
positive drainage away from buildings and on-site waste disposal sites.
Plans shall be subject to the approval of the Borough Council of the
Borough of Mechanicsburg. The Borough Council of Mechanicsburg may
require a primarily underground system to accommodate frequent floods
and a secondary surface system to accommodate larger, less-frequent
floods. Drainage plans shall be consistent with local and regional
drainage plans. The facilities shall be designed to prevent the discharge
of excess runoff onto adjacent properties.
(c)
Streets. The finished elevation of the proposed streets shall
not be more than one foot below the regulatory flood elevation. The
Borough Council of Mechanicsburg may require, where necessary, 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.
C.
Sewer facilities. All sanitary sewer systems located in any designated
floodplain district, whether public or private, shall be floodproofed
up to the regulatory flood elevation.
(1)
The Borough Council of the Borough of Mechanicsburg shall prohibit
installation of sewage disposal facilities requiring soil absorption
systems where such systems will not function due to high groundwater,
flooding, or unsuitable soil characteristics or are proposed for location
in designated floodplain districts. The Borough Council may require
that the developer note on the face of plat and in any deed of conveyance
that soil absorption fields are prohibited in designated areas.
(2)
The Borough Council may prescribe adequate methods for waste
disposal. If a sanitary sewer system is located on or near the proposed
subdivision and/or land development, the Borough Council shall require
the developer to provide sewage facilities to connect to this system
where practical and shall prescribe the procedures to be followed
by the developer in connecting to the system.
(a)
Water facilities. All water systems located in any designated
floodplain districts, whether public or private, shall be floodproofed
up to the regulatory flood elevation. If there is an existing public
water supply system on or near the subdivision and/or land development,
the Borough Council shall require the developer to connect to this
system where practical and shall prescribe the procedures to be followed
by the developer in connecting to the system.
(b)
Other utilities and facilities. All other public and private
utilities and facilities, including gas and electric, shall be elevated
or floodproofed up to the regulatory flood elevation.
[Ord. 1113, 1/19/2010]
All subdivision and/or land development plans shall have a stormwater management study performed in accordance with Chapter 26, Water, of the Mechanicsburg Borough Code. Action on the stormwater management plan shall be made in conjunction with the development plan.
