A.
The following subdivision and land development principles, standards
and requirements will be applied by the Borough in evaluating plans
for proposed land developments.
B.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, and general welfare.
All land development plans must reflect a location which has
given consideration to the following factors:
A.
The location of the land development must conform to the Borough
Comprehensive Plan with respect to streets, public sites and proposed
utilities.
B.
Land shall be subdivided or developed only in conformance with all
other ordinances and regulations in effect in the Borough.
C.
Land subject to hazards of life, health, or property as may arise
from fire, floods, disease, excessive noise, falling aircraft, or
considered uninhabitable for other reasons may not be developed unless
the hazards have been removed or the plans show adequate safeguards
against them.
D.
A land development must be coordinated with existing land development
in the neighborhood so that the entire area may be developed harmoniously.
E.
Subdivisions or land developments shall be designed to avoid the
necessity for excessive cut or fill.
F.
All portions of a parcel being subdivided or developed shall be taken
up in lots, streets, public lands or other proposed uses so that remnants
and landlocked areas are not created.
In the layout of any land development:
A.
Every step should be taken to preserve all natural and historic features
which will add attractiveness and value to the property. Some of these
features are large trees or groves of trees, watercourses, scenic
views, historic areas and structures, similar community assets and
landmarks on the basis of Borough determination.
B.
Land subject to flooding or other hazards to life, health or property and land deemed to be topographically unsuitable shall not be planned for residential occupancy or for such other uses as may increase danger to health, life or property or aggravate erosion or flood hazard until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the land development plans. Such land within the development shall be set aside on the plan for uses as shall not be endangered by periodic or occasional inundation or shall not produce unsatisfactory living conditions. All development within areas mapped on the basis of the Flood Insurance Study prepared by the Federal Emergency Management Agency, latest revision, shall be developed only in strict accordance with Chapter 213, Floodplain Management, of the Code of the Borough of Spring Grove.
All streets, public and private, proposed to be constructed
within the Borough shall conform to the following general design requirements:
A.
Proposed streets shall be planned with regard to the existing street
system, public convenience in terms of fire protection and pedestrian
traffic, probable volumes of traffic, existing and proposed use of
land on abutting properties and future development extensions of the
street system.
B.
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 parcels suitable for future development.
C.
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
D.
The streets must be properly located and built with regard to the
proposed traffic functions, including the minimization of through-traffic
on minor streets and the protection of major street capacities from
excessive marginal access.
E.
The arrangement, character, extent, width, grade and location of
all streets and highways must conform to any applicable Borough Comprehensive
Plan or Official Map.
Where a subdivision abuts or contains an existing or proposed
arterial the Borough may require the following treatment:
A.
Marginal access streets. Access streets between arterial streets
and abutting properties.
B.
Reverse frontage. Deep lot fronting on a minor street which backs,
without access, onto an arterial and which is screened from the arterial
by a fence or wall and plantings.
C.
Rear service drive. Deep lot with additional building setback and
vehicular service drive in the rear.
D.
Such other treatment as may be necessary for protection of residential
properties and protection of the capacity of arterial streets from
excessive marginal access.
A.
Width. Minimum widths for all streets shall be as follows:
|
Classification
|
Minimum Right-of-Way Width
(feet)
|
Minimum Roadway Width
(feet)
| |
|---|---|---|---|
|
Arterial or limited access street
|
As determined by the Borough after consultation with the Borough
Engineer, York County Planning Commission and the Pennsylvania Department
of Transportation
| ||
|
Collector street
|
60
|
36 (see Appendix 1[1])
| |
|
Minor street
|
50
|
28 (see Appendix 1[2])
| |
|
Half or partial street
|
50
|
28
| |
|
Permanent cul-de-sac street
|
50
|
28
| |
|
Marginal access street
|
50
|
26
| |
|
Service drive (lane or alley)
|
24
|
24
| |
[1]
Editor's Note: Appendix 1 is included as an attachment to this chapter.
[2]
Editor's Note: Appendix 1 is included as an attachment to this chapter.
B.
Exceptions to width requirements. Provisions for additional right-of-way
and roadway width may be required when determined to be necessary
for the public health, safety and convenience. Conversely, at the
discretion of the Borough Council, right-of-way and roadway width
may be reduced in instances where existing development and/or street
conditions warrant. Such adjustments may be made where it is necessary
to avert an adverse impact upon existing residential areas while providing
safe, convenient access and circulation within the Borough.
C.
Existing frontage along a street of improper right-of-way width. In the case of a plan for a land development fronting on an existing public road of improper right-of-way width, the developer shall provide any required dedication of land for widening the existing right-of-way to meet the minimum right-of-way standard as specified in § 350-30A). The right-of-way to be dedicated must be measured from the center line of the existing roadway. Where uncertainty exists as to the road classification, it shall be as specified in the Borough Comprehensive Plan.
D.
Dead-end streets. Dead-end streets shall be prohibited, except when
designed as temporary cul-de-sac streets by the developer on his own
land in order to permit future street extensions into adjoining parcels.
These temporary dead-end streets must be approved by the Borough and
indicated on the plans. Also, they must be constructed to the same
standards as permanent culs-de-sac, minus the curbing requirements
at the terminus of the cul-de-sac. The turnaround is to be removed
by the developer extending the existing street.
E.
Cul-de-sac streets. Cul-de-sac streets shall be a minimum of 250
feet in length and a maximum of 500 feet in length unless topographic
conditions and/or parcel shape warrant an increase that is approved
by the Borough. They must be provided with a paved turnaround with
a minimum diameter of 100 feet to the outside curb and 120 feet to
the legal right-of-way (see diagram, Appendix 2[3]).
[3]
Editor's Note: Appendix 2 is included as an attachment to this chapter.
F.
The length of a cul-de-sac street shall be measured from the center
of the turnaround to the point of intersection of the center line
of the cul-de-sac street and the right-of-way line of the intersecting
street.
G.
Half or partial streets.
(1)
New half or partial streets will not be permitted, except where essential
to provide reasonable access to a subdivision of a parcel 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 obtained.
(2)
Whenever there is an existing half street adjacent to a parcel to
be developed, then the other half of the street shall be platted and
dedicated within such parcel unless otherwise determined by Borough
Council.
H.
Private streets. Private streets shall be permitted only when such
private streets conform to the specifications and requirements of
minor streets as specified in this chapter.
I.
Horizontal curves.
(1)
Where connecting street lines deflect from each other at any one
point, the lines must be connected with a true, circular curve. The
minimum radius of the center line for the curve must be as follows:
|
Type of Street
|
Minimum Radius
(feet)
| |
|---|---|---|
|
Arterial
|
500
| |
|
Collector
|
300
| |
|
Minor
|
175
|
(2)
Straight portions of the street must be tangent to the beginning
or end of curves. Except for minor streets, there must be a tangent
of at least 100 feet between reverse curves (see diagram, Appendix
3[4]). For curves on arterial streets, proper superelevation
must be provided as required by the Borough and the Pennsylvania Department
of Transportation. Broken-back curves should be avoided.
[4]
Editor's Note: Appendix 3 is included as an attachment to this chapter.
(3)
Proper sight distance must be provided with respect to horizontal
alignment, measured along the center line, from height of eye (3.5
feet above grade) to the height of an object on the roadway (0.5 feet),
the following minimum sight distances must be maintained.
|
Design Speed
(miles per hour)
|
Minimum Stopping Sight Distance
(feet)
| |
|---|---|---|
|
60
|
525
| |
|
55
|
450
| |
|
50
|
400
| |
|
45
|
325
| |
|
40
|
275
| |
|
35
|
225
| |
|
30
|
200
| |
|
25
|
150
| |
|
20
|
125
|
J.
Vertical curves.
(1)
Changes in grade in excess of 1% shall be joined by vertical curves.
Proper sight distance must be provided with respect to vertical alignment
to permit the following minimum sight distances:
|
Minimum Stopping Sight Distance
| |||
|---|---|---|---|
|
Design Speed
|
Crest
(feet)
|
Sag
(feet)
| |
|
60
|
190
|
120
| |
|
50
|
110
|
90
| |
|
40
|
60
|
60
| |
|
30
|
30
|
40
| |
|
20
|
10
|
20
| |
(2)
Sight distance shall be measured along the center line, from height
of eye (3.5 feet) to height of object on roadway (0.5 foot).
K.
Grades.
(1)
The center-line grades of streets must meet the following requirements.
|
Type of Street
|
Minimum Grade
|
Maximum Grade
| |
|---|---|---|---|
|
Arterial streets
|
1%
|
4%
| |
|
Collector streets
|
1%
|
7%
| |
|
Minor and all other streets
|
1%
|
10%
|
(2)
Streets, except for arterials and collectors, however, may have a
grade not to exceed 12% for a distance of not more than 500 feet (see
diagram, Appendix 4[5]).
[5]
Editor's Note: Appendix 4 is included as an attachment to this chapter.
(3)
The grade within the diameter of a turnaround at the terminus of
a permanent cul-de-sac shall not exceed 5%.
L.
Crown. The slopes of the crown on residential service and neighborhood
collector streets shall be at least 1/4 inch per foot but not more
than 3/8 inch per foot as directed by the Borough Engineer. This applies
only to straight sections of road. Where a curve is banked to reduce
lateral vehicular acceleration as required by the design speed of
the road, the crown requirement is eliminated.
A.
Angle of intersections. Intersections must be as nearly at right
angles as possible. However, in no case should they deviate from the
standards below:
|
Type of Intersection
| |||||
|---|---|---|---|---|---|
|
Arterial With Arterial
|
Arterial With Collector
|
Collector With Collector
|
Collector With Minor
|
Minor With Minor
| |
|
Angle of intersection of street center lines
|
90°
|
75° to 105°
|
75° to 105°
|
75° to 105°
|
75° to 105°
|
B.
Intersection grades. Intersections must be approached on all sides
by level areas. Where the grade exceeds 7%, these level areas must
have a minimum length of 50 feet (measured from the intersection of
the center lines) within which no grade may exceed a maximum of 4%
(see diagram, Appendix 5[1]).
[1]
Editor's Note: Appendix 5 is included as an attachment to this chapter.
C.
Intersection curve radii.
(1)
Design of curb or edge of pavement must take into account such conditions
as types of turning vehicles, likely speeds of traffic, angle of turn,
number of lanes, and whether parking is permitted; however, curb or
edge of pavement radii must not be less than the following:
|
Type of Intersection
|
Minimum Simple Curve Radii of Curb or Edge of Pavement
(feet)
| |
|---|---|---|
|
Arterial with arterial
|
40 feet or more, as determined after consultation with Pennsylvania
Department of Transportation
| |
|
Arterial with collector and minor
|
35
| |
|
Collector with collector
|
30
| |
|
Collector with minor street
|
25
| |
|
Minor street with minor street
|
20
|
(2)
Three-centered compound curves equivalent to the above minimum simple
curves are permitted and encouraged where applicable.
(3)
Radius corners or diagonal cutoffs must be provided on the property
lines substantially concentric with, or parallel to, the cord of the
curb radius corners.
D.
Clear sight triangles.
(1)
Proper sight clearance must be maintained at all street intersections.
Measured along the center line of the street, there shall be a clear
sight triangle with sides as follows:
|
Type of Street
|
Clear Sight Triangle Side
(feet)
| |
|---|---|---|
|
Arterial
|
150
| |
|
Collector
|
75
| |
|
Minor
|
75
|
(2)
No obstructions or plantings higher than three feet shall be permitted
within such triangles (see diagram, Appendix 6).
E.
Distance between intersections. Shall be in accordance with the following:[2]
|
Type of Intersection
| |||||
|---|---|---|---|---|---|
|
Arterial with Arterial
(feet)
|
Arterial with Collector and Minor
(feet)
|
Collector with Collector
(feet)
|
Collector with Minor
(feet)
|
Minor with Minor
(feet)
| |
|
Minimum distance between center lines of intersections
|
800 (see Appendix 7)[3]
|
800
|
500
|
500
|
200
|
|
Minimum separation of center lines for streets not in alignment
|
Must be in alignment with planned or proposed streets entering
from opposite side.
|
150
|
150
| ||
[2]
Editor's Note: Appendix 6 is included as an attachment to this chapter.
[3]
Editor's Note: Appendix 7 is included as an attachment to this chapter.
F.
Intersection sight distance. All intersections shall be designed
to provide adequate sight distance with regard to both horizontal
and vertical alignment. The criteria for measuring sight distance
are dependent on the height of the driver's eye above the roadway
surface, the specified object above the roadway surface, and the height
of sight obstructions within the line of sight. For calculating stopping
sight distances, the height of the driver's eye above the roadway
surface shall be considered as 3 1/2 feet, and the height of
the object shall be considered as six inches above the roadway surface.
The following are minimum sight distances.[4]
[4]
Editor's Note: The Minimum Sight Distances Table is included as an attachment to this chapter.
Streets must be surfaced and paved to the grades and dimensions
drawn on plans, profiles, and cross-sections submitted by the applicant
and approved by the Borough. Before paving the street surface, the
applicant must install required utilities and provide, where necessary,
adequate subsurface drainage for the streets, as acceptable to the
Borough. The street must be constructed according to the following
specifications:
A.
Subbase. The subbase may consist of existing material if approved
by the Borough Engineer. If not approved, the subbase shall consist
of six inches of No. 2RC crushed aggregate.
B.
Base course. The base course shall consist of PA No. 4 Crushed Aggregate
screened in place and compacted to a minimum thickness of eight inches.
C.
Binder course. Binder course shall consist of ID-2 binder material
compacted to a minimum thickness of two inches.
D.
Wearing course.
(1)
Wearing course shall consist of ID-2 wearing material compacted to
a minimum thickness of one inch.
(2)
The Borough shall decide if a collector or arterial street is required
as a direct result of the construction of the development in which
case the applicant is responsible for paving the additional width
required.
The Borough shall require the installation of curbs, gutters
and/or sidewalks in any land development where the evidence indicates
that such improvements are necessary. Where required, such improvements
shall be installed according to the following specifications:
A.
Curbs. Curbs shall be required on all streets to control stormwater
runoff and prevent erosion and deterioration of streets. On minor
streets, the slant curb or vertical curb may be used. On collector
or arterial streets, only the vertical curb may be used. The transition
from one type of curb to another may be effected only at a street
intersection. All vertical and slant curbs shall be constructed of
portland cement concrete.
B.
Sidewalks. Sidewalks shall be required in all developments to provide
access to schools, shopping areas, playgrounds and other community
facilities.
(1)
Width and location. All sidewalks shall have a surface of four feet
in width. However in cases where an extension of, or connection to,
an existing sidewalk of lesser or greater width is proposed, the new
sidewalk shall taper to meet the existing sidewalk. Such taper shall
begin and end within five feet of the existing walk. All sidewalks
must commence one foot inside the right-of-way line and extend toward
the curbline.
(2)
Construction specifications. Sidewalks shall be constructed of concrete
and be four inches thick unless under a driveway, in which case a
thickness of six inches is required. Upon a properly prepared subgrade,
four inches of PA DOT 2RC crushed stone shall be properly compacted
using a mechanical tamper. Upon the crushed stone, the sidewalks shall
be constructed by putting concrete in separate slabs 30 feet in length.
The slabs shall be completely separated by 1/4 inch expansion joints
and scored every five feet. The minimum bearing strength of the stone
subgrade shall be 2,000 pounds per square inch and shall be air entrained.
A.
Service streets. Service streets are prohibited in land developments
unless the developer can prove the need for such streets and provided
they are not the primary means of access to abutting properties.
B.
Dead-end service drives. Where service drives dead-end, they must
be provided with a paved turnaround with a minimum diameter of 40
feet or a paved Y turnaround of sufficient size for the vehicles which
will use such drives.
C.
Access streets shall be laid out to provide access to all lots and
to adjacent undeveloped areas, and the developer shall improve these
streets to the limits of the development.
D.
Reserve strips. Controlling access to the development or to adjacent
areas by means of reserve strips is prohibited except when their control
is placed in the jurisdiction of the Borough under conditions approved
by the Borough Council.
E.
Street names. No street names shall be used which will duplicate
or be confused with the name of an existing street or approximate
such names by the use of suffixes such as "lane," "street," "way,"
"drive," "court," "avenue," etc. New streets shall bear the same name
of the existing or platted street of which they are a continuation
or with which they are in alignment. Street names must be approved
by the Borough Council.
F.
Street name signs. The land development shall be provided with street
name signs at all street intersections. Street name signs shall be
furnished and installed by the Borough after adoption of the street.
The costs of furnishing and installing street name signs will be borne
by the developer as part of the improvement costs.
G.
Street trees. For safety, convenience, and the attractiveness of
the land development, the Borough may require street trees. Planting
of street trees, whether required by the Borough or proposed by the
developer, must conform to the following:
(1)
The trees must have a minimum caliper of 1 1/2 inches.
(2)
The trees must be planted between the sidewalk and setback line at
least five feet from the sidewalk.
(3)
The trees must be uniformly spaced not less than 50 feet nor more
than 100 feet apart along the entire length of each street within
the development.
(4)
Varieties proposed must be acceptable to the Borough.
(5)
Street trees shall not be planted until the finished grading of the
land development has been completed.
H.
Streetlights.
(1)
For the safety, convenience, and attractiveness of the development,
on-site or public streetlights shall be installed unless conditions
require otherwise.
(2)
Where electric service is supplied by underground methods, and prior
to the installation of streets, curbs, sidewalks and driveways, the
subdivider shall provide and install conduits where necessary to accommodate
the installation of a streetlighting system. Installation and location
of conduits will comply with the specifications of the appropriate
public utility.
Driveways/access drives shall have the following characteristics:
A.
Width. Within 10 feet of a street right-of-way line, a driveway/access
drive may not exceed 24 feet in width or be less than 10 feet in width.
B.
Number. The number of driveways/access drives may not exceed two
per lot on any one street frontage.
D.
The minimum angle between the center line of the driveway/access
drive and the street shall be not less than 65°.
E.
A driveway/access drive must be located in safe relationship to sight distance and barriers to vision. A clear sight triangle in conformance with § 350-31D shall be provided for each driveway/access drive and reflected on the plans. The driveway/access drive may not exceed a slope of 5% within 25 feet of the street right-of-way line.
F.
Where a driveway/access drive enters a bank through a cut, unless
a retaining wall is used, the shoulders of the cut may not exceed
50% in slope within 25 feet of the point the driveway/access drive
intersects the street right-of-way. The height of the bank must not
exceed three feet within 10 feet of the street right-of-way line.
G.
Driveway/access drive access shall be provided to the street of lesser
classification when there is more than one street classification involved.
H.
All driveway/access drives shall be paved with concrete or bituminous
paving material or with a material suitable to the Borough Council.
Construction specifications shall be at the discretion of the Borough
Engineer.
B.
So far as practical, blocks shall have a maximum length of 1,600
feet and a minimum length of 500 feet. In the design of blocks longer
than 1,100 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
or collector street are used.
D.
Crosswalks or pedestrian interior walkways may be required where
necessary to assist circulation or provide access to community facilities.
Such crosswalks shall have a width of not less than 10 feet and a
paved walk surface of not less than four feet. The paving material
requirements for crosswalks and interior walkways shall be at the
discretion of the Borough Engineer.
E.
In commercial and industrial areas, the block layout shall be designed
with reference to service of the public and with provisions for adequate
off-street parking and loading facilities.
A.
Lot layout. All lots shall conform to the following requirements:
(1)
All lots shall front on a dedicated public street (existing or proposed)
or a private street improved to public standards. Lots fronting upon
unimproved private streets or not fronting upon a street shall not
be approved.
(2)
Flag lots or lots with long narrow panhandles or strips of land connecting
the main body of the lot with the street and providing the sole access
from the street to that lot shall be prohibited.
(3)
Double frontage lots are prohibited, except where employed to prevent
direct vehicular access to collector or arterial streets.
(4)
Lots utilizing driveways shall not, in general, derive direct vehicular
access from an arterial or collector street. Reverse frontage lots
shall be required, wherever practical, along such streets in order
to limit traffic hazards and to provide for the efficient movement
of traffic.
(5)
Corner lots, double frontage and reverse frontage lots shall provide
for front setbacks on all streets.
(6)
The size, shape and orientation of lots shall be appropriate for
the type of development and use contemplated.
(7)
Lot depths, in general, shall be not less than one nor more than
2 1/2 times the average width.
(8)
Lots with areas that are two or more times the minimum requirements
shall, wherever feasible, be designed with configurations which allow
further subdivision.
(9)
Side lot lines shall be substantially at right angles to straight
street lines or radial to curved street lines.
C.
Planting screens. In the case of reverse frontage lots, a planting
screen, at least 10 feet wide, must be provided along the arterial
or collector street. No right-of-access may open onto or through the
screen.
Based upon the results of the DEP Planning Module for Land Development,
all land developments must be provided with sanitary sewage disposal
facilities as follows:
A.
Public sanitary sewers.
(1)
When a person proposes to develop and/or subdivide any land within
the Borough and such land or any portion of it lies within a distance
of 1,000 feet from an existing sewage collection line, and/or such
collection line is proposed to be constructed within four years, a
complete sanitary sewer collection system must be installed and either
connected to the existing system; connected to a temporary package
treatment plant until connection to a public sanitary sewer system
is made; or capped and on-site sewage disposal systems provided until
such time that connection to a public sanitary sewer system can be
made.
(2)
Construction of the system shall be at the developer's own expense
and shall not commence until application has been made to, and written
authorization to proceed with such construction has been obtained
from, the Borough. All construction shall be in conformance with approved
plans and specifications and the necessary permits from the Pennsylvania
Department of Environmental Protection (PA DEP). Upon completion of
the sanitary sewer installation, a reproducible as-built plan of the
system must be filed with the Borough.
B.
On-lot sewage disposal systems.
(1)
Where public sanitary sewers are not feasible, the use of on-lot
sewage disposal systems shall be permitted. The use of such on-lot
systems is governed by the regulations of PA DEP, enforced by the
Borough Sewage Enforcement Officer (SEO).
(2)
Prior to the approval of any plan showing on-lot sewage disposal
systems, the developer shall have had soils testing performed on each
lot to determine the suitability for such systems, and shall have
secured the approval of the Borough SEO and/or PA DEP through the
use of a Planning Module for Land Development.
C.
All proposals for sewage disposal are subject to PA DEP approval
of the Planning Module for Land Development.
D.
All sewage disposal shall be in accordance with the Borough's Act
537 Plan, latest revision.
A.
Submission requirements. When an erosion and sedimentation control
plan is required under the Pennsylvania Department of Environmental
Protection Chapter 102 Rules and Regulations[1] (as authorized under the Clean Streams Law) or as requested
by Borough Council, no subdivision plan shall be approved by the Council
until the following actions have been taken:
(1)
The Council has approved an erosion and sedimentation control plan
that provides for minimizing erosion and sedimentation consistent
with this chapter (approval by the Borough Council shall not be construed
as approval under Chapter 102 Rules and Regulations); and
[1]
Editor's Note: See 25 Pa. Code Chapter 102.
B.
General provisions.
(1)
No changes shall be made in the contour of the land, no grading,
excavating, removal or destruction of the topsoil, trees or other
vegetative cover of the land shall be commenced until such time that
a plan for minimizing erosion and sedimentation has been approved
by Borough Council after review by the Borough Engineer or there has
been a determination by the Borough that such plans are not necessary.
(2)
It shall be the responsibility of the subdivider or land developer
to obtain approval from the Department of Environmental Protection,
or as by delegated authority, the York County Conservation District.
C.
Design requirements. The design standards and specifications for
said plan are contained in the Erosion and Sediment Pollution Control
Manual which has been prepared by the Bureau of Land and Water Conservation,
and is on file at the York County Conservation District Office. The
Borough Engineer, or other official as designated, shall insure compliance
with the appropriate specifications and provisions. The erosion and
sedimentation control plan shall be designed to prevent accelerated
erosion and sedimentation by incorporating into it control measures
and control facilities in accordance with the specifications and design
standards indicated in the manual specified above as well as those
which follow. The plan shall include but not be limited to the design
standards, specifications and information following:
(1)
The topographic features of the project area.
(2)
The types, depth, slope and areal extent of the soils indicated on
the plat, plan or similar appropriate Official Map.
(3)
The proposed alteration to the area:
(a)
Stripping of vegetation, regrading, or other development shall
be done in such a way that will minimize erosion.
(b)
Whenever feasible, natural vegetation shall be retained, protected,
and supplemented.
(c)
Disturbed soils shall be stabilized as quickly a practicable.
(d)
Development plans shall preserve salient natural features, keep
cut-fill operations to a minimum, and ensure conformity with topography
so as to create the least erosion potential and adequately handle
the volume and velocity of surface water runoff.
(4)
The amount of runoff from the project area and the upstream watershed
area:
(a)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary the rate of surface water runoff will
be structurally retarded to prevent sedimentation from being discharged
into the waters of the commonwealth.
(b)
All surface water shall be diverted away from the project area
where feasible.
(5)
The staging of earthmoving activities; the disturbed area and the
duration of exposure shall be kept to a practical minimum.
(6)
Temporary control measures and facilities for use during earthmoving:
(7)
For permanent control measures and facilities for long-term protection,
the permanent final vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
(8)
A maintenance program shall be developed for the control facilities,
including disposal of materials removed from the control facilities
or project area.
D.
Grading for erosion and other environmental controls. In order to
provide suitable sites for building and other uses, improve surface
drainage and control erosion, grading will be allowed only in accordance
with the requirements and design standards specified as follows:
(1)
No grading or earth moving activity shall take place on any lot or
site within any proposed subdivision or land development until a preliminary
or as applicable a final subdivision or land development plan has
been approved by Borough Council.
(2)
The subdivider or developer shall construct and install such drainage
structures and facilities as are necessary to prevent erosion damage
to the subdivision or land development, adjacent property and downstream
property. Such structures and facilities shall satisfactorily convey
such surface waters to an approved on-site water retention facility
or to the nearest practical street, storm drain, retention pond, detention
pond, or natural watercourse.
(3)
Grading operations involving excavations and fills shall fulfill
the following requirements:
(a)
No final grading shall be permitted with a cut face steeper
in slope than two horizontal to one vertical except under one or more
of the following conditions:
[1]
The material in which the excavation is made is sufficiently
stable to sustain a slope steeper than two horizontal to one vertical,
and a written statement of a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Borough and approved by the Borough Engineer.
The statement shall state that the lot or site has been inspected
and that the deviation from the slope specified herein before will
not result in injury to persons or damage to property.
[2]
A concrete or stone masonry wall constructed according to sound
engineering standards for which plans are submitted to the Borough
and approved by a Borough Engineer.
(b)
No final grading shall be permitted which creates any exposed
surface steeper in slope than two horizontal to one vertical except
under one or more of the following conditions:
[1]
The fill is located so that settlement, sliding or erosion will
not result in property damage or be a hazard to adjoining property,
streets, alleys, or buildings.
[2]
A written statement from a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, certifying that
he has inspected the lot or site and that the proposed deviation from
the slope specified above will not endanger any property or result
in property damage, is submitted to the Borough and approved by a
Borough Engineer.
[3]
A concrete or stone masonry wall is constructed according to
sound engineering standards to support the face of the fill. Plans
for said construction shall be submitted to the Borough and approved
by a Borough Engineer.
(c)
The top or bottom edge of slopes shall be a minimum of three
feet from property lines or right-of-way lines of street or alleys
in order to permit the normal rounding of the edge without encroaching
on the abutting property. All property lines, where walls or slopes
are steeper than one horizontal to one vertical and five feet or more
in height shall be protected by a protective fence no less than three
feet in height.
(d)
Provisions shall be made to prevent surface water from damaging
the cut face of excavations or the sloping surfaces of fills, by installation
of temporary or permanent drainage across or above these areas.
(e)
Fill shall be placed and compacted so as to minimize sliding
or erosion of the soil.
(f)
Fills placed adjacent to watercourses shall have suitable protection
against erosion during periods of flooding.
(g)
Cuts and fills shall not endanger adjoining property.
(h)
Fills shall not encroach on natural watercourses or constructed
channels.
(4)
Grading equipment shall not be allowed to cross streams. Provisions
will be made for the installation of temporary or permanent culverts.
(5)
During grading operation, necessary measures for dust control will
be exercised.
(6)
The location, grading and placement of subgrade (base) material of
all roads, streets and parking areas shall be accomplished as the
first work done on a subdivision or development. The wearing surface
may be placed at the discretion of the subdivider or developer as
approved in the final plan.
E.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation, grading
or other development, it shall be the collective responsibility of
the land developer and subdivider, and of the contractor, person,
corporation and other entity causing such sedimentation to remove
it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
(2)
Maintenance of all erosion and sedimentation control facilities during
the construction and development period is the responsibility of the
land developer or subdivider.
(3)
It is the responsibility of any developer or subdivider, and any
person, corporation, or other entity doing any act on or across a
communal stream, watercourse or swale or upon the floodplain or right-of-way,
to maintain as nearly as possible in its present state the stream,
watercourse, swale, floodplain or right-of-way during the activity
and to return it to its original or equal condition after such activity
is completed.
(4)
The subdivider or land developer shall provide and install, at his
expense, in accordance with Borough requirements, all drainage and
erosion control improvements (temporary and permanent) shown on the
erosion and sediment control plan.
Based upon the results of the feasibility report required in § 350-21, all land developments must be provided with water supply facilities as follows:
A.
Public water supply.
(1)
Where there is an existing public water supply system on or within
1,000 feet of the proposed development a complete water supply system
connected to the existing public water supply system must be provided.
(2)
Construction of the system shall be at the sole expense of the developer
and shall be in accordance with approved plans and specifications
and the regulations of the public water system and PA DEP. Upon completion
of the water supply system, a reproducible as-built plan of the system
must be filed with the Borough.
(3)
Where plans approved by a public water supplier provide for the installation
of such public water facilities within four years the developer shall
provide a complete water supply system ready to be connected to the
proposed water main supply system.
B.
On-lot water supply system. Where there is no existing public water
supply and the feasibility report indicates that connection to a public
water supply system is not feasible, each lot in the development must
be provided with an individual water supply system in accordance with
minimum standards approved by the Pennsylvania Department of Environmental
Protection.
C.
Fire hydrants. In all land developments where public water is provided,
fire hydrants shall be installed. Fire hydrants shall be located within
600 feet of any dwelling unit or structure open to the public. The
hydrants shall be installed by the developer in accordance with the
requirements of the local fire authority and all applicable regulations.
Where existing water mains are inadequate for sufficient fire flows,
the developer must increase the size of the main in order to provide
adequate fire protection.
A.
General requirements.
(1)
Prior to the preliminary approval of subdivision or land development plans (final approval if a minor subdivision or waiver of the preliminary phase) the developer shall prepare a stormwater management plan in accordance with Chapter 339, Stormwater Management, if such ordinance exists. Otherwise, the stormwater management plan shall be prepared in accordance with criteria established by the Borough Engineer.
(2)
The developer shall contact the Borough Engineer prior to the preparation
of a preliminary plan (final plan if a minor subdivision or waiver
of the preliminary phase) to obtain plan requirements, design criteria,
methods and controls applicable to the particular project.
(4)
Techniques not listed above may be considered. Various combinations
of methods should be tailored to suit the particular requirements
of the project area.
B.
Lot drainage. Lots shall be laid out and graded to provide positive
drainage away from new and existing buildings and on-site waste disposal
sites in order to prevent the collection of stormwater in pools. Roof
drainage shall be provided for according to recommendations of the
Borough Engineer or such other officials as may be designated by the
Borough Council. Topsoil shall be preserved and redistributed as cover
and shall be suitably planted with perennial grasses or ground cover.
C.
Nearby existing facilities. Where adequate existing storm sewers
are readily accessible, the developer must connect his stormwater
facilities to these existing storm sewers.
D.
Open drainageways.
(1)
When open drainageways are used for the disposal of stormwater, the
Borough shall review the design of such open drainageways in relation
to the following:
(a)
Safety. Steep banks and deep pools shall be avoided.
(b)
Erosion. Adequate measures shall be taken, such as seeding,
sodding, paving, or other measures as necessary to prevent the erosion
of banks and the scouring of the channel.
(c)
Stagnation. Design of open drainageways shall not create stagnant
pools or swampy areas.
(2)
Whenever the evidence available to the Borough indicates that natural
surface drainage is inadequate, the developer shall install storm
sewers, culverts and related facilities, as necessary, to:
(a)
Permit the unimpeded flow of natural watercourses.
(b)
Ensure the drainage of all low points along the line of streets.
(c)
Intercept stormwater runoff along streets at intervals reasonably
related to the extent and grade of the area drained.
(d)
Provide adequate drainage away from on-site sewage disposal
facilities.
(3)
Storm drainage facilities must be designed not only to handle the
anticipated peak discharge from the property being subdivided, but
also the anticipated increase in runoff that may occur when all the
property at a higher elevation in the same drainage basin is fully
developed.
E.
Abutting properties. In the design of storm drainage facilities,
special consideration must be given to preventing excess runoff onto
adjacent developed or undeveloped properties. When a storm drainage
outlet will discharge upon another property, the developer must secure
the approval in writing of adjoining affected owners. In no case may
a change be made in the existing topography which would:
(1)
Result in increasing any portion of the slope steeper than one-foot
of vertical measurement for three feet of horizontal measurement for
fills, or one foot vertical measurement for two feet of horizontal
measurement for cuts within a distance of 20 feet from the property
line unless an adequate retaining wall or other structure is provided.
(2)
Result in a slope which exceeds the normal angle of slippage of the
material involved. All slopes must be protected against erosion.
G.
Bridges and culverts. Bridges and culverts shall be designed to meet
current Pennsylvania Department of Transportation/Pennsylvania Department
of Environmental Protection standards to support expected loads and
carry expected flows.
H.
Obstruction to drainage prohibited. The damming, filling or otherwise
interfering with the natural flow of a surface watercourse is not
permitted without approval of the Borough Council and the Pennsylvania
Department of Environmental Protection.
A.
Easements, width and location. Easements with a minimum width of
20 feet shall be provided for poles, wires, conduits, storm and sanitary
sewers, gas, water and heat mains and/or other utility lines intended
to service the abutting lots. No structures shall be placed within
such easements. To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
B.
Petroleum, gas and electric transmission lines.
(1)
Where any petroleum, petroleum products, natural gas or electric
transmission line traverses a land development, the developer shall
confer with the applicable transmission or distribution company to
determine the minimum distance which shall be required between each
structure and the center line of such transmission line.
(2)
Additionally, the Borough will require, with the preliminary plan
application (final plan application if a minor subdivision), a letter
from the owner of the transmission line stating any conditions on
the use of the parcel and the right-of-way width, or a copy of the
recorded agreement which shall contain the above data.
C.
Underground installation. Electric, telephone and all other utility
facilities shall be installed underground unless special conditions
require otherwise.
D.
Floodproofing of all utilities. All new or replacement public and/or
private utilities and facilities in flood-prone areas shall be elevated
or floodproofed up to the regulatory flood elevation.
Where a land development or subdivision is traversed by a watercourse,
stream or channel, the developer must provide a drainage easement
conforming substantially to the existing alignment of the drainageway.
The easement must be a width adequate to:
A.
Specifications. Monuments and markers must be constructed as follows:
|
Material
|
Minimum Size
(inches)
| ||
|---|---|---|---|
|
Monument
|
Concrete or stone
|
6 x 6 x 30
| |
|
Marker
|
Iron pipes or iron or steel bars
|
15 x 3/4 diameter
|
B.
Placement and marking. Monuments and markers must be placed by a
registered surveyor so that the scored or marked point coincides exactly
with the point of intersection of the lines being monumented. They
must be set so that the top of the monument or marker is level with
the surface of the surrounding ground. Monuments must be marked on
top with a copper or brass dowel.
E.
Removal. Any monuments or markers that are removed must be replaced
by a registered surveyor at the expense of the person removing them.
The following pages contain certain forms for the administration
of this chapter, and diagrams and specifications for certain improvements
regulated by this chapter.[1]
[1]
Editor's Note: Said forms and diagrams are included as Attachment
1 to this chapter.
[Added 5-6-2002 by Ord.
No. 4-2002]
A.
Where a proposed park, playground, open space, or other local or
neighborhood recreation site is shown in the Borough's Comprehensive
Plan, or where Borough Council considers that a local recreation site
is necessary to carry out the purposes of this chapter, Borough Council
may, in their sole discretion, require the dedication or reservation
of all or a portion of such site in accordance with the following
standards:
(1)
The land to be dedicated or reserved must be of suitable size, dimensions,
topography, access and general character for the proposed use in the
sole discretion of Borough Council.
(2)
The amount of land so required for this purpose shall be 0.02 acres
of land for each dwelling unit, lot, or principal building shown on
the final plan.
B.
Where the application of the standards set forth in this section
would result in an open space or recreation site too small to be usable,
or if Borough Council determines that such local recreation site should
be located elsewhere, or if a suitable local recreation site cannot
be properly located in the development, as determined by Borough Council
in its sole discretion, then a payment of a fee in lieu of the dedication
of land shall be paid for each proposed dwelling unit, lot, or principal
building pursuant to a formula to be established by Borough Council.
The determination of whether to require the private reservation of
land or a fee in lieu thereof, or a combination of those, shall be
in the sole discretion of Borough Council.
C.
The recreation fee authorized by this section shall be $1,000 for
each proposed dwelling unit, residential lot, or principal building
on a residential lot, whichever number is greater, which is 3% of
the present average selling price for a residential lot in the Borough
as determined by Borough Council.
[Amended 5-3-2004 by Ord.
No. 2-2004]
(1)
This fee shall be paid in full to the Borough prior to the approval of the final plan. The amount of the fee shall be the then-current amount set forth in this Subsection C at the time of final approval.
(2)
All funds paid to the Borough pursuant to this subsection shall be
kept in a capital reserve fund established as provided by law. Funds
in such capital reserve fund must be used for purchase of land and/or
facilities or improvements for recreation or open space purposes.
D.
In lieu of requiring the dedication of a recreation or park site, or a fee as set forth in Subsections A and B above, the Borough Council may permit a private recreational site, if:
(1)
In its sole discretion, the purposes of these regulations regarding
recreation and park sites will be accomplished and such private reservation
can best serve the needs of the community and the development; and
(2)
The private site is permanently devoted to recreation and park use
and adequately secured for such use by private covenants which are
binding on the entire development or subdivision, and which covenants
shall include provisions for perpetual maintenance and upkeep binding
upon all residents of the development or subdivision, and which covenants
shall be referenced in every deed, lease, or other document creating
an ownership interest or a right to use each dwelling unit, lot, or
principal building, or portion thereof.
E.
It is the intention of this section that the dedication of land for
recreation purposes, or the fee in lieu thereof, shall be determined
by selecting the category which will create the largest number from
dwelling units, lots, or structures. For example, if multiple structures
or dwelling units are proposed on a smaller number of lots, then structures
or dwelling units would be used to calculate the amount of land or
the fee in lieu thereof. If, on the other hand, a lot is created on
which no principal structures or dwelling units are proposed (such
as a residual lot in a subdivision or a lot on which a detention basin
or pond is proposed or a subdivision for which no use is presently
proposed), then the lots shall determine the amount of land or the
fee to be paid. If a single lot is used for commercial buildings,
then the number of principal buildings would control.
