This chapter shall be known and may be cited as the "Narberth
Borough Subdivision and Land Development Ordinance."
This chapter has been enacted in conformance with the following
statutes:
This chapter contains regulations that include, but are not
limited to, the following:
A.
Provisions for the filing, processing, review, and approval of all
subdivision and land development plans;
B.
Design standards and guidelines for the overall layout, configuration,
and placement of lots, streets, open space, parks, public facilities,
and other physical improvements on property to promote orderly development
compatible with the Narberth Borough Comprehensive Plan;
C.
Engineering and technical standards, including appropriate financial
guarantees, governing the manner by which various improvements including
streets, bridges, common facilities, water supply and sewage facilities
infrastructure, stormwater management facilities, pathways, lighting,
and other improvements are properly constructed.
The following are the purposes of this chapter:
A.
To ensure the health, safety, and general welfare of the residents
of the Borough;
B.
To ensure that development within Narberth Borough is coordinated,
orderly, efficient, integrated, and in harmony with the built and
natural environment;
C.
To guide the future growth and development of Narberth Borough in
conformance with the Borough's Comprehensive Plan and other relevant
regulations, maps, studies, and reports adopted in furtherance thereof;
D.
To assure the creation of sites suitable for building purposes and
human habitation;
E.
To ensure that streets within and bordering a subdivision or land
development shall be coordinated and be of such design and in such
locations as deemed necessary to accommodate multimodal transportation
needs, parking, fire protection, and other emergency services;
F.
To require adequate, appropriately located easements or rights-of-way
for utilities, storm drainage facilities, and other public improvements;
G.
To ensure conformance of subdivision and land development proposals
with the availability of municipal services and public facilities
and the coordination of intermunicipal programs;
H.
To provide adequate recreational land and facilities for current
and future residents and visitors;
I.
To preserve existing trees, vegetation, and other natural features;
and where land development requires the removal, to encourage and
require native plant replacements, so that present and future generations
may enjoy the benefits of an attractive, healthy, and green environment;
J.
To encourage subdivision and land development in accordance with
principles and practices that conserve energy and water, and reduce
carbon emissions, both during and after construction, and that encourage
the use of alternative energy sources by the layout of the lots and
the siting of buildings;
K.
To preserve the historic and cultural resources of the Borough and
to protect the character of the community;
L.
To ensure that new development, infill, and redevelopment activities
complement and enhance the existing historic and pedestrian-oriented
built form of Narberth Borough, and successfully integrate into the
existing character of the community;
M.
To ensure that new development enhances the streetscape and creates
an environment that is welcoming to pedestrians;
N.
To preserve lands subject to inundation or flooding from subdivision
or land development that would endanger life or property or further
aggravate or increase the existing flooding or inundation conditions;
O.
To improve stormwater management and water quality and reduce flooding;
P.
To encourage flexibility in the layout and design of subdivisions
and land developments to achieve the above stated purposes, including
provisions authorizing the Borough to modify the requirements of this
chapter in accordance with concepts and practices consistent with
the modern and evolving generally accepted principles of site planning
and land development; and
Q.
To provide equitable and expeditious handling of all subdivision
and land development proposals by providing clear, uniform procedures
and standards.
The provisions of this chapter shall be the minimum requirements
to meet the above-stated purposes. Where the provisions of this chapter
impose greater restrictions than those of any other statute, ordinance
or regulations, then the provisions of this chapter shall prevail
unless specifically preempted by a state or federal statute. Where
the provisions of any other statute, ordinance, or regulations impose
greater restrictions than those of this chapter, the provisions of
such statute, ordinance or regulations shall take precedence.
Borough Council shall, upon consideration of any recommendations
from the Planning Commission, review and act upon, as appropriate,
all subdivision and land development plans as defined within this
chapter that are located entirely or in partially within Narberth
Borough.
A.
Subdivision of a lot or construction, opening, or dedication of a
street. No subdivision or land development of any lot, tract, or parcel
of land shall be made and no street, alley, sanitary sewer, storm
drain, water main, gas, oil or electric line, or other improvements
in connection therewith shall be laid out, constructed, or dedicated
for public use or travel or for the common use of occupants of a building
abutting thereon, except in strict accordance with this chapter.
B.
Sale of lots, issuance of building permits or erection of buildings.
No lot in a subdivision or land development may be sold, and no permit
to erect, alter or repair any building upon land in a subdivision
or land development will be issued, unless and until a subdivision
and/or land development plan has been approved and recorded, and until
the required public improvements in connection therewith have either
been constructed or guaranteed for construction in the form of a bond,
escrow, or other means approved by Borough Council under the advice
of the Borough Engineer and Solicitor, in accordance with the laws
of the Commonwealth of Pennsylvania, and in forms approved by the
Borough.
C.
Condominiums. No provision of this chapter shall be construed to
prohibit condominium ownership as permitted by the applicable enabling
legislation of the Commonwealth of Pennsylvania.
