The following principles, standards, and design requirements shall be used in the evaluation of all subdivision and land development proposals. Other design requirements as established in Chapter 500, Zoning, or other Narberth Borough ordinances shall be in addition to the following:
A.
All portions of a parcel being subdivided shall be designated as
to their use, such as lots, streets, open space, parking areas, or
other proposed uses.
(1)
When a portion of a parcel is being reviewed relative to subdivision
and land development, but where future subdivision or development
is imminent, the applicant shall demonstrate that the remainder of
the parcel may be subdivided or developed in conformance with the
existing zoning classification of land use in a logical and satisfactory
manner, as a condition of approval of their plan.
B.
Applicants shall preserve naturally and culturally significant features,
scenic points, historic resources, and other community assets and
landmarks.
(1)
Subdivisions and land developments shall be designed to preserve
and protect the natural features of the land, including existing grades
and contours, bodies of water and watercourses, canopy trees standing
alone or in groves, street trees and specimen trees, cultural and
historic resources, pedestrian pathways that have been in public use
and other community assets.
(2)
The health, safety, and general welfare of Narberth Borough's residents
shall be promoted by protecting the surface waters and groundwaters
of the Borough through effective stormwater management and control
of sedimentation and erosion, as provided in this article. To protect
against flooding and promote safety of residents and emergency personnel,
all possible care shall be taken to ensure that proposals manage stormwater
on site in an environmentally responsible manner. Subdivisions and
land developments shall include stormwater management facilities that
promote best management practices to restore naturalized drainage
systems that mimic natural flows of water and develop sustainable
flood management infrastructure. Subdivisions and land developments
shall eliminate potential negative impacts of development that occur
with inadequately managed stormwater. These negative impacts include,
but are not limited to, altered hydrology, lowering of the groundwater
table, physical stream impacts, and biological impacts to nonpoint-source
pollutants.
(3)
The burden shall be on the applicant to justify any material changes
in the natural features of the land by satisfactory proofs that subdivision
or land development would not be feasible without such changes and
that there are no practical alternatives. The fact that subdivision
or land development would involve greater expense, less density, or
less economic return because of the maintenance of certain natural
features will not in and of itself be considered a justification of
changes in such features.
C.
Proposed subdivisions and land developments shall preserve and enhance
the existing urban form so that the community as a whole may develop
sustainably and harmoniously. Development should contribute to reducing
any negative climate change impacts originating from Narberth Borough.
(1)
Proposed buildings shall integrate well with the existing form and
architectural styles of the block and neighborhood and preserve and
enhance the existing streetscape.
(2)
New development should be designed with a goal of carbon neutrality
or net carbon reduction. Minimizing carbon dioxide and methane emissions
during the land development/construction process and in the operation
of the resulting development should be a part of all proposals such
that new development does not contribute negatively to global climate
change or local pollution.
D.
Improvement construction requirements will be completed under specifications
of the Pennsylvania Department of Transportation (PennDOT), Department
of Environmental Protection (PA DEP), the Montgomery County Conservation
District (MCCD), American Association of State Highway Transportation
Officials (AASHTO), or other appropriate agencies or the specifications
included herein, whichever specifications shall result in the more
restrictive standard. All improvements shall be to the specifications
and satisfaction of the Borough Engineer.
E.
The applicant shall construct, install, and guarantee, at no expense
to the Borough or its authorities, all improvements required as part
of plan approval including, but not limited to, streets, curbs, sidewalks,
water mains, sanitary and storm sewers, stormwater management facilities,
streetlights, fire hydrants, street signs, street trees, monuments,
and other facilities and utilities specified in this chapter.
(1)
The construction and installation of such facilities and utilities
shall be subject to inspection by appropriate Borough officials during
the progress of the work, and the applicant shall pay for all inspections.
(2)
The applicant shall offer for dedication to the appropriate jurisdiction
any and all rights-of-way, easements, land, facilities, or other improvements.
Borough Council reserves the right to accept or refuse offers of dedication
to the Borough for public uses.
F.
The standards contained within this article are the minimum standards
and requirements for the protection of the health, safety, and welfare
of the residents of the Borough and are to be used in all subdivisions
and land developments. In addition, Borough Council reserves the right
to require standards in excess of the minimum requirements if warranted
to protect the health, safety, and general welfare of the community.
A.
Comprehensive plans. Proposals for land development or subdivision
shall be consistent with the Narberth Borough Comprehensive Plan,
especially as to the use of land, intensity of development, transportation,
community facilities, and resource protection. Residential development
should also be consistent with the housing element of the plan.
B.
Other plans. Proposals shall be generally consistent with the appropriate
state, regional, county, and any other municipally adopted plans and
studies including, but not limited to, the Borough Open Space Plan,
Street Tree Plan, Pollutant Reduction Plan, Heritage Action Plan,
and other plans, studies, or reports that make recommendations related
to community development, economic development, the natural environment,
and preservation.
Proposed land developments and subdivisions shall be context
sensitive and continue the existing character of the block and neighborhood
surrounding the site. Proposed land developments and subdivisions
shall address the opportunities and limitations present on a site
and its adjacent surroundings. Site opportunities shall be maximized
to enhance the overall quality of the development and steps shall
be taken to lessen potential negative impacts upon a site and the
surrounding properties. The practical physical and social needs of
the users of the site should be evaluated and appropriately incorporated
into the final subdivision layout or site design. The impacts of the
proposed development on the natural environment and surrounding land
uses shall be given a high priority and made an integral part of the
overall design for the land development and subdivision. The following
site organization guidelines shall be used:
A.
Site improvement layout. The buildings shall be placed in consideration
with the site's topography, existing mature vegetation, and surrounding
urban form, taking into account energy conservation, solar access,
and pertinent natural features.
B.
Relationship to block and neighborhood. The site layout shall consider
the context of the block and neighborhood in which it is located.
The fronts of buildings and their relationship to public streets shall
promote and maintain Narberth's walkable and inviting streetscape
especially through the integration of frontages such as open porches
and stoops that provide a transition between the public space of the
street and the private space inside buildings.
[Amended 7-20-2023 by Ord. No. 1056; 9-21-2023 by Ord. No. 1059]
(1)
Mixed-use buildings with a front facade width that exceeds 65 feet
shall provide for differentiated horizontal sections that provide
for the following:
(a)
The facade treatment shall use architectural elements that replicate
the scale and rhythms that exist on the street, including architectural
bays, building entrances, and ground-level and upper-level windows.
(b)
The facade shall be designed as a set of horizontal sections
that range in width, each section having a different width, not to
exceed 1/3 of the total building width or 45 feet, whichever is lesser.
(c)
The horizontal sections shall be differentiated from each other
by the use of one or more of the following:
[1]
Vertical elements that visually separate the sections, such
as applied architectural ornamentation;
[2]
Variation, from section to section, in window arrangements,
dimensions, types and elevations from the ground;
[3]
Variation, from section to section, in signage dimensions, types
and elevations from the ground;
[4]
Variation of materials, textures and colors from section to
section; and/or
[5]
Variation of masonry feature treatments; which shall not be
repeated from section to section.
(d)
Each horizontal section shall have at least one door leading
to the street.
(f)
Architectural elevations for all facades visible from the street
for review by the Planning Commission and approval by Borough Council.
(2)
Mixed-use buildings with a maximum height of 36 feet and three stories
in the 5a Zoning District that have been approved by conditional use
shall have a third-floor stepback that meets the following requirements:
(a)
A minimum of 60% of the building width of a third story shall
be stepped back at least six feet from the front facade.
(b)
The stepback area described above shall serve as functional
outdoor space that is accessible from the adjacent interior space(s);
and
(c)
Architectural elevations for all facades visible from the street
shall be submitted for review by the Planning Commission and approval
by Borough Council.
C.
Relationship to surrounding buildings. The proposed design shall
appropriately complement existing buildings and structures through
building massing, setbacks, buffers, and building materials. Various
potential negative impacts upon surrounding buildings and neighborhood
context, including but not limited to noise, light, and loss of privacy,
shall be mitigated.
D.
Sustainable development. The development of a site should use construction
methods, building materials, and development practices that reduce
energy, water, fuel consumption, and greenhouse gas emissions from
the construction and utilization of the development. Opportunities
to utilize renewable energy sources, repurpose existing building materials,
improve energy efficiency, provide for the use of sustainable transportation
such as bicycles and electric vehicles, and conserve and reuse water
resources shall be considered. Salvaging or recycling of materials
from any structures to be demolished is strongly encouraged.
E.
Existing natural features. Existing natural features should be recognized
and integrated into the site layout. Natural features such as streams,
hillsides, wetlands, unique habitat, woodlands, specimen trees, and
similar natural resources should be considered strong design determinants
and be incorporated into the overall site plan to strengthen the unique
quality of the land.
F.
Natural environment. Land developments shall improve and enhance
the natural environment through the use of native plants and green
stormwater infrastructure. Natural systems of water circulation and
filtration shall be preserved and restored to the landscape. Native
plant materials shall be prioritized and grass lawns shall be discouraged
to restore the natural environment; provide habitat for birds, butterflies
and pollinators; provide for natural stormwater absorption; provide
for small-scale vegetable gardening; and otherwise enhance the site.
G.
Circulation. Movement within a site and access to the site shall
consider the safety and convenience of various types of travelers.
Pedestrians, bicycles, and transit vehicles shall be given priority
over private vehicles in terms of safety and access. Cross access
between properties and joint access are encouraged to improve circulation
and improve access safety. Pedestrian circulation within the site
shall connect principal buildings to the sidewalk network and provide
safe passage within and throughout a subdivision or land development.
Bicycles shall have safe and convenient access to all sites and safe
passage along all streets. Environmentally friendly travel choices
shall be encouraged through site design and amenities such as bicycle
parking and electric vehicle charging stations (EVCS).
H.
Health hazards. The configuration of a subdivision or land development
should reduce potential health hazards and improve safety and well-being
to the future users of the subdivision or land development and to
the community as a whole.
A.
Area. All lots shall be no smaller than the minimum lot area requirements
of the applicable zoning classification.
(1)
Lots that contain natural restrictions such as floodplains, wetlands,
water bodies, steep slopes, or other features shall be made large
enough to provide suitable area for the intended use of the lot and
access to the lot without requiring encroachment upon natural features.
(2)
Lots with existing or planned public improvements dedicated to the
Borough (or intended to be offered for dedication) such as fuel pipelines,
underground utility easements, stormwater detention basins, high-voltage
power lines, trails or pathways, roadway improvements, or other facilities
should be sized to allow suitable room for the intended use of the
lot without requiring encroachment on the public facilities or easements.
B.
Shape.
(1)
Every lot shall contain a building envelope that complies with the requirements of the applicable zoning classification in Chapter 500, Zoning, and is suitable for the type of development proposed.
(3)
Corner lots shall meet all lot frontage and width requirements as required in Chapter 500, Zoning.
(4)
Through-block lots. Through-block lots shall be permitted, provided they comply with the applicable Chapter 500, Zoning, requirements.
(5)
Flag lots. No new flag lots shall be created.
C.
Lot lines. Whenever practicable, lot lines shall be drawn parallel,
concentric, at right angles, or radial to the street right-of-way
line unless not feasible or desirable due to existing, permanent,
natural, or man-made features. Where possible, lot lines shall coincide
with abutting lot lines and lot lines across streets.
D.
Lot numbers. For the purpose of development, each subdivision may
have an overall system of lot numbers, the number one being assigned
to a lot in the first section to be developed. (Such system of lot
numbers shall not be confused with the regular house or building numbering
system based on a Borough-wide plan.)
E.
Building numbers. House or building numbers shall be assigned by
the Borough based on an overall street plan. Numbers will be assigned
in such a way as to allow for vacant parcels and future developments.
A.
The length, width, and shape of blocks shall be determined with due
regard to:
(1)
Provision of adequate sites for buildings of the type proposed.
(2)
Topography.
(3)
Requirements for safe and convenient vehicular and pedestrian circulation.
(4)
Thoughtful and innovative design to create an attractive community
and opportunities for the utilization of renewable energy sources
(e.g., enabling easy pedestrian and bicycle access, designing blocks
to take advantage of natural features such as mature canopy trees
or existing topography to minimize heating and cooling requirements).
B.
A block shall be two lots in depth when the lots are laid out back
to back, with shared rear lot lines.
C.
Blocks shall be designed to continue the Borough's existing street
pattern and provide efficient, convenient, and safe pedestrian and
vehicular circulation. New streets shall not intersect with arterial
streets.
D.
Blocks shall be designed to accommodate natural features that may constrain subdivision and land development. Grading of blocks shall be designed such that stormwater shall be infiltrated on site if possible, and otherwise directed towards water features, stormwater features or street inlets in compliance with § 450-57.
E.
Where necessary for safe, convenient, and direct pedestrian access
to commercial, institution, or open space/recreation areas as determined
by the borough, pathways shall be designed into block areas. The pathways
shall extend straight from one street to the other on an easement
or public right-of way at least 10 feet in width.
A.
Purpose. In order to meet the recreational needs of future inhabitants,
employees, and visitors to developments and subdivisions in the Borough,
recreation land shall be dedicated for the use of the residents, employees,
visitors, customers, or guests to the future development by a permanent
means in a form acceptable to the Borough Solicitor.
B.
Applicability. Suitable recreation land shall be provided for each
residential subdivision or land development of three or more units
and all nonresidential subdivisions or land developments.
C.
Recreation land dedication standards.
(1)
Residential: 800 square feet per dwelling unit.
(2)
Nonresidential: 1% of gross lot area.
(3)
A mixed-use development shall dedicate the sum of the square footage required by the number of dwelling units per § 450-35C(1) and 1% of gross lot area.
D.
Design and location of recreation land. The land to be used for park
and recreational facilities shall be in accordance with the principles
and standards contained in the Borough's Recreation Plan and/or Open
Space Plan and meet the following criteria:
(1)
If the Borough of Narberth has an adopted trail plan or other duly
adopted planning document detailing the location of desired future
trail connections in the Borough, the applicant shall include any
areas designated as trail connections as part of the required recreation
land.
(2)
The land shall be of a size that is suitable for active or passive
recreational purposes and able to be accessed and used for such purposes.
(3)
The land shall be contiguous, or in two noncontiguous parts.
(4)
The average slope of the land shall be less than 6%.
(5)
The area set aside shall not have displaced or include a wetland.
(6)
If an existing park or trail is contiguous, the land dedicated shall
connect to the existing park or trail.
(7)
The land shall have appropriate and adequate access for maintenance
purposes and for use by pedestrians.
(8)
The area set aside shall be along the outer boundaries of the lot
to allow for future dedication of recreation land on adjacent parcels.
(9)
The land may include, but may not solely consist of, areas suitable
for passive recreation such as a native flower garden for enjoyment
by the general public.
E.
Alternatives to the development of recreation land. Upon agreement
of both Borough Council and the applicant, the applicant may pursue
the following alternatives:
(1)
Fee in lieu.
(a)
Where Borough Council and the applicant agree that a fee is to be contributed in lieu of the provision of land for recreation on the development site as required by § 450-35C, the amount of the fee shall be established by resolution of Borough Council, and modified from time to time by Borough Council. Fees due hereunder are payable at the time of application for a building permit for the development and use of such fees shall comply with Section 503(1.1) of the MPC.[1]
[1]
Editor's Note: See 53 P.S. § 10503(1.1).
(2)
Improvements to other recreation sites. The applicant may, at the
applicant's sole option, and only through an agreement with the Borough,
purchase additional land for existing or proposed Borough parks, or
construct recreational facilities on existing Borough parkland. The
value of such land or improvements shall be comparable to the fee
in lieu of recreation land that would have otherwise been required,
as determined by the Borough, based upon the applicant's estimates,
which shall be reviewed and approved by the Borough.
(3)
Private preservation of land. The applicant may reserve land in the
amount required under this chapter. The land shall meet all the standards
in this section, be available for use by the general public, and managed
and maintained in conformance with any adopted park and recreation
plan, and any ordinances covering maintenance requirements for private
ownership of common elements.
(4)
A combination of land dedication, fee-in-lieu payment, and/or alternative
approaches as listed herein may be pursued, as reflected in a written
agreement between the applicant and the Narberth Borough Council.
A.
The design of subdivisions and land developments shall preserve desirable structures containing cultural and historic features wherever reasonably possible and in compliance with the requirements of Chapter 315, Historic Districts.
B.
No proposal will be approved with a property line extending through any portion of an existing building, except where that property line follows a party wall separating semidetached or attached units, in accordance with Chapter 500, Zoning.
C.
When existing buildings will be removed, final plan approval will
be conditioned upon written agreement to the expeditious removal of
buildings intended for removal, in conformance with Borough demolition
permits requirements.
A.
All subdivisions and land developments should incorporate and preserve,
to the greatest extent possible, the existing natural features on
a site. Environmentally sensitive features shall be protected and
preserved based on the natural tolerances to encroachment and development
as follows:
|
Natural Feature
|
Minimum Percent to be Preserved
|
|---|---|
|
Floodplains and watercourses
|
100%
|
|
Wetlands
|
100%
|
|
Ponds
|
100%
|
|
Steep slopes (15% to 25%)
|
70%
|
|
Very steep slopes (>25%)
|
80%
|
|
Woodlands
|
50%
|
B.
Where features overlap, the feature with the highest protection ratio
shall be used in the calculations. The percentage of each feature
is the extent that it shall not be altered, regraded, filled, or built
upon. The land shall be permanently restricted by an easement preventing
further development. The deed restrictions shall be in a form acceptable
to the Borough Solicitor.
A.
When hydric soils are indicated on the site, a wetlands study should
be conducted in accordance with the U.S. Army Corps of Engineers Wetlands
Delineation Manual (1987 Manual). In the event no wetland study is
undertaken, the location of soils on site rated as all hydric by the
Natural Resources Conservation Service, United States Department of
Agriculture Web-Based Soil Survey, will be assumed to be wetlands
for the purpose of this chapter and so noted on the plan.
B.
Wetlands as defined by the U.S. Army Corps of Engineers and the Commonwealth
of Pennsylvania in accordance with Section 404 of the Federal Clean
Water Act of 1977 and the Pennsylvania Clean Streams Act[1] shall be preserved in subdivisions and land developments.
Jurisdictional determination of wetlands shall be obtained at an early
stage to determine the extent and location in the proposed subdivision
and/or land development. Required permits shall be acquired prior
to final plan approval.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
C.
A twenty-five-foot setback known as the "wetland buffer" shall be
maintained around the perimeter of all wetlands. No removal of vegetation,
except the selective removal of dead trees and/or noxious weeds in
the wetland area or buffer shall take place without the specific permission
of the Borough and obtaining all required, local, state, or federal
permits.
D.
Deed restriction. To preserve the wetland in perpetuity, a deed restriction
on the wetland area and wetland buffer shall be noted on the plan
and shall be recorded with the final plan (and the Riparian Corridor
Management Plan, if applicable,) at the Montgomery County Recorder
of Deeds.
A.
Whenever a pond, watercourse, stream, or intermittent stream is located
within a site proposed for subdivision or land development, it shall
remain open in its natural state and location and shall not be piped
or channelized. If a watercourse is already channelized on a site
proposed for subdivision or land development, it shall be restored
to a natural state in any unobstructed areas that are at least 10
feet away from sidewalks, streets, existing property lines, or existing
buildings. Watercourses that are piped shall not be required to be
restored to their natural state.
B.
Unless otherwise described in Chapter 500, Zoning, or separate code, a 100-foot buffer (50 feet from each bank of the water body) shall be maintained along all intermittent or perennial watercourses and ponds. This buffer area will be known as the "riparian corridor." At no time shall the removal of vegetation, except for noxious weeds and invasive plant species, take place within this buffer area without the specific permission of the Borough.
C.
Deed restriction. To preserve the riparian corridor in perpetuity,
a deed restriction shall be noted on the plan and shall be recorded
with the final plan (and the Riparian Corridor Management Plan, if
applicable) at the Montgomery County Recorder of Deeds.
D.
No stormwater management detention, infiltration, or conveyance facilities
shall be permitted within the required riparian corridor. Stormwater
runoff flowing toward the riparian corridor shall not be concentrated.
E.
When a riparian corridor is present on a property included in a subdivision
or land development, no construction, development, use, activity,
or encroachment shall be permitted within the corridor. If an applicant
wishes to encroach into the riparian area, all required waivers and
variances shall be obtained and a Riparian Corridor Management Plan
shall be submitted. Such plan shall be approved by the Borough Engineer
and Borough Council prior to implementation and shall be recorded
with the deed.
F.
A Riparian Corridor Management Plan shall include the following:
(1)
Long-range goals for the riparian corridor such as reforestation,
eradication of noxious weeds and invasive plant species, protection
or improvement of water quality, water filtration, infiltration, stream
buffering, and/or stream bank stabilization.
(2)
A description of proposed activities within the riparian corridor,
including a plan drawn to scale that shows all proposed activities
within and adjacent to the riparian corridor (including long-term
management goals). The plan shall differentiate areas that will be
disturbed from those that will be protected and preserved.
(3)
Proposed management, including an explanation of how the goals will
be met given the proposed activities. The plan shall specify when
the construction, planting, or other activities are to begin and end
and shall address long and short-term maintenance, mitigation, and
improvement activities necessary for preservation of the riparian
corridor, including application of herbicides, removal of invasive
plant species, spacing and types of newly planted trees and shrubs,
mowing schedules, and other related functions. Special provision shall
be made to plan for and implement plantings of understory and shrub
layers once the canopy trees have become established.
(4)
Management, mitigation, and restoration measures. The proposed management
plan shall comply with the following management, mitigation, and restoration
measures:
(a)
Management practices. The following management practices shall
be integrated into the management plan:
[1]
Existing woody and other vegetation shall be preserved to the
greatest extent possible. This shall not apply to noxious weeds or
invasive plant species.
[2]
Fallen branches and other organic material shall be allowed
to remain where they have fallen, provided that they do not create
a hazard.
[3]
Stream banks shall be stabilized in accordance with the current
standards and requirements of PA DEP.
(b)
Mitigation measures. In the event that the applicant proves
to the Borough that disturbance or permanent removal of vegetation
within the riparian corridor will result in a better overall site
layout and design, such disturbance shall be mitigated by at least
one of the following measures, with a total amount of mitigated area,
measured horizontally, that is equal to or greater than the total
amount of disturbed area, measured horizontally:
[1]
Increasing the area of the corridor. The area of the riparian
corridor, measured from the defined edge of a watercourse (from the
top of the stream bank), is increased as much as needed to replace
the area lost due to the encroachment.
[2]
Increasing the effectiveness of the corridor by planting additional
trees and vegetation.
(5)
Vegetation selection. To function properly, vegetation in the Riparian
Corridor Management Plan shall be selected by a registered landscape
architect or certified arborist for suitability with site-specific
conditions and as approved by the Borough.
(a)
Existing tree cover shall be surveyed and inventoried to assess
the need for any new plantings.
(b)
Invasive and "watchlist" plant species listed on any governmental
list of invasive plant species, including the PA Department of Conservation
and Natural Resources "DCNR Invasive Plant List" and any other list
as maintained and updated by DCNR for use on state lands, any state
or U.S. Department of Agriculture lists, as well as any list adopted
by the Borough, shall be prohibited in any subdivision or land development
in the Borough and shall be removed from riparian corridors.
(c)
Adjacent to the watercourse, dominant vegetation shall be comprised
of a variety of native riparian tree and shrub species and appropriate
plantings necessary for stream bank stabilization.
(d)
Away from the watercourse, dominant vegetation shall be comprised
of riparian trees and shrubs, with an emphasis on native species and
appropriate plantings necessary to stabilize the soil.
(e)
Canopy tree and shrub plantings shall be located along the stream
bank to provide shade for the stream, and soil erosion control and
stormwater benefits, according to accepted stream bank restoration
practices as established by PA DEP.
(f)
New canopy trees shall be planted at a minimum rate of 10 feet
on center or one tree per 225 square feet in staggered naturalized
rows or an equivalent informal arrangement within the area within
25 feet of the top of each bank of the stream.
(g)
Dead or damaged trees and plantings shall be replaced at no
cost to the Borough. The Borough may require financial security be
posted to guarantee the trees and plantings for a period of 18 months
from the date of substantial completion of the improvements in accordance
with a maintenance agreement executed by the applicant in a form acceptable
to Borough Council upon advice of the Borough Solicitor.
(6)
Areas that cannot be revegetated shall be restored using management
practices accepted by experts qualified in riparian corridor management.
A.
All new and existing rights-of-way intended for public use shall:
(1)
Be offered for dedication to the Borough, or to the authority having
jurisdiction over the street at the time of plan approval, subject
to final acceptance based on compliance with the requirements of this
chapter. The Borough may accept or refuse dedication of any street.
(2)
Conform to adopted plans including, but not limited to, the Narberth
Comprehensive Plan and to such county or state highway plans as have
been duly adopted by that agency.
(3)
Provide appropriate access between abutting parcels of land for immediate
or future use.
(4)
Ensure safe and efficient passage for motor vehicles, bicycles, pedestrians,
and transit vehicles if relevant. New streets shall be connected with
such existing streets so as to form continuations thereof.
(5)
Conform to existing topography to assure reasonable grades, alignment
and drainage, appropriate access to lots, and to minimize regrading
and removal of vegetation.
(6)
Be designed to continue existing streets at equal or greater right-of-way and cartway width, in accordance with § 450-42, and as recommended by the Borough Engineer.
(7)
Include curbs and sidewalks installed along all existing and proposed
public and private streets and shared parking areas.
(8)
Provide access to all lots. Streets giving such access shall be improved
to the limits of the subdivision when required by the Borough. Remnants,
reserve strips and landlocked areas shall not be created.
(9)
Not create dead-end streets.
(10)
Continue existing street names, where applicable. Names for
new streets shall not duplicate or closely resemble names of existing
streets. All street names are subject to the approval of Borough Council.
A.
Every street within the Borough shall be classified by its function and shall be subject to the requirements for its classification as contained in this article. These classifications are based on the Narberth Borough Comprehensive Plan. Street classifications are intended to provide appropriate standards for each street, as well as to coordinate street functions and improvements with neighboring municipalities, the region, and the state. Streets shall be designed and built according to § 450-42, Street design, below, according to the following street classification as indicated and defined in the Narberth Comprehensive Plan.
B.
Roadway classifications. Subsection B(1) through (4) below provide general descriptions of each classification type; however, it is understood that existing streets in the Borough may be atypical of their designated classification, and the Borough may consider waivers from standards of § 450-42 below when they would be unreasonable or cause undue hardship or where an alternative standard can be demonstrated to provide equal or better adherence to Borough planning objectives.
(1)
Principal arterials. Principal arterial streets provide a high degree
of mobility in order to better serve trips of longer length. To improve
safety and efficiency of motor vehicle, bicycle, and pedestrian travel,
driveways from adjacent land uses should be consolidated. Bicycles
and pedestrians should be accommodated with dedicated bicycle lanes
and sidewalks or with a multiuse side-path separated from traffic.
Intersections should have high-visibility crosswalks and other pedestrian
safety features. Transit riders should be accommodated at highly visible
dedicated locations. Principal arterials may also be known as arterials.
(2)
Urban collectors. Urban collectors provide a mix of accessibility
and mobility, collecting travelers from residential neighborhoods
and supporting neighborhood-oriented community land uses. Bicycles
should be accommodated in travel lanes with appropriate signage or
calming measures, or in dedicated bicycle lanes. Sidewalks should
be provided. Transit riders should be accommodated at dedicated locations.
On-street parking may be permitted where practical. Urban collectors
may also be known as secondary or tertiary arterials.
(3)
Local streets. Local streets are all other streets in the Borough
and have relatively short trip lengths, generally not exceeding one
mile. Local streets accommodate vehicles, bicycles, and pedestrians
through residential neighborhoods. On-street parking should be permitted
where practical. Local streets may be "yield streets," where two-way
traffic is permitted, but vehicles traveling in opposite directions
have to yield to pass because the parking lanes do not permit adequate
width for two cars to pass at the same time.
 Figure 41.1: Yield Street
|
 Figure 41.2: Cars Pass on a Yield Street
|
(4)
Alleys. Alleys are vehicular ways located to the rear of lots providing
access to service areas, parking, and accessory buildings or containing
utility easements. An alley shall be constructed to meet all paving
and curbing standards of streets as required by Borough Code.
A.
Street dimensions. The standards in the table below (Figure 42.1) shall apply to street widths. For sidewalk and planting strip width requirements see § 450-46.
|
Figure 42.1
| ||
|---|---|---|
|
Street Condition
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
|
|
Arterials (Montgomery Avenue)
|
70
|
40
|
|
Urban collectors (Wynnewood Avenue and Haverford Avenue)
|
55
|
30
|
|
Local roads (all others)
|
50
|
24
|
|
Alleys*
|
33
|
16
|
|
NOTES:
| |
|
*
|
Greater widths may be required if necessitated by the proposed
development as specified by the Borough Engineer
|
(1)
If an existing street is being extended as part of a subdivision or land development, the new part of the extended street shall comply with the standards in the table above. However, if Borough Council deems that continuing the existing street conditions is a better fit for the street, the applicant shall use the standards in Table (11), Street Dimension Standards, in Chapter 500A, Form-Based Zoning Appendixes, for cartway width instead of the table above.
(2)
Islands, median strips and channelization may be required in any
area where traffic warrant their use for safety and efficiency and
may be permitted in any area at the discretion of the Borough Council
upon recommendation by the Borough Engineer. Such devices on state
roads shall meet or exceed the requirements of PennDOT.
(4)
All subdivisions that contain unimproved street rights-of-way for
future extension onto adjacent property shall offer such areas to
the Borough for dedication along with other roadway dedications. The
Record Plan and adjacent lots shall note that this area has been set
aside for future street extension and that the area shall remain only
in a grass cover until needed by the Borough.
(5)
No wall, fence, sign, or other structure shall be erected and no
hedge, shrub, tree, except for street trees, or other growth over
36 inches in height above the curb level shall be planted or maintained
that may cause danger to traffic on a street by obstructing the vision
of drivers and/or pedestrians. Retaining walls necessitated by street
widening and approved by the authority having jurisdiction over the
street shall be permitted. Street trees in an appropriately designed
planting strip are encouraged, but require the approval of the Borough
Engineer.
B.
Street alignment. Sight distance, horizontal, and vertical curvature,
superelevation, and maximum and minimum street grades shall be in
compliance with the standards contained in "A Policy on Geometric
Design of Highways and Streets," published by AASHTO, most recent
edition, or PennDOT standards, whichever is more suitable, to site
conditions as determined by the Borough Engineer.
C.
Street intersection design. All street intersections shall be governed
by the standards of this section and the appropriate PennDOT or AASHTO
Standards.
(1)
Number of intersections. No more than two streets shall intersect
at the same point.
(2)
Improvements to existing intersections. When existing streets intersect
at odd angles or have more than four approaches, the applicant shall
improve the intersection, to bring it into compliance with this chapter,
as required by Borough Council, based upon advice of the Borough Engineer,
Planning Commission, and other technical advisors or agencies, as
appropriate. For state and county highways, improvements shall comply
with the requirements of the appropriate agency having jurisdiction
over the street.
(3)
Minimum angle of intersection. Right angle of intersections shall
be used whenever practicable, there shall be no intersection angle,
measured at the center line, of less than 60° minimum.
(4)
Center line. The intersection of two streets shall not be located
within 100 feet of an existing intersection.
(5)
Sight distance. All intersections shall provide clear sight distance
in compliance with AASHTO and PennDOT standards.
(a)
The applicant shall demonstrate to the satisfaction of the Borough
Engineer that any proposed objects or plantings within sight triangles
will not obstruct sight lines.
(b)
If required sight distance cannot be achieved, the Borough may
require restricted movements or other intersection controls to ensure
safety.
(6)
Maximum grade. The maximum grade within any intersection shall not
exceed 3%.
(7)
Radii of pavement and right-of-way at intersections. Street intersections
shall be rounded with tangential arcs at pavement edge (curbline)
with a minimum radius of 15 feet unless otherwise required by the
Borough Engineer and right-of-way lines with a minimum radius of 10
feet. When possible, the radii for the right-of-way line and the curbline
should be concentric with each other.
(8)
All necessary street name signs and traffic control signs shall be
the responsibility of the applicant to provide and erect. The street
signs shall be of the type existing in the neighborhood, shall meet
PennDOT and Manual on Uniform Traffic Control Devices (MUTCD) safety
standards, and shall be subject to approval by Borough Council. Street
signs and traffic control signs shall be erected before the issuance
of any certificates of occupancy on that street.
D.
Cul-de-sac streets. No new cul-de-sacs shall be constructed. Existing
cul-de-sac streets shall be maintained to the following standards:
(1)
All cul-de-sacs shall have a cartway width of 24 feet.
(2)
Cul-de-sac streets shall have a minimum right-of-way width of 50
feet, and additional width shall be provided when required by the
Borough. The turnaround at the end of the cul-de-sac shall have a
pavement/curb radius of 50 feet and a right-of-way radius of 60 feet.
The turnaround radius shall be centered on the proposed street center
line.
(3)
The length of cul-de-sac shall not be not less than 250 feet and
not more than 600 feet from the near right-of-way line of the intersecting
street to the back of the right-of-way of the turnaround.
(4)
The Borough may require the applicant to provide a permanent easement
for snow storage at the turnaround area of the cul-de-sac. The location
of this easement shall be determined by the Borough. The easement
shall have a minimum length along the right-of-way line of 40 feet
and a depth of 15 feet. When curbing is required, a curb depression
shall also be placed in this easement area. No permanent obstructions
shall be placed within the easement to hinder the placement of the
snow.
E.
Street construction. All street construction shall conform to PennDOT
Specifications, Publication 408 (including any revisions), and the
most current Borough regulations. All construction shall be approved
by the Borough Manager prior to acceptance by the governing body.
A.
Private streets shall be designed and constructed in conformance
with all design and engineering regulations of the Borough Code and
this chapter that apply to public streets, unless otherwise provided
herein.
B.
Whenever an applicant proposes to establish a street that is not
offered for dedication of public use or when dedication is not accepted,
Borough Council shall require the applicant to submit, and also to
record with the plan, a copy of the agreement made with the Borough
addressing the ownership, access rights, and maintenance responsibilities
for that street in perpetuity, which may include a condominium or
homeowners' association declaration that provides for the required
terms and conditions. The agreement shall be in a form, and include
terms and conditions, that are acceptable to the Borough Solicitor,
including terms that the agreement shall run with the land for all
properties subject to the plan, and that the Borough shall have the
right, but not the responsibility, of access for inspection, maintenance,
and repair. Maintenance responsibility shall be outlined and defined
by the applicant and reviewed by the Borough prior to final approval.
When, in the determination of Borough Council, it becomes necessary
for the Borough to repair or maintain a private street for the health,
safety, and welfare of residents, the Borough may do so and assess
the property owner(s) or abutting owners who use the street for any
improvements necessary to restore the street to conformance with engineering
specifications, including the ability to file liens against the property
for the costs incurred.
A.
Access driveways shall be provided in accordance with the requirements of Chapter 500, Zoning, and this section and designed in such a manner that they shall not cause the following:
B.
Location and design.
(1)
Frontage. If a lot has frontage on more than one street, the driveway
shall take access from street of lower classification.
(2)
Slope. A portion of the driveway measured 20 feet behind the right-of-way
line shall be provided that does not exceed a grade of 5%. This space
shall provide a waiting area for vehicles to watch for oncoming traffic
that is not on a steep grade.
(3)
Safe pedestrian passage shall be provided from the Borough sidewalk
network into every development site. This can be provided by sidewalks
alongside of driveways or by other pedestrian paths connecting from
the public sidewalk to the primary entrance of all principal buildings
on of the site.
(4)
Pavement widths and grades. Driveway paving widths and grades shall
be as follows:
|
Building Type
|
Minimum Paving Width
(feet)
|
Minimum Radius at Curb
(feet)
|
Maximum Grade
|
|---|---|---|---|
|
Detached house
Cottage
Twin house
Row house
Multifamily house
|
10
|
5
|
14%
|
|
Apartment building
|
12 (1-way)
22 (2-way)
|
10
10
|
10%
10%
|
|
Commercial building
Mixed-use building
Civic/institutional building
|
12 (1-way)
22 (2-way)
|
15
15
|
7%
7%
|
A.
Automobile parking.
(2)
Provisions for safe pedestrian circulation within a parking lot shall
be required by providing sidewalks, delineated crosswalks, traffic
calming devices, and/or signage.
(3)
An off-street parking lot shall be designed so that all backup and turnaround areas are located within the confines of the off-street lot. At no times shall off-street parking lots be designed so that vehicles drive directly into or out of parking spaces from the public right-of-way. Access shall be taken from a driveway or drive aisle. All parking lots and bays allowing any parking other than parallel shall be physically located according to requirements of § 500-601 and confined by barrier curbing.
(4)
All dead-end parking drive aisles in off-street parking lots shall
be designed to provide sufficient backup area for the end stalls.
(5)
No less than a five-foot radius of curvature shall be permitted for
all curblines in all parking areas.
(6)
Parking lot dimensions shall be no less than those listed in the
following table:
|
Parking Space
|
Parking Drive Aisle Width
| |||
|---|---|---|---|---|
|
Angle of Parking
|
Depth
(feet)
|
Width
(feet)
|
1-Way
(feet)
|
2-Way
(feet)
|
|
90°
|
18
|
9
|
22
|
22
|
|
60°
|
19
|
9*
|
14
|
22
|
|
45°
|
17
|
9*
|
11
|
22
|
|
NOTES:
| |
|
*
|
Width is measured perpendicular to the side lines.
|
(7)
In any instance in which parallel parking spaces are permitted in
off-street parking lot or structured parking pursuant to an approved
subdivision or land development plan, each such space shall be a minimum
of eight feet by 22 feet in size.
B.
Electric vehicle parking.
(1)
For any new development or redevelopment requiring at least 10 off-street parking spaces per Table (7) (§ 500-601) prior to any applicable shared parking or parking credit reductions, 10% of all required spaces, or fraction thereof, shall include an Electric Vehicle Charging Station (EVCS). In the case of any partial required spaces, the applicant shall round up to the nearest whole number. Existing parking spaces that are incorporated into the development or redevelopment shall also be subject the EVCS requirement above.
(2)
All new development of any size or use that includes the construction
of a garage or structured parking shall be constructed to include
appropriate wiring and circuitry such that an EVCS can be installed
in the future, even if an EVCS is not required by this chapter.
(3)
Where EVCS equipment is provided within an adjacent pedestrian circulation
area, such as a sidewalk or accessible route to the building entrance,
the charging equipment shall be located so as not to interfere with
accessibility requirements or pedestrian circulation. A minimum of
four feet of clear pedestrian pathway width shall be maintained at
all times and all other regulations of this chapter shall apply.
(4)
EVCS cords shall be retractable or have a place to hang the cord
and connector above the pedestrian surface. Any cords connecting the
charger to a vehicle shall be configured so that they do not cross
a driveway, sidewalk, or passenger unloading area.
(5)
An EVCS shall be protected from vehicle impacts by wheel stops, curbs,
bollards, or other physical barriers.
(6)
Any EVCS that is available for public use shall be marked with a
sign indicating that the parking space is either reserved for EVs
or preferred for use by EVs.
(7)
Site lighting shall be provided at the area where an EVCS is installed.
(8)
A Maintenance & Operation Plan for electric vehicle parking and
charging stations shall be submitted for the review and approval of
the Borough Engineer.
C.
Bicycle parking. All bicycle parking spaces as required by this chapter or Chapter 500, Zoning, shall:
(1)
Be illuminated by full-cutoff luminaires mounted not higher than
14 feet above grade;
(2)
Be accessible without climbing more than one step or going up or
down a slope in excess of 12%, and via a route on the property that
is designed to minimize conflicts with motor vehicles and pedestrians.
(3)
All bicycle parking spaces located in a parking lot or structured
parking shall be:
(a)
Clearly marked with signage indicating that the spaces are for
bicycle parking; and
(b)
Separated from motor vehicles by some form of physical barrier
(such as bollards, concrete or rubber curbing or pads, reflective
wands, a wall, or a combination thereof) designed to adequately protect
the safety of bicyclists and bicycles.
(4)
All bike racks shall be located at least 36 inches in all directions
from any obstruction, including but not limited to other bike racks,
walls, doors, posts, columns, or landscaping.
(5)
Bicycle parking spaces located within structured parking shall have signage indicating their location prominently displayed outside the main entrance to the building or facility, and additional signs shall be provided as necessary to ensure easy wayfinding. A "Bicycle Parking" sign shall also be displayed on or adjacent to any indoor room or area designated for bicycle parking. All signs required by this subsection shall meet the requirements of a nameplate sign [see § 500-605A(2), Table (10)]. In addition, outdoor signs required by this subsection shall be no smaller than 12 inches by 18 inches and shall utilize a type size of at least two inches. Indoor signs required by this subsection shall be no smaller than eight inches by 10 inches and utilize a type size of at least 5/8 inch.
D.
Additional requirements for the design of short-term bicycle parking. All short-term bicycle parking spaces shall contain bike racks and shall meet the following requirements, in addition to the requirements in § 450-45C above:
(1)
Location.
(b)
Short-term bicycle parking shall located to ensure significant
visibility by the public and building users.
(c)
Short-term bicycle parking spaces may be located either: (a)
on-site; or (b) in the public right-of-way (e.g., sidewalk), provided
that an encroachment permit is obtained for the installation and the
installation meets all other requirements. If bike racks are located
on public sidewalks, there shall be at least five feet of unobstructed
area of sidewalk width, and shall be located at least 1.5 feet from
the curb.
(d)
A short-term bicycle parking space shall be a minimum of 2.5
feet in width by six feet in length with a vertical clearance of at
least seven feet and shall be located on a hard, well-drained surfaced.
(2)
Bike rack requirements.
(a)
Bike racks used for short-term bicycle parking must be securely
attached to concrete footings, a concrete sidewalk, or another comparably
secure concrete surface. Bike racks shall be securely anchored and
secured with tamper-proof nuts.
(b)
Bike racks shall be made to withstand severe weather and permanent
exposure to the elements.
(c)
Bike racks shall be "inverted U" or "post-and-ring" styles.
Custom or artistic racks may be acceptable if approved by Borough
Council. All styles shall allow bicycles to be stored with both wheels
securely on a stable, horizontal surface.
(d)
Bike racks shall be designed to support the bicycle frame in
at least two places and allow the frame and wheel to be secured with
a U-shaped lock.
E.
Additional requirements for the design of long-term bicycle parking. Long-term bicycle parking shall be provided in either: (1) bike lockers; or (2) indoor rooms or areas specifically designated for bicycle parking (including designated areas of an indoor parking facility), and shall satisfy the following requirements, in addition to those set forth in § 450-45C above:
(1)
Location. Long-term bicycle parking may be located either on- or
off-site. If located off-site, it shall be no more than 300 feet from
the main public entrance.
(2)
Design.
(a)
Long-term bicycle parking spaces shall be located in designated
bicycle parking rooms, in areas specifically designated for bicycle
parking that fully protect parked bicycles from the weather, or in
bicycle storage lockers designed for such purpose. Such long-term
bicycle parking spaces shall not be located on a sidewalk within a
public right-of-way or areas between the building line and the front
lot line.
[Amended 7-20-2023 by Ord. No. 1056; 9-21-2023 by Ord. No. 1059]
(b)
Required long-term bicycle parking spaces shall be located no
lower than the first cellar level or the first complete parking level
below grade, and no higher than the first above-grade level.
(c)
Access to long-term bicycle parking spaces shall be by a ramp
or elevator from the street level, with no more than one step. If
access is provided by elevator, the interior dimensions shall be a
minimum of 80 inches by 54 inches.
(d)
Spaces shall be available to employees, residents, and other
building occupants.
(e)
If Long-term bicycle parking is located in a room, such room
shall:
[1]
Have walls or fencing from floor to ceiling.
[2]
Be designed such that the entire room is visible from the entry
door.
[3]
Have a motion activated security light in a tamperproof case.
[4]
Contain bike racks designed to hold bicycles in vertical or
horizontal positions. Such devices shall allow locking of the frame
and one wheel to the device with a U-shaped lock.
[5]
Supplemental security measures such as limiting access to persons
with a key, smart card, or code are encouraged but not required.
(g)
A minimum of 10% of required long-term bicycle parking spaces
and at least one long-term bicycle parking space shall be designed
to accommodate larger bicycles such as a cargo bicycle or adult tricycle.
These spaces shall be designed to store bicycles in a horizontal position
and shall provide an area of 100 inches in length and 42 inches wide
per larger bicycle space.
(h)
Two-tier, lift-assisted bike racks that hold each wheel of the bicycle
on the second tier firmly in place shall be permitted.
[Added 7-20-2023 by Ord. No. 1056]
A.
General.
(2)
Sidewalks shall be required on both sides of the street within the
ultimate right-of-way.
(3)
Safe pedestrian passage shall be provided along all alleys. This
shall either be created by adding sidewalks to the alley, or, by the
applicant demonstrating to the satisfaction of the Borough that the
alley is designed to safely accommodate pedestrians within the cartway.
Measures that will assist with safely accommodating pedestrians in
the cartway may include traffic calming and signage.
(4)
Additional sidewalks or paved trails shall be required where deemed
necessary by Borough Council to provide access to schools, religious
institutions, parks, community facilities, trails, and commercial
or employment centers, and to provide necessary pedestrian circulation
within land developments and/or subdivisions. Sidewalks or pathways
interior to a development shall have a minimum width of four feet
and shall connect to the Borough sidewalk system.
B.
Design and layout.
(1)
Curb ramps compliant with the Americans with Disabilities Act (ADA)
standards shall be constructed at all street intersections, midblock
crosswalks, and other locations designated by Borough Council.
(2)
Sidewalk and planting strip widths are required to satisfy the standards
set forth in Figure 46.1, Sidewalk
and Planting Strip Standards.
(3)
Sidewalks shall be designed to accommodate existing mature trees
in a planting strip.
(a)
A sidewalk, while maintaining the required minimum width, need
not stay straight, but may curve or meander around existing mature
trees in a planting strip.
(b)
New curved sidewalk areas may be constructed, or existing sidewalks
altered, such to create appropriate-sized tree pits for new street
tree plantings.
(c)
Borough Council may authorize the use of any part of the right-of-way
to optimize the path of a sidewalk to create favorable conditions
for street tree plantings.
(4)
In the Downtown District (5a) (see Chapter 500, Zoning), if the sidewalk is greater than five feet, any area in excess of five feet may also include the following (in compliance with all other standards and regulations):
(a)
Street trees;
(b)
Street furniture such as benches, waste disposal receptacles;
(c)
Utilities, including pedestrian lighting;
(d)
Bicycle parking racks;
(e)
Planters, planting areas;
(f)
Outdoor dining; and
(g)
Public art.
|
Figure 46.1: Sidewalk and Planting Strip Standards
| |||
|---|---|---|---|
|
Street
|
Zoning District*
|
Required Sidewalk
(feet)
|
Required Planting Strip
(feet)**
|
|
Haverford
|
5a
|
10
|
0
|
|
Haverford
|
5b
|
5
|
4
|
|
Haverford
|
All other
|
4
|
3
|
|
Montgomery
|
5b
|
8
|
6
|
|
Montgomery
|
All others
|
5
|
6
|
|
Wynnewood Avenue
|
3a
|
4
|
4
|
|
Wynnewood Avenue
|
3b
|
5
|
4
|
|
Wynnewood Road
|
3b
|
6
|
4
|
|
Wynnewood Avenue
|
3c
|
5
|
4
|
|
Wynnewood Avenue
|
5a
|
6
|
4
|
|
All other streets
|
5a
|
8
|
0
|
|
All other streets
|
5b
|
6
|
4
|
|
All other streets
|
Other
|
4
|
If no on-street parking: 2 or greater if existing is greater
|
|
All other streets
|
Other
|
4
|
If on-street parking: continue existing conditions
|
|
NOTES:
| |
|
*
|
See Chapter 500, Zoning.
|
|
**
|
Or continue existing conditions if greater.
|
(5)
New sidewalks and improvements to existing sidewalks shall maintain
the pattern, material, and style of the Borough sidewalk network.
Where proposed sidewalks meet existing sidewalks that have a different
width, a tapered transition shall be constructed.
(6)
On public streets, sidewalks shall be located behind the curbline.
The grade and paving of the sidewalk shall be continuous across driveways.
(7)
Construction methods. Sidewalks shall be constructed so as to discharge
drainage to the street or planting strip, the grade of which shall
not be less than 1/4 inch per foot. The finished grade between the
outside of the sidewalk to the curbline (edge of the cartway) shall
never exceed a total vertical elevation change of one foot. All sidewalks
shall be constructed with an adequately compacted subbase with a four-inch
crushed stone or gravel base to ensure proper drainage and PennDOT
Type AA concrete. The concrete shall be placed so that there is a
control joint every five feet. One-half-inch premolded expansion joints
shall be placed where the concrete sidewalk abuts a concrete curb
and where directed by the Borough. All concrete sidewalks shall have
a minimum thickness of four inches, except under driveways, where
they shall have a minimum thickness of six inches for residential
or eight inches for commercial or industrial. The concrete apron in
the driveway area shall be reinforced with wire six inches by six
inches, Number 9 wire (minimum). Two layers of this wire shall be
utilized, with a minimum of two-inch spacing between layers. The wire
shall be installed so that it is not closer than 1/2 inch from the
top or bottom surfaces of the driveways.
C.
Planting strips.
(1)
Planting strips, where present or required by the standards of this
chapter, should be designed as stormwater bioswales or rain gardens
treatment facilities such that runoff from streets enters and flows
through appropriate vegetation prior to exiting back to the street
or to a stormwater inlet.
(2)
Planting strips shall be located between the paved cartway and the
sidewalk.
(3)
Planting strips may also contain street trees prescribed in Chapter 348, Landscaping, provided that the planting strip is at least three feet wide.
(4)
Planting strips may contain any permitted vegetation so long as plants
do not overhang the sidewalk or cartway, are less than 36 inches tall
at maturity, and are maintained in good order.
A.
Crosswalks shall be clearly delineated at all intersections and marked
to the width of the largest contributing sidewalk or trail. In no
case shall any crosswalk width be less than six feet.
B.
Any crosswalk at an intersection with an arterial or urban collector
shall be painted in a highly visible crosswalk style (see Figure 47.1)
or decorative crosswalks as recommended by the Borough Engineer.
 Figure 47.1: Highly Visible Crosswalk Styles
|
C.
Crosswalks and their transition to adjacent sidewalks or trails shall
be designed to facilitate access and use by persons that are physically
disabled, in compliance with the American with Disabilities Act (ADA).
D.
Pedestrian signalization shall be provided at intersections where
traffic signals exist.
E.
Where crosswalks are required, Borough Council may require one or
more of the following measures as described in the Pennsylvania Traffic
Calming Handbook (by PennDOT) based upon the recommendation of the
Planning Commission and Engineer.
(1)
Textured crosswalks. Crosswalk patterns, materials, and colors shall
be consistent with surrounding crosswalks based on the theme established
in the municipality and recommended to the Borough Council by the
Planning Commission and Engineer.
(2)
Curb extensions, bulb-outs, raised medians, raised crosswalks, and
other pedestrian safety methods shall be considered and, where determined
to be appropriate by the Borough Council, constructed.
A.
Concrete curbs shall be installed along each side of all existing
and proposed public and private streets, shared driveways, and shared
parking areas, except on streets where curbing does not currently
exist.
(1)
Curbing shall be 18 inches in height, six inches wide at the top
with a one-inch batter face and seven inches wide at the base. The
curb face shall be six inches for all streets, and driveway depressions
shall be 1 1/2 inches above the gutter line. Curbing shall be
built in ten-foot lengths, and an approved expansion joint of one-fourth-inch
minimum thickness shall be used at each joint or as directed by the
Borough. Curbs along state roads shall comply with current PennDOT
standards.
(2)
Depressions in curbing as part of stormwater management features
may be permitted with the approval of the Borough Engineer.
B.
All concrete used in the construction of improvements shall be Type
AA with certification of the mix furnished to the Borough Engineer.
Concrete shall be placed in forms that are straight and securely braced.
Care shall be taken to control the water content to prevent separation
of the aggregates. All the concrete shall be thoroughly tamped into
the forms. After the concrete has set sufficiently, the form shall
be removed and the exposed surface shall be rubbed to provide an even
finish. All edges shall be finished with an approved edging tool.
C.
To provide for driveways, depressions in the curbing may be constructed
and finished during the time of pouring.
D.
Handicap accessible curb cuts that meet the requirements of the American
with Disabilities Act shall be installed at all intersections where
sidewalks are provided or proposed.
E.
The Borough Council may waive the curbing requirement if the applicant
proposes a green stormwater infrastructure system of swales and infiltration
trenches. The applicant shall demonstrate to the satisfaction of the
Borough Engineer that the proposed alternate system of swales can
perform the drainage function comparable to a system of curbs and
inlets and that the appearance and functioning of the roadway, sidewalks,
and parking lots shall not be impaired by the lack of curbing. Stormwater
retention swales and infiltration trenches along streets are encouraged
in appropriate locations in the Borough, provided that pedestrian
safety and traffic circulation is addressed.
F.
Granite or other materials proposed as curbing may be approved if
the applicant can successfully demonstrate to the satisfaction of
the Borough Engineer that the proposed curbing material will perform
as well as the concrete specifications in this section.
A.
When a subdivision or land development includes improvements to streets
that have been specified on Bike Montco: The Bicycle Plan for Montgomery
County, Narberth Borough Comprehensive Plan, as adopted, Lower Merion
Bicycle Master Plan, or other Borough or county adopted plans or maps
to receive future bicycle infrastructure improvements, bicycle infrastructure
shall be created according to the street, the speed, and the applicant's
frontage as indicated in the aforementioned plans. This may include
signage, striping, sharrows, shared-use side paths, or other bicycle
amenities as indicated by the planning documents and the roadway conditions.
B.
All bicycle amenities shall be designed and marked in compliance
with PennDOT standards and with the approval of the Borough Engineer.
C.
Fee-in-lieu. Where Borough Council and the applicant agree that a
fee is to be contributed in lieu of the provision of bicycle amenities,
the amount of the fee shall be established by the Borough Engineer's
estimate of the cost of installation of appropriate bicycle within
the right-of-way abutting the applicant's property.
A.
The applicant shall notify and coordinate with SEPTA whenever a land
development is proposed that has frontage on any street with a SEPTA
bus route or is adjacent to any parcel owned by SEPTA or containing
railroad tracks.
B.
Requirement for bus stop amenities.
(1)
Any proposed land development that currently has a bus stop located
within the right-of-way adjacent to its frontage shall upgrade the
bus stop per SEPTA's most recent bus stop design standards or other
standards as designated by SEPTA. Upgraded stops shall include any
of the following bus stop elements that are recommended by SEPTA and
approved by the Borough:
(2)
Any proposed land development that currently has a bus route that travels along the right-of-way adjacent to its frontage, but no stop adjacent to its frontage, shall obtain in writing notification from SEPTA that no bus stop is planned for that location. If SEPTA does plan to relocate a bus stop adjacent to the land development, then the requirements above [Subsection B(1)] for an upgraded bus stop shall apply.
(3)
The location and design of a bus stop, including conformance with
other approved Borough ordinances and construction standards, shall
be reviewed and approved by both the Borough Engineer and SEPTA.
C.
All bus stop elements except for transit information signage shall
be maintained by the adjacent property owner or another responsible
party as established by the property owner. A written and legally
binding agreement by a responsible entity to properly maintain all
bus stop elements in good condition and remove the bench and/or shelter
if SEPTA requests it to be removed and the Borough approves. The agreement
shall be in a form that is acceptable to the Borough Solicitor and
SEPTA.
D.
No bus passenger benches and/or bus shelters shall be removed without
the mutual and written approval of Narberth Borough and SEPTA.
E.
Transit information signage. Bus stop passenger information signs
and bus stop location signs shall be installed and maintained by SEPTA
but incorporated into the design of the upgraded bus stop during the
land development process.
B.
Invasive and "watchlist" plant species listed on any governmental
list of invasive plant species, including the PA Department of Conservation
and Natural Resources "DCNR Invasive Plant List" and any other list
as maintained and updated by DCNR for use on state lands, any state
or U.S. Department of Agriculture lists, as well as any list adopted
by the Borough, shall be prohibited in any subdivision or land development
in the Borough and shall be removed during the land development process.
A.
Pedestrian street lighting.
(1)
On all urban collectors and arterials, pedestrian-oriented lighting
shall be provided between the curb and the sidewalk at a maximum spacing
of:
(2)
Lighting shall be installed on both sides of the street at the required
spacing, and should be staggered with the other side of the street
to provide appropriate pedestrian lighting throughout the area.
C.
All exterior, public lighting within the right-of-way should use
efficient technology and techniques to reduce municipal costs and
save energy.
D.
On-site lighting.
(1)
Public areas where pedestrians are encouraged such as plazas, pathways,
seating areas, and other such places shall be lit for safety and ease
of visibility.
(2)
All parking lots of four or more spaces shall be illuminated.
(3)
Nonresidential parking lot lighting shall be extinguished nightly
within a 1/2 hour of the close of the facility. When after-hours site
safety/security lighting is proposed, such lighting shall not be in
excess of 25% of the number of luminaires required or permitted for
illumination during regular business hours.
A.
Minimal grading. Grading shall be limited to the minimum amount of
disturbance of soil or natural topography possible.
B.
Topsoil protection. The top eight inches of soil that existed naturally
on the site prior to subdivision or land development shall be managed
in the following way:
(1)
In areas to be graded, the top soil shall be stripped off and stockpiled
on the site in accordance with the erosion and sediment control plan.
(2)
Following construction, the stockpiled soil shall be redistributed
uniformly on the site to a minimum depth of eight inches.
(3)
Any topsoil in excess of soil needed to for the reestablishment of
eight inches depth in areas of the site that will not be paved may
be removed from the site if approved by the Borough Engineer.
C.
Grading. All permanent and temporary cutting, filling, grading, regrading,
and/or other forms of earth-moving activities shall be known as "grading"
and shall be conducted only in compliance with the standards as described
below.
(1)
All grading shall be set back from property lines a minimum of three
feet in order to prevent any adverse effects on adjacent properties.
(2)
No permanent excavation shall be made with a cut face steeper in
slope than three horizontal to one vertical. If a steeper slope is
proposed, any waiver request shall be accompanied by a soils report
prepared by a qualified engineer or geologist experienced in performing
such studies and registered in the Commonwealth of Pennsylvania shall
be prepared to document the soil stability. Providing the required
report does not assure approval of the waiver request.
(3)
Grading associated with a subdivision or land development shall not increase drainage onto an adjoining property without the express written consent of the adjoining property owner. Stormwater shall be managed in accordance with Chapter 441, Stormwater Management.
(4)
Within the property proposed for development or along property lines,
where grading creates an abrupt dropoff in contrast to a previously
existing gradual change or where a wall is being installed, the applicant
shall be required to install a fence or other suitable protective
barrier.
(5)
All grading operations shall be in compliance with any necessary Borough permits. Any permits shall be issued by the Borough upon recommendation of the Borough Engineer for each lot, parcel, or site that comprises a separate operation, unrelated to or not contiguous with nearby grading proposed or performed by the applicant. Grading shall not cause dust, dirt, or mud to be tracked onto sidewalks, roadways, and adjoining properties by the proper implementation of erosion and sediment controls are required by section § 450-54.
A.
General. Erosion and sediment control shall be addressed in the following
manner for all earth disturbance within the Borough:
(1)
An erosion and sediment control plan, which meets the requirements of PA DEP's Erosion/Sediment Pollution Control Program (Pa. Code Chapter 102, Erosion and Sediment Control), shall be available on site for all earth disturbance activities. If earth disturbance activities are greater than or equal to one acre, the plan shall be approved by the Montgomery County Conservation District (MCCD).
(2)
All construction activities involving earth disturbance greater than
or equal to one acre, or an earth disturbance on any portion, part,
or during any stage of a larger common plan of development involving
earth disturbance greater than or equal to one acre, shall be authorized
by a National Pollutant Discharge Elimination System (NPDES) permit.
(3)
No subdivision or land development plan shall be approved unless:
(a)
There has been a plan approved by the MCCD and/or Borough Engineer
that provides for minimizing erosion and sedimentation consistent
with this section, and an improvement bond or other acceptable securities
are deposited with the Borough in the form of an escrow guarantee
that will insure installation and completion of the required improvements;
or
(b)
There has been a determination by the MCCD and/or Borough Engineer
that a plan for minimizing erosion and sedimentation is not necessary.
B.
Performance principles.
(1)
Any appropriate action that minimizes erosion and sedimentation as
described in the Pennsylvania Erosion and Sediment Pollution Control
Program Manual (by PA DEP) can be included in the plan. Alternative
methods should be discussed with the Borough Engineer prior to the
preparation of an erosion and sediment control plan.
(2)
No unfiltered stormwater coming from an area that has been disturbed
shall be permitted onto an adjacent parcel or allowed to be discharged
into any water body.
C.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation, regrading,
or other development activity, it shall be the responsibility of the
applicant to remove it from all adjoining surfaces, drainage systems,
and watercourses and to repair any damage at their expense as quickly
as possible.
(2)
Disturbed areas shall be revegetated and restored using best management
practices accepted by PA DEP.
A.
Applicants shall provide a safe, reliable, and adequate water supply
from public water service to support the intended uses approved as
part of a development plan. Applicants shall present evidence to Borough
Council that the subdivision or land development is to be supplied
by Aqua PA or other suitable water supplier. A copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission
or an application for such certificate, a cooperative agreement, or
a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable evidence.
B.
Fire hydrants shall be located at accessible points throughout the
subdivision and land development and shall be located according to
the Borough Engineer in consultation with the Borough Fire Marshal.
As a general rule, hydrants should be located at each street intersection
and at intermediate points as recommended by the Borough Fire Marshal.
Generally, hydrant spacing may range from 350 feet to 600 feet depending
upon the area being serviced. The type and methods of construction
to be employed in the installation of fire hydrants shall be in accordance
with current state and local regulations.
C.
Public water supply facilities design. The design for public water
supply facilities shall be in accordance with the PA DEP Water Supply
Manual, latest edition, and the specifications of the utility providing
water service.
A.
Wastewater from a subdivision or land development shall be disposed
of in an environmentally safe manner. All sanitary sewers shall be
installed and connected to the municipal or authority sanitary sewer
system following review of plans and approval by the PA DEP.
B.
Sewage facilities design. The design and installation of all sanitary
sewage facilities shall be done in accordance with the Pennsylvania
Domestic Wastewater Facilities Manual prepared by PA DEP.
A.
All lots and land developments shall contain proper facilities for
the management of solid waste, including recycling.
B.
Developments that will not be eligible for the Borough's curbside
collection service as determined by the Borough shall have solid waste
collection containers within enclosures. Enclosures shall be made
of durable material. Solid waste storage facilities shall be located
in the following manner:
A.
Design of system.
(1)
The stormwater management system shall be designed in accordance
with all current and applicable Borough stormwater management ordinances
and the Pennsylvania Stormwater Best Management Practices Manual (PA
DEP).
(2)
Existing natural stormwater drainage systems should be preserved
and incorporated into the overall site stormwater management system.
(3)
New stormwater conveyance and control devices shall be designed to
be compatible with natural site conditions.
(4)
All areas of stormwater detention and retention basins, including
basin floors, side slopes, berms, impoundment structures, or other
earth structures, shall be planted with suitable native vegetation
such as naturalized meadow plantings specifically suited for stormwater
basins. Landscaping shall be in accordance with guidance from the
most recently adopted version of the Pennsylvania Stormwater Best
Management Practices Manual (PA DEP).
(5)
The Borough may require that an owner or developer provide reasonable
corrective measures to alleviate an existing off-site drainage problem
that may be affected by the proposed subdivision and/or land development.
It shall be the responsibility of the owner or developer to obtain
all drainage easements on, over or through other properties, and the
Borough, its agents, workers, and employees shall be indemnified and
held harmless from any liability.
B.
When subdivisions or land developments are submitted to the Borough
Engineer for approval in phases, designs for a complete stormwater
management system for the entire proposed subdivision and land development
shall be submitted. The applicant's engineer shall show how stormwater
from each phase will be managed to protect adjacent properties. If
temporary construction is required, the engineer shall include such
structures in the plan submitted.
C.
Location and discharge.
(1)
Appropriate stormwater controls, best management practices, and conveyance
facilities should be dispersed throughout the site and generally located
close to the sources of stormwater release such as downspouts, culverts,
and parking lots.
(2)
Stormwater runoff from roofs shall not be discharged into the street
right-of-way without approval by the Borough upon review by the Borough
Engineer, nor concentrated onto adjacent properties. It shall be returned
to sheet flow or discharged into a structure adequately designed and
approved by the Borough.
(3)
Where stormwater comes from downspouts, parking lots, or other similar
structures without a stormwater feature to collect it, stormwater
should be directed to infiltration areas if possible. Sheet flow over
a lawn or natural area is preferred to direct dispersal into a storm
drain. Stormwater should not be directed towards sidewalks or other
pedestrian areas.
(4)
Properties shall be graded to secure proper drainage away from buildings
with a minimum 2% slope away from structures.
(5)
Drainage from non-natural sources. Water originating from other than
natural sources such as air-conditioning units, sump pumps, or other
dry weather flow, wherever practicable, shall be discharged into areas
of natural infiltration on the property. The discharge of water from
these sources into the street, sidewalks, or sanitary sewer system
is prohibited. Discharge directly into the Borough storm sewer system
shall only permitted with approval of the Borough Engineer.
D.
Storm sewers.
(1)
All drainage facilities shall be designed to adequately handle surface
runoff and carry it to suitable outlets and shall be designed in accordance
with the following minimum design standards.
(2)
All storm drains and drainage facilities such as gutters, catch basins,
bridges, inlets, and culverts shall be installed and the land graded
for adequate drainage as shown on the grading plan submitted and approved
with the Final Subdivision and Land Development Plan. Construction
of these facilities shall generally conform with PennDOT Specifications
Publication 408, latest version.
(3)
The existing points of natural drainage discharge onto adjacent property
shall not be altered without the written approval of the affected
landowners.
(4)
No stormwater runoff or natural drainage shall be so diverted as
to overload existing drainage systems, or create flooding or the need
for additional drainage structures on other private properties or
public lands. In cases where additional stormwater flows will overload
adjacent structures, the applicant shall be responsible for enlarging
the facilities to adequately convey, at a minimum, the fifty-year
storm.
(5)
Location.
(a)
Existing storm sewer accessibility. Where existing storm sewers are reasonably accessible and of adequate capacity, subdivisions and land developments may connect to the existing storm sewers after stormwater has been adequately processed and in full compliance with Chapter 441, Stormwater Management.
(b)
Drainage easements. When located in undedicated land, they shall
be placed within an easement not less than 20 feet wide, as approved
by the Borough Engineer.
(c)
Location within Borough rights-of-way. Storm sewers located
within street rights-of-way shall be designed to be parallel with
the roadway to the greatest extent possible and shall be placed at
locations acceptable to the Borough. They shall be protected by a
cover of at least 18 inches from surface grade, and at least 18 inches
from any crossing utility.
(d)
Location within state rights-of-way. Storm sewer systems that
are to be located within state rights-of-way shall be approved by
PennDOT by obtaining a highway occupancy permit prior to final subdivision
and land development plan approval.
(6)
Size, grade, and material.
(a)
Drainage conveyance facilities shall be adequate for the anticipated
runoff from the proposed subdivision and land development and all
anticipated development within upstream drainage area and must be
able to convey, without damage to the drainage structure or roadway,
runoff from the fifty-year storm event. Larger storm events (100-year)
must also be safely conveyed in the direction of natural flow without
creating damage to any drainage structures, nearby structures, or
roadways.
(b)
Conveyance facilities to or exiting from stormwater management
facilities (i.e., detention basins) shall be designed to convey the
design flow to or from the facility.
(c)
Roadway crossings or structures located within designated floodplain
areas must be able to convey runoff from a 100-year design storm consistent
with Federal Emergency Management Agency National Flood Insurance
Program - Floodplain Management requirements.
(d)
Storm sewer pipes shall have a minimum internal diameter of
15 inches and a minimum grade of 1/2% unless otherwise approved by
the Borough Engineer. Maximum internal pipe diameter shall be 60 inches.
Special box culverts or open channels shall be used when a sixty-inch
pipe is not capable of carrying the design storm.
(e)
Storm drainage pipe materials. All storm drainage pipes, up
to but not including 42 inches in equivalent diameter, shall be constructed
of the following materials:
[1]
Reinforced concrete, rubber gasketed conforming to AASHTO M170,
M198 and M207.
[2]
Reinforced concrete, tongue and groove conforming to AASHTO
M170 and M207.
[3]
Corrugated polyethylene (PE) N12 smooth interior only conforming
to ASTM D1248, ASTM D2412, AASHTO M252 and 294. A PE pipe shall be
placed on a minimum of six inches of AASHTO #57 stone and backfilled
with same to a foot above the crown of the pipe.
[4]
Corrugated polyethylene (PE) perforated underdrain shall conform
to AASHTO M252.
(f)
All storm drainage pipe and/or culverts 42 inches in equivalent
diameter and above shall be constructed of either of the following
materials:
[1]
Reinforced concrete tongue and groove conforming to AASHTO M170
and M207.
[2]
Reinforced concrete piping, rubber-gasketed, shall conform to
AASHTO M170, M198 and M207.
[3]
Precasted reinforced concrete box sections in accordance with
AASHTO M259.
[4]
Cement concrete cast in place, mix design strength of 4,000
pounds per square inch (psi).
(7)
Manholes. Manholes shall be constructed at all changes in horizontal
or vertical alignment; spaced not more than 300 feet apart on pipe
of 24 inches internal diameter or less, and not more than 450 feet
apart where larger sizes are installed. Inlets may be substituted
for manholes where they will serve a useful purpose. Manhole frames
and covers shall be good quality cast iron; covers shall be marked
"STORM" and have a minimum weight of 220 pounds.
(8)
Inlets. All inlets shall be designed to accommodate the fifty-year
peak flow rate. The capacity of Type C, M, or S inlets shall be determined
from the PennDOT Design Manual (most recent edition). Inlets at street
intersections shall be placed on the tangent and not on the curved
portions. The gutter adjacent to and immediately upgrade from the
inlet shall be so warped as to direct the water into the inlet. Inlets
shall have a metal marking with the message: "Don't dump, drains to
the river," or a substantially similar message.
(9)
Castings. Manhole and inlet castings, together with their covers
or gratings shall conform to PennDOT or Borough standards, as may
be in effect at the time the design of the sewer is submitted. Castings
should indicate "storm."
A.
Bridges and culverts shall be designed to meet current AASHTO or
PennDOT standards to support expected loads and to pass design stormwater
flows. They shall be constructed to the full width of the planned
cartway.
B.
Any proposed bridges and culverts shall be designed to prioritize
safe pedestrian, bicycle, and transit (if applicable) crossing. Pedestrian
sidewalk and pathway widths shall be in compliance with this chapter.
C.
It is unlawful to construct any bridge, culvert, or other water obstruction,
or to make any change in or addition to, any existing water obstruction,
or in any manner change or diminish the course, current, or cross-section
of any stream or body of water, without first having made written
application to and obtained a permit or consent in writing from PA
DEP.
A.
Survey markers.
(1)
Survey monuments shall be placed on the right-of-way lines at corners,
angle points, the beginning and ends of curves, at all corners and
changes in directions of the boundary of the parcel(s) under development,
and at other points as required by the Borough. All monuments, existing
and proposed, shall be shown on the record plans. The monuments shall
be placed after all roadway improvements have been completed.
(2)
One of the following types of permanent reference monuments shall
be installed by the developer or property owner at all locations mentioned
above:
(a)
A concrete monument with minimum dimensions of 20 inches deep
by four inches square, with 45° beveled edges, shall be installed
at all points that intersect with the right-of-way.
(b)
Solid metal pins with minimum dimensions of 3/4 inch in diameter
and 24 inches in length shall be installed at all other points.
B.
Benchmarks. The Borough elevations are based on the Borough sanitary
sewer system datum. The location and elevation is available to all
engineers and surveyors upon request to the Engineer's office. All
contours and elevations shown on plans shall be based on this system.
A.
Reserve strips controlling access to streets, alleys, subdivisions,
or adjacent areas are prohibited.
B.
Rights-of-way and easements. Rights-of-way or easements required
for roadway construction and maintenance, sanitary sewer systems,
storm drainage systems, water systems, and any other utilities and
for any other specific purpose shall be required by the Borough Council
as needed, with the location and width in each case to be determined
by the governing body. All land up to the ultimate right-of-way shall
be offered for dedication to the appropriate jurisdiction.
(1)
The setback shall be 40 feet from all existing and proposed fuel
easements or rights-of-way and 20 feet for all other utilities. The
total setback shall not be less than that required by the applicable
zoning district.
(2)
Nothing shall be permitted to be placed or built within the area
of an easement.
(3)
The owner of any lot, upon written request by the Borough and at
the owner's sole expense, shall remove unauthorized items that have
been placed, planted, set, or put (with or without prior knowledge
of this regulation) within the area of any easement.
(4)
To the fullest extent possible, easements shall be adjacent to rear
and side lot lines.
(5)
Minimum easement widths.
(a)
A minimum easement width of 25 feet shall be required for all
storm drainage systems and sanitary sewer systems that are located
outside of the public right-of-way and wherever storm drainage is
collected in swales and ditches. An additional five feet of easement
width shall be required for each additional utility that is placed
within the easement area.
(6)
Easements required to be obtained by applicants shall provide for
the maintenance, repair, and replacement of the facilities, including
the right of passage for such work. The Borough shall have the right
of review and correction of all easements obtained by developers from
other property owners that shall be turned over to the Borough. The
applicant shall convey, at no cost to the Borough, all requested easements.
(7)
No right-of-way or easement for any purpose whatsoever shall be recited
or described in any deed unless the same has been shown on the approved
Record Plan. Any error found in a deed shall be immediately corrected
and recorded in the office of the Recorder of Deeds for Montgomery
County at the sole expense of the subdivider or owner.
C.
Public utilities. All water and gas mains and other underground facilities
shall be installed prior to street paving at locations approved by
the Borough for the full width of the right-of-way.
D.
Underground utilities. All gas and water mains shall be installed
underground. All electric, telephone, and communication services,
both main and service lines, shall be provided by underground cables
and installed in accordance with the prevailing standards and practices
of the utility or other company providing such services, except where
it is demonstrated to the satisfaction of Borough Council that underground
installations herein required are not feasible because of physical
conditions of the land involved. All main underground cables that
are within the right-of-way of a street shall be located as specified
by Borough Council at the direction of the Borough Engineer.
(1)
In order to promote and facilitate the underground installation of
utility distribution lines, a letter of endorsement shall be required
from the suppliers of utility service (not limited to electric, telephone,
or cable television) wherein the utility acknowledges that underground
utilities are feasible and shall be installed as part of the improvement
plan. A statement relative to the intent of the applicant to provide
underground utility service shall be placed on the final plan requisite
to final approval of such plan.
(2)
The provisions in this chapter shall not be construed as to limit
or interfere with the construction, installation, operation, and maintenance
of public utility structures or facilities that may hereafter be located
within public easements or rights-of-way designated for such purposes.
