ARTICLE V STANDARDS FOR DESIGN AND REQUIRED IMPROVEMENTS 1. PURPOSES AND GENERAL PROVISIONS 1. Contents of article. This article includes specific standards for the design of subdivisions and land developments and requirements for improvements. Minimum standards and requirements are specified for each element of design or improvement. General goals or statements of desired outcomes are listed in Section 5.2. The Department will consider alternatives to specific standards and requirements specified in Section 5.3 and following sections if the applicant demonstrates that an alternative will achieve the desired outcome to a higher degree or will produce more desirable results than application of the specified standard. 2. Site analysis. The design of a subdivision or land development shall be based upon an analysis of existing conditions of the site, which includes consideration of the site's natural and man-made features and of the opportunities and constraints for development that are associated with these features. The site analysis shall also consider the relationship of the site to surrounding developed and undeveloped areas and to applicable municipal, county, and regional plans. The required project narrative should summarize how the analysis of existing conditions has influenced the design of the subdivision or land development. 3. Alternative development plan. Before considering requests for waivers or modifications of standards or requirements contained in this article that will reduce the attainment of the goals listed in Section 5.2, the Department may require the applicant to prepare alternative development plans which more nearly meet the requirements of this ordinance. Such alternatives may be required to include the clustering of development on portions of the site which are not constrained by the environmental protection provisions of this ordinance and may include a reduction in the otherwise allowable density or intensity of development on the total site. The original plan shall be approved only if the applicant demonstrates to the satisfaction of the Department that an alternative plan is not practical or feasible. 4. Regulations of other jurisdictions. It shall be the responsibility of the applicant for approval of a subdivision or land development to obtain all required permits and approvals from other jurisdictions or agencies. No application shall be finally approved by the Department or recorded until all required permits and approvals have been obtained, unless the plan for recording includes a notation that specified permits will be required prior to issuance of construction permits. 2. GENERAL GOALS FOR DESIGN AND DEVELOPMENT Subdivisions and land developments shall be designed to achieve the general goals or outcomes that are listed in this section. 1. Minimize damage to the environment. All subdivisions and land developments shall be designed to minimize environmental damage to the maximum extent possible, by carefully fitting the subdivision or development to the existing conditions and natural features of the site. A. Minimize grading. Roads, building sites, and lots should be laid out in a manner that will minimize disturbance of the land. Roads should generally follow existing contours, where doing so will minimize cuts and fills. Naturally level areas should in general be utilized for building sites. Clustering of development on less steep areas of the site is strongly encouraged, as an alternative to mass grading. B. Protect steep slopes. Wooded hillsides are important environmental and aesthetic resources of Allegheny County. Development should be located to avoid disturbance of steeply sloped areas and to preserve the visual character of wooded hillsides. C. Protect watercourses and wetlands. Watercourses are the county's natural drainage ways for the conveyance of surface waters, including runoff and flood waters. Streams, land bordering streams, and wetlands provide habitat for aquatic and terrestrial plants and animals and may function as wildlife corridors. The County's larger streams and rivers are primary elements of the visual character of the county and are also important resources for recreation and commerce. Development should be designed to preserve and protect the county's watercourses and wetlands so that they can continue to serve all of these functions. D. Preserve woodlands and mature trees. New developments should be designed to preserve and protect existing woodlands, as excessive cutting of trees and clearance of woodlands in conjunction with subdivision and land development causes soil erosion, increased runoff, loss of habitat, and diminution of one of the County's most significant visual resources: the wooded hillsides that are so prominent throughout the area. Except for regulated commercial timbering operations, the cutting of mature trees and clearance of woodland shall commence only after final approval of a plan for subdivision or land development, and then only to the extent required for the construction of roads, utilities, and buildings. E. Protect other identified natural resources. Special care should be taken in the design and construction of subdivisions and land developments to protect habitats in which rare or endangered plants or animals are found and other ecologically important sites. F. Protect historic, architectural, and archeological resources. Sites containing structures of historic or architectural significance should be designed to preserve, enhance or reuse such structures, in accordance with any applicable state regulations. G. Protect the quality of the county's air and water. All land development shall comply fully with federal, state and county laws and regulations concerning air and water pollution. 2. Avoid hazardous development. Where hazardous or potentially hazardous features are present on proposed development sites, the design of subdivisions and land developments shall consider such features. Appropriate precautions shall be taken to ensure that development will be safe and that the public health and welfare will be protected. Development shall not be approved unless safety is ensured. A. Landslide-prone areas. In areas where soils or underlying geology may be unstable, geotechnical investigation shall be required to ensure the safety of any proposed disturbance. B. Undermined areas. In areas where mining has occurred in the past, subsidence risk assessments may be required to establish that proposed development will be safe. C. Flood-prone areas. New construction in the undeveloped 100-year floodplain should be avoided. New construction in other undeveloped areas subject to frequent flooding should also be avoided. In areas where the floodplain has been developed in the past and new construction is unavoidable, such development shall be in accordance with all applicable state and federal regulations. D. Contaminated sites. In order to protect the public health, no subdivision or development of land in areas which may have been contaminated by former industrial or other uses shall be approved unless the site has been made safe for development. Development of contaminated sites shall be limited to uses which will not pose health risks for site occupants. E. Areas exposed to aircraft noise or hazards. Subdivisions and land developments in areas of the county where airport-related noise is high or where aircraft landings and takeoffs can be endangered by vertical obstructions or other hazards shall ensure that development does not reduce the ability of the airport to function safely and efficiently. Conversely, the safety of development and health and welfare of occupants should not be compromised because of proximity to airports. 3. The general layout of subdivisions and land development should respect the natural resources of the site, the character of the surrounding area, and be suitable for the intended uses. The design of blocks and lots shall comply with the zoning requirements of the municipality and should provide suitable sites for buildings. The design of subdivisions and land development should consider the topography and other natural features of the site, requirements for safe and convenient pedestrian and vehicular circulation, and the character of surrounding development. Subdivisions and land developments should be compatible with municipal, county, and regional comprehensive plans and components thereof. 4. Land development shall include landscaping which is designed to improve community appearance, to contribute to the environmental quality and livability of new development areas, and to mitigate the negative impacts of development upon other areas of the community. Uses and structures should be sited to minimize adverse impacts from or upon adjoining uses. Landscaping and bufferyards should be designed to reduce unavoidable impacts and to augment the natural features of the site. 5. Provide a full range of improvements in subdivisions and land developments as required to ensure the public health, safety, and welfare and the creation of desirable communities for living, working, and recreation. A. Water. A safe and sufficient supply of potable water shall be provided for new subdivisions and land developments, in accordance with applicable regulations of the commonwealth and county. New development should not degrade the quality of potable water supplies. B. Sanitary sewage facilities shall be provided for new subdivisions and land developments, in accordance with applicable regulations of the commonwealth and county. C. Storm water management. Every subdivision and land development shall manage storm water flows in accordance with the Pennsylvania Storm Water Management Act. All development located in watersheds for which watershed storm water management plans have been adopted shall comply with all requirements of the watershed plan. D. Other essential public utilities. New subdivisions and land developments shall be served by other essential public utilities, including electricity, natural gas, and telephone. New subdivisions and land developments may also be served by alternative energy sources, such as solar or wind, in accordance with any applicable state, federal, and local regulations. E. Public and community services. All new development should have access to a full range of community services and facilities, such as public safety and emergency services, and recreation facilities, schools and libraries. F. Transportation facilities. New subdivisions and land developments should include a range of transportation facilities, for access to all lots, buildings, and open space areas intended for use by people. Transportation facilities developed within new subdivisions and land developments should be designed as parts of the larger system of transportation facilities which serve the community. Transportation facilities may include streets, public transportation, sidewalks, bikeways, and multi-purpose trails for non-motorized transportation. 3. GRADING 1. Purpose. The purpose of these standards is to ensure public health, safety, and welfare and to protect property by preventing rock and soil slippage, loss and degradation of natural drainageways, increased soil erosion and sedimentation, and other soil and water management related problems. 2. Application. If the municipality in which a proposed subdivision or land development is located has enacted a grading ordinance, the municipal standards shall apply. If a more stringent, related standard is contained in another section of this ordinance (e.g., Section 5.4, 5.5, or 5.10) than in the municipal grading ordinance, the stricter standard shall govern. If the municipality has no applicable regulations, the following general standards shall apply. 3. General standards for grading A. No grading, stripping of topsoil, excavation, or any other land disturbance activity which changes the existing contours of the land; and no clearing, grubbing, or any other activity which results in the removal of existing vegetation (other than the removal of dead or diseased plant material) shall be permitted except in conjunction with a finally approved land development, subdivision, or phased master plan. B. Grading shall be limited to the minimum area necessary to provide for buildings, roads, parking areas, utilities, and other facilities shown on the approved land development plan. C. Grading in areas susceptible to landslides, subsidence, or flooding, on steep slopes, or in wetlands shall comply with the additional provisions of Sections 5.4, 5.5, and 5.10 hereunder. D. A soil erosion and sedimentation pollution control plan shall be prepared in accordance with the provisions of Title 25, Environmental Resources, Chapter 102, Erosion Control; and, where required, a finding of adequacy shall be issued by the Allegheny County Conservation District (ACCD) prior to the commencement of any grading or other regulated earth-disturbance activity. Where submission of the plan to the ACCD is not required by state or federal regulations (generally for sites less than 5 acres), the Department may require that the plan be submitted to the ACCD for review. E. Where required by the National Pollution Discharge Elimination System (NPDES) and/or state regulations, a permit shall be obtained prior to commencement of grading: 1. For development sites between 5 and 25 acres in size, which are not located in a special protection watershed and which are not ineligible for other reasons specified in DEP regulations, DEP General Permit PAG-2 may be used. Issuance of this permit has been delegated to the ACCD. 2. For development sites exceeding 25 acres of disturbance, that are not divided into parcels pursuant to Title 25, PA Code, SS 102.31(a)(4), individual NPDES permits shall be obtained. Individual NPDES permits are also required for smaller sites that are located in special protection watersheds or are otherwise ineligible for the general permit, including sites within the Turtle Creek Watershed exceeding 12 acres of disturbance. Processing of individual NPDES permits has been delegated to the ACCD. Permits are issued by the DEP Southwest Regional Office. F. The applicant shall be responsible for protecting adjacent and downstream properties from any damage which occurs as a result of earth disturbance on the development site. Such protection shall include cleaning up and restoring to their original condition any adjacent and downstream properties adversely affected by silt, debris, flooding, or other damage resulting from the earth disturbance activity. G. The top and bottom edges of cut or fill slopes shall be kept back from property or right-of-way lines three feet plus one-fifth the height of the cut or fill, which total distance need not exceed ten feet. H. Topsoil stripped from the site in preparation for earth-moving activities shall be stock piled and replaced on the site over all regraded, non-developed areas, at a minimum depth of six inches. I. Fill areas shall be prepared by removing organic material such as vegetation and rubbish, and any other material determined by the engineer to prevent proper compaction and stability. J. Proposed grading shall be accomplished so that post-development storm water runoff flows cause no harm to abutting properties. K. Maximum steepness of graded slopes shall be no greater than two horizontal to one vertical (2:1) except under the following conditions: 1. Where the height of a proposed slope will not exceed twelve feet, then a maximum slope steepness of 1:1 may be allowed where soil conditions permit and doing so will help to preserve existing vegetation or other significant natural features. The cut or fill shall be located so that a line having a slope of two horizontal to one vertical and passing through any portion of the slope face will be entirely inside the property lines of the proposed development. 2. Where a retaining wall, designed and sealed by a registered professional engineer, is constructed to support the face of the slope. L. Excavation adjacent to any building foundation walls, footings, or structures shall not extend beyond the angle of repose or natural slope of the soil under the nearest point of same unless the footings, foundations, or structures have been sufficiently underpinned or otherwise protected against settlement. M. Graded slopes whose height equals or exceeds 40 feet shall be benched in order to prevent erosion, encourage revegetation of the slopes, and to reduce the visual impacts of extensive areas of graded slopes. 1. Graded slopes 40 to 60 feet in height shall be benched at the approximate mid-point of the vertical rise. Slopes whose height exceeds 60 feet shall be benched at a distance approximately one-third the height of the slope, and again at two-thirds the height of the slope; or as recommended by a geotechnical or soils engineer. 2. Benches shall have a minimum width of eight feet and shall be sloped to drain towards the toe of the graded slope, at a gradient of five percent. Benches shall be planted with trees and shrubs. The use of hardy, self-propagating indigenous species is recommended. Quantities, sizes, and condition of the plant material shall be appropriate to the species and the growing conditions. Bare-root trees, whips, and seedling may be permitted with the concurrence of the Department. 4. PROTECTION OF STEEP SLOPES 1. Limitations on disturbance. The following standards shall apply to all grading and disturbance of land with slopes of 25 percent or greater. If any of the delineated steep slope areas include soils or geologic features which indicate possible instability, the additional standards contained in S5.10.1 shall apply. A. Slopes between 25 and 40 percent. No more than 30 percent of slope areas with existing grades between 25 and 40 percent shall be stripped of vegetation or disturbed through grading. Grading and clearing for roads on these slopes shall be limited to that necessary to accommodate the cartway and shoulders or berms. Wherever possible, roads should follow the contours of the land. B. Slopes exceeding 40 percent. No development or disturbance shall be allowed on slopes exceeding 40 percent. Limited disturbance for utilities may be allowed where no reasonable alternative location exists. 5. PROTECTION OF WATERCOURSES AND WETLANDS 1. Purpose. The regulations contained in this section are intended to promote the public health, safety, and welfare by ensuring that watercourses and wetlands will be preserved in their natural condition so that they may continue to convey and store water, provide habitat for flora and fauna, and serve as recreational and aesthetic resources. 2. Setback or open space easement required. No grading, cutting, filling, removal of vegetation, or other disturbance of land shall be permitted within the required setback. A. The minimum setback for watercourses shall be 50', measured from the top of the channel bank. In addition, land development involving the construction of new buildings shall not be permitted within 100' of the top of the bank of the Allegheny, Monongahela, Ohio, or Youghiogheny Rivers. B. The setback for wetlands shall be as follows: 1. Determination of setback area: a. Wetlands one acre and over: 50' setback depth, times the perimeter of the wetland (measured in lineal feet) equals the minimum setback area. 2. Distribution of the required setback area shall be either: a. At the uniform setback depth from the delineated edge of the wetland; or b. At a variable setback depth, based on a wetland management plan prepared by a certified professional wetlands biologist. in no case, however, shall the setback be less than 10' from the delineated edge of a wetland less than acre in extent; or 20' from the delineated edge of a wetland one acre or more in extent. C. Minor earth disturbance and construction within the area of the required setback or easement, required for development in other areas of the site, may be allowed in accordance with all regulations of the Department of Environmental Protection and municipal flood plain regulations, where applicable. D. Construction may also be allowed within the required setback area of rivers to enable the development of uses that require proximity or access to the river, in accordance with applicable federal, DEP, and municipal regulations. E. In larger subdivisions and land developments, the required setback area should be integrated into a system of public or common open space. In smaller subdivisions and land developments the preservation of these open space areas shall be ensured through recorded easements, deed restrictions, or other means acceptable to the Department and to the municipality. F. Where the required setback or easement would render a site unusable under the municipality's zoning regulations because of the limited size or dimensions of a parcel of land prior to its subdivision, the Department may reduce the depth of the setback to not less than 50 feet along a river and to not less than 20 feet along other watercourses. Any reduction in depth of setback which may be allowed by the Department does not supersede any requirement for a greater setback imposed by federal, state, or municipal regulations. 3. Alteration of drainage. When a proposed subdivision or land development encompasses or adjoins a watercourse or wetland, the design of the proposed development shall not alter site drainage in ways that will reduce the ability of the watercourse or wetland to support the vegetation and animal life that characterized the area before development. Existing wetlands may be used to control storm water runoff flows from a development site, provided a certified wetlands biologist participates in the design of the proposed stormwater detention facility, or certifies that the proposed facility will not adversely affect the wetland, as defined herein. 6. PROTECTION OF TREES AND WOODLANDS 1. Woodland preservation. Not more than 50 percent of the total area of mature woodlands and not more than 75 percent of the total area of woodlands on a development site shall be removed in conjunction with a subdivision or land development. The remaining woodlands shall be protected as open space. No area of any existing woodland shall be removed prior to the granting of final approval of the proposed subdivision or land development. A. Priority in woodland preservation shall be given to woodlands in 100-year flood plains, wetlands, stream valley corridors, steep slopes and landslide-prone areas. B. The Department may consider modification of this standard if evidence is presented from a professional arborist, forester, landscape architect, or other expert whose qualifications are acceptable to the Department, that a lesser area of woodlands should be preserved because of disease, undesirability of species, or other reason affecting the quality and health of the woodland. C. The Department may allow a greater percentage of woodland area to be cleared if new replacement woodlands are provided elsewhere on the site or an approved off-site mitigation area. The minimum area of the replacement woodland shall be at least 125 percent of the woodland area cleared in excess of the areas allowed in S5.6.1 above. The replacement woodland shall be prepared, planted, and maintained in accordance with a plan prepared by a forester or other qualified professional and approved by the Department. 2. Preservation of large or unique trees A. All healthy trees with trunks equal to or exceeding 24 inches DBH, or any tree which may be noteworthy because of its species, age, uniqueness, rarity, or status as a landmark due to historical or other cultural associations, and which is located within the area of disturbance shall be preserved unless removal is deemed necessary. Criteria for evaluating the necessity for removal shall include the following: 1. The health of the tree, whether it is dead or diseased beyond remedy, or whether it is likely to endanger the public or an adjoining property; 2. Other constraints of the site, where the applicant demonstrates to the satisfaction of the Department that no reasonable alternative exists and that removal of a tree is necessary for construction of building foundations, roads, utilities, or other essential improvements. B. Trees to be preserved shall be protected during construction. The critical root zone shall be protected by securely staked fencing with a minimum height of 36 inches. No storage or placement of any soil or construction materials, including construction wastes, shall occur within the fenced area. Cables, ropes, signs, and fencing shall not be placed on protected trees. C. Abrupt changes of grade shall be avoided within forty feet of the critical root zone of any trees to be preserved. D. Large or unique trees which cannot be preserved shall be replaced by trees of the same species, in the following manner: 1. For every tree with a caliper of 24 inches DBH or larger, at least 5 trees with a minimum caliper of 3 to 3.5 inches DBH or at least 7 trees with a minimum caliper of 2 to 2.5 inches DBH shall be required. 2. The placement and spacing of the replacement trees shall be appropriate to conditions of the replacement site and is subject to the approval of the Department, but shall at a minimum be such as to ensure the health and longevity of the replacement trees. E. Where large or unique trees will be preserved within the area of disturbance, such trees may be used to satisfy the landscaping requirements of S5.12.4.H. S5.12.5.A.5, and S5.12.6.D. 3. Preservation of Bicentennial Trees. No subdivision or land development shall be approved which includes the destruction of a tree listed in the Allegheny County Register of Bicentennial Trees. 7. PROTECTION OF SIGNIFICANT NATURAL AREAS 1. Allegheny County Natural Heritage Inventory. Every subdivision and land development site plan shall consider and, to the maximum extent feasible, ensure the preservation of Natural Heritage Areas and resources identified in the Allegheny County Natural Heritage Inventory, February 1994, prepared for Allegheny County by the Western Pennsylvania Conservancy. 2. Protected resources. Where a proposed subdivision or land development includes an identified natural feature, such as a rare or endangered species, which is regulated by municipal, state, or federal law, the applicant shall provide evidence of compliance with any applicable regulation. 8. PRESERVATION OF HISTORIC, ARCHITECTURAL, AND ARCHEOLOGICAL RESOURCES 1. Identification of resources. Structures and site features which have known historic or architectural significance and locations of known or probable archeological sites shall be identified on the existing conditions map and described in the preliminary application materials. 2. Notification to PHMC. Where the presence of such features is known or suspected, or where required by DEP or another permitting agency, the applicant shall notify the Pennsylvania and Historical Museum Commission of the proposed subdivision or land development and request a determination concerning the presence of significant resources from the PHMC. A. A copy of the notification to the PHMC shall be submitted with the application for preliminary approval. B. The Department shall condition preliminary approval upon the applicant's receipt from the PHMC of a determination that: 1. No significant resources are present on the site or that the proposed subdivision or land development will not adversely impact resources that may be present; or 2. Significant resources are present or likely to be present on the site; together with an approved plan or program for the mitigation of any adverse impacts of the proposed subdivision or land development upon the historic or archeological resource, if required by the PHMC. C. A copy of the required determination by the PHMC shall be submitted with an application for final approval, and no subdivision or land development requiring such a determination shall be finally approved without it. 3. Municipal historic districts. If a proposed subdivision or land development is located within a historic district established by the municipality, the applicant shall provide evidence that the municipal body empowered to approve development activities within the historic district has reviewed and approved the proposed subdivision or land development. A copy of the municipal approval shall be required prior to final approval of an application. 9. PROTECTION OF AIR AND WATER QUALITY 1. Air quality. An application for preliminary approval of a nonresidential land development shall include a written certification from the Allegheny County Health Department that the Health Department has been notified of the proposed development and that the applicant has been apprised in writing of the county air pollution control requirements. If a preliminary plan is not required, the certification shall be submitted with the application for final approval. 2. Water quality. All subdivisions and land developments shall comply with all laws and regulations of the federal government, commonwealth of Pennsylvania, and county of Allegheny concerning water quality. A. All earth disturbance activity shall be carried out in accordance with a soil erosion and sedimentation pollution control plan prepared in accordance with regulations of the Department of Environmental Protection, which has been submitted to and determined to be adequate by the Allegheny County Conservation District. B. Every subdivision and land development shall be supplied with sanitary sewage facilities in accordance with all requirements of the Department of Environmental Protection and the Allegheny County Health Departments (see Section 5.14). C. Any site proposed for development that is wholly or partly within a designated wellhead protection area shall comply with the wellhead protection ordinance of the municipality in which the land is located. Proposed subdivisions and land developments in areas where municipal wellhead protection regulations are not in effect shall comply with the provisions for wellhead protection in Appendix 5. Appendix 5 is hereby incorporated as a part of this ordinance. Subdivision and land development plans in areas subject to the provisions of Appendix 5 shall be reviewed by the Allegheny County Health Department and approved by the Department. 10. AVOIDANCE OF HAZARDOUS DEVELOPMENT 1. Landslide-prone areas. No grading, removal of vegetation, construction, or other disturbance shall be permitted on soils that are classified as slide-prone or unstable in the Soil Survey of Allegheny County, on any land that is delineated as unstable on the Landslide Susceptibility Map of Allegheny County, or on any other areas of a proposed development site that exhibit signs of instability, except in accordance with the provisions of this subsection. A. Unstable areas of a site may be set aside as common or private open space. B. Limited disturbance of unstable areas may be allowed if the applicant demonstrates to the satisfaction of the Department that the proposed disturbance will not cause sliding or movement or any unsafe condition either on the development site or on any property adjacent to it. C. Evidence of the safety of any proposed disturbance shall require site investigation and certification in writing by a registered soils engineer, engineering geologist, or professional engineer with experience in soils engineering that the proposed activity will not create or exacerbate unsafe conditions. 2. Undermined areas. No land development involving construction of buildings and no subdivision of land intended to create lots for building construction shall be approved on a site which has been undermined at shallow depths or in an area where there is evidence of past subsidence unless the applicant demonstrates that the proposed subdivision or land development will be safe and will not create hazards for adjacent properties. Evidence of safety shall be one of the following: A. If the site or any area of the site has been undermined and has 100 feet or less of overburden, evidence of the safety of the proposed subdivision or land development shall require site investigation and certification in writing by a professional engineer, experienced in subsidence risk assessment, that the proposed development will be safe. B. If the site has been undermined and has more than 100 feet of overburden, a subsidence risk assessment by a professional engineer and written certification that the proposed subdivision or land development will be safe may be required if the Department, municipality, or applicant has knowledge of any past occurrences of subsidence in the general vicinity of the site. 3. Flood-prone areas. To the maximum extent feasible, new development should not be undertaken in areas subject to period flooding, including identified floodplain areas and flood hazard areas, as determined by the Federal Emergency Management Agency (FEMA); or in other areas where FEMA maps and studies have not been provided, but which may be flood-prone as indicated in local records and histories, field studies, or on-site investigations. A. Portions of proposed development sites that are susceptible to flooding should be preserved as open space and for uses that will not be harmed or cause hazards if exposed to inundation by flood waters. B. Construction in the floodway portion of a flood-prone area shall comply with DEP regulations. C. Where development is necessary in an area delineated as within the 100-year flood plain on a FEMA map, all construction shall comply with municipal flood plain regulations and with the minimum requirements of the PA Department of Community and Economic Development. 4. Contaminated sites. The Department shall not approve the subdivision or development of land which is known to contain substances which are classified as hazardous unless the site has been made safe for the proposed development. A. A contaminated site shall be considered safe for subdivision or development when a remediation plan has been completed and approved by DEP, subject to the provisions of subsection B hereunder. B. If a remediation plan includes limitations on uses or other site restrictions that would not apply to other property in the same zoning district, the Department may require that the proposed subdivision or land development, including any restrictions on uses or other limitations imposed by the remediation plan, be approved by the municipal governing body. C. The subdivision of contaminated land, not including any development or earth disturbance, may be approved prior to remediation if a notation approved by the Department is placed on the recorded plan, which indicates that the site or specified lots within the site contain or may contain hazardous substances. 5. Areas exposed to aircraft noise or airport-related hazards A. Noise-impacted areas. Subdivisions and land developments located in areas which are impacted or projected to be impacted by high levels of aircraft-related noise, as delineated in the most recent airport noise contour maps, shall comply with one of the following two options: 1. Land shall be subdivided or developed only for uses that are compatible with existing and projected noise levels; or 2. Structures shall be sound-proofed in accordance with standards promulgated by the Allegheny County Department of Aviation. 3. In addition, a notation shall be placed on a plan of subdivision in a noise-impacted area that lots may be exposed to high levels of airport-related noise. B. Airport Hazard Areas. Subdivisions and land developments located in areas where development may create hazards to aircraft because of height, illumination, or other features that may interfere with aircraft takeoffs and landings shall be designed and constructed so as not to create hazards to aircraft. 1. Land development shall comply with applicable municipal airport zoning regulations and with federal and state regulations requiring submission of notice of proposed construction or alteration. 2. If notice of proposed construction or alteration is required, the applicant shall provide copies of permits or approvals of the proposed land development from the PennDOT Bureau of Aviation and the Federal Aviation Administration or a copy of a notification from those agencies that a permit is not required. 3. Subdivisions and land developments shall comply with any conditions of the PennDOT and FAA permits and municipal zoning regulations, including notation of restrictions on the plan for recording where applicable. 11. GENERAL LAYOUT OF SUBDIVISIONS AND LAND DEVELOPMENTS 1. Blocks A. Blocks in a residential subdivision shall have a minimum length of 300 feet and a maximum length of 1200 feet. B. Blocks along arterial streets shall not be less than 800 feet in length. C. Blocks in a residential subdivision shall generally be of sufficient depth to accommodate two tiers of lots, except double or reverse frontage lots are permitted to border an arterial or collector road or where a barrier such as a watercourse or railroad is present. D. For blocks 800 feet or more in length, interior pedestrian walks may be required to provide for safe and convenient pedestrian access. Such walks shall be located close to the center of the block, and protected by an easement or other form of legal agreement. E. Blocks in nonresidential areas may vary from the requirements of this section, according to the nature of the use. The depth and width of such blocks shall be adequate to provide for safe and convenient traffic circulation, off-street parking and loading areas, setbacks, and landscaping, as required by this ordinance and any applicable municipal zoning regulations. 2. Lots A. General standards. 1. Lots shall be laid out so as to provide buildable areas, accessible driveways, and usable yards and open space areas with the minimum possible disturbance to the site. 2. Lots and building sites shall be laid out with consideration given to the provision of adequate solar access and air circulation. New development shall be accomplished such that excessive winds are neither created nor exacerbated. 3. Lots and building sites shall be laid out and buildings sited with consideration given to views and privacy. B. Specific standards 1. Lots shall meet the minimum dimensional and area requirements specified by the municipal zoning ordinance. 2. Lots shall be laid out and graded to provide positive drainage away from buildings and water wells. 3. In general, lots shall abut on public streets. The Department may waive this requirement and permit private streets in commercial or industrial subdivisions or developments or in planned residential developments, with the approval of the municipal governing body. 4. Lots which require access to an arterial or collector street shall be avoided. Where lots adjoin arterial or collector streets, access to such lots shall be from service or minor access roads. 5. Lots that have frontage along two or more streets shall provide along each street the minimum front setback required by the municipal zoning regulations. 6. Side lot lines shall be at right angles or radial to street right-of-way lines. 7. Remnant land areas which are not buildable under the municipal zoning regulations shall not be permitted. Such remnants shall be incorporated into existing or proposed lots, or dedicated to public use if acceptable to the municipality. 3. Other design considerations A. Views. The design of a land development shall consider views of the development site, as well as views from the site and through the site. 1. Views of the development site. The placement of buildings, screening elements, and landscaping shall be planned so that rooftop mechanical equipment, service and loading areas are not visible from adjacent public areas, streets, or residential areas. Parking areas should also be designed, landscaped and screened or buffered, so that potentially negative impacts on adjacent public or residential areas are avoided or reduced to the maximum extent possible. 2. Views from the development site. If a development site has scenic qualities, either internally or because scenic features are visible from the site, development shall be planned to preserve those scenic site features and views. 3. Views through the development site. If a development site is located between a public road or other viewing place, such as a park, and a scenic view such as a river or wooded hillside, the design of the development shall preserve visual access through some portion of the site so that people can continue to see the scenic area. B. Land development adjacent to rivers. The design of a land development which has river frontage or is across a road or railroad from a river shall, where possible, provide physical and visual access to the riverfront or to the top of the riverbank for residents, occupants, and users of the proposed development. 1. Streets shall be located and designed so that public access to the riverfront is not impeded or blocked. 2. Pedestrian walkways shall be located and designed to enhance public access to the riverfront. 3. Where allowed by zoning, land uses in developments along a river shall be arranged so that uses which are public or open to the public are nearest the river. 12. LANDSCAPING 1. Purpose. The standards contained in this section are intended to promote public health, safety, and welfare by filtering noise, softening or diverting light and glare, modifying climatic conditions such as wind and heat, and reducing storm water run-off and air pollution. The standards contained in this section are also intended to increase the value to the community from new developments by recognizing the role that landscaping plays in overall community appearance and livability. 2. General Requirements. In general, all areas of a site proposed for development shall be landscaped with trees, shrubs, groundcovers, grasses, and other herbaceous plants, except for those areas which are occupied by buildings and other structures and facilities, or are paved. 3. Landscaping Defined. Landscaping shall be understood to include the provision of street trees, bufferyards, replacement woodlands, and other new planted areas. Landscaping shall also be understood as the provision of undisturbed ground, where such is fully integrated into the design and layout of the subdivision or land development and preserves existing natural features of the site. 4. Street Trees. All new residential and nonresidential developments shall provide street trees, in accordance with the following standards: A. Street trees shall be provided along the entire length of the street right-of-way on both sides of the street if the street lies within the development. B. Street trees in residential subdivisions shall be located within five feet of the right-of-way and in nonresidential developments between the right-of-way and the building line. C. Street trees shall be located so as not to interfere with the maintenance of utilities, required sight distances, and visibility of street and traffic signs. D. The species chosen shall be appropriate to the location. Factors such as microclimate, soils, habit of growth, salt, air pollution, and disease tolerance, proximity of sidewalks and overhead utility lines, and social conditions (likelihood of soil compaction, vandalism, damage by dogs, deer, etc.) shall be considered. E. Street trees shall have the following minimum calipers at the time of planting: 1. Large trees, defined as those trees whose height will ultimately exceed 40 feet, shall have a minimum caliper of 2.5 to 3.0 inches DBH. 2. Medium trees, defined as those trees with an ultimate height of 25 to 40 feet, shall have a minimum caliper of 2.0 to 2.5 inches DBH. 3. Small trees, being those trees whose ultimate height will not exceed 25 feet, shall have a minimum caliper of 1.5 to 2.0 inches DBH. F. Street trees shall be spaced with regard to the ultimate spread of the fully developed canopy. Spacing requirements are as follows: 1. Large and medium trees shall be spaced at a maximum distance not to exceed the average spread of the fully developed canopy plus five feet. 2. Small trees shall be spaced a maximum distance of 25 feet on-center. G. Tree grates and/or permanent fencing may be required to protect new street trees in areas of dense development or high-use. H. Mature trees, woodlands, or other significant vegetation which remains undisturbed adjacent to the street right-of-way may be used in place of or in conjunction with the requirements of this section. 5. Landscaping of parking lots. All new parking areas that have ten or more parking spaces, or any existing parking area that will be expanded by five or more parking spaces, shall be landscaped in accordance with the following provisions: A. Perimeter landscaping. Where the parking area is adjacent to any public street, walk, right-of-way, or neighboring properties, the perimeter of the parking lot shall be landscaped. Such landscaping shall be in addition to any required bufferyard plantings, but may be in conjunction with any required adjacent street trees. Landscaping shall be provided in accordance with the following criteria: 1. The landscaped area shall be at least ten feet wide. 2. The landscaped area shall be planted with large, medium tree, or small trees, spaced as per S5.12.4.F, and sufficient shrubs or grasses sufficient to form a hedge or a screen. The height of hedges and screens at the time of planting shall not be less than 2.5 feet. 3. The caliper of all new trees shall be as in S5.12.4.E. above. 4. Masonry walls, fencing, berms, or a combination thereof may also be used. Walls, fences, and berms adjacent to neighboring properties shall have a minimum height of 3.5 feet. Berms shall have maximum slopes of 33 percent, and shall be completely covered with shrubs, grasses, or other plant material. Walls or solid fencing shall be planted with at least one shrub or vine per ten lineal feet of wall. Non-solid fencing shall be planted with at least three shrubs or vines per 12 lineal feet. 5. Mature trees, woodlands, or other high-quality existing vegetation which remains undisturbed between the parking area and the right-of-way or adjoining properties may be used to satisfy the requirements of this section. New shrubs or trees may be added as needed to help provide an effective screen. 6. Screening requirements adjacent to public streets, walks, or right-of-ways may be modified in circumstances where public safety is a concern. B. Landscaping in interior areas. Landscaping in the interior of parking areas shall be designed to provide visual and climatic relief from large expanses of paving, to channelize vehicular traffic, and to define areas for safe pedestrian circulation. 1. At least five percent of the total area of any parking lot containing thirty spaces or less shall be landscaped, and at least seven percent of any parking lot containing more than 30 parking spaces shall be landscaped. 2. At least one large tree and three shrubs, or one medium tree, one small tree, and three shrubs shall be planted per ten parking spaces. 3. The caliper of all new trees shall be as in S5.12.4.E. above. 4. Trees required in this section shall be planted in protected areas such as along walkways, or within curbed islands located between rows of parking spaces, at the ends of bays, or between parking stalls. 5. Curbed landscaped islands shall have a minimum width of nine feet, or a minimum radius of 4.5 feet, exclusive of the curbing. 6. Bufferyards A. Purpose. In addition to the yards which municipal zoning ordinances require on all or most lots, additional landscaped open space, or bufferyards, may be needed to provide greater separation where disparate or incompatible land uses are located on adjacent sites. However, careful site planning can minimize the need for constructed bufferyards. Uses should be arranged to avoid locating incompatible uses in close proximity. Natural topographic and vegetative features of a development site should be used to separate uses which may impact negatively on each other. This subsection includes requirements for bufferyards that apply where land uses with differing visual, functional, and operational characteristics are located in close proximity. These situations are most likely to arise within multi-use land developments; on development sites that are located at the edges of zoning districts; and on development sites bordering major highways, railroads, and public transit lines. B. Application. If the zoning ordinance of the municipality in which a proposed subdivision or land development is located contains standards for bufferyards, the municipal standards shall apply. If the municipality has no applicable regulations, the standards contained in this subsection shall apply. C. Calculation of bufferyard requirement. The type of bufferyard and the extent of planting or other screening that must be provided within it shall be a function of the difference or incompatibility between adjacent land uses. 1. Land Use Compatibility classes. The magnitude of incompatibility shall be determined in accordance with Table V-1, which categorizes land uses into six compatibility classes. Uses within each class are assumed to be similar in visual, functional, and operational characteristics and require no separation beyond yards required by zoning, and landscaping required by other subsections of this section. Requirements for bufferyards, planting, and screening increase as the numerical difference between compatibility classes increases. Table V-1 LAND USE COMPATIBILITY CLASSES Compatibility Class Land Uses 1 Single family residential, passive recreation 2 Multi-family residential, townhouses, mobile home parks, primary schools, cultural facilities, public recreation 3 Business, professional, and government offices; small-scale neighborhood and commercial 4 Hotel, motel, conference center; commercial recreation; general commercial; office park, secondary schools, government public safety facilities 5 Wholesale, warehousing, construction-related, light industrial, community shopping center, major free-standing retail, government public works 6 Heavy industrial, regional shopping centers, stadiums, expressways and major arterial highways, railroads, transit corridors, transportation terminals 2. Bufferyard types. Table V-2 defines five types of bufferyards, ranging from 10 feet to 70 feet in width, which shall be required to separate land uses in different compatibility classes. The planting and screening component of each bufferyard type is described qualitatively in terms of the result to be achieved, rather than quantitatively. Table V-2 BUFFERYARD TYPES Bufferyard Type Description of bufferyard objective Width (feet) A Minor separation, partial visual screening; 10 trees, hedge, 3 - 4 foot fence appropriate B Moderate separation required; total visual screening; 20 varied landscape materials; hedge, fence as above C Substantial separation; total visual screening; varied 40 materials; solid fence or berm appropriate D Major spatial separation, total visual screening plus 55 mitigation of noise, lights, traffic through heavy landscaping, solid fence or berm appropriate E Maximum spatial separation; total visual screening plus 70 mitigation of traffic, noise, lights, emissions 3. Required bufferyard. Table V-3 specifies the bufferyard type which must be provided to separate land uses in different compatibility classes. Table V-3 REQUIRED BUFFERYARD TYPE Proposed Existing Class of Adjacent Use or Zoning District Use Class 1 2 3 4 5 6 1 * A B C D E 2 A * A B C D 3 B A * A B C 4 C B A * A B 5 D C B A * A 6 E D C B A * * Bufferyard not required in same use class 4. Options for flexibility. a. The Department may permit the provision of a narrower bufferyard in combination with denser planting and/or screening devices if the applicant demonstrates that a narrower bufferyard will provide acceptable mitigation of the effects of heavy traffic, noise, glare, fumes, and other potential impacts and that the proposed plant materials will be able to thrive if spaced more closely. D. Required plantings. Bufferyards shall be planted with a mix of trees, shrubs, grasses, and perennials. The use of hardy indigenous species is encouraged. Minimum caliper of trees shall be as specified in S5.12.4.E. Quantities and spacing of plant material shall be determined by the density of screening needed. Existing natural features, woodlands, or other high-quality existing vegetation preserved within the bufferyard may be used to satisfy planting requirements. E. General standards for bufferyards 1. Bufferyards shall be provided by the applicant along the perimeter of the site or lot and shall extend to the property or right-of-way line. Different bufferyards may be required along various portions of the site perimeter if more than one category of land use adjoins the site. 2. Bufferyards shall be maintained by the owner of the property. Bufferyards shall be kept free of trash, debris, and graffiti at all times. Plant materials shall be inspected yearly, and all dead, diseased, and damaged plant materials shall be replaced. 3. No structure or vehicular use areas, buildings, accessory uses, utilities, light standards, etc., shall be permitted in a bufferyard. Access drives are permitted only in bufferyards which separate a proposed development from a street. 4. Bufferyards may be used for passive recreation uses such as pedestrian and bicycle trails, provided that the required separation and screening is maintained. 13. WATER SUPPLY 1. Water supply required. An adequate supply of potable water shall be provided for every building to be used for human occupancy or habitation in a subdivision or land development. 2. Public water systems A. Where an existing public water system is accessible to or can be extended to the proposed development site, the applicant shall provide a complete on-site system with connections to such public water system in conformance with the standards and requirements of DEP and the water supplier whose facilities will serve the development. B. Where an existing public water system is not accessible to the proposed development, water may be supplied by a new public water system, subject to the approval of DEP and the Allegheny County Health Department. C. In the case of A or B, the applicant shall present evidence to the Department that the subdivision or development is to be supplied with water by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority, or utility. 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, whichever is appropriate, shall be acceptable evidence. D. Hydrants. Subdivisions and land developments to be served by public water systems shall be provided with fire hydrants which meet all specifications of the municipality and fire company which will serve the development. 3. Individual water systems A. Where public water supply systems, as defined in the Allegheny County Health Department Rules & Regulations, Article XV, "Plumbing and Building Drainage", Chapter 17, are inaccessible and cannot be extended to the proposed development site, the applicant may provide potable water through individual water supplies, designed and constructed in conformance with the standards and requirements of the Health Department. B. The use of private water systems shall not be permitted in any subdivision or land development with more than ten lots, unless the applicant provides hydrogeologic data, acceptable to the Health Department, assuring that adequate quantity and quality of water are available. C. Private water systems and individual water supplies may be permitted to be located off-site, provided that a permanent easement is recorded on the final plan, a legal agreement that sets forth clearly all of the rights and responsibilities of all affected parties is executed, and all other applicable provisions of this Section are met. 14. SANITARY SEWAGE FACILITIES 1. Sanitary sewage facilities required. All subdivisions and land developments, unless excepted in S5.14.2 below, shall be provided with sanitary sewage facilities which are in accordance with the municipal sewage facilities plan and which have been approved by the Allegheny County Health Department, the Pennsylvania Department of Environmental Protection, and the municipality, authority, or other public agency responsible for the collection, conveyance, and treatment of sanitary sewage in the municipality in which the development is located. A. No plat shall be finally approved or recorded until the plans and specifications for sanitary sewage facilities have been approved and permits issued, as required, by the Health Department and/or the DEP. 1. Conditional final approval may be granted, however, provided that the completed Sewage Facilities Planning Module, as required for the proposed development, has been approved by the municipality in which the proposed development is located, and transmitted by the municipality to the Allegheny County Health Department and/or Pennsylvania Department of Environmental Protection, together with a resolution adopting the revision to its sewage facilities plan, if required. B. All sanitary sewers and related facilities shall be constructed in accordance with requirements of DEP, the construction standards of the municipality, and the Allegheny County Health Department, Rules and Regulations, Article XV, Plumbing and Building Drainage. C. Private sanitary sewer systems may be permitted to be located off-site, provided that a permanent easement is recorded on the final plan, a legal agreement that sets forth clearly all of the rights and responsibilities of all affected parties is executed, and all other applicable provisions of this Section are met. 2. Exceptions 1. Minor plat adjustments. Sewage facilities shall not be required for subdivisions that are classified as plat adjustments in this ordinance, that is, where no new lots are created. 2. Plans with no new development. Subdivisions and land developments in which no development of buildings or improvement of land for purposes requiring sewage facilities is proposed need not provide sanitary sewage facilities, provided a properly executed Form B - Request for Non-Building Waiver (PA DEP Bureau of Water Quality Management form ER-BWQ-349:6/92) has been submitted to and approved by DEP. Where a waiver is approved by DEP, the final plan for recording shall include the notation specified in Appendix 2.7.A. 15. STORM WATER MANAGEMENT 1. Management of runoff required. Every subdivision or land development which will affect storm water runoff characteristics shall include provision for the management of runoff to comply with the following: A. Development in areas where municipal storm water management regulations have been enacted. Proposed subdivisions and land developments located in municipalities or areas of municipalities where municipal storm water management regulations have been enacted shall comply with the municipal regulations. Storm water management plans for proposed development in those areas and municipalities shall be approved in accordance with the municipal regulations and reviewed by the county, where county review is required by the municipal ordinance. B. Development in areas where municipal storm water management regulations are not in effect. Proposed subdivisions and land developments located in areas where municipal regulations are not in effect shall comply with the provisions for storm water management contained in Appendix 4. Appendix 4 is hereby incorporated as a part of this ordinance. Storm water management plans for proposed development in areas subject to the provisions of Appendix 4 shall be reviewed by the municipality and approved by the Department. 2. Implementation and enforcement of storm water management plans A. Where governed by municipal regulations. Implementation of storm water management plans including construction of facilities and provision for inspection, operation, and maintenance of facilities for developments in areas subject to municipal regulations shall comply with the municipal regulations. B. Where governed by provisions of Appendix 4. Implementation of storm water management plans, following approval by the Department, shall be in accordance with the provisions of Article III, Section 3.3, Subsections 3.3.4, 3.3.5, 3.3.6, and 3.3.7. Enforcement procedures and remedies for violation of the provisions for storm water management shall be in accordance with Article I. 3. Non-structural management techniques preferred. All storm water management plans shall utilize non-structural techniques, where feasible, to reduce the volume and rate of flow of storm water runoff and to minimize the need for detention facilities. A. These techniques may include: 1. Limitation of land disturbance areas and restriction of development on steep slopes; 2. Maintenance of site vegetation and minimization of impervious surfaces; 3. Measures to increase infiltration of runoff on the site; 4. Flow attenuation measures such as open vegetation swales and natural depressions. B. Where storm water management plans are subject to approval by the Department, the Department may require the revision of the development plan and storm water management plan to increase the utilization of non-structural storm water management techniques. 16. OTHER UTILITIES AND EASEMENTS 1. General requirement. Subdivisions and land developments shall be served by gas, electric, cable television, and telephone service distribution systems, where these systems are accessible to the development. 2. Easements. Easements for public and private utilities shall comply with the requirements of the utility providers and with the following standards. A. Easements shall be adjacent to property lines where possible. B. Minimum widths for utility easements shall be 20 feet for public utilities and 10 feet for private utilities. Utility companies shall use common easements wherever possible. 3. Underground wiring A. Electric, telephone, television, and other communication service lines shall be provided by wiring placed underground within easements or dedicated rights-of-way, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services unless the applicant demonstrates to the Public Utilities Commission that physical conditions render such underground installation infeasible. B. If a lot abuts an easements or right-of-way with existing overhead electrical, telephone, television, or other service lines, the lot may utilize the overhead lines, but service connections shall be installed underground. Where a subdivision or land development requires a road widening or service extension which necessitates the replacement or relocation of overhead lines, replacement or relocation may be underground, in accordance with the requirements of the Public Utilities Commission. C. Where overhead lines are permitted, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines as follows: 1. Alignments and pole locations should be routed to avoid locations along horizons. 2. Poles should be located so that the need to clear swaths through treed areas is avoided or mitigated. 3. Trees should be planted in open areas and at key locations to minimize the view of the poles and lines. 4. Alignments should generally follow rear lot lines. D. Utility apparatus placed above ground, other than utility poles, shall be screened with plant materials. 17. PARKS, OPEN SPACE, AND RECREATION FACILITIES 1. General provisions A. Purpose. The purpose of this section is to encourage or require the provision of land and facilities for open space and recreational uses in new land developments. Open space and recreational facilities are important to the public health and welfare, and the quality of life in communities is enhanced when areas are available for active and passive recreational use. Areas and facilities for recreational use are desirable in both residential and nonresidential developments and may include a wide range of areas and facilities such as tot lots, playgrounds, game courts and playing fields, parks, landscaped plazas, picnic areas, hiking and biking trails, and greenways. B. Intent. The intent of this section is to encourage or require the public dedication or private reservation of land for recreational use, the construction of facilities, payment of fees in lieu of dedication, or combination thereof only in accordance with Section 503(11) of the Pennsylvania Municipalities Planning Code. C. Mandatory provision of land for recreation. If a municipality has formally adopted a recreation plan, land suitable for recreation and open space shall be provided in accordance with the requirements of subsections 5.17.2, 5.17.3, and 5.17.4 hereunder. D. Voluntary provision of land and facilities. If a municipality has not formally adopted a plan for recreation, compliance with the provisions of this section shall be voluntary, but land developments should include open space areas and facilities to meet the recreational needs of residents, employees, and other users of proposed developments. Often recreational use may be made of areas where development is restricted for environmental reasons. There may be opportunities to link open space within a development to open space in adjoining areas and to create, over time, continuous systems of open space that will add great value to a development and to the community. 2. Parks, open space, and recreation facilities for residential development A. Purpose. Parks and recreation facilities provide open space for conservation of environmentally sensitive features and for active and passive recreational needs. The purpose of this subsection is to provide for the park and recreation needs of new residential development. These requirements are intended primarily for recreation rather than environmental protection purposes; however, it is not the intent to prohibit parks or recreation facilities in environmentally sensitive areas if compatible with the primary recreation goals of this subsection. B. Amount of land required. Residential land developments which will contain 10 or more dwelling units shall provide open space for recreation purposes at a rate ranging from 6.25 acres - 10.50 acres per 1,000 estimated population, which is equal to approximately 270 - 350 square feet per person. This standard is based upon recommendations of the National Recreation and Park Association for local recreation space within neighborhoods and communities and may be adapted to reflect specific recommendations of a municipal park and recreation plan, existing facilities near the development site, and the character and suitability of land within the site for park and recreation purposes. C. Characteristics. Land proposed to be dedicated or reserved for park and recreation purposes shall meet the following standards. 1. Minimum size. Recreation and open space sites shall be of sufficient size for the recreation uses that are identified in the municipal park and recreation plan. Where there is no municipal plan or if the municipal plan does not specify, the minimum size of a recreation site shall be 10,000 square feet or such other size as is acceptable to the municipality. 2. Slope. At least half of any land area proposed for park and recreation purposes shall have a slope of less than 25 percent and shall be appropriate for active recreation uses. Steep slopes, exceeding 25 percent, may be accepted if they are suitable for passive recreation. Any steep slopes proposed for park and recreation purposes shall be undisturbed, not graded, slopes. 3. Flood-prone areas. At least half of any land proposed for park and recreation purposes shall be above the 100-year flood elevation and shall be appropriate for active recreation uses. Land below the 100-year flood elevation may be accepted if it is suitable for recreation uses. 4. Accessibility and usability. Land proposed for dedication shall be usable and accessible to the development for which it is required and to the general public for active or passive recreation activities. D. Ownership. Open space required to be dedicated under this subsection shall be either: 1. dedicated in fee simple to the municipality, subject to acceptance by the municipality; or 2. deeded in fee simple or by means of a conservation easement or similar conveyance to a nonprofit conservation organization, permanently restricting the open space for recreational use by the public and allowing the public to use and improve the land for open space or recreational purposes. E. Reservation of land, construction of recreational facilities or fee in lieu of dedication. In lieu of dedicating land, a developer may voluntarily agree to construct recreational facilities, reserve private land as common open space, pay a fee in lieu of land dedication, or combination thereof, in accordance with the standards of this subsection. 1. Reservation of private open space a. Dimensions and character. The amount, dimensions, and character of the reserved open space shall meet the standards for dedicated open space, as set forth in subsection 5.17.2.B and C above. b. Accessibility. Private open space shall consist of land or water within the site, designed and intended for the use or enjoyment of residents of the development. c. Ownership. Private land reserved as open space shall be permanently restricted to recreational use and shall be deeded to a property owners' association or to a nonprofit conservation organization, with authority to own and maintain the land. Provisions for use, ownership, and maintenance shall be acceptable to the municipality. 2. Construction of recreational facilities a. Character of facilities. A developer may construct any facilities identified in the municipal recreation plan or acceptable to the municipality b. Accessibility. Recreation facilities shall be accessible to residents of the development and other members of the general public. c. Ownership. Recreational facilities constructed under this subsection shall be publicly owned and maintained. 3. Fees in Lieu of Land Dedication a. Amount. The amount of the fee in lieu of required open space shall be equal to the pre-development fair market value of the land area required to be dedicated and shall be calculated as follows: Fee = (number of acres required to be dedicated) x (average pre-development fair market value, per acre of land in development site). b. Timing of Payment. All fees in lieu of required open space shall be paid prior to final approval of the subdivision plat or land development plan unless financial security is provided in accordance with S3.3.6.C. c. Earmarking. Fees authorized by this subsection shall, upon receipt by the municipality be deposited in an interest-bearing account, clearly identifying the land or recreation facilities for which the fee was received. Interest earned on such accounts shall become funds of that account. d. Use of Funds. Funds from such accounts shall be expended only for the acquisition of land or the construction of recreational facilities identified in the municipal recreation plan which are accessible to the residents and users of the proposed subdivision or land development. e. Refunds. If the municipality fails to utilize the fee paid for the park and recreation purposes within three years of the date such fee was paid, the municipality shall refund any fees paid with interest to any person who paid any fee under this subsection who requests a refund. 3. Open space amenities for nonresidential development A. Purpose. Major nonresidential land uses, such as office buildings and shopping centers, require open spaces to ensure the health, safety and welfare of large numbers of employees and patrons. Outdoor plazas and landscaped open spaces provide safe, pleasant environments for taking breaks, reduce the need to drive to other locations for this purpose, provide a buffer from noise, glare and other adverse effects of high density development, and increase the attractiveness of new development. The purpose of these standards is to ameliorate the congestion and other adverse impacts on employees, visitors and patrons of major nonresidential developments. B. Applicability. These standards shall apply to any nonresidential land development which will include at least 25,000 square feet of gross leasable floor area devoted to retail, office, commercial, institutional, public, or industrial use. C. Open Space Requirements. In all land development which is subject to the requirements of this subsection land shall be set aside which is equal to at least 5 percent of the gross leasable floor area of the development as open space. Such open space shall not include driveways, parking or loading areas, refuse or storage areas. D. Design Criteria. Open space areas shall satisfy all of the following criteria: 1. Open areas shall be open to public use for walking, seating and eating. 2. Open areas shall be landscaped or covered with decorative surface treatment. Natural ground cover, such as grass, shrubs, flower beds or mulch are encouraged; however, impervious ground cover may be used provided that: a. Deciduous canopy trees having a diameter at breast height of at least 2.5 inches are planted; b. At least one such tree is planted for every 500 square feet of open area; and c. Tree roots are protected by tree grates or, if tree grates are not possible or practicable, by above-grade planters. 3. Fountains, art or sculpture, seating, protected walkways, linkages to transit or trail systems, bus shelters, street lights, or other streetscape improvements may be installed in lieu of required landscaping with the approval of the Department. 4. All utilities shall be installed underground 5. Open spaces and improvements to open spaces shall be depicted on the site plan or landscaping plan which shall be submitted with the application for land development approval. E. Maintenance Agreement. A maintenance agreement for any improvements required under this section shall be submitted by the applicant and approved by the municipality. 4. Dedication or reservation of greenways and trails A. Purpose. The establishment of greenways provides an important means for the conservation of environmentally sensitive land and natural resources and for the preservation of vegetation and wildlife habitat. The establishment of greenways which are available for public use also provides a variety of recreational and educational benefits. Trails for walking, hiking, and biking are important facilities for recreation as well as for non-motorized transportation. The establishment of greenways and trails improves the quality of life and will help to make municipalities and the county economically competitive with other areas. Both greenways and trails must occupy continuous, linear land corridors and cannot be effectively contained within individual parcels of land. The purpose of this subsection is, therefore, to provide that land which is delineated as a greenway or trail in an adopted plan or on an official map be dedicated or reserved for such use when land is subdivided or developed. B. Dedication or reservation of proposed trails and greenways. The Department may accept the dedication or reservation of greenways which traverse a proposed subdivision or land development. Any land dedicated or reserved under this subsection shall be credited against the requirements of this ordinance for the provision of open space, recreational facilities, and open space amenities in residential and nonresidential developments, provided: 1. That the land offered for dedication or reservation is designated as a trail or greenway on an adopted plan or official map of the municipality or county. 2. That land offered for public dedication is approved by the municipality or by the Board of County Commissioners if the offer is to the county. 3. That land for greenways and trails not publicly dedicated is deeded to a conservation organization or land trust or privately reserved for such use provided there is an agreement which is acceptable to the municipality or to the county, if the reserved land is part of a county trail or greenway, which ensures the maintenance of land and facilities and which provides for public use at reasonable times. 4. That the minimum right-of-way width of an easement containing a trail which crosses private land is twenty (20) feet for a multi-purpose trail and ten (10) feet for a single purpose trail. 18. OTHER COMMUNITY FACILITIES AND SERVICES 1. Purpose. The purpose of this section is to ensure that developers, municipalities, and service providers are aware of the potential impacts that proposed development will have upon community services and facilities and to encourage cooperative planning and action to improve or augment facilities and services that are not adequate to meet increased demands created by new development. 2. Requirement to inform. An applicant for approval of a major subdivision shall inform the providers of public services and facilities of the proposed development, including sufficient information about the development to enable the service provider to determine whether sufficient capacity, facilities, and/or equipment are available to serve the new development. A. Service providers who must be informed may vary, based on the nature of the proposed development and the community in which it is located, but will normally include police, fire and emergency services; and school districts. (Requirements concerning public transportation service and approval of street names by the postmaster are included in Section 5.19). B. Documentation that the required information was transmitted to appropriate service providers shall be included with an application for preliminary approval. Responses from service providers indicating their ability to provide service to the proposed development may be required prior to final approval. 3. Options when services or facilities are not adequate. If a public service provider indicates an inability to provide service to a proposed new development, the applicant, service provider, and municipality should agree upon a course of action or program to remedy the inadequacy and to ensure service to the new development. 19. TRANSPORTATION FACILITIES 1. Purpose. The purpose of this section is to ensure that in new subdivisions and land developments streets, paths, and sidewalks provide safe and convenient access and accommodate the safe and efficient movement of pedestrian, bicycle, and automobile traffic. 2. General Provisions A. Every subdivision shall have access to a public street. B. All streets shall be named. No new street name shall be permitted which duplicates or which may be confused with an existing street name. C. All proposed connections to existing streets shall be approved by the jurisdiction owning the existing streets. D. Where traffic or drainage problems are created by the proposed development, it shall be the responsibility of the applicant to improve both sides of the existing affected road or street, or to provide sufficient funds escrowed for use by the municipality for the execution of such public improvements. E. Where appropriate, land shall be reserved for the development of future streets or to connect with adjacent undeveloped land. Reserve strips shall not be permitted. No subdivision or land development shall be approved that will landlock any adjacent parcel. F. Where streets continue into abutting municipalities the applicant shall coordinate the design of the street with both municipalities in order to ensure uniform cartway widths, pavement cross-sections, and other public improvements. 3. General design and arrangement A. The arrangement of streets shall conform to the municipal comprehensive plan, official maps, and to municipal, county, and state transportation plans. B. Streets shall provide convenient connections to existing streets and shall not adversely affect circulation patterns or the flow of traffic. C. Streets shall be designed to preserve the natural features and topography of the development site to the maximum extent feasible. D. Local access streets shall be arranged to minimize through traffic, discourage excessive speeds, and provide privacy in residential areas. E. Only residential, outdoor recreation, or public service uses may directly access a residential street. F. Streets in a proposed development shall connect with existing or reserved streets along the boundary of an adjacent tract unless topography or other existing feature prevents a connection. G. Where a proposed development abuts or encompasses an existing or proposed collector or arterial street, marginal access streets, reverse frontage lots with bufferyards, or deep lots with rear service alleys may be required in order to protect properties and provide separation of through and local traffic. 4. Functional classification of streets A. The design of a street system shall include the classification of streets based on their functions and projected traffic as shown in Table V-4. 1. Each street shall be designed for its entire length to meet the standards for its classification. 2. The classification of each street shall be based upon the projection of traffic volumes ten years after its completion. Traffic volumes shall be calculated in accordance with trip generation rates published in the most recent edition of the Institute of Traffic Engineers (ITE) Trip Generation Manual or alternate source acceptable to the Department, and shall consider all traffic likely to use each street. 1. Minimum level of service A. All proposed streets and intersections in a subdivision or land development shall be designed to function at Level of Service A or B. B. The existing level of service on any adjacent street and intersection that will be affected by a proposed subdivision or land development shall not fall below level C if it is currently A, B, or C, and shall not be further reduced if it is at level D, E, or F. Table V-4 FUNCTIONAL CLASSIFICATION OF STREETS Average Classification Description Daily Traffic Arterial A public street intended to carry a large volume 3000+ of local and through traffic, to or from collector streets and expressways. Controlled access. Collector Channels traffic from local to arterial or other collector streets; includes main streets within a development. Residential: No direct access to residential lots. 1000 - 3000 Nonresidential: Number of access drives limited; may require 800+ marginal access drives. Minor Collector Provides direct access to lots and conveys traffic from local to collector streets. Residential: Not more than 500 ADT from direct frontage lots 500 - 1000 permitted. Nonresidential: 0 - 800 Local Serves primarily to provide direct access to abutting property. Should be designed to discourage through traffic. Residential: Provides direct access to residential lots and to other 0 - 500 residential streets. 2. Traffic impact study A. When required. A traffic impact study shall be required for a subdivision or land development which will generate 100 or more peak hour trips when fully developed. A traffic impact study may also be required by the Department to assess the impacts of smaller projects if traffic congestion or safety problems already exist. B. Methodology. The study shall be conducted in accordance with the recommended practice Traffic Access and Impact Studies for Site Development, published by the Institute of Transportation Engineers, 1988, or in accordance with an equivalent methodology endorsed by transportation engineers. 1. The scope of the study, study area, and methodology shall be approved by the Department before the study is initiated. (A pre-application conference should be scheduled for this purpose.) 2. The study shall be performed by, or under the supervision of, a professional engineer with training in traffic and transportation engineering studies, and experience in the preparation of traffic studies. C. Required findings 1. The traffic impact study must demonstrate that the levels of service specified in Section 5.19.5 will be met by the proposed development and that the circulation plan for the development will function safely and efficiently. 2. The study shall describe any measures which have been incorporated into the development plan in order to achieve the required conditions. Such measures may include, but are not limited to: a. A reduction in the density or intensity of the proposed development; b. Measures to reduce traffic impacts, such as clustering of buildings for easy access by transit or ridesharing vehicles, or the inclusion of transit-related improvements; c. The phasing of construction to coincide with the completion of transportation improvements which have been programmed by the municipality, county, or state; d. The construction of onsite transportation improvements; e. The construction of off-site transportation improvements or payment of impact fees, when authorized by a municipal impact fee ordinance; f. The extension of transit, bicycle, or pedestrian services to the site or the sponsorship of a ridesharing program or transit subsidies for employees; g. Any combination of the above or additional measures. 3. Any traffic impact mitigation measures which are not physical site improvements shall be incorporated into the development agreement executed between the municipality and the applicant and shall be recorded with the land development plan. 3. Special purpose streets A. Private streets. Private streets may be permitted by the Department, with the concurrence of the municipality. 1. Private streets shall comply with the design and construction standards for public streets of the same functional class. 2. An agreement for maintenance of private streets shall be recorded with the final plan and shall include, in case of failure to maintain in accordance with the agreement, an offer of dedication to the municipality together with provisions for funds sufficient to restore the private street to the standards required for public streets prior to acceptance of dedication. B. Cul-de-sac streets shall comply with the following standards: 1. A cul-de-sac street serving residential development shall not provide the sole access for more than 30 dwellings, or a maximum of 250 vehicle- trips per day. 2. A residential cul-de-sac street shall end in a turnaround which has a paved cartway not less than 20 feet in width, surrounding a landscaped island with a minimum radius of 24 feet, except in the following circumstances: a. A cul-de-sac head with a radius of forty feet and a cartway width of fourteen feet surrounding a landscaped island shall be acceptable for one way circulation. b. Hammerhead turnarounds may be used, if the cul-de-sac street does not provide access for more than 8 dwelling units. The long dimension of the turnaround head shall be not less than 50 feet. c. A temporary turnaround shall be provided at the end of dead- end streets which are intended to be extended as through streets in the future. If the length of a dead-end street exceeds the depth of one lot, the temporary turnaround shall be constructed with an all-weather surface, a minimum cartway radius of 25 feet, and its use shall be guaranteed to the public. 3. The terminus of a non-residential cul-de-sac street shall be designed so that the largest vehicles expected to use the street can complete the turn without backing. If a cul-de-sac head is proposed, a landscaped island shall be provided. 4. For any cul-de-sac street which is at least 800' in length, a traffic calming device, such as a stop sign, intermediate turnaround or traffic circle shall be provided at the approximate mid-point of the street. For cul-de-sac streets that exceed 800' in length, a traffic calming device shall be provided every 350' or so. The design and placement of the proposed traffic calming device shall be acceptable to the Department and the municipal engineer. 5. A "no outlet" sign shall be erected at the entrance to every cul-de-sac or dead-end street, which shall comply with the standards and specifications of the jurisdiction owning the intersecting street. C. Half or partial streets shall not be permitted. D. Alleys may be permitted, with the concurrence of the municipality and shall comply with the following standards. 1. Alleys may not be used as the only means of access to a lot. 2. Alleys in residential developments shall have a minimum right-of-way of 16 feet and a minimum cartway of 12 feet. 3. Alleys in non-residential developments shall have a minimum right-of-way of 20 feet and a minimum cartway of 16 feet. Where necessary, a radius shall be provided at the alley intersection, sufficient to accommodate any large vehicles that may be expected to use the alley. 4. Dead-end alleys shall not be permitted without a turnaround, and are subject to the approval of the Department. 4. Driveways and Access Drives A. Driveways and access drives shall enter public streets at safe locations. No driveway or access drive shall enter a public street closer to an existing intersection than 50', and a reasonable safe sight distance shall be provided. B. The maximum permitted grade on residential driveways shall be 14%, and on non-residential driveways shall be 10%. A leveling area for all driveways and access drives shall be provided for a minimum distance of 12 feet, measured from the edge of the pavement of the intersecting street, at a maximum grade of 5%. C. Shared driveways for up to four houses shall be permitted. Shared driveways may have a maximum grade of 14%, provided that safe sight stopping distances are provided the length of the driveway. Pavement width may vary, but shall be appropriate to the length, width, and gradient of the proposed driveway. The Department may require shoulders or guide rail, if deemed necessary for safety. 5. Design Speeds. Design speeds shall be as follows: A. Arterial roads 50 MPH B. Collector streets 35 MPH C. Minor collector streets 25 MPH D. Local streets 15-20 MPH 6. Street Grades A. The entire width of the right-of-way of each street in a proposed subdivision shall be graded, except as specified in S5.4.1.A. B. Minimum permitted street grade for all streets shall be 1%. C. Maximum street grades, other than due allowance for vertical curves, shall be as follows: 1. Arterial roads 6% 2. Collector streets 8% 3. Minor collector streets, 10% nonresidential 4. Minor collector and 12% local streets, residential D. Street grades shall be measured along the centerline of the street. E. Centerline grade on the head of a cul-de-sac or hammerhead shall not exceed 5%. F. Where the grade of the street is six feet or more above the grade of the abutting land, guardrail shall be provided. 7. Street Alignment A. Minimum safe stopping sight distances on all vertical and horizontal curves shall as follows: 1. 20 MPH 110' 2. 25 MPH 150' 3. 35 MPH 250' B. Minimum centerline radii for horizontal curves shall be as follows: 1. Arterial roads 700' 2. Collector streets 350' 3. Minor collector streets 200' 4. Local 100' C. For other than local streets, a minimum tangent of 100 feet between reverse curves shall be provided. For local streets a lesser tangent may be acceptable, provided safe stopping sight distances are maintained as per S5.19.11.A. Broken- back curves shall be avoided; however, when they must be used, a minimum tangent of 150 feet shall be provided. D. Vertical curves shall be provided for all changes in grade exceeding 1%. For each 1% of algebraic difference between tangent grades over 3%, at least 15' of vertical curve length shall be provided. Minimum vertical curve lengths shall be as follows: 1. Arterial roads 150' 2. Collector streets 100' 3. Local streets, residential 50' 8. Intersections A. The angle of intersecting streets shall be as close to ninety degrees as possible. No streets shall intersect at an angle less than 60 degrees. B. Distance between intersections shall be as follows: 1. Arterial roads 800' 2. Collector streets 300' 3. Local streets 150' C. Intersections between more than two streets shall be avoided. D. Where the grade of any street at the approach to an intersection exceeds 5%, a leveling area shall be provided for the secondary intersecting street. The transition grade shall not exceed 3% for a minimum distance of 50 feet measured from the edge of the pavement of the intersecting street. E. An area of unobstructed vision shall be provided at every intersection. The minimum clear sight triangle shall be measured: a) along the centerlines of the intersecting streets, where L = the distance along the centerline of the primary through-street, measured from its intersection with the centerline of the secondary intersecting street, to an approaching vehicle on the primary street; b) on the secondary intersecting street, from a point at least 20' back from the edge of the pavement of the primary through-street, which is 3.5 feet above the surface of the pavement. Minimum values for "L" are as follows 1. Arterial roads L = 500' 2. Collector streets L = 300' 3. Minor Collector Streets L = 200' 4. Local Streets L = 200' F. No plantings or structures exceeding 30 inches in height shall be permitted in the clear sight triangle. A public right-of-entry shall be reserved for the purpose of removing any object that obstructs the clear sight triangle. G. Deceleration, turning, or merging lanes may be required by the municipality along existing and proposed collector or arterial roads. H. Clearly marked crosswalks and handicapped-accessible curb ramps shall be provided at intersections where there are sidewalks or pedestrian walkways. The Department may require crosswalks in other locations to ensure pedestrian safety and convenience. I. Curb radii shall be as follows: 1. Arterial roads 50' 2. Collector streets 25'-30' 3. Minor collector streets 25'-30' 4. Local streets 15'-25' Where two roads of different right-of-way widths intersect, the radii of curvature for the higher classification road shall apply. 9. Rights-of-Way and Cartways A. The right-of-way shall be measured from lot line to lot line and shall be wide enough to contain the cartway, curbs, or shoulders, and when required, parking lanes, sidewalks, street trees, and bike lanes. B. The right-of-way width of a new street that is a continuation of an existing street shall in no case be at a lesser width than that of the existing right-of-way. C. The right-of-way width shall consider future development in accordance with the comprehensive plan as well as the plan for the proposed development. D. Right-of-way widths shall be within the following minimum and maximum ranges: 1. Arterial roads 70' - 70' 2. Collector streets 36'-50' 3. Minor collectors 24'-40' 4. Local Streets 22'-30' E. For local and residential minor collector streets, moving lanes shall be nine or ten feet wide. For collector streets, moving lanes may be not less than ten feet and not more than twelve feet wide. Where on-street parking is needed, parking lanes shall be eight feet wide. F. Street paving widths shall be within the following minimum and maximum ranges: 1. Arterial roads 36-48' 2. Collector streets 24'-36' 3. Minor collectors 20'-28' 4. Local Streets 18'-28' G. Additional right-of-way and/or cartway widths may be required for the following reasons: 1. To promote public safety and convenience. 2. To provide parking areas in urban districts and in areas of high density residential development. 3. To provide slopes rights whenever the topography is such that additional right-of-way is need to provide adequate earth slopes. 4. To provide for bicycle or pedestrian facilities. 10. Curbs A. Curbing shall be required for the following purposes: 1. For storm water management. 2. To stabilize pavement edges. 3. To delineate parking areas. 4. Where on-street parking will occur. 5. At street intersections. 6. Where grades exceed 6%. 7. At tight radii. B. The type of curb required shall be appropriate to the street classification and use. C. Where curbing is not required, an edge treatment, such as a thickened edge, shall be provided as needed for safety and to maintain the stability of the pavement. 11. Shoulders and embankments A. Shoulders and drainage swales shall be used instead of curbs when: 1. Shoulders are required by state or other law; 2. Soil or topographic conditions make the use of shoulders and drainage swales preferable; 3. In order to preserve the rural character of an existing community or a proposed development; 4. Shoulders are needed for bicycle facilities. B. Shoulders shall be a minimum of four feet in width on both sides of the street, and shall be located within the right-of-way. Greater shoulder widths shall be provided as recommended by a registered professional engineer and shall be acceptable to the municipal engineer. C. Shoulder material and construction shall be as recommended by a registered professional engineer and shall be acceptable to the municipal engineer. D. The width of swales shall be determined by site-specific conditions. 12. Bikeways A. All new streets shall be planned and constructed to accommodate bicycle travel safely. B. For residential developments which will generate 1,000 or more vehicle trips per day, and for all major non-residential developments, bicycle traffic shall be accommodated in one of two ways: 1. A bikeway master plan, which identifies bike routes that safely connect major traffic origins and destinations, shall be prepared. The plan may propose a combination of existing and proposed bike lanes, bike paths, shared pedestrian sidewalks and pathways, and shared vehicular roadways. The plan shall demonstrate how any paths, sidewalks or roadways that are proposed to be shared should be able to accommodate the shared use safely. 2. Bike lanes, which shall be provided as follows: a. For non-residential developments, bike lanes shall be provided along any new collector or arterial road constructed as part of the development. b. For residential developments, bike lanes shall be provided along any new minor collector, collector or arterial road constructed as part of the development C. Where a proposed development is within a reasonable distance of an existing bikeway or a proposed bikeway included in a municipal or county bikeway plan or official map, the development plan shall provide for connections to the existing or proposed bikeway. 13. Public Transportation A. Where a proposed development is adjacent to or within a reasonable distance of collector or arterial roads where transit service is currently provided or may be provided in the future, the applicant shall consult with the transit authority regarding street design requirements for buses and passenger waiting areas and shelters. B. Where a development site is adjacent to or includes a rail transit facility or other exclusive transit right-of-way, the applicant shall consult with the transit authority to determine whether any special design features concerning the rail transit facilities will be required. 14. Sidewalks and pathways A. Where a proposed development is adjacent to or within a reasonable distance of an existing or future rails-to-trails (or other public trail system) system, access from the proposed development to the rails-to-trails system shall be considered in the design and layout of the plan. B. Pedestrian pathways and improved sidewalks shall be included in developments in which any of the following conditions are met: 1. Where sidewalks exist in the same block on the same side of the street; 2. Within residential developments where the net density exceeds three dwelling units per acre, and new streets are proposed; 3. Within planned business, commercial, or industrial developments; 4. Along roads that are served by public transit or may be served by public transit within three years of the expected date of completion of the proposed development; 5. Where blocks exceed 800 feet in length, as per S5.11.1.D. 6. Within or along the perimeter of any other pedestrian generator, including a. Schools, libraries, community centers, and places of worship; b. Parks and other recreation centers; c. Shopping or commercial centers of 25,000 square feet of floor area or more. C. Public sidewalks shall in general be parallel to the street and within the right-of-way. However, alternative locations will be considered, provided that safe and convenient pedestrian circulation is maintained. D. Pathways in general shall serve to connect major use areas such as buildings, parking lots, recreational facilities, and other accessory uses. E. Sidewalks and pathways shall have a minimum width of four feet or, if abutting a street curb, shall have a minimum width of five feet. Wider widths may be required near major pedestrian generators. F. Sidewalks within street or public rights-of-way shall be concrete, the design and construction of which shall be subject to approval by the municipal engineer. Pathways may be constructed of other materials, including pervious materials, provided that the proposed materials and construction are appropriate to the surrounding land use, expected volume of pedestrian traffic, and are approved by the municipal engineer. G. Curb ramps shall be provided at all intersections as per S5.19.12.H. H. Public sidewalks shall be constructed in accordance with federal specifications for handicapped accessibility. 15. Street lights A. Street lighting shall be provided for all non-residential developments, multi-family residential developments, and single family residential developments requiring either the construction of new streets or the extension of existing streets. B. Street lights shall be provided at all intersections of streets and at the access drives of all non-residential developments. C. Lights shall be provided in parking areas, along sidewalks, and between buildings as needed for public safety and convenience. D. The placement, height, and shielding of lighting standards shall provide adequate lighting without hazard to drivers or nuisance to nearby residents. No spillover of light onto adjoining properties from required light standards shall be permitted. E. The quantity, location, style, type, and shielding of light standards shall be appropriate to the use, the development, and the municipality, and shall be approved by the Department, subject to the recommendation of the municipal engineer. 16. Street signs A. Street name signs shall be provided at all new street intersections. B. Street name signs shall be installed under street lights and shall be free of all visual obstructions. C. The design of street name signs shall be consistent, uniform, and appropriate to the municipality and to the development, and shall be acceptable to the municipal engineer. D. Traffic control signs shall be provided by the applicant as needed. The design and placement of traffic control signs shall be as specified in the Manual on Uniform Traffic Control Devices for Streets and Highways, and shall meet all state and local requirements. 2. PARKING FACILITIES 1. Application. All land developments shall include parking facilities for the planned uses. A. If the municipal zoning ordinance includes parking standards, the standards of the municipal ordinance shall apply, except: 1. If the municipal ordinance does not include provisions for handicapped parking facilities and/or bicycle parking, the standards for those facilities contained in this ordinance shall apply. 2. If the municipal ordinance does not contain standards for the landscaping of parking lots, the requirements of S5.12.5 of this ordinance shall apply. B. If the municipal zoning ordinance does not include parking standards, the standards of this ordinance shall apply. 2. Parking requirements A. Residential land developments. 1. In areas where streets are designed and commonly used for on-street parking, at least one off-street parking space shall be provided for every new dwelling unit. 2. In areas where streets are designed without parking lanes, at least two off-street parking spaces shall be provided for every dwelling unit. 3. In apartment developments restricted to occupancy by the elderly, the parking requirement may be reduced to one parking space for every four dwelling units, plus one space for every employee on the largest shift. B. Non-residential land developments. Parking for non-residential uses shall be provided in accordance with Table V-5. Table V-5 Off-Street Parking Requirements for Non-residential Uses REQUIRED OFF-STREET PARKING NON-RESIDENTIAL LAND USES SPACES PER INDICATED AREA ______________________________________________________________________ Assembly operations 1 per 800 sq. ft. GFA Bar 1 per 2 seats Bowling alley 4 per alley Car wash 10 per washing lane Church/Synagogue 1 per 3 seats Fiduciary institutions 1 per 300 sq. ft. GFA Finishing operations 1 per 800 sq. ft. GFA Hotel/Motel 1 per guest room plus 10 per 1,000 sq. ft. GFA Industrial 1 per 800 sq. ft. GFA Library 1 per 300 sq. ft. GFA Manufacturing 1 per 800 sq. ft. GFA Medical center 1 per 250 sq. ft. GFA Nightclub 1 per 3 seats Offices Under 49,999 sq. ft. GFA 4.5 per 1,000 sq. ft. GFA 50,000-99,999 sq. ft. GFA 4 per 1,000 sq. ft. GFA 100,000+sq. ft. GFA 3.5 per 1,000 sq. ft. GFA Receiving 1 per 5,000 sq. ft. GFA Research 1 per 1,000 sq. ft. GFA Restaurant 1 per 3 seats Quick-food establishments 1 per 30 sq. ft. GFA Retail store 1 per 200 sq. ft. GFA Schools -Elementary 2 per classroom; but not less than 1 per teacher & staff Intermediate 1.5 per classroom; but not less than 1 per teacher & staff Secondary 2.5 per classroom, but not less than 1 per teacher & staff Service station 4 per bay & work area Shipping 1 per 5,000 sq. ft. GFA Shopping center Under 400,000 sq. ft. GLA 4 per 1,000 sq. ft. GLA 400,000-599,99 sq. ft. GLA 4.5 per 1,000 sq. ft. GLA 600,000+sq. ft. GLA 5 per 1,000 sq. ft. GLA Storage areas 1 per 5,000 sq. ft. GLA Theater 1 per 3 seats In shopping center 1 per 4 seats Warehouse 1 per 5,000 sq. ft. GFA _____________________________________________________________________ GFA = Gross Floor area GLA = Gross leasable area SOURCE: Listokin, David and Walker, Carole, The Subdivision and Site Plan Handbook, Rutgers, the State University of New Jersey, Center for Urban PolicyResearch,1989 C. Handicapped parking. Handicapped accessible parking shall be provided for all non-residential developments and multi-family developments with more than five units. Handicapped accessible parking spaces shall be the closest spaces to the nearest accessible entrance and shall conform with federal standards for accessibility. The minimum number of required spaces shall be as follows: Total Required Parking Spaces Handicapped Spaces 5 - 100 1 per 25 100 - 1000 1 per 50 Over 1000 1 per 100 D. Bicycle parking facilities. Bicycle parking facilities shall be provided for nonresidential land developments in accordance with the following standards. 1. Bicycle parking spaces shall be provided at a rate of 1 space for the first 10 automobile parking spaces, plus 1 space for every additional 50 automobile parking spaces thereafter. 2. Each bicycle space shall be equipped with a structure to which a bicycle frame and one wheel can be attached using a chain, cable, or U-lock. There shall be adequate separation between structures to allow bicycles to be attached or removed without moving other bicycles. The structure shall be suitable for use by bicycles not equipped with kickstands. 3. Bicycle parking spaces shall be convenient to the structure or outdoor area for which they are provided. They shall be visible from at least one entrance to the structure and shall be provided with lighting. 4. Bicycle parking structures shall be placed to provide at least two feet of free space between a bicycle and the edge of the curb or sidewalk or three feet between a bicycle and the outside edge of a roadway shoulder. 5. 3. Dimensional standards A. Stall size. Perpendicular or angled parking spaces for automobiles shall be no less than 9 feet in width and 18 feet in length. Parallel spaces shall be no less than 8 feet in width and 23 feet in length. Handicapped spaces shall be no less than 12 feet in width. B. Aisle width. The width of aisles providing access to parking stalls shall be in accordance with the chart below. Only one-way traffic shall be permitted in aisles serving parking spaces placed at an angle other than 90 degrees. Parking Angle Aisle width (degrees) (feet) 30 12 45 13 60 18 90 22 4. General design standards A. Parking areas shall be designed to provide safe ingress and egress from the streets that provide access to the land development. No parking spaces shall enter directly onto streets. All parking areas shall be connected with streets by access drives. B. Parking areas shall be designed to provide for the safe and convenient movement of people between parking areas and their destinations on the development site. 1. In large developments, pedestrian walkways shall be provided in accordance with S5.19.18 and integrated with the landscaping required by S5.12.5. 2. Parking areas, pedestrian walkways, and building entrances shall be lighted in accordance with the standards of S5.19.19. C. Parking areas shall be designed to minimize large expanses of pavement, and provision of parking spaces in excess of demand shall be avoided. 1. In non-residential areas, shared parking may be provided for uses which have different periods of peak demand, provided the applicant documents the differing patterns of use and provides for the average peak demand of the combined uses. The documentation must include provisions acceptable to the Department and to the municipality for the continuing use and maintenance of any shared facilities. 2. For non-residential land developments in areas of municipalities where public parking facilities are available, the applicant may fulfill all or a portion of the requirement for off-street parking facilities generated by the proposed development by contributing funds to the municipality or parking authority in lieu of constructing parking spaces on-site. Such funds shall be used for the improvement or expansion of public parking facilities and shall be approved by the Department only if approved by the municipal governing body. D. In developments of detached and attached single family homes, off-street parking shall be located on the same lots with the dwellings that they serve. E. Parking lots shall be designed with a minimum grade of one percent and a maximum grade of five percent. They shall be graded for proper drainage of storm water. F. Landscaping. All parking areas shall be landscaped in accordance with the provisions of S5.12.5. 3. MONUMENTATION 1. Requirement. Permanent monuments and markers shall be placed in all subdivisions in order to provide survey and property line control. A. The location and installation of monuments and markers shall be planned to ensure that they will be permanent, accessible, and recoverable. B. All monumentation shall conform to recommended practices of the surveying profession, as contained in the most recent edition of the Manual of Practice for Professional Land Surveyors in the Commonwealth of Pennsylvania, or equivalent standard of professional practice acceptable to the Department. 2. Placement A. Intervisible monuments shall be placed sufficiently far apart to ensure accuracy control within survey procedures. They shall be placed with priority consideration for permanence and accessibility. This will require consideration of the ultimate use of the land where the monuments are to be placed, exposure to future roadway maintenance, and lot landscape development. To that end, monuments should be located in the following order of priority: 1. On a five foot or appropriate survey line only where sidewalks are to be installed. 2. If no sidewalks are to be placed, then the centerline of the roadway should be monumented. 3. Other locations along or on the right-of-way line, giving due consideration to the lot owner's use of the land and the likelihood of future changes in elevation or landscape, which would affect the monument's location or its intervisibility. B. Monuments shall be placed in a sufficient number of locations to define the boundary of a subdivision and the location of all streets. Sufficient monuments shall be placed to locate intersections, cul de sacs, and curves in horizontal street alignments. Monuments shall be intervisible. C. Markers shall be placed at the corners of all lots or at such other locations as may be required to locate all lot lines. D. The location of all monuments and markers shall be shown on the plan for recording, with the distance between them and curve data shown. 1. A notation indicating whether the monuments and markers were found or set and a description of their type, size, material, condition, and position shall be included. 2. Monuments shall be identified on the Pennsylvania Plane Coordinate System - NAD 83 or 27, where it is feasible to do so. This requirement may be waived for small projects where the control locations are so distant that the cost of complying would be burdensome in relation to the total survey cost. E. All monuments and markers shall be placed by a registered surveyor prior to approval of the final plan, or financial security sufficient to cover their cost and placement shall be provided in accordance with the provisions of Section 3.3.6. 3. Materials A. Monuments shall be of durable materials of sufficient length and cross-sectional area to be reliably permanent and shall clearly indicate the survey point. Concrete or stone monuments with a minimum width of four inches and a minimum length of 30 inches shall be acceptable. Other materials may be acceptable, with the approval of the municipal engineer. B. Markers shall be iron pins or pipes, 30 inches in length, or other material acceptable to the municipal engineer. C. Monuments and markers shall be detectable with conventional ferrous metal or magnetic locators. V-29 V- 59 D.