A. 
In evaluating plans for proposed subdivision and land development, Borough Council shall apply the following principles, standards and requirements. In addition, the standards set forth in the Ephrata Borough Zoning Ordinance[1] for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots and other facilities.
[1]
Editor's Note: See Ch. 319, Zoning.
B. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of public health, safety and general welfare.
A. 
Land shall be suited to the purposes for which it is to be subdivided or developed. Proposed land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
B. 
No land shall be developed for residential purposes unless all hazards to life, health or property from flood, fire and disease shall have been eliminated or unless the plans for the development shall provide adequate safeguards against such hazards.
C. 
No plan of subdivision or land development shall be approved which would result in lots or land use or which would in any other way be inconsistent with the Borough Zoning Ordinance then in effect for the zoning district in which the land to be developed or subdivided is located.
D. 
No plan of subdivision or land development shall be approved which divides an existing building in order to separate a semidetached dwelling or single-family attached dwelling from another dwelling along a common party wall or walls unless each said dwelling or dwellings shall be separated by a fire wall of at least a two hours' rating or in accordance with the most recent firewall separation requirements of the Building Code Officials of America (BOCA Code), as amended.
A. 
The length, width and shape of blocks shall be determined with due regard to:
(1) 
Provision of adequate sites for buildings of the type proposed.
(2) 
Topography.
(3) 
Requirements for safe and convenient vehicular and pedestrian circulation.
(4) 
Thoughtful and innovative design to create an attractive community.
B. 
Blocks shall have a maximum length of 1,200 feet and, as far as practicable, a minimum length of 400 feet. In the design of blocks, special consideration should be given to access for fire protection, whether by an easement for emergency access or sidewalk installation.
C. 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots are employed.
D. 
Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers may be required along with safe and convenient access to the street system. Space for off-street loading may also be required with similar access. Space for the extension of streets, access rights-of-way and utilities shall be provided. The amount of off-street parking space shall be as set forth in the Ephrata Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 319, Zoning.
A. 
Lot dimensions and areas and minimum front yard setbacks shall not be less than as required by the Ephrata Borough Zoning Ordinance.
B. 
Frontage.
(1) 
All lots shall have frontage along the right-of-way line of a street and direct vehicular access to a street or alley, existing or proposed. Each lot shall have, in addition to the required minimum width at the front lot line, sufficient free and complete access to an existing street cartway to avoid the need to cross any portion of another lot to reach such street.
(2) 
Lot frontage shall not be less than the minimum requirement of the Ephrata Borough Zoning Ordinance, except that on the outside of a curved residential street a minimum frontage of not less than 50 feet may be deemed acceptable by Borough Council, provided that the required lot width is maintained at the required building setback line in conformity with the Ephrata Borough Zoning Ordinance.
C. 
In general, side lot lines shall be substantially at right angles or radial to street lines. Flexibility in lot layout is encouraged.
D. 
Any proposed lots abutting an existing or proposed arterial or major collector street in the borough shall be designed as reverse frontage lots having direct access only to a minor collector or local street, as specified in the Borough Zoning Ordinance. This requirement may be waived by Borough Council if, in its judgment, the advantages to the borough of compliance with this standard are outweighed by the applicant's resulting inability to meet other requirements of this chapter or the Zoning Ordinance (minimum setbacks, layout of lots, disturbance of slopes, etc.); or compliance would be unreasonable or impractical due to the size of the proposed development or the configuration of the site.
E. 
House numbers shall be assigned to each lot, and street names shall be approved by the borough and the County of Lancaster in accordance with the provisions of § 281-32I herein.
A. 
Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the borough, including recorded subdivision plans and Official Map of the borough, as adopted and amended, and shall be classified according to their function.
B. 
Proposed streets shall further conform to such borough and state road and highway plans as have been prepared, adopted and filed as prescribed by law.
C. 
Streets shall be logically related so as to produce usable lots, promote the borough's traditional street grid pattern, reasonable grades, proper alignment and drainage and adequate vision and to encourage access to alleys and service streets within the borough.
D. 
Local streets shall be laid out so as to discourage through traffic, but the borough may require provisions for street connections into and from adjacent areas.
E. 
Whenever lots resulting from original subdivision are large enough to permit resubdivision, or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary, to be not less than the rights-of-way then required for the continuation of said streets. Remnants, reserve strips and landlocked areas shall not be created.
F. 
Additional right-of-way and improvements.
(1) 
Where a subdivision or land development abuts or contains an existing or proposed collector or arterial street, Borough Council may require dedication of additional right-of-way to provide the minimum right-of-way specified hereinafter, as well as marginal access streets, rear service alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the major street and separation of local and through traffic.
(2) 
Where warranted because of additional traffic, drainage or comparable problems or conditions, both sides of said major street shall be improved by the developer, or by means of sufficient funds escrowed for use by the borough to complete such improvement.
G. 
Half or partial streets.
(1) 
New half or partial streets shall not be permitted except where essential to reasonable development of a tract in conformance with the other requirements and standards of this chapter and where, in addition, the dedication of the remaining part of the street has been secured.
(2) 
Where new half or partial streets are proposed, the acceptance of final plans shall be conditioned upon the provision of guarantees providing for the construction or completion of such streets to borough standards.
H. 
Dead-end streets shall be prohibited, except as stubs improved at their termini with temporary turnarounds to permit future street extension into adjoining tracts or when designed as cul-de-sac streets.
I. 
Continuations of existing streets shall be known by the same street name. Names for new streets shall not duplicate or closely resemble names for existing streets in the region. All new street names are subject to the approval of Lancaster County-Wide Communications. Notice that the proposed new street names are acceptable shall be submitted prior to final plan approval. All street names shall conform, where applicable, to the borough's plan for street names. The provisions of this section shall apply to both public and private streets.
J. 
Where streets continue into adjoining municipalities, evidence of compatibility of design, particularly with regard to street widths, shall be submitted. The applicant shall coordinate such designs with both municipalities to avoid abrupt changes in cartway width or in improvements provided.
K. 
New streets shall be laid out to continue existing streets at equal or greater width, with regard to both cartway and right-of-way, where such continuations are reasonable and practical. Minimum widths shall be as set forth in § 281-34 below.
L. 
Streets shall be designed with drainage grates which are safe for crossing by bicycles and horse-drawn vehicles.
A. 
Single-access (including cul-de-sac) streets permanently designed as such may serve a maximum of 24 residential lots or 50 multifamily dwelling units. Cul-de-sac streets shall be provided at the closed end with a paved turnaround having a minimum diameter to the outer pavement edge of 100 feet and a minimum diameter of 120 feet to the right-of-way line.
B. 
The turnaround right-of-way of a cul-de-sac street shall be placed adjacent to the tract boundary with a fifty-foot right-of-way width provided along the boundary line to permit extension of a street at full width, unless future expansion of a cul-de-sac street is clearly impractical or undesirable. The small triangles of land beyond the cul-de-sac to the boundary shall be so deeded that maintenance of these corners of land will be the responsibilities of the adjoining owners until the roadway is continued.
C. 
The turnaround portion of a cul-de-sac street shall have a maximum slope of 5% across the diameter in any direction.
D. 
Cul-de-sac streets with center line slopes less than 2%, which are level or nearly so across the diameter perpendicular to the center line, must be graded so that there is a minimum two-percent fall in all drainage swales around the cul-de-sac.
E. 
Cul-de-sac streets are not permitted where through streets are feasible.
F. 
Cul-de-sac streets shall have a minimum length of 250 feet and a maximum length of 800 feet.
A. 
The minimum right-of-way and cartway widths for all new streets in the borough shall be as follows:
Type of Street
Right-of-Way
(feet)
Cartway
(feet)
Arterial
PennDOT standard
PennDOT Standard
Collector
80
36
Local
50
36
Private
50
20
B. 
Additional right-of-way and cartway widths may be required by Borough Council for the following purposes:
(1) 
To promote public safety and convenience.
(2) 
To provide parking space in commercial districts and in areas of high-density residential development.
(3) 
To accommodate special topographic circumstances which may result in cut/fill slopes extending beyond the standard right-of-way width. These should be included within the right-of-way in all circumstances to assure accessibility for maintenance operations.
C. 
Rights-of-way of lesser width than prescribed in this section shall not be permitted unless otherwise approved by Council.
D. 
Development abutting existing streets shall provide for dedication the minimum right-of-way widths for those streets in accordance with the provisions of this section.
E. 
Development along existing arterial and collector streets shall maintain the existing right-of-way.
A. 
All deflection of street lines shall be connected by use of horizontal curves.
B. 
To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:
(1) 
Local streets: 150 feet.
(2) 
Collector streets: 300 feet.
(3) 
Arterial streets: 500 feet.
C. 
A tangent shall be required between curves; however, a long radius curve shall be preferred in all cases to a series of curves and tangents. Tangents of 100 feet shall be required between reverse curves.
D. 
Superelevation (commonly known as "banking a curve") shall be required when curve radii are less than 600 feet on arterial or collector streets.
A. 
Center line grades shall be not less than 1%.
B. 
Center line grades shall not exceed 7%, except that a maximum grade of 10% on local streets may be permitted for short lengths where natural contours provide conditions for minimal grading at the steeper grade.
C. 
Vertical curves shall be used at changes of grade exceeding 1%. The minimum lengths (in feet) in vertical curves shall be 15 times the algebraic difference in grade. For example, if a three-percent upgrade is followed by a four-percent downgrade, the algebraic difference in grade is 7 [+3-(-4)=7]; therefore, the minimum length of the vertical curve would be 105 feet [15x7=105].
D. 
Vertical curves shall not produce excessive flatness in grade. There shall be no dips, cross gutter bumps or humps in the paving.
E. 
Under no conditions will maximum grades be permitted with minimum curve radii.
F. 
Where the grade of any street at the approach to an intersection exceeds 4%, a leveling area shall be provided having not greater than four-percent grades for a distance of 40 feet measured from the nearest right-of-way line in the intersecting street.
A. 
Right-angle intersections shall be used whenever practicable, especially when local residential streets empty into collector or arterial streets. There shall be no intersection angle of less than 60º, measured at the center line.
B. 
No more than two streets shall cross at the same point.
C. 
To the fullest extent possible, intersections with arterial streets shall be located not less than 1,000 feet apart, measured from center line to center line. Exceptions shall be those cases deemed by Borough Council to permit closer spacing without endangering the public's safety.
D. 
Streets entering from opposite sides of another street shall either be directly across from each other or offset by at least 200 feet on local and collector and 400 feet on arterial streets measured from center line to center line.
E. 
Corner curb radii shall be according to the following schedule of minimum lengths: local and collector streets, 25 feet; arterial streets, 35 feet. Where streets of different functional classification intersect, the requirements for the higher classification shall prevail.
F. 
The right-of-way line for corner curbs shall be an arc, concentric with the curbline, with a minimum radius of 20 feet, or shall be a triangle constructed by drawing the chord of an arc concentric with the curbline with a minimum radius of 15 feet.
G. 
Minimum paving radius of 25 feet shall be provided at all intersections. Borough Council may increase the required radii where it considers such design advisable at intersections involving arterial streets in accordance with the provisions of Subsection E hereof.
H. 
All necessary street name signs and traffic control signs shall be the responsibility of the applicant to provide and erect. The street signs shall be of the type existing in the neighborhood and shall be subject to approval by Borough Council. Street signs shall be erected before the borough accepts dedication of the street and before the issuance of any certificates of occupancy for any building on that street.
I. 
At all intersections where stop signs or other control devices are not proposed, sight triangle easements or dedicated rights-of-way shall be required and shall include the area on each street corner that is bounded by the line which connects the sight or connecting points located on each of the right-of-way lines of the intersecting street. The planting of trees or other plantings or the location of structures exceeding 30 inches in height that would obstruct the clear sight across the area of the easements or rights-of-way shall be prohibited; and a public right of entry shall be reserved for the purpose of removing any object, material or otherwise, that obstructs the clear sight area.
J. 
Intersections shall be controlled by stop signs, except that one through street may be designated for each intersection, or by traffic signals as may be required under § 281-32D, hereinabove.
K. 
In designing street intersections, the following sight distance dimensions shall be used:
Posted Speed of Intersected Street
(mph)
Sight Distance*
(feet)
Stop condition (all streets)
75
25
175
35
300
45
450
55
600
*NOTE:
Measured from a point set back 15 feet from the intersected pavement edge on the street controlled by a stop sign or signal.
L. 
Greater sight distance dimensions imposed by PennDOT for intersections with the state highway system shall supersede the provisions of Subsection K above.
M. 
Branching of trees shall not interfere with any required clear sight triangle. Typical branching shall not be within 10 feet of ground elevation after 10 years of growth.
A. 
Deceleration or turning lanes may be required by the borough along existing and proposed streets whenever such lanes are required to meet reasonable safety needs, as determined by a traffic impact study or otherwise determined by Borough Council.
B. 
Deceleration lanes shall be designed to the following standards:
(1) 
The lane shall have a minimum width of 12 feet or, in the case of intersections with state highways, such width as is required by the applicable regulations and standards of PennDOT.
(2) 
The lane shall be provided for the full required lane width for its entire length, which shall be measured from the center line of the intersection road. In addition, there shall be a seventy-five-foot taper provided at the beginning of the lane so that traffic can conveniently exit the main traveled lane.
(3) 
The minimum lane length shall be as follows:
Design Speed of Road
(mph)
Minimum Deceleration Lane Length
(feet)
30
165
40
275
50
300
C. 
Acceleration lanes are required only when the need is indicated by a traffic impact study. The design shall be as recommended by the Borough Engineer. A paved taper shall be provided for right-hand turns, as necessary.
A. 
The developer shall provide a traffic impact study in order to identify traffic and transportation problems associated with the adequacy of the existing transportation network and facilities to provide access to and from and through the site in light of the character and volume of traffic expected to be generated by the proposed subdivision and/or land development and to delineate solutions to such problems or facilities, including the prescription of improvements to be provided by or at the expense of the applicant.
B. 
A traffic impact study shall be submitted regarding subdivisions and land developments which meet the following criteria:
(1) 
Residential: involving 25 or more dwelling units.
(2) 
Commercial: involving 25,000 or more feet of gross floor space.
(3) 
Industrial: involving 50,000 or more square feet of gross floor space.
(4) 
Other: whenever the borough shall find that there are reasonable grounds to believe that the existing transportation network may be inadequate to handle the volume or character of traffic likely to result from the proposed subdivision or land development.
C. 
A professional engineer registered in the Commonwealth of Pennsylvania who shall be mutually agreed upon by the developer and the borough shall prepare the study. The study preparer shall have sufficient, documented prior traffic study experience to qualify him to perform the study and render any opinions and recommendations set forth therein. The cost to prepare the study shall be borne entirely by the developer.
D. 
The developer's traffic engineer shall review the study area with the borough prior to beginning work. The study shall be based upon the standard practices and methods used by ITE (Institute of Transportation Engineers), Highway Capacity Manual, Special Report 209, Third Edition, Transportation Research Board, Washington DC, 1998, and related software and shall contain information, analyses and conclusions regarding the following:
(1) 
General site description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed land development. If the development is residential, types of dwelling units and number of bedrooms shall also be included. A brief description of other major existing and proposed land developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site uses to the extent that they may affect the transportation needs of the site (i.e., number of senior citizens).
(2) 
Transportation facilities description.
(a) 
Proposed internal transportation system. This description shall show proposed vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all existing or proposed internal roadways, including the widths of paved cartways and rights-of-way, parking conditions, traffic channelizations and any other traffic signals or other intersection control devices, within or near the site of the subdivision or land development.
(b) 
External transportation system. This report shall describe the entire external roadway system within the study area of the proposed subdivision or land development. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. All future highway improvements, including proposed construction and traffic signalization, shall be noted. This information shall be obtained from PennDOT or the borough as appropriate. Any proposed roadway improvements resulting from proposed surrounding developments shall also be recorded.
(c) 
Existing traffic conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Accident data, including both PennDOT and local sources, shall be provided. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic and peak development-generated hour(s) traffic shall be recorded. In order to determine the impact of commercial/retail projects, Saturday traffic counts and analysis shall be required in addition to weekday counts and analysis. Manual traffic counts at major intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s) and documentation shall be included in the report. A volume-capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location. This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand.
(d) 
Transportation impact. An estimate of vehicular trips resulting from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from Trip Generation Rates Tables found in the latest edition of the Institute of Transportation Engineers' Trip Generation Manual. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) and methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways and intersections throughout the study area.
(e) 
Design year. Traffic projections and analyses shall be prepared for a design year which is five years after the initial construction of the project. Projection of existing traffic volume to the design year traffic shall be based upon PADOT's Traffic Data, latest edition, Adjustment Factors.
(f) 
Consideration of pass-by trips. If pass-by trips or shared trips are a major consideration for the land use in question, studies and interviews at similar land uses must be conducted or referenced.
(g) 
Documentation of all assumptions. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Pedestrian volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.
(h) 
Conclusions and recommended improvements. Levels of service for all roadways, intersections and intersection approaches shall be listed for the design year. All roadways and/or intersections and intersection approaches showing a level of service of "D" or below for signalized or unsignalized intersections shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation, including signal timing and transit design improvements. All physical roadway improvements shall be shown on the preliminary plan. Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable, shall be included.
(3) 
Modified study. Whenever a study is required solely because of the findings of the borough as provided in Subsection B(4) above, or if the borough shall conclude that certain of the required information, analyses or conclusions are unnecessary for an identification of the traffic problems or finding solutions therefor, the borough shall delineate the scope and contents of the study so as to include only those matters it deems appropriate to aid in the identification and solution of anticipated traffic problems.
(4) 
Whenever the subdivision or land development proposes to access a state highway, the study shall be completed in accordance with PennDOT Publication 201, Title 67, PA Code, Chapter 201; PennDOT Publication 282, Highway Occupancy Permit Handbook, Chapter 2, Section 2, Traffic Impact Studies; and ITE standards.
A. 
All materials utilized in the construction of streets and all methods of construction and drainage utilized in the construction of streets shall be in accordance with the applicable requirements of the PennDOT Specifications, Publication 408, or the latest revision thereof. All construction details shall conform to the standards section set forth in Appendix E.[1]
[1]
Editor's Note: Appendix E is located at the end of this chapter.
B. 
Subgrade.
(1) 
The area within the limits of the proposed road surface shall be shaped to conform to the line, grade and cross section of the proposed road.
(2) 
All unsuitable subgrade materials shall be removed.
(3) 
Encroachment into wet or swampy areas shall be minimized; where unavoidable, such areas shall be permanently drained and stabilized.
(4) 
Fill material shall be suitable and thoroughly compacted for its full width in uniform layers of not more than eight inches thickness.
(5) 
The subgrade shall be thoroughly compacted by rolling with a minimum ten-ton roller.
(6) 
Backfill of trenches within the cartway and curb area shall be thoroughly compacted prior to application of the base course.
C. 
Base course.
(1) 
Base course shall consist of three inches compacted depth of PA No. 2A crushed stone rolled uniformly and thoroughly with a minimum ten-ton vibratory roller. Rolling shall continue until the material does not creep or wave ahead of the roller wheels.
(2) 
After compaction of the base stone, vibratory rolling shall continue until all voids are filled. Small areas around inlets and manholes that cannot be reached by the vibratory roller shall be compacted with a mechanical tamper or whacker.
(3) 
No base material shall be placed on a wet or frozen subgrade.
D. 
Bituminous surface.
(1) 
Bituminous material shall consist of 5 1/2 inches compacted depth of bituminous concrete base course (BCBC) and 1 1/2 inches compacted depth of ID-2 wearing course.
(2) 
The completed road surface shall have a uniform slope of 1/4 inch per foot from edge to center line, except that on superelevated curves, this slope shall not be less than � inch per foot or as determined by the Borough Engineer and shall extend up from the inside edge to the outside edge of the paving.
E. 
Grading and shoulders. Roadways shall be graded for not less than eight feet beyond the edge of the proposed paving on each side. This grading width shall be increased as necessary where sidewalks and/or planting strips are to be provided. Shoulders shall be graded with a slope of one inch per foot. Beyond the limits of this grading, banks shall be sloped and planted with an approved vegetative ground cover to prevent erosion. Such slopes shall not exceed one vertical to 1.5 horizontal, with tops of slope in cuts rounded.
Borough Council, under the following circumstances, may permit private streets:
A. 
There is a recorded agreement between the applicant and the borough specifying that said streets will not be offered for dedication and will not be accepted by the borough unless constructed to borough standards then existing at the time of offer of dedication.
B. 
The design of private streets may vary from borough standards otherwise applicable to the construction of streets to be dedicated to the borough only in respect to minimum cartway width, which shall be as specified in § 281-34A hereof. Type of paving, grades, sight distances, horizontal curve limitations, stormwater drainage facilities and other elements of street design shall be in accordance with the standards contained in this chapter and the Borough Stormwater Management Ordinance or as modified by Borough Council.
C. 
Lots fronting on private streets shall meet the requirements of the Borough Zoning Ordinance, as amended, with regard to lot width and setback.
D. 
A private street shall provide access to three or more lots.
E. 
Access to and occupancy of highways by driveways and local roads when constructing driveways adjacent to PennDOT highways shall be in accordance with the provisions of the Pa. Code, Title 67, Transportation, Chapter 441.
A. 
Private driveways shall be constructed in accordance with the regulations of this section in locations which assure maximum pedestrian and vehicle safety and in order to provide safe access to borough and state roads, to eliminate problems of stormwater runoff and to assure sufficient area for and access to off-street parking.
B. 
All driveways shall contain a straight length of at least 40 feet or a distance of not less than the building setback on the lot providing access, measured from the cartway edge of the intersecting street and extending inside the lot. The full length of this segment shall be paved with a base of 2A stone compacted to six inches and either a bituminous surface of two-inch compacted depth of ID-2 binder or a minimum 1 1/2 inches IS-2A bituminous concrete, and an additional one-and-one-half-inch compacted depth of ID-2A wearing course.
C. 
Within the legal right-of-way of the intersected street or for a distance of at least 14 feet from the edge of the cartway, whichever is greater, the driveway shall have a grade of 5% or less. The remainder of the driveway shall have a grade of 16% or less.
D. 
Driveways to single-family residences shall intersect streets at angles of no less than 60º. All other driveways shall intersect streets at right angles, where practicable, and in no case less than 75º. (The angle of intersection is the acute angle made by the intersection of the center line of the driveway with the center line of the road.)
E. 
The width of a single-family dwelling driveway within the legal right-of-way of a street or when carried by a bridge shall be a minimum of 12 feet; the width shall be a minimum of eight feet at all other points within the property line except where Borough Council determines that limitations of lot size or lot configuration require lesser widths.
F. 
A common driveway, as defined by this chapter, shall be of sufficient width to provide safe passage of two vehicles or shall have a sufficient number of pull-over areas to provide safe passage of two vehicles.
G. 
Driveway entrances into all nonresidential, single-use properties shall be not less than 20 feet in width, shall not exceed 36 feet in width at the street line unless provided with a median divider and shall be clearly defined by use of curbing. The curbs of these driveway entrances shall be rounded with a minimum radius of 15 feet where they intersect a street.
H. 
The edge of any driveway shall be at least 40 feet from the nearest end of the paving radius at a street intersection.
I. 
Clear sight triangles shall be provided at all driveway entrances and shall be shown on plans. Within such triangles, no object greater than two feet in height and no other object that would obscure the vision of the motorist shall be permitted. The legs of such triangles shall be at least 75 feet in either direction for residential driveways and at least 250 feet for nonresidential driveways, measured from a point 12 feet back from the edge of the cartway of the intersecting street. Greater distances may be required if warranted by specific circumstances or when required by PennDOT. Whenever a portion of the line of such triangles occurs within any proposed building setback line, such portion shall be shown on the final plan of the subdivision or land development and shall be considered a building setback line.
J. 
Driveways shall be graded so that, wherever reasonably possible, surface drainage will be discharged to the owner's property; otherwise, adequately sized pipes, inlets and/or headwalls shall be installed and gutter improvements shall be made to direct surface drainage into the road drainage system and not onto the paving of the intersection road.
A. 
Where alleys and service streets are permitted in residential developments, they shall have a minimum right-of-way width of 20 feet and shall be paved for a width of at least 16 feet and shall be curbed whenever the Borough Engineer determines that curbing is necessary to abate or control surface water or to promote public safety.
B. 
Alleys and service streets serving commercial and industrial establishments may be required if the borough deems it necessary. Such alleys shall have a paved cartway of at least 20 feet and right-of-way width of 30 feet. Where necessary, corners shall have a radius of 20 feet or a triangle using the chord of a fifteen-foot radius, cut back to permit safe use by large vehicles. If it is impossible for an alley to go through a block, the alley shall be provided with a turnaround at its closed end of a design approved by the Borough Engineer.
Parking areas shall be provided for all uses as required by the Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 319, Zoning.
A. 
Sidewalks shall be required on both sides of the street. Borough Council may waive the requirement that sidewalks be installed where such installation would serve no necessary or convenient public purpose.
B. 
When provided, sidewalks shall be constructed of concrete with a minimum twenty-eight-day strength of 4,000 pounds per square inch (psi), with a minimum width of five feet, and a thickness of four inches except at driveway crossings when the sidewalk thickness shall be increased to six inches with reinforcement. Borough Council may require wider pavements in high-density areas and in commercial areas. The location of sidewalks relative to planting strips shall be at the discretion of the borough.
C. 
The borough may request, upon the recommendations from the Planning Commission, a system of bicycle, equestrian and/or pedestrian paths for public use generally unrelated to and separate from streets, which system shall be established and secured by dedication or easement. Such paths shall be consistent with any existing plans specified by the borough so as to encourage the formation of an interconnecting trail network both within and beyond the borough. Such paths normally shall not exceed 10 feet in width and, at the option of the applicant, shall be located adjacent to existing or proposed lots lines, or in such manner as to minimize any obstruction to the development. Existing paths may be relocated if a connection with a path on an adjoining property is thereby established.
D. 
To facilitate circulation, pedestrian walkways may be required to serve the interior of developments. Such walkways shall be a minimum of four feet in width and shall be constructed of a durable surface acceptable to the Borough Engineer. Where the walks are not within a street right-of-way, a separate right-of-way at least 10 feet wide shall be designated on the development plan. As appropriate, the walks shall be maintained by the homeowners' association (when the walks traverse common areas) or by the abutting property owners (when the walks traverse existing lots).
A. 
Curbs shall be provided along all streets and at the intersections thereof.
B. 
Handicapped access ramps shall be provided at all street intersections.
C. 
All curbs and handicapped access ramps shall be constructed of concrete in accordance with applicable standards and specifications of the borough for construction of concrete curbs and ramps.
A. 
Streetlights shall be installed in accordance with the requirements of the Ephrata Borough Electric Division.
B. 
The style, type and manufacturer of streetlights shall be subject to borough approval.
A. 
Permanent monuments shall be accurately placed at the intersection of all lines forming angles and at changes in direction of lines in the boundary (perimeter) of the property being subdivided. The applicant, or his representative, shall be responsible for notifying the Borough Engineer in order that he may inspect the placement of the monuments before they are covered.
B. 
All monuments shall be placed by a registered professional land surveyor so that the scored (by an indented cross or drill hole of not more than 1/4 inch diameter in the top of the monument) point shall coincide exactly with the point of intersection of the lines being monumented.
C. 
The tops of monuments shall be set level with the finished grade of the surrounding ground, except:
(1) 
Monuments which are placed within the lines of existing or proposed sidewalks shall be located (preferably beneath the sidewalks) so that their tops will not be affected by lateral movements on the sidewalks.
(2) 
Where monuments are located beneath a sidewalk, proper access to them shall be assured.
D. 
All streets shall be monumented at range line, on the right-of-way lines of the street at the following locations:
(1) 
At least one monument at each intersection.
(2) 
At changes in direction of street lines, excluding curb arcs at intersections.
(3) 
At each end of each curbed street line, excluding curb arcs at intersections.
(4) 
At such places where topographical or other conditions make it impossible to sight between two otherwise required monuments, intermediate monuments shall be placed.
(5) 
At such place along the line of streets as may be determined by the Borough Engineer so that any street may be readily defined for the future.
E. 
All lot corners shall be clearly identified by either a monument or an iron pin. Where iron pins are used, they shall be minimum of one-half-inch-diameter solid bar or reinforced rod, shall be a minimum of 30 inches in length and shall be driven level with finished grade.
A. 
General requirements.
(1) 
All properties with buildings and improvements thereon and having a public sanitary sewer available within 200 feet of a building or improvement shall be required to connect that building or improvement to the public sewer system.
(2) 
Sanitary sewers shall not be used to carry stormwater.
(3) 
If on-site sanitary sewage disposal facilities are to be utilized, the Borough Planning Commission may require that the applicant submit a feasibility report. Such report shall compare the cost of providing on-site facilities and the cost of a community or public sanitary sewer system with sewage treatment plan. Based on the analysis of this report, the borough may require the installation of a community or public sanitary sewer system or capped sewer.
(4) 
Where on-site sanitary sewage facilities are to be utilized, each lot so served shall be of a size and shape to accommodate the necessary length of the fields a safe distance from, and at a lower elevation than, the proposed building(s) to facilitate gravity flow in accordance with borough and state regulations and shall be so plotted.
(5) 
The proposed method of sanitary sewage disposal shall be in accordance with the borough's officially adopted Act 537 Sewage Facilities Plan.
(6) 
When in accord with Title 25, Chapter 71, § 71.16, Rules and Regulations of the Pennsylvania Department of Environmental Protection Facilities Plan Revision, the procedure set forth in §§ 71.15 through 71.17 of those Rules and Regulations shall be followed.
B. 
Sanitary sewage disposal system(s).
(1) 
All lots which cannot be connected to a public or community sanitary sewage disposal system in operation at the time of construction of a principal building shall either be provided with an on-site sanitary sewage disposal system meeting the design standards of Title 25, Chapter 73, Rules and Regulations of the Pennsylvania Department of Environmental Protection, and borough standards, or the applicant shall guarantee (by deed restriction or otherwise), as a condition of the sale of each lot or parcel within the subdivision, that such facilities can be installed by the purchaser of such lot or parcel.
(2) 
In all other cases, the applicant shall provide a complete community or public sanitary sewage disposal system. The design and installation of any public system shall be subject to the approval of the Borough Engineer, the Borough Planning Commission and the Borough Council. The design and installation of any community system shall be subject to the approval of the Pennsylvania Department of Environmental Protection, and such systems shall be further subject to satisfactory provisions for the maintenance thereof. A copy of the approval of such system, where applicable, shall be submitted with the final plan.
(3) 
Where temporary on-site sewage disposal facilities are to be utilized, an application for temporary on-lot self-contained sanitary sewerage facilities shall be made to Borough Council.
(a) 
Upon approval, the following note shall be placed on the approved final plan:
The owner, his heirs, successors in interest and assigns of any temporary on-site sewage disposal system shall comply with all requirements of Chapter 281, § 281-49B(3)(b)[1] through [10] of the Code of the Borough of Ephrata.
(b) 
In determining whether or not an on-site system is appropriate, Council shall consider and require where applicable the following:
[1] 
Connection to the municipal system is not available.
[2] 
The holding tank shall have a minimum capacity of 1,000 gallons and otherwise be of sufficient size to receive at least a two-week estimated discharge of the sewage system.
[3] 
The proposed system conforms to the standards of the Pennsylvania Department of Environmental Protection, the regulations of the borough and approved engineering practices and which shall be inspected and approved by the borough.
[4] 
The owner agrees to allow the borough's Sewage Facilities Officer to perform the necessary site investigation, percolation test and soil analysis.
[5] 
After connection to a public system, the owner agrees to disconnect the on-lot sewer system and connect to the municipal system within 120 days after receipt of notice of Borough Council to connect.
[6] 
The owner agrees to remove any tank buried as part of the on-lot system or cause the same to be filled with solid material and have the work inspected and approved.
[7] 
The owner agrees to have the holding tank pumped out as often as may be necessary to prevent the contents from being septic but not less than once in every 10 days.
[8] 
The owner agrees to maintain the system in good operating order free from drainage seepage to the surface and free from any health and safety hazards.
[9] 
The owner agrees to pay to the borough all costs of the Sewage Enforcement Officer, the normal connection fee and inspection service, and the regular monthly or quarterly rate for service.
[10] 
The owner agrees to extend the sanitary sewer lateral to a point inside the structure or to a suitable location outside the structure that will facilitate the connection to the municipal system.
A. 
The provisions of this section are intended to ensure that:
(1) 
Each dwelling unit and each commercial or industrial building in all subdivisions and land developments hereafter granted approval shall have an adequate supply of potable water for domestic use;
(2) 
Each unit or building shall have an adequate supply of water for purposes of fire protection; and
(3) 
In each case where water is to be supplied to a subdivision or land development by means of a central water supply system, such system meets minimum standards controlling water storage and production capabilities for domestic and fire use for the protection of the health, safety and welfare of all borough residents affected.
B. 
All properties shall be connected to a public water system pursuant to the rules and regulations of the Ephrata Area Joint Authority.
C. 
Where a public water system is not accessible pursuant to the rules and regulations of the Ephrata Area Joint Authority, and the applicant proposes that individual on-site water supply systems be utilized within the subdivision, he shall be responsible either to install such facilities or to guarantee (by deed restriction or otherwise), as a condition of the sale of each lot or parcel within the subdivision, that the facilities can be installed by the purchaser of such lot or parcel. Individual water supply systems shall be designed and installed in accordance with all applicable standards of the Pennsylvania Department of Environmental Protection.
D. 
The design and installation of a public water system shall be subject to the approval of the Ephrata Area Joint Authority, and such system shall be further subject to satisfactory provision for the maintenance thereof. Standards and materials for the construction of any central water supply system shall meet or exceed those requirements described in the Public Water Supply Manual of the Pennsylvania Department of Environmental Protection and shall be subject to the approval of the Borough Engineer.
(1) 
Where a permit is required by said Department, it shall be presented as evidence for such review and approval before construction commences.
E. 
Each central water supply system shall be either municipally owned or under the regulations of the Pennsylvania Public Utilities Commission (PUC).
F. 
In all subdivisions and land developments served by a central water system, the following water pressure and gallon requirements shall apply:
(1) 
Residential use. A minimum domestic pressure of 30 pounds per square inch shall be provided at each house to be connected to the water supply main. The system to which the residential unit is connected shall have sufficient capacity to supply a minimum of 300 gallons of water per residential unit per day within the subdivision or land development.
(2) 
Commercial or industrial use. A minimum domestic pressure of 30 pounds per square inch shall be provided at each commercial or industrial building connected to the water supply main. When a building wishes to connect to a central water system, a study will be made to determine if there is adequate water supply in the system to supply the building and use.
G. 
Wherever a public water system is provided, fire hydrants suitable for the coupling of equipment serving the borough shall be installed and located pursuant to the rules and regulations of the Ephrata Area Joint Authority.
(1) 
Generally, all fire hydrants will be located on an eight-inch line or a looped six-inch line. All dead-end lines 200 feet or greater in length shall have a fire hydrant at the terminus of the line that shall serve the purpose of a blow-off valve. Where a dead-end line is required to contain a fire hydrant, the portion of the line between the main loop and the hydrant shall be an 8-inch minimum diameter.
(2) 
Fire hydrants shall be spaced in a development so that all proposed building(s) will be no more than 500 feet from the hydrant measured along traveled ways.
H. 
If the applicant proposes that the subdivision or land development be served by a central water supply system, the applicant shall submit a proposed public water supply study as evidence of sufficient water supply quality and quantity. The contents of this study shall include those specific items as described in the Public Water Supply Manual of the Pennsylvania Department of Environmental Protection. Where the water supply system occurs under the jurisdiction of the Pennsylvania Public Utilities Commission, the water supply study also shall include those items of information required by the PUC.
A. 
All other utility lines, including but not limited to electric, gas, streetlight supply, cable television and telephone shall be placed underground. Installation of all utilities shall be in strict accordance with the engineering standards and specifications of the borough, municipal authority or other public utility concerned. All such underground utilities shall be put in place, connected and approved before the streets are constructed, where such utilities lie under the proposed cartway, and before any person is permitted to occupy any building to be served by such utilities.
B. 
In accordance with the provisions of Act 287, any applicant shall contact all applicable utilities and accurately determine the locations and depths of all underground utilities within the boundaries of the tract proposed for development, prior to excavation. A list of the applicable utilities and their phone numbers shall appear on the plans submitted for review, and proof of contract shall be presented to the borough prior to final plan approval.
A. 
In reviewing a sketch plan for subdivision or land development, the Borough Planning Commission shall consider the open space and recreational needs of the additional residents and/or employees proposed by the development and shall discuss its findings and the further requirements of this section with the applicant as it deems necessary in the public interest.
B. 
In residential subdivisions or land developments proposed to contain 25 or more dwellings in which the average lot size is one acre or less, the applicant shall set aside one acre per 25 units, or the proportional equivalent thereof, for open space and recreational purposes. Alternatively, Borough Council may require a fee-in-lieu, pursuant to Subsection D herein, if the set-aside requirement, as applied to a particular tract of land, is illogical or impractical in terms of the criteria and standards in Subsection E herein.
C. 
In residential subdivisions or land developments proposed to contain fewer than 25 dwellings, or 25 or more dwellings with an average lot size exceeding one acre, the borough's general policy shall be to require a fee in lieu of the minimum acreage otherwise required to help the borough defray the eventual costs of providing public open space and recreational facilities to serve the residents of the borough. Where Borough Council determines that open space needs of these residents might be better served by setting aside land within the tract, it may exercise that option consistent with the minimum acreage requirements of Subsection B and the criteria in Subsection E.
D. 
Fee-in-lieu.
(1) 
The amount of any fee in lieu of land for open space shall be equal to the average fair market value of the land otherwise required by Subsection B, i.e., one acre per 25 units, or the proportional equivalent thereof. The formula to be used in computing the fee shall be:
n/25 x average F.M.V. of 1 acre = Fee
(NOTE: n = number of dwelling units; F.M.V = fair market value.)
(2) 
Determination of the value of the land shall be the responsibility of the applicant and shall result in a reasonable value acceptable to Borough Council.
(3) 
All moneys collected in lieu of land shall be kept in a borough open space capital reserve fund, which shall be used only for the acquisition of open space land or capital improvements for open space and park and recreation purposes within the borough at locations consistent with the open space plans of the borough.
E. 
Open space characteristics and design standards. The following criteria and standards shall be adhered to by the applicant in designing areas for open space and recreation within a subdivision or land development plan. Open space areas shall be:
(1) 
Consistent with the borough's Comprehensive Plan.
(2) 
Suitable for active recreational uses to the extent deemed necessary by the borough without interfering with adjacent dwelling units, parking, driveways and roads.
(3) 
Comprised of not more than 30% environmentally sensitive lands (including floodplains, woodlands, slopes exceeding 15% and surface waters).
(4) 
Comprised of areas not less than 75 feet in width and not less than 15,000 square feet of contiguous area, except when part of a trail system of pathway network.
(5) 
Interconnected with common open space areas on abutting parcels wherever possible, including provisions for pedestrian pathways for general public use to create linked pathway systems within the borough.
(6) 
Provided with sufficient perimeter parking when necessary, and with safe and convenient access by adjoining street frontage or other rights-of-way or easements capable of accommodating pedestrian, bicycle and maintenance and vehicle traffic, and containing appropriate access improvements.
(7) 
Undivided by any public or private streets, except where necessary for proper traffic circulation, and then only upon recommendation of the Borough Engineer and Planning Commission.
(8) 
Free of all structures, except those related to outdoor recreational use.
(9) 
Suitably landscaped either by retaining existing natural cover and wooded areas and/or by a landscaping plan for enhancing open space areas through plantings which are consistent with the purposes of this section and which minimize maintenance costs.
(10) 
Made subject to such agreement with the borough and such deed restrictions duly recorded in the office of the Lancaster County Recorder of Deeds as may be required by Borough Council for the purpose of preserving the common open space for such use.
F. 
Ownership and maintenance. The open space shall be owned and maintained by the borough or by a not-for-profit organization or association created and organized pursuant to the laws of the Commonwealth of Pennsylvania.
A. 
Where water and/or sewer facilities are intended for dedication, the requirements for easement shall be determined by Borough Council. Easements shall be similarly established as necessary for other utilities, road construction and maintenance.
(1) 
Except for driveways serving single-family or two-family dwellings, nothing shall be constructed, placed, planted, set or installed within the area of an easement which would restrict, impair or in any manner be contrary to the purpose for which the easement was created. Generally, the area within an easement shall be kept as lawn or vegetative buffer.
(2) 
The owner of any lot, upon written request from the borough, and at the owner's sole expense, shall remove anything placed, planted or installed within the area of any easement which would restrict, impair or in any manner be contrary to the purpose for which the easement was created.
(3) 
Easements shall, to the extent possible, be located adjacent to lot lines.
(4) 
The required minimum setback and yard dimensions for any lot shall be measured from the lot line, except where Borough Council shall determine that the specific nature of an easement requires that such setback distance be measured from the edge of that easement.
B. 
Storm drainage easements shall be provided in accordance with the provisions of §281-54 of this chapter.
C. 
Borough Council may require easements as prerequisites to its approval of common driveways or other accessways or as a condition of its approval of common open space areas.
D. 
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan, and any easement required herein shall be made part of the deeds of all affected properties. The developer shall be solely responsible to the buyer for any failure to record an accurately described easement in accordance with the approved plan, and the failure to record said easement shall not prevent its use for its intended purpose.
A. 
It is the purpose of this section to regulate stormwater runoff, erosion and sedimentation, to protect and preserve surface and groundwaters and to protect the health, safety and general welfare of borough residents by:
(1) 
Maintaining or improve year-round flows and water quality in all streams and watercourses of the borough.
(2) 
Controlling runoff, erosion and sedimentation through measures that are on-site or situated as close as possible to where stormwater falls on the land.
(3) 
Maximizing recharge of groundwater and encouraging storage of rainfall to sustain groundwater supplies and stream flows.
(4) 
Limiting the use of stormwater structures that will present maintenance problems.
(5) 
Restricting the encroachment of stormwater management structures and facilities into existing wetland areas.
(6) 
Meeting the requirements of the National Pollutant Discharge Elimination System (NPDES).
(7) 
Meeting the requirements of the Pennsylvania Stormwater Management Act (Act of October 4, 1978, C.P. 864, No. 167, and as amended by Act of May 24, 1984, No. 63).[1]
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
(8) 
Meeting the requirements of the Pennsylvania Department of Environmental Protection, Chapter 102, as set forth in the Erosion and Sediment Pollution Control Manual of 1970, as amended.
B. 
The management of stormwater on the site, both during and upon completion of the disturbances associated with the proposed subdivision or land development, the design of any temporary or permanent facilities and structures and the utilization of any natural drainage systems shall be accomplished in accordance with the standards and criteria of this section. In addition, the issuance of a building permit for any approved lot created by a subdivision or land development under the terms of this chapter shall be conditioned upon compliance with the terms of this section.
(1) 
All stormwater management plans shall be designed and sealed by individuals registered in the Commonwealth of Pennsylvania to perform such duties.
(2) 
Where applicable, stormwater management facilities shall comply with the requirements of Chapter 105 (Water Obstructions and Encroachments) of Title 25, Rules and Regulations of the Pennsylvania Department of Environmental Resources.
(3) 
Stormwater management facilities which involve a state highway shall be subject to the approval of the Pennsylvania Department of Transportation.
(4) 
Stormwater management facilities located within or affecting the floodplain of any watercourse shall also be subject to the requirements of the Zoning Ordinance of Ephrata Borough, as amended, or any future Zoning Ordinance of the Borough of Ephrata, regulating construction and development within areas of the borough subject to flooding.
(5) 
Stormwater runoff from a project site shall flow directly into a natural watercourse or into an existing storm sewer system or onto adjacent properties in a manner similar to the runoff characteristics of the predevelopment flow. The applicant shall provide evidence to the Borough Engineer demonstrating that he or his agent has informed the immediate downstream property owner of the effects of the stormwater discharge from the proposed development.
(6) 
Stormwater runoff shall not be transferred from one watershed to another unless:
(a) 
The watersheds are subwatersheds of a common watershed which join together within the perimeter of the property;
(b) 
The effect of the transfer does not alter the peak discharge onto adjacent lands; or
(c) 
Drainage easements from the affected landowners are provided.
(7) 
All stormwater runoff flowing over the project site shall be considered in the design of the stormwater management facilities.
(8) 
Innovative methods for the detention and control of stormwater runoff may be used when approved by the borough. Various combinations of methods should be tailored to suit the particular requirements of the type of development and the topographic features of the project site. The following is a partial listing of detention and control methods which can be utilized in stormwater management systems where appropriate:
(a) 
Detention basins and retention basins. (The use of wet ponds and retention basins requires prior borough approval.)
(b) 
Roof-top storage.
(c) 
Parking lot ponding.
(d) 
Seepage pits, seepage trenches or other infiltration structures.
(e) 
Concrete lattice block surfaces.
(f) 
Grassed channels and vegetated strips.
(g) 
Cisterns and underground reservoirs.
(h) 
Routed flow over grass.
(i) 
Decreased impervious surface coverage.
(9) 
Runoff calculations for the predevelopment and postdevelopment comparison shall consider five different storm frequencies (two- , ten- , twenty-five- , fifty- and one-hundred-year storm events).
C. 
All subdivision and land development activities involving an increase in impervious or semiimpervious cover in excess of 4,000 square feet (or such lesser area whenever stormwater runoff from the improvement may adversely affect other property), diversion or piping of any natural or man-made stream channel or any other activities where the borough determines said activities may adversely affect any existing watercourse, stormwater management or conveyance facilities or stormwater drainage patterns shall be conducted in conformance with the following performance standards:
(1) 
Permanent stormwater management controls after development. After installation of postdevelopment activities, peak stormwater runoff discharges from the site for all storm events shall not exceed the predevelopment peak stormwater runoff water event. Peak discharges for design storms shall not exceed the predevelopment peak stormwater runoff discharges from the site of the same storm event before disturbance. The methods of computation used to determine peak discharge and runoff shall be:
(a) 
The United States Department of Agriculture Soil Conservation Service (SCS) Soil-Cover-Complex Method as set forth in the latest edition of Urban Hydrology for Small Watersheds, Technical Release No. 55, as published by SCS; or
(b) 
The Rational Method of "Q = CIA" where "Q" is the peak discharge of the watershed in cubic feet per second, "C" is the coefficient of runoff, "I" is the intensity of rainfall in inches per hour, and "A" is the area of the watershed in acres.
(2) 
Runoff calculations shall include a hydrologic and hydraulic analysis indicating volume and velocities of flow and the grades, sizes and capacities of water-carrying structures, sediment basins, retention and detention structures and sufficient design information to construct such facilities. Runoff calculations shall also indicate both predevelopment and postdevelopment rates for peak discharge of stormwater runoff from the project site.
(3) 
For predevelopment computations, all runoff coefficients within the project shall be based on actual land use assuming summer or good land cover conditions. Off-site land use conditions used to determine storm flows for designing storm facilities shall be based on existing land uses assuming winter or poor land cover conditions.
(4) 
Any method approved by the Pennsylvania Department of Transportation and/or Environmental Protection may be used to design the waterway areas of bridges.
(5) 
Borough Council, upon recommendation by the Borough Engineer, may require that all stormwater facilities be based upon the following downstream impact evaluation requirements. Hydraulic capacity analysis shall be conducted in accordance with the following criteria to determine if adequate hydraulic capacity exists:
(a) 
The developer shall submit to the municipality an analysis of the impacts of stormwater flows downstream in the watershed. The analysis shall include hydrologic and hydraulic calculations necessary to determine the impact of hydrograph timing modifications of the proposed development upon a dam, highway, structure or natural point of restricted stream flow, established with the concurrence of the municipality, downstream of a tributary of the following size:
[1] 
The first downstream tributary whose drainage area equals or exceeds the drainage area contributing to the detention basin; or
[2] 
The first downstream tributary whose peak discharge exceeds the largest designed discharge rate of the detention basin.
[3] 
The designated release rate of the structure shall be modified if any increase in flooding or stream channel erosion would result at a downstream dam, highway, structure or point of restricted stream flow. The discharge rate of the detention facility shall:
[a] 
Be reduced to a level that will prevent any increase in flooding or stream channel erosion at the downstream control point; or
[b] 
Not be greater than the one-year predevelopment peak development discharge rate.
(b) 
If the first downstream tributary is situated in another municipality other than the municipality where the land development activity occurs, the land developer shall inform the affected municipality of the downstream capacity analysis and shall provide a copy of the drainage plan to that municipality containing the proposed capacity improvements for its review.
(c) 
When any downstream capacity improvements are proposed to occur in a municipality other than the municipality where the land development activity will occur, the municipality, at its discretion, may request the municipality where the development activity is occurring to incorporate its comments into the subdivision plan. Upon receipt of such a request, the municipality where the land development activity will occur shall furnish a written response to the other municipality within 30 days of the receipt of the request stating its decision.
(6) 
For any development site, the developer has the option of discharging post development runoff at a higher rate than predevelopment runoff if the developer can prove that no harm would be caused to any person or property located upstream or downstream of the development site. The developer must assume that the entire watershed basin in which the site is located is developed. The type and amount of development that the developer must consider shall be either based on current zoning or established by the municipality, whichever results in a greater amount of imperviousness. Proof of no harm must demonstrate conformance with the hydraulic capacity criteria specified in this chapter. Areas that drain through documented drainage problem areas would be precluded from any no-harm-based peak runoff increases, except where hydraulic capacity improvements would be provided, consistent with this chapter.
(7) 
Methods.
(a) 
All plans and designs for stormwater management systems and facilities submitted to the Borough Engineer for approval shall determine stormwater peak discharge and runoff based upon the following methods:
[1] 
Modified Rational Method for the design of all collection, conveyance and retention facilities, when drainage areas are less than 1.5 square miles or where the period of concentration is less than 60 minutes.
[2] 
SCS TR-55 Tabular Hydrograph Method (1986 or latest revision) for the design of all collection, conveyance and retention facilities, when drainage areas are greater than 1.5 square miles.
(b) 
The borough must approve any other proposed method.
(8) 
In order to improve the quality and general utility of stormwater management plans, subdivision and land development and building construction shall be planned, designed and constructed in conformance with the following principles:
(a) 
Erosion and sediment control and stormwater management control facilities shall be incorporated into all building site designs and the overall design of any subdivision or land development or improvement in such ways that they may serve multiple purposes such as wildlife areas, recreational areas, fire prevention ponds, etc.
(b) 
The natural infiltration and water recourse potentials shall guide design, construction and vegetation decisions. Runoff in excess of natural conditions from roofs and other surfaces which are unlikely to contain pollutants shall be recharged to the groundwater table or stored for non-potable water uses to the maximum extent possible.
(c) 
All natural streams, channels, drainage swales and areas of surface water concentration shall be maintained in their existing condition except where changes can be justified to the satisfaction of the Borough Engineer.
(d) 
Erosion and sediment control and stormwater management control facilities shall not be constructed in a manner which results in an encroachment into existing wetland areas.
D. 
Storm sewers, culverts, bridges and related installations shall be provided:
(1) 
To permit unimpeded flow of natural watercourses, such flow may be redirected as required, subject to the approval of Pennsylvania Department of Environmental Protection.
(2) 
To ensure adequate drainage of all low points along the line of streets.
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained and to prevent the flow of water across intersections which is 1.5 inches or more in depth.
(4) 
To ensure adequate and unimpeded flow of stormwater under driveways in, near or across natural watercourses or drainage swales. Suitable pipes or other waterway openings shall be provided as necessary to convey a twenty-five-year storm event.
E. 
Design of storm sewers and related installations.
(1) 
The design of stormwater management collection facilities that service drainage areas within the site shall be based upon a twenty-five-year storm frequency event. Stormwater management facilities that convey off-site stormwater through the site must be designed to convey a fifty-year event.
(2) 
The calculated peak rate of stormwater runoff from the project site after development shall not exceed the peak rate of runoff from the project site prior to development activities. Runoff calculations for the predevelopment and postdevelopment comparison shall consider five different storm frequencies (two- , ten- , twenty-five- , fifty-  and one-hundred-year storm events).
(3) 
All storm sewer pipes, culverts, manholes, inlets, endwalls and end sections shall be constructed in accordance with Pennsylvania Department of Transportation, Publication 408, as amended.
(4) 
Storm sewer pipes, culverts, manholes, inlets, endwalls and end sections proposed for dedication or located along streets shall conform to the requirements of the Pennsylvania Department of Transportation, Bureau of Design, Standards for Roadway Construction, Publication No. 72, in effect at the time the design is submitted, as modified by the adopted borough construction standards.
(5) 
Storm sewer pipes and culverts, other than those used as basin outlets, which are intended to be dedicated to the borough shall be made of reinforced concrete, galvanized or aluminized corrugated metal or corrugated polyethylene. Such pipes and culverts shall have a minimum diameter of 15 inches and shall be installed on sufficient slope to provide a minimum velocity of three feet per second (3 fps) when flowing full.
(6) 
All storm sewer pipe shall be laid to a minimum depth of one foot from subgrade to the crown of pipe. Where one foot cannot be obtained, the pipe shall conform to its manufacturer's requirements for design load conditions.
(7) 
Endwalls and end sections shall be used where stormwater runoff enters or leaves the storm sewer horizontally from a natural or man-made channel.
(8) 
Inlets shall be placed on both sides of the street at low spots, at a maximum of 600 feet apart along a storm sewer pipe, at points of abrupt changes in the horizontal or vertical directions of storm sewers, and at points where the flow in gutters exceeds three inches. Inlets shall normally be along the curb line at or beyond the curb radius points. For the purpose of inlet location at corners, the depth of flow shall be considered for each gutter. At intersections, the depth of flow across the through streets shall not exceed 1 1/2 inches. Inlets shall be depressed two inches below the grade of the gutter or ground surface. Manholes may be substituted for inlets at locations where inlets are not required to handle surface runoff.
(9) 
All existing and natural watercourses, channels, drainage systems and areas of surface water concentration shall be maintained in their existing condition unless an alteration is approved by the borough.
(10) 
Flow velocities from any storm sewer may not result in a deflection of the receiving channel.
(11) 
Energy dissipators shall be placed at the outlets of all storm sewer pipes where flow velocities exceed maximum permitted channel velocities.
(12) 
The capacities of open channels shall be computed from the Manning Equation. Permissible open channel velocities and design standards shall be in accordance with good engineering practice as documented in the Engineering Field Manual for Conservation Practices, USDA, SCS or in Design Charts for Open-Channel Flow, Hydraulic Design Series No. 3, United States Department of Transportation.
(13) 
Protective grating must be provided at all headwalls and endwalls to prevent clogging and unauthorized access to stormwater facilities. Grating shall be provided in a manner similar to the detail provided in the Appendix.[2]
[2]
Editor's Note: The Appendixes are located at the end of this chapter.
F. 
Bridges and culverts (excluding detention and retention basin outfall structures) conveying water originating only from within the boundaries of the project site shall have ample waterway to carry expected flows, based upon a minimum storm frequency of 25 years. All bridges and culverts (excluding detention and retention basin outfall structures) conveying water originating off site of the project site shall have ample waterway to carry expected flows, based upon a minimum storm frequency of 50 years. Bridge and/or culvert construction shall be in accordance with PennDOT specifications and shall meet the requirements of the Pennsylvania Department of Environmental Protection. Culverts shall be provided with wing walls and constructed for the full width of the right-of-way. The cartway area over the bridge shall be 24 inches wider, on either side, than the road connecting with the bridge, or, if the character of the road is expected to change for future planning, the cartway of the bridge shall be made to anticipate this condition. On either side of the bridge cartway, the bridge railing must be set back from the edge of the final cartway a minimum of eight feet, and this area may be used to place sidewalks, present or future.
G. 
Stormwater management basins for the control of stormwater peak discharges shall meet the following requirements:
(1) 
Stormwater management facilities shall be provided so that the peak discharge of the calculated postdevelopment runoff to an adjacent property does not exceed the peak discharge of the calculated predevelopment runoff.
(a) 
Runoff calculations for the predevelopment and postdevelopment comparison shall consider five different storm frequencies (two- , ten- , twenty-five- , fifty- and one-hundred-year storm events)
(b) 
The developer's engineer shall show to the satisfaction of the borough that the peak discharge can be properly handled by the existing or proposed facilities and the peak discharge will not be detrimental to the downstream areas.
(2) 
Permanent detention and retention basins shall be designed to store the stormwater runoff of the one-hundred-year postdevelopment storm event minus the water discharged from the basin by any primary and/or secondary outlets. The storage volume shall be calculated from the beginning of the storm event until such time as the inflow rate equals the outflow rate which is discharged through outlets from the basin.
(3) 
All basins shall be structurally sound and shall be constructed of sound and durable materials as determined by the borough. The completed structure and the foundation of all basins shall be stable under all probable conditions of operation and shall be capable of discharging the peak discharge of a postdevelopment one-hundred-year storm event through the emergency spillway facilities and all other outlets combined in a manner which will not damage the integrity of the facility or the downstream drainage areas.
(4) 
The effect on downstream areas if the basin embankment fails shall be considered in the design of all basins. Where possible, the basin shall be designed to minimize the potential damage caused by such failure of the embankment.
(5) 
All basins shall include an outlet structure to permit draining the basin to a completely dry condition within 24 hours.
(6) 
All outlet structures and emergency spillways shall include a satisfactory means of dissipating the energy of flow at its outlet to assure conveyance of flow without endangering the safety and integrity of the basin and the downstream drainage area.
(7) 
Detention basins and/or retention basins which are designed with earth fill dams shall incorporate the following minimum standards:
(a) 
The maximum water depth shall not exceed six feet, unless approved by waiver of the borough.
(b) 
The minimum top width of all dams shall be five feet.
(c) 
The side slopes of earth fill dams shall not be less than three horizontal to one vertical.
(d) 
A cutoff trench of impervious material shall be provided under all dams.
(e) 
All pipes and culverts through dams shall have properly spaced concrete cutoff collars or factory-welded antiseep collars.
(f) 
A minimum one-foot freeboard above the maximum design water surface elevation at the emergency spillway shall be provided.
(g) 
Minimum finished floor elevations for all structures that would be affected by a basin, other temporary impoundments or open conveyance systems where ponding may occur shall be two feet above the Q100-year water surface. If basement or underground facilities are proposed, detailed calculations addressing the effects of stormwater ponding on the structure and waterproofing and/or floodproofing design information shall be submitted for approval.
(8) 
Where retention basins, seepage pits, seepage tanks, seepage trenches and/or french drains are proposed, the applicant shall include an analysis of the potential for accelerated sinkhole development in the specific geology of the site due to the concentration of water introduction to the subsurface.
(a) 
The developer shall submit a seepage report containing a test pit soils analysis, prepared by a soil scientist, and percolation test results in accordance with Pennsylvania Department of Environmental Resources regulations (Chapter 73, Section 15). The bottom of the test pits shall be not less than 30 inches below the elevation at which the soil/seepage interface is designed (i.e., the bottom of the trench, pit, etc.).
(b) 
Retention basins must provide enough capacity to store the entire runoff volume created by a one-hundred-year, twenty-four-hour storm event. If supporting documentation, as stated above, is provided to the Borough Engineer, the developer may reduce the required volume by 20%; or determine the volume required using 20% of the percolation rate to perform routing calculations, whichever volume is greater.
(9) 
Retention basins shall incorporate the following minimum design standards:
(a) 
Infiltration systems greater than three feet deep shall be located not less than 30 feet from basement walls.
(b) 
Infiltration systems designed to handle runoff from commercial or industrial impervious parking areas shall be no closer than 100 feet from any water supply well.
(c) 
Infiltration systems may not receive runoff until the entire contributory drainage area to the infiltration system has received final stabilization.
(d) 
The stormwater management facility design shall provide an emergency overflow system with measures to provide a nonerosive velocity of flow along its length and at the outfall.
(e) 
Some means of prefiltering paved areas shall be provided and the method for such shall be reviewed and approved by the borough. These systems may include, but are not limited to, grass strips of 20 feet in width or greater or oil-grit separators.
(10) 
Detention basins with side slopes steeper than 3 to 1, or so constructed that a child cannot easily walk out of, shall be enclosed with a five-foot-high childproof fence.
(11) 
A liner of impervious material must be provided in all wet ponds. In lieu of an impervious liner, the developer may supply sufficient evidence to the borough prepared by a soil scientist, which includes an analysis of the potential for sinkhole development and demonstrates to the borough and their representatives that sinkholes will not develop.
H. 
Design of seepage pits and trenches for infiltration of runoff.
(1) 
Seepage pits and trenches shall be designed to recharge the predevelopment volume of rainfall for a two-year storm.
(2) 
A seepage pit or trench connected to a roof drain shall be located at least 10 feet from the foundation of any structure and generally downhill in the direction of groundwater flow.
(3) 
The storage capacity of a stone seepage pit or trench shall be calculated using a void ratio of 0.40. Infiltration over the bed bottom area may be used in the calculations for the total amount of storage provided in the event that standard percolation testing is done at the elevation of the bed bottom and a perc rate is established.
(4) 
The bottom of any seepage bed or trench must be above any seasonal and/or permanent water table and above bedrock or be shown to be otherwise capable of handling required design volumes.
(5) 
The rock in seepage pits shall be covered on the top and all four sides with a geotextile fabric appropriate for such application.
(6) 
Seepage pits and trenches shall be kept away from steep man-made slopes.
(7) 
In all cases, an overflow system should be provided to accommodate flows in excess of design criteria. Borough Council, upon the recommendation of the Borough Engineer, shall approve design of the overflow system.
(8) 
Seepage pits or the drains to them must contain a sediment trap which can be maintained regularly. All downspouts discharging to seepage beds or trenches shall have leaf strainers or grates to retain debris.
(9) 
Where seepage pits are designed to contain cisterns or pipe storage of runoff, access shall be controlled by bar screens spaced to preclude entry of children and most small animals. All such facilities shall have one or more securable means of access for clean out.
(10) 
All water storage facilities shall be designed to divert flows in excess of their holding capacity to appropriate areas of discharge without damage to property.
(11) 
In addition to seepage beds and trenches, other forms of stormwater management that result in groundwater recharge are encouraged such as the use of lattice blocks for light-duty drive areas or porous paving where appropriate. The design for the use of such materials should be discussed with the Borough Engineer.
I. 
Notwithstanding the above, all requirements of the Lancaster County Conservation District, Pennsylvania Department of Environmental Protection, and the Soil Conservation Service, USDA, shall be met, and evidence of approvals by those agencies shall be submitted to the borough.
J. 
For all proposed developments, plans for erosion and sedimentation control and stormwater management shall be submitted to the borough for review and approval by the Borough Engineer as part of the subdivision and land development approval process, in accordance with §§ 281-26E and 281-27E of this chapter.
K. 
Formal maintenance guarantees, established in accordance with § 281-82 of this chapter, shall be required for all stormwater management facilities.
L. 
In addition to the water quantity requirements of this chapter, the land developer shall conform with the following:
(1) 
The water quality objectives may be achieved through a combination of Best Management Practices (BMP's), including but not limited to infiltration structures, detention/retention basins, vegetation filter strips and buffers or any combination of BMP's listed in Appendix D.[3]
[3]
Editor's Note: Appendix D is located at the end of this chapter.
(2) 
In lieu of Subsection L(1) hereinabove, the land developer may submit original and innovative designs to the Borough Engineer for review and approval.
A. 
Conservation of surface and groundwater resources.
(1) 
Disturbance to the following areas shall be minimized:
(a) 
Natural swales and channels.
(b) 
Wetland areas, areas with seasonally high water tables and areas of surface water concentration in accordance with all applicable regulations of the Pennsylvania Department of Environmental Protection.
(2) 
Any encroachment on streams or floodplains shall be regulated under the terms of the Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 319, Zoning.
(3) 
In addition, the following regulations shall apply:
(a) 
Borough Council may, when it is deemed necessary for the health, safety or welfare of the present and future population of the borough, and/or necessary to the conservation of water, drainage and sanitary facilities, prohibit subdivision or development of any portion of the property which lies within the floodplain of any stream or drainage course.
(b) 
All floodplain areas shall be preserved from any and all destruction or damage by clearing, grading or dumping of earth, waste material, stumps or other material of any kind.
B. 
Conservation of woodlands.
(1) 
During the site preparation and development process, disturbance to the following shall be minimized:
(a) 
Healthy, well-stocked woodlands. In instances where disturbance or tree cutting is unavoidable, an effort shall be made, with consultation from a forester or other qualified professional, to retain as much of the woodland as possible, of a size and configuration which would promote its growth and natural regeneration.
(b) 
Vegetation, other than woodlands, providing wildlife food and cover of visual amenity. These areas may include but not necessarily be limited to single or groups of specimen trees, hedgerows and other vegetation not considered as woodland.
(2) 
Whenever a proposed subdivision or land development would result in streets which would unnecessarily destroy existing tree growth, whether by reason of street alignment, grading or otherwise, the Planning Commission shall:
(a) 
Refuse to recommend approval of the preliminary plan;
(b) 
Suggest an alternative method of subdivision which would preserve as many of the existing trees as possible which measure six inches in caliper or greater; or
(c) 
Recommend to Borough Council that, as a condition of its approval, the developer be required to plant one new tree of not less than two inches in caliper for each tree of two inches in caliper to less than six inches in caliper which would be destroyed, and to plant two new trees of not less than two inches in caliper for every tree of six inches in caliper or more which would be destroyed. Such new trees shall be planted on the lots in accordance with a plan and not as street trees.
(3) 
Disturbance to or removal of vegetation occupying environmentally sensitive areas shall be undertaken only when necessary and on a limited, selective basis to minimize the adverse impacts of such actions. This shall include, but not necessarily be limited to, vegetation performing important soil-stabilizing functions on floodplains, streams and pond banks, and sloping lands.
C. 
Conservation practices during site preparation.
(1) 
Protection of vegetation from mechanical damage.
(a) 
All woody vegetation to be retained within 25 feet of a building site, parking area or other proposed improvement shall be protected from equipment damage by snow fencing or other effective barriers.
(b) 
Operators of heavy equipment shall minimize damage to existing root systems and shall not damage tree trunks. Roots shall not be cut or disturbed within the area circumscribed by the drip line of any tree.
(c) 
Exposed roots damaged during construction shall be protected from further damage by fencing or other structural barrier. Treatment of damaged trees shall be dictated by the nature of the injury. Any trees whose trunks are damaged during construction shall be replaced on the basis of one two-inch caliper of tree for each 6 inches in caliper of tree mass damaged.
(d) 
Trees shall not be used for roping, cables, signs or fencing. Nails and spikes shall not be driven into trees.
(e) 
The area around the base of existing woody vegetation shall be left open. No storage of equipment, material debris or fill shall be allowed within the drip line of any existing tree.
(2) 
Protection of vegetation from grading change. Grade changes to occur at any location on the property shall not result in an alteration to soil or drainage conditions which would adversely affect existing vegetation to be retained following site disturbance, unless adequate provisions are made to protect such vegetation and its root systems.
(3) 
Protection of vegetation from excavations.
(a) 
When digging trenches for utility lines or similar uses, disturbance to the root zones of all woody vegetation shall be minimized.
(b) 
If trenches must be excavated in the root zone, all disturbed roots shall be cut as cleanly as possible. The trench shall be backfilled as quickly as possible, avoiding soil compaction.
(4) 
Protection during cleanup. Fences and barriers placed around woody vegetation during construction shall be removed if they could impede the growth and maintenance of such vegetation.
A. 
Shade trees shall be provided pursuant to § 281-55C, above.
(1) 
Planting areas should be selected and designed to reflect the landscape characteristics as well as those environmental conditions to be created following site disturbance by the applicant.
(2) 
The locations, dimensions and spacing of required shade trees should be adequate for their proper growth and maintenance, taking into account the size of such planting at maturity and their present and future environmental requirements, such as moisture and sunlight. In selecting locations for shade trees, consideration also shall be given to aesthetic quality of the site and to the protection of solar access.
B. 
Street trees shall be planted by the developer outside the street right-of-way but as close to the street line as practical to avoid conflicts with the right-of-way functions and with required site distances and clear sight triangles, while still permitting clear orientation of the trees to the street. Such trees shall be spaced 40 to 60 feet apart, staggered along both sides of all streets. Any tree to be installed shall be a minimum of two inches in caliper and a minimum of six feet in height.
C. 
Species for street and on-lot shade trees shall be selected with particular emphasis on hardiness, minimal need for maintenance and compatibility with other features of the site and surrounding environs and shall be acceptable to Borough Council. Use of native species is required.