B.
Whenever other borough regulations impose more restrictive
standards and requirements than those contained herein, such other
regulations shall prevail; otherwise, the standards and requirements
of this chapter shall apply.
C.
The layout or arrangement of the subdivision or land
development shall conform to the Comprehensive Plan, any regulations
or maps adopted in furtherance thereof and any other official plans
of the borough which have been adopted.
D.
The plan of the proposed subdivision or land development
shall be coordinated with existing adjacent development in order to
provide for harmonious development of the area as a whole.
E.
Land shall be suited to the purpose for which it is
to be subdivided or developed. Lands subject to hazards to life, health
or property such as may result from fire, flood, disease or other
causes shall either be made safe for the purpose for which such land
is proposed to be used, or such land shall be set aside for uses which
shall not endanger life or property or further aggravate or increase
the existing menace.
F.
All subdivisions and land developments shall be reviewed
to assure that all such proposals are consistent with the need to
minimize flood damage, that all utilities and facilities such as sewer,
gas, electrical and water systems are located and constructed to minimize
or eliminate flood damage and that adequate drainage is provided so
as to reduce exposure to flood hazards.
A.
General Standards.
(1)
All design elements of all streets, including horizontal
and vertical alignment, sight distance and superelevation, are subject
to review and approval by the Borough Council. When reviewing the
design of streets, in addition to the standards in this chapter, the
Rural Design Criteria in the Pennsylvania Department of Transportation
Design Manual Part 2, Highway Design, January 1990 edition, and A
Policy on Geometric Design of Highways and Streets, AASHTO, 1984 edition,
as from time to time amended and supplemented, shall be consulted
to assure that the road design is in accordance with acceptable engineering
practice.
(2)
For certain aspects of vertical and horizontal alignment
discussed below, standards are determined by design speed of the street
involved. For all proposed streets, the developer shall indicate the
proposed design speed. The designated design speed is subject to the
approval of the Borough Council. In general, the design speed on Arterial
streets shall be considered as 55 miles per hour (mph) (to be determined
in each individual case), on collector streets a minimum of 35 mph
(to be determined in each individual case) and on minor streets 35
mph unless a lesser design speed is permitted by the Borough Council.
(3)
The speed limit proposed to be posted for streets
shall not exceed the design speed.
(4)
Streets in and bordering a subdivision or land development
shall be coordinated and be of such widths and grades and in such
locations as deemed necessary to accommodate prospective traffic and
facilitate fire protection.
(5)
The location and width of all proposed streets shall
conform to the official plans which have been adopted by the borough
and shall be properly related to all existing streets, recorded streets
and official plans which have been adopted or approved by the borough,
county or state.
(6)
Streets within the subdivision or land development
and adjacent roads which will receive traffic from and distribute
traffic to the subdivision or land development shall be adequate in
construction, grade, width and capacity to accommodate traffic generated
by the subdivision or land development.
(7)
The proposed street system shall extend existing or recorded streets at the same width as the existing or recorded streets if these streets meet or exceed the standards of § 195-20C(1). If the existing or recorded streets do not meet or exceed the standards of § 195-20C(1), the proposed street extensions shall meet the standards of § 195-20C(1).
(8)
Where, in the opinion of the Borough Council, it is
desirable to provide for street access to adjoining property, streets
shall be extended by dedication to the boundary of such property.
The location and number of access points to adjoining properties are
subject to Borough Council approval.
(9)
When streets will be extended to the boundaries of
the subdivision or land development to provide for access to potentially
developable tracts and sanitary sewer and/or water lines will be constructed
in the streets within the developer's tract, the Borough Council may
require extension of the sanitary sewer and/or water lines to the
tract boundary in order to facilitate future extensions to abutting
land.
(10)
If a subdivision proposes lots, all of which
front on existing public streets, the Borough Council may require
the developer to reserve land adequate to provide for future street
access from the public streets on which the lots front to the land
to the rear of the proposed lots. Such reserved areas shall be of
such dimensions to permit the construction of streets meeting the
standards of this chapter.
(a)
When reservations for future streets will adjoin
lots to be developed prior to the construction of the streets, the
developer shall establish the proposed grades of the future streets
and the extent of the area necessary for the construction of those
streets. If the area necessary for the construction of the streets
extends beyond the proposed street right-of-way lines, all excavation
and grading necessary for the streets beyond the right-of-way lines
shall be done as required improvements in conjunction with the subdivision
which contains the adjoining lots, or else construction easements
shall be provided on the adjoining lots, sufficient to permit construction
of the future street.
(b)
Where reservations for future streets intersect existing streets, radii shall be provided for the reservations such that the requirements of § 195-20H(6) and (7) of this chapter could be met for a street to be constructed in the future.
(11)
If lots or parcels in the subdivision are large
enough for resubdivision, or if a portion of the developer's property
is not proposed to be subdivided but could be subdivided in the future,
the Borough Council may require the reservation of land adequate to
provide for future street access to land which could be resubdivided
or subdivided in the future and require that the location of land
reserved for future streets be coordinated with the street system
shown on the subdivision plan.
(12)
Connections shall be provided between streets
within the subdivision or land development to provide adequate access
for emergency vehicles, other vehicles and pedestrians.
(13)
New minor streets shall be so designed as to
discourage through traffic, but the developer shall provide for the
extension and continuation of arterial and collector streets into
and from adjoining properties when required by the Borough Council.
Minor streets shall be extended and continued into and from adjoining
properties when necessary for the proper development of and traffic
circulation in the borough.
(14)
Where a subdivision or land development abuts
an existing street which does not meet the standards of this chapter,
the Borough Council may require the dedication of land sufficient
to widen the street to meet the standards of this chapter.
(15)
Where a subdivision or land development fronts
on and will provide for vehicular access to and from an existing borough
street which does not meet the minimum cartway width requirements
of this chapter, the Borough Council may require the developer to
improve at his expense the borough street cartway to meet those requirements.
Pavement shall be constructed in accordance with the requirements
of this chapter. In addition, provision shall be made for adequate
drainage along the sides of the streets. Such drainage provisions
shall be approved by the Borough Council.
(16)
Private streets (streets not to be offered for
dedication) shall be designed and constructed in accordance with the
requirements of this chapter and other borough regulations, including
Ordinance No. 4-1974, [1] as from time to time amended and supplemented, except
as follows:
(a)
Private streets need not conform in width to the requirements of § 195-20C(1) of this chapter; provided, however, that private streets shall have a cartway of not less than 24 feet unless a greater width is required by Chapter 225, Zoning; and provided further that no parking shall be permitted on any private street that does not contain the width requirements of § 195-20C(1) of this chapter.
(b)
Private streets shall only be permitted in those
subdivisions or land developments intended to remain under single
ownership.
(17)
Where streets and other public improvements
continue into adjoining municipalities, evidence of compatibility
of design, particularly with regard to street widths, shall be submitted.
The applicant shall coordinate such design with both municipalities
to avoid abrupt changes in cartway width or in improvements provided.
(18)
The street system shall be designed with regard
to:
(a)
Consideration of existing topographical considerations.
(b)
Providing buildable lots, or in the case of a mobile home park, lots on which a mobile home can be placed in accordance with all applicable requirements of Chapter 225, Zoning.
(c)
Minimizing the number of street intersections,
through encouraging the use of three-way rather than four-way intersections
when intersections of minor streets are involved.
(d)
Avoiding excessive lineal footage of street.
(19)
All drives within multiple-family and nonresidential
developments which are intended for circulation within the development
shall be designed to the horizontal and vertical alignment standards
for streets contained within this chapter.
B.
Partial and half streets. New half or partial streets
will not be permitted, but wherever a tract to be subdivided borders
an existing recorded half or partial street, the Borough Council may
require the developer to provide adjacent to such half or partial
street a reservation of land adequate to allow the construction of
a street meeting the standards of this chapter.
C.
Street widths.
(1)
Minimum street right-of-way and cartway (pavement)
widths shall be as follows:
|
Street Type
|
Required Widths
(in feet)
| ||
|---|---|---|---|
|
Minor streets and permanent culs-de-sac
| |||
|
Right-of-way
|
56
| ||
|
Cartway
|
36
| ||
|
Collector street
| |||
|
Right-of-way
|
60
| ||
|
Cartway
|
40
| ||
|
Arterial street
| |||
|
Right-of-way
Cartway
|
As specified in the official plans or as determined
after consultation with the borough and PennDOT
| ||
|
Marginal access street
| |||
|
Right-of-way
|
As determined after consultation with the borough
and PennDOT, but not less than 33
| ||
|
Cartway
|
24
| ||
|
Service street
| |||
|
Right-of-way
|
24
| ||
|
Cartway
|
24
| ||
(2)
Additional right-of-way widths may be required by
the Borough Council for the purpose of promoting the public safety
and convenience and for providing for proposed traffic volumes.
(3)
The designation of streets as "minor," "collector"
and "arterial" is subject to Borough Council approval. The Borough
Council may prohibit parking along collector streets.
D.
Restriction of access.
(1)
Whenever a subdivision or land development abuts or
contains an existing or proposed arterial or collector street, the
Borough Council may require restriction of access to the street by:
(a)
Provision of reverse frontage lots;
(b)
Provision of service streets along the rear
of the abutting lots, together with prohibition of private driveways
intersecting the arterial or collector street;
(c)
Provision of marginal access streets, provided
that the reserve strips establishing such marginal access streets
shall be placed within the jurisdiction of the borough under an agreement
meeting the approval of the borough; or
(d)
Provision of a system of minor streets which
intersect the arterial or collector street and on which lots would
front.
E.
Street grades.
F.
Horizontal curves.
(1)
Whenever street lines are deflected in excess of five
degrees, connection shall be made by horizontal curves.
(2)
Minimum center line radii for horizontal curves shall
be as follows:
|
Design Speed
(miles per hour)
|
Minimum Center Line Radius
(feet)
| |
|---|---|---|
|
20
|
100
| |
|
25
|
150
| |
|
30
|
230
| |
|
35
|
310
| |
|
40
|
430
| |
|
45
|
550
| |
|
50
|
700
| |
|
55
|
850
|
(3)
A straight section of road of at least 100 feet shall
be provided between all horizontal curves on collector streets. A
straight section of road of at least 200 feet shall be provided between
all horizontal curves on arterial streets.
(4)
Combinations of the minimum radius and maximum grade
are prohibited.
G.
Vertical curves. At all changes in street grades where
the algebraic difference in grade exceeds 1%, vertical curves shall
be provided. The minimum sight distance provided shall be as follows
for both crest and sag vertical curves.
|
Design Speed
(miles per hour)
|
Minimum Sight Distance
(feet)
| |
|---|---|---|
|
20
|
125
| |
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
325
| |
|
45
|
400
| |
|
50
|
475
| |
|
55
|
550
|
H.
Intersections.
(1)
Streets shall intersect as nearly as possible at right
angles, and no street shall intersect another at an angle of less
than 75 degrees (measured at the intersection of the street center
lines) nor more than 105 degrees. The angle of intersection with an
arterial street shall be 90 degrees.
(2)
No more than two streets geometrically shall intersect
at the same point.
(3)
Streets intersecting another street shall either intersect
directly opposite to each other or be separated by at least 150 feet
between center lines, measured along the center line of the street
being intersected.
(4)
Intersections shall be approached on all sides by
a straight area at least 50 feet in length, the grade of which shall
not exceed 5% within 50 feet of the intersection of the nearest right-of-way
lines.
(5)
Intersections with arterial streets shall be located
not less than 500 feet apart, measured from center line to center
line along the center line of the arterial streets.
(6)
Street curb intersections shall be rounded by a tangential
arc with a minimum radius of:
(7)
Street right-of-way lines shall be parallel to (concentric
with) curb arcs at intersections.
I.
Sight distances at intersections.
(1)
Clear sight triangles shall be provided at all street
intersections, shall be reserved as such and shall be drawn on the
plan. Within such triangles, no vision-obstructing object shall be
permitted which obscures vision above the height of 30 inches and
below the height of 10 feet, measured from the center line grade of
intersecting streets. Such triangles shall be established, at a minimum,
from a distance of:
(a)
Seventy-five feet from the point of intersection
of the center lines, except that
(b)
Clear sight triangles of 100 feet shall be provided
for all intersections involving collector streets, and
(c)
Clear sight triangles of 150 feet shall be provided
for all intersections involving arterial streets.
(2)
Whenever a portion of the line of such clear sight
triangles occurs behind the required building setback line, such portion
shall be considered a building setback line.
(3)
Sight distance at street intersections shall be such
to provide the following minimum stopping distance for a vehicle traveling
on an approaching street which has no stop or signal control:
|
Design Speed of Approaching Street With
No Stop or Signal Control
(miles per hour)
|
Minimum Stopping Distance (feet) Required
Unless Alternative Permitted by Borough Council
|
Alternative Stopping Distance (feet) Permissible
at Discretion of Borough Council Only on Lightly Traveled Highways
Where the Removal of Sight Obstructions Would Be Costly
| |
|---|---|---|---|
|
20
|
125
|
90
| |
|
25
|
150
|
110
| |
|
30
|
200
|
130
| |
|
35
|
250
|
155
| |
|
40
|
325
|
180
| |
|
45
|
400
|
200
| |
|
50
|
475
|
220
| |
|
55
|
550
|
240
|
(4)
Street intersections shall be located and designed
to provide the following minimum sight distance for a vehicle traveling
on an approaching street which has a stop control:
|
Design Speed of Street Being Approached
by Vehicle on Stop Control Street
(miles per hour)
|
Minimum Sight Distance Required
(feet)
| |
|---|---|---|
|
20
|
200
| |
|
25
|
250
| |
|
30
|
300
| |
|
35
|
350
| |
|
40
|
400
| |
|
45
|
450
| |
|
50
|
500
| |
|
55
|
550
|
(5)
For calculating sight distance, refer to A Policy
on Geometric Design of Highways and Streets, AASHTO, 1984 edition.
J.
Cul-de-sac streets.
(1)
Dead-end streets are prohibited unless designed as
cul-de-sac streets, provided that in the case of streets which are
planned for future extension into adjoining tracts and will not be
the primary means of access to any lot or dwelling unit, a turnaround
is not required.
(2)
Except as provided in Subsection J(1), any street dead-ended for access to an adjoining property or because of authorized stage development shall be provided with a turnaround within the subdivision or land development, and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.
(a)
If a cul-de-sac turnaround is offset, it shall
not be offset to the right.
(b)
Should a temporary cul-de-sac be proposed, arrangements
satisfactory to the Borough Council and Borough Solicitor shall be
made for construction and installation responsibilities of all improvements
when the temporary cul-de-sac is abandoned and the street is extended.
(c)
In the event that the Borough Council shall
not consider development of adjoining property to be imminent, the
Council may require that a permanent curbed cul-de-sac be constructed.
(3)
Cul-de-sac streets shall be at least 250 feet from
the right-of-way of the street intersected to the end of the turnaround.
Cul-de-sac streets shall not exceed 500 feet in length as defined
in this chapter and shall not furnish access to more than 20 dwelling
units. The Borough Council may permit temporary culs-de-sac longer
than 500 feet at its discretion if future extension of the cul-de-sac
is likely In the opinion of the Council. At its discretion, the Council
may permit culs-de-sac to serve more than 20 dwelling units when it
believes adequate provision will be made for vehicular circulation
and parking.
(4)
Unless future extension is clearly impractical or
undesirable, the turnaround right-of-way shall be placed adjacent
to the tract boundary with sufficient additional right-of-way width
provided along the boundary line to permit extension of the street
at full width.
(5)
All cul-de-sac streets, whether permanently or temporarily
designed as such, shall be provided at the closed end with a fully
paved turnaround. Minimum radius to the pavement edge or curbline
shall be 50 feet, and minimum radius to the right-of-way line shall
be 60 feet.
(6)
Drainage of cul-de-sac streets shall preferably be
toward the open end. If drainage is toward the closed end, water shall
be conducted away in an underground storm sewer or by other means
approved by the Borough Council.
(7)
The center line grade on a cul-de-sac street shall
not exceed 10%, and the grade and cross-slope of the turnaround shall
not exceed 5%.
K.
Street names.
(1)
Proposed streets which are in alignment with others
already existing and named shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street duplicate
an existing street name in the borough, irrespective of the use of
the suffix street, road, avenue, boulevard, drive, way, place, court,
lane, etc.
(3)
All street names shall be subject to the approval
of the Borough Council.
L.
Service street (alleys).
(1)
Service streets are prohibited in residential subdivisions
except where required by the Borough Council to avoid direct driveway
access to arterial or collector streets.
(2)
Service streets may be permitted by the Borough Council
in other types of development, provided that the developer produces
evidence satisfactory to the Council of the need for such service
streets and provided that the service streets are not the primary
means of access.
(3)
Dead-end service streets are prohibited unless permitted
at the discretion of the Borough Council. Dead-end service streets
shall be terminated with a paved circular turnaround with a minimum
radius to the outer pavement edge (curbline) of 50 feet.
(4)
Parking is prohibited along service streets.
A.
Streets shall be designed to preclude or minimize
the need for guide rail. The Borough Council may require guide rail
to be placed for protection on embankments when a barrier is required
in Design Manual Part 2, Highway Design, by the Pennsylvania Department
of Transportation, January 1990 edition.
B.
Fixed obstructions along streets which would require
guide rail shall be precluded or minimized. The Borough Council may
require guide rail to be placed when a barrier is required for fixed
objects in Design Manual Part 2, Highway Design, by the Pennsylvania
Department of Transportation, January 1990 edition.
C.
The design and selection of guide rail shall be in
accordance with the standards in Design Manual Part 2, Highway Design,
January 1990 edition; however, the Borough Council shall approve all
guide rail systems.
A.
Layout. The length, width and shape of blocks shall
be determined with due regard to the provision of adequate sites for
buildings of the type proposed, zoning requirements, topography and
requirements for safe and convenient vehicular and pedestrian circulation,
including the reduction of intersections with arterial and collector
streets.
B.
Length.
(1)
Blocks shall have a maximum length of 1,600 feet and
a minimum length of 500 feet. The Borough Council may decrease the
permitted maximum and/or minimum lengths of blocks if the topography
of land, proposed lot sizes or surface water drainage conditions warrant
such a decrease.
(2)
Blocks along arterial streets shall not be less than
1,000 feet.
C.
Depth. Residential blocks shall be of sufficient depth
to accommodate two tiers of lots, except where reverse frontage lots
are required or where prevented by the size, topographical conditions
or other inherent conditions of the property.
D.
Nonresidential blocks. Blocks in nonresidential areas
may vary from the elements of design detailed above if required by
the nature of the use. In all cases, however, adequate provisions
shall be made for off-street parking and loading areas and pedestrian
and vehicular circulation.
E.
Crosswalks. Crosswalks may be required by the Borough
Council whenever necessary to facilitate pedestrian circulation and
to give access to community facilities. Such crosswalks shall have
a minimum width of 10 feet and contain a walkway, constructed of a
material approved by the Borough Council, with a minimum width of
four feet.
A.
General standards.
(1)
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated and be in accordance with the provisions of Chapter 225, Zoning. Lots shall be capable of being built upon, or in the case of a mobile home park, on which a mobile home can be placed, in accordance with all applicable requirements of Chapter 225, Zoning.
(2)
Side lot lines shall be at right angles to straight
street lines and radial to curved street lines. Lot lines shall follow
municipal boundaries rather than cross them.
(3)
The depth of lots for single-family detached dwellings
shall not be less than one nor more than three times their width at
the street line.
(4)
Depth and width of parcels intended for nonresidential
uses shall be adequate for the use proposed and sufficient to provide
satisfactory space for on-site parking, loading and unloading, setbacks,
buffer yards and landscaping, etc.
(5)
Subdivisions shall be designed to avoid the creation
of remnants of land. If remnants of land would result after subdividing,
adequate provision, which shall be approved by the borough, shall
be made for the disposition and maintenance of those remnants.
(6)
Flag lots are prohibited, unless permission is granted
by the Borough Council upon recommendation of the Borough Planning
Commission. The Council may grant permission to utilize flag lots
when it deems flag lots appropriate because of topographical or other
conditions unique to the site. The access strip portions of a flag
lot must be wide enough to permit the construction of a street with
a right-of-way meeting the requirements of this chapter and shall
not be used for building purposes. In granting permission to use flag
lots, the Borough Council shall find:
(a)
That the use of flag lots will not result in
conditions which will cause increased interruptions to traffic flow,
accident hazards and sedimentation and runoff problems onto public
streets.
(b)
That the use of an internal street system or
marginal access streets on which lots would front will not be more
appropriate for development of the tract than the use of flag lots.
(c)
That the use of flag lots is necessary to permit
utilization of a tract of ground otherwise not feasible to utilize
under the applicable standards for lots found in this chapter.
(d)
No more than one flag lot shall be created from
the original tract of land for each 10 lots created from the original
tract of land which meet the requirements of this chapter for lot
configuration.
(e)
Should a flag lot be divided into two or more
lots, the access strip shall be constructed into a street complying
with the specifications of this chapter.
(f)
All structures shall be located on the flag
lot so as to provide the required setback should the access strip
be used for construction of a street.
(7)
Where an ultimate right-of-way line has been provided,
all setbacks and lot areas shall be measured from such ultimate right-of-way
line.
(8)
Wherever feasible, lots shall be designed so that
buildings can be constructed above street grade. Where this is not
possible, the developer shall indicate what measures are to be taken
to assure proper drainage away from the buildings.
(9)
When only a portion of a tract is designed at a time
and there exists the potential for development of the remainder of
the tract, lots shall be designed such that they do not restrict access
to the remainder of the tract, do not unduly restrict the potential
development of the remainder of the tract, nor result in the creation
of awkward of difficult-to-develop parcels in the remainder of the
tract.
(10)
The maximum slope utilized when grading lots
or streets along an adjoining tract of land not owned by the developer
shall be a three to one (3:1) slope ratio of horizontal distance to
vertical distance.
B.
Lot frontage and access.
(1)
All lots shall abut and have direct driveway access
to an existing or proposed public street or private street meeting
the requirements of this chapter.
(2)
Reverse frontage lots shall be avoided except where
required by the Borough Council to restrict access to existing streets
or to overcome specific disadvantages of topography or orientation.
All residential reverse frontage lots shall contain a landscape screen,
fence, earth mounding or similar screening device and barrier to vehicular
access subject to Borough Council approval within the rear yard.
(3)
Where access to land within a subdivision or land
development will be solely by proposed roads within an adjoining municipality,
the Borough Council may require assurance from the adjoining municipality
that adequate provisions have been made to ensure construction of
the proposed access roads.
(4)
When the rear wall of a building will face a public
street, the Borough Council may require a landscape screen, fence,
earth mounding or similar screening device subject to Borough Council
approval between the building and the public street.
(5)
After consideration of street speeds, traffic volumes,
projected traffic generated at a proposed land use and the location
and arrangement of existing and proposed driveways and intersections,
the Borough Council may require the developer to install at his expense
an acceleration or deceleration lane, or both, to serve a proposed
driveway or street. If additional street right-of-way is required
to construct the acceleration or deceleration lane, the additional
right-of-way shall be provided by the developer. When required by
the Borough Council, the developer shall furnish a study to the borough
which will provide the information necessary to permit the determination
as to whether an acceleration or deceleration lane is required.
C.
Lot size. The minimum lot size and width requirements set forth in Chapter 225, Zoning, shall be met.
D.
Off-street parking.
(1)
Each proposed dwelling unit in a subdivision or land development shall meet the off-street parking requirements of Chapter 225, Zoning.
(a)
In the case of single-family or two-family dwellings
and townhouses with on-lot parking, such off-street parking spaces
shall be provided behind the street right-of-way line and may be provided
in an attached or separate garage, carport or driveway. The spaces
shall not be located within any clear sight triangle required by this
chapter.
(b)
In the case of multiple-family dwellings, such off-street parking spaces shall be provided in common parking areas located adjacent to, within or near the multiple-family dwellings. Spaces shall not be located within a street right-of-way nor within any clear sight triangle required by this chapter. The size of parking spaces and the width of aisles shall be in accordance with Chapter 225, Zoning. The grade of areas used for parking shall not exceed 6%. The grade of areas used only for access shall not exceed 10%.
E.
Driveways.
(1)
Subdivisions and land developments shall be provided
with internal streets to which the lots will have driveway access
in order to minimize the number of driveway intersections with existing
public streets. This reduction in driveway intersections will lessen
interruptions to traffic flow and accident hazards and minimize sedimentation
and runoff problems onto existing public streets. The Borough Council
may require the use of common driveways for abutting lots.
(2)
All driveways which provide access to arterial and
collector streets, if such driveways are permitted by the Borough
Council, shall be designed with turnaround areas so that cars will
not back onto the arterial and collector streets.
(3)
Provision shall be made at all intersections of driveways
with streets to ensure adequate stormwater drainage and erosion and
sediment control. The Borough Council may require subdivision and
land development plans to show a typical treatment of the construction
of driveways and handling of storm drainage where the driveways intersect
a street. The Council may require as a condition to approval of a
plan that prior to the issuance of zoning or building permits the
specific proposals for the construction of a driveway and treatment
of storm drainage and erosion and sediment control for that driveway
be submitted to the borough for approval.
(4)
Driveways shall be placed at locations at which sight
distance is adequate to safely allow each permitted movement to be
made into or out of the driveways; such that the free movement of
normal street traffic is not impaired; such that the driveways will
not create a hazard; and such that the driveways will not create an
area of undue traffic congestion on streets. Applicable safe sight
distance as established in the regulations of the Pennsylvania Department
of Transportation shall be provided.
(a)
The Borough Council may require the driveway
to a lot which abuts two or more streets to be restricted to that
street which can more safely accommodate its traffic. The Borough
Council may also require a driveway to be located directly across
from a street or driveway on the opposite side of the street the driveway
intersects if the Council judges that offset driveways will create
a safety hazard.
(b)
The Borough Council may require the permissible
location of a driveway for a lot to be shown on the subdivision or
land development plan, and further require that driveway locations
be subject to approval of the Council.
(c)
At driveway intersections with streets, an isosceles
triangle shall be established for a distance of 20 feet at each side
of the point of intersection of the cartway lines. Within such clear
sight triangles, no vision-obstructing object shall be permitted which
obscures vision above the height of 30 inches and below the height
of 10 feet, measured from the center line grades of the intersecting
driveway and street.
(5)
Entrances to private driveways serving multiple-family
dwellings shall be rounded at a minimum radius of 10 feet. The maximum
radius shall be 30 feet.
(a)
Entrances to private driveways serving one-
and two-family dwellings shall be rounded at a maximum radius of four
feet eight inches; however, depressed curb may be used as provided
for in borough regulations, including Ordinance No. 14-1972, as amended
by Ordinance No. 13-1974, and all subsequent amendments thereto.[1]
(b)
For nonresidential driveways, the width, excluding
radii, of driveways shall conform to the following:
|
Width in Feet
| |||
|
Minimum
|
Maximum
| ||
|
One-way
|
12
|
24
| |
|
Two-way
|
24
|
36
| |
(c)
Each lane provided shall be a minimum of 12
feet in width.
(6)
The angle of a driveway as it intersects a street
shall be such that a vehicle entering the driveway may do so in an
orderly and safe manner with a minimum of interference to through
street traffic and such that a vehicle leaving the driveway may enter
safely into the lane of traffic moving in the desired direction. Driveways
shall intersect streets as nearly as possible at right angles, and
in no case at an angle of less than 75 degrees or more than 105 degrees;
provided, however, that the Borough Council may permit the use of
one-way driveways on a property, and such one-way driveways may intersect
streets at an angle of not less than 45°.
(7)
Private driveways shall have such grades as to furnish
safe and convenient parking spaces and to provide a safe and convenient
means of access. The grades and construction materials of driveways
shall be such that the materials of the driveway will not wash onto
public streets. The maximum permissible grade shall be 7% on all driveways,
except that driveway grades shall not exceed 5% within 20 feet of
street cartway lines. The area between the right-of-way line of the
street and the cartway shall be paved. The Borough Council may require
the developer to submit with his subdivision or land development plans
evidence that the above, and the other standards for driveways established
in this section, can be met for each lot where doubt exists as to
the feasibility of meeting the standards.
(8)
The center line of entrances to private driveways
serving one- and two-family dwellings shall be located at least 40
feet from the point of intersection of the nearest street cartway
lines if only minor streets are involved, at least 80 feet if a collector
street is involved and at least 120 feet if an arterial street is
involved. The center line of entrances to private driveways serving
multiple-family dwellings or nonresidential buildings shall be located
at least 60 feet from the point of intersection of the nearest street
cartway lines if only minor streets are involved, at least 120 feet
if a collector street is involved and at least 160 feet if an arterial
street is involved.
(9)
The standards for driveway widths shall be as established
in this chapter unless a more restrictive standard is established
by other borough regulations, in which case the more restrictive standard
shall apply.
A.
Each property shall connect to a public sanitary sewer
system.
B.
All sanitary sewer facilities shall conform in all
respects to the requirements of the Pennsylvania Department of Environmental
Resources and the borough.
C.
Whenever approval by the Pennsylvania Department of
Environmental Resources is required for the sanitary sewer system
for a proposed subdivision or land development, the developer shall
submit a copy of such approval to the borough prior to approval of
the final plan.
D.
New and replacement sanitary sewer systems shall be
designed to minimize or eliminate infiltration of floodwaters into
the systems and discharges from the systems into floodwaters.
A.
New subdivisions and land developments shall incorporate
adequate provisions for a reliable, safe and adequate water supply
to support intended uses within the capacity of available resources.
B.
Each property shall connect to a public water supply.
C.
All water supply and distribution facilities shall
be constructed in full compliance with Pennsylvania Department of
Environmental Resources specifications and all ordinances, rules and
regulations of the borough. Minimum water supply recognized by the
Insurance Services Office shall be provided.
D.
Applicants shall present evidence to the Borough Council
at preliminary plan stage that the subdivision or land development
is to be supplied by the Borough Water Department.
E.
Whenever approval by the Pennsylvania Department of
Environmental Resources is required for the water supply and distribution
system for a proposed subdivision or land development, the developer
shall submit a copy of such approval to the borough prior to approval
of a final plan.
F.
New and replacement water supply systems shall be
designed to minimize or eliminate infiltration of floodwaters into
the systems.
A.
General principles for storm drainage systems. Storm
sewers, culverts, endwalls, inlets and related installations and improvements
shall be provided in order to:
(1)
Permit unimpeded flow of natural watercourses;
(2)
Ensure adequate drainage of all streets;
(3)
Intercept stormwater runoff along streets at intervals
related to the extent and grade of the area drained;
(4)
Provide positive drainage away from on-site sewage
disposal facilities and buildings;
(5)
Accommodate runoff so that there shall be no increase
in rate of stormwater peak discharge leaving the subdivision or land
development during or after construction based on the design rainfall
frequency established in this chapter. Pre- and post-development runoff
shall be evaluated for all drainage areas discharging from the site.
(6)
Ensure adequate drainage at intersections of driveways
with streets.
(7)
Provide that where existing storm sewers are reasonably
accessible and of adequate capacity, subdivisions and land developments
shall connect to the existing storm sewers.
(8)
Provide that when no existing storm sewer system is
accessible and of adequate capacity, stormwater runoff shall discharge
to an existing watercourse with defined bed and barriers. Runoff shall
not be increased or concentrated onto adjacent properties, nor shall
the velocity of flow be increased beyond that existing prior to subdivision
or land development unless written approval is given by the adjacent
property owners to the proposed discharge of surface runoff and the
written agreements are approved by the Borough Council.
(9)
Provide that when storm drainage will be directed
into an adjacent municipality, all provisions for accommodating such
storm drainage shall be submitted to the governing body of that municipality
for review.
B.
Design of storm drainage systems.
(1)
Complete stormwater calculations in accordance with
the design standards and Appendices of this chapter and all designs
for drainage facilities shall be submitted to the borough for review.
(2)
Where a subdivision or land development is traversed
by or contains a pond, lake, watercourse, drainageway, channel, storm
drainage system or stream, there shall be provided a drainage easement
that conforms substantially with the line of such pond, lake, watercourse,
drainageway, channel, storm drainage system or stream of such width
as will be adequate to preserve the unimpeded flow of drainage (one-hundred-year
flow) and to provide for widening, deepening, relocating, improving
or protecting such features or drainage facilities. Minimum easement
width shall be 10 feet from each side of the watercourse, water body,
stream, pond, lake or drainage facility, but the borough may require
a greater easement when necessary. Bearings and distances shall be
provided for the boundaries of easements.
(3)
Any changes in an existing drainageway shall be subject
to the approval of the Pennsylvania Department of Environmental Resources,
the Army Corps of Engineers and/or the Federal Emergency Management
Agency when each or all have jurisdiction. All permits and approvals
shall be issued prior to construction of storm drainage-related improvements.
(4)
The developer shall properly grade and seed slopes,
and fence open ditches when a safety hazard can result. Areas within
easements shall be kept as lawn or in natural conditions to allow
maintenance and entrance.
(5)
All drainage facilities shall be designed to adequately
handle surface runoff and carry it to suitable outlets and shall be
designed in accordance with the minimum design standards in the Appendices
of this chapter.
(a)
Subsurface drainage systems shall have manholes
spaced at intervals not exceeding 400 feet and located wherever branches
are connected or sizes are changed and wherever there is a change
in alignment or grade. Inlets or other means of interconnection may
be used instead of manholes when approved by the Borough Council.
(b)
For drainage lines of thirty-six-inch diameter
or greater, manholes may be spaced at intervals greater than 400 feet
with the approval of the Borough Council.
(c)
Storm sewer lines within street rights-of-way
shall be placed immediately in front of the curb when parallel to
the right-of-way. Locating storm sewers under curbs in curves or at
street intersections will not be permitted.
(d)
Drainage structures that are to be located within
state highway rights-of-way shall be approved by the Pennsylvania
Department of Transportation, and a letter from that Department indicating
such approval shall be submitted to the borough.
(e)
Subsurface storm drainage systems shall have
PennDOT-approved inlets located as required by this chapter to intercept
runoff. Inlets shall be designed and located to prevent hazards to
vehicles, bicycles and pedestrians.
(f)
PennDOT-approved endwalls or end sections shall
be used in lieu of inlets where feasible to minimize clogging of grates
with leaves, debris, etc.
(g)
Reinforced concrete pipe shall be used for all
storm sewer lines, including retention/detention facilities. Alternate
pipe materials may be used with Borough Council approval; however,
alternate materials shall be backfilled with select granular PennDOT
(2-RC) material, solidly compacted in six-inch lifts. All pipe materials
shall meet PennDOT requirements and shall have a minimum diameter
of 15 inches.
(h)
Provisions shall be made to minimize erosion
within watercourses and at points of discharge from storm drainage
facilities through the use of proper ground cover, riprap or root-reinforcing
systems.
(i)
Where there is a change in pipe size through
an inlet, the top inside elevation of the outlet pipe shall be at
or below the elevations of all incoming pipes.
(6)
Storm sewers, culverts, swales, channels and related
facilities shall be designed to accommodate and discharge all runoff
from adjacent upstream drainage areas, assuming the upstream area
is fully developed.
C.
Standards for drainage of streets.
(1)
All streets shall be designed to provide for the discharge
of surface water from their rights-of-way. The design storm shall
be a ten-year frequency for residential subdivisions with a gross
density less than six units per acre, and a twenty-five-year frequency
for all other subdivisions or land developments. The design storm
shall be a one-hundred-year frequency for sections conveying runoff
directly to detention facilities and in other instances when required
by the borough.
(2)
The pavement cross slope on streets and the slope
of sidewalk areas shall be one-fourth (1/4) inch per foot.
(3)
Surface cross drainage at intersections or other roadway
sections will not be permitted.
(4)
Inlets shall be spaced to limit the gutter flow spread
into the travel lanes to one-half (1/2) the lane width during the
design storm.
(5)
Inlet efficiency and bypass flows, per PennDOT design
charts, shall be considered in the design of storm sewer systems.
(6)
To ensure adequate drainage at low points along the
line of streets, overflow swales shall be designed to convey the full
one-hundred-year storm flows away from all street low points. These
swales shall be located to prevent flooding of the downslope lots.
D.
Design of retention and detention facilities.
(1)
General requirements.
(a)
Where retention (permanent pool) and detention
(dry bottom) basins are required by the Borough Council, adequate
assurances of maintenance, indemnification, liability insurance and
security shall be provided and approved by the Council.
(b)
Retention and detention facilities shall be
designed and located so as to not present a hazard to the public health
or safety. Their design shall be approved by the Borough Council.
(c)
Such facilities shall be designed so that no
adverse effects will result from backwater flooding.
(2)
General design considerations.
(a)
The number and location of retention/detention
facilities are subject to the approval of the Borough Council.
(b)
For detention basins, a method of carrying low
flow through the basin area shall be provided, and the basin shall
be provided with a positive gravity outlet to a natural channel or
storm sewer of adequate capacity.
(c)
If percolation of runoff is considered as a
method of runoff abatement, percolation tests shall be taken at the
site of the proposed detention facilities and the results submitted
to the borough for review. At the discretion of the Borough Council,
percolation facilities may be prohibited.
(d)
The storage duration of stormwater runoff shall
not exceed 24 hours after rainfall has ceased. The Borough Council
may require the fencing of retention/detention basins when deemed
necessary for the public safety.
(e)
The pipe spillway outletting from the retention/detention
basin shall be designed on the basis of a rainfall frequency that
is consistent with the requirements of this chapter. Basin discharge
velocities and quantities shall be consistent with the need to protect
the public health, safety and welfare and to prevent turbulent conditions
and erosive velocities in a receiving watercourse.
(f)
Minimum grades for turf areas inside detention
basins shall be 1%, and maximum side slopes of retention/detention
basins shall be 33% (three units horizontally to one unit vertically).
Depending upon the location and the intended use of the detention
facilities during nonfunctioning times, a side slope of less than
33% for one or both slopes may be required by the Borough Council.
Side slopes shall be kept as close to the natural land contours as
practical, but when a detention basin is to be maintained by a future
residential lot owner, the maximum side slope shall be 25% (four units
horizontally to one unit vertically).
(g)
Paved surfaces that are to serve as stormwater
storage areas shall have minimum grades of one-half percent (1/2%)
and shall be restricted to storage depths of six inches maximum.
(h)
If a portion of an area within a stormwater
storage area is to be paved for parking or recreational purposes,
the paved surface shall be placed at the highest elevation possible
within the storage area.
(i)
The following additional conditions shall be
complied with for retention basins:
[1]
Water surface area shall not exceed one-tenth
(1/10) of the tributary drainage area.
[2]
Shoreline protection shall be provided to prevent
erosion from wave action.
[3]
Facilities shall be provided to allow the pond
level to be lowered by gravity flow for cleaning purposes and shoreline
maintenance.
[4]
Aeration facilities as may be required to prevent
pond stagnation shall be provided. Design calculations to substantiate
the effectiveness of these aeration facilities shall be submitted
with final engineering plans. Agreements for the perpetual operation
and maintenance of aeration facilities shall be prepared to the satisfaction
of the Borough Council.
(3)
Specific design considerations for retention/detention
basins.
[Amended 6-17-2008 by Ord. No. 7-2008]
(a)
Retention/detention basins shall be designed in accordance with Chapter 189 of the Code of the Borough of Kutztown entitled “Stormwater Management.”
(b)
Retention/detention basins which are designed
as earth fill dams shall incorporate the following minimum standards:
[1]
The height of the dam shall not exceed 15 feet,
unless approved by the Borough Council and the Pennsylvania Department
of Environmental Resources.
[2]
The minimum top width of dams up to 15 feet
in height shall be equal to 3/4 of the dam height, but in no case
shall the top width be less than eight feet.
[3]
The side slopes of the settled earth fill shall
not be steeper than three horizontal to one vertical.
[4]
A key trench at least two feet deep, or extending
down to stable subgrade, whichever is deeper, of compacted relatively
impervious material (Unified Soil Classification CL or ML). Minimum
bottom width for the key trench shall be four feet. Maximum side slopes
for the key trench shall be one horizontal to one vertical. A compacted
impervious core at least eight feet wide at the top, having a maximum
side slope of one horizontal to one vertical, shall extend for the
full length of the embankment, and the top elevation shall be set
at the twenty-five-year design water surface elevation.
[5]
All pipes and culverts through dams shall have
properly spaced concrete antiseep collars (minimum six inches thick).
Design calculations shall be submitted for review.
[6]
The top of berm shall be constructed at least
six inches above the design elevations to allow for settlement of
the embankment.
[7]
The emergency spillway shall be constructed
in undisturbed earth, or be of concrete construction along its bottom
and sides.
[8]
Whenever a basin will be located in an area
underlain by limestone, a geological evaluation of the proposed location
shall be conducted to determine susceptibility to sinkhole formations.
The design of all facilities over limestone formations shall include
measures to prevent groundwater contamination and, where necessary,
sinkhole formation. Soils used for the construction of basins shall
have low-erodibility factors ("K" factors). The Borough may require
the installation of an impermeable liner in detention basins.
E.
Design submission requirements. The following stormwater
management data are required submittals:
(1)
All calculations, assumptions and criteria used in
the design of stormwater management facilities and in the establishment
of the calculated predevelopment and post-development peak discharge.
(2)
All plans and profiles (including cross-country systems)
of proposed stormwater management facilities (storm sewers, swales,
etc.) including horizontal and vertical location, size and type of
material. This information shall provide sufficient information required
for the construction of all facilities.
(3)
A map(s) clearly delineating and labeling all drainage
areas used in the design of stormwater management facilities.
(4)
For all retention/detention basins, a plotting or
tabulation of storage volumes with corresponding water surface elevations
and outflow rates for those water surfaces.
(5)
For all retention/detention basins, the design inflow
and outflow hydrographs and routing calculations to determine the
function of the basin. The storage-indication routing method shall
be used.
(6)
For all retention basins which hold two and one-half
(2-1/2) acre - feet or more of water during the twenty-five-year design
storm and have an embankment that is 10 feet or more in height, soil
structures and characteristics shall be investigated. Plans and data
prepared by a registered professional, experienced and educated in
soil mechanics shall be submitted.
(7)
A map(s) clearly delineating any existing wetlands
as classified by a qualified environmental scientist experienced in
wetland determination. Wetland determination shall be performed in
accordance with the Federal Manual for Identifying and Delineating
Jurisdictional Wetlands (Manual) by the Federal Interagency Committee
for Wetland Delineation. No construction or development shall be permitted
in wetlands without approval from the United States Army Corps of
Engineers and the Pennsylvania Department of Environmental Resources,
Bureau of Dams and Waterway Management.
F.
Maintenance of stormwater management facilities. Proposals
for the ownership and maintenance responsibilities for all proposed
storm drainage facilities shall be submitted to the borough for review
and approval at preliminary plan stage. The Borough Council shall
be satisfied that sufficient provision has been made for adequate
and perpetual maintenance of all such facilities. All drainage facilities
to be owned by the developer or his assigns shall be maintained to
retain their design capacity.
G.
Groundwater recharge. The ability to retain and maximize
the groundwater recharge capacity of the area being developed is encouraged.
Design of the stormwater management facilities shall give consideration
to providing groundwater recharge to compensate for the reduction
in the percolation that occurs when the ground surface is paved and
roofed over. A detailed geologic evaluation of the project site shall
be performed to determine the suitability of recharge facilities.
The evaluation shall be performed by a qualified geologist and/or
soil scientist and at a minimum, address soil permeability, depth
to bedrock, susceptibility to sinkhole formation and subgrade stability.
Where pervious pavement is permitted for parking lots, recreational
facilities, nondedicated streets or other areas, pavement construction
specifications shall be noted on the plan.
H.
Erosion and sediment controls and plan requirements.
(1)
Land shall not be developed or changed by grading,
excavation or the removal or destruction of natural topsoil, trees
or other vegetative cover unless adequate provisions for minimizing
erosion and sedimentation are provided.
(2)
A plan for erosion and sediment control shall be prepared
and submitted to the borough as required by this section. The plan
shall meet all requirements and be approved by the County Conservation
District, the borough and the Pennsylvania Department of Environmental
Resources (Chapter 102 of Title 25, latest revision), when applicable.
(3)
The erosion and sediment control plan shall be submitted
at final plan submission for a subdivision or land development. The
plan shall contain two parts: a map(s) describing the topography of
the area within the subdivision or land development, the proposed
alterations of the area and the erosion and sediment control measures
and facilities which are proposed; and a narrative report describing
the project and giving the purpose, engineering assumptions and calculations
for control measures and facilities.
(4)
The map(s) shall show:
(a)
The types, depth, slope and areal extent of
the soils on the site.
(b)
The proposed alteration to the area, including:
[1]
Arrows indicating existing and proposed runoff
flow direction when contours do not adequately describe flow paths.
[2]
Areas of cuts and fills exceeding five feet
in vertical difference.
[3]
Structures, roads, paved areas, buildings.
[4]
Stormwater and erosion and sediment control
facilities.
[5]
Existing contours on the site (including individual
lots) at intervals required by this chapter and finished contours
at the same interval.
(c)
The following certification statements:
[1]
"I certify that the plan of development and
the plan for soil erosion and sediment control meet the requirements,
standards and specifications of the County Conservation District."
|
Engineer for developer
|
Date
|
[2]
"I certify that all construction and/or development
will be done as described by this plan of development and the plan
for soil erosion and sediment control, including the narrative report."
|
Developer
|
Date
|
(5)
The narrative report shall contain:
(b)
The staging of earthmoving activities, including
cover removal, control facility installation, installation of improvements
and program of operations.
(c)
A maintenance program for the control facilities,
including:
[1]
Frequency of inspection of control facilities.
[2]
Method of disposal of materials removed from
the control facilities of the project area.
[3]
The methods, frequency and ultimate disposal
site for solid waste material. Construction waste shall be removed
from the site and disposed of in an approved landfill. Construction
waste shall not be buried on the site.
(d)
A specification for both temporary and permanent
seeding, including preparation of the seed bed. Application rates
for seed, fertilizer and mulch shall be provided and shall comply
with the specifications and standards established by the County Conservation
District.
(7)
All erosion and sediment control facilities shall
be periodically inspected and checked for adequacy and compliance
with the approved erosion and sediment control plan by the borough.
The approved erosion and sediment control plan shall be maintained
at the site of earthmoving at all times.
(8)
All control facilities shall be maintained for their
designed operation to ensure adequate performance.
(9)
The following guidelines shall be followed as needed
in developing erosion and sediment control measures:
(a)
Stripping of vegetation, grading, filling, excavating
or other alteration of the landscape shall be kept to a minimum and
shall be done in such a way that will minimize erosion.
(b)
Whenever feasible, natural vegetation shall
be retained, protected and supplemented.
(c)
The disturbed area and the duration of exposure
shall not exceed 20 days, except in the case of building construction.
(d)
Disturbed soils shall be stabilized as quickly
as practicable.
(e)
Temporary vegetation and/or mulching shall be
used to protect exposed critical areas during development.
(f)
Erosion control and drainage measures shall
be installed prior to earthmoving activities.
(g)
Both permanent and temporary provisions shall
be made to effectively accommodate the increased runoff caused by
changed soil and surface conditions during and after development.
Where necessary, the rate of surface water runoff shall be mechanically
retarded.
(h)
Until disturbed areas are stabilized, sediment
in runoff water shall be trapped by the use of debris basins, sediment
basins, silt traps or other similar approved measures.
(i)
Provision shall be made to protect existing
water supplies and geologic structures with water supply potential
from contamination.
(j)
The following guidelines shall be applied as
needed in excavation and fills as part of erosion and sediment controls:
[1]
All lots, tracts or parcels shall be graded
to provide positive drainage away from buildings, without ponding.
[2]
Grading and cut-fill operations shall be kept
to a minimum to ensure conformity with the natural topography, to
minimize the erosion hazard and to adequately handle surface runoff.
[3]
Natural drainage patterns shall be preserved
wherever possible and desirable.
[4]
Adequate provisions shall be made to prevent
surface water from damaging the cut face of excavations and the sloping
surfaces of fills.
[5]
Cut and fills shall not endanger adjoining property.
[6]
Fill shall be placed and mechanically compacted
to minimize sliding and erosion of the soil.
[7]
Fills shall not encroach on natural watercourses,
floodplains or constructed channels.
[8]
During grading operations, necessary measures
for dust control shall be exercised.
[9]
Grading equipment shall not cross live streams.
Provisions must be made for the installation of culverts or bridges.
(k)
Whenever sedimentation is caused by stripping
vegetation, regrading or other development or earthmoving, it shall
be the responsibility of the person, corporation or other entity causing
such sedimentation, at his expense, to remove it from all adjoining
surfaces, drainage systems and watercourses and to repair any damage
which was caused within 72 hours of such sedimentation or damage.
The Borough Council may require a note to this effect to be placed
on the final plan.
A.
Subdivisions and land developments shall be designed
to preserve natural features such as trees greater than one foot in
diameter, watercourses, rock outcroppings, wooded areas, natural watercourses
and bodies of water.
B.
Topsoil shall not be removed from the subdivision
site nor used as structural fill without the permission of the Borough
Council. Topsoil may be removed from areas of earthmoving activity,
but shall be stored elsewhere within the subdivision or land development
and stabilized to minimize erosion. Upon completion of construction,
the topsoil shall be redistributed on the site.
C.
Street and lot designs of tracts shall be such to
minimize alterations of the natural landscape.
A.
Floodplains shall be calculated using the method established
in Appendix IV of this chapter and shown on all subdivision and land
development plans. The floodplain controls established within borough
ordinances shall be applied to those floodplains.
B.
The Borough Council may require that vehicular access
be provided to each dwelling unit within a subdivision or land development
over a street or other approved means of access which is elevated
above the level of the one-hundred-year flood.
C.
The following controls shall apply to the floodplains:
(1)
No watercourse shall be altered or relocated unless
approved by the Borough Council and, where applicable, the Pennsylvania
Department of Environmental Resources, Bureau of Dams and Waterway
Management and FEMA.
(2)
No watercourse shall be altered or relocated unless
the person proposing the alteration or relocation submits calculations
assuring that the flood-carrying capacity within the altered or relocated
portion of the watercourse shall be designed to be not less than the
flood-carrying capacity of the watercourse prior to the proposed alteration
or relocation.
(3)
No encroachment shall be made on a floodplain or watercourse
which will increase flood levels within the borough during the occurrence
of the one-hundred-year flood discharge. With any proposal for an
encroachment, calculations which will indicate compliance with this
requirement shall be submitted to the borough. All encroachments are
subject to Borough Council approval. Encroachments into the one-hundred-year
floodway must be reviewed and approved by the Pennsylvania Department
of Environmental Resources and FEMA.
(5)
No construction or development shall be permitted
within the floodplain without approval from the United States Army
Corps of Engineers and the Pennsylvania Department of Environmental
Resources.
A.
Easements shall be provided for electric, telephone
and television cables, wires and conduits, storm and sanitary sewers,
drainage swales, gas, water and heat mains and other utility lines.
No structures shall be placed within such easements. No trees or shrubs
shall be placed within easements unless approved by the Borough Council.
The borough and local utility companies shall be consulted when locating
utilities and easements, and all utilities and easements shall be
located in accordance with their standards.
B.
Easements abutting street rights-of-way shall be a
minimum of 10 feet in width. Other easements shall be a minimum of
20 feet in width.
C.
There shall be a minimum distance of 50 feet, measured
in the shortest distance, between any proposed dwelling unit and any
petroleum products or natural gas transmission line which traverses
the subdivision or land development.
D.
Where gas or petroleum transmission lines are a part
of the proposed development, either proposed or requiring relocation,
construction of the transmission line shall occur within an easement
of 50 feet minimum and shall comply with the applicable requirements
of the Pennsylvania Public Utilities Commission.
E.
When possible and feasible, all utilities shall be
underground and installed under the supervision of the Borough Engineer
or the Borough Manager.
F.
Underground electric distribution lines shall be installed
in all new subdivisions and land developments of more than three dwelling
units. In existing subdivisions with four or more unimproved lots,
any extensions of the electric distribution lines shall be placed
underground.
G.
All telephone and television distribution lines shall
be placed underground when electric distribution lines are placed
underground.
H.
When required by the Borough Council, the location
of utility easements shall be marked in the field.
All subdivisions and land developments shall be designed to meet the requirements of Chapter 225, Zoning, except as may be otherwise provided in this chapter.
A.
The location and number of access points to a subdivision
or land development shall be adequate for and appropriate to the size
and nature of the development and surrounding roads and land uses.
B.
All subdivisions and land developments containing
more than 20 dwelling units shall have at least two means of ingress
and egress via streets or access drives meeting the design and construction
standards of the borough.
C.
For all subdivisions and land developments for which
only one means of ingress and egress is proposed, the Borough Council
may require, where deemed necessary in the public interest and for
the public safety, the provision of additional street or access drive
meeting borough standards or the provision of an alternate means of
ingress and egress meeting borough standards which could be used by
emergency vehicles if the primary means of ingress and egress were
rendered unusable. Such alternate means of ingress and egress shall
be of such width and improved to such an extent to be usable by emergency
vehicles and shall not be used for structures, trees or similar obstructions.
A.
Purpose. All residential subdivisions and land developments
shall provide for suitable and adequate recreation in order to ensure
adequate recreational areas and facilities to serve the future residents
of the subdivision or land development and ensure that all future
borough residents have the opportunity to engage in a variety of recreational
activities.
B.
Requirements for reservation of recreation areas.
(1)
The developer shall reserve recreation areas within
the subdivision or land development or at some other nearby location
if approved by the Borough Council. The developer shall provide the
recreation areas pursuant to a plan approved by the Borough Council,
in accordance with the schedule below.
|
Gross Density of Tract in Dwelling Units
Per Acre
|
Percentage of Total Area of Subdivision
or Land Development to be Reserved for Recreation Areas
| |
|---|---|---|
|
Up to 1.0
|
5
| |
|
1.01 to 2.0
|
8
| |
|
2.01 to 3.0
|
12
| |
|
3.01 to 4.0
|
15
| |
|
4.01 to 5.0
|
20
| |
|
5.01 and greater
|
25
|
(2)
In lieu of reserving areas for recreation and upon
agreement between the Borough Council and the developer, the developer
shall pay the borough an amount as determined from time to time by
resolution of Borough Council for each lot and/or dwelling unit.
C.
General standards for recreation areas reserved by
the developer.
(1)
Land shall be suitable to serve the purpose of active
recreation by reason of its size, shape, location and topography and
shall be subject to the approval of the Borough Council. Examples
of active recreation areas are athletic fields and hard-surfaced courts,
pools, open turf areas and apparatus areas.
(2)
Land shall be easily and safely accessible from all
areas of the development to be served and have suitable ingress and
egress from a public roadway for maintenance equipment. However, no
public roadways shall traverse the site(s).
(3)
Land shall be contiguous and regular in shape.
(4)
Land shall have suitable topography and soil conditions
for use and development as a recreation area.
(5)
At least 75% of the reserved area shall have a slope
of 7% or less.
(6)
No more than 25% of the reserved area may be within
floodplain or wetland areas.
(7)
Land shall be easily accessible to all essential utilities.
(8)
Land shall be suitable for development as a particular
type of active recreation facility, as categorized by the National
Recreation and Park Association's National Park, Recreation and Open
Space Standards and Guidelines, 1983, as amended.
(9)
Land shall be designed and developed according to
the standards established by the National Recreation and Park Association
upon agreement between the Borough Council and the developer.
D.
Schedule for completion of recreation areas.
(1)
All recreation areas shall be completely developed
in accordance with a schedule approved by the Borough Council, but
in all cases before occupancy of 50% of the proposed number of dwellings
has been reached in the applicable subdivision or land development.
(2)
Recreation areas shall be improved and equipped to
a usable state in accordance with plans to be approved by the Borough
Council. Such improvement and equipping shall be guaranteed through
the subdivision improvements agreement.
E.
Development of recreation facilities.
(1)
Developers shall develop the recreation areas, according
to the National Park, Recreation and Open Space Standards and Guidelines
published by the National Recreation and Park Association in 1983
and any succeeding updates or revisions.
(2)
Specific facilities to be constructed shall conform
to the previously-referenced standards.
(3)
Designs of recreation areas shall be reviewed by the
Borough Planning Commission and Borough Recreation and Park Board
and approved by the Borough Council.
(4)
The size, surface conditions, shape, topography and
location of the land shall be suitable for the intended recreational
purpose and be such that recreational use is feasible.
A.
Provision shall be made in developments containing
apartments and townhouses and in nonresidential developments to adequately
store within containers all solid waste generated between collections.
B.
All storage containers shall be located to permit
efficient depositing of wastes in the containers and efficient collection
from the containers.
C.
Debris, rubbish or other waste material resulting
from grading or construction activities on the lot shall be removed
from the lot prior to the issuance of a certificate of use and occupancy
for the lot. No debris, rubbish or waste material shall remain within
the area of an improvement covered by a performance guaranty upon
expiration of the guaranty or completion of the improvements, whichever
is sooner.
A.
When maximal provision is to be made for the use of
solar energy by structures, in general streets toward which buildings
are to be oriented should run in an east-west direction.
B.
Section 195-23A(2) indicates that side lot lines shall be at right angles to straight street lines and radial to curved street lines. The Borough Council may allow variation from this requirement where provision is to be made for maximal use of solar energy, in which case side lot lines generally may run from due north to due south or with slight variation east or west of this axis.
(1)
When lot lines will not be provided, consideration
should be given to orienting buildings to maximize solar access. Generally,
buildings should be located with their long axes running east to west,
though in some high-density or townhouse developments a north-south
orientation for the long axes may be desirable.
(2)
Consideration should be given to locating structures
and open spaces such that buildings will not cast shadows on other
buildings.
C.
Consideration should be given to reserving solar easements
within lots for protection of solar access.
A.
Designation of area.
(1)
Areas subject to this section shall include all areas
of Duffield (DfA and DfB2), Duffield and Hagerstown (DhC3 and DhE3),
Fogelsville (FoA and FoB2), Hagerstown (HaB2 and HaC2) and Washington
(WaA2 and WaB2) soils.
(2)
In carbonate areas, alteration and development of land may be hazardous with respect to foundation safety of structures, the creation of unstable land as a result of changes in drainage and the contamination of ground and surface waters. Within the limitations of the information available at the time of review of individual applications, the borough shall attempt to make reasonable judgments as to the applicant's compliance with the standards of § 195-35B. Under no circumstances shall the borough or any officer or employee of the borough assume any liability for any damages that may result from an applicant's or any interested party's reliance upon the regulations of § 195-35B or any decisions made by the borough in the administration of such regulations.
B.
Standards.
(1)
Land grading or construction of buildings or other
site improvements shall not directly or indirectly diminish the flow
of natural springs or contaminate existing or potential water supplies.
If warranted, as determined by the Borough Council, water table data
from observation wells shall be provided by the applicant.
(2)
All buildings, structures, roads and other impervious
surfaces and storm drainage facilities and other utilities shall be
so situated, designed and constructed as to minimize the risk of structural
damage from existing or future sinkholes. A recognized professional
with competence in the field shall demonstrate that a minimal risk
of structural damage due to sinkholes will exist or indicate mitigating
measures to be taken to minimize the risk of structural damage.
(3)
Whenever a detention or retention basin for the control
of stormwater will be located in a carbonate area, a geological evaluation
of the proposed location shall be conducted to determine susceptibility
to sinkhole formation. The design of all facilities over limestone
formations shall include measures to prevent groundwater contamination
and, where necessary, sinkhole formation. Soils used for the construction
of basins shall have low-erodibility factors ("K" factors). The borough
may require the installation of an impermeable liner in basins. All
detention facilities shall be above ground unless otherwise approved
by the Borough Council.
(4)
The following guidelines shall be considered during
construction activities:
(a)
Care should be taken to prevent collection and
drainage of surface water into excavated or low-lying areas of the
site during excavation and construction.
(b)
Soft and wet conditions should be located wherever
they may exist or be encountered.
(c)
Soft areas should be removed and replaced with
suitable fill compacted in accordance with recognized standards, such
as ASTM.
(d)
The bottom of all excavations should be inspected
for soft or unusually moist conditions. A visual inspection of the
excavated bearing surface, together with soundings or probes of the
soil at regular intervals, should be done. Any soft or unusually moist
soil should be further excavated and a determination made of the extent
of the problem. Remedial measures should be adopted as necessary.
(e)
The low points of swales and outlet locations
for drainage pipes should be lined with impermeable liners instead
of stone riprap in order to prevent infiltration of runoff.
(f)
Excavation should be kept to a practical minimum.
(g)
Water from roof drains or other drainage systems
should be collected and conveyed away from structures to prevent infiltration
near foundations. If possible, roof drains should discharge directly
into a storm sewer system or the street gutter. Watertight pipe connections
should be used for storm sewers.
(h)
Subsoil erosion/sinkholes that occur during
the construction of a project should be corrected as quickly as possible
under the supervision of a qualified geotechnical engineer.
(i)
Blasting should be avoided.
(5)
Should the Borough Council find that an applicant
may create a significant risk to the public's health or safety, in
spite of taking all reasonable actions to minimize such risks, or
should the Council determine that the applicant has not taken all
reasonable actions to minimize such risks, the Council may deny the
application.
C.
Submission requirements. The following information
shall be submitted:
(1)
For areas proposed for grading, construction of buildings
and other improvements, the applicant shall indicate the presence
of any of the following carbonate features: depressions; fissures,
lineaments, faults or air photo fracture traces; "ghost lakes" occurring
after rainfall events; outcrops of bedrock; seasonal high water tables;
sinkholes; soil mottling, as defined by a soil scientist; springs;
and surface drainage entering the ground. Such information shall be
supported by an explanation of its source, including the qualifications
of the individuals directly responsible for preparing such information.
(2)
The applicant shall furnish a plan indicating existing
and proposed drainage conditions, existing and proposed grading, the
locations of existing private and public wells on adjoining properties
and the locations and extent of all proposed uses and improvements.
(3)
An environmental assessment report containing the
following information:
(a)
Description of existing conditions. This section
shall present a description of existing characteristics of the property
with respect to geology, topography, ground and surface water hydrology,
soils, vegetation and existing improvements and uses.
(b)
Description of the proposed action. This section
shall describe the proposed action, including: types, locations and
phasing of proposed site disturbances and construction, as well as
proposed future ownership and maintenance of the property and the
proposed improvements.
(c)
Proposed measures to control potential adverse
environmental impacts. This section shall describe all measures proposed
by the applicant to control all adverse impacts which may occur as
a result of the proposed action.
(d)
List and qualifications of preparers. The names,
addresses, telephone numbers and qualifications of persons directly
responsible for preparing the environmental assessment shall be provided.
A.
Traffic impact study.
(1)
A traffic impact study shall be submitted in the following instances; provided, however, that the Borough Council reserves the right to require a traffic study for any subdivision or land development other than a minor residential subdivision, lot annexation, abbreviated residential subdivision and plan for revision to lot lines when the Borough Council deems such a study necessary to adequately review the impact of the subdivision or land development on existing and proposed streets in accordance with § 195-20A(4) and (6):
(a)
A residential subdivision or land development
of 50 or more lots and/or dwelling units.
(b)
A nonresidential subdivision of five or more
lots.
(c)
A nonresidential land development containing
40,000 square feet or more of gross floor area.
(d)
Any nonresidential land development within one-fourth
(1/4) mile of an intersection involving an arterial street or two
collector streets.
(2)
The traffic impact study shall be prepared by a qualified
professional traffic engineer or traffic planner with verifiable experience
in preparing such studies.
(3)
The study area for the traffic study shall be based
on engineering judgment and an understanding of existing traffic conditions
at the site and represent the area which is likely to be affected
by the development. The study limits shall be initially agreed upon
by the developer, his engineer and the borough.
(4)
The traffic impact study shall contain the following
elements:
(a)
The study area boundary and identification of
the roadways included within the study area.
(b)
A general site description, including:
[1]
Size, location, existing and proposed land uses
and dwelling types, construction staging and completion date of the
proposed development.
[2]
Existing land uses, approved and recorded subdivision
and land developments and subdivisions and land developments proposed
but not yet approved and recorded in the study area that are agreed
upon by the borough, developer and traffic engineer as having bearing
on the development's likely impact shall be described and considered.
[3]
Within the study area, the applicant must describe
existing roadways and intersections (geometrics and traffic signal
control) as well as improvements contemplated by government agencies
or private parties.
(c)
Analysis of existing conditions, including:
[1]
Daily and peak hour(s) traffic volumes. Schematic
diagrams depicting daily and peak hour(s) traffic volumes shall be
presented for roadways within the study area. Turning movement and
mainline volumes shall be presented for the three peak hour conditions
(a.m., p.m. and site generated) while only mainline volumes are required
to reflect daily traffic volumes. The source and/or method of computation
for all traffic volumes shall be included.
[2]
Volume/capacity analyses at critical points.
Utilizing techniques described in the Highway Capacity Manual Transportation
Research Board Special Report 209 (1985 or latest edition) or derivative
nomographs, an assessment of the relative balance between roadway
volumes and capacity are to be described. The analysis shall be performed
for existing conditions (roadway geometry and traffic signal control)
for the appropriate peak hours.
[3]
Level of service at critical points. Based on
the results obtained in the previous section, levels of service (A
through F) shall be computed and presented. Included in this section
shall also be a description of typical operating conditions at each
level of service.
[4]
A tabulation of accident locations during the
most recent three-year period shall be provided.
(d)
Analysis of future conditions without the proposed
development. The future year(s) for which projections are made will
be specified by the borough and will be dependent on the timing of
the proposed development. The following information shall be included:
[1]
Daily and peak hour(s) traffic volumes. This section shall clearly indicate the method and assumptions used to forecast future traffic volumes. The schematic diagrams depicting future traffic volumes shall be similar to those described in Subsection A(4)(c)[1] in terms of location and times (daily and peak hours).
[2]
Volume/capacity analyses at critical locations.
The ability of the existing roadway system to accommodate future traffic
(without site development) shall be described in this section. If
roadway improvements or modifications are committed for implementation,
the volume/capacity analysis shall be presented for these conditions.
[3]
Levels of service at critical points. Based
on the results obtained in the previous section, levels of service
(A through F) shall be determined.
(e)
Trip generation. The amount of traffic generated
by the site shall be presented in this section for daily and the three
peak hour conditions. The trip generation rates used in this phase
of the analysis shall be justified and documented to the satisfaction
of the Borough Council. Trip Generation (Fourth or latest edition),
published by the Institute of Transportation Engineers, shall be used
unless the Borough Council approves other studies.
(f)
Trip distribution. The direction of approach
for site-generated traffic shall be presented in this section for
the appropriate time periods. As with all technical analysis steps,
the basic method and assumptions used in this work shall be clearly
stated in order that the borough can replicate these results.
(g)
Traffic assignment. This section shall describe the utilization of study area roadways by site-generated traffic. The proposed traffic volumes shall then be combined with anticipated traffic volumes from Subsection A(4)(d) to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.
(h)
Analysis of future conditions with development.
This section shall describe the adequacy of the roadway system to
accommodate future traffic with development of the site. Any unique
characteristics of the site or within the study (i.e., weekend tourists
and antique sales or holiday shopping) affecting traffic shall be
considered. If staging of the proposed development is anticipated,
analysis for each stage of completion shall be made. The following
information shall be included:
[1]
Daily and peak hour(s) traffic volumes. Mainline
and turning movement volumes shall be presented for the highway network
in the study area as well as driveways and internal circulation roadways
for the appropriate time periods.
[2]
Volume/capacity analysis at critical points. Similar to Subsection A(4)(c)[1] and , a volume/capacity analysis shall be performed for the appropriate peak hours for future conditions with the site developed as proposed.
[3]
Levels of service at critical points. As a result
of the volume/capacity analysis, the level of service on the study
area roadway system shall be computed and described in this section.
(i)
Recommended improvements. In the event that the analysis indicates unsatisfactory levels of service (levels of service D, E or F) as described in Highway Capacity Manual, Transportation Research Board Special Report 209 (1985 or latest edition) will occur on study area roadways, a description of proposed improvements to remedy deficiencies shall be included in this section. These proposals would not include committed projects by the borough and state which were described in Subsection A(4)(b)[3] and reflected in the analysis contained in Subsection A(4)(c) and (d). The following information shall be included:
[1]
Proposed recommended improvements. This section
shall describe the location, nature and extent of proposed improvements
to assure sufficient roadway capacity. Accompanying this list of improvements
shall be preliminary cost estimates.
[2]
Volume/capacity analysis at critical points.
Another iteration of the volume/capacity analysis shall be described
which demonstrates the anticipated results of making these improvements.
[3]
Levels of service at critical points. As a result
of the revised volume/capacity analysis presented in the previous
subsection, levels of service for the highway system with improvements
shall be presented.
(j)
Conclusion. The last section of the report shall
be a clear concise description of the study findings. This concluding
section shall serve as an executive summary.
B.
Impact studies.
(1)
The impact studies listed below shall be submitted
to the borough in the following instances; provided, however, that
the Borough Council reserves the right to require impact studies for
any subdivision or land development other than a minor residential
subdivision, lot annexation, abbreviated residential subdivision and
plan for revision to lot lines when the Borough Council deems such
a study necessary to adequately review the impact of the subdivision
or land development:
(2)
Utilities impact study. A study shall be prepared
by an engineer indicating the impact of the proposed development on
the existing sanitary sewer, water, solid waste and drainage systems
serving the borough. Said impact analysis shall identify the existing
capacity of facilities which would serve the development, the prospects
of those facilities being able to provide service to it, any improvements
that might be required as a direct result of the proposed development
and the improvements the developer intends to make if capacity does
not exist to serve the proposed development. Additionally, the study
shall identify the likely ability of sanitary sewer, water, solid
waste and drainage systems to continue to provide efficient and economic
service to existing residents and businesses within the borough considering
added service requirements of the proposed development.
(3)
Recreation impact study. The study shall analyze the
demand for recreational facilities which the proposed development
will generate and determine whether adequate facilities exist or are
planned or proposed. As a minimum, the study shall include the following:
(a)
A description of the projected age breakdown
of the residents of the proposed development.
(b)
A description of any recreational facilities
to be provided by the developer.
(c)
A description of existing municipal recreational
facilities and the impact of the proposed development on these facilities.
Accepted national standards for required recreation shall be used
in the analysis.
(d)
Discussion of potential for any recreational
facilities to be provided by the developer to compensate for any anticipated
deficiencies of the borough's recreational facilities.
(e)
A description of any contributions the developer
plans to make for borough recreation to compensate for expected impacts.
(4)
Fiscal impact analysis. A fiscal impact analysis shall
be prepared identifying the likely impact of the development on the
borough and Kutztown Area School District's tax structure and expenditure
patterns. Included shall be a determination of the revenues to accrue
to the borough and Kutztown Area School District as a result of a
proposed development, as well as an identification of the costs associated
with delivering services to the proposed development. The fiscal impact
analysis shall deal with the impact of the proposed development on
the ability of the borough to deliver fire, police, administrative,
public works and utility services to the development and on the borough's
economy. In order to prepare the analysis, the applicant shall utilize
a methodology from the New Guide to Fiscal Impact Analysis (Rutgers
Center for Urban Policy Research, 1985, as modified from time to time),
adapted as appropriate and to the borough's satisfaction. Particular
aspects of the borough's service delivery capability to be analyzed
shall include:
(a)
Public works. This includes potential effects
on the maintenance, repair and upkeep of roads, signal systems, sanitary
sewer, water and drainage systems, open space and recreation areas
or any other applicable function. This study shall address projected
cost increases for the above-mentioned items in terms of administration,
personnel, equipment and materials.
(b)
Administration. This includes time that would
be required by the Borough Council, Borough Secretary, Borough Manager
and other staff to process the application and handle the project
during construction, as well as long-term administration demands.
This should include but not be limited to the handling of plans, contracts,
various legal instruments or agreements, permits, special problems
and escrow. Added demands on the code administration staff also shall
be projected.
(c)
Fire and emergency services. The analysis shall
incorporate the development's impact on fire company capabilities,
including but not limited to municipal water supply, pumping capacity,
specialized equipment and training requirements.
(d)
Police. The study shall project the overall
effects of the proposed development on existing borough police personnel
numbers, equipment, vehicles and working space. The study shall include
whatever facilities or assistance the development will provide to
handle emergencies, criminal investigation, armed robbery or other
security-related problems.
(5)
Historic and archaeological resources impact study.
All historic and archaeological resources which have been identified
and/or inventoried by the borough, the Berks County Planning Commission
and/or the Pennsylvania Historical Museum Commission located within
the tract shall be identified and the impact on such resources detailed.
The study shall contain as a minimum the following information:
(a)
Background information.
[1]
If not otherwise provided by the applicant,
a general site description, including topography, watercourses, vegetation,
landscaping, existing drives, etc.
[2]
General description and classification of all
historic resources located on the subject tract, on tracts immediately
adjacent to the subject tract or road or within 100 feet of the subject
tract or road.
[3]
Physical description of all historic resources identified in Subsection B(5)(a)[2] above.
[4]
Statement of the significance of each historic
resource, both relative to the borough and region in general.
[5]
Sufficient number of black-and-white eight-by-ten-inch photographs to show every historic resource identified in Subsection B(5)(a)[2] above in its setting.
[6]
Narrative description of the historical development
of the subject tract or road.
(b)
Proposed change.
[1]
General description of project, including timetable
or phases.
[2]
Description of impact on each historic resource identified in Subsection B(5)(a)[2] above with regard to architectural integrity, historic setting and future use.
[3]
General description of the effect of noise and
traffic and any other impacts generated by the proposed change on
each historic resource.
(c)
Mitigation measures. Recommendations for mitigating
the project's impact on historic resources, including design alternatives,
buffering, landscaping and any other appropriate measures.
(6)
Environmental impact study. The study shall include
the following impacts:
(a)
Habitats of threatened and endangered species
of special concern in Pennsylvania within the tract, as established
by the Pennsylvania Biological Survey and/or Pennsylvania Natural
Diversity Inventory, shall be identified and the impact on such resources
detailed. If such habitats exist on the tract, the measures proposed
to protect the habitats shall be indicated.
(b)
The suitability of the site for the intensity
of use proposed by the site's soils, slopes, woodlands, wetlands,
floodplains, aquifers, natural resources and other natural features;
(c)
The impact of the proposed use on the site's
soils, slopes, woodlands, wetlands, floodplains, natural resources
and natural features, the degree to which these are protected or destroyed,
the tolerance of the resources to development and any adverse environmental
impacts; and
(d)
The impact of the proposal on the preservation
of agriculture and other land uses which are essential to public health
and welfare.
(e)
The information specified in Appendix VI.
(7)
Hydrogeologic impact study. Such study shall be conducted
by a qualified hydrogeologist and consist of the following minimum
considerations:
(a)
A description of the geologic conditions on
and around the site. Site geology, including stratigraphy, structure
and soils shall be analyzed. Hydrogeology, including aquifer characteristics,
groundwater movement, local water use, aquifer yield and water quality
shall be analyzed. Groundwater impacts, availability of groundwater,
well interference, water quality and yield availability shall be analyzed.
(b)
Should it be determined that the proposed use(s)
would result in a degradation of groundwater quality or eliminate
the potential groundwater use at nearby properties, the study shall
present measures that will be employed to prevent these adverse impacts.
