The improvements included in this article are minimum requirements;
however the governing body reserves the right, in any case, to increase the
same if conditions so warrant.
When changes from the accepted drawings and specifications become necessary
during construction, written acceptance by the municipality, upon the advice
of the Planning Commission engineer, shall be secured before the execution
of such changes. As-built drawings shall be provided.
Adequate provisions for the satisfactory maintenance of all improvements
shall be made by dedication to, and acceptance for maintenance by, the governing
body.
A.
Streets shall be surfaced to the grades and dimensions
drawn on the plans, profiles and cross sections submitted by the subdivider
and approved by the Borough. Before paving the street surface, the subdivider
must install the required utilities and provide, where necessary, adequate
stormwater drainage for the streets, as acceptable to the Borough.
B.
The construction of streets and driveways, as shown upon
final plans and as contained in contract agreements, shall in every respect
conform to such requirements as the municipality may by resolution require,
and as follows:
(1)
Public streets.
(a)
Minor street. Except where otherwise specified, there
shall be a six-inch subbase in accordance with § 350 of the Pennsylvania
Department of Transportation Publication No. 408 of 1994, as amended. There
shall also be a bituminous base course (BCBC) of four-inch ID-2 in accordance
with § 305 of the Pennsylvania Department of Transportation Publication
No. 408 of 1994, as amended, and a bituminous wearing course of one-and-one-half-inch
ID-2 in accordance with § 420 of the Pennsylvania Department of
Transportation Publication No. 408 of 1994, as amended.
(b)
Collector street. Except where otherwise specified, there
shall be an eight-inch subbase in accordance with § 350 of the Pennsylvania
Department of Transportation Publication No. 408 of 1994, as amended. There
shall also be a bituminous base course (BCBC) of five-inch ID-2 in accordance
with § 305 of the Pennsylvania Department of Transportation Publication
No. 408 of 1994, as amended, and a bituminous wearing course of one-and-one-half-inch
ID-2 in accordance with § 420 of the Pennsylvania Department of
Transportation Publication No. 408 of 1994, as amended.
(c)
Arterial streets. For the construction of arterial roads
or highways, the subdivider shall consult with and be governed by the Pennsylvania
Department of Transportation for the method of construction to be used. The
Borough shall decide if a collector or arterial street is required as a direct
result of the construction of this subdivision in which case the subdivider
is responsible for paving the additional width required.
(d)
Alternative for minor streets: stone roadway specifications.
The subgrade of all streets shall be rolled and prepared in accordance with
PennDOT specifications as contained in the applicable sections of the 1994
edition of Publication 408, or the most recent edition of Publication 408,
including any subsequent revisions and/or amendments thereto. The following
conditions shall also apply to the subgrade:
[1]
The area within the limits of the proposed road surface
shall be shaped to conform to the line, grade, and cross section of the proposed
road.
[2]
All unsuitable subgrade material shall be removed or
stabilized.
[3]
Wet areas, excluding wetlands, shall be permanently drained
and stabilized. Details shall be furnished on the method of drainage and shall
be approved by the Planning Commission engineer.
[4]
Areas requiring fill shall be made with suitable materials
and thoroughly compacted for full width in uniform layers not more than six
inches thick per layer.
[5]
The subgrade shall be thoroughly compacted by rolling
with a minimum ten-ton roller and/or a sheeps foot roller in layers not greater
than six inches.
[6]
Backfill or trenches within the cartway and curb area
shall be thoroughly compacted prior to the application of the base course.
[7]
All stone used to replace unsuitable subgrade materials
shall be subject to prior approval by the Planning Commission engineer.
A.
The municipality shall erect, at the developer's
expense, at every street intersection a street sign or signs meeting municipality
approval, having thereon the names of the intersecting streets. At intersections
where streets cross, there shall be at least two such street signs and at
the intersections where one street ends or joins with another street, there
shall be at least one such street sign.
B.
Street signs are to be erected when the first dwelling
on the street is occupied. Temporary street signs may be erected on the approval
of the municipality but shall be made permanent before final offer for the
dedication of roads is made.
C.
The developer shall provide regulatory signs (such as
stop signs) and traffic signalization as may be recommended in a traffic impact
study, by the Planning Commission engineer, and/or required by the governing
body.
A.
Where required by the governing body, the developer shall
install or cause to be installed at the developer's expense metal or
fiberglass pole street lights serviced by underground conduit in accordance
with a plan to be prepared by the developer's engineer and approved by
the governing body and by PP&L.
B.
The requirement of metal or fiberglass poles may be waived
in such instances as approved by the governing body due to the existence of
wooden poles already in place. Provision shall be made for energizing said
lighting with PP&L.
C.
The developer shall be responsible for all costs involved
in lighting the streets until such time that the streets are accepted or condemned
as public streets by the municipality.
A.
Monuments shall be placed in each change in direction
of a boundary along the street line: two to be placed at each street intersection
and one on each side of any street at angle points and at the beginning and
end of curves. Areas to be conveyed for public use shall be fully monumented
at their external boundaries.
B.
Monuments shall be placed in the ground after final grading
is completed, at a time specified by the Planning Commission engineer.
C.
All monuments may be checked for accuracy by the engineer,
or their accuracy certified by the owner's registered surveyor. Accuracy
of monuments shall be within 3/100 of a foot.
All sidewalks shall be constructed in accordance with § 268-45 of this chapter.
All curbs shall be constructed in accordance with § 268-44 of this chapter.
Prior to any subdivision or land development being approved by the Planning
Commission, the developer shall furnish written verification from the Pennsylvania
Department of Environmental Protection or the United States of America, Department
of the Army, Corps of Engineers, or both, as applicable, that no portion of
the proposed subdivision or land development constitutes wetlands as defined
by applicable state or federal law. In the event a portion or all of the proposed
subdivision or land development involves wetlands, then the developer shall
secure the necessary permits from the Pennsylvania Department of Environmental
Protection or United States Army Corps of Engineers and present same to the
Planning Commission prior to approval by the Planning Commission, and if approved
by the Planning Commission, then such approval is subject to any conditions
imposed by the state or federal government.
A.
In all subdivisions and land developments to be served
by a central water supply, the developer shall construct water mains in such
a manner as to make adequate water service available to each lot or dwelling
unit within the subdivision or land development.
B.
The water supply and pressure must comply with the regulations
and the standards of the Pennsylvania Department of Environmental Protection
or its successor agency.
C.
Said supply shall be located or constructed so as to
eliminate the possibility of flood damage.
D.
The system shall also be designed with adequate capacity
and appropriately spaced fire hydrants for fire-fighting purposes pursuant
to the specifications of the Middle States Department Association of Fire
Underwriters. Review and approval by the Engineer and the Moosic Borough Fire
Chief shall be required in order to ensure that adequate fire protection is
provided. No building permit shall be issued prior to the installation of
operable fire hydrants.
A.
Where no public water is accessible, water shall be furnished
by the developer on an individual lot basis.
B.
If wells are installed on each lot and the lot also contains
its own sewage disposal facilities, the well shall be of the drilled type,
cased and grout-sealed into the bedrock in accordance with DEP requirements.
C.
The well shall have a production of not less than six
gallons per minute as established by bailor tests and certified by the well
driller.
A.
Wherever practical, sanitary sewers shall be installed
and connected to an appropriate public sewer system. Where a sanitary sewer
is not yet available at the site but is within 1,000 feet of the development,
the developer shall install sewer lines, including lateral connections, as
may be necessary to provide adequate service to each lot when connection with
the public sewer system is made. The sewer lines shall be suitably capped
at the limits of the subdivision and the laterals shall be capped at the right-of-way
line. The sewer installation shall include construction within rights-of-way
or easements to bring the sewer to the future connection with the public sewer.
(1)
A sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related studies
have been completed by the municipality and the construction of facilities
adequate to serve the area containing the subdivision or land development
has been programmed for completion within two years of completion of such
engineering plans.
(2)
When capped sewers are provided, approved on-site disposal
facilities shall also be provided.
B.
All public sanitary sewers shall be designed and constructed
in accordance with municipal specifications. Such sewers shall be located
or constructed so as to eliminate the possibility of flood damage.
C.
No public sewer system or treatment plant shall be constructed
until plans and specifications have been submitted to the Pennsylvania Department
of Environmental Protection or its successor agency and the municipality and
approved in accordance with existing laws.
D.
The governing body may require the developer to provide
a capital contribution for any off-site sanitary sewer capital improvement
necessary to serve the proposed subdivision or land development.
A.
If public sewer facilities are not available as specified in § 268-68 hereof, the developer shall provide for sewage disposal on an individual-lot basis.
B.
On-lot sewage disposal facilities must comply with the
provisions of Chapters 71 and 73, Administration of Sewage Facilities Program
and Standards for Sewage Disposal Facilities, Pennsylvania Sewage Facilities
Act (Act of January 24, 1966), P.L. 1535, No. 537, as amended (35 P.S. § 750.1).
Prior to the granting of final approval by the municipality, the proposed
facilities shall be deemed satisfactory by the Pennsylvania Department of
Environmental Protection or its successor agency.
D.
Each owner or occupant of a dwelling unit with on-lot
facilities shall be provided by the developer with a plan of the system and
an instruction manual for the use and proper maintenance of the system.
A.
All electric, telephone and communication service facilities,
both main and service lines, shall be installed in accordance with the prevailing
standards and practices of the utility and other companies providing such
services.
B.
Such facilities shall be located or constructed so as
to eliminate the possibility of flood damage.
C.
Where practicable, all utilities shall be located within
the street right-of-way; otherwise, easements or rights-of-way of sufficient
width for installation and maintenance shall be provided.
Grading shall conform in all respects to the final plan.
B.
Street trees and other required plant material shall
not be planted until the finished grading of the subdivision or land development
has been completed.
C.
The developer shall replace, in accordance with landscaping
plans, any plantings that die or, in the opinion of an expert, such as a landscape
architect retained by the municipality, are in an unhealthy or unsightly condition
and/or have lost their natural shape due to dead branches, excessive pruning,
inadequate or improper maintenance, or any other causes due to the developer's
negligence, prior to an offer of dedication. The developer shall not be held
responsible for acts of vandalism occurring after the commencement of the
guaranty period.
Additional community facilities, as set forth in § 268-25, may be required to serve the proposed lots or dwellings in a subdivision or land development. Where a proposed park, playground or other public facility shown in the Comprehensive Plan is located in whole or in part in a subdivision or land development, or when additional facilities are made necessary by the development, the dedication or reservation of such areas, or financial contribution for the construction of such facilities, may be required by the municipality in those cases in which it deems such requirements to be reasonable.
A.
Prior to commencing construction, the developer shall
notify the Planning Commission engineer of the proposed construction schedule.
Pursuant to notification by the developer, the Planning Commission engineer
shall inspect required improvements during the initial construction phase,
and on a periodic basis thereafter, as may be required to ensure proper adherence
to this chapter. The Planning Commission engineer shall submit reports to
the governing body and the developer specifying those items of construction,
material and workmanship that do not comply with municipal specifications
or the approved final plan.
B.
The developer, upon notification from the Planning Commission
engineer, shall proceed at his own cost to make such corrections as shall
be required to comply with the municipal specifications and approved final
plans, and shall notify the Planning Commission engineer and governing body
upon completion requesting final inspection.
A.
The Planning Commission engineer shall make a final inspection,
with the developer, of all required improvements.
B.
The Planning Commission engineer shall run the finished
center-line profile of the completed streets; submit a report to the governing
body indicating the final elevations; and affix to the final profile plan
such elevations; provided, however, that as an alternative, the developer
may provide as-built drawings sealed by a registered surveyor.
C.
Sanitary sewers shall be air tested, and pavement cores
for new road construction shall be taken in the presence of the Planning Commission
engineer.
A.
The governing body shall notify the developer of acceptance
of required improvements if satisfied that the applicant has complied with
all specifications and ordinances of the municipality.
B.
The developer shall furnish the municipality with one
Mylar and two paper prints of the completed required improvements, including
drainage, profiles and utilities, and pay all costs for the Clerk of the Lackawanna
County Court of Common Pleas on the petition and resolution of the governing
body to said Court for its approval of the acceptance of the required improvements.
C.
No streets or other improvements will be accepted by
the municipality if such improvements were constructed during the period from
November 15 to April 15 of each year. No streets or other improvements will
be accepted by the municipality within a period of less than one year from
the date of completion.
D.
No streets or other improvements will be accepted by the Borough of Moosic should said streets contain structures erected within the street rights-of-way. This prohibition shall not apply to curbside mailboxes, appurtenant structures of public utilities and improvements required pursuant to Article VI herein.
Detention basins to be provided in accordance with certain sections
of this chapter may be offered for dedication to the municipality, although
the municipality need not accept any such offers. Provision for ownership
and maintenance of the detention basins shall be made in a manner so as to
ensure its effectiveness. No zoning permit for any development which provides
for a detention basin shall be issued until there has been an acceptable disposition
of the detention basins. This shall be accomplished in one of the following
manners:
A.
The municipality may accept dedication of the detention
basin or any interest therein for public use and maintenance, but the municipality
need not accept a dedication of the detention basin if offered;
B.
With permission of the municipality, and with appropriate
deed restrictions in favor of the municipality and in language acceptable
to the municipality's Solicitor, the developer may transfer the fee simple
title in the detention basin or a portion thereof to a private, not-for-profit
organization, provided that:
(1)
The organization is acceptable to the municipality and
is a bona fide organization with a perpetual existence;
(2)
The conveyance contains appropriate provision for proper
retransfer or reverter in the event that the organization becomes unable or
unwilling to continue to carry out its functions; and
(3)
A maintenance agreement acceptable to the municipality
is entered into by the developer, the organization and the municipality;
C.
The developer shall provide for and establish an organization
for the ownership and maintenance of the detention basin consistent with the
requirements for unit owners' associations found in the Pennsylvania
Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. If such an
organization is created, the deeds for the detention basin and for all individual
lots within the development shall contain the following requirements in language
acceptable to the municipality's Solicitor:
(1)
Such organization shall not dispose of the detention
basin by sale or otherwise except to the municipality or other government
body unless the municipality has given prior approval. Such transfer shall
be made only to another organization that shall maintain the detention basin
in accordance with the provisions of this chapter.
(2)
The organization and all lot owners within the development
shall agree to maintain the detention basin. If private ownership fails to
do so, the municipality may proceed to maintain a deteriorating detention
basin and may assess and lien the properties within the development accordingly.
(3)
All lot owners shall be required to become members of
the organization and pay assessments for the maintenance of the detention
basin, which may be increased for inflation and which may provide for professional
management.
B.
The municipality shall have the option of requiring that
those areas set aside as retention or detention basins be dedicated to the
municipality or owned and maintained by another appropriate legal entity.
C.
The stormwater drainage plan for any subdivision or land
development shall meet the Department of Environmental Protection requirements
for an erosion and sedimentation control plan, in addition to the requirements
of this chapter.
D.
Storm drainage systems and facilities shall be constructed
in accordance with the Design and Construction Standards as set forth in PennDOT
Publication 408 and Publication 72. Storm drainage systems and facilities
shall be constructed in order to provide for the following:
(1)
Permit unimpeded flow of natural watercourses except
as modified by stormwater detention facilities.
(2)
Insure adequate drainage of all low points along the
line of 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
systems, if applicable.
(5)
Take surface water from the bottom of vertical grades
and lead water from springs. Use of cross gutters at street intersections
and elsewhere is prohibited.
(6)
Prevent overloading of drainage systems and watercourses
downstream as a result of increased runoff caused by the proposed development.
(7)
Storm drainage facilities and appurtenances shall be
so designed and provided as to minimize erosion in watercourse channels and
at all points of discharge.
(8)
Energy dissipators shall be placed at the outlets of
all pipes where flow velocities exceed maximum permitted channel velocities.
(9)
The minimum size diameter of a drainage pipe shall be
15 inches, unless otherwise approved by the Borough Council, based upon a
recommendation by the Borough Engineer. The minimum value for "v" (velocity)
in pipes shall be based on engineering judgement and experience. Pressure
flow is permitted in storm sewers. The elevation of the hydraulic gradient
shall be at least one foot below ground level. Pressure heads up to 25 feet
can be used with concrete pipe with rubber gasket joints.
(10)
Inlets shall be provided so that surface water is not
carried across or around any intersection, nor for a distance of more than
600 feet in the gutter. When calculations indicate that curb capacities are
exceeded at a point, in accordance with PennDOT standards, no further allowance
shall be made for flow beyond that point, and catch basins shall be used to
intercept flow at that point. Surface water drainage patterns shall be shown
for each and every lot and block. Design of inlets must account for any bypass
flows from upgrade inlets. Capacity calculations for inlets shall be submitted
with the design report.
(11)
All stormwater drainage facilities shall be designed
to handle, at minimum, the peak discharges from a ten-year postdevelopment
storm event. The Borough Council shall have the discretion to require that
certain drainage facilities be designed for peak discharges which may exceed
a ten-year postdevelopment storm event, if so warranted in the recommendation
of the Borough Engineer.
(12)
Storm drainage systems required by this chapter shall
be designed to provide protection from a ten- to one-hundred-year storm as
determined by the Borough Engineer.
(13)
Stormwater runoff calculations shall be calculated from
methods described in the "Erosion and Sediment Pollution Control Manual,"
April, 1990 Edition, as prepared by the Pennsylvania Department of Environmental
Protection and PennDOT Design Standards, or as approved by the Borough Engineer.
(14)
Stormwater control system design calculations shall be
based on methods described in the "Erosion and Sediment Pollution Control
Manual" and PennDOT Design Standards, or as approved by the Borough Engineer.
(15)
All inlets and manholes shall be either precast or poured-in-place
concrete. No block construction will be allowed. Inlets and manholes shall
be provided with grade adjustment rings to facilitate raising or lowering
as may be required.
(16)
Storm sewers and related piping shall be fully coated
corrugated metal, reinforced concrete, polyethylene, PVC or other material
approved by the Pennsylvania Department of Transportation and/or the Borough
Engineer. The Borough reserves the right to require specific material or materials
upon the recommendation of the Borough Engineer.
(17)
Inlets shall be designed and/or located to prevent hazardous
conditions for vehicles, bicycles, or pedestrians.
E.
A site drainage plan for the proposed subdivision or
land development shall be prepared which illustrates the following information:
(1)
Mapping of the watershed area or areas in which the proposed
subdivision or land development is located.
(2)
Calculations of runoff for all points of runoff concentration.
(3)
Complete drainage systems, facilities and easements for
the subdivision or land development. All existing drainage features which
are to be incorporated in the design shall be so identified. If the subdivision
or land development is to be constructed in stages, a general drainage plan
for the entire subdivision or land development shall be presented with the
first stage and appropriate development stages for the drainage systems shall
be indicated.
(4)
Predevelopment and postdevelopment peak flows.
(5)
Individual drainage area boundaries shall be provided
for all points of discharge for both predevelopment and postdevelopment conditions
along with each flow path required for time-of-concentration calculations.
F.
Calculation of stormwater runoff.
(1)
Storm drainage facilities required by this chapter shall be designed to provide protection from storms with a frequency of 10 years, in accordance with Subsection D(11) and D(12) of this section. The acceptable methods of computation for calculating stormwater runoff shall be those contained in the following publications:
(a)
Technical Release 55, Urban Hydrology For Small Watersheds,
as published by the Soil Conservation Service of the United States Department
of Agriculture.
(b)
Recommended Hydrologic Procedures For Computing Urban
Runoff From Small Watersheds In Pennsylvania, as published by Bureau of Dams
and Waterway Management, Pennsylvania Department of Environmental Protection.
(2)
The applicant shall confer with the Borough Engineer
prior to the selection of a specific method for the computation and calculation
of stormwater runoff. Complete detailed drainage calculations, prepared and
certified by a registered professional engineer, shall be submitted to the
Borough Engineer for his review and comment to the Planning Commission.
G.
All lots or sites within a subdivision or land development
shall be laid out and graded to prevent cross-lot drainage away from proposed
building area. Natural drainage courses shall be maintained.
H.
Drainage easements may be incorporated into lots or established
separately and apart therefrom. To minimize sheet flow of stormwater across
lots located along the lower side of roads or streets, and to divert flow
away from building areas, the cross section of the street as constructed shall
provide for parallel ditches, swales or curbing on the lower side which shall
discharge only at drainage easements.
I.
The existing points of natural drainage discharge onto
adjacent property shall not be altered nor shall the rate of water runoff
be increased as a result of development, unless design measures are incorporated
to prevent damage and appropriate drainage easement is obtained from the affected
adjoining landowner.
J.
No stormwater runoff or natural drainage water shall
be so diverted as to overload existing drainage systems, or create flooding
or the need for additional drainage structures on other private properties
or public lands, without complete approval of provisions being made by the
developer for properly handling such conditions, including water runoff impoundments,
if necessary.
K.
Storm drainage facilities shall be designed not only
to handle the anticipated peak discharge from the property being subdivided
or developed, but also the runoff that occurs from property at a higher elevation
in the same watershed.
L.
Where a subdivision or land development is traversed
by a watercourse, a drainage easement shall be provided conforming substantially
to the line of such watercourse of such width as will be adequate to preserve
the unimpaired flow of natural drainage. Such drainage easement shall be at
least 50 feet away from recognized high-water mark of any watercourse or body
of water. In the event that any regulation or ordinance of the Borough, commonwealth
or federal agency requires a distance greater than 50 feet, then such regulation
shall take precedence.
M.
Drainage structures that are located on state highway
rights-of-way shall be approved by the Pennsylvania Department of Transportation,
and a letter from that office indicating such approval shall be directed to
the Planning Commission.
N.
All streets shall be so designed to provide for the discharge
of surface water from their right-of-way. The slope of the crown on proposed
streets shall be 1/4 inch per foot away from the center line.
O.
All proposed surface drainage structures shall be indicated
on the preliminary plan. Drainage plans shall include all appropriate designs,
details, and dimensions necessary to clearly explain proposed construction
materials and elevations.
P.
Whenever storm sewers are required by the Planning Commission,
such storm sewer system shall be separate from the sanitary sewer system.
Storm sewer facilities shall be provided where the Planning Commission, with
the advice of the Borough Engineer, determines that surface drainage facilities
are inadequate to prevent excessive erosion and lot or road maintenance problems.
Q.
Drainage easements shall be provided as follows:
(1)
Drainage easements shall be provided adjacent to street
rights-of-way, streams, side property lines and rear property lines as required
by the Planning Commission.
(2)
Drainage easements shall be a minimum width of:
(a)
Ten feet adjacent to a street right-of-way plus the width
of any required pipe or other necessary improvements;
(b)
Fifteen feet when following side and rear lot lines.
Such easements shall, to the fullest extent possible, either immediately adjoin
or be centered on such lot lines; or
(c)
Fifty feet from any recognized boundary of a one-hundred-year
floodplain or a recognized high-water mark of any watercourse or body of water.
R.
Accommodation of upstream drainage areas. A culvert or
other drainage facility shall in each case be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the subdivision. The Borough Engineer shall give his recommendation
as to the necessary size of the facility, based on the provisions of the construction
standards and specifications assuming conditions of maximum runoff rate and
proposed facility sizing design as calculated by the applicant's Engineer
or Surveyor and reviewed by the Borough Engineer. The calculation of this
runoff rate shall take into account any land use and development regulations
including runoff controls in effect in the tributary areas.
S.
Effect on downstream drainage areas. No stormwater runoff
or natural drainage shall be so diverted as to overload existing drainage
systems, or create potential flooding or the need for additional drainage
structures on other private properties or public lands, without approved provisions
being made by the developer for properly handling such conditions. The Planning
Commission may withhold approval of the subdivision until provisions have
been made for the improvement of said potential conditions. No subdivision
shall be approved unless adequate drainage will be provided to an adequate
drainage watercourse or facility.
T.
Stormwater detention.
(1)
Areas of extremely poor drainage should be discouraged
by the Planning Commission.
(2)
Stormwater detention facilities shall be utilized whenever
the stormwater management plan indicates postdevelopment runoff rates for
each point of discharge exceeds the predevelopment runoff rates unless the
increase would not cause an overload of downstream drainage system or significant
increases in flood levels in any downstream area. This will be determined
by comparing the increase in runoff caused by the land development with existing
runoff rates and capacity of the downstream drainage systems and watercourses.
All required computations will be provided by the developer's engineer
and reviewed by the Borough Engineer.
(3)
Whenever detention facilities are required, facilities
will be designed to provide that the peak runoff rate at all points of discharge
from the site, when developed, will not exceed the peak runoff rate at each
of those points prior to development unless existing or planned detention
facilities located elsewhere in the same drainage basin will provide that
the peak runoff rate from the drainage basin after the site is developed will
not exceed the peak runoff rate prior to development.
(4)
Where detention facilities are included as part of the
storm drainage system, the following provisions will apply:
(a)
Detention ponds shall be designed so that they return
to 95% dry conditions or normal pool elevation within approximately 12 hours
after the termination of the storm, unless downstream conditions warrant other
design criteria for stormwater release, approved by the Planning Commission.
(b)
The developer shall demonstrate that such ponds are designed,
protected and/or located to assure that public safety is maximized and health
problems are prevented. All detention ponds or basins shall be enclosed by
a chain link fence with a minimum height of six feet, unless specifically
waived by Planning Commission.
(c)
The developer shall verify that the operation of the
detention facilities will not aggravate potential downstream peaking conditions.
(d)
Emergency overflow facilities shall be provided for detention
facilities to handle runoff in excess of design flow.
(e)
If the lands of the proposed land development will remain
in common ownership, the developer shall provide written assurances to the
municipality that the detention ponds will be properly maintained.
(f)
If the lands of the proposed land development will be
conveyed to two or more separate owners, the developer shall provide written
assurances to the municipality that the detention ponds will be properly maintained,
or dedicate the land on which the detention ponds are located to the municipality
which shall then be responsible for maintaining the detention pond, if accepted
by the Borough for dedication.
(g)
Required storm detention basins shall be designed to
detain at a minimum a twenty-five-year frequency storm to predeveloped rates.
Larger design storm detention may be required as recommended by the Borough
Engineer when in his opinion greater protection is required for downstream
area. In any case, each basin must be provided with an emergency spillway
capable of passing an undetained one-hundred-year design storm. The emergency
spillway will be constructed in undisturbed ground where at all possible.
Lining protection may be required to control erosion. Basin construction requirements
shall be as provided in the "Soil Erosion and Sedimentation Control Manual"
of the Pennsylvania Department of Environmental Protection for "sedimentation
basins." Additional detention basin construction requirements shall be provided
as may be requested by the Borough Engineer.
(h)
The developer's engineer shall provide routing computations
of all required storm hydrographs through the detention facility to ensure
adequacy of the facility.
(i)
Adequate provisions for maintenance of all detention
facilities shall be incorporated into the plans.
(j)
Alternate detention or retention facilities may be considered
for approval at the discretion of the Borough Planning Commission and Borough
Council based on the Borough Engineer's review and approval of appropriate
design of such facility by the developer's engineer.
